HomeMy WebLinkAbout5.c. Broback Industrial Park / Housing District t , � �
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Agenda Item 5c.
T0. MAYOR, CITY COUNCtL, CITY ADMINISTRATOR
FROM: DEAN JOHNSON, DIRECTOR QF' C�MMUNITY I}EVELUPMENT
DATE: D�CEMBER 1: 1989
SUBJ: DECEMBER 5, 1989 AGENDA ITEM Sc.
BRO$ACK INDUSTRIAL PARK/HOUSING DISTRICT
This item is a carryover from a discussion, which began at the November 7, 19$9 �
Regular Meeting. The issue at hand regards the request by Rosemount Woods Inc.,
a local cabinet manufacturer, to expand their business at 14640 Uiamond Fath.
The Planning Commission referred the request to the City Council, bec�use the
property was included in a Housing Tax Increment District in August, 1988. Staf#'
requested and received Council authorization to meet with the owners of :
Rosemoant Woods, Diane and Duane Michalski, to discuss the Hausing District
imptications and review the potential for business relocation. The following is a
detailed history of the Broback I-Park development -- intended to provide
background on the issues at hand.
Broback t-Park was approved by the Planning Commission and Village Conncil in
1973. Site grading was initiated and the Village began work on street and utility
work in 1974. The developers requested the Village cease the work, as the
economy had continued to worsen. The Village could not get out of the utility
work, but did drop construction of the frontage road. Sewer and water was made
available to the entire site.
One structure (Lot S, Block i) has been built in Braback I-Park. It was originally
built and leased to the Vo-Tech as part of the truck training center. When the
present Vo-Tech was constructed the use was abandoned. The building was
eventually sold and used as an appliance/mechanical contractor business. A few
years later it was sold to the Michalskis and used as a cabinet shop.
The Brobaeks began construction on another building on Lot 4, Block 1 in 1974,
but never completed it. Attem�ts to reconstruct on the property have been denied,
because the frontage road and ather plat requirements have never been completed.
As a result of this latest re uest in 1974 and a se arate permit request by Steve
9
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Broback in 1978, the City request SEH to prepare a feasibility stndy for the
remaining improvements.
In his February 4, 1980 memorandum, Glen Van Wormer identified several issaes
regarding the design and eonstruction of the frontage road as proposed in 1973.
He recommended severat design changes if the project were to be considered. In
reviewing these issues at a City Council meeting, the property owners refused fo
agree with the recommended design changes. The project died.
tn the s�ring of 1985, the property �wners, with the exce�tion of the Michalskis,
submitted a petition to c4cnplete the improvements in Broback I-Park "per
engineer's original paans and specifications." The City Council requested that an
' update on the feasibility study be prepared and a public improvement hearing be
set. The property owners raised the objeckions to any design changes, as well as
objections to the assessment costs. The project died a�ain.
December 5, 1989 City Council Agenda Item Sc.
* + Broback I-Park/Hou� District .
Page Two
Since 1985 we have had conversations with the property owners regarding the :
potential for residential development on the site. There have always been mixed '
reactions. The typical resp�nse has usually been tha[ the City should just put the
improvements in as originally planned and allow building permits.
in the spring of 198fi, City staff and Dakota County HRA staff inet ta discuss the
possibility of establishing a housing tax increment district in the area. The
�urpose would be to break the impasse in completing public impravemeets and
_ creating financiai incentives to change the land ase. The industriat zoning in this
area is completely incompatible with adjacent tand uses and development potential.
Staff discussed the possibilities of a housing district wi[h a couple of the
Brobacks. The response was positive. The housing district praposal was presented
to the City Councit and approved, August 2, 1988.
On August 25, 1988 the City hosted a formal meeting with the property owners
to discuss the housing district opti�ns in detail. We specifically discussed the
potential for townhome development in the area, �vhich would not require
replatting or changes in utilities. Tax increment financing coutd assist in the
relocation of the cabinet shop a�a �xov�ae additional incentives for housing
activities.
While there was encouragement from the owners af the vaeant parcels to proceed
with the housing district, many expressed interest in single family rather than
multi-family housing. 02hers su�gested a wait and see into the next construction
season. We also heard the familiar request to simply put the road in as originally
designed and issue some building permits. The Michalski's attorney was also at
the meeting and indicated she was there to hear what was discussed, ratker than
to rcpresent any opinions.
