The URL can be used to link to this page

10. Discussion of construction access to Troendle addition to 0 e�rey �I'e C ITYOF ...................., i CHANHASSEN .. i ' lii:: ,. 690 COULTER DRIVE • P.O. BOX 147 • _ CHANHASSEN, MINNESOTA 55317 i - t_w' (612) 937 -1900 • FAX (612) 937 -5739 Action by ,, Ath nistrabr MEMORANDUM 1 TO: Don Ashworth, City Manager Pete S ,:ri ' e1 :c. C' V „y;, I THROUGH: Paul Krauss, Planning Director fig FROM: Sharmin Al -Jaff, Planner I Jo-P.1-1/ 1 DATE: October 9, 1991 I SUBJ: Neighborhood Meeting Between Carver Beach Estates Residents and Developer of Troendle Addition On September 16, 1991, the Ca r Beach Estates neighborhood I appeared before the City Council I 0 voiced their concern regarding construction traffic which will . • `: erated due to the development of the Troendle subdivision. T` background of the City's I involvement in the access is es •1ncerning the plat are very involved and explored in ear ' r re v its . A number of hearings were held with extensive pub A noti• and input at every stage. The end result is that the d -. eloper i paying $10,000 towards the I ultimate - extension of Nez - ce Drive - Pleasant View Road. As the Troendle plat has bee - pproved by e City Council and filed at the county, we are ' in a positn to impose any further I conditions on the plat. ` he Council re• ested that the residents seek to have a meetin•;ith the applican to discuss the issues. II On October 2, ,,/'', staff attended the neighborhood meeting. Representing :e ••licant Fr • were Attorney Julius Smith and Da� " ° ' : s. "` ° ` - • Associates. Council members pre e - #3..� i� _ � � � r s 1! -r. Mr. Fortier open _ ,- meeting by presenting „ 'i.' ti ary of the Troendle plat. He then 4 c ,, at Mr B :. • fi _.' ' 11 ade an offer to I the State of Minnesota to purcha 3 r " ';* ' erly half of the Owens' property located to the west oi :'tf,e' Troendle plat. A draft plan was presented that showed the a s' property divided in half by I the extension of Nez Perce. ° The <��rthern half was divided into two lots with frontage on Peaceful Lane to be purchased and developed by Mr. Beddor. The southerly half was divided into four lots and proposed to be served by a private driveway extending from Peaceful I Lane and to be developed by another developer. Mr. Fortier did not indicate the name of that developer. I s . � PRINTED ON RECYCLED PAPER i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Mr. Don Ashworth October 9, 1991 Page 2 A question was raised about who will pay for the extension of Nez Perce, and it was requested that staff answer that question. Staff I/ stated that the city has to be petitioned to construct the road and, upon completion, we would assess the property owners receiving benefit from the project. Another alternative is that the developer construct the road and deed it back to the city. This project could also be initiated by the City Council. Fortier stated that in his opinion, assessing property owners is not a feasible solution for Mr. Beddor as he is proposing two lots only in the northern half of Owens' property. Staff did not take a position on this at the meeting, However, we believe Mr. Fortier is wrong and fully intends to recommend assessing the benefitted properties created on the Owens' land. A second subdivision scenario prepared by Fortier was produced, which showed a road connection between Nez Perce and Lake Lucy Road via the southerly half of the Owens' property. Staff was asked if this was an option. Staff replied that this proposed connection would have to cross a steep hill to make that connection. The city has adopted a policy that would limit street grades to 7% or less. Furthermore, at the time Vineland plat was approved, the City Council adopted an access concept plan. The option proposed by Fortier was reviewed and dropped. The approved concept plan would loop Nez Perce Drive to the west, parallel to Pleasant View Road, and hook up with Peaceful Lane. Currently, Nez Perce terminates in a temporary cul -de -sac at the easterly property line of the Troendle plat. When the Troendle Plat appeared for subdivision in front of the Council, the access concept plan was implemented. When the Owens' property develops, city staff will request that the City Council consider and complete the adoption of the access concept. A resident