HomeMy WebLinkAbout4A DEV16-000007 Shepherds Path - Lake Ridge PUD Amend PC Report
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: NOVEMBER 21, 2016
AGENDA #: 4A
PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
PRESENTED BY: DAN ROGNESS
AGENDA ITEM:
MAJOR AMENDMENT TO THE SHEPHERD’S PATH FINAL PLANNED
UNIT DEVELOPMENT PLAN
DISCUSSION: Introduction
The Planning Commission will hold a public hearing to consider recommending
a zoning application to the City Council. Lake Ridge Apartments LLC has ap-
plied for approval of a major amendment to the Planned Unit Development
(PUD) known as Shepherd’s Path. The area of consideration for the major PUD
Amendment applies to an undeveloped 10.5-acre parcel (Outlot A) located north
of CSAH 42 and west of McKenna Road. The applicant will also submit a Final
Plat to the City Council to create a lot versus outlot for this property.
History
The original Planned Unit Development Plan for Shepherd’s Path was approved
by the City Council on 12/05/05 for the Preliminary Plan and on 6/26/06 for the
Final Plan. The Final Plan is shown in Attachment #1, which shows a mixed-
use development with a church, YMCA senior housing, commercial, youth cen-
ter, public park, and a private soccer dome/hockey rink. Approximately 35% of
the planned 443 senior housing units have been completed, as well as the
church, YMCA and youth center.
Current Circumstances
Subsection 1106.711 of the Zoning Ordinance addresses amendments to an
approved PUD, which are classified as either minor or major. In this case, add-
ing more housing units classifies this as a major PUD amendment; such amend-
ments must be reviewed by the Planning Commission with a public hearing, fol-
lowed by approval by the City Council.
Changes to the Final PUD Plan is shown in more detail in Attachment #1, but
summarized below for Outlot A, a 10.5-acre parcel:
PUD Land Use Approved Amended
Outlot A – Soccer Dome 96,000 Sq Ft XXX
Outlot A – Hockey Rink 60,000 Sq Ft XXX
Outlot A – Apartment Bldg. XXX 151 units
The approved PUD shows 443 multifamily housing units, so this amendment will
increase that to 594 total units. Presbyterian Homes is the developer/owner of
the existing and future housing units; they own Outlot F for future multifamily
housing development.
2
As shown in Attachment #3, this parcel is guided for Urban High Density (R-HD)
Residential in the 2030 Comprehensive Land Use Plan. Therefore, this pro-
posed multifamily housing project follows the Comprehensive Plan with an esti-
mated net density of 16.4 units per acre (9.2 net acres). The R-HD land use
district establishes a density range from 7.1 - 20.0 dwelling units per acre. The
parcel is zoned PUD.
The 151-unit apartment project plans are provided in Attachments #4 and #5,
which shows a 3-story building with underground parking. The original plans
submitted to the city showed its main entrance facing north, but that has been
shifted to the south to orient more of the lights, noise and activity away from
existing single family residential (SMSC) to the north. A summary of the multi-
family housing project is as follows:
1. Total gross site area = 10.47 acres
2. Outlot for wetland = 1.28 acres
3. Total net site area = 9.19 acres
4. Total green space, including wetland = 7.08 acres (67.6%)
5. Building size (footprint) = 63,650 square feet
6. Units = 14 Studio; 50 1-bedroom; 75 2-bedroom; 12 2-bedroom+den
7. Housing net density = 16.4 units per acre (R-HD range = 7.1 – 20.0)
8. Parking = 151 underground; 140 surface; 33 detached garages; total
parking spaces = 324 at a 2.15 per unit ratio
Conclusion
The impact of the amended PUD Plan is to add more housing units into this 71-
acre mixed use development. The whole area was previously guided from high
density residential development and later amended to include two parcels
guided for commercial (Outlots B and D). Therefore, amending the PUD Plan to
remove the recreational uses of a soccer dome and hockey rink is still in com-
pliance with the city’s land use plan.
The recently completed Maxfield Housing Needs Assessment for Scott County
shows a market demand of 698 multifamily market rate rental units between
2017 and 2040 in Prior Lake. That figure is nearly 64% of the total rental housing
demand during that 24-year period, with the remainder being associated with
some level of rent subsidy program. This project will provide a mix of apartment
units on three floors, including studio (513 SF), 1-bedroom (712 SF), 2-bedroom
(1,055 SF), and 2-bedroom plus (1,134 SF) units. The monthly market rents for
these units will range from $1,000 to $1,950. Amenities include a fitness room,
sauna, lounge, party room and outdoor patio/gazebo. No pool is being planned
due the YMCA nearby.
