HomeMy WebLinkAbout13.C.2. Final Plat of Southbrige Fields north of Crossings Blvd west of CSAH 18-Res. No. 6460
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CITY OF SHAKOPEE
Memorandum
CASE LOG NO.: 06-067
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner II
SUBJECT: Final Plat of Southbridge Fields Addition
MEETING DATE: July 18, 2006
REVIEW PERIOD: June 9, 2006 - October 6,2006
INTRODUCTION
Shakopee Crossings, L.P., submitted an application for final plat approval of property located north of
Crossings Boulevard and west of County Road 18 (Outlot B, Riverside Fields 3f Addition). The plat, as
currently proposed, contemplates the creation of four (4) commercial lots and one (I) outlot on
approximately 10 acres of land. The proposed lots will have frontage on County Road 18 and/or
Crossings Boulevard, but will be accessed from two private drives that intersect with Crossings
Boulevard. The submitted concept plan identifies a number of potential uses, including a c-store (K wik
Trip, which has already received approval of a Conditional Use Permit). The balance of uses will be
reviewed on an individual basis, at which time it will be determined whether a CUP, Variance, and/or
another application would be required.
DISCUSSION
The Council reviewed a preliminary and final plat application earlier this year, at which time the applicant
requested that only the Preliminary Plat application proceed, with the Final Plat application to be
addressed in the future. That preliminary plat was approved on February 21, 2006. The applicant
submitted the latest plans this June.
The applicant has provided a narrative letter that addressed this application, noting the changes that have
occurred since the time of preliminary plat review/approval. Specifically addressed are a reference to
modifying the plat to include 4 lots and an outlot, where previously there were 6 lots and an outlot shown,
and a request to allow the right-in/right-out design for the first access to the site, where preliminary plat
approval only allowed a right-in access only. Additionally, they have provided an alternative site exhibit,
which identifies that same first access as a full turning movement intersection. Lastly, they have provided
a memorandum (dated June 29,2006) which addresses traffic findings. This information has been
provided to the Council for your review.
Staffhas determined that the submitted traffic findings report is incomplete, and would need additional
research conducted before it could be thoroughly considered. Specifically, the applicant's new traffic
engineer did not take into account the future traffic of Crossings Boulevard in their analysis. Staff has
once again referred to the October 16, 2003 memorandum prepared by WSB & Associates, Inc. that
pertains to the traffic study of Riverside Fields development (identified as Riverside Meadows at that
time) which provides the rationale for the present street and access configuration. At the present time,
Condition No. ILL. reads that "the easternmost access to Crossings Boulevard shall be constructed and
signed as a right-in only", which is the condition that was recommended by the Planning Commission
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and approved by the City Council. Although this is a different recommendation than that taken by WSB
& Associates, Inc. in their report, as well as a different position than the proposal offered by the
residential property owners, this is the condition that was approved by the Council in the preliminary plat
resolution. City staff have had several discussions regarding the street alignment issue with WSB staff,
with it determined that there are several potential design options available, but that a detailed study would
need to be conducted should the City Council provide that direction. Again, the traffic findings report
completed by the applicant has been determined to be incomplete at this time. Staff recommends that if
the Council proposes any changes to the Crossings Boulevard roadway alignment/intersections, that an
additional condition of approval be that the applicant shall be responsible for all future improvements to
the Crossings Boulevard infrastructure caused by their development.
Shakopee Public Utilities, the City Clerk, and the Parks and Recreation Landscape Designer have
provided memorandums which address conditions that they are recommending, provided the request is
approved. Staff have revised the text concerning the park dedication requirement, consistent with the
language provided by the City Attorney and the Parks and Recreation and Facilities Director. Those
conditions have been incorporated into the resolution attached to this report.
ALTERNATIVES
1. Approve Resolution No. 6460, a resolution approving the Final Plat for Southbridge Fields
Addition, subject to the conditions presented.
2. Approve Resolution No. 6460, a resolution approving the Final Plat for Southbridge Fields
Addition, subject to revised conditions.
3. Do not approve the final plat arid direct staff to prepare a resolution consistent with the direction
of the Council for action at the Council's next meeting.
4. Table the matter and request additional information from staff and/or the applicant, provided the
applicant grants an extension of this application.
VISIONING RELATIONSHIP
This action supports:
Goal E: "Financially strong", and
Strategy 5: "Foster community connections".
ACTION REQUESTED
Offer a motion to approve Resolution No. 6460, a resolution approving the Final Plat for Southbridge
Fields Addition, subject to the conditions presented, and move its adoption.
g:\cc\2006\07 -18\fpsouthbridgefields.doc
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RESOLUTION NO. 6460
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE FINAL PLAT
OF SOUTHBRlDGE FIELDS ADDITION
WHEREAS, Southbridge Crossings, L.P., applicant and property owner, has made application for
final plat approval of South bridge Fields Addition; and
WHEREAS, the subject property is legally described as:
Outlots B, Riverside Fields 3rd Addition, according to the recorded plat thereof, Scott County, Minnesota; and
WHEREAS, the Planning Commission recommended approval of the proposed preliminary plat
with conditions; and
WHEREAS, on February 21,2006, the City Council approved the proposed preliminary plat;
and
WHEREAS, on July 18, 2006, the City Council reviewed the proposed final plat.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SHAKOPEE, MINNESOTA THAT THE FINAL PLAT OF SOUTHBRlDGE FIELDS ADDITION
IS HEREBY APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS:
I. The following procedural actions must be completed prior to the recording of the Final
Plat:
A. Approval of title by the City Attorney.
B. Remove the signature block for the City Planning Commission.
C. Identify the temporary easement for emergency access purposes from Southbridge
Parkway to Crossings Boulevard on the plat (Document No. A 712552);
D. Execution of a Developer's Agreement, which shall include provisions for security
for public improvements within the plat and the engineering review f~es, and any
other fees as required by the City's adopted fee schedule.
