Medica Proposed Report
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CORPORATE OFFICE DEVELOPMENT
1 69 AND EXCELSIOR BOULEVARD
HOPKINS, MINNESOTA
PROJ ECT TEAM
RSP ARCHITECTS LTD.
RLK KUUSISTO LTD.
CRESSA PARTNERS
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TABLE OF CONTENTS
I. INTRODUCTION
Greeting
Overview
II. SITE PLAN DEVELOPMENT
Site Features
Site Plan
III. SITE CONSTRAINT SUMMARY
IV. TRAFFIC SUMMARY
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MEDICA CORPORATE OFFICE DEVELOPMENT
GREETING
Medica and the project team are pleased to have this opportunity to introduce
to you a plan proposal for the redevelopment of the 31-acre SuperValu site,
located at the northeast corner of Highway 169 and Excelsior Boulevard.
Medica believes this project is a great opportunity for all involved. We also
understand that there are concerns. It is our intent to work closely with the
City of Hopkins to resolve any issues to create a project that benefits all of us
and contributes positively to the quality of our community.
We hope that you will find this information helpful in your considerations. We
look forward to working with you.
18 DECEMBER 2000
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OVERVIEW
Background
Medica, a subsidiary of Allina Health Systems, is in the process of locating a
site within the subl)rban Twin Cities area to consolidate their office functions.
The project is intended to reflect Medica's status as the leading HMO in
Minnesota and as a cost-conscious provider of quality health care insurance
products.
Medica has selected this site to meet these goals.
Project Objectives
Medica has outlined a series of objectives for the new facility. They are as
follows:
· Site development with amenities that enhance the quality of the
facility and allow for growth
· A facility that is employee-friendly, flexible, and efficient
· A quality development that will assist Medica in attracting and
retaining workers
· To create a facility that is conscious of Medica's commitment to its
customers and community
Building Program
'The project is programmed to provide approximately 325,000 gross square
feet for Medica's use. It will house approximately 1500 employees. Medica
has also identified the need for an expansion of 125,000 gross square feet as
well as an additional potential plan for 150,000 gross square feet of office
building for an associated use. The total proposed office development area is
600,000 gross square feet. Studies indicate that the site can easily support
this overall capacity. Medica's Design Team will be proposing solutions that
provide for the full 600,000 gross square feet. There are no plans for any
additional office space.
The Medica program also has the following components under consideration:
· A fitness center with showers and lockers
· A full service cafeteria
· A conference center
· A full security system with card access
· A mail and document print center
· Executive parking
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SITE FEATURES
The Medica site is laid out to take full advantage of its location. The
predominant massing of the structure is focused north and east, which allows
the site to integrate with the community trail system, complimented by a large
green "front yard" with a pond facing Highway 169 and Excelsior Boulevard.
Parking is distributed to the east and south with garage and landscaped
surface lots.
Medica intends to keep the large green area with the pond, adjacent to the
trail, open to the public.
18 DECEMBER 2000
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SITE PLAN -
PROPOSED M
EDICA SITE
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SITE CONSTRAINT SUMMARY
Introduction
This feasibility study provides specific information concerning the opportunities and
limitations for the development of the subject 31.6~-acre parcel. The project is located in the
City of Hopkins at the northeast quadrant of Highway 169 and Excelsior Boulevard with
approximately 3-acres of the property located in the northeast quadrant of Highway 169 and
Second Street NE. The entire site is under the jurisdiction of the City of Hopkins. The study
identifies the regulatory, environmental and physical constraints that will affect the
redevelopment potential of the property. The property that this study is written for is
currently identified as the SUPERVALU North Annex building and site. The information
obtained in this report was obtained from public records, record documents from
SUPERVALU and RSP Architects, meetings with City staff, field observation, and RLK-
Kuusisto record files.
Executive Summary
Based upon the regulatory, environmental and physical constraints of the property, RLK-
Kuusisto, Ltd. offers the following:
· Redevelopment of the site is feasible for the projected 600,000 sf of office
· Existing building square footages of the North Annex site as of December 2000 are as
follows:
Main Building 200,000 sf office
408,000 sf warehouse
Outlot Structures 18,000 sf
Total 626,000 sf
· Redevelopment to the site will be limited by the amount of anticipated traffic to be
generated.
