HomeMy WebLinkAbout8.a. Update Dunmore (formerly Evermoor Place ) Preliminary Plat Approval
EXECUTIVE SUMMARY
AGENDA ITEM: AGENDA SECTION:
Dunmore (formerly Evermoor Place )
Preliminary Plat Approval Public Hearing
PREPARED BY: AGENDA NO.
Eric Zweber, Senior Planner 8.a.
ATTACHMENTS:
Grading Plans; Exhibit A; Traffic
APPROVED BY:
K.L.
Memorandum; Rehder & Associates
Memorandum
RECOMMENDED ACTION:
None, Information Only
SUMMARY
On June 23, the City Council approved the Dunmore (formerly Evermoor Place) Preliminary Plat with a
mini-park but without the extension of Road A to Dodd Blvd. Attached to this report is the information
that the City Council had to review and that was not available to the Planning Commission.
It is anticipated that the Planning Commission will be reviewing the first phase of the Dunmore Final Plat
during the July 28 meeting.
RECOMMENDATION
None. Information Only.
Infrastructure Engineering Planning Construction 701 Xenia Avenue South
Suite #300
Minneapolis, MN 55416
Tel: 763 541-4800
Fax: 763 541-1700
Memorandum
D: June 8, 2015
ATE
T: Kim Lindquist, Community Development Director
O
Eric Zweber, Senior Planner
Phil Olson, Assistant City Engineer
F: Charles Rickart, P.E., PTOE
ROM
R: Dunmore Development - Evermoor Place/Glendalough Traffic
E
City of Rosemount, MN
WSB Project No. 1916-71
An analysis was completed to evaluate the potential traffic impacts the proposed development
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south of 132 Street-Dunmore Development would have on the adjacent roadways. The traffic
study includes evaluation of traffic characteristics, site trip generation, trip distribution, future
traffic forecasts, and recommendations for street improvements and traffic control. The
following provides a summary of the analysis.
Existing Roadway System
Currently the roadway network providing access and circulation for the area consists of:
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132 Street is a local east / west two lane street providing access from TH 3 to Dodd
Boulevard. It is paved for approximately 175 feet west of the intersection with TH 3. The
remaining portion of the roadway has a gravel surface.
Dodd Boulevard is a local / north south two lane street parallel to TH 3. It has a gravel surface
providing access from CSAH 38. Several local streets intersect Dodd Boulevard including; Dodd
stndth
Court, Charlston Way, 131 Street, 132 Street and 134 Street.
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134 Street is a local east / west two lane paved street providing access from the Glendalough
neighborhood to Dodd Boulevard.
In order to determine a base line condition, existing traffic volumes on Dodd Boulevard counted
in August 2014 were used. Based on these counts the following traffic conditions currently exist.
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Dodd Boulevard (future Road A) south of 132 Street
Existing Average Daily Traffic (ADT) 217
Existing AM Peak Hour 29
Existing PM Peak Hour 30
Dunmore Development - Evermoor Place/Glendalough Traffic
City of Rosemount
June 9, 2015
Page 2 of 4
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Dodd Boulevard north of 132 Street
Existing Average Daily Traffic (ADT) 318
Existing AM Peak Hour 29
Existing PM Peak Hour 32
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132 Street east of Dodd Boulevard (estimated)
Existing Average Daily Traffic (ADT) 220
Existing AM Peak Hour 20
Existing PM Peak Hour 26
These street volumes are very low in comparison to other local City streets which typically range
from 250 to 750 vehicles per day.
Site Trip Generation
The Dunmore development proposes 90 single family residential units. The estimated trip
Table 2.1.
generation for the development is shown below in
The trip generation rates used to estimate the site traffic are based on extensive surveys for other
similar land uses as documented in the Institute of Transportation Engineers Trip Generation
th
Manual, 9 Edition. The table shows the total daily, AM peak hour and PM peak hour trip
generation.
Table 2.1 Estimated Site Trip Generation
ADT AM Peak PM Peak
Use Size
Total In Out Total In Out Total In Out
Single Family
90 Units 858 429 429 68 17 51 90 57 33
Residential
Source: Institute of Transportation Engineers Trip Generation Manual, 9th Edition
Site Traffic Distribution
Generated trips for the proposed site development were assumed to arrive or exit from the
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collector roadway network using 132 Street, 134 Street and Dodd Boulevard. The trips were
assigned to these roadways based on the existing traffic volumes and anticipated growth areas
within and adjacent to the City.
Projected Traffic Volumes
The future traffic conditions on the area roadways were determined by adding the anticipated site
generated trips to the existing traffic volumes. The following shows the anticipated traffic
conditions on each of the roadways.
