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applicant has provided architectural detailing through patterned recesses and changes in materials and color in order to maintain harmony with the front of the building and the locations of windows. 3. Sufficient parking shall be provided to accommodate the reasonable hourly peak on a given site. Shared parking is encouraged to reduce land devoted to parking. Hourly variations among different types of land use may be considered when estimated parking demands. — Flexibility Requested The applicant is proposing to have 455 parking stalls. Shared parking will be utilized between all the users of the site for all 455 stalls. The entire center will be parked at 4.85 stalls for every 1,000 square feet of retail space. Based on research from the Institute of Trac Engineers(ITE) this is more than adequate to meet the peak parking demand of the site (4.5 per 1,000 is recommended). 3. Traffic Study and Transportation Improvements. The B2 District design standards allow the City to request a traffic study; however, a traffic study for the original proposal was completed in the fall of 2007, and the City completed a separate traffic study as part the Guiding Plan for the B2 District. Since these studies already provide traffic information, a new traffic study was not requested. The Guiding Plan for the B2 District includes a number of transportation improvements, namely the addition of a traffic signal approximately half way between Lexington Avenue and Pine Tree Drive along County Road E and a center median along County Road E. The purpose of the traffic signal is to provide a controlled full access intersection for the Arden Plaza property and for future redevelopment on the former Holiday Inn property. The City is reviewing this project for incorporation into the City's Capital Improvement Plan (CIP). Both of the traffic studies have indicated that current traffic levels would not warrant a new traffic signal. Despite the delays in exiting the Arden Plaza property during the PM peak hour, neither of the traffic studies indicated that traffic levels would support a new traffic light with a partial redevelopment of the Arden Plaza property. Ramsey County has reviewed the proposal and the traffic studies, and they are not supportive of a new traffic signal with phases one or two. Ramsey County approval would be needed before a traffic signal could be installed. As more redevelopment occurs, the need for a traffic signal is likely to increase. A future traffic signal will require mutual planning and financial involvement from the benefiting property owners. In the case of this proposal, a condition that links phase three to a future traffic signal has been included. The purpose of this condition is to control the traffic impact on the County Road E corridor and to ensure the property owner's long-term involvement in City of Arden Hills Planning Commission Meeting for June 3, 2009 llMetro-inet.uslardenhillslPlanninglPlanning Cases 12009109-011 Arden Plaza PUD and Plat (pending) 1060309 - PCReport -Arden Plaza - Master PUD.doc Page 9 of 17