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<br /> <br /> <br /> <br />MEMORANDUM <br /> <br />TBPLS Firm No. 10074302 <br />Date: May 22, 2017 <br /> <br />Re: Traffic Impact Study – Lyngblomsten Senior Living, Arden Hills, MN <br /> File R0011753.00 <br /> <br />To: Judd Fenlon, Tanya Bell, Grand Real Estate Advisors <br /> <br />From: Steve Manhart, P.E. PTOE, PTP <br /> <br /> <br />Westwood Professional Services has conducted a traffic study for the proposed <br />Lyngblomsten Senior Living development in Arden Hills, Minnesota. The <br />development is proposed at the south end of the North Heights Lutheran Church <br />campus on the west side of Snelling Avenue south of County Road 96. Lyngblomsten <br />Senior Living is projected to a provide continuum senior living facility with a variety <br />of services including independent living, assisted living, memory care and skilled <br />nursing. There are as many as 248 beds proposed for the development. <br /> <br />The main access for this development would be onto Snelling Avenue south of <br />Highway 96 between Keithson Drive and Royal Hills Drive. To assess existing traffic <br />conditions, Westwood looked at existing traffic volumes for the roadways in the area. <br />Figure 1 shows the average annual daily traffic volumes (AADTs) recorded by the <br />Minnesota Department of Transportation (MnDOT). The daily two-way traffic <br />volume of Highway 96 was recorded as 18,500 vehicles per day in 2015. The average <br />daily two-way traffic volume for Snelling south of Highway 96 was recorded as 1,000 <br />vehicles per day in 2013. <br /> <br />Figure 1 – Average Annual Daily Traffic <br /> <br />(Source: Minnesota Department of Transportation Traffic Data website) <br /> <br />Highway 96 Snelling Ave.