I. GENERAL INFORMATION A. APPLICANT: Stone Creek Plaza LLC 11205 S. 150 th St., Ste. #100 Omaha, NE 68138 B. PROPERTY OWNER: BHI Development LLC 11205 S. 150 th St., Ste. #100 Omaha, NE 68138 SID 275 11440 W. Center Rd. Omaha, NE 68144 CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT FEBRUARY 26, 2014 AGENDA KINGSBURY HILLS REPLAT TWO PRELIMINARY PLAT PP-13-0012 Stone Creek Plaza LLC 11205 S. 150 th St., Ste. #100 Omaha, NE 68138 C. LOCATION: NW Corner of 108 th Street and Lincoln Street D. LEGAL DESCRIPTION: A replat of Lots 202 209, Outlot D, Kingsbury Hills, and also Lots 1 28, Kingsbury Hills Replat One, part of the right-of-ways of Sherman Street, 108 th Street, 109 th Street, Cimarron Street, Laramie Street, all located in the SE 1/4 of Section 29, and also together with part of the SW 1/4 of Section 28, all located in Township 14 North, Range 12 East E. REQUESTED ACTION: Approval of a Preliminary Plat F. EXISTING ZONING AND LAND USE: Zoned AG (Agricultural), undeveloped G. SIZE OF SITE: 17.587 aces
2 II. BACKGROUND INFORMATION A. COMPREHENSIVE PLAN SPECIFICATIONS: The Future Land Use map approved as part of the West Papio Future Land Use Plan Comprehensive Plan amendment identifies this site primarily as Low Density Residential with some Greenway. The pending update to the Future Land Use map shows the area primarily as Low Density Residential with some Greenway. B. EXISTING CONDITION OF SITE: Undeveloped. C. GENERAL VICINITY AND LAND USE: The area to the north, across Lincoln Street, is zoned Agricultural and is undeveloped. The area to the west, consists of Kingsbury Hills, which is zoned R-2 (Single-Family Residential Medium Density) and is being developed with single-family residential. The area to the east is zoned AG (Agricultural) and is currently undeveloped. However, the area to the east consists of the proposed Granite Falls plat, which is proposed to be zoned a combination of R-2 and R-4 and developed with a Papillion La Vista middle school, single-family residential, and multi-family residential. The area to the south is zoned AG (Agricultural) and is undeveloped, but is proposed to be zoned (MU) Mixed Use and developed with a mix of commercial, retail, and office uses. D. RELEVANT CASE HISTORY: In April 2006, City Council approved the Kingsbury Hills Final Plat. In July 2008, City Council approved the Kingsbury Hills Replat One Final Plat. In February 2010, City Council approved the West Papio Future Land Use Plan (WPFLUP) as a Comprehensive Plan Amendment for the WP-5 Sub-Area, which included this proposed site. The amendment identified this site as Neighborhood Commercial and Greenway. The WPFLUP identifies a portion of the site as part of the WP-7 regional detention basin. BHI Development LLC has submitted three requests for this area: A preliminary plat and change of zone for Granite Falls Commercial. It is proposed to be located south of the existing Kingsbury Hills subdivision. Granite Falls Commercial is proposed to be zoned (MU) Mixed Use and developed with a mix of commercial, retail, and office uses. In December 2013, Planning Commission recommended approval of the Granite Falls Commercial preliminary plat and change of zone. Consideration at City Council is pending. A preliminary plat for Granite Falls. Lots 1 24 are proposed to be zoned Single-Family Residential Medium Density (R-2) and developed with single-family residential. Lot 25 is proposed to be February 26, 2014 Planning Commission PP-13-00012