Very little took place unti} spring of 1989, when City and County staif inet ta
discuss the feasibility of single family housing. We wanted to determine whether
single fa�ily development was feasible from a cost and program eligibifity
standpoint; •Our c�nciusion was that a first time horne buyer program would be
eligible under the guidelines. We also agreed that the cost of improvements were
very feasible.
B�cause' of other priorities, the pursuit of the I-Park Housing District slipped to
the hack burner. We had not received any inquiries from th�e property owners,
untit the Michalskis approached us regarding the p�ropc�sed addition to their
bailding. We informed them of the variaus ordinance and code requiremenEs, as
we11 as the status of thQ hausing district. In revicwing the request the Planning
Commission requested that the City C:oancil make a determination af the status
of the housing district.
I spoke with Diane Michalski after the last Council meeting, when this topic was
ciiscussed. We agreed to meet November 21st to review the City's options and
discuss their own interests. That meeting was attended by Diane and Duane
Michatski, Tracie Pechonick, Kary Gill of the Dakota County HRA and myself.
We reviewed the status of things as they exist today. The Michalski's property is
properiy zoned and adequatety sized for ihe proposal they have submitted to the
City. While detai'Ied plans have not been prepared, they are awar� of the bui}ding
design, landscaping, sgrinklering and other ordinance/code requirements. They
are also aware of the purpose and creation of the housing district, which includes
their property.
December 5 1989 Cit Council A enda ltem Sc.
' i Brobaek I-Park/Ho�g �istrict� S
Page Three
We explained the process and assistance the City/County would be reqnired to
adhere to, should the City decide to deny an expansion and acquire the property.
We discussed potentia} reloeation sites and the potential for additional assistance
i f the relocation oceurred in the Gity's Redevelopment District.
� The Michalskis have been extremely cooperative and �atient during the past
several weeks. I believe they fully understand the requirements the City would
have if the expansion takes place. They also understand the position the City is
in, in terms of determining the status of the housing district.
Mr. and Mrs. Michalski stated their unquestionable preference to remain in
business in Broback I-Park and complete the addition according to all City
requirements. They requested that this issue be placed back before the City
Council as quickly as possible for a determination of their permit request. '
The Michalskis are very understandin� and pleasant to work with. I respect their
position and personal preference in this matter. They have run a clean business
' and have not been a nuisance in the neighborhood. That cannot be said of
previous tenants of the property.
We are at an obvious crossroads in determining whether the land use should be
permitted to remain as industrial and to encourage the devetopment of additional
industry in the area, or whether the pro}�erty should be developed for residential
uses. It would appear that whatever decision is made •- it will be permanent.
In reviewing the history of Braback I-Park and the residential eharacter of the
entire area, it is difficult to consciously promote additional nonresidential
developrnent in the area. The status of the under-utiTized property and land use
conflict was obviously the basis for establishing the housing district in the first
place. We now have the tools necessary to financially assist in the redevelopment
of the entire site and guarantee the compatibility of the land uses.
While Rosemount Woods has been an excellent neighbor over the years, I cannot
conceive of nine additional businesses that wouid provide the same qualifications.
Traf[ic, lot lighting, noise and outside storage are the typical nuisances associated
with this particular zoning.
With all due respect to the Michalskis, I feei the consideration and protection of
interests of the residential property owners in the neighb�rho�d must be weighed.
The maximum compatibility for the neighborhoad wouid be to reptat Brobaek I-
Park into single family lots.
Attached are copies of many old reports and memos regarding this development.
We will prepare some overhead �raphics for presentation at the meeting. My
recommendation to the City Council is to establish a moratarium on building
permits in Broback I-Park until such time as a decision can be made regarding the
disposition of future land uses. I realize this is not conducive to the Michalskis;
however, it will allow the City the opportunity to make the proper decisions.
