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Lot 2 maintains the opportunity for a gateway entry feature, additional outdoor seating, or gathering space, and an overall site plan that meets the requirements of the Zoning Code and forwards the vision of the Guiding Plan for the B-2 District. Because the site is not being fully redeveloped, but rather re-used, other principles of the Guiding Plan that relate to this site are not as clearly addressed. For example, it is not possible to realign the access drives towards a new intersection to accommodate a traffic light, because of the placement of the existing building. While multiple-family housing has been identified as an appropriate use in the B-2 District, boarding houses have not been contemplated. Physically the two uses have much in common, and both offer specific impacts on traffic patterns and parking. The impacts are magnified when compared with the previous student housing use. When Arden Hall was operational, Northwestern College provided shuttle trips several times a day to and from campus reducing trip generation, parking permits limiting parking demand, on-campus meal plans were provided, as was on-site food service, none of which is the case with the current proposal. Traffic generated from this site will certainly be greater as a 153-unit single room occupancy building than that of assisted senior housing or as student housing. 5. Traffic According to the traffic report submitted by the applicant, the proposed use would generate approximately 75 percent of the trip generation as the former Holiday Inn when it was fully functional. While not contemplated by the traffic report, it is anticipated that the trip generation would be greater than when the site operated as student housing, because NWC limited trips to the site by provided a shuttle service several times a day and limited the number of parking permits that were given out to students who lived at the facility. Furthermore, the traffic report does not contemplate the reuse of the existing restaurant facility, which could have a major impact on traffic to and from the site. The impact of Lot 1 alone is not the only variable to be considered. With the potential development of Lot 2, the City must consider the overall traffic impacts of the site as a whole. The report indicates that the Holiday Inn generated approximately 1,338 trips per day when it was fully operational. The traffic report contemplates five different possible land uses for Lot 2. The total trip generation on both parcels ranges widely from 1,360 trips per day with Lot 2 being utilized as a bank, up to 2,486 trips per day with Lot 2 being used as a fast food restaurant with drive-thru. This range is worrisome in that the City does not currently have a mechanism in place to control the number of trips once Lot 1 is developed. City of Arden Hills Planning Commission Meeting for.March 7, 2012 P:IPlanningIPlanning Cases12012112-002-Holiday Inn Plat and PUD(Pending)103-07-12-PC Report-1201 County Road E PUD.docx Page 9 of 13