1. Shakopee Public Utilities Commission shall be contacted if the applicant
wishes to contract with them for seclll'ity lighting.
2. Electrical system to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
4. Public sanitary sewer, public storm sewer and public watermain have been
extended through the site. The applicant shall work with City of Shakopee
staff to provide acceptable access to each system and their associated
appurtenances. This includes providing adequate easements and entering
into an encroachment agreement with the City.
5. The developer shall be responsible for payment of Trunk Storm Water
Charges, Trunk Sanitary Sewer Charges, Trunk Storm Water Storage and
Treatment Charges, security for the public improvements, engineering
review fees, and other fees as required by the City's most recent adopted Fee
Schedule.
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6. No public improvements shall be constructed until the City Engineer and the
Shakopee Public Utility Commission approve the Final Construction Plans
and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land disturbing
activity. A copy of this permit shall be forwarded to the City. The applicant
shall adhere to all MPCA NPDES requirements.
8. The applicant shall provide evidence of suitable easement agreements for
access to all adjacent properties utilizing the private sewer system. These
easements shall be approved by the City prior to recording of the plat
Maintenance of these utilities shall be the responsibility of the applicant
E. The applicant shall provide a more defined site plan showing impervious surface
percentages complying with the requirements set forth by City Code, at time of
Conditional Use Permit and Building Permit application submittals.
F. Easements shall be shown on the Final Plat as approved by the City Engineer.
G. The applicant shall contact City Engineering to apply for and secure an encroachment
agreement for the trunk storm sewer located along the westerly line of Lots 1,3,4,5
& 6, as well as secure an encroachment agreement for the trunk sanitary sewer
located between Lots 4 & 5.
H. The survey data (length and bearings) shall be shown for each lot
1. Temporary street signs shall be provided until such time that permanent street signs
are installed.
1. The water distribution system shall be revised to comply with Shakopee Public
Utilities Commission's requirements. This shall include, but not be limited to,
identifying and providing water services for each lot
K. Adequate easements for watermains shall be required, consistent with Shakopee
Public Utilities Commission's requirements.
L. The applicant shall meet park dedication requirements by providing cash in lieu of
land dedication.
M. Park dedication fees in the amount required by the City Code and adopted City fee
schedule shall be paid prior to the recording ofthe final plat
N. The applicant shall provide an 8' wide bituminous trail connection, as per City
Standard Details, between Crossings Boulevard and Southbridge Parkway along the
east side of the proposed internal street and a sidewalk or trail on one side of the
second western access to the internal street, which provide access to all proposed lots,
to be built at the time of the street construction.
O. Screening elements required by the Board of Adjustment and Appeals, the City
Council, and/or City Staff shall be allowed within drainage and utility easements
adjacent to Riverside Fields 3rd Addition. The applicant shall be responsible for the
maintenance ofthe screening and shall repair and/or replace any landscaping located
in the easements that may be damaged due to need to access the easements.
P. The applicant shall obtain a grading permit prior to any additional land disturbing
activity.
Q. The soils on site shall be subject to sampling and testing at the City's discretion. The
cost associated with the testing, and if necessary, the removal of any material deemed
unacceptable by the City shall be the applicant's responsibility.
R. The applicant shall provide storm water computations for the proposed development
as required by City Engineering to insure the downstream system can accommodate
the runoff.
S. The applicant shall ensure that the emergency access from Crossings Boulevard to
Southbridge Parkway be well maintained and accessible at all times.
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II. Following approval and recording of the final plat, the following conditions shall
apply;
A. The applicant shall record the private road access easement document.
B. The developer and/or their assigns shall be responsible for any required or desired
noise or dust mitigation measures.
C. Shall provide electronic (Auto CAD) files of the Final Plat to the Engineering
Department.
D. The applicant shall meet the screening and landscaping ordinance requirements of the
City Code.
E. The applicant shall submit a landscaping plan for review and approval by the City of
Shakopee Natural Resource Specialist.
F. The applicant shall provide six (6) inches of topsoil below areas to be sodded. The
soil composition should be similar to the MnDOT topsoil borrow requirements.
G. The applicant shall provide rain sensors for any irrigation system.
H. The applicant shall implement the use of Best Management Practices for erosion
control and stormwater management during construction.
I. The applicant shall utilize the MPCA Protecting Water Quality in Urban Areas as a
technical reference for erosion control.
J. The applicant shall comply with the design and performance standards for the
Planned Residential District (PRD).
