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building occupancy) to 574 seconds (with mitigation measures). The other exiting and entering movements do not significantly change; and, . Traffic entering the property at the County Road E and Lexington Avenue intersections operates at LOS A or B after redevelopment. While exiting the property may become more difficult with the proposed redevelopment, the traffic study indicates that the level of service on the adjacent public roads would not be significantly impacted by this proposed redevelopment. Although the access points would continue to operate at LOS F, Wenck is proposing and SRF is recommending that the plans be modified to lengthen the turning lane at each access point to improve operation at those points, The study also suggests limiting the movements at the County Road E access point in the future if needed. Prohibiting left turns and prohibiting going straight out of the County Road E exit from the property may enhance the operation of the access point. Ramsey County would determine if limiting movement at the County Road E access point is necessary in the future. Both of the recommendations are included in the conditions of approval. A representative from SRF will be in attendance at the meeting to help answer traffic related questions. Resident Comments Notice was published in the Shoreview-Arden Hills Bulletin and mailed to properties within 500 feet of the property for the August I, 2007, Planning Commission meeting. A new notice is typically not sent when applications are tabled. Staff has received a number ofletters and emails related to this application, which are included in Attachment 3A-3. Only the letters received since the October 3, 2007, Planning Commission meeting are included with this report. The previous letters were into the record with the August, September, and October 2007 reports. The written public comments that were included with the previous reports are available upon request. Staff Analvsis Complicated development proposals rarely lend themselves to a clear answer on whether or not it should be approved, Traffic impacts, parking needs, building layouts, landscaping requirements, signage requests, the requested drive-through, and other impacts (positive and negative) are all part of the evaluation, While a number of residents have expressed concern over a national chain potentially building in Arden Hills, the City does not have the authority to deny the application based on who the actual company that may occupy a building. Additionally, the City does not have a legal basis to deny the application because it may add an additional pharmacy in the area. Pharmacies are a permitted use in that zone. The application must be reviewed based on the City of Arden Hills Planning Commission Meetingfor November 7, 2007 \\Metro-inet.uslardenhillsIPlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)\! 10707 - PC Report - Arden Plaza - Master PUD.doc Page 8 of 12