Staff recommends the following conditions with this Final PUD Plan approval:
1. The final project development plans shall be subject to the full site plan re-
view process as identified in Subsection 1108.900 of the Zoning Ordinance.
2. The existing sidewalk on the west side of McKenna Road, southerly of its
intersection with North Berens Road, should be extended to CSAH 42.
ISSUES:
A PUD offers flexibility in many areas, some of which include such aspects as
setbacks, building heights, and densities. However, this apartment project fits
within the normal criteria of a R-3 High Density Residential District, including
maximum height of 4 stories, building setbacks, parking ratios, and net housing
density.
3
The primary issue is whether additional multifamily housing units is a positive
change to the approved PUD, which previously had a recreational use desig-
nated for Outlot A. The city benefits from additional multifamily housing units
that serve the needs of a (non-senior, general occupancy) population looking for
rental options. All other housing units that have been approved in this PUD are
targeted to the senior population. A market rate complex with amenities has not
been constructed in Prior Lake in over ten years. This location will be a benefit
to employees working in various businesses within Prior Lake, Shakopee and
Savage.
ALTERNATIVES: 1. Motion and a second to recommend approval of an amendment to the Shep-
herd’s Path Final PUD Plan related to Outlot A to include a 150-unit apart-
ment project in place of a soccer dome and hockey rink.
2. Motion and a second to table this item to another Planning Commission
meeting and provide staff/developer with further direction.
3. Motion and a second to recommend denial of the PUD amendment applica-
tion based on findings of fact.
RECOMMENDED
MOTIONS:
Alternative #1
ATTACHMENTS: 1. Approved PUD Plan and Land Use Program (2006)
2. Shepherds Path Addition Plat (2006)
3. Comprehensive Land Use Plan and Zoning Map
4. Lake Ridge Apartment project plans
5. Lake Ridge Apartment unit design / underground parking
6. Traffic report by city staff
7. Letter from SMSC dated 10/27/16
Prior Lake 2030 Comprehensive Land Use Plan
Shepherd’s Path PUD Area
Prior Lake Zoning Map (2016)
Shepherd’s Path PUD Area
G-Cubed Engineering, Surveying and, Planning
285 Westview Drive
West St. Paul MN 55118
office 651-288-1100, fax 651-455-4948
DATE 11-08-2016
Dan Rogness
City of Prior Lake
4646 Dakota St. SE
Prior Lake. MN 55372
Re: Lake Ridge Apartments, Application - revised
Please accept our application for a Major Planned Unit Development Amendment and Final Plat.
General Description:
The proposed project consists of a new 151 unit market rate apartment building with 151 underground
parking stalls. The center of the proposed building will have a large main entrance with an open atrium
with views all the way through the building.
Traffic:
A Traffic Study completed by SRF in 2006 and last updated in March 2008 includes the Shepherd’s Path
development. The report recommended a traffic signal at the intersection of CSAH 42/New McKenna
Road. The signal is constructed and was designed to include the development of this parcel. The concept
plans used on this parcel for future development shows a large activity center with a 270-car parking lot.
The proposed traffic volumes for this project will have a significantly smaller peak-traffic demand than
what was planned.
Wetlands:
A wetland delineation was completed by Pinnacle Engineering in 2000 for Shepard’s Path development
and includes this parcel. Another delineation report was completed by Applies Environmental Services
LLC in 2004 for the McKenna Road project. This parcel has a delineated wetland to the south end of the
property and an easement was created to help protect it. The report recommends a thirty-foot buffer to
protect the wetland. This project will not encroach into the 30’ wetland setback, a minimum of 50’
setback shall be used on this project in order to ensure protection of the wetland.
Storm Water:
Sunde Engineering completed a storm water study hydraulic analysis for the Shepherds Path
development, which includes the existing conditions and proposed water volume flow conditions and
the development of this parcel. The study also references work completed by Halling Engineering. The
assumptions used in the report for this parcel was 65 percent impervious surface development and with
that analysis the storm sewer system and ponds are constructed to serve this property. The concept
plans used on this parcel for future development shows a large activity center with a 270 car parking lot.
The proposed project has 34.0 percent impervious surface, much lower than the 65 percent impervious
surface used and thus will have less runoff than what was anticipated in the storm sewer system design.
The storm water system design shall meet all the requirements of the MnPCA, must obtain a MnPCA
Storm Water NPDES Permit and be approved by the city engineer.