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ORDiNANC� !ZO. /�jV L�� •A� �
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CITY t7F ROS�MOU21T
QAKOTA CK�UNTY, MIt�33ESUTA
]�T XNT�R��t t?R.��N�CS T"�FQP,t�.�tx�►X �Akt?'�TBI'�`S�tt�
TS�tJANG�', C?F S�Tl3 PX•A�1 I�PpRED'��P►Ie� �'.GA°l'8, ANI:3 BUI��Il�ita�
P�I'2��I�T'8 �N TH� B�t?�At'.'� iR+�U�S�T�t�A,� �ARR
T�IE CITY CJUNCIL ��' �H� C�'�'X 4F R.�?.SEMOUNT C)�.I�AZ33S' .�iS
FOLTAWS:
�e�•tion 1. Inta�r►te St xs fi�.h� iri��r�t o£ th�� ordir�an�e �c�
a11aw� tli� rity �o com�le�� a �st.��dy �br���7�ninc� ap��'ap.r3:ate l.anc�
us� cc�i�trol� �.n �h� Brr�b�ck �'ndustrial P�t�.r.k and in �.h� �.:���*r�.m ��.�
parofiect fi�he p].anni.ng ��ocess �r�d the sa�ety an� wel f.�r� �f the
citizans o� the c�mmunity.
��c���.ota �. T��ap�a�a�r�y Frc�h�ibitl�an. P+�nc�i�rg �he co�,�1+��ic►rt
cf_ th�-� ata��v� re��rx�� �r� stu�y at1r� �c�c��►tic�n s�f ���xc�p�ri.at�
a+Ffi��i�,3. c�nt.x�f�l.s, nca siL•a� �I.�n, pl�t esr ?au�.i.rly.z�y p�x�mzt. �hal.l. b�
app�:c�ved for` th� Bresk�ack Indu�strial P�r�.
���tis�n 3, E�€�c+�i.ve� �a�+�. Thi.� c�x��in�nc:e �ta�.11 take
�f�ect f�c�ra �nd aftQx its �as�ag� and gutal.iGz��fo� �nd sha�.l
xem<�z.n in effec.:t tar��i1 �.h�s d��� c�� �.;�� adopt�e�n of �.�Y� �+f'fici.�;l
cc�ntrr.�1� �:onte�g2�te��d h�r.eund�r c�x� May �., 1Q90, wh.i�ch�ver oc�urs
first.
Z�D(?P'1'�D this d�y o� , ].989.
CITY 0�' R�?SEMUUNT
BYt
Rc�llan Hoke, Mayor
ATTEST:
StPphan J 3k,
AdministratorjCl�r3c
(Fublished in t�he Uako�.a Cc�ur��:y Trib�ine tha:s � day of
' ; 1989) ,
4 i'�i: 1_1~-a __'_� 1�•l_i1 �r.;��_li°� _N�'1F'E'�LL, __{=1 l _ ^'I�_E1'� 1�_I ��rir...�_ �'.t;i;•'
� � . � . . . . . . . . �.f � � .. . �
CITX �J�" '1.�t�SE1�[GLIN'T
t)AKOTA GQUI��1"�, MINNESG'PA ,
R88O�UTION
Date R��t�].ution NQ. �,.
Mota.on �}• Seranded $� _ .._.._
R1�k;C>�U�.'�filN t�7:R�C'�'�:i�Tt3 !1''F38 �,'�'i.°X�t'� F�,�1�iN��t '7.'+C� 'k�FAR�
A LAND U�iB �3Tt1t3Y �t�Ft BL�����GRC TNt�tJB�'R��L� ��tK
�Hk;R��,S, l��n� �n �.�� ��c�la�c?c Indus�rial. �ark may be mc�:r�
appr�priatel.y us�d �'ar re�i�entia� purpo��.�.
�I�ER�AS, tti� �i�y is corti�ern�d �hat d�ve3.aprn�n+� cr�u.l:d occur
in tD�e �robas�k xnd,�Estria3. Fark �.h�t waul� have a negat�.ve �mpact
an it� approp�ia�e lt�r�g tsrm devQlc�pmetit.
N�W, THER�FOR.�, BE �'i' RE�OLVFD b;y Lh.e �2c�sRinount Ci�y Cc�ur�cil
fih�� khe e�.�y';� Pl.anner. is dire��ed by May 1, �,990, �o prepar� a
land use st�xdy for �.he Brok�aek Ind:us�x�ia]. F�rk.
, �DUPTFb by th� �C3.ty Cout��il. af thg a�ity of RosQmc�unt �h:.s
� tlay of , 1989.
