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3. Signage <br /> The applicant has not submitted a signage plan for the property. <br /> 4. Traffic <br /> Traffic Study <br /> The City Engineer and Ramsey County Traffic Engineers reviewed the submitted traffic <br /> study and subsequent revision by RLK Engineering, and have included their comments <br /> (Attachment Q. <br /> According to the traffic report submitted by the applicant, the proposed use would generate <br /> approximately 75 percent of the trip generation as the former Holiday Inn when it was fully <br /> functional. The traffic report also includes anticipated traffic impacts from Lot 1 based on <br /> the future reuse of the existing McGuire's and banquet facilities as a daycare center and <br /> fitness center, along with the potential development of Lot 2. The applicant was asked to <br /> include assumptions about the build out of the site because the City must consider the overall <br /> traffic impacts of the site as a whole. <br /> The report indicates that the Holiday Inn generated approximately 1,338 trips per day when it <br /> was fully operational. The traffic report contemplates five different possible land uses for <br /> Lot 2. Depending on the land use for Lot 2, the total trip generation on both parcels ranges <br /> widely. For example, on Lot 2, a standalone bank would generate 371 trips per day, while a <br /> pharmacy would generate 1,411. This range is worrisome in that the City does not currently <br /> have a mechanism in place to control the number of trips once Lot 1 is developed. The <br /> traffic study assumes a 44 percent reduction in trips based on pass-by trips, and mode share, <br /> meaning an assumption that people are walking or biking to and from the site. Staff feels <br /> that 44 percent is not a realistic assumption, and without knowing the final uses for the <br /> McGuire's space and Lot 2 it would not be possible to estimate this amount. <br /> Staff concludes that the traffic study is insufficient to adequately calculate the traffic impacts <br /> over time, particularly at the PM Peak, which is the most congested time of the day in this <br /> location. Traffic can be addressed over time as development is proposed on a site specific <br /> basis; however, based on the information presented for this application it is difficult to <br /> predict what the true traffic impact will be until the future uses are known. <br /> City of Arden Hills <br /> Planning Commission Special Meeting for April 18, 2012 <br /> P:WlanningWlanning CasesO12U2-009-1201 County Road E-PUD and Plat(Pending)W-18-12-PC Report-1201 County Road E <br /> PUD.docx <br /> Page 9 of 16 <br />