of the neighborhood pleaded that the city not change this plan (the city has never given an indication of a desire to do so). Other comments were made regarding speeding along Lake Lucy Road, and the possibility of installing speed limit and stop signs. Staff stated that these comments would be brought to the Traffic Committee's attention. Some of the residents requested that the developer ask his builders to comply with the speed limit. Fortier said that this is something that can be taken care of. Another issue of concern was the intersection on Nez Perce and Lake Lucy Road. Residents believed that stop signs are needed. The engineering department has informed us that the street department has ordered street and traffic control signs for Vineland Forest Addition, which includes Nez Perce and Vineland Court. The engineering department is aware of the limited sight distance on Lake Lucy Road at Nez Perce. The engineering staff is considering 1 Mr. Don Ashworth October 9, 1991 Page 3 reducing the south boulevard grade to improve sight distance and implementation of this proposal in 1992. The last issue raised at the City Council meeting concerned developing a temporary access over land owned by Beddor in Vineland Forest. Staff confirmed that Mr. Beddor owns the northern three lots. The City Council may remember that when the Vineland Forest plat was approved, an access option to Pleasant View Road in this location was deleted due to resident objections along Pleasant View Road. Our engineering department tells us that new utility lines were installed in the vicinity of these three lots with the Vineland Forest subdivision. Due to the location and depth of these utilities, it is not possible to consider driving through this area on a temporary or permanent basis. If construction traffic were to utilize a driveway over these lines, it is likely that they stand a serious probability of being damaged. SUMMARY 1 Staff is unsure as to how we can further resolve this issue at this time. The facts as we see them are as follows: 1 1. The city has had a long standing policy of developing an extension of Nez Perce to Pleasant View. Due to the underlying land ownership situation, it is reasonable that this is being done incrementally as the property develops and the city has demonstrated a good faith effort towards this end as evidenced by the design of the Vineland Forest and Troendle Addition plats. 2. Residents have been notified of every public hearing, far beyond normal notice requirements due to staff's sensitivity to their concerns and a desire to keep them involved. 3. The Troendle Addition plat has a condition requiring the 1 payment of $10,000 by the applicant that will be used towards the completion of Nez Perce to Pleasant View Road. This was a compromise condition that was recommended by staff and I/ approved by the City Council after reviewing all pertinent facts as well as resident concerns. 4. The Troendle Addition has been approved and filed, and the 1 applicant has satisfied all conditions attached to this approval. 1 5. In the interest of making a good faith effort to resolve these matters, the applicant did meet with the neighbors and has, as we understand it, directed that initial construction traffic enter the site from the north along Pleasant View Road to respond to neighborhood concerns. Staff is unsure as to 1 1 1 Mr. Don Ashworth October 9, 1991 Page 4 whether this can be done on a permanent basis and, frankly, we don't believe that it can. We fully expect that when homes are under construction in this area that contractors will likely enter on the public rights -of -way off of Lake Lucy Road. 1 • 6. The applicant is continuing to make a good faith effort to acquire a portion of the Art Owens' property. A subdivision that would be required to split this property will result in 1 the dedication of right -of -way sufficient to complete the connection of Nez Perce to Pleasant View. We do not believe that there is any realistic means of accelerating a private individual's acquisition of another private individual's 1 property; however, everyone concerned seems to be making a good faith effort to bring this about. Unless directed by the City Council to undertake further initiatives in this area, staff will consider this matter closed until we have had an application submitted on the Art Owens property or until 18 months has passed and the City Council has directed us to once again bring this item back before them. 1 1 1 1 1 1 1 1 1 N . OP - NB - r r r r r MI 1010 M M a- r MI - VINELAND FOREST TPLAT FILE NO. I C•R.000. Na F C. X t ,::: i C 1.1 A S E OW 0.110 Mama -. m ., . .