A new full-movement intersection with Excelsior Boulevard will be necessary.
A traffic analysis report will be required for the proposed development to verify that
the redevelopment options are feasible based upon the capacities and configurations
of the adjacent roadways.
Approval of the new intersection at Excelsior Boulevard will require consent from
Hennepin County, Hennepin County Regional Railroad Authority, CP Rail and the
City of Hopkins.
· The proposed 600,000 SF of office will require state mandated environmental reviews of
the following:
AUAR-Alternative Urban Areawide Assessment
~ The AUAR is proposed in place of an EIS (Environmental Impact Study).
~ An AUAR is required based on a Class-3 City (under 20,000 in population)
proposing over 500,000 SF of new commercial square footage.
~ An Indirect Source Permit is required because over 2,000 parking stalls are
being added.
· The City of Hopkins will require a Conditional Use Permit (CUP) for the site.
· Preliminary and Final Plats will be required.
· The current zoning of Business Park (B-P), General Industrial (1-2) and Residential (R-1-
C) are adequate districts for the proposed Medica requirements.
· Tax Increment Financing (TIF) will be requested by Medica to redevelop the existing site.
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Mandatory Environmental Criteria
· AUAR (Alternative Urban Areawide Review)
Criteria: Alternative to an EIS.
Requirements: Requires city to have comprehensive plan and zoning
adopted. Proposed use is consistent with City plan.
Hopkins is a Class 3 City proposing over 500,000 SF of new
commercial.
Allows local-control (the City) versus the State.
7 months
Regulation:
Length of Process:
· ISP (Indirect Source Permit)
Criteria: Over 2000 new parking spaces.
Reason for ISP: Impact of noise and air (Co2) on surrounding area.
Requirements for ISP: Detailed traffic analysis for impact to air and noise prepared
by land developer.
by MPCA
3-4 months
Regulation:
Length of Process:
Site Development Issues
· Watermain and sanitary sewer will have to be extended through the site to provide
service to the proposed facilities.
· Improvements to the Jackson Street/Monroe/Excelsior Boulevard intersection are
necessary.
· Traffic impact report will require approval prior to the project moving forward.
· AUAR and ISP will be required.
· Approval of the AUAR is mandated prior to the City acting on a CUP, plat, or site plan
approval.
Site Description
Site Location: The property is located in the northeast quadrant of the intersection of
Highway 169 and Excelsior Boulevard. The 31.6-acre site is within the SW % of Section 19,
Township 117 North, Range 21 West in the City of Hopkins, Minnesota. A site survey is
located in the appendices.
Site & Vicinity Characteristics: The total site is approximately 31.6~ acres and bounded by
Second Avenue NE on the north, Jackson Avenue on the east, Excelsior Boulevard on the
south and Highway 169 on the west. The surrounding development consists of light
industrial, commercial, office and residential uses. A 3.0~-acre parcel of the 31.6~acre total
parcel is located north of the existing north annex area to be developed.
Historical Use: The SuperValu North Annex property was formerly the Red Owl Grocery
Distribution and Office Headquarters. Red Owl operated at this location until the late 1980's.
As evidence by past aerial photographs, rail as well as semi-trailer trucks served the facility.
Rail access was from the north, adjacent to Highway 169 and to the east along the current
Hennepin County/CP Rail line.
SuperValu acquired the Red Owl site in the late 1980's and operated a full distribution/office
facility out of this site until the new SuperValu distribution center was completed west of
Highway 169 one year ago. Up until a few years ago, SuperValu operated the facility with
600-700 employees and averaged 50 semi-trailer trucks both in and out on a daily basis.
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Historically, Second Street was utilized as a transportation corridor to the site, however the
main entrance into the site has always been the Jackson Street access. Second Street has
always been available for Red Owl and SuperValu to utilize as an access vs. a trailer
parking/storage area. It has been the landowner's choice not to have an access directly to
Second Street.
