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<br />area used to calculate parking needs. If the full building area was used, then 651 stalls would <br />be required. The Zoning Code requires one parking space <br /> <br />Based on Institute of Transportation Engineers (ITE) parking requirements in the parking <br />study, the property would need 317-349 parking stalls. The applicant is proposing to provide <br />a total of 408 parking stalls for the entire development (the existing retail strip and the <br />proposed three buildings). The Zoning Code and the PUD process do not permit shared <br />parking and a reduction in parking provided the applicant is able to demonstrate that less <br />parking is warranted. Since phases 2 and 3 will be constructed at a later date, the City will <br />have a short opportunity to deteDnine if the proposed 408 parking stalls are sufficient. At <br />this, Staff is not recommending any changes to the proposed parking. <br /> <br />Traffic Study <br /> <br />The applicant has submitted a traffic study that addresses the total number of trips generated <br />by the redevelopment and the impact of those trips on the entrance and exists to the property. <br />The applicant is proposing to retain the two existing access points to the property, which <br />includes the access to Lexington Avenue and the access to County Road E. Each entrance <br />will include one entrance land, one left-out lane, and one right-out lane. <br /> <br />Intersection operation is ranked by a level of service (LOS) grade from A to F, with A being <br />the best and F being the worst. The applicant acknowledges that under the existing <br />development, motorists existing Arden Plaza to County Road E experience LOS E service, <br />and motorists existing to Lexington Avenue experience LOS F service. This means that the <br />wait time to leave the property is higher than desirable. With the proposed redevelopment, <br />both exists will be at LOS F. The applicant has proposed on-site mitigation measures to <br />increase the LOS for existing motorists; however, the report does not indicate how the LOS <br />grade will change with the proposed mitigation measures. <br /> <br />The traffic study does not address what the impact of the proposed redevelopment may be on <br />the County Road E and Lexington Avenue intersection. The redevelopment will increase the <br />number of trips to the site by approximately 50 percent according to the submitted traffic <br />study. Ramsey County and City Staffhave requested an analysis of the intersection. The <br />applicant is in the process of gathering this information. <br /> <br />City Staff has also requested intemal traffic circulation infoDnation related to the proposed <br />Walgreens store and drive-through. The applicant is in the process of gathering this <br />infonnation. <br /> <br />Pedestrian Movement <br /> <br />The proposed plan includes pedestrian connections to the concrete sidewalk on County Road <br />E and to the asphalt path on Lexington Avenue. All of the buildings are connected via <br /> <br />City of Arden Hills <br />Planning Commission Jvleetingfor August I, 2007 <br /> <br />\\Melro-ill/!f.uslardellhills\PlmlllingIPlanning Cases\2007\07-0J8 - Arden Pla::a PUD (In Reviel\)\080J07 - PC Report- Arden Pl(/;(/ _ Maslcr <br />PUD.doc <br /> <br />Page 6 of 13 <br />