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,-) \./ j " ' Business 1 Professional Office: I space for each 250 sq. feet of gross floor area Assuming 76,000 square feet of office space the parking standards would call for 304 parking spaces (applicant's plans state City requirement is 298.6). The applicant has proposed 306 parking spaces including 15 ADA spaces (8 ADA spaces would be required) . . As noted in the number 4A of this report, the development does not appear to meet the landscape lot area requirement. One way to address the deficiency is to remove some of the impervious parking areas. Staff has identified three areas that could be removed which would allow the development to meet the landscape lot area requirement. However, turning these areas over to landscape lot area would eliminate 15 parking spaces. Minimum parking setbacks are five (5) feet from adjacent side and rear property lines and twenty (20) feet from the right-of-way line of any public street. The applicant's proposal contemplates parking setbacks of 18 feet from the east, 20 feet from the south (the access drive to Hamline gets as close as 5 feet from the south property line), and 16.1 feet to the Rmnsey County right of way. The 3.9 foot parking setback deficiency to the north should have little impact on any other property owners. In addition, there is approximately another 45 feet of boulevard between the applicant's north property line and the south curb line of Highway 96. lOA. Traffic, Access, and Circulation - Meets requirement . The City Engineer and the County Engineer have reviewed the applicant's plans and traffic study. The County Engineer has indicated that traffic generated by the development will not measurably impact existing traffic operations. The traffic study that was submitted indicates that development would generate and average of 868 daily trips with approximately 118 trips in during the peak A.M. hours and 15 trips out. During the peak P.M. hours, the traffic study indicates approximately 16 trips in and 98 trips out. At the April 19,2005 neighborhood meeting for Planning Case #05-12, several residents raised concerns about the traffic to be generated by the development and in particular the impact at Hamline Avenue and also at Keithson Drive. The traffic study shows that large majority of traffic on Hamline during the peak A.M. hours is headed southbound. The year 2007 build and no-build forecasts show a difference of 20 more trips southbound on Hamline and into the development and 40 more trips northbound and into the development. During the peak P.M. hours when traffic is headed northbound, the 2007 forecasts show 30 more left turns onto northbound Hamline to turn onto westbound Highway 96. This change should not impact the traffic on Hamline Avenue; it would be felt most by the traffic from the development. The alternative to this turning movement would be to exit from the Highway 96 access onto eastbound Highway 96 and make a U- \\Earth\Planning\Planning Cases\2005\05-12 Arden Hills Office Park - Royal Oaks Realty - PUD, Preliminary Plat for Old City Hall & PW Site . (PENDJNG)\06-01-04 PC Report Royal Oaks OS~12.doc Page 10 of 18