pf07-045 - Laserfiche WebLink

Home

� • If the MHP is redeveloped with this level of density, staff would not recommend connecting Rose Place through to Dunlap, as it would significantly increase the traffic on Dunlap and Fernwood streets. It is not appropriate to direct high volumes of traffic through this neighborhood. However there is always the chance that the MHP would not redevelop to the density discussed in the Comprehensive Plan, or that a portion of the MHP could be divided off as single family residential. If this were the case, staff would be supportive of building Rose Place through to Dunlap. The redevelopment of the MNP will be challenging, all of the existing driveways onto Lexington Avenue are very close to the County Road C intersection. Traffic exiting Rose Place already experiences difficulty getting on to Lexington. Any increase in traffic onto Rose Place would exacerbate the difficulty for traffic exiting onto Lexington Avenue. A traffic study would need to be provided as a part of any M1lP redevelopment plan so that the traffic impacts and mitigation could be identified. Connecting Rose Place through to Dunlap Street The intersection is too close to the County Road C intersection and is blocked during peak traffic hours. It also has the potential to provide a convenient cut through for traffic stuck in the Lexington Avenue queue. As a result, we would not recommend making this connection without disconnecting Rose Place from Lexington Avenue. We estimate that the cost of this work including construction, engineering and contingencies would be $l 14,000. We would also need to purchase right- of- way from the to��nhome at 1106 Rose Place and from the MHP with a cost of about $25,000. While connecting the streets would provide benefit for the home owners on the Rose Place cul- de- sac, it could more than double the traffic on Dunlap Street. We do not believe that any connection to the single family neighborhood to the west would be supported by property owners. Recommendations: As a result of this investigation, staff is making the follow�ing recommendations: Public Works no longer supports the vacation of the right- of- way due to the possibility of a redeveloped MHP needing safer access to Lexington Avenue. As discussed above, there is a chance that the future redevelopment of the 1VII-�P may cause a need to connect Rose Place to Dunlap Street. The likelihood of this occurring is low, however, as discussed at the August Planning Coinmission meeting, once the right- of- way is vacated, we would have to purchase it back to build the street. Due to the reduced likelihood of this connection being constructed, staff would support a variance to construct a garage on their property with a reduced setback. �