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K Mr. Robert D. Greenberg September 10, 1993 Page Two 2) Traffic Flows/Accessibility-The primary traffic route to the 614 Company warehouse building would be either by way of Walnut Street off County Road C from the north, or by way of 1-35W and Minnesota Highway 280 to the Industrial Boulevard exit from the south. Traffic flows on Walnut Street at Terminal Road, approximately one block south of the subject, are reported at 4,503 vehicles per day by the City of Roseville. Traffic flow on Walnut Street at its intersection with County (load C, approximately two to three blocki north of the subject building are reported at 7,819 vehicles per day, These daily traffic counts must be compared to those reported on Terminal Road at Walnut Street at 4,270 vehicles per day+ and on Terminal Road at Long Lake Road, slightly to the east, at 7,158 vehicles per day. These letter traffic counts are comprised in the vehicles passing over the newly improved railroad grade crossing on Terminal Road that is the subject of the special assessment protest. I have also investigated traffic volume bounts on County Road C, to the north of the subject, where daily flows of 17+672 vehicles are encountered at Long Luke Road decreasing to approximately 10,966 vehicles per day on County Road C as it approaches the West Ramsey County line. 3) Railrggd TrAgk Cr 'lnjjg - From a casual drive of the neighborhood, three nearby railroad track crossings were acted. The first of these would be the newly upgraded one on Terminal Road which lies 3/10 of a mile to the southeast of the 614 Company warehouse building. The second railroad track crossing would be a single rail line crossing Walnut Street east/west approximately 50 yards north of the subject proper. This railroad track crossing is comprised strictly in asphalt paving up to the track and across it, The third railroad track crossing noted was the double track crossing on County Road c, approximately 6/10 of a mile to the northeast of the subject real estate. This crossing has been improved with a rubberized pad that shows signs of wear due to the daily traffic loads present on County Road C which are 2.5 times greater than on Terminal Road, 4) flail Access as an enity - It has been my experience from many years in real estate valuation and brokerage, that rail access to lame warehouse buildings adds little in value as an additional building feature, A standard answer from tenants, when asked about their use of rail access+ is that they simply plain don't use it. In many buildings of the vintage and type of the 614 Company building, this is evidenced by rail door access having been welled-up and blocked off due to its lack of having any functional utility to the majority of space users in the marketplace, railroad access is typically suited for the transport of lame bulk materials and given the excellent highway system comprised in the United Mates, truck transfer is by far the preferred method of transporting finished goods to various markets.