CITY UF' R�S�MC?UNI�
BY:
Rollata Hol��, Mayar
.�iTTFST:
StEpl�an Jilk, -_..____
Admzrsi�tra�or/C3.�rk
. i ,y � ' . . .. . . - . �^ . . . � 1 . . .
��� � �I� ? � � ,:�
. E'` � � ,� � I
'�,'� � � } • } l ri��':1 r�•,��r i� +���i�i�
��tu ► 'y'�� �, ��,f.�����l ���.��/ f
,.�,r �{ ;:•.f�;p �. '
,�`����. .
August .17, �.9$8
. TU: Richard .1. 'Thr�ruig N�iicy firnh�ck
fairfaz Conslrucli�rn C�. tlenry C;onFtrucfi�in ('n.
Atthur Rc ���Inres t3r��back R. 17t�Ane Rr. Uis�nc MirbAlski •
, lienty Rc Arlhur 13r��back Parkgreen tnc.
RC: Developmcnt in i3rcahnrk 1-1'ark
4ear l.adies �Sc t3en11emen:
The Gity of ltosemounl ancl the Dak��ia C��unly ilcfn�inR Tnd
kedevelopment Authc►rily �avc t�ken Sie��s neccsc�ry In pern�il ihe
use of l�x incremenl (inancin� to inili�te inceniives f�r
develo+�ment �viihin tl�e indn�trial rTrk. Tax incremen# financin�
co��ici be utili�ed to wrilc down thc Cl1SI5 nf ��t���lic im�tir�aucnrcnf�
and mortgage intcresl rales, am�nR oiher thin�s. 'i'hcre is a caich
- Ihe use of tax incremeni financing �v�qtc) I}e li�nited Ic� eii�ii�le
housing projects. 't'his w�uld rehnire lhe reznnin� vf the pro�e�ty
to resiclentiai.
A meeling has heen seHedttled fo cfiscu�t Ihis �rpnrlunily and
- answer questions th�t individunl prc�periy otivncrs maV t�avc al
�:�Qpm� Thursc�ay, August ZSth al lhe R��sem�nnt City it�IL
Representatives nf thc C:iiy and ['�urrty IIRA wil) l�c availabie tn
discuss tMe details ��r this prc�gtam.
�'Ve Iruly h�pe Ih�t ym� or � repre�crrtalive witl he �hle Io alicncl
this mecting.
Sincerely,
r��.-----�� �------_ �
�
Dean R. Johnsnn
Uirector of Gnmmunily Uevclopment
bJ:RW
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T0: Mayor, Council Members and Staff
FROM: Administrator
DATE: May 28, 1985
SUBJ: Broback Industrial Park
I am in receipt of a petition from the owners of lots in
Broback Industrial Park except Lot 5, Block 1. If you
do not recognize the Iot and block description, please be
advised that Lot 5, �lock 1, is the only lot in the Broback
Industrial Park that has been developed for use.' The petitioners
have indicated that they are interested in providing the
frontage road or service road according to original plans
and specifications that were prepared at the time of pl�tting.
You may be aware that in 1980 a similar request was made,
and the City caused the withdrawal of the request at that time
by placing modifications to the roadway design on the groject
as requirements of the installation of the impravements.
From the comments that were presented in discussing the
completion of this pro�ect with the petitioners, it is evident
' that they are att�mpting to place this road into seruice at
the lesst Cost as the cost is to be borne by the benefited
property owners.
Due to the fact that there is one owner missing from the
petition, the Council is obligated to hold a puhlic hearing
on the proposed improvement.
Enclosed is a brief update prepared by the City engi,neer
with several options as well as the 1980 file on this same
improvement.
I will have this on the Agenda for Council discussian at the
June 4 meeting.
sm�
attachment
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, � �
PuTI TI0I�1
V�e the undersi�ned do hereby peti-tion the City of
Rose�ount to install concrete curb and black�op
street for Broback zndustrial Park per en�in�ers
original plans and specifications.
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SHORT-ELLIOTT-Hf NDRiCKSON, INC.
