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HOISINGTON TEL No.612-835-3160 MaY 24.93 18:48 P.02 . . " -.... ......---.-----. ---...-- ,--- ..-. .. - ~- .... . ' Hoisington Koegler Group Joe, mil .. May 24, 1993 Mr. E. Paul Dunn Executive Vice President Welsh Companies 11200 West 78th Street Eden Prairie, MN S5344 Re: Land Use Analysis Computer City ICrossroads of Roseville Dear Mr, Dunn: Per your request, Hoisington Koegler Group Inc. (HKG) has evaluated the potential land use impacts of a Computer City facility, located at the intersection of County Road B2 and Snelling Avenue, on the Crossroads of RoseviUe Shopping Center. In arriving at our conclusions, we studied the subject Computer City sUe. and the Crossroads Shopping Center in detail. We also reviewed all of the background information that has been generated throughout the course of the approvals process. The issues that we find most compelling are: 1) the failure of Computer City to functionally integrate its development with Crossroads or surrounding retail centers, 2) traffic problems which might not be resolvable if the Computer City facility is constructed per the proposed plans, and 3) the detrimental visual impact that the Computer City store will have on Crossroads of Roseville. Inddentally, we are also concerned about pedestrian movements at the secondary entrance to the Crossroads Shopping Center at County Road B2, We discuss each of these items in more detail as follows: Traffic/Circulation Either a Computer City or some other commerdal use, which will generate as much or more tralCk as Computer City, will occupy this important Rosevllle site. The issue Is not "whether" tbe site should be developed with a substantial traffic generator . It will - but "how" the site will develop so as to be properly integrated with its surroundings and the traffic carrying capadty of Its circulation system. The way the Computer City facUity is proposed to be configured, it is treated as a totally independent facility which accepts the existing traffic situation as is and exacerbates it by failing to offer credible solutions that would benefit all parties over the long-term. It establishes a parking lot entrance that is much too close to the Shopping Center entrance and it fails to deal with the turning radius problems that make it especially difficult Eor trucks to maneuver onto the Shopping Center's service drive. The existing street is too narrow and additional width is needed to accommodate growing traffic volumes. The south curb line will likely have to move further south but widening will benefit both parcels. There is insufficient lAnd u~ I hnvironmental · Planning I Design 7~OO Metro Boul('Varc.ll Suite 525 . MinMapolis. Minntsotl 55439 · (612) 8~~'9960 · fax: (612) 83'-31(10