HomeMy WebLinkAbout_06 01 2026 PCM Agenda _Full Packet
Phone 952.447.9800 / PriorLakeMN.gov
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA
Monday, June 1, 2026
City Council Chambers
6:00 p.m.
1. Call Meeting to Order and Pledge of Allegiance
2. Approval of Agenda
3. Approval of the May 18, 2026, Planning Commission Meeting Minutes
4. Public Hearings:
A. PDEV26-000006 – 14091 Eagle Creek Ave NE – Preliminary Plat, Preliminary
Planned Unit Development (PUD) Plan, Land Use Plan Amendment, Rezoning, and
Easement Vacation – Pulte Homes of Minnesota LLC is requesting approval of a
preliminary plat and preliminary planned unit development (PUD) plan for a 262-unit low
and medium density residential subdivision; an amendment to the current City of Prior
Lake Land Use Plan to Urban Low Density Residential and Urban Medium Density
Residential; to rezone the subject property to Low Density Residential and Medium
Density Residential; and the vacation of a drainage and utility easement for stormwater
purposes for a residential development is to be known as Marlow Ridge. (PID 259260010
& 253630040)
5. Old Business:
A. PDEV26-000012 – 17031 Sunset Ave NW – Variance – The applicant, Ryan Bigot, is
requesting a variance to allow a 3.11% increase over the maximum 30% impervious
surface allowance to construct a new single-family home. Tabled at the May 18th, 2026
Planning Commission meeting (PID 254880030).
B. PDEV26-000014 – 4646 Lords Street NE – Variance – The applicant, Detail Homes, is
requesting a variance from the Ordinary High-Water Level (OHWL) setback of 50 feet to
construct a new single-family home. Tabled at the May 18th, 2026 Planning Commission
meeting (PID 259350140).
6. New Business:
A. Planned Unit Development Waiver – 10 Acre Requirement – 4540, XXXX, & XXXX
Tower Street SE – Consideration of a concept plan and authorizing city staff to accept
and process an application for a preliminary planned unit development (PUD) plan for a
project less than 10 acres. (PIDs 2500220050, 252690030 & 252690041)
7. Adjournment
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PRIOR LAKE PLANNING COMMISSION MINUTES
Monday, May 18, 2026
1. Call to Order and Pledge of Allegiance:
Chair Fleming called the Prior Lake Planning Commission meeting to order at 6:00 pm.
Commissioners present: Bryan Fleming, Christian Fenstermacher, Sam Rook, Michael Tennison,
Kate Yurko, Shelley Schmokel, and Daniel Nicholson. Absent: None. Also present: Community
Development Director Casey McCabe, City Planner Jacob Skluzacek, City Planner Paul Moretto,
Project Engineer Stephanie Thulien, and Development Service Assistant Sandra Peppin.
2. Approval of Agenda:
MOTION BY FENSTERMACHER, SECONDED BY TENNISON TO APPROVE THE MONDAY,
MAY 18, 2026, PLANNING COMMISSION AGENDA.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
3. Approval of Meeting Minutes:
MOTION BY ROOK SECONDED BY SCHMOKEL TO APPROVE THE MONDAY, MAY 4, 2026,
PRIOR LAKE PLANNING COMMISSION MEETING MINUTES.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
4. Public Hearing:
A. PDEV26-000012 – 17031 Sunset Avenue NW – Variance – The applicant, Ryan Bigot, is
requesting a variance to allow a 3.11% increase over the maximum 30% impervious surface
allowance to construct a new single-family home at 17031 Sunset Avenue NW. (PID 254880030)
Planner Skluzacek: Planner Skluzacek summarized the request for a 3.11% impervious surface
variance due to unique characteristics associated with the lot. Typically, riparian lots on general
development lakes, such as Spring Lake, require a minimum lot width of 90 ft. and minimum area
of 15,000 sq. ft. Skluzacek explained that the lot was non-conforming both in width (50 ft.) and
square footage (6,650 sq. ft.). and recommended approval with conditions.
Commissioner Discussion:
Discussion focused on stormwater management, impervious surface limits, potential neighboring
driveway encroachment to the north, and overall home size relative to the lot. Commissioners
expressed concern about exceeding the 30% standard and requested additional clarity on design
alternatives.
Applicant:
Ryan Bigot (5042 Boulder Lane, Chaska): Ryan Bigot stated the home was reduced in size
from the original design, but further reduction of impervious area would require significant
redesign. He indicated willingness to discuss potential driveway adjustments with the neighbor.
MOTION BY ROOK, SECONDED BY YURKO TO OPEN THE PUBLIC HEARING ON ITEM 4A
AT 6:22 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
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Public Comment:
Matt Wozniczka (17051 Sunset Ave. NW): Asked why the proposed side setbacks differed
between the north and south property lines, noting the proposed 5.5 ft. setback adjacent to his
shared property line with the subject property and the 9.51 ft. setback on the other side.
Planner Skluzacek: Explained that nonconforming lots are permitted reduced combined side
setbacks totaling 15 ft., with flexibility in how the setback distribution is arranged, provided no
setback is less than 5 ft. and gave common examples of 7.5 ft and 7.5 ft. or 10 ft. and 5 ft.
Director McCabe: Added that the home was shifted south to maintain the additional required 15
ft. setback between dwellings on the north side. The proposed plan exceeded the 15 ft. minimum
on Wozniczka’s side.
Wozniczka: Asked whether there was a height limitation for the exterior wall located near the 5.5
ft. setback.
Planner Skluzacek: Stated the maximum building height in the zoning district was 35 ft. unless
additional approvals were obtained.
Wozniczka: Asked whether the proposed porch and future deck areas were included in
impervious surface calculations.
Planner Skluzacek: Confirmed the covered porch was included in the impervious surface
calculation. He stated no deck was currently being proposed, though a compliant deck could be
added in the future if constructed to remain pervious by allowing ¼ in. spacing between boards
with no additional hardcover underneath. Additionally, walkways 3 ft. or less with 3 ft. of pervious
coverage on both sides may be excluded from the impervious surface calculation. The sidewalk,
which is not shown on the proposed plans, would need to meet this requirement to be excluded.
Wozniczka: Expressed concern regarding the unequal setbacks and the proximity of a potentially
35 ft. tall wall near the south property line. He requested consideration of more equal spacing
between adjacent properties.
Planner Skluzacek: Noted additional setback space existed on the north side that could allow
minor adjustments to the building for slightly more central positioning on the lot.
Frank Kuechle (16816 Marschall Rd.): Expressed concerns regarding the scale of newer lake
homes being constructed on smaller lake lots and questioned compatibility with the surrounding
neighborhood character.
Director McCabe: Explained that homes meeting zoning standards for height, impervious surface
coverage, and setbacks may be approved administratively, while projects requiring deviations
from those standards must obtain variance approval from the Planning Commission which is what
was being requested in this case.
MOTION BY TENNISON, SECONDED BY ROOK TO CLOSE THE PUBLIC HEARING ON ITEM
4A AT 6:28 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Commissioner Comments:
Commissioners agreed additional refinement was needed to more closely align with the 30%
impervious surface maximum. The Commissioners wished to see additional revisions that will
further reduce the variance request from 3.11% to something lower.
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MOTION BY YURKO, SECONDED BY TENNISON TO TABLE THE RESOLUTION APPROVING
THE VARIANCE REQUESTED FOR 17031 SUNSET AVENUE NW WITH CONDITIONS.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
B. PDEV26-000014 – 4646 Lords Street NE – Variance – Detail Homes on behalf of property
owners, Todd and Molly Phelps, are requesting approval of a variance from the Ordinary High-
Water Level (OHWL) setback of 50 ft. to construct a new single-family home at 36.5 ft. OHWL
setback and a variance from the minimum 25 ft. front yard setback to allow the home to be
constructed at a 21.67 ft. front yard setback. (PID: 259350140)
Planner Moretto: Planner Moretto summarized the request for shoreline and front-yard setback
variances and recommended approval with conditions.
Commissioner Comments:
Commissioners discussed site constraints, grading, home size, and setback tradeoffs.
Additionally, there was discussion concerning shoreland impact and low floor elevation above the
OHWL. While noting improvements over existing conditions, several members indicated the
design could be further refined, particularly regarding shoreline setback and overall scale. A
majority of the Commission commented that an increase in rear setback beyond 36.5 ft. would be
appropriate.
Applicant:
Todd Phelps (4646 Lords Street NE): Todd Phelps described the proposal as an improved
replacement home responding to lot constraints, with reduced impervious coverage and better
shoreline relationship. The applicant discussed their plans for the structure and some of the
project iterations that produced the proposed plan. The applicant responded to many of the
Commission’s questions.
MOTION BY ROOK, SECONDED BY TENNISON TO OPEN THE PUBLIC HEARING ON ITEM
4B AT 7:24 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Public Comment:
NONE.
MOTION BY YURKO, SECONDED BY TENNISON TO CLOSE THE PUBLIC HEARING ON
ITEM 4B AT 7:25 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Commissioner Comments:
There was continued discussion about the size of the home and the need for the requested
setbacks. Most of the Commission agreed that further refinement was needed before a decision
could be made. They requested the applicant amend their design to reduce the OHWL lakeside
setback and make other site improvements where possible. There was a consensus that the
proposal was close but required further refinement.
MOTION BY FENSTERMACHER, SECONDED BY YURKO TO TABLE THE RESOLUTION
APPROVING THE VARIANCES REQUESTED FOR 4646 LORDS STREET NE WITH
CONDITIONS.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
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Motion carried 5-0.
C. PDEV26-000013 – 13810 Shepherds Path NW – Combined Preliminary and Final Plat and
Variance – Presbyterian Homes & Services (PHS), in partnership with Senior Housing Partners
(SHP), are proposing a Major Amendment to the existing Shepherd’s Path Planned Unit
Development (PUD), to provide for an expansion of the existing McKenna Crossing Senior
Housing Campus. Specifically, the amendment would allow the construction of an Independent
Living building in place of a previously approved Skilled Nursing facility and would adjust certain
dimensional standards to accommodate the proposed building design. (PID 254520030)
Planner Skluzacek: Planner Skluzacek presented the request to amend the PUD for a 72-unit
independent living building.
Commissioner Comments:
Discussion focused on parking ratios, traffic impacts, site circulation, and consistency with prior
approvals. Staff noted infrastructure was designed for higher density development than what was
being proposed.
Applicant:
Marissa Geiser (Representing PHS, 2845 Hamline Ave N. Roseville): Marissa Geiser
described the proposal as a continuation of the campus with updated housing options and
amenities. The applicant stressed that the proposal was influenced by a changing market and
desire for lifecycle housing within the existing McKenna Crossing Senior Housing Campus. Geiser
shared more information with the Commission in response to the questions received on parking
and overall site circulation.
Commissioner Comments:
Commissioners expressed support, noting the project’s alignment with community needs and
housing goals.
MOTION BY TENNISON, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC
HEARING ON ITEM 4A AT 8:12 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Public Comment:
NONE.
MOTION BY FENSTERMACHER, SECONDED BY ROOK TO CLOSE THE PUBLIC HEARING
ON ITEM 4A AT 8:16 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
MOTION BY FENSTERMACHER, SECONDED BY YURKO TO RECOMMEND THE CITY
COUNCIL APPROVE THE MAJOR AMENDMENTS TO THE MCKENNA CROSSING PUD.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
D. PDEV26-000008 – 1390 170th Street E – Preliminary Plat with Preliminary Planned Unit
Development and Variance – Pinnacle Family Homes LLC is requesting approval of a
Preliminary Plat and a Preliminary Planned Unit Development (PUD) for a 62-lot single family
residential development to be known as Campbell Shores. The public hearing will also include
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consideration of a requested variance from the minimum 50% open space requirement in each
tier of a shoreland PUD overlay district. (PID 259050250)
Planner Moretto: Planner Moretto presented the preliminary plat, PUD, and variance request for
a 62-lot subdivision and recommended approval. Moretto also reviewed staff’s discussion with
the DNR and the DNR’s recommendations for this process.
Commissioner Comments:
Discussion included open space calculations, conservation easements, density, and precedent
developments. There were additional questions concerning the location of open space relative to
the placement of public infrastructure and placement of lots throughout the subdivision. The
Commission discussed trails and transportation safety and the need for improvements near the
site.
Applicant:
John Anderson (Representing Pinnacle Family Homes, 16154 Main Ave SE #110 E): John
Anderson presented the proposal, noting coordination with city and Scott County partners on the
intersection of 170th Street E and Marschall Road. He explained design constraints tied to a future
roundabout, trail underpass, and stormwater infrastructure, which support the variance request.
The project includes a trail system, conservation easements, and custom homes. Anderson
presented examples of similar developments throughout Prior Lake that provide context for this
development.
Commissioner Comments:
Questions focused on the trail connectivity and pedestrian crossings in addition to total site open
space, which is 50%. Anderson confirmed a planned underpass at Marshall Road. Staff noted
future parks west of the site will serve the development. A right-turn lane on 170th Street will be
included in future construction.