K. Silt fence and/or tree protection fence is to be removed following establishment of
vegetation as determined by an inspection by City staff.
L. The easternmost access to Crossings Boulevard shall be reconstructed and signed as a
right-in only.
M. The applicant shall be responsible for all future improvements to the Crossings
Boulevard infrastructure caused by their development.
Adopted in regular session of the City Council of the City of Shakopee, Minnesota,
held the _ day of , 2006.
Mayor of the City of Shakopee
Attest:
Judith S. Cox, City Clerk
H:\CC\2006\07 -18\06-067 fpsouthbridgefields
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SHAKOPEE .~ ........ Shakopee Boundary
COMMUNmPRIDESINCE1SS7 S Cl Zoning Boundary
~ Parcel Boundary
FInal Plat of South bridge Fields
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CITY OF SHAKOPEE
Memorandum
TO: Mark Noble, City Planner
FROM: Judith S. Cox, City Clerk ~
\
SUBJECT: Southbridge Fields Final Plat
DATE: June 19,2006
Regarding the final plat for Southbridge Fields, I have the following comments:
1. The city code no longer requires the signature block for the Planning Commission.
Please delete.
2. From the drawings provided, it appears that private road access easement document is
being recorded prior to the recording of the plat. Although this easement would probably
have the same effect before or after the recording/creation of the plat, it would seem that
the legal description might be less cumbersome if the easement were recorded after the
creation of the plat.
3. If the alternative site plan is approved allowing for a right-inlright-out at the first west
access from CSAH 18 with the understanding that all costs to revert this access back to a
right-in/right-only access would be borne by the Developer, please include this as part of
the conditions and also requiring security to insure that funds are available. It may be
desirable to put some time limit on this condition so that the City does not need to hold
the funds indefinitely.
4. Otherwise, if the plat is consistent with the preliminary plat, approval is recon:nnended.
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JUL-10-2006 08:57 SHAKOPEE PUBLIC UTILITIES 9524457767 P.03
SHAKOPEE PUBLIC UTILITIES COMMISSION
" L i g h tin g [h e Way - Yes t er day, To day and Bey 0 n d ..
MEMORANDUM
TO: Shakopee Community Development Department
FROM: Joseph D. Adams, Planning and Engineer,ing Director
SUBJECT: STAFF REVIEW RECORD COMMENTS for:
Final Plat of Southbridge Fields
CASE NO: 06067
DATE: 7/10/06
COMMENTS:
Municipal water service is available subject to our standard terms and conditions. These
include, but are not limited to: installing a lateral water main distribution system. in
accordance with utility policy, paying the associated inspections costs, paying the Trunk
Water Charge, and paying the Water Connection Charge.
.
Underground electric service is available subject to our standard terms and conditions.
These include,but are not limited to: entering into an UndergroWld Distribution
Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard tenns and conditions.
These are contained in the current City of Shako pee Street Lighting Policy_ Applicant
must pay the associated fees.
Applicant should contact Shakopee Public Utilities directly for specific requirements
relating to their project.
Note; Water distribution system has not been revised per SPUC's comments. We
have met with the developer and the project engineer and our comments
were made clear to them at that time. We are awaiting revised plans to
review.
No street lighting is planned on private drive.
Post Office Box 470 .255 Sarazin Street. Shakopee, Minnesota 55379~0470
(952) 445~1988 . Fax (952) 445-7767
www.shakopeeutilities.com
TfiTAI P.IiI~
CITY OF SHAKOPEE
Memorandum
To: Mark Noble, Project Manager
From: Andrea Weber, Parks and Recreation Landscape Design
Subject: Staff Comments on the Final Plat of Southbridge Fields
Date: July 10, 2006
INTRODUCTION
The following are comments regarding the application by Shakopee Crossings for the
Preliminary and Final Plat of Southbridge Fields, Outlot B Riverside Fields, 3rd Addition.
DISCUSSION- Parks and trails
Park Dedication
Given the proposed use of this development, cash in lieu of land is advised. Preliminary
park dedication calculations (to be confinned at the recording of the final plat) according
to the 2006 fee schedule, are as follows:
Commercial gross site area= 9.94 Acres
9.94 acres x $6,930/acre= $ 68,884.20
Applicant Proposal
Consistent with the Preliminary Plat, the applicant is proposing cash contribution.
Trails and Sidewalks
Though there has been significant discussion of the vehicular traffic in relation to this
plat, based on my review, the application for final plat still does not fully address the
needs of pedestrian traffic. As I stated in my comments last fall, "This neighborhood
commercial area is a link between two residential areas with sidewalks and trails which
are heavily used. Puture CR 21 is expected to have sidewalks and trails as.per their
standard policy. Including an internal sidewalk or trail would benefit all proposed
commercial uses by allowing for pedestrian access to their sites. Leaving out this
connection would certainly cause unplanned trails to be created by pedestrians; which is
not a desired condition for aesthetics, safety, and erosion control."
The applicant is proposing a 4' bituminous walk along the west side of the access road. I
have several comments related to the materials, design and location of this walk.
1. 4' walk width does not accommodate two-way wheelchair traffic without widened
passing stops. A minimum continuous width of S' is required.