� �� � CC)NSULTING ENGINEERS
� � ST.PAUI,MINNESOTA . CHiPPEih'A FALlS,WIStONSIN ��
WAUSAU,1NtSCONSiN
April 22, 1985 RE: ROSEMOUNT, MINNESDTA
BROBACK INDUSTRIAL PARK
STREET CONSTRUCTION
SEH FILE NO. $5105
Don Darl�ng, Clerk-Administrator , ��V
L����
City of Rosemount ,�„-
P.O. Box 455 �pZ k j ��"�
RosemoUnt, MN 55068 OF�`��
CI._ERK�S FµptlNt
De a r po n: CiTY OF R�5-
. � .. . . . . . � r . . . . .. � ... . . ... .
In response to your request, I have reviewed the file
information and cost estimates for the subject project. This
work was last considered in February af 1980 (City Prc�ject
1980-3) and prior to that in December of 1973.
In our 1980 review, s�veral problems concerning traffic
operations were bxought out. These problems were detailed in a
Van Wormer memo dated February 14, 1980 (copy enclosed) .
Also in our 1980 review, three designs were considered fQr the
street layout. They are as follows:
I. The original plan, dated December 21, 1973, (copy
enclosed) .
II . The original plan with cul-de-sacs at the north and south " .
end and an alignment offset at the presents access point to'
CSAH 33S.
III . The ariginal plan with cul-de-sacs at the north and south
end and an aiignment of�set at a new access pQint 3S0' #,
south of the present access to CSAH 33S.
In addition, three alternatives for the ty�ical street � section
(copies enclosed) were considsred for each design. These are as
folZows:
a
A. A 24 foot bituminous roadway with 2 foot aggregate
shoulders c►n each side.
200 GOPHER BUIIDiNG�222 EAST LITTLE CANADA ROAD�ST.PAUI,MINNESOTA 55117�PHQNE (612)481-0272
� � �
Don Darling, Clerk-Administratar
April 22, 1965
Page 2
B. A 26 foot bituminous roadway with a 2 £oot aggregate
shoulder on the west side and concrete curb and gutter on
the east side.
C. A 28 foot bituminous roadway with concrete curb and gutters
on both sides.
Below is a chart showing the total estimated cost for eaeh
combination of design layouts and typical section alternatives
considered. These estimates are based on unit prices taken from
the recent White Lake Acres bids and quantities taken from file
information. .
; II III
A. 540.000 560 ►000 S60,OOQ
B• $50�000 $65.000 �65.000
C. $60,000 $8O,OOQ 580,000
I would like to review this information with you in more detail
at your convenience. Plea�e feel free to call if you have any
questions.
Sineerely,
.�
Steve Campbell
)�7
Enclosures
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�OPI�b T� r,OUNClL
F�B � b t980
Q,kiltlC's lli•'NIC$
February 6, 19$0 eacz ot Ros��,�uac
Property Owners .
Broback I Park Addition
City of Rosemount
Please be advised that the City Council will be
receiving the cost estimates for the blacktopping .
of the frantage road in the Broback I Park Addition
at their next Regular Council Meeting, February 19,
198Q.
This meeting will begin at 7:30 pm and I will put
this as the first item under old business for >
discussion.
Your attendance and input would be most appreciated
by the City Council and will aid them in their
decision on this matter.
zf at all possible be here promptly at 7;30 pm, ;
February 19th as this will be the first item of �
discussion. , ,
_ Yours truly, 1
3 .,' `
,
"t,.�. ,..-^"�;�����'�� �
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DFD/n Don F. Darling, Clerk �
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Council:
This letter was prepared and mailed Feb 6th, to
�11 pxaperty awners in Broback I �ark Addition.
Don i
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� � M E M Q R A N D U M
TO: STEVE CAMPBELL �
FROM: GLEN VAN WORMER
DATE: FEBRUARY 4, 1980
• RE: ROSEMOUNT. MZNNESQTA
PLAT REVIEW
OUR FILE NO. 80011 - BROBACK INDUSTRIAL PARK
The proposed frontage road for the Broback Industrial Park has the
potential of creating a number of operational problems for traffic
movement. As proposed, access to the frontage road would be from
an intersection of Upper 148th Street immediately adjacent t4 County
Road 33 S (Diamond Path Road) . A second access would be I.ocated
at the mia-point of the frontage road approximately 1100 feet of
Upper 148th Street. The north end of the frontage road would be .