MOTION BY TENNISON, SECONDED BY ROOK TO OPEN THE PUBLIC HEARING ON ITEM
4B AT 8:51 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Public Comment:
NONE.
MOTION BY FENSTERMACHER, SECONDED BY YURKO TO CLOSE THE PUBLIC HEARING
ON ITEM 4B AT 8:51 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Commissioner Comments:
All commissioners expressed support, highlighting design quality and open space.
MOTION BY TENNISON, SECONDED BY FENSTERMACHER TO APPROVE THE
REQUESTED VARIANCE AND RECOMMEND APPROVAL OF THE PRELIMINARY PLAT AND
PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN FOR CAMPBELL SHORES SUBJECT
TO THE LISTED CONDITIONS.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
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5. Old Business:
NONE.
6. New Business:
NONE.
7. Announcements & Adjournment:
Announcements:
NONE.
MOTION BY FENSTERMACHER, SECONDED BY ROOK TO ADJOURN THE MAY 18, 2026,
PLANNING COMMISSION MEETING AT 8:53 PM.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Tennison, and Yurko.
Motion carried 5-0.
Respectfully submitted,
Sandra Peppin, Development Services Assistant
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: June 1, 2026
AGENDA #: 4A
PREPARED BY:
PRESENTED BY:
Casey McCabe, Community Development Director
Casey McCabe
AGENDA ITEM: Consider Recommendations to the City Council Related to i) an Amendment to the
2040 City of Prior Lake Future Land Use Map; ii) Amendment to the Official Zoning
Map; iii) Easement Vacation; iv) a Preliminary Planned Unit Development (PUD) Plan
for a Development to be known as Marlow Ridge; and v) a Preliminary Plat for Marlow
Ridge Second Addition.
DISCUSSION: Introduction
The purpose of this agenda item is to consider applications from Pulte Homes of Min-
nesota LLC, on behalf of the property owners Vierling Family Limited Partnership, for
an amendment to the 2040 City of Prior Lake Future Land Use Map; amendment to
the official zoning map; easement vacation; preliminary planned unit development
(PUD) plan for a development to be known as Marlow Ridge, and preliminary plat for
Marlow Ridge Second Addition.
History
On May 4, 2026, the planning commission held a public hearing and recommended
approval of a combined preliminary and final plat to be known as Marlow Ridge which,
if approved by the city council on June 9, 2026, will create three separate outlots on a
current agricultural parcel owned by Vierling Family Limited Partnership located south-
east of the CH42/CH21 intersection (PID 259260010).
The Marlow Ridge outlot plat considered by the planning commission on May 4th in-
cluded:
➢ Outlot A, approximately 22.5 acres and is guided for Business Office Park use;
Vierling Family Limited Partnership will retain Outlot A for future development.
➢ Outlot B, approximately 87.7 acres. Pulte Homes is planning to acquire Outlot
B for residential development purposes.
➢ Outlot C, a riparian parcel containing approximately 55 acres and is planned for
future low-density residential development; Vierling Family Limited Partnership
will retain Outlot C for future development.
The requests before the planning commission included in this report all relate to Outlot
B, Marlow Ridge. Outlots A and C are not proposed for development at this time and
all references to the “subject property” within this report are in reference to Outlot B.
Overview
There are five separate applications; a summary of each application is included in this
report.
FUTURE LAND USE MAP AMENDMENT
The City of Prior Lake 2040 Comprehensive Plan includes a Future Land Use Map
(Figure 3.2) that shows the planned land use for all property in Prior Lake. The Future
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Land Use Map outlines the long term vision for how the community will develop with
residential and commercial land uses and this map helps guide zoning, infrastructure
and public service planning.
The 2040 Future Land Use Map currently guides the subject property for a mix of Busi-
ness Office Park (± 27.7 acres), Urban Low Density Residential (± 42 acres) and Urban
Medium Density Residential (± 18 acres). The applicant is proposing to amend Figure
3.2 of the 2040 Comprehensive Plan to reguide the land use of the subject property to
Urban Low Density Residential (± 33.9 acres) east of Surrey Lane, Urban Medium
Density Residential (± 52.5 acres) west of Surrey Lane and Business Office Park (±
1.3 acres) over the north one-half of Fountain Hills right-of-way.
Section 10-933 of Prior Lake City Code addresses amendments to the land use map
and states, the city may, either by motion of the city council or planning commission or
by petition of a property owner, consider amendments to the comprehensive plan land
use map. A public hearing is held before any amendment to the land use map is
adopted. The planning commission shall consider the testimony received at the public
hearing, the staff reports, and other material it deems pertinent and shall report its
findings and recommendations to the city council.
In addition to the requirements outlined in Prior Lake City Code for city review, the
Metropolitan Council requires notification of the proposed amendment to be sent to
adjacent and affected jurisdictions which allow for a 60-day review and comment pe-
riod. City staff sent a notification to 16 adjacent jurisdictions on February 5, 2026 and
received a total of seven “no comment” responses. City staff did not receive any formal
comments on the proposed future land use plan amendment.
The City of Prior Lake values the preservation of commercial/industrial property as an
important asset to diversify the city’s tax base; however, in this instance, city staff sup-
ports the request and recommends approval of the Future Land Use Map amendment
for the following reasons. The Business Office Park acreage south of Fountain Hills
Drive is encumbered by a large wetland and required buffer area, leaving approxi-
mately 10 acres of buildable commercial property. In addition, there are significant
challenges in topography for commercial development with elevations ranging from
870 ft. on the low end to approximately 936 feet on the high end and commercial de-
velopments require a relatively flat developable area compared to residential develop-
ments. A significant investment in a series of retaining walls would be required to make
the property south of Fountain Hills Drive feasible for commercial development.
AMENDMENT TO THE ZONING MAP (REZONING)
The subject property currently includes several zoning use districts incorporating R-1,
Low Density Residential (± 28.7 acres); C-1, Neighborhood Commercial (± 12.3 acres);
R-3, High Density Residential (± 15.5 acres); and C-3, Business Park (± 26 acres). The
applicant is requesting to rezone the subject property to R-1, Low Density Residential
(34.156 acres) east of Surrey Lane and R-2, Medium Density Residential (53.548
acres) west of Surrey Lane.
Prior Lake City Code Section 10-932 addresses amendments to the zoning map. The
process is similar to that for the future land use map amendment as detailed above. If
the amendments to the Future Land Use Map are ultimately approved, rezoning the
property to conform with the land use guidance would be appropriate. In addition, the
permitted uses in the proposed R-1 and R-2 use districts would be compatible with
adjacent properties and neighborhoods. Based on these findings, city staff recom-
mends approval of the requested amendment to the zoning map.
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EASEMENT VACATION
The City of Prior Lake received easements over portions of the subject property via
condemnation proceedings as identified in Document No. 358608 and recorded on
September 20, 1995 in the office of the Scott County Recorder. The applicant has
requested the vacation of a portion of these roadway, drainage and utility easements
as shown on the attachment.
State Statute 462.358 Subd.7 allows for the governing body of a municipality to vacate
any publicly owned easement which is not being used in the same manner as vacation
proceedings are conducted for streets, alleys, and other public ways. This process in-
volves holding a public hearing and reviewing the disposal as it relates to compliance
with the Comprehensive Plan. Upon proper notification, State Statute 462.358 allows
the Council to vacate easements by resolution. The statute also states, “no vacation
shall be made unless it appears to be in the public interest to do so.”
The current easements are utilized for roadway, stormwater and drainage purposes;
however, if the development is approved the stormwater and drainage in this area will
be modified and the necessary right-of-way will be dedicated, meaning the existing
easements will no longer be needed.
City staff supports the easement vacation request as the applicant is proposing to
dedicate the necessary right of way and drainage and utility easements as part of the
final plat process and the vacation of this easement is not inconsistent with any specific
goal or objective of the Comprehensive Plan. City staff’s recommendation is
conditioned upon the approval of a final plat dedicating the necessary easements in
favor of the city. A final city council vacation resolution would not be recorded until a
final plat has been approved and recorded.
PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN
The preliminary PUD plan for Marlow Ridge identifies 262 residential units and a mix
of low- and medium-density residential development.
Total Site Area: The total site area is approximately 87.7 acres.
Wetlands: Four wetlands exist on the subject property. There is a 13.39-acre wetland
located in the northwest portion of the subject property; a portion of this wetland will be
impacted with the construction of Fountain Hills Drive. The developer will be required
to enter into a Developer’s Agreement with the Prior Lake Spring Lake Watershed Dis-
trict for the establishment and recording of a Declaration of Conservation Easement
over the wetland buffer area as a condition of final plat approval. Three other small
wetlands totaling 0.50 acres are located on the subject property and are proposed to
be impacted by construction of homes and stormwater pond features. All proposed
wetland impacts and mitigation measures will be evaluated for conformance with the
Weland Conservation Act.
Access: Access is available from Carriage Hills Parkway NE and an extension of Foun-
tain Hills Drive NE, which will be completed by the developer to CH21.
Parks / Trails: There is an existing trail on the south side and an existing sidewalk on
the north side of Carriage Hills Parkway as well as an existing trail on the east side of
CH21 to serve the development. The developer is proposing to install sidewalks
throughout the neighborhood on the west side of Surrey Lane, Coachman Lane, Car-
riage Lane and Road A; the east side of Road D and Road F; the south side of Road
B, Road C and Road G; and the north side of Road E. No additional parkland is being
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requested by the City in this area. Additional information related to why no parkland
dedication is being requested is included later in this report.
Sanitary Sewer / Water Mains: Sanitary sewer and water service are available to serve
this area.
Stormwater Management: A stormwater management plan was submitted and re-
viewed by staff. Additional minor revisions to the stormwater management plan are
needed to address staff comments prior to final plat review.
Topography: The area includes a wide range of elevation from 870 ft. at a low point
near the wetland at the northwest corner of the subject property to 958 ft. at the south-
eastern portion of the property.
Dimensional Standards: The development plan calls for 262 total homes. The plan pro-
poses 96 townhomes (in 4- and 6-unit buildings); 80 attached twin homes; and 86 de-
tached homes on 65 ft. and 75 ft. wide lots. Lot areas will vary considerably in area,
width and depth. The single family detached lots range from 7,800 to 22,155 sq. ft. in
area with an average lot area of 10,793 sq. ft. The attached twin home lots range from
4,980 to 13,955 sq. ft. in area with an average lot area of 6,236 sq. ft. The attached
townhome lots range from 1,836 to 2,129 sq. ft. in area with an average lot area of
1,946 sq. ft. Standard lot area in the R-1, low density residential district is 12,000 sq.
ft. Standard lot area in the R-2, medium density residential district is 12,000 sq. ft. for
a twin home lot (including both units); there is no minimum standard lot area for an
attached townhome unit.
Density: Density is determined by dividing the net developable area by the number of
housing units. Net area is the gross area of land within a proposed subdivision, less
any state or county right-of-way, stormwater ponding or wetland easements.
The Prior Lake Comprehensive Plan identifies a density range of 2.5 to 3.9 units per
acre for low density residential and a range of 4 to 7.9 units per acre for medium density
residential.
The Marlow Ridge development proposes 262 units on net area of 69.785 acres for a
total density of 3.75 units per acre. The medium density residential area west of Surrey
Lane is proposed to have 176 units on 37.313 net acres, for a density of 4.717 units
per acre. The low density residential area east of Surrey Lane is proposed to have 86
units on 32.472 net acres, for a density of 2.646 units per acre; both are within the
identified density ranges for their land use classification.
Building Setbacks: The developer is proposing the following standards as part of the
low- and medium-density residential PUD:
Setbacks Standard
(R-1 & R-2 Zoning) Proposed
Front 25’ 20’
*Side 10’ 7.5’ per side
Rear 25’ 25’
Side yard
(abutting street) 25’ 20’
*Townhome Units proposed to maintain a minimum distance of 20 ft. between
buildings
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Tree Replacement: The tree preservation and restoration plan identifies a total of 4,491
caliper inches of trees on the subject property. The developer is proposing to save 824
inches and remove 3,667 inches. The developer is allowed to remove 35% (1,572
inches) of total caliper inches without a required replacement. The developer is remov-
ing 2,095 inches over the allowed 35%, which requires replacement of one-half inch
per caliper inch removed over the 35% allowance.
The developer is also proposing to save 283 inches of heritage trees, which will provide
a credit of 2x per heritage inch preserved; resulting in the requirement for the developer
to replace 482 caliper inches of trees.
The proposed PUD plan identifies 513 total new tree plantings (1,159.5 inches) includ-
ing 320 overstory trees, 144 coniferous trees, and 49 ornamental trees in addition to
perennials and shrubs planted throughout the twin home development.
Streets: The developer will dedicate an 80 ft. right-of-way and construct Fountain Hills
Drive from where it currently ends to a new intersection at CH21; completing the con-
nection from Pike Lake Trail to CH21. Fountain Hills Drive will be 44 ft. in width (from
back of curb to back of curb) and will include right and left turn lanes for westbound
traffic as well as a dedicated through lane at the CH21 intersection. A dedicated right
turn lane for northbound traffic and dedicated left turn lane for southbound traffic will
be constructed by the developer on CH21 at the Fountain Hills intersection.
