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JUL-11-00 TUE 13:32 HILLCREST DEVELOPMENT FAX N0. 3782424 P. 02 BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD,SUITE TWO/HOPIaNS,MN 55343/(952)238-1867/FAX(952)238-1871 July 7, 2000 Refer to File: 0048 MEMORANDUM ✓�L TO: Hoff Heiberg,Hilkrest Development FROM: James A. Benshbof and Paul D. Klappa RE: Traffic Review for Proposed Redevelopment of Apache Plaza in City of j Saint Anthony PURPOSE AND BACKGROUND This memorandum is to address the trip generation implications of the proposed redevelopment of Apache Plaza in the City of Saint Anthony. The site is located in the northwest quadrant of the intersection of Silver Lake Road with 371i Avenue, Apache Lane circumferences most of the site. Apache Plaza was once a thriving sub-regional shopping center. However,the core of the shopping center has suffered severe decline and is predominantly vacant. Portions of the site have been split off for other developments. It is the intent of the developer to remodel or replace the remaining core with high tech office space. Based on conversations with the developer, our work is to address traffic questions of the City regarding the change in usage from retail to office. The scope of our work is to compare the traffic generated by the site following the redevelopment into high tech office space with the traffic that was generated by the site when the shopping center was in prime operating condition. On Monday June 19, 2000, we visited the Apache Plaza site to inventory the existing developments. We also made observations of the traffic facilities within the site and on the surrounding roadway system. Original Site Characteristics Based on information provided by the developer, our site visit, and other research,the original development consisted of the following: Shopping center of 450,000 square feet of gross floor area plus a 100,000 square foot finished basement. Of the 450,000 gross square feet, 800/6 or