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• • 9.17 The increase in the number of trips results in two additional intersections to operate unacceptably during the p.m. peak hour with the Twin Lakes A UAR Update scenario C recommended improvements and the additional p.m. peak hour trips. The queues associated with the County Road C/Cleveland Avenue intersection negatively impact the Cleveland Avenue/I- 35W NB Ramps intersection. The failure of two additional intersections under year 2030 build conditions indicates that additional improvements are necessary to obtain acceptable levels of service. 9.18 In order to improve the poor operations at these two intersections, the following roadway improvements are recommended (consistent with the Twin Lakes AUAR Update): a. Cleveland Avenue at County Road C • Construct an additional southbound left-turn lane (dual left-turn lanes) • Construct a southbound right-turn lane 9.19 Based on SRF's analysis, the additional traffic from the proposed McGough redevelopment can be accommodated under year 2011 conditions with the construction of internal roadway configuration 1 and minor improvements to the adjacent roadway network. However, as additional developments in the Twin Lakes redevelopment area begin to occur, more intense improvements will be needed to accommodate all of the traffic combined (year 2016 and year 2030). 9.20 Based on the above traffic analysisirecommendations, the DRC recommends that the improvements to the internal roadway network under configuration 2 occur prior to any building permits being issued for the site. By constructing this public road and infrastructure network first, concerns regarding appropriate emergency vehicle access, subdivision code compliance, safety, and traffic impacts to surrounding neighborhoods are adequately addressed. A completed configuration 2 will also be able to ensure that the decisions of one developer will not impact the ability of other property owners to redevelop. PLANNING DIVISION: 9.21 On Monday March 3, 2008, members of the Twin Lakes Operations Team will present the Twin Lakes AUAR Area Infrastructure Improvement Cost Allocation Study and Public Financial Participation Framework to the City Council for consideration. These two critical documents will eventually shape future policy decisions, specific to the City's involvement in Tax Increment Financing and which roads and associated improvements need to be constructed in order to enable this project and/or others to proceed forward. 9.22 The following are the Planning Division comments pertaining to its analysis of the Urban Design Principles. It should be noted that the Urban Design Principles do not anticipate a PF08-001_RPCA_GeneralConcept030508.doc Page 9 of 14