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Master Development Plan Draft
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Master Development Plan Draft
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10/13/2008 11:28:29 AM
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10/13/2008 11:25:47 AM
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Master Development Plan Draft
General - Type
Master Development Plan Draft
Date
10/13/2008
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<br />Current Physical Conditions <br /> <br />Road Pattern <br /> <br />The Traffic Analysis and Plan chapter of this document includes a complete and detailed <br />analysis of current and forecast traffic conditions. However, a few global observations <br />are offered below. <br /> <br />The basic circulation challenge for the study area is the fact that there are only three ways <br />in or out of the district: the east and west "ends" of Country Road E at the bridge over <br />Highway 5] and at Lexington A venue and Harriet Avenue at Lexington Avenue. No <br />roads other than Lexington and Highway 51 cross the railroad line to the north, and there <br />is no link to the south through the adjacent neighborhood. <br /> <br />The capacity of the Highway 51 connection is adequate for the study area because of its <br />folded diamond interchange design. However, the signalized intersection ofE at <br />Lexington Avenue suffers from peak-hour congestion; the overall level of service is D, <br />and east-to-northbound PM peak hour left-turns movement operates at level of service F <br />(the worst rating). <br /> <br />Internally, circulation is hampered by the size of the block bounded by Lexington, E, Pine <br />Tree and Harriet The lack of internal public streets to divide that large block reduces the <br />access options for all land uses. The result is that peak-hour egress at certain driveways <br />(e.g., the northern exit from Arden Plaza) is difficult and hazardous. Also, County Road <br />E is forced to serve the dual and conflicting roles of traffic movement and land access. <br /> <br />Ideally, traffic related to Corporate Express would be routed through the industrial area to <br />the north but that is not possible. That land use and its truck traffic are inconsistent with <br />the nature of the rest of the study area. <br /> <br />Street and Right-of-Way Dimensions <br /> <br />County Road E consists of four traffic lanes and a shared center turn lane. Public right- <br />of-way and street dimensions were measured (rounded to the whole number) at three <br />points: <br /> <br />1. At the Corporate Express entrance: <br />ROW: 89' <br />Street: 72' <br /> <br />2. At Carroll Furniture (just east of Pine Tree Drive): <br />ROW: 83' <br />Street: 70' <br /> <br />3. At the eastern median: <br />ROW: 88' <br />Street: 72' <br /> <br />Thus, County Road E is typically 72 feet from curb to curb in an 83 to 89 foot right-of- <br />way and is divided approximately as: <br /> <br />2-16 The New Lake Johanna Boulevard <br /> <br />7 October <br />
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