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consuting enCj'neers ct'versff'ed' <br /> p.o. box j. osseo, minnesota 5536@ L7 (612) 425-2'151 <br /> <br /> civil <br /> municipal <br /> planning <br /> environmental <br /> land surveying <br /> geotechnics <br /> <br />Mr..'Kenneth ~Peterson ....' <br />March 26, 1979 <br />Page Two <br /> <br />ih discussing with the developer the fact that the access along S.T.H. #47 may <br />be closed or restricted in the future and the main access to the site will be <br />provided by the proposed street, he is considering facing the stores towards <br />the proposed street. In the future when additions are made:to the development <br />the developer has indicated that a second access to the proposed street would <br />be provided to improve the internal circulation. The exact location of this <br />access has not been determined, since the realignment for County Road 57 is <br />pending. ~ <br /> <br />The impact on the traffic volumes on S.T.H. #47 would be minimal, since a <br />development of this type does not attract shoppers from a large trade area, <br />but rather provides a convenience to local residents that presently utilize <br />S.T.H. #47. However, based on the Metropolitan Council's traffic volumes, <br />S.T.H. #47 has a present volume of 5160 trips per day. Therefore, access <br />from S.T.H. #47 to the development Could create problems if turning lanes and <br />bypass lanes are not provided. <br /> <br />The area presently has electric, telephone and natural gas service and, as <br />previously indicated, the soils are adequate for on-site sewage disposal systems. <br />Therefore, this development would not hasten the need for city sewer to the area. <br />We would, however, recommend that the on-site sewage disposal system be designed <br />to comply with both state and local codes by a registered professional engineer. <br /> <br />2) Development Concept.s: <br /> <br />The land use relationships comply with the ordinance and the retail businesses <br />are permitted uses in this zone. The proposed development is surrounded by <br />urban business zohi. ng with the exception of the old city hall on the north. <br /> <br />The proposed development meets the open space requirements of the City Code as <br />far.as:35 percent"maximum lot coverage.i~.concerned , Howe~er,-the~setback from <br />the right of ~ay line along S.T..H. #47 should be 50 feet instead of the 35 feet <br />shown. <br /> <br />keith caswell jr. ~J darrell schneider iJ richard sha <br /> <br /> <br />