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The capacity of County Road "D" as a two-lane road is 10,000 to 12,000 trips per day, depending on turning movements and stoplights. The capacity of Cleveland Avenue (4 lanes) is estimated to be 16,000 to 20,000 trips per day, depending on turning movements and stoplights. The capacity of County Road "C" (5 lanes) as proposed for reconstruction in 2001-2002 is estimated to be 18,000 to 24,000 trips per day, depending on turning movements and stoplights. 3.6 At the original hearings on the PUD, the impact of landscaping and building mass on the 1-35W noise volume, especially as is related to residential areas east of Cleveland Avenue. Building mass, especially 3 or more story buildings, can definitely baffle and reduce the sounds from the freeway. Landscaping can add some sound baffling but is more of a visual screen and auditory mask. Placing buildings walls parallel to the freeway creates the most effective noise baffles. 3.7 Utility systems capacity have been reviewed by city engineering staff and have capacity to serve the project, except for a higher capacity pump within the sanitary system, if needed, the cost of which is to be borne (and currently agreed to) by the developer. 3.8 The two hotels on the site cater to business lodging and have been very successful with higher than normal occupancy rates. Hotel occupancies in the St.Paul market have had occupancies in the mid-60% or higher. Roseville facilities (approximately 1,000 rooms) traditionally have done better than this, based on business trade magazines reports. New facilities have reported occupancies over 80%. Veritas expects to need additional business hotel space as it opens the three phases of its new campus to the south of the proposed Marriott Courtyard site. The Roseville Hotel and Visitor Association estimates that each occupant of a hotel in Roseville spends an average of $129 per day on food, lodging, and fuel in the community. 3.9 The applicants for this project request no city financial assistance. 4. 0 STAFF COMMENT ON THE SPECIFIC PUD AMENDMENT PROPOSAL 4.1 Planning staff has reviewed the PUD currently in place. If the CSM Marriott Courtyard amendment to the PUD is to occur, all final site, building, landscaping, signage, lighting, and utility plans will become part of the standards for hotel development. The written PUD amendment language should have a consistent set of development and design standards to that of the original PUD. 4.2 In the PUD amendment, the uses proposed will be restricted to a hotel and guest support services within the structure as specified in the site plans and supporting documents 4