The developer will dedicate an 80 ft. right-of-way and construct Surrey Lane at 36 ft. in
width (from face of curb to face of curb) between Carriage Hills Parkway and Fountain
Hills Drive.
Other local streets within the development will dedicate a 60 ft. right-of-way and be
constructed at 32 ft. in width (from face of curb to face of curb).
All streets and cul-de-sacs will be constructed to the City of Prior Lake Engineering and
Public Works Standards.
Development Fees: The development will be subject to the standard development fees
as required by the city fee schedule. Additional fees or escrows may be collected for
development related activities. All development related fees and escrows will be iden-
tified in a development agreement and reviewed as part of a future final plat / final PUD
process.
PUD Request: The developer is requesting approval of a Planned Unit Development
overlay district to grant exceptions to minimum lot width, lot area, front, side and corner
side abutting a street setback requirements.
Public Benefit: The project, as proposed, will enhance a large existing wetland, create
additional trail and sidewalk improvements, construct two important minor collector
streets, provide a variety of housing options at varying price points, and contribute
funding toward a future CH21/Fountain Hills intersection improvement.
City staff recommends approval of the Preliminary PUD plan for Marlow Ridge.
PRELIMINARY PLAT
The proposed Marlow Ridge Second Addition preliminary plat represents phase one of
a multi-phased development. Marlow Ridge Second Addition will include the right-of-
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way (ROW) for Fountain Hills Drive, Surrey Lane and ROW dedications along CH21
and Carriage Hills Parkway.
Marlow Ridge Second Addition proposes development along the southern portion of
the subject property adjacent to Carraige Hills Parkway on the east and west sides of
Surrey Lane. The phase one plat includes 12 twin home lots, 12 townhome lots, and
22 single family detached lots. Phase one development in this area will allow the de-
veloper to construct a model unit for each of their four housing types.
Sanitary Sewer / Water Mains: Sanitary sewer will be extended from Fountain Hills
Drive on the north end of the subject property and brought south to serve the phase
one area. Water will be extended north from Carriage Hills Parkway to serve the phase
one area. Necessary drainage and utility easements will be dedicated on a future Mar-
low Ridge Second Addition final plat.
Streets: Marlow Ridge Second Addition will dedicate an 80 ft. right-of-way and con-
struct Fountain Hills Drive from where it currently ends to a new intersection at CH21.
Fountain Hills Drive will be 44 ft. in width (from back of curb to back of curb) and will
include right and left turn lanes for westbound traffic as well as a dedicated through
lane at the CH21 intersection. A dedicated right turn lane for northbound traffic and
dedicated left turn lane for southbound traffic will be constructed by the developer on
CH21 at the Fountain Hills intersection as part of the phase one plat.
Marlow Ridge Second Addition will dedicate an 80 ft. right-of-way and construct Surrey
Lane at 36 ft. in width (from face of curb to face of curb) between Carriage Hills Parkway
and Fountain Hills Drive.
Additional local streets will be dedicated and constructed to the boundaries of the Mar-
low Ridge Second Addition plat.
Density: Marlow Ridge The medium density area of Marlow Ridge Second Addition
includes approximately 4.99 net acres. A total of 24 units are proposed in the medium
density residential area for a density of 4.81 units per acre. The low density area of
Marlow Ridge Second Addition includes approximately 7.6 net acres. A total of 22 units
are proposed in the low density residential area for a density of 2.89 units per acre;
both are within the identified density ranges for their land use classification.
City staff recommends approval of the preliminary plat for Marlow Ridge Second Addi-
tion.
May 4, 2026 Public Hearing Comments
During the May 4, 2026 public hearing for the Marlow Ridge combined preliminary and
final plat that will create three separate outlots, several adjacent property owners raised
questions related to traffic, future intersection improvements, parks, trails and side-
walks, and proposed density. Below is a summary of the public hearing comments and
additional information related to each. Staff will be prepared to discuss these areas in
greater detail during the June 1st meeting.
Parkland Dedication – Public hearing comments included an encouragement for the
city to require the Marlow Ridge development include a neighborhood park.
Marlow Ridge does propose a private 1.06-acre private park to be located on Outlot C
within the twin home area of the development. This private park will not be designed
as a traditional playground and is intended to be more of a social gathering space.
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The City of Prior Lake is not actively seeking additional parkland in areas that currently
have existing neighborhood parks to serve them. This is based on the recent failure of
the park referendum vote and the related lack of funding to develop and maintain ex-
isting parks, and based on recommendations included in the Park & Trail System Plan
adopted in 2024.
Park maintenance and redevelopment of existing parks is very expensive and requires
a large number of city staff. Following the park referendum vote, which was rejected
by voters in 2025, the city shifted its focus to identifying opportunities to enhance ex-
isting parks with limited available funds instead of pursuing new parkland development,
unless an existing park is not available to serve a specific area.
The Park and Trail System Plan that was recently adopted by the city council found
that, in most instances, Prior Lake far exceeded national recreation standards for types,
amounts and distribution of parks and amenities across the system. For example, the
National Recreation and Park Association (NRPA) recommends:
• One park per 1,894 residents; at the time the Park & Trail System Plan was
adopted, Prior Lake had 51 designated parks (one park per 541 residents).
• 9.6 acres of parkland per 1,000 residents; Prior Lake has about 30 acres of total
parkland per 1,000 residents and about 20 acres of developed parkland per
1,000 residents.
• One playground per 3,600 residents; Prior Lake has one playground per 673
residents.
• One basketball court per 3,600 residents; Prior lake has one basketball court
per 1,100 residents
• One ball field per 6,519 residents; Prior Lake has one ball field per 840 resi-
dents.
Prior Lake exceeds the expected amount of parkland based on NRPA recommenda-
tions and exceeds parkland when compared to communities in the area. The Park and
Trail System Plan included a comparison of parks in Prior Lake compared to adjacent
communities. Prior Lake (population 27,617) provided 51 parks with 12% of land within
the city dedicated to park purposes; Savage (population 33,472) provides 23 parks with
8% of land within the city dedicated to park purposes and Shakopee (population
43,749) provides 40 parks with 5% of land within the city dedicated to park purposes.
One of the recommendations in the Park & Trail System Plan was to ensure that one
high-quality developed neighborhood park is available within a one-half mile radius of
each neighborhood service area having 300 or more children. The subject property has
two high-quality developed neighborhood parks within one-half mile. The subject prop-
erty is located in close proximity to Carriage Hills Park, which is a 5-acre neighborhood
park located south of Carriage Hills Parkway that was constructed in 1992. Carriage
Hills Park includes a playground, picnic shelter, trails, half basketball court, volleyball
court, and ballfield. The subject property is also located in close proximity to Knob Hill
Park, which is a 13.5-acre neighborhood park located east of the subject property and
north of Carriage Hills Parkway. Knob Hill Park was constructed in 1995 and includes
a playground, picnic shelter, trails, half basketball court, open space, wetlands and
wooded areas.
Based on the reasons stated above, staff does not recommend a neighborhood park
be required or constructed as part of the Marlow Ridge development.
Density – Several comments were provided during the May 4, 2026 public hearing
related to the total number of units and overall density of the proposed development.
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City staff was also asked to provide a comparison of the proposed development to
other subdivisions previously approved by the city.
City staff cannot provide an apples-to-apples comparison with other recent subdivi-
sions, as this development differs because the land use plan guides the subject prop-
erty for a mix of Business Office Park, Medium Density Residential and Low Density
Residential. Most other residential subdivisions approved in recent years were guided
for either low density or medium density residential, not both.
Density is determined by dividing the net developable area by the number of housing
units. Net area is the gross area of land within a proposed subdivision, less any storm-
water ponding or wetlands. The Prior Lake Comprehensive Plan identifies a density
range of 2.5 to 3.9 units per acre for low density residential and a range of 4 to 7.9 units
per acre for medium density residential.
For comparison, albeit not an apples to apples comparison:
➢ Trillium Cove (Pulte Homes) is somewhat similar in the total number of units
and housing types; however; Trillium Cove was guided solely for low density
residential (2.5-3.9 units per acre). Trillium Cove constructed 207 units (142
single family detached and 65 attached townhomes) on 61 net acres for a den-
sity of 3.39 units per acre.
➢ Haven Ridge (M/I Homes) and Haven Ridge South (Winkler Land Co.) were
guided solely for low density residential (2.5-3.9 units per acre) and constructed
165 detached villa units on 43.27 net acres for a density of 3.81 units per acre.
➢ Summit Preserve (Lennar) was guided solely for medium density residential (4-
7.9 units per acre). Summit Preserve constructed 193 units (71 single family
detached and 122 attached townhomes) on 38.97 net acres for a density of
4.95 units per acre.
The Marlow Ridge development includes both low- and medium-density residential
property. The low-density residential area east of Surrey Lane is proposed to have 86
units on 32.472 net acres, for a density of 2.646 units per acre. The medium density
residential area west of Surrey Lane is proposed to have 176 units on 37.313 net acres,
for a density of 4.717 units per acre. The overall development proposes 262 units on
net area of 69.785 acres for a total density of 3.75 units per acre.
Traffic & Intersections – Questions were raised during the public hearing related to
anticipated traffic increases and whether the existing roadway network and intersec-
tions can support the development; specifically along Carriage Hills Parkway.
Carraige Hills Parkway is classified as a Major Collector street and currently carries an
average annual daily traffic volume of 1,881 trips per day. Collector streets are de-
signed to serve shorter trips that occur within the City and to provide access from
neighborhoods to other collector roadways and the arterial system. Collectors are cat-
egorized as major and minor, with major collectors linking other collectors to minor
arterials, and minor collectors linking local streets to other collectors or minor arterials.
A traffic impact study (TIS) was completed for the proposed residential development
and also anticipated the future development of the business office park property lo-
cated on Outlot A, north of Fountain Hills Drive. The TIS provided trip generation esti-
mates for the AM and PM peak hours for the proposed residential development utilizing
the Institute of Transportation Engineers Trip Generation Manual, 12th Edition. The re-
sults indicate the proposed development is expected to result in approximately 388 AM
peak hour, 363 PM peak hour, and 3,331 net new daily trips. These net new daily trips
will be entering and exiting the development at multiple points.
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The TIS evaluated a five-year crash analysis at intersections in the project area. When
evaluating crash analysis, an intersection crash rate, which is the number of crashes
occurring per million entering vehicles is utilized and then compared to the statewide
average for similar traffic control types for each of the study intersections over a five-
year period. The TIS found there were zero crashes reported at the CH21/Carriage
Hills Parkway intersection. The state average crash rate for a similar intersection type
in the state is 0.15.
The TIS evaluated intersection capacity utilizing a traffic software system to identify a
Level of Service (LOS) rating to indicate the quality of traffic flow through an intersec-
tion. The LOS results are based on the average delay per vehicle and intersections are
given a ranking from LOS A (best) through LOS F (demand exceeds capacity). The
Carriage Hills/CH21 intersection currently functions at an LOS A/B during the AM and
PM peak hour. The TIS includes an operational analysis of intersections in the future
based on certain development scenarios. The TIS found that in 2037, based on the
proposed residential development only, the Carriage Hills/CH21 intersection will func-
tion at a LOS A/B during the AM peak hour and a LOS A/C during the PM peak hour.
The TIS does note that when assuming the full build out of the commercial area north
of Fountain Hills, the Carriage Hills/CH21 intersection will function at a LOS A/C during
the AM peak hour and degrades to a LOS A/E during the PM peak hour.
The TIS also included an analysis of future volume scenarios to anticipate when inter-
section improvements would be required based on traffic warrants. The proposed res-
idential development does not necessitate the need for current intersection improve-
ments at the Fountain Hills/CH21 intersection; however, the study notes the future
business office park development will be the primary contributor to warrants being met.
Under the 2030 and 2037 build scenarios, which assume the business office park area
is developed, traffic warrants are anticipated to be met which would justify intersection
improvements at Fountain Hills/CH21.
The CH21/Fountain Hills intersection is expected to operate acceptably through 2037
with the residential only development and the TIS recommends maintaining the exist-
ing through-stop traffic control until the business office park is more defined and the
intersection can be reevaluated to determine whether a traffic signal should be con-
structed prior to full occupancy of the commercial site.
Traffic Speed – A comment about traffic speed on Carriage Hills was brought up during
the May 4th public hearing as a concern of area residents related to pedestrian safety.
With new development there is often concern that additional development may bring
additional speeding vehicles. Additional residential units does not necessarily correlate
to a higher traffic speed. In many cases additional development will provide a traffic
calming effect as vehicles are more likely to drive at a slower speed when traveling
through a developed area compared to an undeveloped area; this has been the expe-
rience in other areas of the community that went from undeveloped land to a developed
subdivision.
The City of Prior Lake periodically conducts vehicle traffic studies throughout the com-
munity. A study of vehicle traffic along Carriage Hills Parkway was completed in May
2025. This type of traffic study is conducted over a two-day (48 hour) timeframe and
recorded traffic statistics are reported in 15-minute time intervals.