3 zoned Single-Family Residential Medium Density (R-2) and developed with a Papillion La Vista Middle School. Lot 26 is proposed to be zoned Multiple-Family Residential (R-4) and developed with multi-family residential. A change of zone from Agricultural (AG) to Single-Family Residential Medium Density (R-2) and Multiple-Family Residential (R-4) for Granite Falls and Kingsbury Hills Replat Two The Papillion La Vista School District has applied for a special use permit to allow for the construction of a middle school on Lot 25, Granite Fall. The special use permit is being considered concurrently with the Granite Falls and Kingsbury Hills Replat Two development applications. E. APPLICABLE ORDINANCES AND REGULATIONS: Zoning and Subdivision Regulations and Comprehensive Plan. III. ANALYSIS AND DEVELOPMENT ALTERNATIVES STAFF COMMENTS: A. REQUEST: 1. This is a request for a preliminary plat. 2. Kingsbury Hills Replat 2 will replat Lots 202 209 and Outlot D, Kingsbury Hills and Lots 1 28, Kingsbury Hills Replat One along with the rights-of-way dedicated with those plats. It also includes land adjoining said plats that is currently unplatted and zoned Agricultural. Rezoning that unplatted land is part of the Granite Falls/Kingsbury Hills Change of Zone (CZ-13-0005). That area will be rezoned to R-2 (Single-Family Residential Medium Density), which is consistent with the current zoning of Kingsbury Hills and Kingsbury Hills Replat One. 3. One outlot is proposed. Outlot A is a replat of Outlot D and vacated 108 th Street right-of-way. It is intended to be dedicated for temporary and permanent stormwater detention. It is also the site of the existing Kingsbury Hills Park. It will be owned and maintained by SID 275 (Kingsbury Hills). B. LAND USE/COMPREHENSIVE PLAN: 1. The proposed Single-Family Residential Medium Density (R-2) conforms with the current Future Land Use designation of Low Density Residential with some Greenway as described in the West Papio Future Land Use Plan (WPFLUP) Comprehensive Plan Amendment. It also conforms with the pending update of the Future Land Use plan which designates the site as Low Density Residential with some Greenway. 2. Kingsbury Hills Replat Two will be served by the existing Kingsbury Hills Park. Additional park space is not required because the total February 26, 2014 Planning Commission PP-13-00012
4 number of lots associated with Kingsbury Hills is only slightly increasing. C. TRAFFIC AND ACCESS: 1. Kingsbury Hills is served by 114 th Street and HWY 370. The original Kingsbury Hills Final Plat also dedicated Lincoln Street and 108 th Street, which were intended to be improved when the abutting areas developed. Lincoln Street is still intended to be improved when the property to the north of Kingsbury Hills develops. The new applications for Kingsbury Hills Replat Two and Granite Falls propose to vacate the current alignment of 108 th Street and replace it with Wittmus Drive. Wittmus Drive will connect to HWY 370 at 108 th Street and, but will curve northeast to an alignment of approximately 106 th Street. This realignment is favorable because it avoids conflicts with existing drainage ways near Lincoln Street and future conflicts with the planned WP-7 regional detention basin. 2. The preliminary plat includes dedication of minor local streets. a. 109 th Street will connect to Sherman Street, which provides a connection to Lincoln Street and 114 th Street. b. Laramie Street and Cimarron Street that will provide connection to the proposed Granite Falls including Wittmus Drive, which provides connections to Lincoln Street and HWY 370. 3. Sherman Street between 109 th Street and 110 th Street is required to be improved as part of the public improvements for Replat Two. Sherman Street is the only local street connection between Kingsbury Hills and the middle school site. If Sherman Street is not improved, the only route from Kingsbury Hills to the middle school will be HWY 370 because Lincoln Street is not improved along the north side of Kingsbury Hills. 4. A traffic study was completed as part of the Granite Falls Commercial, Granite Falls, and Kingsbury Hills Replat Two applications. The traffic study was reviewed on behalf of the City by Mark Meisinger. Per Mr. Meisinger, the traffic study requires further review. The applicant for Granite Falls Commercial, Granite Falls, and Kingsbury Hills Replat Two shall revise the traffic study per Mr. Meisinger s letter dated 2/13/14. 5. The applicant is proposing an intersection between Cumberland Drive (the east-west street dedicated with Granite Falls Commercial) and Wittmus Drive that is approximately 300 from the HWY 370 right-ofway. Access to the multi-family residential on Wittmus Drive will align with this proposed intersection. HWY 370 is regulated by the Nebraska Department of Roads (NDOR). Per NDOR policy, intersections must be located at least 660 feet from a major highway, such as HWY 370. It is likely that NDOR will require relocation of Cumberland Drive and the multi-family residential access. Such February 26, 2014 Planning Commission PP-13-00012
