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MEMORANDUM MMI - Narrative ------------------------------------------------------------------------------------------------------------
TO: Danielle Garber, Planner II
FROM: Lance Lehigh, Engineer III
RE: Buffalo Run Concept
APPLICATION NO 21270 DATE: August 2, 2021 ----------------------------------------------------------------------------------------------------------- ENGINEERING CONCEPT COMMENTS IN ASSOICATION WITH CONCEPT APPLICATION 21270.
Easements 1. Bozeman Municipal Code (BMC) 38.410.060 Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) along the development’s property frontage prior to site plan approval. The applicant may contact the Engineering Department to receive a copy of the utility easement template. a. The applicant should provide an easement exhibit with the future site plan application. As presented it is unclear where the 10 private utility easement would be located. Typically, this easement is located along the developments frontage to allow future utilities to be located in a convenient location for access. 10’ Public Utility Easements (PUE) will be provided adjacent to the ROW or Easement for Kurk Drive, Fowler Lane (Doc # 2731321), Avenue B and Avenue C. The Final Easement will be granted once the Site Layout has been approved by the City.
See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo
Run Easement Exhibit 092821.pdf). 2. BMC 38.410.060 Easements – Kurk Drive, Avenue B, and Avenue C are classified as a City local streets, which has a minimum right-of-way ROW width of (60) feet. The applicant must provide a public street and utility easement for a local streets prior to site plan approval. . The applicant may contact the Engineering Department to receive a copy of the public street and utility easement template. 60’ public street and utility easements will be provided for Kurk Drive, Avenue B, and Avenue C.
See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo
Run Easement Exhibit 092821.pdf). 3. BMC 38.410.060 Easements – Fowler Lane is classified as a Minor Arterial in the Bozeman Transportation Master Plan (TMP), which has a minimum right-of-way ROW width of (100) feet. The applicant must provide their respective Fowler Lane ROW (50) feet from the centerline as a public street and utility easement where Fowler is adjacent to the property prior to site plan approval.
The additional ROW for Fowler Lane was dedicated with the Annexation of
the property. See the filed easement, DOC # 2731321 in the Documents
folder (Fowler Street Easement public street and utility easement 052021.pdf). 4. BMC 38.410.060 Easements Subsection D – The agricultural water facility running through the proposed development is a ditch managed by Middle Creek Ditch Company. The applicant must establish appropriate agricultural water user facility easements with Middle Creek Ditch Company (MCDC) and satisfy all of the conditions outlined in 38.410.060 (D) prior to site plan approval. a. The realignment or relocation of active irrigation ditches or pipelines is discouraged. If an agricultural water user facility or points of diversions thereon are proposed to be realigned or relocated, the developer's professional engineer must certify, prior to final plat or final plan approval, that the water entering and exiting the realigned or relocated agricultural water user facility is the same quality and amount of water that entered or exited the facility prior to realignment or relocation. b. Stormwater from a development must not be discharged to an agricultural water user facility without written approval from the owner of the facility and corresponding stormwater conveyance easements.
MMI is actively working with the Ditch Company for their approval for any proposed changes to their facilities. 5. BMC 38.410.060 (C) (1) Easements – Any proposed drainage facilities that drain public ROW must reside within a drainage easement. The applicant may contact the Engineering Department to receive a copy of the drainage easement template. The drainage easement must be provided prior to site plan approval. See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo
Run Easement Exhibit 092821.pdf). 6. BMC 38.410.060 Easements – As presented in the application the applicant proposes to expand the existing Meadow Creek Park. A formal park easement will be required given the nature of the use. The applicant will need to coordinate with
the City’s park department on the formal easement requirements. The easement must be provided prior to site plan approval. See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo
Run Easement Exhibit 092821.pdf). 7. BMC 38.410.060 Easements – The proposed north-south and east-west mid-block corridors facilitate pedestrian circulation throughout the development. A public access easement will be required prior to site plan approval. The applicant may contact the Engineering Department to receive a copy of the drainage easement template. a. The applicant must confirm the overall width of the trail sections. The north- south connection states 10 feet, but the measured width is 20 feet. See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo Run Easement Exhibit 092821.pdf). 8. BMC 38.410.060 (C) (1) Easements (Water and Sewer) - The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer mains prior to Site Plan Approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. See the Buffalo Run Easement Exhibit in the Plans folder for details (Buffalo Run Easement Exhibit 092821.pdf).