2. A 4' walk does not follow either the City of Shako pee Standard Details for either
trails (S007) or walks (S002). A bituminous trail requires an 8' width and a
concrete walk should be 5' wide, minimum and 6' is preferred.
3. The pedestrian curb ramp detail (5003) is not up to date and requires "truncated
Dome" panels.
4. The proposed location of the walk on the west side of the access road, when used,
will encourage pedestrians to cross at any drive they are trying to access. This
means people will be crossing this road at multiple unmarked locations, which is a
safety concern. If the walk was on the east side it would cause pedestrians to cross
at the access drives which cars would already be required to stop or pause at as
they enter and exit each drive. I think this is a safer situation and recommend the
walk be located on the east side.
5. The walk shown on the plat does not provide pedestrian connections from the trail
along Crossings Blvd. througn the gas station site at Penstemon Lane or to the lot
between the two proposed accesses. I believe all lots need a defined pedestrian
access route.
6. With the walk along the west side ofthe access drive, the "landscape buffer area"
is virtually meaningless for vegetative screening for the adjacent residents.
Though the application letter indicates the residential developer has provided
screening, I believe the Commercial development has a responsibility to do this
also, though I defer this statement to current City Ordinance requirements. Looked
at on its own, there are very few plantings that could provide meaningful
screening in a space that is approximately S' wide. I think only a solid fence
would provide screening in this situation, and I do not see one indicated. If the
trail was moved to the east side, there would be closer to 10' width minimum,
which is still tight, but could be planted creatively to provide adequate screening.
STAFF CONDITIONS OF APPROVAL
Prior to the recording of the Final Plat
1. The applicant shall meet park dedication requirements by providing cash in lieu of
land dedication.
2. Park dedication fees in the amount required by the City Code and adopted City fee
schedule shall be paid prior to the recording of the final plat. If any portion of the
property is being platted as outlots to accommodate a phased development, the park
dedication fees for each future phase shall be based on the fees in effect at the time of
final plat approval for those outlots and shall be paid before the final plat for those
outlots is recorded.
3. Staff also recommends thatthe applicant provide an 8' wide bituminous trail
connection, as per City Standard Details, between Crossings Boulevard and
Southbridge Parkway along the east side of the proposed internal street and a
sidewalk or trail on one side of the second western access to the internal street, which
provide access to all proposed lots, to be built at the time of the street construction.
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R.IK. Engineering. Landscape Architecture. Planning. Surveying. Traffic
( INCORPORATED ) ,,"~ . ./ Luu~ Creating extraordinary
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Communities
June 12, 2006
Via RLK delivery
Mr. Mark Noble
City of Shakopee
129 South Holmes Street
Shakopee,~ 55379
Re: Submittal of Final Plat/Construction Plans and Alternative Site Plan
Southbridge Fields - Shakopee, Minnesota
RLK Project No. 2005-511-M
Dear Mr. Noble:
On behalf of Shakopee Crossings Limited Partnership, RLK Incorporated has prepared the enclosed Final Plat
and Construction Plans for the Southbridge Fields commercial development in Shako pee, Minnesota. The
application form, fees and plans for this Final Plat submittal were originally provided as pali of the Preliminary
Plat application in Odober 2005. Since this is resubmission of the Final Plat, it is requested that the City
<::;ouncil review the Final Plat and Construction Plans at the next availab1eCity Council meeting, ideally the first
meeting in July.
The October 2005 Preliminary Plat proposed six lots and one outlot. The Final Plat has modified this request to
include four lots and one outlot. Lot 1, Lot 6 and Outlot A as sho'Yn on the Preliminary Plat are relatively
unchanged. The property line between Lot 2 and Lot 3 of the Preliminary Plat has been shifted approximately
10-feet in toward Lot 2; drainage and utility easements have been adjusted accordingly. The. Final Plat has
combined Lots], 4, and 5 as shown on the Preliminary Plat into one lot. The first entry into the site is shown as
a right-ii1!right-out access: there was discussion at both the planning Commission and City Council where this
access was preferred as a right-in access only. The Developer has reviewed this access and formally requests
the City Council to modify their approval and allow the right-in/right-out design.
The Construction Plans have evolved from the preliminary plan set as well. All conditions of approval have
been met with the final set of Construction Plans and Final Plat. The following items have been incorporated
into the Construction Plan documents:
. . Verified adequate turning radii.
. Four-foot bituminous sidewalk paralleling the private drive.
. Adjusted the trunk utilities per City comments.
. Prepared a concept site plan outlining a developable scenario on each lot.
. Cut back the concrete median on Crossings Boulevard.
. Landscaping between the private road and the residential properties has been accomplished by the landscape
plan and plantings installed by the residential home builder as the homes were developed. As the
Conditional Use Permits are approved for the individual lots, another three to four trees will be added to the
landscape buffer yard on the west side of the four-foot bituminous walk as each lot it is developed.