5 relocations might require alterations to the lot configurations of Granite Falls, Granite Falls Commercial, and Kingsbury Hills Replat Two. The applicant shall provide documentation of NDOR s approval of the proposed intersection and multi-family residential access as part of the final plat submittal. If the current street intersection proposal is denied, significant alterations to the lot configurations are likely. Such configuration may require revised preliminary plats to be presented to Planning Commission and City Council. D. GRADING/DRAINAGE: 1. The applicant shall revise the preliminary Post Construction Stormwater Management Plan (received 12/16/13) to address the following: a. The plan is not reflective of the current lot configurations for Kingsbury Hills Replat Two. The applicant shall revise said plan to match the preliminary plat. b. The plan identifies a stormwater detention basin that will serve the residential lots and the middle school within Outlot A. However, the preliminary plat indicates that a basin might be located within Outlot A and that the Papillion La Vista School District will be responsible for maintaining such a basin. The basin is required for the Post Construction Stormwater Management Plan to be functional. The applicant shall verify the basin location and revise the submittal accordingly by either revising the basin location on the plan or revising the note to remove the if statement. c. The City Engineer recommends that the two stormwater detention basins (located on Outlot A, Kingsbury Hills Replat Two and Lot 25, Granite Falls) be consolidated into a single structure since the applicant is proposing to have the Papillion La Vista School District maintain both basins. In a letter dated 1/30/14, the applicant s engineer indicated that the basins were combined but this is not reflected in the most recent formal submittal of the preliminary Post Construction Stormwater Management Plan (received 12/16/13). 2. All rights-of-way shall be graded full width with 2% grade projecting from top of curb elevation to edge of right-of-way. 3. The developer shall address over lot drainage in the covenants. Documentation of this provision will be required at the time of final plat. Additionally, the following dedication is required: A Permanent Storm Water Drainage Easement is granted over all properties except where structures exist to provide for the positive flow of water drainage from one property to another. 4. Any proposed grading off site shall require written authorization or temporary easements from the property owner. February 26, 2014 Planning Commission PP-13-00012
6 E. PAVING/STORM SEWER: 1. The developer has agreed to address street creep/driveway binding on curved streets in the covenants. Documentation of this provision will be required at the time of final plat. 2. ADA: a. The developer shall address driveway cross slope/ada compliance in the covenants. Documentation of this provision will be required at the time of final plat. b. ADA ramps shall be installed at intersections with original pavement installation, given that builders seem to have a hard time building these within compliance. 3. A PROWAG Complaint Route Map was provided for review. The map appears to meet ADA requirements. The final construction documents shall be reviewed for confirmation. F. WATER/SANITARY SEWER: 1. Amendments to the Wastewater Sewer Agreements with the City of Omaha will be required in order to service this new area. The drainage basin area has been included but the development name and number of lots serviced will need to be added through administrative amendment. 