• The eastbound lane of Carriage Hills Parkway had 1,952 vehicles pass through
over the 48-hour period with a peak volume of 43 between 4:30-4:45 p.m. on
5/20/25. The annual average daily traffic (AADT) count for this study was 976.
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• The posted speed limit is 35 MPH. 78.6% of the vehicles travelled in the 35 - 40
MPH range or lower. The average speed was 37 MPH with 68.19% of vehicles
exceeding the posted speed of 35 MPH. Eight vehicles (0.41%) were traveling
in excess of 55 MPH. The 85th percentile speed is the speed at or below
which 85% of drivers travel; the 85th percentile speed was 41.84 MPH.
• The westbound lane of Carriage Hills Parkway had 1,961 vehicles pass through
over the 48-hour period with a peak volume of 32 between 8:45-9:00 a.m. on
5/22/25. The annual average daily traffic (AADT) count for this study was 981.
• The posted speed limit is 35 MPH. 65.48% of the vehicles travelled in the 35 -
40 MPH range or lower. The average speed was 38 MPH with 76.8% of vehi-
cles exceeding the posted speed of 35 MPH. 16 vehicles (0.82%) were traveling
in excess of 55 MPH. The 85th percentile speed is the speed at or below
which 85% of drivers travel; the 85th percentile speed was 43.66 MPH.
The higher speeds for westbound traffic adjacent to undeveloped property compared
to slightly lower speeds for eastbound traffic adjacent to a developed neighborhood
may support city staff’s assumption that vehicles will travel at a lower speed once the
area has been developed.
Conclusion
City staff and the developer have met several times over the past several months and
have worked through various plan revisions and city staff comments. Attached to this
report is a city staff memorandum detailing plan revisions that shall be addressed prior
to final plat and final PUD approvals. City staff will continue to work with the developer
to address engineering comments prior to final plat and final PUD approvals.
City staff is recommending the planning commission recommend city council approval
of i) an amendment to the 2040 City of Prior Lake Future Land Use Map; ii) an
amendment to the official zoning map; iii) the easement vacation; iv) a preliminary
planned unit development (PUD) plan for a development to be known as Marlow Ridge;
and v) a preliminary plat for Marlow Ridge Second Addition conditioned upon the
developer addressing staff comments in the May 19, 2026 memorandum.
Should the planning commission agree with staff, the recommended alternative below
would recommend city council approval of all five applications. If the planning
commission does not agree with staff, the commission may chose to recommend denial
of applications, recommend approval of only a portion of the items, or provide the
applicant and staff with direction and table the item to a future meeting.
ALTERNATIVES: 1. Motion and second to recommend city council approval of i) an amendment to the
2040 City of Prior Lake Future Land Use Map; ii) an amendment to the official
zoning map; iii) the easement vacation; iv) a preliminary planned unit development
(PUD) plan for a development to be known as Marlow Ridge; and v) a preliminary
plat for Marlow Ridge Second Addition conditioned upon the developer addressing
staff comments in the May 19, 2026 memorandum.
2. Motion and second to recommend city council approval of i) an amendment to the
2040 City of Prior Lake Future Land Use Map; ii) an amendment to the official
zoning map; iii) the easement vacation; iv) a preliminary planned unit development
(PUD) plan for a development to be known as Marlow Ridge; and v) a preliminary
plat for Marlow Ridge Second Addition conditioned upon the developer addressing
staff comments in the May 19, 2026 memorandum.
3. Provide direction to staff and the applicant and table this item to a future meeting.
RECOMMENDED
MOTIONS:
Alternative No. 1.
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ATTACHMENTS: 1. Location Map
2. Applicant Narrative
3. Conceptual Home Elevations
4. Future Land Use Plan – Current & Proposed
5. Zoning Map – Current & Proposed
6. Easement Vacation Exhibit
7. PUD Site Plan
8. Preliminary PUD Plans
9. Preliminary Plat – Marlow Ridge Second Addition
10. Density Exhibit
11. Traffic Impact Study
12. City Staff Review Memorandum – 05.19.2026
General Location Map
P/O 14091 Eagle Creek Ave. NE, Prior Lake, MN 55372
P/O PID 259260010
SUBJECT PROPERTY
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Building Consumer Inspired Homes and Communities to Make Lives Better
APPLICATION FOR: Marlow Ridge
PRELIMINARY PLAT/PRELIMINARY PUD
FINAL PLAT/FINAL PUD
PRIOR LAKE, MINNESOTA
March 3, 2026
1. Introduction
PulteGroup (“Pulte”) is pleased to be submitting this application for review.
Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make
Lives Better.” We currently operate under two distinct brands of homebuilding throughout the
Twin Cities: Pulte Homes and Del Webb. We are known for having integrity, our popular floor
plans, being easy to work with, and our strict and detailed construction process.
This application is for the creation of a residential neighborhood that contains distinct types of
housing catering to various demographic groups.
Pulte’s Minnesota Division has an office in Bloomington and will sell 600 to 700 homes in the
Twin Cities in 2026.
Pulte will function as both developer of the property and builder of the homes within the new
neighborhood. Our team consists of:
• Pulte - Paul Heuer, 1650 W 82nd Street, Suite 300, Bloomington, MN 55431 (contact info
provided separately)
• Property owners – Vierling Family Limited Partnership, Michael Vierling;
vierlingfarm@gmail.com; 612-767-9339
• Civil engineer, surveyor, landscape architect – Ben Palazzolo with Alliant Engineering;
bpalazzolo@alliant-inc.com; 651-788-9616
• Geotechnical consultant – Braun Intertec; Joe Westphal; jwestphal@braunintertec.com;
612-618-5390
• Wetland and environmental issues – Melissa Barrett with Kjolhaug Environmental;
mellissa@kjolhaugenv.com; 952-388-3752
2. Our Vision
We approached the creation of this neighborhood with clear goals:
a) Life Cycle Housing – Housing is badly needed in this region. A prominent goal in the City
Comprehensive Plan is to provide diverse housing and life-cycle housing. Directly
addressing these goals and needs, we are proposing a wide range of housing types with
this application. Together, this combination of homes serves a wide range of
demographic groups. Homes will consist of:
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i. Townhomes targeting first time homeowners (singles and couples)
ii. Single-family homes for families
iii. Larger single-family homes for move up buyers and their families
iv. Single level twin homes targeted to 55+ singles and couples (substantial need)
b) Completing Area Infrastructure – We recognize that this property is the “donut hole” in
the area. By developing this property, critical remaining infrastructure will be completed
such as:
i. Extension of Fountain Hills Drive from the current dead end to Eagle Creek
Avenue including a right turn lane on Eagle Creek Avenue NE
ii. Construction of a minor collector street from Carriage Hills Parkway to extended
Fountain Hills Drive
iii. “Looping” existing water mains in the area to strengthen water service in the area
c) Set the Stage for Future Commercial/Industrial – The current market for
commercial/retail is weak. This project completes the necessary infrastructure to directly
serve a critically important 27-acre property north of Fountain Hills Drive which is
expected to serve a large portion of the City in the future. Note: As part of this
application, Pulte will construct Fountain Hills Drive all the way to Eagle Creek
Avenue NE.
3. The Property
Legal Description
Vierling Parcel A:
The Northwest Quarter of the Northwest Quarter (NW 1/4 of NW1/4) of Section Twenty-six (26),
Township One Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota.
The South Half of the Northwest Quarter (South l/2 of NW U4) of Section Twenty-six (2Q,
Township One Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota, except
the East 250.00 feet of the North 435.60 feet of the Southeast Quarter of the Northwest Quarter
of Section Twenty-six (26), Township One Hundred Fifteen (115), Range Twenty-two (22), Scott
County, Minnesota.
Vierling Parcel B:
All that part of Outlot A, Fountain Hills Addition, according to the recorded plat thereof, Scott
County, Minnesota, described as follows:
Beginning at the southwest corner of said Outlot A; thence on an assumed bearing of North 89
degrees 30 minutes 04 seconds East; along the south line of said Outlot A, a distance of 36.00
feet, to the east line of the west 36.00 feet of said Outlot A; thence North 01 degrees 20 minutes
14 seconds West, along said east line of the west 36.00 feet, a distance of 555.16 feet; thence
North 68 degrees 48 minutes 19 seconds West, a distance of 28.15 feet, to the east line of the
west 10.00 feet of said Outlot A, thence North 01 degrees 20 minutes 14 seconds West along
said east line of the west 10.00 feet, a distance of 502.15 feet; thence South 88 degree 39
minutes 46 seconds West, a distance of 10.00 feet, to the west line of said Outlot A; thence
South 01 degrees 20 minutes 14 seconds East, along said west line of Outlot A, a distance of
1067.57 feet, to the point of beginning.
Abstract Property
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Property Identification Numbers
25-926001-0
25-363004-0
Address
14091 Eagle Creek Avenue NE
Prior Lake, MN 55372
4. Key Facts
• Total number of units = 262
• Gross area = 87.7 acres
• Gross density = 2.98 units/acre
• Net area = 59.14 acres
• Net density = 4.43 units/acre
• Proposed zoning - PUD
• Comprehensive Plan Amendment, Environmental Assessment Worksheet, and traffic
study submitted separately at an earlier date
5. The Concept Plan
Fitting Into the Existing Area
As the last property in this area to develop, much of the layout of this concept plan was
predetermined. The City’s Comp Plan clearly shows the extension of Fountain Hills Drive as
well as the north/south minor collector road. Along Carriage Hills Parkway, many existing
intersections exist. To maximize safety, our new connections to Carriage Hills Parkway will
occur at the existing intersections to the extent possible.
Twin Home Open Space
The twin homes are targeted at the 55+ active adult move down buyer. This buyer prioritizes
social activities with their neighbors. In response to this desire, we are designing a central
private open space area where neighbors can meet and socialize.
Homeowners Association (HOA)
The twin home and townhome areas will each have separate HOA’s to maintain the exteriors of
the homes, landscaping, mowing/maintenance of yards, and snow removal. The twin home
HOA will also maintain the private open space area for minor amenities and social activities.
The single-family homes may not need or have an HOA.
6. Our Homes
Pulte is known for the extraordinary steps that we take to ensure that we are designing and
building homes that meet the needs and desires of home buyers. We continually reach out to
the public and Pulte homeowners to get feedback to improve our home designs. We call this
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process Life Tested®. We have built prototypical rooms and homes in warehouses across the
country and have paid members of the public to walk through and provide written feedback on
the homes. Through this intensive process, we have conceived of and incorporated many
innovative home design features such as the Pulte Planning Center, Everyday Entry, Super
Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a
major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make
Lives Better.”
Buyers will be able to choose from distinct types of homes with varying sizes, prices, and
views/locations. Below is a brief description of the lot and home selections that will be offered.
All homes will offer a variety of floor plans and architectural facades, and structural options.
Please also note that our twin homes targeted at 55+ have incorporated many design features
that are exclusively for the empty nester. These features include additional lighting, eliminating,
or minimizing steps from garage to home, easy entrance to showers, wider doorways to
accommodate walkers and wheelchairs, the availability of easy open-door handles, and more.
In total, we will be providing options for four types of homes serving a large and broad range of
life cycle housing. Attached you will find example elevations for these homes. Please note that
there are many more elevations than shown. The actual appearance of the exteriors of the
homes depend on what options and colors are chosen by home buyers.
24-Foot-Wide Townhomes
These attached townhomes are built in 4- and 6-unit buildings. There are three different floor
plans to choose from, and they range in size from 1,883 to 2,025 square feet. Typically,
townhomes function as starter homes and/or for singles.
65-Foot-Wide Lots
The homes built on these lots will be 50-feet wide and range in size from 2,508 to 3,290 square
feet (excluding basements). There are five different floor plans to choose from. These single-
family homes may be considered “move up” homes for families seeking a larger home and
include three car garages.
75-Foot-Wide Lots
The homes built on these lots will be 60-feet wide and range in size from 3,040 to 3,523 square
feet (excluding basements). There are five different floor plans to choose from. These single-
family homes could be considered luxury homes for families seeking more living space and
three car garages.
Twin Homes Targeted at 55+
The homes built on these lots will be 34-feet wide and will have approximately 1,600 square
feet. These single-level homes are designed and built specifically for the 55+ active adult who
seek to downsize and minimize maintenance. All floor plans have the main bedroom/bathroom
and laundry on the main floor to minimize navigating stairs. They also include a variety of
special design features such as additional light, zero entry showers, and wider doorways to
accommodate walkers and wheelchairs as homeowners age. The homes include two car
garages. An HOA will handle all lawn mowing and snow removal to create a lifestyle that is
much more conducive to an aging population.
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7. Infrastructure
As an infill development, infrastructure is readily available. However, this application will have
an outsized impact on the area’s infrastructure.
As part of this application, we will construct Fountain Hills Drive from the current dead end to
connect to Eagle Creek Avenue NE. We will also construct a northbound right-hand turn lane on
Eagle Creek Avenue NE. Building this road connection will strengthen connectivity and will also
fully prepare the 27 acre business office park property north of Fountain Hills Drive for
development.