Offices: Hibbing . Minnetonka . Ham Lake . Twin Ports
(952) 933-0972 . 6110 Blue Circle Drive . Suite 100 . Minnetonka. MN 55343 . FAX (952) 933-1153
Equal Opportlinity Employer
Submittal of Final Plat/Construction Plans and Alternative Site Plan June 12,2006
South bridge Fields. Shakopee. Mlnnes.ota Page 2 of 2
In addition to the Final Plat and Construction Plans, an Alternative Site Plan is also included in this submittal for
City Council consideration. The Alternative Site Plan is the Developer's response to a follow up on the project
with a group of neighborhood residents. The Alternative. Site Plan proposes moving traffic away from the pool
area on the southwest side of the site and creating a full movement access at Penstemon Lane, the first right-of-
way west of County Road 18 in response to the residents' request. The Developer has reviewed this access with
transportation experts and it is anticipated that this intersection would function at an acceptable Level of Service
as an interim solution. The Alternative Site Plan suggests removal of the center median in Crossings Boulevard
to allow left turn movements from the Southbridge Fields Addition to eastbound Crossings Boulevard. A
restricted left turn movement is suggested into Penstemon Lone during the PM peak hour between 4 and 6 PM.
A traffic memorandum is pending, which will identifY current traffic counts and proposed vehicle trips. The
Developer suggests conditional approval of this alternate access to allow the City to close this access should the
City perceive that the access is no longer operating at an acceptable Level of Service or should there be any
safety concern. All costs to open and/or revert this access back to a right-in/right-only access would be borne by
the Developer . .
Consideration of the Alternative Site Plan/alternative access design is being requested prior to the approval of
the Final Plat. The Alternative Site Plan does not change the Final Plat lot configuration. The alternative site
access will function safely and will not be diminish the function of Crossings Boulevard and the County Road
18 traffic signal. Approval of this alternative access design would keep the majority of existing vehicles away
from the residential swimming pool access drive. Please observe that the Alternative Site Plan notes that a
statement may be added to the Developer's Agreement allowing the City the right to close this access if the City
believes that the access may be hazardous or affect the Level of Service. City staffs consideration of the
Alternative Site Plan is requested. RLK is available to further discuss the Alternative Site Plan-at the City's
Wednesday morning staff/developer meeting upon request.
The following items are provided for this application:
. Alternative Site Plan, dated June 12,2006
- IO-Full-Size Copies (22" x 34"IFolded) / 16-11" x 17" Copies / 1-8.5" x 11" Copies
. Final Plat
_ I O-FuIl-Size Sets (20" x 30"/Folded) / 16-11" x 17" Sets /1-8.5" x 11" Set
. Construction Plans, dated June 12,2006
_ IO-Full-Size Sets (22" x 34"IFolded) / 16-11" x 17" Sets /1-8.5" x II" Set
. CD with AutoCAD Files of Plans as Listed Above
Thank you for your assistance in reviewing the endosed documents. Shakopee Crossings Limited Partnership
and RLK Incorporated look forward to the City's comments and the upcoming City Council meeting. It is our
hope to have the Final Plat placed on the July 18,2006 City Council agenda; please confIrm if this is possible,
or if the Final Plat will not be considered until the August 1,2006 City Council meeting. Please do not hesitate
contact me with any questions you may have regarding this submittal; I can be reached at 952-933-0972 or
i dietrich@rlkinc.com.
Sincerely, Enclosures
RLK Incorporated Cc: Steve Soltau, Shakopee Crossings LP (full arid II x 17 plans)
~~~~~ Joe Adams, Shakopee Public Utilities (full and 11 x 17 plans)
Chris Carda, RLK Incorporated (full and 11 x 17 plans)
Kurt Kisch, RLK Incorporated (11 x 17 plans)
John Dietrich, ASLA Tom Rubbelke, RLK Incorporated (11 x 17 plans)
Principal Landscape Architect Vern Swing, RLK Incorporated (11 x 17 plans)
G:\Shakopee Crossings LP\2005-551-M,- Correspondence\Ltr City-Fplat Sub 06-12-06.doc
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( INCORPORATED )
"-.../ Creating extraordinary
Communities
MEMORANDUM
TO: Bruce Loney bloney@cLshakopee.mn.us
COPY: Mark Noble mnobIe@cLshakopee.mn.us
Steve Soltau ssoItau@visLcom
FROM: Katie Bruwelheide, EIT kbruweIheide@rlkinc.com
Vem Swing, PE, Principal Traffic Engineer vswing@rIkinc.com
DATE: June 29,2006
RE: Traffic Findings
South bridge Fields-Shakopee, MN
RLK Project No. 2005-551-M
This memo has been prepared to address the traffic related issues associated with the Alternative Site
Plan with a full movement access at Crossings Boulevard and East Penstemon Lane, developed as a
potential solution to neighborhood traffic concerns, as part of the Southbridge Fields commercial
development in Shakopee, MN.
The Alternative Site Plan was developed as a response to neighborhood traffic concerns to move traffic
away from the pool area on the southwest side of the site' and creating a full movement access (with
suggested restricted westbound left turn movements during the PM peak hours) at the East Penstemon
Lane and Crossings Boulevard intersection by removing the center median in Crossings Boulevard to
allow left turn movements from the Southbridge Fields Addition to eastbound Crossings Boulevard.
The Alternative Site Plan, which details the median removal and turning movement restriction, is
illustrated in Figure 1. The Preliminary Site Plan with the existing full median closure and right-
in/right-out configuration at the East Penstemon Lane intersection is illustrated in Figure 2 for
comparison purposes.