2. The developer or its Engineers shall contract with Thompson, Dreessen and Dorner, Inc. (engineers for the City) for WaterCAD Modeling of the development area and provide verification to City that main size, pressures and flow rates are all adequate as they relate to the entire City system. All costs associated with such modeling shall be an expense to the private development. G. UTILITIES/EASEMENTS: 1. A portion of the WP-7 regional detention basin is located within Outlot A, which is and will be owned by SID 275. As part of the subdivision agreement amendment, SID 275 shall agree to grant any easements and/or property needed for the construction and operation of WP-7 and flood control facilities to the Papio-Missouri NRD. 2. Standard utility easements shall be provided along all lot lines. 3. A number of easements were granted by the Kingsbury Hills Final Plat but were not accompanied by separate instrument with a prescription outlining the rights and terms of the easements. Such separate instruments shall be recorded and provided to the City of Papillion as part of the final plat submittal. 4. All proposed easements shall be by separate instruments including a prescription outlining the rights and terms of the easements. Copies of the recorded documents shall be provided to the City of Papillion. February 26, 2014 Planning Commission PP-13-00012
7 H. GENERAL: 1. The preliminary plat shall be revised as follows: a. Note 5 shall be revised per the comments in Section III, D, 1. Additionally, the spelling of creek shall be corrected. b. Replace 1018 th Street with 108 th Street in the legal description. 2. The applicant shall revise all engineering exhibits to match the preliminary plat. 3. Approval of the preliminary plat will be contingent upon approval of the: a. The Granite Falls preliminary plat. b. The Granite Falls/Kingsbury Hills Replat Two change of zone. 4. Kingsbury Hills Replat Two is primarily located within SID 275 (Kingsbury Hills). The applicant is proposing the following: a. Extending the boundary of SID 275 to fully include Lots 1, 29, 30, and 39 and their associated right-of-way. SID 275 has tentatively agreed to annex this area provided that the financial considerations are addressed. b. Financing a portion of the public improvements as general obligation debt attributable to SID 275. Both the City and SID 275 will need to agree to this financing method. It should be noted that the debt ratio for the SID already exceeds 4%, which is the maximum debt ratio allowed by the City s Development Guidelines General Order. Additional general obligation debt may not be authorized by either the City or SID 275. The financing of the public improvements shall be finalized during the subdivision agreement amendment process. Approval of the preliminary plat does not constitute approval of the proposed financing methods identified in the Source and Use of Funds. c. De-annexation of the portion of the middle school lot that is being platted as part of Granite Falls. SID 275 will need to agree to de-annexation of said area. 5. The letter from the Papio-Missouri NRD, dated 9/18/13, is attached and considered a part of this staff report. The Watershed Management Fee referenced in the letter will be addressed in the Subdivision Agreement that will be prepared in conjunction with the final plat. 6. The Papio-Missouri NRD is in the process of reviewing Kingsbury Hills Replat Two and Granite Falls in relation to the WP-7 regional detention site. They are consulting with HDR to review the effects of the new hydrologic model and the new precipitation depths to ensure that the top of dam limits is kept clear. Per the Papio-Missouri NRD, Lincoln Street serves as a grade stabilization structure with the top of that structure at elevation 1074.5. At a minimum, a flowage easement February 26, 2014 Planning Commission PP-13-00012