•w r KNOBS ISOM aMY.MT MT 10fa tY lTY0MON ISM _ — aMYro00r Me Mrw Mtg. 10 SWUM. Iw Mlt WMMN114M1111r.r YrleO won MOWN 1 1 _ 3. \ J .- 0 GO IGO 0110 HO 111••• \\' \ -. �, __� S" - .r % F �� `^ 4• •C i \ \ ! i � Ig.;:i aes \1 r. yyyy a. t 'j j , 4 r I se V i M � r i C i ''. 1:::` ..3 il: < :ri I _ ` I= <' 1 10 9' -,--, k.. to 1 - IM w- a ' , - - - - . - -- . i :, • 1 - I ; - -- t ' I ■ I <t , 1 1 i �; , / L. I �� > Il 1 1 12 1 y • • .� _ J L -• is OYTLOT •_ �� wr<I[Ylri l3 -"° �I ` '� .+ NEZ EKE •� �. e r ; f / 'l _ �' I � ! : — ` I- -- 1 _ I ,mow i i ' pp , " ., ' S .0 KM $ flti is .l 4MI101M 10110. w YOI Ir . 1 •j 1 1 Z 1 3 1.. I , 11: 0e.. M e110 01 M.11 .. I - , . , 61 I 1 • 1 S 1 1.11 MPS r .wi101i. MIMr• I I it _ I �1 11I IP I (1 , 1 4,,,, 4,,,, ' MPS OM. YWr 1 - 1 - I L_ __JL t1 " ' M _• Y \ .• \ Fir r, . ■ r, . . • •ina•• ••1.w• • • MM21�1 belt • Mjl!!r 1. ' o . a 0 1,....1.-- :TACHMEN " i ■ _N 1 cs5 P1 cur , t . ,AL-Evafive prese-ni-ed by aeplico„n\-- ad -the (.1.A. 2 ) I9 9 i NeJcOirh000l mee_kic Ir./ L �Ggotr -N T K EkJ i , I IV • ; A Y T n r • f ■ - „ • i 4 • .■.._. . I PaeL rm.... , .. % ?r r... ___ v *41 _____'7 / r • Ir . j • 1 ' C I . .. , • • t.lk6 tvcy .Co".." 1 A Cor\ne,C.4 - i o cN , N � fiCC ° f 1 E '\ L . E wh\CV\ nor. Cam, e.0 t 1 r , - k\ t-' OC-4 % -, \ \ Ne. or� Noc= � \e-e - . ATTACHMENT .� 1 -k-c - Ac_c_ess Conc_e0- T icT P Lc) 2 by fi ---.../ (..... . ... I _ _ ,o4E..� r 0 Ek, 1 I I 1 2� f ` r J Y ' �� / . it 11 1 i 1 . t . ,k4, 1 st ___., ,- (z \ i I , . , 1 \ \ 4 . ali 1 1 F—,- , a ------ . 1 all i 1 1 ATs. 0 11%..\%N,,,,,,,......., U Pk gh I i 40.40E Lacy 2 0 .4-..r, \'; 1 ALTERNATIVE 3 1 1 II ..;_, 4 C1TYOF - .___ 11 . ( 0)! I CHANHASSEN 11 _ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM II TO: Don Ashworth, City Manager FROM: Paul Krauss, Director of Planning II Dave Hempel, Sr. Engineering Technician DATE: September 8, 1989 II SUBJ: Alternative Access Concepts for the Vineland Forest Subdivision #89 -8 II BACKGROUND On August 28, 1989, the City Council reviewed the preliminary II plat request for the Vineland Forest subdivision (see location map). The plat as proposed illustrates the creation of 21 single family lots accessed by a cul -de -sac from Pleasant View Road that is approximately 1250 feet long. The proposed plats and existing II homes are shown on an attachment. Access into the plat is the primary issue. Area residents raised I concerns over traffic on Pleasant View Road at the Planning Commission meeting with the result that the Commission was unable to reach a consensus on the plat. Staff recommended approval of II the plat conditioned on the addition of a southern outlet from the plat, using Nez Perce right -of -way to intersect with Lake Lucy Road. The inclusion of the southern outlet would result in the creation of a north /south connection between Lake Lucy Road II and Pleasant View Road and also provide a second access as requested by Public Safety. II At the City Council meeting further discussion on access issues was heard. A series of revised access concepts were introduced by an architect representing homeowners located on Pleasant View Road. The City Council ultimately voted to• continue the item to II give staff an opportunity to review access alternatives. Development of Alternative Access Plans II Prior to preparing alternative access plans staff considered a number of issues. These are described below as follows: II 1. Access plans for Vineland Forest should be designed to serve not only the site but also adjoining vacant and under- developed parcels in a comprehensive manner. For the pur- ' poses of this analysis, we have defined the study area as the II , - -- - - -- - - - - / • 1 E 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8 i ID co t. go - I - 1 i 1 . I /../ i 1 i ! 1 ill. AC L AN E 1 V, CHR/ST Li ' MENNE t 111 — ■I A L -41 IligkilMWIN1 we or -AIIII • :- .• .,...i., j 'if 111 ,,.. triti. ___ ST ak mu ,, Lon 1 r ciffi 4 .fr T - I. - LINE CIRCLE Ir moi, 01,„„ • 6\ L . Ar4. AM i: 1-49:0 -wilTs Xi: i If 4-1.1- --L-k w *4. '1440:1.441.11V; \ ‘A: 0 \ Al. ) ,,;-- r, el ' - $14ibi'AIV. 21:test-Va RO :SW ' , '4 w. . di - :-.'