Natural Resources 1. BMC 38.610.050 Wetland Determinations – The applicant will need complete a jurisdictional wetland delineation in accordance with the procedures specified in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands. The applicant is advised that any impact to jurisdictional wetlands will require 404 permit from USACE. a. The applicant will need to coordinate and provide documentation from the Gallatin County Conservation District to see if a 310/318 permit are needed or not for any realignment or piping of the ditch. If piping is proposed, then the applicant will need documentation from the MCDC approving the size and alignment. The Applicant is working (since 07/13/21) to get a determination from the USACE. See the email correspondence in the Documents folder for details (Email from MMI to USACE Jurisdictional Determination Request_ 5400 Fowler Lane 092821.pdf). The Gallatin Conservation District has made the following
determination.
From Mike Rotar representing the Conservation District”
“I’ve attached a marked-up excerpt from the 1953 Water Resources Survey (WRS) for Gallatin County. As Christine described in her email, the waterway on this property is a lateral from the Middle Creek Ditch. I reviewed aerial photos back to 1995, and although the waterway looks to have been manipulated on the property to some degree in the last 25 years, it continues to have originated from the main Middle Creek Ditch on the SE side of the Fowler Rd./Patterson Rd. intersection. As such, this waterway is a ditch and considered non-
jurisdictional from the CD’s standpoint.”
See this email correspondence in the Documents folder for details (Buffalo Run - Water Course Designation - Conservation District 120919.pdf)
Stormwater 1. The City of Bozeman Design Standards and Specifications Policy (DSSP)
Section II (A) Drainage Policy – The applicant is advised that a stormwater drainage plan is required for all new developments. The applicant must satisfy the criteria outlined in the DSSP. The applicant must address the following in the stormwater drainage plan prior to site plan approval.
a. DSSP Section II (A) (4) Water Quality - The applicant must include a drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post- construction runoff generated from the first 0.5 inches of rainfall from a 24- hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS.
b. DSSP Section II (C) Water Quantity - The applicant must provide either on- site detention with release rates limited to predevelopment runoff rates or on-site retention. Retention ponds must be sized based on a 10-year, 2-hour storm intensity.
c. DSSP Section II (D) Discharge Structures – Ponds shall be designed to so as to avoid long-term standing water in the pond.
d. Montana Post-Construction Storm Water BMP Design Guidance Manual
Seasonal High Groundwater - The proposed project is located in an area that is known to have seasonally high groundwater. Engineering requires that the applicant confirm that groundwater will not impact the function or
maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. Due to the seasonal nature of groundwater (typically the highest in spring) the applicant is advised to begin groundwater measurements in the winter and continue measuring through July. Measurements must be at sufficient intervals to define the seasonal high groundwater across the entire site.
e. The applicant is advised that if the proposed detention systems discharge into the ditch, the will need approval from the Middle Creek Ditch Company and certify that downstream facilities will not be impacted.
A stormwater design and plan addressing comments a. – d. has been included
with this Site Plan application. 2. Buffalo Run Annexation Agreement - The applicant is advised of the annexation agreement number 19 on construction limitations: Due to high groundwater levels no basements are permitted with future development. No crawl spaces will be permitted with future development of the site, unless a professional engineer registered in the State of Montana certifies that the lowest point of any proposed structure is located above the seasonal high groundwater level and provides supporting groundwater data prior to the release of building permit. In addition, sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles.
Acknowledged.
Payback District 1. The subject property is located within the Meadow Creek Subdivision payback district boundary for sewer improvements. The applicant is advised that the payback must be paid at the time of development approval. Reference document Gallatin County Clerk and Recorder #2293491. Acknowledged.
Water 1. BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems – In conjunction with streets construction - The City’s Water Facility Plan identified the need for a water transmission main (CIP Reference: 16-inch water main New Growth and Development) directly adjacent to the subject property in Fowler Lane to service future development. Detailed water infrastructure improvements will be reviewed with future infrastructure submittals. The identified water capital planning improvements must be designed in coordination with any future Fowler Lane improvements adjacent to
the subject property. The applicant is advised that the capital Improvements identified within the facility plans must be located within City ROW, a public street and utility easement, or a water and sewer easement. a. The applicant is advised that engineering is in general agreement with the proposed site water utility plan and overall layout. The applicant will need to coordinate with the City of Bozeman’s Fire Department to determine if buildings need fire suppression systems as well as the locations/number of proposed fire hydrants. b. The applicant is advised to contact Chris Saunders (Community Development Manager) prior to the end of August 2021, if the applicant wants to request City participation in the proportional cost-share of the main extensions where the pipe exceeds minimum size standards. c. The applicant will need to show the offsite improvement with the future site plan application.
