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<br /> ktl/i/l /?//l'j w,,)J X, <br />flJBRW Mti~t'tk~ <br />I3mI!tiiI ^ Di\M.ES .l MOOAE: GROUr COMI"Ar-.y RECEIVED <br />. SEP 1 7 1998 BRW <br /> Thresher Square <br /> tlfOfAIDttUitu.s 700 Third Street South <br /> Minneapolis. MN 554t5 <br /> Phone: (6t2) 370-0700 <br /> Fa" (612) 370-1378 <br />To: Greg Brown, BR W Cop)': Tony Heppelmann, BRW File: 37951-005-2101 <br />From: Kevin Pape, BRW <br />Date: September 15, 1998 <br />Subject: Ability of Highway 96/Round Lake Road Intersection to Accommodate Future Traffic <br />INTRODUCTION <br />The purpose of this memorandum is to document our analysis of the amount of development that can be <br />accommodated by the Highway 96fRound Lake Road intersection in Arden Hills. The developmem <br />. estimates are based on the ability of the intersection of Highway 96 and Round Lake Road to accommodate <br />additional traffic in the PM peak hour. The intersections ability to accommodate additional traffic was <br />examined under existing and forecast conditions. This memorandum briefly describes the site location, th" <br />analysis process, and conclusions made based on the analysis. <br />SITE LOCATIOi\' <br />The site being examined is located in Arden Hills and is bounded by Highway 96 to the north, 1-694 to the <br />south, 1-35\\' to the west, and THIO to the cast. Round Lake occupies the northeastern third of the site_ <br />There is a small strip of residential development between Round Lake and TH 10. The southern and western <br />thirds of the site arc zoncd for office/commercial uses, The analysis was conducted to assess th" <br />development possibilities of the southern and western areas, tvluch of the western third of the site is either <br />developed or planned for dewlopment. One such development is the Gateway Business Ccnter which <br />includes approximately 475,000 square feet (gross leasable area) of office/showroom development and <br />should be fully constructed and inhabited within the year. The southern third of the site near 1-694 includ,,> <br />approximately 52 acres of land available for de\'e1opment. Currently, access to the western and southern <br />portions of the site is provided by Round Lake Road \\'hich connects to Highway 96. <br />. <br /> --.- <br />