1994-08-22 Cohen Site Analysis.~, ~;--
Nk'~ombs Frank Roos associates, inc.
i ~
15050 23rd Avsnu4 North, v(ymovtn, nn;nneaot~ SSas7
re(e~hone Eng(naers
612/a7Cr60t0 Planners
6121x76-3532 FAX Su~:yor3
August 22, 1994
Mr. Les Cohen, Executive
Cohen Development Company
406 Southwest T~ashington
Peoria, 212inois 61602
Vice President
Street
SUBJECT: Cohen Development Company
Site Analysis
Albertville, Minnesota
MFRA #10821
Dear Mr. Cohen:
Based on your authorization, we visited the site of your proposed
retail outlet Center in the City of Albertville, Minnesota. We
understand that your intentions are to develop an approximately 50 acre
site at the northeast corner of Interstate Highway 94 and County Road I9
into an approximately 350,000 square foot retail outlet center. Access
to the site-would be available from County Rvad 19, at the south end of
the site.
Based on the site visit, we offer the following comments:
INTERSTATE ACCESS:
Although the site is generally accessible from I-94, the southbound.
access onto the interstate is not in-place. we understand that you
have met with the City and they have indicated a willingness to
work with the Minnesota Department of Transportation {Mn/DOT) to
initiate the construction of this leg of the diamond intersection.
It should be noted that this construction will entail filling a
portion of school Lake, south of County Road 19, which is a
Department of Natural Resources protected waterbcdy.
COtTNTY ROAD 19 ACCESS
County Road 19 is a two-lane bituminous surfaced roadway. Although
we dv not have traffic counts for the roadway, nor has there been
a traffic study prepared for the project, we anticipate that., in
order to accommodate your proposed development, an eastbound by-
pass lane will be needed. Additionally, a westbound acceleration
lane for traffic leaving the project site at the primary entrance
may be needed. A secondary access, located further to the east,
should be planned for safety purposes and to allow service access
via s looped roadway around the rear of the buildings.
An Egva(Ooor.,rtun~ry EmClOyer
tMl
Ms. Les Cohen
August 22, 1994
Page Two
yTaLiTiES•
Sanitary sewer service and water service are readily available
along County Road 19, east of Interstate 94. Flow tests on the
water system are recommended to determine pressure and flow rates
to meet you fire flow needs.
WSTLANDS•
Wetlands were identified on the site, generally along the western
portion of the 50 acre site. Refer to the attached report prepared
by our wetland specialist, Mr. Kelly Bopray. The site plan should
be developed to minimize the impact to the existing wetlands, and
we believe that this can be ac~^.ieved.
COST ANALYSTS:
we have prepared a "windshield"
costs for the project, based on
retail centers. our analysis
following general assumptions:
analysis of the on-site development
our experiences with discount and
is attached, and is based on the
Retail Space
Parking Ratio
350,000 square feet
6:1
Please note that the analysis is general in nature, it is not based
on a specific site plan, it is not site specific, and it does not
have the benefit of detailed soils analysis.
If there are any questions relating to this report, or if you
should request additional information, please contact us.
We would appreciate an opportunity to meet and review the
information contained herein at your convenience.
Very truly yours,
McC~ S FRAN S ASSOCIATES, INC.
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Gre v ~ rank, P.E.
GJF:pry
Enclosure