The other key infrastructure that will be completed with this application relates to the overall
water system in this area. This application will connect a variety of water mains together which
will increase the strength and flexibility of the water system in this area.
8. Environmental
Environmental Assessment Worksheet (EAW)
And EAW was prepared for this project. No significant issues were identified during the creation
of this document.
Watershed Collaboration
The Prior Lake Spring Lake Watershed District approached us to investigate the potential for
some collaboration as part of this application. It is our understanding that the large wetland on
site has accumulated a large amount of phosphorus which continually travels downstream into
Pike Lake. This pollution has seriously contributed to the degradation of the water quality in Pike
Lake.
We have agreed to collaborate with the District to incorporate some measures which will
significantly reduce the amount of pollution which runs into Pike Lake.
Wetland Impacts
This application will result in the filling of some very small and isolated wetlands on the property
as well as significant impacts to the large wetland in conjunction with construction the extension
of Fountain Hills Drive. The alignment of this road was substantially been predetermined by
previous decisions.
9. How we Comply with Section 1132 PUD’s
Statement Showing How the PUD Meets Objectives
In many ways, this is a unique application. It is a large infill development that is surrounded by
existing homes and major roads. To a large degree, access was predetermined. However, we
do control factors such as land use placement, which is an important decision for the
surrounding property owners. Another primary factor within our control is the providing of life
cycle housing. We have put forth a very strong effort to satisfy this need. This application also
retains and prepares a 27-acre office business park property north of Fountain Hills Drive for
future development by constructing virtually all the necessary infrastructure. Finally, our
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collaboration with the Watershed to help the water quality of downstream Pike Lake is truly a
unique and important opportunity for this application. Combined, these efforts are substantial
and are consistent with the provisions warranted for PUD zoning.
10 acres or greater
This application exceeds the minimum area of 10 acres.
Provide Opportunities for Life Cycle Housing for All Ages
As outlined in the “Our Homes” section of this narrative, we are providing a wide range of
housing targeted that addresses a wide variety of life cycle needs.
Preserves and Enhances Desirable Site Characteristics
We are collaborating with Prior Lake Spring Lake Watershed District to improve the water
quality of downstream Pike Lake. See the above “Environmental” section of this narrative for
important details.
High Quality of Design Compatible with Surrounding Land Uses
We have worked diligently to place the land uses in the “correct” location that fit well within the
existing as well as the planned land uses. We have placed single-family homes along the east
part of the property, adjacent to existing single-family homes. Townhomes will be along busy
Eagle Creek Avenue NE and Carriage Hills Parkway. And twin homes are located between
single-family homes and townhomes. To the north, Fountain Hills Drive will act as a buffer
between future commercial/industrial uses and the twin homes. All proposed land uses work
well together and within the broader community.
Density
We have submitted a separate application for a Comprehensive Plan Amendment (CPA). Using
the CPA areas, we have provided calculations for the total range of unit count compared to the
actual unit count. The actual unit count falls within the required unit count range.
Required: Area Density # Units
ULD – single fam & twins 47.54 acres 2.5-3.9 119-185 units
UMD - townhomes 11.6 acres 4-7.9 46-92 units
Totals 59.14 acres 165-277 units
Actual
Number of units 262 units
Net density 4.43 units/acre
10. Schedule
Here is a preliminary schedule for this application.
2026 Preliminary Plat/PUD approval and other entitlements
2026 Development of Phase 1
2027 Begin selling homes
7
2027-2028 Development of Phase 2
2031-2032 Full build out
Included in this packet:
• Application
• Application/escrow fees
o Preliminary Plat / Preliminary PUD Application Fee: $580+$15/lot = $4,510
o Preliminary Plat / Preliminary PUD Escrow: $5,000
o Final Plat / Final PUD Application Fee: $255+$10/lot = $2,875
o Final Plat / Final PUD Review: $2,500
o Easement vacation: $355
o Total = $15,240
• Alliant preliminary plat plan set
• Alliant final plat to create a property for closing
• Wetland exhibit
• Stormwater Management report
• Housing elevations
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Townhomes
*Subject to change based on market conditions*
65’ Lots – Single Family Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
75’ Lots – Move Up Single Family Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Twin Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Note: This is a new housing product. Photos
and renderings do not yet exist.
Current Land Use Plan
Proposed Land Use Plan
City of Prior Lake 2040 Comprehensive Plan
Land Use Plan Amendment
Current Zoning Use Districts
Proposed Zoning Use Districts
Rezoning Request
C-3, Business Park
C-1,
Neighborhood
Commercial
R-3,
High Density
Residential
R-1,
Low Density
Residential
R-2,
Medium Density
Residential
R-1,
Low Density
Residential
Δ
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733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
MARLOW RIDGE - EASEMENT VACATION EXHIBIT
PRIOR LAKE, MINNESOTA
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
LEGEND
DATE: 5-27-2026
EASEMENT PER DOC. NO.358608
TEMP EASEMENT PER DOC. NO.358608
EASEMENT LIMITS TO BE VACATED
(Easement description notes that easement
to be vacated with final platting of property)
(Easement vacation requested)
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Model Home
Model Home
Parking
PURCHASE PARCEL
87.704 acres
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
MARLOW RIDGE - SITE PLAN
PRIOR LAKE, MINNESOTA
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
SITE DATA
TOTAL CONCEPT AREA = 87.704 ac (Red Boundary)
RIGHT OF WAY DEDICATIONS:
CSAH 21:2.134 ac
CARRIAGE HILLS PARKWAY:3.323 ac
PIKE LAKE TRAIL:0.007 ac
OUTLOTS:
OUTLOT A:18.411 ac (11.874 ac Wetland Remnant)
LOT SUMMARY:
24' WIDE TOWNHOMES: 96
TWINHOMES:80
SINGLE FAMILY HOMES:
65' WIDE LOT:47
75' WIDE LOT:39
TOTAL SF LOTS:86
TOTAL SF AND MF HOMES: 262 HOMES
TOTAL ROADWAY LENGTH:
PUBLIC (44' B-B, 80' RW): 1,541 LF (Fountain Hills Drive)
PUBLIC (36' F-F, 80' RW):1,800 LF (Surrey Lane)
PUBLIC LOCAL (32' F-F, 60' RW):8,296 LF
BUILDING SETBACKS ASSUMED:
EAGLE CREEK AVE / 140TH: 50'
CARRIAGE HILLS DRIVE: 30'
SIDE PIKE LAKE TRAIL: 30'
EAST RESIDENTIAL PERIMETER: 30'
NORTH MF PERIMETER TO SF: 25'
RESIDENTIAL (SF/TWIN/MF) TO RW:20'
SF/TWIN LOTS:
-FRONT: 20'
-REAR: 25'
-SIDE: 7.5'/7.5'
CONCEPT LAYOUT TOWNHOMES
PROPOSED MIN DIST. PROVIDED BETWEEN BUILDINGS: 20'
WETLANDS: DEPICTION PER KES DELINEATION
LEGEND
PROP. PROPERTY LINES, BUILDINGS, ETC
WETLAND (DELINEATION)
PROP. STORMWATER MANAGEMENT AREA
PROP. ROAD BACK/CURB
PROP. DRIVEWAYS, ROAD STRIPING, PRIVATE PAVEMENT,
PATIOS
DEVELOPMENT BOUNDARY
PROPOSED RIGHT OF WAY
8' PUBLIC TRAIL
5' PUBLIC SIDEWALK
24' WIDE TOWNHOME (Cordelia Style Date 8/16/24)
34' TWIN HOME (Gen-You Concept 10/11/24)
65' SINGLE FAMILY LOT
75' SINGLE FAMILY LOT
DATE: 5-21-26
PROJECT
LOCATION
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Know what's below.
Call before you dig.
R Dial 811
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
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DE
S
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Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
Cover Sheet X X
Preliminary Plat - View A - View F
Site Plan - View A - View D
Grading Profiles
Erosion & Sediment Control Notes & Details
Sanitary Sewer Schedule
Wetland Management Plan - Overview
Tree Preservation Plan - View A - View D
PLAN SUBMISSION/REVISION MATRIX
#SHEET DESCRIPTION
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X X
X XXX
X X
X X
X X
X X
202
6
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6
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4
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Existing Conditions Plan
Demolition & Removal Plan - Overview
Preliminary Plat - Overview
DEVELOPER
Pulte Group
1650W. 82nd Street, Suite 300
Prior Lake, MN 55341
Contact: Paul Heuer
Email: Paul.Heuer@PulteGroup.com
CONSULTANT
Alliant Engineering, Inc.
Marquette Avenue South, Suite 700
Minneapolis, MN 55402
Phone: 612.758.3080
Fax: 612.758.3099
ENGINEER
Ben Palazzolo
License No. 61668
Email: bpalazzolo@alliant-inc.com
SURVEYOR
Dan Ekrem
License No. 57366
Email: dekrem@alliant-inc.com
LANDSCAPE ARCHITECT
Troy Muff
License No. 59799
Email: tmuff@alliant-inc.com
VICINITY MAP
Scale: 1"=4000'
Marlow Ridge
Prior Lake, Minnesota
CONTACT LIST
0
SCALE IN FEET
75 150 300
1 69
1
1
2 - 3
5 - 9
10
11 - 16
19
20 - 23
24
26
27 - 30
31
32 - 33
34 - ##
37
38 - 41
42
43
44 - 47
48
49
50 - 53
54
55
56
57 - 60
61
62
63 - 66
N
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222-0189-00
Site Plan - Overview
Site Plan - Notes
Grading & Drainage Plan - Overview
Grading Details
Grading & Drainage Plan - View A - View D
Pond Details
Erosion & Sediment Control Plan - Overview
Erosion & Sediment Control Plan - View A - View D
Sanitary Sewer & Watermain Plan - Overview
Sanitary Sewer & Watermain Plan - View A - View D
Storm Sewer Plan - Overview
Storm Sewer Plan - View A - View D
Storm Sewer Plan - Schedule
Landscaping Plan - Overview
Landscaping Plan - View A - View D
Tree Preservation Plan - Overview
Tree Inventory
Landscaping Plan - Enlargements & Details
X XDemolition & Removal Plan - View A - View E
4
X X25Turn Lane Plan - Eagle Creek Avenue NE
67 - 69
X XPreliminary Plat - Parcel Area Table17
X X18Phasing Plan
X X
C.R. 42 (140TH ST NW)
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N89°15'23"W 1341.01
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2
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3
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Δ
(PUB
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S89°24'17"W
10.00
1"=100'
1/3/2025
DPE
JDT
FIELD CREW
DRAWN BY
SCALE
DATE ISSUED
JOB NO.
CHECKED BY
22-0189
PRIOR LAKE, MINNESOTA
VIERLING PROPERTY
RS,LB,EL,RJ
ALTA/NSPS
LAND TITLE
SURVEY
PROPERTY DESCRIPTION
Parcel A:
The Northwest Quarter of the Northwest Quarter (NW 1/4 of NW1/4) of Section Twenty-six (26), Township One
Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota.
The South Half of the Northwest Quarter (South 1/2 of NW 1/4) of Section Twenty-six (26), Township One Hundred
Fifteen (115), Range Twenty-two (22), Scott County, Minnesota, except the East 250.00 feet of the North 522.75
feet of the Southeast Quarter of the Northwest Quarter of Section Twenty-six (26), Township One Hundred Fifteen
(115),Range Twenty-two (22), Scott County, Minnesota,
Parcel B:
All that part of Outlot A, Fountain Hills Addition, according to the recorded plat thereof, Scott County, Minnesota,
described as follows:
Beginning at the southwest corner of said Outlot A; thence on an assumed bearing of North 89 degrees 30
minutes 04 seconds East; along the south line of said Outlot A, a distance of 36.00 feet, to the east line of the west
36.00 feet of said Outlot A; thence North 01 degrees 20 minutes 14 seconds West, along said east line of the west
36.00 feet, a distance of 555.16 feet; thence North 68 degrees 48 minutes 19 seconds West, a distance of 28.15
feet, to the east line of the west 10.00 feet of said Outlot A, thence North 01 degrees 20 minutes 14 seconds West
along said east line of the west 10.00 feet, a distance of 502.15 feet; thence South 88 degree 39 minutes 46
seconds West, a distance of 10.00 feet, to the west line of said Outlot A; thence South 01 degrees 20 minutes 14
seconds East, along said west line of Outlot A, a distance of 1067.57 feet, to the point of beginning.
Abstract Property
To Pulte Homes of Minnesota LLC; Land Title, Inc.; and First American Title Insurance Company:
This is to Certify that this map or plat and the survey on which it is based were made in accordance with the 2021
Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by
ALTA and NSPS, and includes Items 1, 2, 3, 4, 7(a), 8, 9, 11(a), 13 and 16 of Table A thereof. The field work was
completed on December 17, 2024.