cul-de-saced with no access to adjacent properties or tp the county
road. �
'The c�ose proximity of the frontage road to Caunty Road 33 S will
ereate a number of traffic problems. As shown on an accompanyinq
sketch, it will be impossible for even passenger vehicles to make
the "U" turn from the southbound frontage road to go north ori� Coun'ty
Road 33 S. Sirnilarly, it will be impossible for . them to proceed
narthbound on County Road 33 S and turn onto the frontage road and
head south. Both turns wi11 require the vehicle to begin the turn,
s' op, baek up and complete the turn similar to making a "Y" turn .
in the middle of the street. This maneuver will be unexpected and
could cause congestion or create safety problems with even a sma11
�iolume of traf f ic .
� A second problem can exist where one or more vehicles are waiting
.to enter County Road 33 S. They will effectively prevent traffic
from entering the frontage road to go north. Two vehicles will
definitely stop traffic at 148th Street. This means any vehic�.e
1 . � . � �
• ti
MEMORANDUM
FEBRUARY 4, 1980 '
PAGE 2 RE; ROSEIdOUNT — BROBI�CK INDUSTRIAL PARK
seeking to enter the frontage road will have to wait until other
traffic maneuvers to allow him to enter or leaves the intersection.
Again, even a small volume of traffic could create so� safety problems
. and congestion.
Immediately adjaeent frontage roads have been built in a number �
of locations� and were done so with considerable frequency up until :
the past several years. Their operating probl�ems have been frequently
documented and most new construction reflects these concerns by
moving the roads away from the para3lel street. A number of ' frontage
roads have been relocated to prevent this type of prablem. Exampl.es
of this relocation include a number of intersections along Highway
212 and Stillwater, Highway 61 and 12th Street in Newport, and others.
In some instances the design has not been adequate to reflect the
traffic demands such as the frantage road at the north end of� the
Pine Bend Refinery area. At this location a tangent section of
; roadway was not included along the frontage road resulting in many
vehicles trave�ing in a direct path regardless of the clirection
the actual paved roadway surface takes. ,
Enclosed are two drawings indicating the preferred designs for the
frontage road at the intessections. At the mid-point acee�s to
County Road 3� the frontage road has been moved atleast a. minimum
of 80 feet from edge of pavement ta edqe of pavement. A tangent
section of roadway has been includea along the frontage road so
that the reverse curves to go back to the existing alignment are
signifieantly removed from the actual intersection. This should
prevent the Pine Bend frontage road problems from occurri�g here.
The cul-de-sac at the south end .has been designed to allow pa�senqer
units to make' a complete maneuver without backing up. Single� unit
trucks will be required to make a "Y" type turn. Local cartage ,
type simi trailers wi11 probably be able to make the maneuver within
�, �. � � '
,
MEMC?RANDUM
FEBRUARY 4, 1980
PAGE 3 : RE: ROSEMOUNT - BROBACK INI�USTRIAL
FARK
the cul-de-sac without backing up. The cul-de-sac has been glaced
a minimum of 20 feet awa from U `
Y PP�r 148th Street. This should
prevent free access from Upper 148th Street to the frontage road.
The only concern in restrieting the access to the frontage road
to a single location is that of emergency vehicle access. It is
very desirable to provide at least two access points to any commercial
or industrial Iocation. Howeuer,: it is possible for a vehicle to •
jump the two cuxbs at Upper 148th Street to gain access to the south
end of the frontage road. This eould be a problem in the winter
if snow was not proverly removed from the area between the two.
However, this should be much less significant problem then the traf£ic
congestion and safety concerns that would exist if there were access
to the frontage road. , `
It is also desirable to restrict access from the frontage road to
Upper 148th Street to further discourage c�ommercial traffic from -
using Upper 148th Street and eonnecting streets as aecess to the
downtown Rosemount area . Although this is not a direct route it
is possible that some vehicles wi11 figure that the combination
of streets will allow them to travel a shorter distance than by
using the main streets such as County Road 92 or 145th Street.
In summary, the intersections of the frontage road with the access
point to County Road 33 shoul� be moved further to the east �o
prevent traffic problems from occurring. The road should not connect
to Upper 348th Street. The cul-de-sacs at both ends should be designed
to accommodate a 180 degree turn by a passenger vehi�cle ,
�
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