The following details the steps taken to arrive at the estimated Build traffic volumes. Subsequently, the
results of the analysis are presented, which evaluates the operations of the surrounding roadway network
with the Build traffic volumes and the proposed alternative access configuration, along with any
additional suggestions and recommendations.
Existinl! Traffic Conditions
The existing conditions of the nearby roadway system were documented by a field inventory conducted
by RLK on June 13, 2006. The purpose of the inventory was to identify features that affect roadway
capacity, including traffic control, lane designations, turn lane storage bay lengths, speed limits, etc. It
is noted that the posted speed limit on Crossings Boulevard is 30 mph. In addition to the field inventory,
manual turning movement counts were conducted by RLK on Tuesday'- June 13,2006 from 7:00-9:00
Offices: Hibbing . Minnetonka . Ham Lake . Twin Ports
(952) 933-0972 . 6110 Blue Orcle Drive . Suite 100 . Minnetonka, MN 55343 . FAX (952) 933-1153
Equal Opportunity Employer
June 29, 2006
AM and 4:00-6:00 PM to document existing weekday AM and PM peak hour traffic volumes at the
following intersections:
~ County Road 18 & Crossings Boulevard
~ Crossings Boulevard & East Penstemon Lane
~ Crossings Boulevard and West Penstemon Lane
Review of the data indicates that the peak hour volumes generally occur during the following time
periods:
~ Weekday AM Peak Hour: 7:00 to 8:00 AM
~ Weekday PM Peak Hour: 4:45 to 5:45 PM
It is also noted that many westbound U-turns were observed at the Crossings Boulevard and West
Penstemon Lane intersection during both the AM and PM peak period.
Build Traffic Conditions
Site-Generated Traffic
The volume of vehicle trips generated by the proposed Southbridge Fields commercial development has
been estimated for the weekday AM and PM peak hours using the data and methodologies contained in
the 7th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The
estimated volume of site-generated trips for the proposed land uses, as detailed in the site plan, is
summarized in Table 1.
Table 1: Trio Generation Estimates!'
Land Trips Generated:
Land Use Use Size AM Peak PM Peak Weekday
Code Enter Exit Enter Exit ADT
Convenience 853 4,750 s.f. 108 108 144 144 4,017
Market w/Gas
Specialty Retail 814 8,520 s.f. N/A N/A 10 13 378
Fast Food 934 2,813 s.f. 76 73 51 47 1,396
wIDrive Thru
General Office 710 6,256 s.f. 9 1 2 8 69
General Office 710 10,496 s.f. 14 2 2 13 116
Drive-in Bank 912 4 windows 45 33 102 102 1,645
Totals-Gross 252 217 311 327 7,619
469 638
Shared Trips2. -25 -22 -62 ~62 -2,098
-47 -123
Pass-By Trips2. -94 -94 -135 -135 -2,650
~189 -270
Totals-Net 133 101 114 130 2,871
234 244
1. Per the data and methodologies in Trio Generation 7'" Edition. published by ITE.
2. Shared and Pass-By trips reductions have been taken per ITE data and methodology in Trip Generation Handbook 1" Edition.
It is noted that these estimates include trip reductions for shared and pass-by trips. The shared trip
reduction accQunts for trips that are predicted to be shared between land uses within the site. The pass-
by trip reduction accounts for trips that are attracted from traffic passing the site on adjacent streets
(County Road 18 and Crossings Boulevard). These pass-by trips are accounted for in the turning
RLK, Inc. Page 2 of9 Southbridge Fields
G:\Shakopee Crossings LP\200S-SSI-Ml]echoical D.talTrafficIReportlTraffic Memo 6-29-06.doc 2005-551-M
June 29, 2006
movements" at the proposed accesses as they enter and exit the site. The pass-by trips on Crossings
Boulevard do not result in an increase of traffic on the surrounding roadways. The pass-by trips from
County Road 18 result in an increased traffic on Crossings Boulevard as the vehicle have to utilize
Crossings Boulevard to gain access to the site.
Trip Distribution and Assignment
The estimated site-generated traffic for the Alternative Site Plan has been distributed to the roadway
network based on existing traffic patterns and predicted future traffic patterns. Figure 4, titled Site-
Generated Trip Assignment, illustrates the estimated changes in traffic volume on the study area
roadways expected as a result of the proposed development with the alternative access configuration. It
is noted, and illustrated in the Site-Generated Trip Assignment, that some of the existing trips to the
residential area on the south side of the site have been redistributed between the West Penstemon Lane
and East Penstemon Lane intersections the to reflect predicted future traffic patterns with the proposed
alternative access scenario.
Build Traffic Volumes
When combined, the site-generated traffic volumes and the existing traffic volumes result in the Build
scenario traffic volumes for the Alternative Site Plan, shown on Figure 5. It is noted that the Build
traffic volumes do not take into account the suggested westbound left turning restriction at the East
Penstemon Lane intersections for the PM peak period to provide a "worst case analysis".