Date of Plat or Map: __________________________________________
______________________________________________
Daniel Ekrem, Professional Land Surveyor
Minnesota License No. 57366
Email: dekrem@alliant-inc.com
1. This survey and the property description shown here on are based upon information found in the commitment
for title insurance prepared by Land Title, Inc, as agent for First American Title Insurance Company, file no.
727254, dated January 29, 2026.
2. The north line of the NW 1/4 -NW 1/4 of Sec. 26, is assumed to have a bearing of N89°15'23"W.
3. All distances are in feet.
4. The property has vehicular access to Eagle Creek Ave SE, Carriage Hills Pkwy and Pike Lake Trail NE, public
right of ways, via curb cuts.
5. The 80 foot wide roadway easement per doc. no. 358608 & 358609 along the EAST LINE OF THE S 1/2 -NW 1/4
appears to contain typos. We assume the P.O.B. lies 5.00 feet EAST of the property line and the Point of
Termination lines 40 feet EAST of the property line.
CERTIFICATION
NOTES
LEGEND
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
TABLE A ITEMS
1.Monuments placed (or a reference monument or witness to the corner) at all major corners of the
boundary of the property, unless already marked or referenced by existing monuments or
witnesses to the corner are shown hereon.
2.Addresses of the property are 14091 Eagle Creek Ave NE & unassigned and indicated on map.
3.The property lies within Zone X (unshaded - areas determined to be outside the 0.2% annual
chance floodplain) of Federal Emergency Management Agency (FEMA) Flood Insurance
Community Panel No. 27139C0152E & 27139C0156E, effective September 2, 2004.
4.The area of the above described property is 5,316,152 square feet or 122.042 acres.
7(a). Exterior dimensions of all buildings are shown at ground level.
8.Substantial features observed in the process of conducting fieldwork, are shown hereon.
9.There are no striped parking stalls on this site.
11(a).The locations of existing public utilities on or serving the property are depicted based on Gopher
State One Call Ticket Nos. 243040966 & 243040778, available city maps, records and observed
evidence locations. Lacking excavation, underground utility locations may not be exact. Verify
critical utilities prior to construction or design.
13. Names of adjoining owners are depicted based on Scott County GIS tax information.
16. There was no observed evidence of earth moving work or building construction at the time of our
field work.
SCHEDULE B, PART II EXCEPTIONS
The following are survey related exceptions set forth in Schedule B, Part II of the herein referenced Title
Commitment:
Item No. 12: Subject to roads as shown by available maps. (affects Parcel A) Depicted on the survey.
Item No. 13:Highway Easement in favor of the County of Scott, including limited right of access, filed
February 8, 1972 as Document Number 129895. Lies with CR-42 R/W and depicted on survey.
Item No 14: Easements in favor of the City of Prior Lake as contained in Final Certificate filed September 10,
1987 as Document Number 238700. Easement located on section of legal property not
surveyed.
Item No. 15: Easements for sanitary sewer, construction and slope purposes in favor of the City of Prior Lake
filed June 3, 1993 as Document Number 314862. (affects Parcel A) Depicted on survey.
Item No. 16: Easements for watermain, construction and slope purposes in favor of the City of Prior Lake
filed June 3, 1993 as Document Number 314863. (affects Parcel A) Depicted on survey.
Item No. 16: Easement in Final Certificate in favor of County of Scott filed January 26, 1996 as Document
Number 407015. Depicted on survey. Locations of temp easements could not be determined
from document.
Item No. 17: Easements in favor of the City of Prior Lake as contained in Order filed September 20, 1995 as
Document Number 358609 and Certificate of Completion filed September 20, 1995 as
Document Number 358608. Depicted on survey. Also see note 5.
Item No. 18: Easements for highway, slope and other public purposes in favor of the County of Scott filed
January 26, 1998 as Document Number 407015. Depicted on survey. Locations of temp
easements could not be determined from document.
Item No. 19: Terms and conditions of easement for ingress and egress purposes established in Order for
Judgment filed April 16, 2002 as Document Number A545902. Depicted on survey.
Item No. 20: Easement for highway purposes in favor of the County of Scott as contained in Final Certificate
filed February 12, 2015 as Document Number A973667. Depicted on survey.
VICINITY MAP
SITE
NOT TO SCALE
14091 Eagle Creek Ave NE
SHEET 1 OF 2 SHEETS
1/3/25: DARKENED AND DIMENSIONED PID 253630040 AT THE WEST END OF FOUNTAIN HILLS DR
February **, 2026
2/13/26: REVISED PER UPDATED TITLE COMMITMENT
2/25/26: REVISED PER UPDATED UTILITIES
4/7/26: REVISED PER SANITARY STUB ON CARRIAGE HILLS PKWY
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ALTA/NSPS
LAND TITLE
SURVEY
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
LEGEND
1"=100'
1/3/2025
DPE
JDT
FIELD CREW
DRAWN BY
SCALE
DATE ISSUED
JOB NO.
CHECKED BY
22-0189
PRIOR LAKE, MINNESOTA
VIERLING PROPERTY
RS,LB,EL,RJ
14091 Eagle Creek Ave NE
SHEET 2 OF 2 SHEETS
1/3/25: DARKENED AND DIMENSIONED PID 253630040 AT THE WEST END OF FOUNTAIN HILLS DR
2/13/26: REVISED PER UPDATED TITLE COMMITMENT
2/25/26: REVISED PER UPDATED UTILITIES
4/7/26: REVISED PER SANITARY STUB ON CARRIAGE HILLS PKWY
VIEW E
VIEW A
VIEW D
VIEW C VIEW B
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PROJECT TEAM DATA
QA/QC CHECK
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CERTIFICATION
Date License no.
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R Dial 811
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61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
4 69
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SCALE IN FEET
75 150 300
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CERTIFICATION
Date License no.
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R Dial 811
FOR
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61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
5 69
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SCALE IN FEET
25 50 100
N
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CERTIFICATION
Date License no.
DA
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R Dial 811
FOR
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
6 69
0
SCALE IN FEET
25 50 100
N
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PROJECT TEAM DATA
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CERTIFICATION
Date License no.
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R Dial 811
FOR
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
7 69
0
SCALE IN FEET
25 50 100
N
Ci
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PROJECT TEAM DATA
QA/QC CHECK
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CERTIFICATION
Date License no.
DA
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DE
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I
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
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V
I
E
W
O
N
L
Y
PRE
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I
N
A
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F
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N
S
T
R
U
C
T
I
O
N
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
8 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
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t
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
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Project No.:
Drafted By:
Designed By:
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Know what's below.
Call before you dig.
R Dial 811
FOR
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
9 69
0
SCALE IN FEET
25 50 100
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C.R. 21
(EAGLE CREEK AVE NE)
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24
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2
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25
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8
9
10
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13
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BLOCK 1
BLOCK 2
BLO
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6
B
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BL
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7
BLOCK 5
BL
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BL
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1
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P
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
10 69
0
SCALE IN FEET
100 200 400
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
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s
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b
m
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2
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2
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222-0189-00
10
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
5
10
5
10
Being 5 feet in width and adjoining lot lines and 10 feet in
width and adjoining right of way lines, unless otherwise
indicated on the plat.
NOT TO SCALE
LEGEND:
NOTE:
DRAINAGE AND UTILITY EASEMENT TO COVER OUTLOTS: A, B, C, D, E, F,
G, H, I, J, AND K
OUTLOT OWNER
OUTLOT WITH PONDS/WETLANDS:
A, B CITY
I, J HOA/DEVELOPER
OUTLOT:
C, D, E, F, G, H HOA/DEVELOPER
P
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A
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(P
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L
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)
4
7
8
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1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
6
17
18
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192021
17 16
15
7
6653
2
1
4
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6
5
3
2
1
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11
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B
L
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K
3
BL
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K
5
BLOCK 4
B
L
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2
8
7
9111012
15
14
13
16
31
24
25
COACHMAN LANE NE
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2
6
a
t
3:
4
8
:
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5
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
11 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
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A
222-0189-00
11
D & U EASEMENT OVER ALL OF OUTLOT I
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER
ALL OF OUTLOT J
CARRIAGE
H
I
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BLOCK 4
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BLOCK 8
1234
BLOCK 22
1234BLOCK
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9111012
31
32
CO
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=
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3
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=
=
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=
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Ap
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l
2
0
,
2
0
2
6
a
t
3:
4
8
:
3
0
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
12 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
e
s
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222-0189-00
12
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER ALL OF OUTLOT I
D & U EASEMENT OVER
ALL OF OUTLOT H
D & U
EASEMENT
OVER ALL OF
OUTLOT E
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PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
13 69
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222-0189-00
13
D & U EASEMENT OVER
ALL OF OUTLOT D
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER ALL OF OUTLOT A
Know what's below.
Call before you dig.
R Dial 811
0
SCALE IN FEET
25 50 100
N
D & U EASEMENT OVER
ALL OF OUTLOT F
D & U EASEMENT OVER ALL OF OUTLOT G D & U EASEMENT OVER ALL OF OUTLOT H
D & U EASEMENT OVER ALL OF OUTLOT E
11
29
24
23
22
1
1615
12
11
9
10
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5
6
7
8
9
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17
18
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25
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17 18
FOUNTAIN HILLS DRIVE NE
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Call before you dig.
R Dial 811
FOR
R
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PRE
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S
T
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C
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I
O
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
14 69
0
SCALE IN FEET
25 50 100
N
Ci
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D
222-0189-00
14
D & U EASEMENT OVER ALL OF OUTLOT A
D & U EASEMENT OVER
ALL OF OUTLOT B
D & U
E
A
S
E
M
E
N
T
O
V
E
R
ALL O
F
O
U
T
L
O
T
K
PARCEL AREA TABLE
PARCEL
B:1-L:1
B:1-L:2
B:1-L:3
B:1-L:4
B:1-L:5
B:1-L:6
B:1-L:7
B:1-L:8
B:1-L:9
B:1-L:10
B:1-L:11
B:1-L:12
B:1-L:13
B:1-L:14
B:1-L:15
B:1-L:16
B:1-L:17
B:1-L:18
B:1-L:19
B:1-L:20
B:1-L:21
B:1-L:22
B:1-L:23
B:1-L:24
B:1-L:25
B:1-L:26
B:1-L:27
B:1-L:28
B:1-L:29
B:2-L:1
B:2-L:2
B:2-L:3
B:2-L:4
B:2-L:5
B:2-L:6
B:2-L:7
B:2-L:8
B:2-L:9
B:2-L:10
B:2-L:11
B:2-L:12
B:2-L:13
B:2-L:14
B:2-L:15
AREA SF
13,205
11,107
11,036
10,492
9,914
9,732
15,024
22,155
14,093
9,750
9,588
12,758
18,400
18,120
16,859
17,074
12,755
15,793
11,495
9,047
9,047
7,841
7,841
7,840
7,840
7,840
7,840
7,840
11,849
17,549
11,977
11,468
9,156
9,340
14,149
9,334
9,339
10,621
10,621
10,660
8,977
8,947
9,342
10,228
AREA AC
0.30
0.25
0.25
0.24
0.23
0.22
0.34
0.51
0.32
0.22
0.22
0.29
0.42
0.42
0.39
0.39
0.29
0.36
0.26
0.21
0.21
0.18
0.18
0.18
0.18
0.18
0.18
0.18
0.27
0.40
0.27
0.26
0.21
0.21
0.32
0.21
0.21
0.24
0.24
0.24
0.21
0.21
0.21
0.23
PARCEL AREA TABLE
PARCEL
B:2-L:16
B:2-L:17
B:2-L:18
B:2-L:19
B:2-L:20
B:2-L:21
B:2-L:22
B:2-L:23
B:2-L:24
B:2-L:25
B:2-L:26
B:2-L:27
B:2-L:28
B:2-L:29
B:2-L:30
B:2-L:31
B:2-L:32
B:2-L:33
B:2-L:34
B:2-L:35
B:2-L:36
B:2-L:37
B:2-L:38
B:2-L:39
B:2-L:40
B:2-L:41
B:2-L:42
B:2-L:43
B:2-L:44
B:2-L:45
B:2-L:46
B:3-L:1
B:3-L:2
B:3-L:3
B:3-L:4
