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it Planning Commission 471-97: O'Neil Property March 8, 1997 Page 15 traffic from the O'Neil property and existing volumes on the surrounding street network are at the highest level at that point and create the greatest impact. The study shows that 241 trips are generated and distributes them on the street network as shown in Figure A-2. It concludes that the additional trips will not cause the level of service at the surrounding intersections to change from the current level of service (see page 10) It is noted that U- turns at the Long Lake Road and County Road H2 intersections with Highway 10 are expected to double, and at Edgewood Drive and Highway 10 to triple, but the queuing of vehicles is not expected to exceed the length of the left hand turn lanes. Staff does not regard the access situation as ideal, and we intend to continue working with MnDOT to see if alternatives are available. The study shows, however, that the traffic can be accommodated without causing a deterioration in how the surrounding intersections function. 6. Parking: The City's Zoning Code requires at least one space for each four seats. Off- Street Parking Requirements published by the American Planning Association lists two examples of ratios: 1 space per four seats (Bellevue, WA), and 1 space per five seats (Ames, IA). Mounds View's ratio matches the more conservative ratio. The theater complex is proposed to have 2,648 seats, which would require 662 parking spaces. The applicant has noted on the plan that there are 700 parking spaces provided or 38 more than the requirement. Staff has scaled the drawing using a nine-foot stall width, and estimates that the parking bays shown would yield 650 spaces. The drawing however is at a much larger scale than would be typical for a site plan, and the parking spaces are not drawn. Actual parking provided will be confirmed at the development plan stage. Staff is comfortable that sufficient room is available to provide the parking, although it may require using part of Parcel B and eliminating part or all of the development of this area for another use. Parking for handicapped customers must be provided as required by the State Building Code. Staff discussed the issue of parking with Lee Starr, who is the Coon Rapids Community Development Director and has just handled two multi-screen theater projects. He learned from working with the theater management companies that even though multi-screen movie theaters have a high number of seats, the show times are staggered in order to maximize the ability of people to get through the concession area. The theater companies do not schedule the movies so all of them begin and end at the same time, so there is always circulation in the parking lot. Also not every theater is full at the same time. If parking shortages occur, there is no convenient relief close at hand. Staff does not • expect people to park in the adjacent neighborhoods because there are barriers in the way of a direct walking route to the theaters. The nearest parking lot which would have plenty of spaces is City Hall and the community center, but using them would require people to cross Highway 10 at an uncontrolled intersection. This would difficult during the day, and