Excelsior Boulevard (Hennepin County Route 3): Excelsior Boulevard has historically been
the primary corridor for trucks, transit and passenger vehicles. The boulevard has also
evolved from a heavy truck/transit corridor to one which services the higher percentage of
passenger vehicles as the Excelsior industrial corridor is transitioning to an office/
commercial land use.
Excelsior Boulevard falls under the responsibility of Hennepin County and will continue to be
a major collector to the commercial districts and area freeways.
Excelsior Boulevard in Hopkins has been undergoing a redesign to add landscaping
medians, sidewalks and lighting. The new design standard is currently in place west of Fifth
Avenue.
Hennepin County currently has slated a 2001 reconstruction schedule for Excelsior
Boulevard from the TH-169 ramps east to Blake Road. The redesign is not proposed to
change the existing geometries with the exception of the addition of the landscape/
streetscape amenities. Coordination with Hennepin County and the City on the need for a
full-movement intersection will be required. A new intersection will impact the current design
plans for Excelsior Boulevard scheduled for 2001 construction.
Utilities
Sanitary Sewer. An 8" sanitary sewer line is located in Second Street NE on the north side of
the site. This line appears to be deep enough to provide service for the proposed
improvements. Additionally, an 8" sanitary sewer line is located in Jackson Avenue along
the eastern side of the site; however, utilizing this line may be limited due to the sewer depth.
A 30" trunk sanitary sewer line parallels Highway 169 along the west property line. This
trunk line also appears to be deep enough to provide service for the proposed
improvements. Sanitary sewer extensions from the existing sanitary sewer lines will need to
be made to provide service to the proposed buildings.
Water. An 8" watermain is located in Second Street NE and a 6" watermain is located in
Jackson Avenue. There is also an 8" watermain in Excelsior Boulevard. Water service can
be provided to the site based on the location of the surrounding watermain. Further analysis
of the pipe hydraulics will have to be conducted during the design development stage to
ensure adequate flow and pressure is available to support the proposed development.
Storm Sewer. Storm drain systems adjacent to the site consist of 30"-36" RCP storm pipes
along Jackson Avenue and a 48" RCP storm pipe and ditch on the north side of Second
Street NE. There is also a storm sewer pipe located in the southwest corner of the site,
which discharges into the storm system in Excelsior Boulevard. The size of the pipe has not
been identified.
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Stormwater Management: The proposed development will be required to provide water
quality and rate control. The requirements for water quality will be reviewed and enforced by
the Minnehaha Creek Watershed District. The City of Hopkins is currently reviewing and will
enforce the requirements. All stormwater will have to be routed to stormwater ponds to
remove sediment and control the rate of discharge.
Grading: Currently, a nearly 100% impervious condition exists on the site. The proposed
development will result in about a 30% or more decrease in the impervious surface. As a
result of the existing site conditions, the proposed construction of stormwater pond(s) and to
obtain the desired soil conditions, grading will be required on the entire site. Throughout
construction, the MPCA's "Best Management Practices" will be implemented to ensure
minimal site erosion and impacts to the surrounding environment.
Traffic
Transportation Issues: BRW/URS is preparing a complete traffic impact analysis for this site.
Please refer to the traffic section.
Zoning
The 31.6-Acre North Annex site has three zoning classifications. The 28.5-acre parcel south
of Second Street has recently been rezoned to Business Park (B-P). The 3-acre parcel
north of Second Street is generally divided into a 2.5-acre General Industrial (1-2) parcel to
the south and a .5-acre Residential (R-1-C) parcel to the north.
Business Park (B-P) Zoning (Section 541):
Business Park (B-P) Standards
Floor Area Ratios (FAR):
1.0
(28.6-acres x 43,560 SF/AC = 1,245,816 SF
x 1.0 = 1,245,816 SF possible
Impervious Lot Coverage:
Building Height:
85%
45'
(Allowed up to 80' permitted with an
increase of a 2' setback for each l' in height
if abutting a residential district.)
Building Setbacks (B-P)
Front Yard:
Side Yard:
Rear Yard:
20'
20'
20'
(50' if abutting a residential district).
(50' if abutting a residential district).
(50' if abutting a residential district).