Sanitary Sewer and Water:
Sanitary Sewer and Water are constructed in the McKenna Road Right of way, are stubbed to the
property and sized adequately to serve the property. Hydrant test data completed by Viking Automatic
Sprinkler was completed in 2003 and shows a static pressure of 103 PSI and a Residual Pressure of 52 PSI
with 2210 GPM near the site. This is considered more than adequate for the project.
Summary:
This property is part of the Shepherds Path development and the infrastructure has been designed and
is constructed to accommodate the development of this parcel.
Thank you,
Daniel Tilsen,
G-Cubed Inc.
285 Westview Drive
W. Saint Paul, MN 55118
651-283-7546
Studio 14
One Bedroom 50
Two Bedroom 75
Two Bedroom and Den 12
Total 151
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF
THE STATE OF MINNESOTA
SIGNATURE:
NAME: TERESA THORESON McCORMACK
REGISTRATION NUMBER: 21247
Nov 07, 2016
A1.0
FULL SCALE PRINTED ON 22 x 34 HALF SCALE ON 11 X 17
Nov 07, 2016
ENTRY LEVEL 58,425 SF
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF
THE STATE OF MINNESOTA
SIGNATURE:
NAME: TERESA THORESON McCORMACK
REGISTRATION NUMBER: 21247
Nov 07, 2016
A1.1
FULL SCALE PRINTED ON 22 x 34 HALF SCALE ON 11 X 17
Nov 07, 2016
THIRD LEVEL-- 57,156 SF
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF
THE STATE OF MINNESOTA
SIGNATURE:
NAME: TERESA THORESON McCORMACK
REGISTRATION NUMBER: 21247
Nov 07, 2016
A1.2
FULL SCALE PRINTED ON 22 x 34 HALF SCALE ON 11 X 17
Nov 07, 2016
1 STUDIO
1/4"= 1'-0"
2 ONE BEDROOM
1/4"= 1'-0"3 TWO BEDROOM
1/4"= 1'-0"
4 TWO BEDROOM & DEN
1/4"= 1'-0"
1st FLOOR
0"
2nd FLOOR
12' - 0"
3rd FLOOR
23' - 0"
ROOF BEARING
33' - 0"
ROOF PEAK
50' - 2"
FOUNDATION
-15' - 0"
CEMENT BOARD-
LAP SIDING -IRON GRAY
10" REVEAL
CEMENT BOARD-
LAP SIDING -TIMBER BARK
10" REVEAL
CEMENT BOARD-
LAP SIDING -
COBBLE STONE
10" REVEAL
CEMENT BOARD-
TRIM ARCTIC WHITE
GAF SHINGLE SADDLEWOOD
RANCH
STONE ACCENT-
LEDGESTONE
@ PUBLIC PATIO
1st FLOOR
0"
2nd FLOOR
12' - 0"
3rd FLOOR
23' - 0"
ROOF BEARING
33' - 0"
ROOF PEAK
50' - 2"
FOUNDATION
-15' - 0"
CEMENT BOARD-
LAP SIDING -IRON GRAY
10" REVEAL
CEMENT BOARD-
LAP SIDING -TIMBER BARK
10" REVEAL
CEMENT BOARD-
LAP SIDING -
COBBLE STONE
10" REVEAL
CEMENT BOARD-
TRIM ARCTIC WHITE
GAF SHINGLE SADDLEWOOD
RANCH
STONE ACCENT-
LEDGESTONE
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF
THE STATE OF MINNESOTA
SIGNATURE:
NAME: TERESA THORESON McCORMACK
REGISTRATION NUMBER: 21247
Nov 07, 2016
A2.0
FULL SCALE PRINTED ON 22 x 34 HALF SCALE ON 11 X 17
Nov 07, 2016
SOUTH ELEVATION
1/16"=1'-0"
NORTH ELEVATION
1/16"=1'-0"
1
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Report\LakeRidgeApartments_commentletter_11152016.docx
LAND AND NATURAL RESOURCES DEPARTMENT
November 15, 2016
Jeff Matzke, Planner
City of Prior Lake
4646 Dakota St. SE
Prior Lake, MN 55372
RE: Comments on Revised Referral of Lake Ridge Apartments Project
Dear Jeff;
I am forwarding this letter, which constitutes the SMSC’s revised comments on the
revised submittal dated 11/09/2016 Please let me know if you have any questions.
Sincerely,
R. Michael Leek, Tribal Planning Manager
General Comments and Recommendation:
I appreciate the opportunity to meet with City staff on Tuesday, November 15 to discuss
this project. At that meeting it was explained that City staff felt that the proposed
apartment use would generate less traffic than the soccer dome and soccer field/hockey
rinks initially approved as a part of the Shepherd’s Path PUD. In Addition, City staff felt
that the total daily traffic load would not exceed the 2006 Scott County projections.
