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Mr. Jeff Smyser December 13, 2006 Page 8 Parks, Trails and Open Space CORE is proposing trails consistent with the City's connectivity goals. The Site will have green space and open space appropriate to the land use proposed. The Site has pedestrian paths and open space around the townhomes and around the assisted living buildings, including a water feature and pedestrian paths as a focal point. The retail side of the Site has open space to the west of the larger building and also along the entire east side street frontage. In addition, the trail system allows greater access to retail locations. Roads Increased development in the City, including at Comforts of Home, will create a need for a variety of road improvements near this Site. As planned by Anoka County and the City, the intersection at Hodgson Road and County Road J is planned for improvements to include reconfigured lanes and signalization. Additional improvements will be made when the Comforts of Home project is constructed. The improvements may address access, turn lanes, and additional controlled intersections including the possibility of a traffic signal on Hodgson Road. CORE is aware of the need to make improvements to meet the long term traffic needs of the immediate Site, the Hodgson Road / County Road J Study Area and the greater needs of the City and County. CORE is in receipt of the two traffic studies examining the traffic related impacts of the proposed Comforts of Home development and the development and redevelopment of the greater Hodgson Road / County Road J area. On behalf of CORE , a traffic analysis review conducted by Allan Klugman, PE, PTOE, Westwood Professional Services, is submitted with this application. Mr. Klugman reviewed the City's traffic studies as they related to the Comforts of Home / CORE proposal and the greater Hodgson Road / County Road J Study Area. The conclusions and recommendations of this review are summarized below. 1. A traffic signal will eventually be required on Hodgson Road based upon the projected development of the Study Area. 2. If a signal is installed, and with development on both sides of the Study Area, the signal will operate at a good level of service. 3. The spacing of the main access needs to be worked out cooperatively with the City, County, project landowners /developers. 4. If a signal cannot be developed (or takes time to be developed), it is advantageous to have the major traffic generators located on the west side of Hodgson Road. • • •