Parking Setbacks (B-P)
Front Yard:
Side Yard:
Rear Yard:
20'
10'
10'
(50' if abutting a residential district).
(50' if abutting a residential district).
(50' if abutting a residential district).
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Business Park (B-P) Selected Requirements
· The purpose of the Business Park District is intended to allow for business and industrial
operations. The performance standards for this district are intended to establish and
maintain high quality site planning, architecture, signage and landscape design to create
an attractive and unified development character.
· Loading docks to be screened from public right-of-way.
· Parking lots to have a landscape buffer edge with a minimum 3 %' berm.
· Project to be designed to minimize traffic impacts to adjacent residential neighborhoods.
· Open storage is prohibited.
· Off-street parking containing more than five stalls shall be screened on each side
adjoining a residential use or public street.
· All buildings shall be finished on all sides with permanent finished materials of consistent
quality. Major exterior surfaces of all primary structures shall be face brick, architectural
concrete, glass, stucco, synthetic stucco, decorative block, or stone. Precast panels and
concrete block may be acceptable if incorporated in a building design that is compatible
with other development throughout the district. The determination if precast panels and
concrete block are acceptable is in the sole discretion of the Zoning and Planning
Commission and City Council.
General Industrial (1-2) Zoning:
General Industrial (1-2) Standards
Floor Area Ratio (FAR): 0.6
(2.5-acres x 43,560 SF/AC = 108,900 SF
x 0.6 =65,340 SF possible)
(35' next to residential district)
Building Height:
Minimum Lot Width:
Minimum Lot Depth:
Minimum Lot Area:
45'
100'
120'
12,000 SF
Typical Permitted Uses (1-2)
· Offices
· Printing/publishing
· Storage
· Fabrication
· Food and edible products
· Building material yard
· Vehicle maintenance/repair.
· Billboards are permitted in 1-2.
· Permitted accessory use and retail up to 25% of the floor area.
· Off-street parking.
Building Setbacks (1-2)
Front Yard:
Side Yard:
(50' if across from a residential district).
(may be reduced to 0) (40' minimum side
yard abutting residential district).
Rear Yard: 20' (40' if abutting a residential district).
· Relocation of the existing drainage and utility ditch and easement will make the 3~acre
parcel a developable site.
20'
20'
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Residential District (R-1-C) Zoning:
Residential District (R-1-C) Standards
R-1-C is a single-family medium-density residential district. This district occupies the north 120
feet of the 3-acre "chimney" parcel. The location should not impair the proposed use of the
area for either Medica or another user.
Allowable Uses (R-1-C)
· Single-family homes.
· Off-street parking for abutting B or I use may be extended the width of three contiguous lots
or 150 feet, whichever is greater onto land which is zoned for residential uses. Provided
the land is under the same ownership or control as the land which is to be served and said
parking lot is not located between two existing abutting residential uses, subject to
conformance with parking lot standards of the Hopkins zoning code.
Conditional Use Permit (CUP)
· A Conditional Use Permit (CUP) is required per Section 525.13, Subparagraph 2c. Any
new structure with a value of $150,000 or greater.
· The need for a CUP will require approval at Planning Commission and City Council. Public
hearings are officially held at the Planning Commission.
· A Development Agreement will be required.
Parking and Drive Aisle Requirements
Parking Size: Perpendicular spaces shall be 9' x 20'
Drive Aisle: 23 feet wide
Parking Bay Recommendation: 65 Feet spine to spine
· Compact stalls (8' x 16') may account for up to 25% of the total.
Number of Spaces Required for Specific Uses
Medical/Dental Clinic:
3-parking spaces for each doctor
or
1-space for each 150 SF Gross Floor Area (GFA)
1 space for each 35 SF of GFA
1 space for each 200 SF of GFA
1 space for each 250 SF of GFA
Restaurant/Cafe/Bar:
Retail:
Banks/Office/Public Buildings:
Warehouse/Storage/Bulk Handling
(in structures over 6,000 SF)
Motel:
1 space for each 2000 SF of GFA
1 space for each room plus one space for
every 8 rooms
· Joint parking or facilities may be provided in one area.
