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Mr. Steve Ach <br />July 10, 1996 <br />Page Two <br /> <br />concerns, the availability of municipal utilities really has no bearing. A 90,000 <br />square foot building can generate the same traffic whether it is located in an area <br />with sewer and water or without. If this development is a 90,000 square foot <br />furniture store, the traffic on Jarvis can be expected to increase by 350 to 450 cars <br />for a typical day. However, if the use is more of a seasonal type, such as Mr. <br />Hickman's store located east on Highway 10 in Ramsey, that amount of traffic can <br />be expected to grow and be substantially higher in the peak hours. It should be <br />pointed out that, at this point in time, we are considering the plat only, and there <br />are no formal submittals for development on Lot 1, Block 1. This lot could <br />contain a 90,000 square foot commercial user, such as a Wal-mart, and generate <br />substantially more traffic. Therefore, we think that the improvement to Jarvis in <br />any case is needed and is reasonable to expect the Developer of the Renner <br />Addition to undertake. <br /> <br />Using much the same arguments, we would still recommend against the access <br />from Lot 1, Block 1, onto Jarvis Street. We think, as traffic continues to grow <br />in this area, this access is too close to TH 10 and certainly too close to 156th <br />Avenue. The close proximity to these two will cause many conflicting traffic <br />movements which lend themselves to an unsafe condition. One of the arguments <br />from Mr. Hickman for the access off of Jarvis was the need to build 156th Avenue <br />in order to provide access from that street. However, since he has already agreed <br />that the roadway should be built, his argument no longer is valid. His other <br />concern that his customers would be brought in to the side or the rear of the <br />building also is not valid. By simply locating the customer access directly in line <br />with the front of the building, the customer traffic can be directed to that point, <br />where most will end up anyhow looking for a close parking stall. By adding a <br />second driveway access a little farther to the west on 156th Avenue, he can <br />separate the commercial truck traffic. As has been documented many times <br />previously, once an access is granted, it is very difficult to modify and/or remove <br />it. Therefore, we are not very comfortable with the idea of allowing access <br />directly onto Jarvis with a condition that it can be modified or removed in the <br />future. <br /> <br />If you have any questions regarding these comments, please call. <br /> <br />Sincerely, <br /> <br />MSA, CONSULTING ENGINEERS <br />T~urer, P.E. <br /> <br />TJM:tw <br />317-1002.jul <br /> <br /> <br />