B:3-L:5
B:3-L:6
B:3-L:7
B:3-L:8
B:3-L:9
B:3-L:10
B:3-L:11
B:4-L:1
B:4-L:2
AREA SF
12,996
9,000
7,800
7,800
7,800
7,800
9,948
10,724
8,112
8,142
8,335
8,034
8,034
8,337
8,333
9,558
8,334
11,443
9,560
10,438
11,339
12,957
16,113
11,740
8,247
9,581
13,748
20,303
12,785
8,780
10,786
10,761
8,907
8,906
8,908
8,841
9,469
9,469
9,094
11,487
9,263
10,327
9,947
7,829
AREA AC
0.30
0.21
0.18
0.18
0.18
0.18
0.23
0.25
0.19
0.19
0.19
0.18
0.18
0.19
0.19
0.22
0.19
0.26
0.22
0.24
0.26
0.30
0.37
0.27
0.19
0.22
0.32
0.47
0.29
0.20
0.25
0.25
0.20
0.20
0.20
0.20
0.22
0.22
0.21
0.26
0.21
0.24
0.23
0.18
PARCEL AREA TABLE
PARCEL
B:4-L:3
B:4-L:4
B:4-L:5
B:4-L:6
B:4-L:7
B:4-L:8
B:5-L:1
B:5-L:2
B:5-L:3
B:5-L:4
B:5-L:5
B:5-L:6
B:5-L:7
B:5-L:8
B:5-L:9
B:5-L:10
B:5-L:11
B:5-L:12
B:5-L:13
B:5-L:14
B:5-L:15
B:5-L:16
B:5-L:17
B:5-L:18
B:6-L:1
B:6-L:2
B:6-L:3
B:6-L:4
B:6-L:5
B:6-L:6
B:6-L:7
B:6-L:8
B:6-L:9
B:6-L:10
B:6-L:11
B:6-L:12
B:6-L:13
B:6-L:14
B:6-L:15
B:6-L:16
B:6-L:17
B:6-L:18
B:6-L:19
B:6-L:20
AREA SF
6,873
6,766
4,980
5,232
4,980
4,918
7,707
5,733
5,947
4,980
4,980
6,445
7,851
5,332
7,874
9,346
7,458
5,602
5,650
7,265
7,846
6,510
5,620
7,447
7,080
4,980
4,980
6,632
8,376
13,955
6,842
6,704
5,875
6,005
6,192
5,474
6,115
4,979
4,980
4,980
5,373
5,783
5,725
5,960
AREA AC
0.16
0.16
0.11
0.12
0.11
0.11
0.18
0.13
0.14
0.11
0.11
0.15
0.18
0.12
0.18
0.21
0.17
0.13
0.13
0.17
0.18
0.15
0.13
0.17
0.16
0.11
0.11
0.15
0.19
0.32
0.16
0.15
0.13
0.14
0.14
0.13
0.14
0.11
0.11
0.11
0.12
0.13
0.13
0.14
PARCEL AREA TABLE
PARCEL
B:6-L:21
B:6-L:22
B:6-L:23
B:6-L:24
B:6-L:25
B:6-L:26
B:6-L:27
B:6-L:28
B:6-L:29
B:6-L:30
B:6-L:31
B:6-L:32
B:6-L:33
B:6-L:34
B:6-L:35
B:6-L:36
B:6-L:37
B:6-L:38
B:7-L:1
B:7-L:2
B:7-L:3
B:7-L:4
B:7-L:5
B:7-L:6
B:7-L:7
B:7-L:8
B:7-L:9
B:7-L:10
B:7-L:11
B:7-L:12
B:7-L:13
B:7-L:14
B:7-L:15
B:7-L:16
B:8 - L:1
B:8 - L:2
B:8 - L:3
B:8 - L:4
B:8 - L:5
B:8 - L:6
B:9 - L:1
B:9 - L:2
B:9 - L:3
B:9 - L:4
AREA SF
6,703
6,244
6,157
8,247
5,713
5,806
5,645
5,126
5,422
5,414
5,418
5,313
6,098
5,378
5,314
5,546
7,287
8,001
4,980
7,472
6,819
7,460
5,404
6,012
6,258
5,571
4,980
4,980
4,980
4,980
4,980
4,980
6,754
5,307
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
AREA AC
0.15
0.14
0.14
0.19
0.13
0.13
0.13
0.12
0.12
0.12
0.12
0.12
0.14
0.12
0.12
0.13
0.17
0.18
0.11
0.17
0.16
0.17
0.12
0.14
0.14
0.13
0.11
0.11
0.11
0.11
0.11
0.11
0.16
0.12
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
PARCEL AREA TABLE
PARCEL
B:9 - L:5
B:9 - L:6
B:10 - L:1
B:10 - L:2
B:10 - L:3
B:10 - L:4
B:10 - L:5
B:10 - L:6
B:11 - L:1
B:11 - L:2
B:11 - L:3
B:11 - L:4
B:11 - L:5
B:11 - L:6
B:12 - L:1
B:12 - L:2
B:12 - L:3
B:12 - L:4
B:12 - L:5
B:12 - L:6
B:13 - L:1
B:13 - L:2
B:13 - L:3
B:13 - L:4
B:13 - L:5
B:13 - L:6
B:14-L:1
B:14-L:2
B:14-L:3
B:14-L:4
B:14-L:5
B:14-L:6
B:15-L:1
B:15-L:2
B:15-L:3
B:15-L:4
B:15-L:5
B:15-L:6
B:16-L:1
B:16-L:2
B:16-L:3
B:16-L:4
B:16-L:5
B:16-L:6
AREA SF
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
AREA AC
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
PARCEL AREA TABLE
PARCEL
B:17 - L:1
B:17 - L:2
B:17 - L:3
B:17 - L:4
B:18- L:1
B:18- L:2
B:18- L:3
B:18- L:4
B:19- L:1
B:19- L:2
B:19- L:3
B:19- L:4
B:19- L:5
B:19- L:6
B:20- L:1
B:20- L:2
B:20- L:3
B:20- L:4
B:21- L:1
B:21- L:2
B:21- L:3
B:21- L:4
B:21- L:5
B:21- L:6
B:22- L:1
B:22- L:2
B:22- L:3
B:22- L:4
B:22- L:5
B:22- L:6
B:23- L:1
B:23- L:2
B:23- L:3
B:23- L:4
B:24- L:1
B:24- L:2
B:24- L:3
B:24- L:4
B:25- L:1
B:25- L:2
B:25- L:3
B:25- L:4
Outlot : A
Outlot : B
AREA SF
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
801,970
25,299
AREA AC
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
18.41
0.58
PARCEL AREA TABLE
PARCEL
Outlot : C
Outlot : D
Outlot : E
Outlot : F
Outlot : G
Outlot : H
Outlot : I
Outlot : J
Outlot : K
OUTLOT A (PER MARLOW RIDGE PLAT)
OUTLOT C (PER MARLOW RIDGE PLAT)
ROW : Carriage Hills PKWY
ROW : INTERNAL
ROW : NWS
ROW : Pike Lake Trail NE
Total N
Total S
AREA SF
46,270
12,558
74,639
28,667
23,859
61,101
115,471
30,457
10,125
1,192,380
2,396,705
88,958
737,992
452,199
308
5,316,152
2,396,705
AREA AC
1.06
0.29
1.71
0.66
0.55
1.40
2.65
0.70
0.23
27.37
55.02
2.04
16.94
10.38
0.01
122.04
55.02
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Know what's below.
Call before you dig.
R Dial 811
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V
I
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W
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N
L
Y
PRE
L
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M
I
N
A
R
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NOT
F
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Ben Palazzolo
61668
MPR, BJP
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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 Professional
Civil Engineer under the laws of the
State of Minnesota.
17 69
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1
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2
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,
2
0
2
6
a
t
3:
4
9
:
3
0
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
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E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
20 69
20
0
SCALE IN FEET
25 50 100
N
CARRIAGE
H
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42 41 40 39
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BLOCK 2
B
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2
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STA:1+24.27
OFF:29.34'RSTA:1+24.27
OFF:29.34'L
STA:3+14.32
OFF:16.67'L
STA:2+86.69
OFF:16.67'R
STA:1+24.27
OFF:8.00'R
STA:1+24.27
OFF:8.00'L
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l
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L
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c
a
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i
o
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:
X:
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2
0
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2
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2
2
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2
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:
3
5
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
21 69
210
SCALE IN FEET
25 50 100
N
C.
R
.
2
1
(E
A
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)
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5 34
7
8
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10
25
26
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28
29
30
31
32
33
34
35
36
37
38
1
2
3
4
5
6
127891011 13 14 15 16
BLO
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6
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C
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5
BLOCK 4
1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 1
3
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
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BLOCK
1
8
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BLOCK 1
9
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BLOCK 20
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BLOCK 21
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BLOCK 22
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3
CA
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RO
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A
ROAD B
ROAD B
ROAD E
ROAD
F
OUTLOT D
OUTLOT C
OUTLOT E
OUTLOT
G
OUTLOT F
OUTLOT H
OL E
OUTLOT A
WL4
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l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
0
1
8
9
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g
P
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l
2
0
,
2
0
2
6
a
t
3:
4
9
:
3
9
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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S
T
R
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C
T
I
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Ci
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Pr
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P
l
a
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-
V
i
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w
C
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
22 69
220
SCALE IN FEET
25 50 100
N
WL4
WL1
11
29
24
23
22
1
1615
12
11
9
10
234
5
6
7
8
9
10
11
12
13
14
15
16
17
18
21
25
26
13
14
19
20
B
L
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6
BL
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17 18
FOUNTAIN HILLS DRIVE NE
R
O
A
D
F
ROAD G
S
U
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L
A
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OUTLOT A
OUTLOT B
BL
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6
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OUTLOT K
OUTLOT A
4.373 ac
12
35
1 3 46
6
1
3
4
STA:2+43.02
OFF:30.67'L
TBC (TYP)
STA:2+43.04
OFF:30.67'R
STA:3+73.07
OFF:22.00'L
STA:3+73.09
OFF:22.00'R
STA:0+58.24
OFF:0.00'
STA:2+43.00
OFF:9.33'R
STA:2+43.00
OFF:6.67'R
STA:0+95.00
OFF:6.67'R
STA:0+95.00
OFF:9.33'R
STA:0+93.00
OFF:18.00'L
STA:3+73.05
OFF:6.00'R
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FOU
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CONNECT TO
EXISTING TRAIL
STA:15+55.19
OFF:35.00'L
CONNECT TO
EXISTING ROAD
STA:15+99.15
OFF:0.06'L
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l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
0
1
8
9
-
V
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g
P
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B
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c
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r
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Ap
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l
2
0
,
2
0
2
6
a
t
3:
4
9
:
4
6
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
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N
S
T
R
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Ci
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D
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
23 69
23
0
SCALE IN FEET
25 50 100
N
STRIPING NOTES LEGEND:
1.WHITE PAVEMENT MARKINGS AS SHOWN
2.4" SOLID WHITE - LANE STRIPE
3.4" SOLID YELLOW - LANE STRIPE
4.4" BROKEN YELLOW - LANE STRIPE
5.12" SOLID YELLOW PAVEMENT MARKING AS SHOWN
6.CROSSWALK MARKINGS: 36" x 6' WIDTH AT 6' C-C
NOTE: ALL STRIPING SHALL BE GROUND IN, PAINT TYPE
IS MULTI COMPONENT. ALL SYMBOLS AND CROSSWALKS
SHALL BE GROUND IN PAINT.
INSET A
SEE INSET A THIS SHEET
ST-4
ST-5
ST-6
ST-7
ST-8
ST-9
ST-10
ST-11
ST-12
ST-13
ST-14
ST-15
VIEW A
VIEW D
VIEW C VIEW B
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
46
45
44
43
42 41 40 39
38
6
5
4
3
2
1
17
18
35
33
30
34
2
192021
17 16
15
7
6
5
4
24
23
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678
1
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1
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5
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11
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13
14
15
16
17
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21
25
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5
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36
13
14
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30
31
32
33
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20
3
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BLOCK 4
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1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 13
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
123456
BLOCK 16 1234
BLOCK 17
1234
BLOCK 1
8
123456
BLOCK 1
9
1234
BLOCK 20
123456
BLOCK 21
123456
BLOCK 22
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2
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1
2
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4 BLO
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2
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9111012
15
14
13
16
31
32
24
25
17 18
CA
R
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A
N
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N
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COACHMAN LANE NE
CO
A
C
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A
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A
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N
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FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD
C
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A
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A
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D
ROAD E
ROAD
F
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OUTLOT D
OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT
G
OUTLOT F
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OUTLOT I
OUTLOT B
OUTLOT J
OUTLOT I
BLOCK 2
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OUTLOT A
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P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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C
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S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
26 69
0
SCALE IN FEET
60 120 240
N
Ci
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222-0189-00
26
GRADING NOTES:
1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM
PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL
SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00%.
2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS
FREE OF DEBRIS AND PREVENT THE OFF-SITE TRACKING OF
SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE
CITY AND WATERSHED.
3.NOTIFY GOPHER STATE ONE CALL, AT (800)252-1166, 48
HOURS PRIOR TO START OF CONSTRUCTION.
4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR
LAKE CONSTRUCTION STANDARDS SPECIFICATION, LATEST
EDITION.
5.CONTRACTOR SHALL COORDINATE ANY NECESSARY ROAD
CLOSURE OR RESTRICTIONS WITH CITY. NOTIFY THE CITY
AT LEAST 48 HOURS IN ADVANCE OF ANY AGREED UPON
TRAFFIC CONTROL AND PROVIDE A TRAFFIC CONTROL
PLAN.
6.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT
ALL CONSTRUCTION ACCESS POINTS.
7.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL,
FOR SOIL CORRECTION REQUIREMENTS AND TESTING
REQUIREMENTS.
8.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION. REUSE
STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE
PROTECTED WITH SILT FENCE.
