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Mr. Scott Harlicker 111 August 9, 2001 Page Two second initial access, the right-in/right-out onto Tyler Street, could be closed and made to fit with the second full access. None of this information was provided on the revised drawings. The only additional information that is shown is a 50-foot roadway easement immediately adjacent to Tyler Street that makes a 90-degree intersection with the northerly internal road. We believe that this easement is unacceptable and that any development of 173`d Avenue as the second full access should have a curve included that would accommodate traffic at a reasonable speed. We also believe that, if 173`d Avenue is to be developed as the second full access point and if the northerly right-in/right-out at Tyler Street is to act as an interim second access (eventually being closed), it should not be allowed to be developed as a three-quarter access with a southbound left turn. This movement should be eliminated from this interim access. 2. No access should be allowed from Outlot C onto Tyler Street with the exception of the two access points anticipated for the Northstar Corridor parking area. 3. No left turn is shown being developed for southbound Tyler Street at the southerly full access into Elk River Station. S4. The right-in/right-out off of Tyler Street into Outlot B has been eliminated. There still is a right-in only off of the access road into Outlot B approximately 100 feet from Tyler Street. This is a reasonable traffic movement to allow; however, the possibility of a right-out must be totally eliminated through the redesign of this access point. 5. The development proposes a traffic circle on the main access route to Tyler Street approximately 200 feet east of the Tyler Street intersection. No traffic information was provided to document how this traffic circle will operate safely and improve vehicle movement on this roadway. Typically, traffic circles are utilized at intersections in lieu of signalization. At this point in the development, it can hardly be considered a candidate for signalization. In fact, it really is not I even an intersection; it only has two driveways abutting the main access road at the point of the traffic circle. Therefore, this traffic circle can only be considered an architectural statement for the development and should only be allowed if sufficient traffic information can be provided to show that it will operate as efficiently and as safely as a roadway with no traffic circle. Just as a point of reference, numerous projects in the City of Elk River have been allowed to plat an outlot at the project entrance to be developed as a median with the width determined by the developers. The outlot then has been utilized for development monuments and landscaping to create the entrance statement. • Howard R.Green Corn oany CONSULTING ENGINEERS