8 to that elevation shall be required. Any comments or concerns raised as part of that review shall be addressed as part of the final plat submittal. IV. RECOMMENDATION The Planning Department recommends approval based on: 1. General consistency with the Comprehensive Plan. 2. Compatibility with adjacent uses. 3. Compliance with the Subdivision Regulations. The recommendation for approval is contingent upon the applicant: 1. Agreeing to improve Sherman Street in conjunction with the public improvements for Kingsbury Hills Replat Two. (Section III, C, 3) 2. Revising the traffic study per Section III, C, 4. 3. Providing documentation of NDOR s permission for the alignment of Cumberland Drive and the multi-family residential or revising the submittal as described in Section III, C, 5. 4. Revising the Post Construction Stormwater Management Plan per Section III, D, 1. 5. Agreeing to provide easements and outlots for the WP-7 site and flood control facilities as described in Section III, G, 1. 6. Providing separate instruments for easements dedicated with the original Kingsbury Hills Final Plat. (Section III, G, 3). 7. Revising the preliminary plat per Section III, H, 1. 8. Revising the engineering exhibits per Section III, H, 2. 9. Receiving approval of the related Kingsbury Hills Replat Two and Granite Falls development requests. (Section III, H, 3) 10. Addressing the concerns regarding SID 275 detailed in Section III, H, 4. 11. Addressing the Papio-Missouri NRD s comment letter and concerns regarding the WP-7 site. (Section III, H, 5 6) V. COPIES OF REPORT TO: Applicant Public upon request VI. ATTACHMENTS: Preliminary Plat Application Preliminary Plat Meisinger TIS Letter NRD Comment Letter Aerial Report prepared by: Mark Stursma, Planning Director Jeffrey Thompson, City Engineer February 26, 2014 Planning Commission PP-13-00012
100 0 100 1 inch = 100 ft. 1120 1122 SS LEGEND BOUNDARY LINE LOT LINE EASEMENTS EXIST. MAJOR CONTOURS EXIST. MINOR CONTOURS EXIST. STORM SEWER EXIST. SANITARY SEWER LEGAL DESCRIPTION BEING A REPLAT OF LOTS 202 THRU 209, OUTLOT D, KINGSBURY HILLS, AND ALSO LOTS 1 THRU 28, KINGSBURY HILLS REPLAT ONE, PART OF THE RIGHT-OF-WAYS OF SHERMAN STREET, 1018TH STREET, 109TH STREET, CIMARRON STREET, LARAMIE STREET, ALL LOCATED IN THE SE1/4 OF SECTION 29, AND ALSO TOGETHER WITH PART OF THE SW1/4 OF SECTION 28, ALL LOCATED IN TOWNSHIP 14 NORTH, RANGE 12 EAST OF THE 6TH, P.M., SARPY COUNTY NEBRASKA. SAID TRACT OF LAND CONTAINS AN AREA OF 17.166 MORE OR LESS. DEVELOPER / OWNER OWNER OWNER STONE CREEK PLAZA, LLC SID 275 GREAT WESTERN BANK 11205 S 150TH STREET SUITE 100 11440 W CENTER RD 9290 W. DODGE RD., STE 202 OMAHA, NE. 68154 OMAHA, NE 68144 OMAHA, NE 68104 ZONING: EXISTING PROPOSED: NOTES: AG R-2, LOTS 1-39 & OUTLOT "A" 10' INTERIOR SIDE YARD 1. TEMPORARY TURNAROUNDS WILL BE CONSTRUCTED AT ALL DEAD END STREETS. 2. A PERMANENT STORM SEWER AND DRAINAGE EASEMENT IS GRANTED OVER ALL OF OUTLOT "A". 3. ALL EASEMENTS THAT ARE NOT LABELED WITH A BOOK AND PAGE NUMBER WILL BE RECORDED BY A SEPARATE DOCUMENT. 4. UTILITY EASEMENTS TO BE DEDICATED ON THE FINAL PLAT. 5. OUTLOT "A" SHALL HAVE A DESIGNATED USE FOR A PARK, AND TEMPORARY AND PERMANENT STORMWATER DETENTION AND WILL BE OWNED AND MAINTAINED,BY SID 275, INCLUDING MOWING, TREE REMOVAL AND OTHER VEGETATION CONTROL. IF A TEMPORARY OR PERMANENT STORMWATER BASIN, OR OTHER STORMWATER CONVEYANCE FACILITY, IS CONSTRUCTED ON THE EAST SIDE OF THE CREAK ON OUTLOT "A" IT WILL BE MAINTAINED PER THE TERMS OF AN INTERLOCAL AGREEMENT BETWEEN SID 275 AND PAPILLION-LAVISTA SCHOOLS. 132ND STREET CORNHUSKER ROAD STREET LOTS 1-39 INCLUSIVE AND OUTLOT "A" HIGHWAY 370 10' INTERIOR SIDE YARD PROJECT SITE VICINITY MAP 30' REAR YARD 10' INTERIOR SIDE YARD CENTENNIAL ROAD 30' FRONT YARD R-2 ZONING SETBACK REQUIREMENTS 114TH STREET STREET 108TH STREET 15' STREET SIDE YARD CORNHUSKER RD. Revisions No Date Description E & A CONSULTING GROUP, INC. Engineering Planning Environmental & Field Services KINGSBURY HILLS REPLAT TWO LOTS 1-39 INCLUSIVE AND OUTLOT "A" PAPILLION, NEBRASKA 330 North 117th Street Omaha, NE 68154 Phone: 402.895.4700 Fax: 402.895.3599 www.eacg.com Engineering Answers K:\Projects\2004\225\p01\Plat\Preliminary Design\PRE PLAT RP TWO_000.dwg 2/20/2014 10:55 AM Thomas R. Freed of Proj No: Date: Designed By: Drawn By: Scale: Sheet: LINCOLN ROAD PAPILLION CREEK WALNUT CREEK LAKE TURKEY RD. P2004.225.008 02/19/2014 Date Description PRELIMINARY PLAT MAW TRH 1"=100' 1 1