A 16-inch water transmission main has been included in the site utilities
planned. See the site Utility Plan for details. 2. DSSP Section (V) (A) Main Size - The applicant is advised that the subject property is located at the southern end of the City’s main pressure zone (Sourdough Zone). Water pressures around the subject property vary from 35 to 50 psi. Prior to site plan approval the water distribution system must be designed to meet the requirements outlined in the City of Bozeman Design Standards and Specifications Policy. Additionally, all water system improvements must also be designed and installed in accordance with the Montana Department of Environmental Quality Circular 1; Montana Public Works Standards and Specifications (MPWSS); City of Bozeman Modifications to MPWSS; and the City’s most recent Water Facility Plan. See the attached Water Design Report in this Site Plan application for details.
Wastewater 1. BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer
systems - The subject property is located within the overall Cattail Creek Sanitary Sewer Drainage Basin. Figure 5-1 of the City’s wastewater facility plan, shows the subject property in a smaller identified sub-basin (still within the overall Cattail Creek Drainage Basin), but directly adjacent to the Baxter Creek Sanitary Sewer Drainage Basin. The identified sub-basin assumes that certain portions of the property would flow by gravity into the future 12-inch Fowler Lane sewer main, as identified in the facility plan (Capital Improvement Plan (CIP) Reference: 12-inch Fowler Ln: Blackwood Road to Stucky Road). a. The applicant is advised that engineering is in general agreement with the proposed site sewer utility plan and overall layout. b. The applicant will need to clearly show the extension of the 12-inch Fowler Ln (Blackwood Road to Stucky) on future plan sets. Sanitary infrastructure improvements will be reviewed with future infrastructure applications.
c. The applicant is advised to contact Chris Saunders (Community Development Manager) prior to the end of August 2021, if the applicant wants to request City participation in the proportional cost-share of the main extensions where the pipe exceeds minimum size standards.
A 12-inch sewer collection main in Fowler Lane has been included in the site
utilities planned. All of the wastewater generated from the Buffalo Run
project will gravity drain to the Fowler 12” main. See the site Utility Plan for
details. 2. DSSP Section (V) (B) Sanitary Sewer System Design Criteria – Prior to site plan, the applicant must provide an estimate of the peak-hour sanitary sewer demands, certified by a professional engineer, for the proposed project. The City will analyze and determine if sewer capacity is available to accommodate the project. The applicant is advised that sewer capacity is allocated on a first come first serve basis and is not entitled until preliminary plat or site plan approval.
See the attached Sewer Design Report in this Site Plan application for details. Street Lighting 1. DSSP Standard Specifications for Lighting Materials and Installation Section
XII – City standard street lights are required per the (arterial, collector, local) spacing requirements. The required intersection street light(s) shall be shown on the plans prior to site plan approval.
2. DSSP Standard Specifications for Lighting Materials and Installation Section III
– The applicant is advised all proposed street, pedestrian and pathway lighting shall be operated and maintained through the creation of a new SILD, through the annexation to an existing SILD, or through some other equivalent means approved by the City of Bozeman. The approval to create or annex to an SILD shall be granted prior to Occupancy.
3. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The site plan can be approved prior to infrastructure review, however, the following requirements must be satisfied with the infrastructure submittal. DSSP Section XVIII Submittal Requirements: 1. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires. 2. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with Section XIV. Pedestrian Luminaires. 3. Lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII – D), and light trespass (Section XII – D).
The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP) will be required with infrastructure review. The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The following requirements must be satisfied with the infrastructure submittal.
See the Lighting Plan included in the Site Plan application for details.
Concurrent Construction 1. BMC 38.270.030 Completion of Improvements (D) - In certain circumstances, the issuance of a building permit may be allowed prior to completion of the public infrastructure, provided that the following concurrent construction criteria outline within this section are satisfied. a. The applicant is advised that the City updated the concurrent section portion of the code, effective July 8, 2021. If the applicant chooses to pursue concurrent construction with the site plan application, all of the concurrent construction criteria must be satisfied prior to site plan approval.
See the Concurrent Construction Plan provided as Appendix L in the
Site Plan application for details.