_;wcvi Fravanil '',■#', ml --r.. - ) 12 11--"'"I i PROJECT L 0 C A T I 0 N 017212 r 1911 Lt - N "ar ;* 11 , , j 1 o' I En y r4 "l (// ____ Illaki2 , - 10 2 II rje min.; ayalm ;, „.:,., __..• C -- . . AIIPI a' 411 migrA5 .mio wr., --- -,". . \\ , /- ii i. RI ..■ 47:4.-., J4, 4 '411* - FAA 11. ___ _ i)/ 'qt:' s' -- ■ -■ top aii-9, N_ ._ a OM. I 6 .4 mag evws ‘a 14 4 - --i ow 4.• — . i i:Ao ,, LAKE LUCY In te s • — et --% t:;*fi ,,,I* AP EIVENrk - ' ..eL isio■■• /4 le e t- - - ijA tS flOA 0 i - Imo st. •:,s INA... --= s II ( 4 4 it IL M - I FIL 1- :"E WAWA SV4 gb _. ----, - _.-4:4 E in .___ a 4rr..;"7: :54lifiiiiiI10 itat' . 4111 !'" - Alk OL el .. igt4/417... - ,,i INTRI” NIA \ si im6 11 ----• w " 4 olloltqop. al: . 2 LA V st ‘ 1 1 1 ■ 4IC l l Wallnailinglifelia:::7341"1 Pi 93 14-4‘.6 ' 1.‘12(::. triellifiL121 1 ,......z. :F. , ik; ..... 41/ 41, 4 10—.11 wal ._ • _ - -- 1 k I iiiih a nn i A UM, : 114111 6 . . 1 LOCATION MAO ,.•47groifr , .7,...\ , LAKE ANN it & VIA 4,„ ) i IciLi.›- ik kV A tif ■ %%N Co afk iiima■,-, win OM 1 4 ,,w E 4114 . nu, O 7 i!E. rreil . ... ., . TeNtV .17:111-11-142 ' "Alt t . tr. 011.- • 164 _.--------- " i otos IV a ii I:1M p OP' 00 o rgatia ill1111 Mil !IP illig I Oils al /194 40 1 611,ft'a :.1 1 • -N i 't L c ies hvo. . ,Iri ,4. .dbtivr 0Ew 1 • i 1 1 i• . .1 t mg p I w ' /- r -i v 1 ' r — , IIP 1 +I 1 i ir .... 4, \ �\` \ •_\ �_ . . i \ I P�� \ 1 E ACE f LL& , __, t , �,.l- I Pt ---- , ' • `' — --FO R _ - - A °. VINELAND 7 1 sr- - �� _______4 PP > \ • - 11 -1A ZETTV '11_ I ■ 1 0 i \ ... . �� 111 lb _ .C,I�iCE L u �y Ro .ao ' 1- . .L.,..\ .... 1 z� • 1 PROPOSED PLATS /EXISTING HOMES � � 1 . .. . - Mr. Don Ashworth September 8, 1989 Page 2 land located between Peaceful Lane on the west, Pleasant View Road on the north, the Fox Path neighborhood on the east, and . Lake Lucy Road on the south. We acknowledge that these par- cels may not be developed in the same time frame. However, we believe the overall access plan\is essential if adequate levels of service are to be provided while minimizing neigh- borhood and environmental disruptions. Existing platting and neighborhood's development pattern should be taken into account to maximize feasibility of the concept and minimize neighborhood disruption. 2. Given the size of the study area, staff estimates that , approximately 55 homes could eventually be built. Each, single family home will generage approximately 10 trips per day. This estimate is based upon the access and development concept plans that are presented in this report. The plans attempt to provide lots consistent with city development standards. In our opinion, to adequately serve this large an area a through street connection is warranted. The connec- tion is important to being able to provide adequate levels of service for local residents and reasonable emergency vehicle response times. From the standpoint, of the larger, surrounding neighborhood a north /south connection is con- sidered to be of benefit for traffic flow and emergency vehicle access since it would be the only connection between , Powers Boulevard and Lotus Lake. 3. Traffic levels on Pleasant View Road are a consideration. The street carries a fairly high traffic volume and is on the city's state -aid system. Recent counts taken by the city show traffic levels of somewhere between 960 and 1300 ADT (average daily traffic) at the Vineland Forest site. An ADT of 1000 is commonly thought to be the dividing line between local and collector streets. Portions of the street exist as a sunstandard design exacerbating traffic problems. 1 4. The access concept should result in a high quality residen- tial environment. Significant stands of trees and wetlands should be protected. Cul -de -sacs should be created where feasible. Potential Access Points into the Study Area , There are a series of roads and undeveloped rights -of -way that could provide access into the study area (see attachment). Each was reviewed to assess its feasibility for extension into 'the area. These are described below: 1. Pleasant View Drive , Advantages - Street functions as a collector with east /west access. Grades and sight distance make access. 1 feasible along much of the frontage. 1 I 3 . V . X .