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implementation of the Guiding Plan, since the building itself impedes the installation of the new stop light. Furthermore, the existing driveways are not ideally located to address the broader traffic issues identified by the Guiding Plan. The existing building is presently situated in a way that allows the building to front on County Road E, with the majority of parking behind, which is in keeping with the goals of the Guiding Plan; however,the primary entrance will be located in the rear of the building, which is contrary to the desire to bring front entrances to County Road E. Multiple-family housing has been identified as an appropriate use in the B-2 District, through a CUP or PUD process, and the incorporation of 20,000 square feet of retail space is in alignment with the Guiding Plan's goal of mixed use. It is likely that the residents of the redevelopment will be able to frequent nearby businesses without the use of motorized vehicles. 3. Signage The applicant has not submitted a signage plan for the property. All signage on the site will be required to meet the standards of the City Code. 4. Traffic Traffic Study The City contracted with SRF Consulting to conduct a traffic study. At the time of this writing, the traffic study had not yet been completed; however, a draft traffic study has been provided to staff. The draft study assumed a 10% multi-use trip reduction to account for residents utilizing nearby businesses; however no trip reduction was assumed for pass-by or multi-modal trips, though it can be assumed that some will exist. The study also assumed approximately 200 residents living in the building. The draft study found that the previous hotel use generated 1,266 trips per day; and that the proposed apartment use, with retail, would generate 1,364 trips per day. The change in use would account for 98 additional trips generated to and from the site over a 24-hour period. The traffic engineer concluded that this was a nominal amount that would not have a negative impact on the mobility along County Road E or Lexington Avenue. Additional analysis is being done to look at the internal circulation of the site, to account for a possible shared access to the west, and possible traffic impacts of a future development if City of Arden Hills Planning Commission Special Meeting for November 28, 2012 P:Wlanning0anning Cases120M2-019-1201 County Road E-PUD MAster and Final PlanU I-28-12-PC Report-1201 County Road E PUD.docx Page 11 of 17