February 13, 2014 RE: Granite Falls TIS Update - Review FHU No. 12-140-02 Mr. Jeffrey L. Thompson, PE, CPESC, CFM City Engineer City of Papillion 122 East Third Street Papillion, NE 68046 Dear Mr. Thompson: We have completed our review of the Granite Falls Traffic Impact Study (TIS) Update prepared by E&A Consulting Group, Inc. dated February 2014, and the preliminary paving plan dated February 7, 2014, that you have provided. The proposed Granite Falls Development is located north of Nebraska Highway 370 (N-370) between 108 th Street and 114 th Street in Papillion, Nebraska. Based upon our review of the information provided and a site field review, we offer the following comments: TIS Page 8, 2.1 Other Developments within the Study Area: 447 single family housing units have been identified to the east and north of the Granite Falls Development. Please indicate the name of each of these developments / plats and the amount of units associated with each site. If previous traffic studies were completed for these two sites, please reference those by name and completion date. TIS Page 8, 3.2 Existing Street Network: 108 th Street is currently signed with a 35 MPH speed limit. The adjacent school zone is 25 MPH. Please revise. TIS Page 8, 3.2 Existing Street Network: 114 th Street is currently signed with a 30 MPH speed limit for approximately ½ mile north of N-370. It is signed for 35 MPH from that point north. Please revise. TIS Page 10, 4.2 Background Traffic Volumes: In addition to the developments identified to the east and north of the Granite Falls Development, the City of Papillion has identified three other preliminarily platted developments in the study area. These include South Brook by E&A Consulting Group, Inc. in the northwest quadrant of 108 th Street with Schram Road, Prairie Hills by Olsson Associates in the southwest quadrant of 114 th Street with N-370, and Ashbury Creek by Lamp Rynearson & Associates directly south of Prairie Hills. Each of these developments is expected to access N-370 via either 108 th Street or 114 th Street. Was traffic expected to be generated by these developments included in the 2035 Traffic Volumes as indicated in Figure 4? In particular, volumes to/from the south leg of both the intersections of 108 th Street and 114 th Street with N-370 appear to be low. Please indicate if traffic generated by these three sites was included in the 2035 Background traffic volumes (if corresponding development sites were coded into the MAPA model). If not, please include estimated traffic from these developments in the
February 13, 2014 Mr. Jeffrey L. Thompson Page 2 2035 Background Traffic Volumes in Figure 5. The plats for each of the developments are attached to this letter. TIS Page 12, Table 1, Page 14, Figure 5. Site Trips: While pass-by trips are not considered new trips pass-by trips still enter and exit the development site. Pass-by trips are deducted from the through traffic stream and are diverted into the development. The Granite Falls Site Trips as depicted in Figure 5 do not account for this, unless external trips are entering the street network from the north on 114 th Street and/or 108 th Street and not depicted in this figure. Please revisit the pass-by methodology in the ITE Trip Generation Handbook or contact me if there are questions as to how to account for these trips. TIS Page 14, Figure 5. Site Trips: Please include a trip distribution diagram with the directional percentage of inbound and outbound traffic by direction. For instance, 20% to/from the west via N-370, 10% to/from the north via 114 th Street, etc. TIS Page 14, Figure 5. Site Trips: Please revisit the manner in which Granite Falls Site Trips are depicted to be entering and exiting the street network. For instance, in the PM peak hour if 94 trips