•. \ , , , .............. DC36,3 C 76.16 . - i • az ma. OR IV, II 4.• „. I 1 1 1 11/ •1,1 4... • .1/1 O. AVn.........111 ! " ' / ...y.2... _ In'a?"'' ...;2 ''' \17:41 4. •••i;■•- 1 1 I • . zs .•11), .,, if ..• ... .: 0001,v 10 ' — -- 4 - is , 4 • • I V 5 •// . • (i.145 ' • 424 11 0 i .... 7. i C , //' 4' ....':-• ..:: '174 •ST: I 7.0 '; ........3.‘1. . it• • a • c•• .00 R 6 • t • ...•'•1 s ' , .... so MOO WM I el, • vs• 1 - , I • R•S" 1 ' 1 PI • A 11 - - ; _ . , /,. _ ii..„ ,., ‘,.. ,:l .. •_ ...• - 4\ ,. • 1.;,,%,:x,/ .,- . . .... I \ 1 , , I ■• ,• ' C°11 5-frilA k •,..- , . , O . k blerl‘_ "• . • '. -. Mt 1 3 \ b .,. 404 2 ! 2 17 J RATOLE 1. • 1. -. I: % a .- .... • :-%'-' t. I ; Of MO ISA \ •••• ■ • I: b . 7 . -.. .. 'N .,, III. • ../ • 2 I • \ - •" . -7. ... ‘,‘C•• , C.) ' 2 _...• •-• ...„ 44 ., .r It, .c, . I I. .4 111111 NI 0 r . . 7 ? V . • ... rit . • stil MK , ' * V . 1 • • 0 ; • .m . A:1 • ' ' s• 4i I ? • :. ! Zno•Xtri• 1 i , - 'Irg.'.7."'" 3 3 .." I ' .3 ° 44) p • r • F' •••• *..• „...., \ /../ , % A ' i • 114- 11 ' I ii• I f f • • 4 ACRO e ,h ' iC S. . ' 1 ...._„,_.... . , • x: I ,1. \ . 4 . . ' i ' Si? , g : . ' . ) V' VIEN 2 .' It e i ROAD ., .,, ,d. 1 ...... ,••••• • • :of , . . 2 _ CH RISTMA$ . • P. 1 l'.4 . " ?; i A t s . i f+. s. IIP • I r, re " •i'' .‘„ I . ! ** I I ., a,' se.. r• • , - ,„, . • \ b. „44.. , .. • - 1 • so 06, RS / ' 'l e • 1 17 :2 ' I ' ' :•• ••••. • a . )' ir oo 'It \ .\\ • I It : I 21 _ _ _ A : ;•• qt 44, ' .. 4., - •?= A., 4 cii :,-*. t . . si. ' •ft: ,. 2 111' 141 fr , imr illi ., . 4....k. LFC VETC•Loo 37. itZ, r --- ----4 - s ---/ --"-= : " ' i i. • .• , LIT N0 ,,.,, !, ..... 1. - • :. 1 . NOV • V7 I \ C . . t.: f -- : e , „Awl. , ..... , tt! . ..*:• 1 0 1 :::::::.'.:..,..±...::4::. : 4i: . :;:;:;.;; --' ''' `'..-.:*.. -:''''' .'•,;;;,,"" " zr . • , .,, . 4 .., .'::,..„;A:: w • " " ., .. ' ' •-•'' ' ' '''' .. 4. ' . a :... :::::;;;:iii. •-• • - . ‘ I 2' .. a TO I filr' ', -: ....... 04 a .. .• 1 . 0 ' ..... a z.. .c - ...• 4' 1113 3 r A k i 1 Is . . , . • 3 . ". .„-....,,s , 4. 4- e 2 d'•' 2 ' • i \ • \ 1 ' -44, it 4 1i .• V. V 3 • . CO A 10 . •••• - TV Ct. op co,411 a ---""P --- 6 , \ '' i'' - - .. - - - - e• $„ ts , , 41 iripprigil .. , 3 trot .6 •.= . v '• (., - - ' • . , - ., „ ,,,„. C.% t I P ‘ ' I . ce• 4- 4 , 1 1 Pt n as , • ..*„ • " .i ... 11 .':';:::'•:::'•, 14 • - 1 • II ' 1 •• I• s MI C „ •• s• • 0 2 1 II tin an 7 1 1 27 ..,-.--- — 1 1 :1• .. - I iiimp IL ....,.. f 1 L . ,0 , .„.. , . i 0 CD .:,_ , - . . I ... '' *ea • Ps ‘ 4; ,, i,.. . r 7, : 1: .. 7. I i . 1 ::: .f , LARA .:;.',*.-- • :••• "-: :--.:' ./ • .•:. •••• - • La sv i fa 7 .• . ; f l .2 I li •••• 4 ' : ; „, • CC - ' : I •• S P • 1 ••• .. . f. '• - • t: ENCIA . 5 i ; i ..... 15: 1 , I __ , . $ ,-; • • • . -- .- ....,q,...Paiim ..\,..,. .. A ... s - .. • . 4 • .f. . •• . , - .v.. -, i • • , - 4:. .: . ...; . r • .• . a ..• • 1 4 di t ' • LA . ..". • I. I • 1'11 ' -is. 14 . ' : . i : : i 1 Z/C • ••• • o . / to/ --• ,,, . :. ... 4.1 .. ,.. '• •,,,, ,, ,.., 1 I GO l i•,...;••: .. -ES • I ..:::., % . . !. -P ' - '.. .... 0 •' • ' — , • .,.- - • • • ... . a , . .• .4. ...),.. •,:., 1 , i .6 ' . -, • _ p r , 2.5 __Ii . . t .1... j • : : ...,, . /yaw . •*,***$ . •• • . \\‘‘,.. CLAgeb. • R. •• 11 7%. 1 1 ! 1 '.■ Am., < ...,.. I , r is .• to. LIJ• . • • ■ a . , ,j, t- .. ...1 1 POTENTIAL ACCESS POINTS 1 . . Mr. Don Ashworth September 8, 1989 Page 3 Disadvantages - Street is built to substandard design and carries high traffic volumes. Neighborhood impact and traffic safety considerations. 2. Fox Path Advantages - Ability to use an undeveloped, dedicated right - of -way, north /south alignment that could serve to create street connection, while eliminating an existing over - length cul -de -sac. Disadvantages - Connection is extremely difficult to make, due , to severe grades and environmental impacts. Also, potential neighborhood opposition in ,Fox Chase if through street considered. It is not considered to be feasible. 3. Park Drive (Nez Perce) 1 Advantages Provides good access to the south via undeveloped dedicated right -of -way (40 foot) and has access to Powers Boulevard via Lake Lucy Road. Disadvantages - Grade on Park Drive is a concern. However, upon further investigation it was concluded that a maximum 10% grade with a 40 foot long landing area at 2% grade at the street inter- section could be provided and that grading limits are. acceptable. Staff believes this is a reasonable alternative from a design stand- point. Sketches showing street profile options and grading limits are attached. 