7A, PC 09-011, Master Planned Unit Development

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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 this needed improvement. Staff and the property owner have been in negotiations regarding the nature of Arden Plaza's involvement in the development of a traffic signal. Staff, the City Attorney, and the applicants have reached an agreement, the specific language of which is included in the attached development agreement and as Condition 14c (Attachment B). The basis of the cost distribution for the traffic signal is on the four way intersection. If the cost of the signal is divided four ways (north, south, east, and west access), the City would be responsible for 50 percent of the cost, and the north and south properties each 25 percent. Because the TCF property would also benefit, and the future redevelopment scenario for this property remains unknown, the City would agree to make a best effort to assess a portion of the cost of the traffic signal onto this property as well. Because of this possibility, Arden Plaza LLC has agreed to contribute no less than 20 percent of the cost for the traffic signal, and no more than 25 percent. Any additional assessment capabilities beyond 25 percent of the cost of the traffic signal would go towards benefiting the City's portion. While it may be desirable to install a traffic signal prior to any redevelopment, installation of a traffic signal typically requires sufficient traffic levels at all four sides before a signal will be approved by the County. In other words, approving a new traffic signal often requires the new development to generate the necessary traffic levels prior to installation of the signal. Nevertheless, a new traffic signal and related improvements to County Road E remain part of the City's long-term plan to address traffic and property access in this area. The City will continue discussions with Ramsey County and the surrounding property owners for long-term transportation planning. Planninl! Commission Review and Public Hearinl! The Planning Commission reviewed the proposed redevelopment at their June 3, 2009, meeting. The meeting also included a public hearing. At that time no comments were submitted by either residents or business owners in relation to the application. Staff has not received any comments to date regarding the application. The Planning Commission offers the following findings of fact: 1. The applicant is requesting approval of a Master PUD, Final PUD for Phase I and a Preliminary and Final Plat for the Arden Plaza property. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The Arden Plaza property is located in the B2 General Business District. 4. The proposed redevelopment is a permitted use in the B2 District. City of Arden Hills City Council Meetingfor July 13, 2009 \ \Metro-inet. us \ardenhills \Admin \ Council\Agendas & Packet Information \2009\07-13 -09 Regular\Packet Information \07-13 -09 - Regular Meeting - Memo - Arden Plaza,doc Page 3 of 7