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Landcape Requirements
The City of Hopkins will require a landscape plan. The minimum size of deciduous overstory
trees shall be 2-1/2" caliper, deciduous understory trees shall be 1-1/2" caliper, and
coniferous trees shall be a minimum of 6 feet in height.
Project Value
Below $1,000,000
$1,000,001 - $2,000,000
$2,000,001 - $3,000,000
$3,000,001 - $4,000,000
Over $4,000,000
=
Minimum Landscape Value
2%
$20,000 + 1 % of p- value in excess of $1 ,000,000
$30,000 + .75% of p- value in excess of $2,000,000
$37,500 + 25% of p- value in excess of $3,000,000
1%
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· One tree per 1,000 SF of gross building area.
· Landscape bond of 150% value in place for two growing seasons.
· Parking areas shall be landscaped and planted to at least 5% (excluding landscaping
abutting parking lot and to the extent of any public right-of-way) of the actual surfaced
area.
· An underground sprinkler system shall be provided for all landscaping areas except
areas to be preserved in a natural state. The sprinkler system is required to have a
sensor for automatic shut-off.
· A planting buffer shall screen all off-street parking. This buffer shall include a berm at a
minimum height of three and one half feet and landscaping adequate to screen the
parking lot.
· Existing plant material of acceptable species as determined by the city forester existing
on the site prior to development, may be used as credit for such material.
· Pathway systems both internal and external complete with lighting and recreation
features will be required.
Review and Permit Fees
Review Fees:
City of Hopkins Development Review Fees (2000 Schedule):
AUAR/EIS/AUAR $ Pending
Conditional Use Permit $ 500.00
Preliminary Plat $ 150.00
Final Plat $ 100.00
Escrow / Development Deposit $ Pending
Application Fee Est. less design fees for 31.6 acre site $ Pending
Permit Fees:
Building Permit Fee:
Plan/Site Check Fee:
SAC Fee:
City Water/Acre:
City Sewer/Acre:
Park Dedication:
Street Light Fee:
Per table 1-A of the 1997 U BC
65% of Building Permit Fee
Pending
Pending
Pending
5% of the land value
Pending
Existing Zoning and Land Title Survey follow:
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R-I-B SINGLE ::AMll Y HIGH DENSITY R-6 MEDIUM DENSITY MULTIPLE FAMIL Y
R-I-C SINGLE FAMIL Y MEDIUM DENSITY 8-1 LIMITED BUSINESS
R-l-D SINGLE FAMIL Y lOW DENSITY 8-2 CENTRAL BUSINESS
R-l-E SINGLE FAMll Y lOW DENSITY 8-3 GENERAL BUSINESS
R-2 lOW DENSITY MULTIPLE FAMIL Y I-I INDUSTRIAL
R-3 MEDIUM DENSITY MULTIPLE FAMll Y 1-2 GENERAL INDUSTRIAL
R-4 MEDIUM HIGH DENSITY MULTIPLE FAMilY F.P. ~ FLOOD PLAIN
R-4 PLANNED UNIT DEVELOPMENT INS INST1TUT1ONA1.. DISTRICT
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DRAWING FlU:: 2ooo-561-M.OWQ
REVISIONS . ~
12/15/00 revised zoning, PID "s, and setbc\
ACEII1IEIIT
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SW QUARTER
RenCH 111
TWN. 111. 1lGE. 21,
l HMlMpIn C-'7. --.ota
AL T A/ACSM LAND
TITLE SURVEY
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MEDICA CORPORATE OFFICE DEVELOPMENT
TRAFFIC SUMMARY
Preliminary Traffic Analysis
Preliminary traffic impacts investigations have been completed in support of the Medica
Concept-level development plan. The analysis was based on three key assumptions. First,
the total development potential for the Medica site was assumed to be 600,000 square feet
of Corporate Office use. Second, the analysis assumed that a new intersection with
Excelsior Boulevard in the vicinity of Milwaukee Street and Monroe Avenue would be
incorporated into the development to improve access to the north side of the railroad tracks;
replacing the existing skewed intersections at Milwaukee and St. Louis Streets. Finally, the
analysis assumed that direct access to the site would be provided on the north side from 2nd
Street North. Although the concept plan as currently illustrated varies somewhat from the
assumed maximum development potential, the proposed plan falls within the scope of the
assumption from the standpoint of traffic generated by the proposed development. Improved
access from Excelsior Boulevard has been a long-standing goal of the City, and has been
included in several past studies, including the Excelsior Boulevard Corridor design study.
