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D. Size of the proposed commercial area in the urban planning district Previous Metropolitan Council reviews of the Ramsey Urban Planning District. report questioned the "major shopping center" in the urban planning district both in terms of its 160-acre size and its potential impact on TH 47. The prospects for a major regional shopping center locating in this commercial area appear extremely limited. This conclusion is based on the quality of existing and potential road access, the irregular shape of the commercial district and the proposed regional center to the east (national lease pro- visions preclude duplicate shops within five miles in full regional centers). While Ramsey should not expect a major regional shopping center to locate in the proposed commercial area, the city's expected population growth and limited opportunities for commercial development in Anoka produce conditions likely to attract a large community shopping center. Anchor tenants in this type of center might be large convenience goods stores or drug, grocery, hardware or limited department stores. Large community centers range up to 300,000 square feet in size. A center of this size would typically require about 35 acres for the structure, internal access roads and the required 2250 parking spaces (~ 7.5 spaces per 1,000 square feet of retail space). A large community center generates 50 trips per day per 1,000 square feet. A 300,000 square foot center would produce 15,000 trips per day. A discount store might also locate in the commercial district. A typical discount store of 125,000 square feet would require about 13 acres for the store and associated 940 parking spaces. Trip generation would be about 65 trips per day per 1,O00 square feet. A 125,000 square foot discount store would produce about 8,000 trips per day. The potential for a community shopping center and discount store locating in Ramsey is based on adequate existing and future roads. Developers of such uses usually must be assured of adequate transportation facilities before they will commit to locating in an area. TH 47 with two lanes and unrestricted access has a capacity of approximately 7,000 trips per day. Existing volumes on TH 47 in Ramsey are 5160 south of CSAH 5 and 3650 north CSAH 5. These existing volumes indicate TH 47 is nearing capacity in the vicinity of the proposed commercial area even without any commercial trip generation or trips that would come from other portions of the urban planning district when it is developed. As previously indicated a community shopping center and a discount store could generate up to 23,000 additional trips per day on TH 47. TH 47 is not capable of accommodating this level of traffic without signifi- cant improvements. Metropolitan Council transportation staff feels such improvements would have to include widening to four lanes, providing a median and appropriate turning lanes and probably signalization at key intersections. New elements of the city's local circulation system would also have to be provided. Given Mn/DOT's limited funds, the costs of such improvements would probably have to be paid by Ramsey. In-completing its plan under the Land Planning Act, Ramsey should carefully a6.sess the implications of the commercial area relative to improvements that