Transportation 1. BMC 38.220.060 (A) (12) Traffic Generation - A traffic impact study (TIS) will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. a. Traffic demands identified with the applicant’s TIS (provided at annexation), at this time cannot be accommodated by the surrounding street network. The applicant is advised that the surrounding arterial and collector street infrastructure that would service the proposed development has not yet been constructed. Additional development of the arterial and collector street network in the vicinity of the Buffalo Run Development will be required to accommodate proposed traffic demands anticipated in order to provide adequate, safe, and sufficient access for vehicular, pedestrian, and multi- modal forms of transportation at the full buildout condition. The applicant met with the City’s engineering department to discuss offsite improvements needed to support the proposed traffic demands of the development as well as satisfy conditions outlined the Buffalo Run Development Streets Impacts Memorandum (Attached March 16, 2021 Memo for reference). Engineering is in general agreement with the proposed offsite improvements, however, the applicant must provide an updated TIS as part of the formal site plan application.
A see the updated Traffic Impact Study in the Site Plan application for
details. 2. BMC 38.400.010 Streets (A) and (A.2 and A.7), BMC 38.400.110, Commission Resolution Number 4244 Regarding Complete Streets Policy or Successor Document, Buffalo Run Development Streets Impact Memorandum – Traffic demands identified with the applicant’s TIS (provided at annexation), at this time cannot be accommodated by the surrounding street network. The applicant met with the City’s engineering department to discuss offsite improvements needed to support the proposed traffic demands of the development. The following offsite improvements have been discussed with engineering staff and engineering generally agrees with the proposed improvements to mitigate traffic demands associated with the development.
Proposed offsite construction of South 27th Avenue – Improvements from
Kurk Drive to West. Graf Street The applicant is proposing to complete the western missing road section of South 27th between Kurk Drive and Graf Street. In general, the street would require proper drainage, dedication of ROW, pavement, curb and gutter, bike lanes, and street lighting. South 27th is classified as a Collector in the Bozeman Transportation Master Plan (TMP). The applicant is advised that any required ROW or public street and utility easement acquisition for the South 27th Improvements must be in place prior to subdivision final plat or final site plan approval. No offsite improvements have been presented with the concept application. The proposed offsite improvement (South 27th) must be clearly shown with the formal site plan application. The applicant is advised to coordinate with engineering on the exact street section prior to infrastructure submittal. The construction of the western ½ of South 27th between Kurk Drive and Graf Street is part of the planned off-site improvements necessary for the approval of the Buffalo Run site plan.
Proposed adjacent Fowler Lane – Improvements along the subject property’s
frontage. The applicant is proposing to utilize Fowler Lane as a secondary means of access to the proposed development (BMC 38.400.010 A.8).
Fowler is classified as a minor arterial in the Bozeman TMP. The applicant must complete Fowler Lane adjacent to the subject property to the minor arterial standard defined in the TMP upon future development. No offsite improvements have been presented with the concept application. The proposed offsite improvement (City Fowler Lane section) must be clearly shown with the formal site plan application The applicant is advised to coordinate with engineering on the exact street section prior to infrastructure submittal. The identified water and sewer capital planning improvements must be designed in coordination with the Fowler Lane improvements as detailed in the water and sewer sections. The construction of Fowler Lane adjacent to the subject property to the minor arterial standard is part of the planned improvements necessary for the approval of the Buffalo Run site plan. Proposed adjacent Fowler Lane – Improvements from the subject property to Stucky Rd. The applicant is proposing to pave Fowler Lane to a county standard from the subject property to the intersection of Stucky Road and Fowler Lane. The applicant is advised to coordinate with engineering on the exact street section prior to infrastructure submittal. The applicant is advised that Gallatin County will need to review the infrastructure plan set as the offsite portion/County road section. The identified water and sewer capital planning improvements must be designed in coordination with the Fowler Lane improvements as detailed in the water and sewer sections. No offsite improvements have been presented with the concept application. The proposed offsite improvement (County Fowler Lane section) must be clearly shown with the formal site plan application The applicant is advised that conditions approval must exist regarding the buildout of Fowler Lane to ensure adequate access for public health and safety. The construction of Fowler Lane to a county standard from the subject
property to the intersection of Stucky Road and Fowler Lane is part of
the planned off-site improvements necessary for the approval of the
Buffalo Run site plan. 3. BMC 38.270.020 A.1. - For all developments, a construction route map must be provided showing how materials and heavy equipment will travel to and from the site. The route must avoid, where possible, local or collector streets or streets where construction traffic would disrupt neighborhood residential character or pose a
threat to public health and safety. a. The applicant is advised that a majority of the construction traffic will need to gain access to the development via the arterial (Fowler) and not the local street Kurk Drive. The exact timing of onsite improvements will need to be closely coordinated with offsite improvements to ensure the safe movement of construction traffic entering and existing the site.