While I appreciate the basis for the City staff decision not to require an updated traffic
analysis, the nature of the use (and its traffic generation patterns) compared to the uses
originally approved in the Shepherd’s Path PUD is significantly different enough in the
opinion of the SMSC to still warrant an update to the traffic analysis. In addition, the
changes in the roadway network in this area also suggest that an update would be
desirable. The SMSC recommends that a traffic analysis update should include the
following;
• An up to date traffic analysis that evaluates the impact of the project on residents
of the adjacent, nearby SMSC trust lands/residential neighborhoods, as well as the
impact on traffic flow and stacking at the intersection of McKenna Road and CR
42;
• An analysis of the additional wear and tear on McKenna Road, which is
maintained by the SMSC and runs through and adjacent to SMSC trust lands. The
SMSC has maintained McKenna Road to the north for something in excess of 10
years.
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In addition, the SMSC recommends that there be a Stormwater Management Plan for this
project. We recognize that a preliminary grading and drainage plan was filed with the
application. However, that level of plan does not provide the SMSC with the opportunity
to fully confirm what, if any, drainage from the project would have on the wooded SMSC
property to the west. The recommended conditions of approval require a revised plan, but
post approval the SMSC would not able to provide any meaningful review of the
drainage plan.
The SMSC recommends to the City of Prior Lake that the PUD Amendment and Final
Plat not be approved, but instead be tabled at this time, and that the project applicant be
required to prepare and submit a revised traffic analysis and Stormwater Management
Plan.
Specific Traffic Concerns;
Prior Lake city staff were kind enough to provide SMSC with a copy of the 2005 traffic
analysis done by the consulting firm SRF for the Shepherd’s Path PUD. Unfortunately,
that analysis did not include traffic generation for a project like the Lake Ridge
Apartments that are currently proposed. The project, as revised, proposes 150 market-rate
to luxury apartments. With that rental structure it is reasonable to expect that many of the
households that would occupy the units would be 2-car households. Given that
assumption, it is reasonable to expect traffic generation numbers very similar to single-
family residential units, i.e. 10 trips/day. This equates to 1,500 trips per day that would
be generated by this project. About half of these trips can be expected to be commuting
trips, and would have only one exit, i.e. on to McKenna Road. Prior Lake staff analysis
estimates that about 75%/1,125 trips would be northbound on McKenna Road, while 375
trips would be northbound on McKenna Road. Even that level of southbound trips daily
could have an impact of the functioning of the intersection of CR 42 and McKenna Road.
.
While McKenna Road is designed for traffic volumes up to 6,400 cars/day, existing and
proposed SMSC residences will already contribute about 2,000 vehicles per day. Future
commercial and business park development would also add substantially to the daily
traffic loading on McKenna Road. It also expected that it would experience significant
use for church events and worship.
Given that McKenna Road runs through SMSC lands and is maintained by the SMSC,
the City and the SMSC should have further discussions about whether this impact is
acceptable or can be mitigated, and about the impact on the cost of maintaining McKenna
Road as a result of the additional wear and tear.
Drainage Comments:
1. A majority of this site currently drains west to a ravine between Woodland Trail
and Thunderbird Circle and ultimately to the East Village ponds.
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Report\LakeRidgeApartments_commentletter_11152016.docx
2. Stormwater runoff from the improved site is proposed to be routed east to the
existing ponds south of the YMCA/Shepherd of the Lake Church. These ponds
drain east across CR 21 and ultimately to Pike Lake.
3. The amount of runoff directed through SMSC land should in theory be reduced
based on this initial review. However, the Stormwater Management Plan should
be submitted for confirmation to ensure peak runoff rates and volumes to SMSC
land are not increased.
Light and Noise Concerns:
The applicant has submitted a revised plan that orients the surface parking facilities to the
south side of the site. This should substantially address the concerns expressed in the
previous SMSC comments on this project.
Request:
Because the applicant has not provided;
• An updated analysis of the impact of the project’s traffic generation on adjacent
and nearby SMSC residents;
• An analysis of the impact on the cost of the SMSC maintaining McKenna Road,
which the City of Prior Lake and the SMSC should then discuss;
• A Stormwater Management Plan.
The SMSC requests the following;
• That action on this project be tabled for the time being;
• That the applicant be required to provide the information and analyses outlined
immediately above;
• That this information and analyses be provided to SMSC staff for review well in
advance of any action(s) by the City on this project
• That representatives of the City and SMSC meet to discuss the cost impacts of
the additional wear and tear on McKenna Road from traffic generated by this
project.