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Ms. Michele McPherson February 19, 2000 Page 2 • Street, which currently serves Napa Auto, Saxon Motors, and the Americlnn, this would allow the modification to the access point at TH 10 near the Americlnn. Currently, there is a full access point with left turns allowed. A search of the accident history indicates six accidents have occurred each year for the last two years. By connecting through Mississippi Ridge to 171st Avenue, this access point could be restricted to right-in, right-out traffic or possibly to right-out only by modifying the access point and closing the median crossover. In addition, we have recommended to MnDOT if these outside connections are made, that the median at 173rd Avenue also could be closed which is consistent with MnDOT's long-range access control plan for TH 10. This would allow only right-in, right-out turns at 173rd Avenue. Attached is a letter from Terry Humbert, MnDOT District 3 planner, in favor of these types of access changes. We have also had several discussions with Mr. Ted Saxon from Saxon Motors. He has expressed an interest in the realignment of Zane Street between his business and the Napa Auto Store. The realignment he envisions would move the road closer to the highway. He has indicated a willingness to provide additional right-of-way to accommodate this realignment. The benefit he would receive would be to remove the street which divides the lot in which his building sits from the lot nearest the highway where his automobiles are displayed. The one downside to this proposal is it may be necessary for the City to use Eminent Domain to remove the Kirkeide access point to TH 10. Mr. Scott Powell, the Developer of Mississippi Ridge, has had several discussions with Mr. • Kirkeide about purchasing his access and has been unable to come to any type of arrangement. The other parcel that may require Eminent Domain would be the existing house which currently contains the monument business at the north end of the plat. Mr. Powell continues to have ongoing discussions with the owner of this property but as of today's date has been unable to come to a reasonable agreement for acquiring that property. B. PRELIMINARY PLAT • The plat of Mississippi Ridge should show access control along TH 10 with the exception of 171st Avenue and 173rd Avenue. • It may be necessary south of 171st Avenue to provide a restricted right-of- way of only 50 feet in width to accommodate the connection with 170th Avenue. We believe that the benefit of making this connection far outweighs any negative effects of the reduced right-of-way width. Currently, the Developer's engineer is looking at alignments between these two streets. C. PRELIMINARY GRADING PLAN • The proposed plat would have two commercial lots south of 171st Avenue with six additional commercial lots between 171st Avenue and 173rd Avenue adjacent to the highway. Behind these commercial lots adjacent to the river bluff, it is proposed to have eleven 2-unit townhome buildings. It is proposed to provide ingress and egress to these townhomes by a separate frontage • road. This road is to be built partially within the City right-of-way. However, it is assumed that this road would be private and maintained by a Homeowners' C.\TEMP\Ltr 02-19-01 McPherson.doc Howarc R. Green Com many CONSULTING ENGINEERS