4. Kiowa Drive (Hopi Road) , Advantages - Undeveloped dedicated right -of -way following similar alignment to but east of Park Drive. Disadvantages - Very difficult grades are present. Street construction would result in extensive tree loss. Staff questions if construction is feasible. Access to Powers Boulevard is not direct. The street is presently constructed as a dead end serving several homes. Although right -of -way is dedicated to make a connection to Powers Boulevard it is.unlikely that such'a connection is feasible due to wetland and ponding areas. 1 1 Q w , z, ' ` 15� ZTo/ap l \ 1 Q \ � -� -- �� Q . t\ \ I 15,1 / II 1 \ --+ _...r.r-.rr.- 1 r. ,v �- L_1 -_ -� .. .�_= � !. rNr .r...r. ;,;: ...N 1 X10 �_ �� -trr f[}gfCtrl +� / / C _ r. ..N...r..i..N r. .N - _ .:. s / , ft..... ,, rr.S / __ .rr.M.G \rRrN v! ... MIA tr...- lN..... MMM . .rN..r...N......r......rr =M..__ - _ - T. / iN Ma.. _ - - -- — — 1 I BUSOMIIMKOM ......UC6..L. t..r....... / / _ . 11 ur -C- r.` • ` ��, . y_iira "ft"ft i....... .... / ' r. •� / rM.r.r/Irrr.N _ ::: � / M SAS =: VS . ...J.._ SC UM C . :: _� I / - -- - -_ I I IC K SO FEE- / r ' I / / \ . • ra. Ora u.r. rr N Nr rr....NN Nr rN r .N Nr N.M. / . LN r rRMr.r Nr .N rMrrrNrrrr. NMI Mime .r..- .rr,1rMNNrr. / . rrrN. qr rrsrrr.rN.rr.rrrrl�.rr. rrr rr.rrxrrrr■ / - �� ..r.r.ur ar rr r ..........r....:. . l� / ..N. ..rrr l[ .. r r.rfrNrN rrr.rr..rr - — rN. r..N.... / I rM. ..r m....... .MN , N rrr■ ' um. ..N....■ r NOME N. .maNm ■Try.. rr.rr.....N.rr : I.�J NOME ��..Ar.rr T.: WSIIMMO r r MN� rN. Lin. ■.rrrrr. _ r.r.r.rr- 1 \ rr.r.r.r.rrrr.r.rrr.rrrrr...rrr rro� rrN 7,1 -• -------- .."-- :„....7.1,11.1 •rD SMONOWIRMSEMMUM r.r.N Nr.� �O N.sN.Nrr.NrNN.w..L.W�Nr M..tSr.r O ' L A K E .. _______ .t • Ili 1,____]__ 1 LEGEND : >; I ` - —1 I / ' _ , `' _ Developer's Grading Limits ; � . ' : ?:;:::::.:. 10$ Grading Limits . 1 r 7% Grading Limits �, .; < <` :. ,; : 1. / • ir __.___ / . _, ...4,4ii.4.4.......:......:::::::::....::...:::.-----0 , .. 5 5:, 1 ,oa3 S7 t M a ,6A s ,ol♦ 42 D R V E 0+00 . o37..,s ,...l -4 ,0% 3 17 u' 6I•N. ►.A %.% . R16wa 164V. z so LS 49 - - GRADING LIMITS ,04.,., i / .. ...111111.111.1 . 411111111111 o 4 +astoSreE • - 1 i . / 1 V 8 - tiv 1 1 . / i4 . t Z / . P f � 0 / /) 0 \k. f • ni . N .... / ), . , . S ( I b . 1 It ti, - t„ 0 , o i / ! iN ':11 1 r In i • / t` I I M mil T - I CD i i .5 0 Z ; o 0 l: • � 1 r 1 o PI * -t 1 i t 1 X 4 4 IN 0 s t�... I CD • in 1 Mr. Don Ashworth September 8, 1989 Page 4 11 5. Peaceful (Redman) Lane Advantages - The street is intended to serve the Pleasant Hills plat. The plat was given final approval but has not been filed. Plat approval will expire in October. Access through this area is reasonable and without serious difficulty. ' Provides reasonably good connection to the north with east /west connection via Pleasant View Road at a good location. Disadvantages - Approved plat (which probably will expire October) may limit design options. Would still result in the introduction of traffic onto Pleasant View but this is off -set by short distance to Powers Boulevard. ' 6. Outlot A, Carver Beach Estates Advantages - Undeveloped right -of -way to Lake Lucy Road. Provides good access to the south. Disadvantages - Grades make access difficult. Proximity to Powers Boulevard may make connection redun- dant. Alternatives /Comment There are a large variety of alternatives for serving the study area. Staff has attempted to limit the number of alternatives to those which have been discussed previously and a new alternative, ' that in our opinion, represents the most reasonable remaining option. The alternatives that have been studied are described below along with comments derived from review criteria established earlier: 1. This alternative is essentially the access option proposed by the developer illustrating serving Vineland Forest by a long cul -de -sac from Pleasant View. The concept has been expanded to illustrate how the balance of the study area could be served in a comprehensive manner. Comment - The option illustrates the ultimate construction of a street loop between the originally proposed Vineland Forest/ ' Pleasant View intersction to the Peaceful Lane dead end to the west. The alternative will ultimately provide a street loop that should offer adequate service internally within the study area. Construction of the street loop would be con- ' tingent upon the decisions of other property owners to develop their land. As illustrated, the northern stub street in Vineland Forest has been eliminated since, as proposed, it • 1 1 N i i ■%,/ 4 . : 414eS A vo . /c7LE iliv ✓/Ew 1 T . n , 1 p V • t kit .1 1111 -.. 