Dunmore Development - Evermoor Place/Glendalough Traffic
City of Rosemount
June 9, 2015
Page 3 of 4
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Road A (former Dodd Blvd) south of 132 Street
Projected Average Daily Traffic (ADT) 439
Projected AM Peak Hour 47
Projected PM Peak Hour 52
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Dodd Boulevard north of 132 Street
Projected Average Daily Traffic (ADT) 459
Projected AM Peak Hour 40
Projected PM Peak Hour 44
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132 Street east of Dodd Boulevard
Projected Average Daily Traffic (ADT) 715
Projected AM Peak Hour 58
Projected PM Peak Hour 75
Traffic Analysis
Based on the projected traffic generation and distribution discussed previously, the projected
traffic volumes on the area roadways will still be within acceptable levels for local City streets
and no capacity or operation issues are anticipated.
The primary issues identified adjacent to the proposed site are:
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Traffic north of 132 Street on Dodd Boulevard It is estimated that traffic north of 132 Street
on Dodd Boulevard would increase by approximately 139 vehicles per day. In order to minimize
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the potential for additional traffic traveling north of 132 Street, the intersection of Dodd
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Boulevard and 132 Street will be designed such that traffic exiting from Road A-Dodd
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Boulevard is directed east on 132 Street to TH 3.
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Traffic increases through the Glendalough neighborhood from 134 Street The proposed
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development plan south of 132 Street includes removal of Dodd Boulevard and construction of
a new north-south road named Road A in conjunction with the development. The develo
proposal would not extend Road A south to connect to Connemara Trail. The primary reason for
not extending Dodd Boulevard is the topography and significant trees within the area. It is
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estimated that traffic on 134 Street will increase from approximately 221 vehicles per day to
439 vehicles per day. As indicated previously these projected traffic volumes are within
acceptable local City street levels. The primary reason that traffic with origins or destinations
north on Dodd Boulevard, would travel through the Glendalough neighborhood and not use
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132 Street to TH 3, is how difficult access is to and from TH 3. In order to minimize the
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amount of additional traffic on 134 Street the street network could be designed such that traffic
from the north on Road A-Dodd Boulevard would be directed to TH 3. In addition, more traffic
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would use 132 Street to and from TH 3 at such time as a traffic signal is warranted.
Dunmore Development - Evermoor Place/Glendalough Traffic
City of Rosemount
June 9, 2015
Page 4 of 4
Alternative connection of Road A with Dodd Blvd to Connemara Trail With an alternative
connection of Road A to Dodd Boulevard with access to Connemara Trail, a portion of the traffic
from the new development would travel south to Connemara Trail. In addition, a portion of
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traffic that is currently on Dodd Boulevard north and uses 132 Street to TH 3 south would now
travel on the new Road A to Connemara Trail. It is estimated, based on the existing traffic
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patterns approximately 380 vehicles per day would use this roadway south of 134 Street. This
includes approximately 180 vpd from the development and 200 vpd with origins or destinations
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north of 132 Street.
Street improvement recommendations
Based on the above review and analysis the following street improvements are recommended:
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1.Reconstruct 132 Street to include one lane in each direction from TH 3 connecting to
Road A and Dodd Boulevard.
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2.A left turn lane should be provided on 132 Street approaching TH 3 to line up with the
westbound CR 38 approach. A minimum of 200 feet of left turn lane storage should be
provided.
3.Following development of the area conduct an intersection control evaluation at the TH 3
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and 132 Street intersection to determine the appropriate intersection control.
&
Rehder Associates, Inc.
MEMO
&
Civil Engineers, Planners Land Surveyors
3440 Federal Drive, Suite 110 Eagan, Minnesota 55122
651-452-5051 Fax: 651-452-9797 Email: info@rehder.com
Date:June,4,2015
To:TheHonorableWilliamDroste,MayorandtheCityofRosemountCityCouncil
From:BentonG.Ford,P.E.
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ThepurposeofthismemoistoaddressarequestmadebytheCityofRosemountPlanningCommissionwhen
theyheardourproposalattheregularmeetingofthePlanningCommissiononMay26,2015.Their
recommendationwasthatweconsiderthepossibilityofconnectingRoadAontheDunmoreplat(whichas
proposedterminatesinaculdesac)totheDoddBlvdstubroadthatwasconstructedaspartoftheCDA
associated
developmentjusttothesouthoftheDunmoreproperty.Thismemosummarizethechallenges
withmakingthatroadconnection.Inadditiontothismemo,theCityhasaskedtheirtrafficconsultant
toreviewthetrafficcountswithandwithouttheconnection.