Intersection Onerational Analvsis
Intersection Operational Analysis Description
The operating conditions of transportation facilities, such as traffic signals and stop-controlled
intersections, are evaluated using current standards contained in the 2000 Highway Capacity Manual
(HCM), which are based on the relationship of the theoretical capacity of a facility to the actual traffic
volumes on that facility. Various factors affect capacity, including travel speed, roadway geometry,
grade, number and width of travel lanes, and intersection control. The procedures within the HCM
describe operating conditions in terms of a Level of Service (LOS). Facilities are given letter
designations from "A," representing the best operating conditions, to "F," representing the worst.
Generally, Level of Service "D" represents the threshold for acceptable overall intersection operating
conditions during a peak hour.
Also included in the results of the analysis is the estimated 95th percentile queue (the queue length that is
to be expected at most 5% of the time) reported from both Sychro software and from an average of five
Sim Traffic simulations. The 95th percentile queue was investigated to determine if there is predicted
spill-over from inadequate turning lane storage length or if any movements are anticipated to be blocked
by lengthy queues during peak hour traffic conditions associated with the Build conditions.
Results of the Build Analysis
This section contains the results of the intersection operational analyses for the "Build conditions for the
alternative access configuration. Table 2, on the following page, details the results of the Build
Analysis:
RLK, Inc. Page 3 of9 Southbridge Fields
G:\Shakopee Crossings LP\200S-SS l-Ml_Technical DatalTraffic\ReportlTraffic Memo 6-29-06.doc 2005-551-M
June 29, 2006
Table 2: Results of Analvsis for Build Conditions with the Alternative Access Confie:uration
Intersection Approach AM Peak Hour PM Peak Hour
LOSl Queue2 LOSl Queue2
EB D (EBL) D (EBL)
County Road 18 & WB C (WBL) 127'/136' (EBL) D (WBL) 142'/133' (EBL)
Crossings Boulevard NB D (NBL) 9'/16' (EBT) D (NBL) 12'/21' (EBT)
(Signalized) SB D (SBL) 42'/46' (EBR) D (SBL) 50'/119' (EBR)
Overall B B
EB A (EBT) A (EB T)
Crossings Boulevard & WB A (WBL) 0'/3' (WBL) A (WBL) 0'/9' (WBL)
East Penstenom Lane NB A (NBT) 0'/4' (WBT/R) A (NBT) 0'/5' (WBT/R)
(Full Access) SB A (SBL) 2'/29' (NBL/T/R) 1'/29' (NBL/T/R)
26'/63' (SBL/T/R) A (SBL) 45'/72' (SBL/T/R)
Overall A A
EB A (EBL) A (EBL)
Crossings Boulevard & WB A (WBL) 0'/4' (EBL) A (WBL) 0'/6' (EBL)
West Penstenom Lane NB A (NBT) 0'/2' (WBL) A (NBT) 0'/2' (WBL)
(Full Access) SB B (SBT) 0'/26' (NBL/T/R) A (SBT) 0'/18' (NBL/T/R)
2'/22' (SBL/T/R) 3'/26' (SBL/T/R)
Overall A A
1. LOS reported from Synchro per HeM methodology. The worst movement LOS per approach is reported and overall intersection LOS.
2. The first 95th percentile queue for critical movements is reported from Synchro, while the second is a result of 5 SimTraffic simulations.
The results of the analysis of the Build conditions with the alternative access configuration detailed
above indicate acceptable peak hour operations. In particular, for the full movement intersection of
Crossings Boulevard and East Penstenom Lane, no approach LOS is predicted below "B" and all 95th
percentile queues are accommodated by the proposed lane geometries. Additionally, no movements at
this intersection, especially the southbound left turning movement, are anticipated to be blocked or
inhibited by lengthy queues from surrounding intersections, mainly the eastbound left turn queue at the
County Road 18 and Crossings Boulevard intersection.
To further facilitate traffic operations and improve safety during the PM peak hour by reducing the
number of conflict points, a restricted left turn movement on westbound Crossings Boulevard to
southbound Penstenom Lane is suggested. Modeling indicates acceptable operations without this
restriction, but to address potential safety concerns a restriction is suggested.
Associated with the adoption of the Alternative Site Plan, the developer suggests conditional approval to
allow the City to close the median opening should the City perceive that either a safety issue develops,
or the access is no longer operating at an acceptable Level of Service due to further development of the
surrounding area and increased mainline traffic on Crossings Boulevard.
Thank you for the opportunity to. address your traffic engineering concerns. If you have any questions,
please call Vernon Swing or Katie Bruwelheide at 952-933-0972.
RLK, Inc. Page 4 of9 Southbridge Fields
G:\Shakopee Crossings LP\200S-SS1-Ml_Technical DatalTraffic\ReportlTraffic Memo 6-29.(J6.doc 2005-551-M
2006 RlK me.
~ NO. 18
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, _~ ",,( ", &: Surve~
/ "'A:. ........... _ ;_.;" :'j' J":" ................ RU< - Kuusisto, Ltd.
, t .",':. ...,,,....,-. ' 6110 Blue Cirde Drive
. ! /.-. \. Uinnetonka. Minnesota 55343
I' Tel_ (952) 933-0972
/ _ . AnN: Kurt Kisch
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, , , L."';' , , ...." Owner./ Developer:
/ ':', '~.-1 .' '.~ Shakapee Crossings LP
t,. ,'~ ~.J. -.,. . -~':,... 8170 Old Carrage Court Norlh. Suile 210
/ _ \.' '" f ., a .~ ::,. Shakapeet Minnesota 55379 '
I , . .~l ~ ""e ":. Tel. (952, 921-5805 '
(-I ,-' t..~'" t..") ~ ""?1 AnN: Richard Simmons
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Zoning: :1, t> A) to.') / \
E.osling Zanin9: PRO (Planned Residential o;striet) ~ - - - - ~ t. ....