4. i I t m i I it Peon ',EACE �„` i r•"'" V P ►A .ORS T 1 _ PLAT 4 16:1`EM / . 1 It Ilib i 1 ZAfICZ Lacy /Coal° 1 ALTERNATIVE 1 1 1 i N I I L.7,-, P C enr 4 il/de .. , ____________,...............1 • ' ......,,,LI fi 4 rd4A,r ow I 1 i 1 - i a . / t L i k t , 1 II v II i il , , . 1 k 1 PAL •• L 1 ' FACE ' h Y � F...4- °• INEL ' ND at P ►A _ T 1 1 y PLA 1 r vi/ TG TZ ,' t � 1 ' R c t 1 I 1 , \ .....-...... . _ 1 .( . _4*Z LLJGy 2o0 1 �,1 ALTERNATIVE 2,. 1 . 1 .. N _ - I 1 - i 1 I 1 • Ilk • 1 a 1 . ,. -..... ,,, , , P N . I I k 1 I I t ` 111 Pain 111.:40 0 -� k eQ • - - - - -= ` al 1 - - - -- i AC'S. • T.wtp- I . C r --• •aati . f - :. \'‘. ■ - . MI Ole i •C.IA'E Lacy Rea4 Z � 1 ALTERNATIVE 3 t i 1 N L:iv4 p / .vA0 r 0 Ew p � • a . � - ft 1 . ! 1 I 5 I F :I / i ti 1 k Pool 1 1 �..� ° VINEL ND 0 RS T PLAT F viJ TTs tt 1 0 g 1 J • . AkX Lacy 204-0 1 c' ALTERNATIVE 4 1 �E 1 1 - .. Mr. Don Ashworth 11 September 8, 1989 Page 5 cannot be built without the removal of a home on the 11 adjoining parcel. This revision has been repeated in the three remaining alternatives as well. II Connecting to Pleasant View from Peaceful Lane rather then the original Vineland location to the east, could have a beneficial traffic impact. We believe this would result from Pleasant Lane's proximity to Powers Boulevard that should help orient traffic to the west rather then east along Pleasant View. The streets appear to be feasible from a grading standpoint and environmental impact is not excessive. There are two significant problems with the alternative. The 1 loop street concept results in the fact that all of the traf- fic in the study area will be required to use Pleasant View. The second concern is that it does not provide any access of the south thus eliminating the potential for a north /south street connection. 2. The second alternative is the dual cul -de -sac option , illustrated by an architect working for the Pleasant View area homeowners. To allow for a reasonable comparison the alternative was expanded to create a comprehensive access plan for the study area. Comment - This option tends to split the access burden with most of the traffic.exiting south to Lake Lucy Road. Ultimately a connection would be made to the west to Peaceful Lane. A small portion of the traffic would exit directly onto Pleasant View at the original Vineland Forest intersec- tion. This alternative can be reasonably constructed based on gra- 1 des and environmental impacts are consistent with normal residential development. There is a north /south street con- nection but the alignment is quite convoluted which presents a problem for through movements. Distance traveled will be higher as will emergency vehicle response times. Again, construction is contingent upon the development decisions of adjoining property owners. 3. Staff attempted to start with a clean sheet of paper to create Alternative 3. The concept is based on a street loop running from Lake Lucy /Nez Perce to Peaceful Lane. Comment - The alignment is more direct then the one described in Alternative 2. Street construction is reasonable, all study area parcels are served and high quality residential environments will result. The south } of the Vineland plat remains largely unchanged. The Peaceful Lane connection is contingent upon the vacating or expiration of the Peaceful i 1 Mr. Don Ashworth September 8, 1989 • Page 6 Hills plat (due to expire in October). As with Alternatives 1 and 2 the construction of the street loop is.contingent upon development decisions of adjoining property owners. 