See the Construction Route Map included in this Site Plan application
for details.
Water Rights 1. BMC 38.410.130 Water rights - The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights prior to site plan approval. a. The applicant is advised that if they own any MCDC shares, they should use those shares for irrigation of site landscaping. If no MCDC exist, the applicant should work with the Montana Department of Natural Resources to determine if the development can obtain an exempt groundwater appropriation for site irrigation.
Acknowledged. Conditions of Approval 1. If not already filed, The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) on City standard form for the following: a. Street improvements to S. 27th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Blackwood Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to West Graf Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Street improvements to Fowler Lane including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Blackwood Road and Fowler Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Fowler Lane and West Graf Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements at Blackwood Road and South 27th Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements at Blackwood Road and South 19th Avenue including lighting, signalization/channelization, paving, curb/gutter,
sidewalk, and storm drainage. i. Intersection improvements to Fowler Lane and Stucky including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to Annexation. Acknowledged.
Engineering Memorandum
DATE: March 16, 2021
TO: Lance Lehigh, PE – Development Review Manager
FROM: Taylor Lonsdale, PE – Transportation Engineer
SUBJECT: Buffalo Run Development – Kurk Drive volumes
This memo summarizes guidance regarding acceptable traffic volumes for Kurk Drive, a
local street.
Kurk Drive is a classified as a local street and is 33’-0” from back of curb to back of curb
with parking lanes on both sides. The estimated background traffic in 2025 from existing
development is 620 vpd on Kurk Drive west of S. 27th Avenue.
S. 27th Avenue is classified as a collector street. However, it is not currently constructed
to a collector standard between Kurk Drive and Graf Street. Currently only the eastern
half of S. 27th Avenue in this area has been constructed. The current configuration is
approximately 26’-0” back of curb to back of curb and is limited to two 11 foot travel
lanes. This is narrower than a standard local street and S. 27th does not have bike lanes
to support bicycle transportation.
The 2017 Bozeman Transportation Master Plan provides the following description of
local roads.
Local: The local street network comprises all facilities not included in the higher
systems. The primary purpose of local streets is to permit direct access to
abutting lands and connections to higher systems. Usually service to through-
traffic movements is intentionally discouraged either through low speed limits or
other traffic calming measures.
The Federal Highway Administration’s (FHWA) 2013 Highway Functional Classification:
Concepts, Criteria and Procedures provides guidelines that include a range of Average
Annual Daily Traffic (AADT) for each functional classification. Table 3-6 (pg. 23) identifies
80-700 vehicles per day (vpd) for Local roads and 1,100 to 6,300 vpd for Collector roads.
In February of 2014, the Bozeman City Commission passed Resolution 4507 establishing
goals and policies for local street reconstruction projects. This resolution included the
below table identifying vehicle volumes associated with different functional
classifications.
Street
Classification
Average Daily Traffic
(vehicles per day)
Local Up to 800
Minor Collector 800-1500
Major Collector 1500-4500
Arterial Over 4500
Several recent, large road construction projects created situations where higher than
normal traffic volumes were experienced on local streets due to detour traffic. The City
received numerous complaints from residents on these streets, including N. Yellowstone
Avenue and N. Church Avenue. In June of 2020, data collected on N. Yellowstone
Avenue indicated an average weekday volume of 1,520 vpd. Similarly data collected on
N. Church Avenue indicated an average weekday volume of 1,506 vpd.
Context and configuration of a road are critical consideration in the development of the
road network. Local streets most often have highly utilized on-street parking as well as
frequent driveway access. A typical local street should not generally carry more than
approximately 800 vpd unless the arterial and collector network surrounding the local
street have been fully constructed. Kurk Drive, while a local street, has limited driveway
access and currently appears to have limited on-street parking utilization. Under this
context, Kurk Drive could support slightly higher vehicle volumes. It is recommended
that Kurk Drive could carry up to 1,100 vpd of combined existing and proposed
development traffic at the design year. Beyond this number, additional upgrades to the
streets system will be required to provide streets with the appropriate functional
classification to serve development densities proposed by the Buffalo Run
Development. The fundamental challenge with the proposed buildout condition of the
Buffalo Run Development is that the surrounding collector and arterial street
infrastructure has not yet been constructed. Additional development of the arterial and
collector street network in the vicinity of the Buffalo Run Development is necessary to
support the development buildout condition.
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