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being 20 feel in width unless olhel'lllise . .. 1
Lot summary: indical" Gd~nin, lot lin.... and beinC) .'.~' """9 U\ 1 ~
Number 01 buidoble lats: 4 20 le.t in .lOlh .nt... otllerwloe . V. .0 ~ ''1e.
Number of Outlots: 1 Indicated adjoining righ!-of-woy tines 0 0 oC'~
as Shown on thl~ plol / \D ':, B,g.
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Area Summory. "'''VICINITY MAP ,- ........ . ..,.;.. ,.:"..,.' . .." ~Dt(!\l,
Parcel Areo - 432,832.2 sq. fl. or 9,94 acres Ai;lI NO:~~"~; ,"','''':~'''',.,,:~...-' (
i There is no street right-of-way ta be dedicated an this plot. ~ ~' r---~ \ ~ t>
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i - ~ NE 1/4' \I t.l \\ ~ " 0 60 120
There ore no area's of public use to be dedicated on this plat. NORlK I I \ z ~ ~ ~ " . -/ ,/ I .
. ,.' ,~ ~~9'~ ,.y.:: - SCALE IN FEET
. ___L____----' I N ~'g~ ,- , . . ^
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Lot I, Black 1 - 60.850 sq. It. ar 1.40 acres e;,,<-C ca. ,", ',' / \
Lot 2. Black 1 - 81.385 sq. ft. or 1.87 acres · 'i' I
Lot 3. Black 1 - 163.988 sq. ft. or 3.76 acres 5W 1/4 5E 1/4 "".-,".," /
Lot 4. Black 1 - 60,125 sq. fl. ar 1.38 acre. Minimum Lot Depth: 268.6 feel ::. : ,.,' / ~
L. I ..-J '\ RLK
Outlot A - 66.484 . , It. or 1.53 acres .
q Minimum Lal Deplh: 200 feel per CIty Ordinance --- --.. -<
NW 1/4 /" . XVUOISTO LTD J
Total - 432.852 sq. ft. or 9.94 acres SECTION 13. TOWNSHIP 115. "\ \ \. "
Minimum Lot Width: 140 feet fram setback to setback. RANGE 22 /' ~
. 0 1/2 inch b 14 inch iron manumenl set
SCOTT COUNTY, MINNESOTA. and marled with Minnesota License No. 23968. RU< - Kuuslsto. Ltd. -r
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e 2004 RLK-Kuusisto, LTD. Call 48 Hours before, diggIng ~~~~ ~~ ~ ~
GOPHER STAlE ONE CALL j3lj ~~j ~
C.S.A.H. NO. 18 Twin Cities Area 651-454-0002 S=j ~~ i
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/ PROPERTY IS CURRENTLY ZONED P.R.D. Cl (/) 00
/ THE 'CONCEPTUAL SITE PLAN SUGGESTS BUILDING AND USES Zw
FOR EACH LOT. THE SUGGESTED SITE AND PARKING ARE FOR
REFERENCE ONLY. EACH LOT WILL BE SUBMlTIED TO THE CITY a. z
/ FOR FORMAL SITE PLAN/CONDITIONAL USE PERMIT REVIEW. I tn <(
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SIGNAGE & STRIPING NOTES LOTS WILL BE DEVELOPED ON AN INDIVIDUAL BASIS IN THE Zo G:l ~ ~
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CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGN AGE r- LL ~ .....
AND STRIPING AS SHOWN ON THIS PLAN. ATTACHED PLAN SET IS FOR FINAL PLAT APPROVAL, MASS () W ~ Vi
GRADING AND UTlLlTY/lNFRASTRUCTURE APPROVAL ONLY. ..... G ~
. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ...J Q &J ;i
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~ ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP ~ en :r ;f 0.
S BAR. IN \\l-IITE PAINT, PLACED AT ,THE STOP SIGN LOCATION, A , ' Z ~ iJi ~
J MINIMUM OF 4' FROM CROSSWALK, IF APPLICABLE. ALL STOP 0 z
I BARS. SHALL EXTEND FROM DIRECTIONAL TRANSITION ,BEl'M:EN ~, LEGEND PROPOSED ~ 8 tn 0
~ LANES TO THE CURB. !l , PROPERlY UNE _ _ _ ()
! EASEWEIlTUNE --------- --------- a::
~ ALL SIGNS TO BE PLACED 18" BEHIND THE BACK OF CURB smACK lJNE _ _ _ _ _ _ - - - - 0
~~ UNLESS OTHERWISE NOTED. CfNlERUNE - - - - - - LL. ::::;:
~j 0 50 100 CURS UNE ..O"iQ l3
:~ 4" DASHED YELLOW STRIPE TO PAINTED ALONG THE I I SIGN ."...".. r- 9,~:g ~';:;-
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