4. The final alternative is the original staff recommendation expanded to illustrate serving the entire study area. The street connection between Lake Lucy Road /Nez Perce and Pleasant View is probably the best alignment for meeting access needs throughout the neighborhoods surrounding the study area since it is centrally located between Powers Boulevard and Lake Lucy. As such it may also have a greater potential for introducing traffic increases onto Pleasant View. A significant advantage is that the connection could be constructed immediately without requiring the par- ticipation of adjoining property owners. STAFF RECOMMENDATION Staff continues to support the original access concept ' illustrated as Alternative 4. Our reasons for this position area based on the advantages of the alignment for the north /south con- nection and the fact that it could be built immediately without requiring participation by adjacent property owners. The impor- tance of the last factor should not be minimized. Constructing street extensions after a neighborhood has been developed is often a controversial process. If this option is not acceptable to the Council we would recom- mend that Alternative 3 be selected since it meets the established criteria while providing reasonable north /south con- nection. Alternatives 2 and 3 would require a substandtial redesign of the ' Vineland plat. If Alternatives 2 or 3 are selected we would recommend that the required be returned to the Planning Commission for review of a revised plat based upon your direc- tions regarding access. The Council should be aware that city staff does not have the ' capability to prepare an indepth analysis of traffic patterns. We believe the data presented in this report is reasonable based upon our knowledge of the subject. If a greater understanding of ' this question is desired a consultant would need to be retained to prepare a computer model of the area. While this would pro- vide valuable information, it would involve additional time and cost. The Council should also be aware that regardless of which option is selected, easements must be provided to construct sewer and water lines north to Pleasant View. 11 Mr. Don Ashworth September 8, 198 Page 5 cannot be built without the removal of a home on the adjoining parcel. This revision has been repeated in the three remaining alternatives as well. Connecting to Pleasant View from peaceful Lane rather then the original Vineland location to the east, could. have a beneficial traffic impact. We believe this would result from Pleasant Lane's proximity to Powers Boulevard that should help orient traffic to the west rather then east along Pleasant View. The streets appear to be feasible from a grading standpoint and environmental impact is.not excessive. There are two significant problems with the alternative. The loop street concept results in the fact that all of the traf- fic in the study area will be required to use Pleasant View. The second concern is that it does not provide any access of the south thus eliminating the potential for a north /south street connection. 2. The second alternative is the dual cul -de -sac option illustrated by an architect working for the Pleasant View area homeowners. To allow for a reasonable comparison the alternative was expanded to create a comprehensive access plan for the study area. Comment - This option tends to split the access burden with most of the traffic exiting south to Lake Lucy Road. Ultimately a connection would be made to the west to Peaceful Lane. A small portion of the traffic would exit directly onto Pleasant View at the original Vineland Forest intersec- tion. This alternative can be reasonably constructed based on 9 ra- des and environmental impacts are consistent with normal residential development. There is a north /south street con- nection but the alignment is quite convoluted which presents a problem for through movements. Distance traveled will be higher as will emergency vehicle response times. Again, construction is contingent upon the development decisions of adjoining property owners. 3. Staff attempted to start with a clean sheet of paper to create Alternative 3. The concept is based on a street loop running from Lake Lucy /Nez Perce to Peaceful Lane. Comment - The alignment is more direct then the one described in Alternative 2. Street construction is reasonable, all study area parcels are served and high quality residential environments will result. The south-} of the Vineland plat remains largely unchanged. The Peaceful Lane connection is contingent upon the vacating or expiration of the Peaceful 1