New trips generated by the proposed development are estimated to total approximately 4500
on a daily basis. Directional orientation of these new trips has been determined by analyzing
the locations of Medica's employees based upon their home address zip codes. These
locations were combined with the Met Council regional travel model to determine the most
likely routes utilized by Medica employees for work trips to and from the project site.
Because of the structure of the Met Council model, these trips utilize the regional street
network and local streets classified as Collector or Arterial Streets. Based on the directional
orientation established, approximately 75% of the new trips are expected to access the site
via a new intersection with Excelsior Boulevard, while the remaining 25% are expected to
utilize 2nd Street North for site access.
Primary site access from the north and south will be via Highway 169 and the on/off ramp
intersections at Excelsior Boulevard. Nearly 50% of the total new trips would utilize these
routes to reach the site via the new intersection at Excelsior Boulevard. About 15% of the
new trips would be oriented to and from the west, and would utilize Excelsior Boulevard or
Highway 7 to reach the site. New trips on Excelsior Boulevard would also utilize the new
intersection for site access. Trips to and from the west on Highway 7 are expected to utilize
5th Avenue and Minnetonka Mills Road to reach the northerly site access from 2nd Street
North. New trips to and from the east are estimated to total 35% of the site-generated traffic.
Three alternate routes are expected to be used for this directional orientation. About 12% of
new trips with an eastward orientation are predicted on Excelsior Boulevard east of Blake
Road (County Road 20). An additional 9% of new trips are forecast to utilize Interlachen
Boulevard and Blake Road (County Road 20) south of Excelsior Boulevard to make
connections to Highway 100 and 50th Street through Edina. These trips would utilize
Excelsior Boulevard between the new intersection for site access and the intersection with
Excelsior Boulevard at Blake Road. The remaining 14% of new trips with an eastward
orientation are forecast to utilize Highway 7 to and from the east to Blake Road, then south
on Blake Road to 2nd Street North. This component of the new trips would access the site
from 2nd Street together with the new trips expected from the west on Highway 7.
18 DECEMBER 2000
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MEDICA CORPORATE OFFICE DEVELOPMENT
As can be seen from the expected directional orientation described above, improved access
to the site from Excelsior Boulevard is extremely important to the successful redevelopment
of the project site. Preliminary design alternatives for this intersection have been developed
through the cooperative efforts of the Public Works Director, the City's traffic consultant, and
the Medica design team. Review of these alternatives by the Hennepin County
Transportation Department and by CP Rail is proceeding. Preliminary technical analysis of
these intersection design alternatives indicates that an intersection design that can
accommodate the projected traffic levels is feasible.
Based upon the expected directional orientation of new trips from the Medica project, several
other intersections in the vicinity of the project have been identified for detailed analysis as
traffic studies continue. These include:
· The two intersections on Excelsior Boulevard with on/off ramps for Highway 169
· The intersection of Highway 7 with 5th Avenue
· The intersection of 5th Avenue with Minnetonka Mills Road
· The intersection of Highway 7 with Blake Road
· The intersection of Blake Road with Excelsior Boulevard
As studies continue, and as these intersections and the new intersection at Excelsior
Boulevard for site access are analyzed, several key concerns will be considered. Issues
identified by City Staff and the City's traffic consultant for consideration throughout the traffic
study process include:
· Maintain adequate levels of service for existing and future traffic
· Provide for safe operations for vehicles and pedestrians
· Account for metering of traffic at the Highway 169 ramps
· Minimize traffic impacts on local streets and residential neighborhoods
· Coordinate improvements with regional trails
· Coordinate improvements with planned transit options in the HCRRA corridor
· Account for future land use changes along Excelsior Boulevard
These factors will be considered in detail as traffic studies continue along with the continued
refinement of plans for the Medica project.
18 DECEMBER 2000