DƩğķźƓŭğƓķƩĻĻ\[ƚƭƭ
Connectingtothestubstreettothesouth(DoddBlvd)mustbecompletedwithamaximumstreetgradeof8%,which
isdictatedbyCitycode.Theattachedexhibit(ExhibitA)isagradingplanshowinghowsuchaconnectionwouldlikely
bemadewithRoadAatthesouthendofDunmore.Theexhibitalsoshowshowthelotswouldbereconfigured.
Theentireroadwaythroughthesoutherlysectionofourprojectwouldbeplacedonfill,requiringimporting
approximately30,000cubicyardsofmaterialtoconstructtheroad,buildingpadsandslopes.
Asaresultofplacingthisfill,approximately46additionaltreestotaling690caliperincheswouldbelostduetothe
additionalgradingrequired:
threeheritageoaktrees
26significantoakstrees
9significantcherrytrees
6significanthackberrytrees
3boxelderstrees
Roughly95%oftheadditionalcaliperinchesthatwouldberemovedwouldbedeciduoushardwoodtrees.
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Aspartofthisproject,theCityinconsultationwithDakotaCountyhasrequestedaregionaltrailbe
accommodatedonDunmoreproperty.Thegoalofallregionaltrailistoprovideatrailwithlongitudinalgrades
lessthan5%tobeincompliancewithADAcodes.Althoughtherearesectionsofthetrailinthenonconnected
layoutthataregreaterthan5%,thoseareaswereminimizedtotheextentpossible.Connectingtheroadway
makesgradingthetrailconsiderablymorechallengingandwilllikelyresultinseveralhundredfeetoftrail
increasingingradeby2%to3%.
\[ƚƭƭƚŅ\[ƚƷƭğƓķ\[ƚƷvǒğƌźƷǤ
TheattachedexhibitshowshowthelotswouldbereconfiguredtoaccommodatetheconnectiontotheDodd
Blvdstub.Inthecurrent,nonconnectedlayout,RoadAanditsterminatingculdesac,remainlowandnestle
intothetreedslopes.
Connectingtheroad,forcesthesouthendofRoadAmuchhigher,requiring10to15feetoffilltobeplaced.
AttemptingtomaintainaculdesactotheeastofftheelevatedRoadAwouldhaveresultedinbuildingpads
thatareroughly12feethigherthanthoseshownonthenonconnectedlayout.Theincreasedpadelevations
wouldmakepadsunbuildablebasedonfillrequired,additionaltreeslostandunusableyards.
Asaresult,aviableculdesaccannotbeconstructedwiththethrustreetconnectionand1lotislost.Much
moreimportantly,however,isthedecreasedvalueof24lotsthatarenolongeronaculdesac,butonathru
street.Furthermore,thesize,spacingandwoodednatureofthe8to9lotsthatringedtheculdesacwith
broadeningbackyardshasbeenlostandtradedfordecreasedvaluelotsalongthestraight,thruconnecting
streetwithlittleexistingvegetation.
LƓĭƩĻğƭĻķ/ƚƓƭƷƩǒĭƷźƚƓ/ƚƭƷƭğƓķ\[ƚƷwĻǝĻƓǒĻ\[ƚƭƷ
Theconnectiontothesouthwouldresultinadditionalprojectcosts,includinganadditional100feetof
roadway,100feetofsanitarysewer,100feetofwatermain,400feetofstormsewerand30,000cubicyardsof
materialimportnecessarytoconstructtheelevatedroadandhousepads.
Weanticipateadditionalconstructioncostsofapproximately$15,000.00intheincreaseroadwaylength,
$225,000.00ofimportedfillmaterial,$12,000.00intrunkutilitiesand$25,000.00instormsewerforatotalof
$277,000.00ofincreasedconstructioncosts.
Wealsoanticipateadecreaseinlotrevenuebasedon24nonculdesaclotsat$5,000.00/lot,decreaseinvalue
ofthe8lotsringingtheculdesacat$8,000.00/lotandlossofonelotat$95,000.00/lotforatotalof
$279,000.00oflostrevenue.Combiningtheadditionalconstructioncostswithlostlotrevenuetotals
$556,000.00.
/ƚƓĭƌǒƭźƚƓ
Theabovesummaryoutlinesanumberofreasonswhymakingtheconnectionischallengingandtheresult
reducesthequalityofthedevelopmentfrombothapublic(treesremovedandtrailcompromised)andprivate
(increasedconstructioncostsandlossoflotrevenue)perspective.ShouldtheCityCouncilmaketheconnection
aconditionofapproval,thedeveloperwill,inalllikelihood,consideradifferenttypeofhousingproductthat
wouldbeabettertransitionfromtheCDAtownhomestothesouthandmakebetteruseoftheavailable
land/terrainthatremainswhentheconnectionismade.