are eastbound through 114 th Street, 119 turn left from the north leg of 114 th Street, and 2 turn right from the south leg of 114 th Street, there should be at least 119 eastbound throughs at 108 th Street. Development related trips exiting adjacent drives should become part of the through traffic stream and not re-directed back into the development at the next drive downstream. TIS Page 17, 6.2 Signal Warrant Assessment: Please also examine traffic signal warrants for the 2014 Existing traffic scenario. This will provide the City with a baseline to determine when traffic signalization may be warranted. Traffic signal warrants were analyzed using the NDOR ADT based methodology. Please add a depiction of ADT on the 2014 Existing and 2035 Total traffic scenario figures so it is clear what volumes were used in the warrant analysis. TIS Page 18, 6.4 Total 2035 Traffic Analysis: The intersections of W. Lincoln Road with 108 th Street and 114 th Street, and 114 th Street with Granite Falls Access Driveway are referenced. Please include traffic volume projections, analyses, and recommended geometry for these intersections as well as the intersection of 108 th Street with Cumberland Drive. TIS Page 18, 6.4, Page 21, Figure 7. Recommended Intersection Geometry: At the intersection of 108 th Street with N-370, provide justification for northbound and southbound dual right-turn lanes with a shared through lane as opposed to an exclusive right-turn lane and an exclusive through lane. As referenced earlier, the northbound and southbound through volume projections for this intersection appear to be low. TIS Page 18, 6.4, Page 21, Figure 7. Recommended Intersection Geometry: The southbound turn lanes at the intersection of 108 th Street with N-370 should be a minimum of 250 feet. TIS Page 18, 6.4, Page 21, Figure 7. Recommended Intersection Geometry: At the intersection of 114 th Street with N-370, provide justification for southbound shared leftturn / through lane as opposed to an exclusive left-turn lane and an exclusive through lane. Shared left-turn / through lanes with permitted signal phasing are generally not recommended as it is difficult for opposing left-turning drivers to judge if the vehicle in the shared lane is turning left or travelling through the intersection. As referenced
February 13, 2014 Mr. Jeffrey L. Thompson Page 3 earlier, the northbound and southbound through volume projections for this intersection appear to be low. TIS Page 18, 6.4, Page 21, Figure 7. Recommended Intersection Geometry: The south leg of the intersection of 114 th Street with N-370 should have at least two lanes if the intersection is signalized. We concur that traffic signals the intersections of N-370 with 108 th Street and 114 th Street should be coordinated provide adequate traffic operations with the addition of site-generated traffic. Site Paving Plan: It appears that the intersection of Cumberland Drive with 108 th Street is approximately 350 feet north of N-370. 660 feet is a recognized full access minimum spacing on arterials. The first full access intersection onto 108 th Street should be a minimum of 660 feet from N-370 to provide room for queuing from the intersection of 108 th Street with N-370. Please send a copy of the revised study and site plan to NDOR for review and concurrence on intersection spacing. If you have any questions regarding this review of the traffic study or if you would like to meet to discuss it in further detail, please give me a call. Sincerely, FELSBURG HOLT & ULLEVIG Mark Meisinger, PE, PTOE Transportation Engineer O:\Projects\12-140 Papillion On-Call Traffic\Granite Falls\Granite Falls TIS Review Letter 02.13.14.docx
114th St S 113th Ave S 113th St S 108th St S Area of Application - Granite Falls Lincoln Rd W Grant St 111th Ave S Prospect St 111th St S Sherman St 110th Ave S 110th St S Grant Cir Laramie St Cimarron St Cimarron St 109th St S Cim arron St Application Area - Kingsbury Hills Replat Two HWY 370 108th St S Granite Falls/Kingsbury Hills Replat Two PP-13-0007; PP-13-0012; CZ-13-0005