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APR -27 -1999 16:07 <br />N <br />INC <br />MEMORANDUM <br />TO: <br />FROM: <br />DATE: <br />RE: <br />FILE NO: <br />NRC <br />612 595 9837 P.02'02 <br />NORTHV;'1 :ST ASS .IATED CONSULTANTS <br />COMMUNIn PLANNING <br />>IGN - MARKET RESEARCH <br />Joel Hanson <br />Stephen Grittman <br />April 27, 1999 <br />Little Canada - Country Drive Lend Use <br />758.10 <br />At your request, 1 looked at the Country Drive area -!1 <br />land use on the site. The property sits ; ibove the free <br />from south -bound interstate traffic, 0-though the m ! <br />embankment before the exit ramp for i .!Ale Canada R <br />almost no visibility of the site until well north of the L! <br />Local roadway access is good with Cculntry Drive. A <br />with two options (Little Canada Road := nd Rice Stree ! <br />distance from the site. <br />General retailing or service uses typically require E t: <br />a mass of space which creates a destination without t! <br />enough for the latter. Uses in this regory would it <br />and some professional offices, etc, <br />rrgard to the most appropriate <br />and has some limited visibility <br />of the view is eclipsed by the <br />i begins. Northbound traffic has <br />(Canada Road interchange. <br />s to the freeway Is reasonable, <br />ui: both options are a significant <br />er excellent highway visibility, or <br />visibility. The site Is not large <br />in hardware, furniture, grocery, <br />Convenience retailing uses typically require both e - dent visibility and access. This <br />site does not have adequate levels of either. Uses in t I:a: category would include traveler - <br />oriented commercial facilities like gas stations, convenft noe restaurants, and motels, etc. <br />Commercial Office uses typically require reasons :Cass, with less emphasis on <br />visibility. This site is well suited for commercial offic , <br />Light Industrial uses typically requrn good accesa <br />shipping and receiving demands, Kid office -wareh <br />on this site. Some manufacturing 01 warehousing open <br />volume truck traffic could be a problem here, dependin; <br />hours). Visibility is sometimes important, sometimes <br />5775 WAYZATA BOULEVARD, GUST E 555 ST. <br />PHONE 612-595-9636 FAX 61 `. -595 -9631 <br />Page 14 <br />>.eraally those which have high <br />facilities would be appropriate <br />>r;s may be appropriate, but high <br />ilia use (especially during peak <br />depending on the user. <br />JFS PARK, MINNESOTA 5541 6 <br />MAIL NACQWINTERNET.COM <br />TOTAL P.02 <br />