9.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL
REQUIRED PERMITS AND APPROVALS HAVE BEEN
OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL
BEGIN UNTIL THE CONTRACTOR HAS RECEIVED AND
THOROUGHLY REVIEWED ALL PLANS AND OTHER
DOCUMENTS APPROVED BY ALL OF THE PERMITTING
AUTHORITIES.
10.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER)
SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER
BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD
(APPROVED BY ENGINEER) SHALL BE APPLIED OVER
APPROVED SEED MIXTURE AND A MINIMUM OF 6" TOPSOIL
SHALL BE PLACED IN ALL PUBLIC/CITY ROW BOULEVARD
AND MASS GRADED PUBLIC/CITY OUTLOTS. 4" TOPSOIL
REQUIRED ELSEWHERE OR PER HOLD DOWN DETAILS.
11.THE GENERAL CONTRACTOR MUST DISCUSS DEWATERING
PLANS WITH ALL SUBCONTRACTORS TO VERIFY NPDES
REQUIREMENTS. IF DEWATERING IS REQUIRED DURING
CONSTRUCTION, CONTRACTOR SHOULD CONSULT WITH
EROSION CONTROL INSPECTOR AND ENGINEER TO
DETERMINE APPROPRIATE METHOD.
12.REFER TO STORMWATER POLLUTION PREVENTION PLAN
(SWPPP) FOR ALL EROSION AND SEDIMENT CONTROL
DEVICE LOCATION, DESCRIPTIONS, NOTES AND DETAILS
INCLUDING CONCRETE WASHOUT STATION INSTRUCTIONS.
13.LOW FLOOR ELEVATIONS AND LOW OPENING ELEVATIONS
ARE TO BE DESIGNED TO THE FOLLOWING STANDARDS:
LOW FLOOR ELEVATIONS SHALL BE AT LEAST:
• 3’ ABOVE OHW OR HIGHEST KNOWN (WHICHEVER IS
GREATER)
• 2’ ABOVE HWL
•1’ ABOVE EOF.
LOW OPENING ELEVATIONS SHALL BE AT LEAST:
• 1’ ABOVE EOF
FOR LANDLOCKED BASINS, LOW FLOOR ELEVATIONS SHALL BE
AT LEAST:
• 1’ ABOVE THE SURVEYED BASIN OVERFLOW ELEVATION
• WHERE AN OUTLET STRUCTURE IS PROPOSED BELOW THE
OVERFLOW ELEVATION, LOWEST FLOOR ELEVATIONS SHALL BE
AT LEAST 3’ ABOVE THE HIGH WATER LEVEL OF THE 100-YEAR,
10-DAY RUNOFF EVENT OR THE BACK-TO-BACK 100-YEAR, 24
HOUR RAINFALL EVENT (NRCS MSE3 RAINFALL DISTRIBUTION),
WHICHEVER IS HIGHER. AERIAL PHOTOS, VEGETATION, SOILS,
AND TOPOGRAPHY WILL BE USED TO DERIVE A “NORMAL”
STARTING WATER ELEVATION FOR THE BASIN.
14.SEE GRADING PROFILES SHEET FOR ADDITIONAL GRADING
DETAILS ON ALL ROADWAYS.
15.SEE POND PROFILE AND DETAIL SHEETS FOR ADDITIONAL
POND CROSS SECTIONS AND DESIGN DETAIL.
16.SEE TREE PRESERVATION PLAN SHEETS FOR TREE
REMOVAL AND TREE PRESERVATION DETAILS.
RETAINING WALL NOTES:
1.ALL RETAINING WALLS SHALL BE ROUGH GRADED AT A 2:1 SLOPE WITH
BASE OF SLOPE AT PROPOSED WALL FACE.
2.THE RETAINING WALL SLOPE AREAS ARE TO BE MAINTAINED UNTIL
RETAINING WALL CONSTRUCTION OCCURS. ANY EROSION SHALL BE
REMEDIED AND RESTORED.
3.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET
IN HEIGHT OR GREATER AND THE WALLS SHALL BE DESIGNED BY A
STRUCTURAL ENGINEER WITH DESIGN REVIEWED AND APPROVED BY
THE CITY PRIOR TO INSTALLATION. ANY QUESTIONS REGARDING THE
BUILDING PERMITS SHALL BE DIRECTED TO THE CITY BUILDING
INSPECTOR.
4.INSTALL SAFETY FENCE ATOP ALL WALLS 4' TALL OR GREATER.
5.RETAINING WALL CONTRACTOR AND/OR RETAINING WALL STRUCTURAL
ENGINEER ARE RESPONSIBLE TO REVIEW CIVIL SITE ENGINEERING
DRAWINGS. ANY OBSERVED CONCERNS WITH CIVIL SITE ENGINEERING
DESIGN ELEMENTS RELATED TO RETAINING WALLS THAT REQUIRE
MODIFICATIONS TO THE CIVIL SITE DESIGN IS THEIR RESPONSIBILITY
TO COORDINATE WITH PROJECT OWNER AND CIVIL SITE ENGINEER. IF
NO COORDINATION IS REQUESTED IT SHALL BE UNDERSTOOD THAT ALL
CONDITIONS WITHIN THE CIVIL SITE DESIGN AND PLANS ARE
ACCEPTABLE AND ABLE TO BE PROVIDED FOR IN THE RETAINING WALL
DESIGN AND CONSTRUCTION.
6.RETAINING WALLS ARE TO BE FINAL DESIGNED AND PERMITTED BY
OTHERS.
7.RETAINING WALLS DEPICTED ON ALLIANT GRADING PLAN AS MODULAR
BLOCK RETAINING WALLS.
GRADING LEGEND:
ST-6
ST-9
ST-10
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
6
17
18
30
192021
17 16
15
7
6653
2
1
4
21
6
5
3
2
1
12
11
10
B
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K
3
BL
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5
BLOCK 4
B
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2
8
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9111012
15
14
13
16
31
24
25
COACHMAN LANE NE
R
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OUTLOT C
OUTLOT I
OUTLOT J
OUTLOT I
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BLOCK 1
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:
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3
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
27 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
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222-0189-00
27
ST-9
ST-10
ST-12
ST-13
4
89
26
27
28
29
46
45
44
43
42 41 40 39
38
6
5
4
3
2
1
35
33
30
34
2
7
6653
2
1
4
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13 14 15 16
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9111012
31
32
CO
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ROAD
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0
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6
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t
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5
0
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2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
28 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
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a
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Ci
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222-0189-00
28
ST-8
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4
24
23
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1
3
6
5 34
7
8
9
10
25
26
27
28
29
30
31
32
33
34
35
36
37
38
1
2
3
4
5
6
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BLOCK 7
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BLOCK 1
2
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BLOCK 1
3
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BLOCK 14123456
BLOCK 15
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BLOCK 17
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BLOCK
1
8
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BLOCK 22
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2
3
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2
0
,
2
0
2
6
a
t
3:
5
1
:
0
2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
29 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
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s
u
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2
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2
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C
222-0189-00
29
ST-4
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11
29
24
23
22
1
1615
12
11
9
10
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5
6
7
8
9
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11
12
13
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15
16
17
18
21
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Ap
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l
2
0
,
2
0
2
6
a
t
3:
5
1
:
1
7
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
30 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
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s
u
b
m
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t
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4-
2
0
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2
0
2
6
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2
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2
0
2
6
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D
222-0189-00
30INSET A
SEE INSET A THIS SHEET
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
46
45
44
43
42 41 40 39
38
6
5
4
3
2
1
17
18
35
33
30
34
2
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15
7
6
5
4
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23
22
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1615
12
11
2
1
3
6
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2
1
4
7
8
9
10
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5
6
7
8
9
10
11
12
13
14
15
16
17
18
21
25
26
27
28
5
4
37
36
13
14
29
30
31
32
33
34
19
20
3
21
6
5
35
36
37
38
1
2
3
4
5
6
1
127891011 13 14 15 16
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2
1
12
11
10
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B
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BLOCK 7
BL
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5
BLOCK 4
B
L
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C
K
2
1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 13
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
123456
BLOCK 16 1234
BLOCK 17
1234
BLOCK 1
8
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BLOCK 1
9
1234
BLOCK 20
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BLOCK 21
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BLOCK 22
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3
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COACHMAN LANE NE
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FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD
C
R
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A
D
D
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D
D
ROAD E
ROAD
F
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OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT
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OUTLOT F
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OUTLOT I
OUTLOT B
OUTLOT J
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BLOCK 2
BL
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BL
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B
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A
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OUTLOT K
OUTLOT A
WL5
WL2
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3
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C.R. 42 (140TH ST NW)
C.
R
.
2
1
(E
A
G
L
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C
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K
A
V
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N
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)
C.
R
.
2
1
(E
A
G
L
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C
R
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E
K
A
V
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CARRIAGE
H
I
L
L
S
P
W
K
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H
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L
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D
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FOUNTAIN
HILLS DR
(PUB
L
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C
)
(P
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B
L
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)
(PUBLIC)
(P
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B
L
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C
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(P
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B
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IMPACT
IMPACT
IMPACT
IMPACT
30' WETLAND BUFFER
IMPACT
IMPACT
30'
30'
Fi
l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
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8
9
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r
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.
d
w
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P
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a
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B
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c
k
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r
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n
Ap
r
i
l
2
0
,
2
0
2
6
a
t
3:
5
5
:
5
2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
55 69
0
SCALE IN FEET
75 150 300
N
55
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
e
s
u
b
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a
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4-
2
0
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2
6
3-
2
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2
0
2
6
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222-0189-00
WETLAND IMPACT SUMMARY:
WETLAND BUFFER CALCULATION:
WETLAND BUFFERS AND SETBACK REQUIREMENTS:
THE CITY OF PRIOR LAKE AND PRIOR LAKE-SPRING LAKE WATERSHED DISTRICT HAVE BUFFER
REQUIREMENTS PER WETLAND DELINEATION REPORT. THE BUFFER REQUIREMENTS ARE AS FOLLOWS:
WETLAND BUFFER WIDTH BUFFER WIDTH
REQUIREMENT CLASS.AVERAGE MINIMUM
CITY MANAGE 3 30 FT 20 FT
PL-SLWD MANAGE 3 30 FT 15 FT
MNRAM REQUIRED AVG.PROPOSED AVG.PROPOSED REQUIRED PROVIDED
WETLAND CLASS.BUFFER WIDTH**BUFFER WIDTH MIN. WIDTH BUFFER AREA BUFFER AREA
WETLAND 4 MANAGE 3 30 FT 30 FT 30 FT 96,840 SF 96,840 SF
**BUFFER AVERAGING CAN BE USED ONLY WHEN NECESSARY, PROVIDED THAT THE MINIMUM BUFFER WIDTH IS EQUAL TO OR GREATER
THAN ONE-HALF THE AVERAGE REQUIRED BUFFER WIDTH.
***REQUIRED BUFFER WIDTH IS BASED ON THE WETLAND BOUNDARY DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES.
LEGEND:
PROPERTY LINE
LOT LINE
ROW
WETLAND IMPACT
EXISTING WETLAND TO REMAIN
WETLAND BUFFER PROVIDED
WETLAND BUFFER BOUNDARY MONUMENT
NOTE:
WETLAND 1 IS LOCATED OFFSITE AND WILL NOT BE IMPACTED.
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WATERSHED
WETLAND INVENTORY CLASS AREA IMPACTED AREA REMAINING AREA
WETLAND 1 PROTECT 82,520 SF (1.89 AC)NONE ALL
WETLAND 2 MANAGE 3 10,922 SF (0.25 AC)ALL NONE
WETLAND 3 MANAGE 3 547 SF (0.01 AC)ALL NONE
WETLAND 4 MANAGE 3 583,814 SF (13.40 AC)66,579 SF (1.53 AC)517,235 SF (11.87 AC)
WETLAND 5 MANAGE 3 10,297 SF (0.24 AC)ALL NONE
4
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COACHMAN LANE NE
CO
A
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FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD
C
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OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT
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OUTLOT F
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OUTLOT B
OUTLOT J
OUTLOT I
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FOUNTAIN
HILLS DR
(PUB
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(PUBLIC)
(P
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
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V
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PRE
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Troy Muff
59799
TLM
TLMTLM
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
Landscape Architect under the laws of the
State of Minnesota.
56 69
0
SCALE IN FEET
60 120 240
N
56
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222-0189-00
LEGEND
Pr
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Know what's below.
Call before you dig.
R Dial 811
0
SCALE IN FEET
60 120 240
N
·
·
·
·
·
·
LANDSCAPE REQUIREMENTS: LANDSCAPE NOTES LANDSCAPE SCHEDULE
SEEDING NOTES
N89°45'25"W 1046.44
N89°45'25"W 250.01
N0
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5
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7
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S89°24'17"W
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L =3 0 1 .4 9
Δ =5 0 °4 8 '2 1 "
R =3 1 0 .0 0
L =2 8 3 .8 2
Δ =5 2 °2 7 '2 2 "
S88°56'42"E 758.89
--
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N89°38'16"E 269.88S85°55'24"E
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FOUNTAIN HILLS DRIVE NE
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OUTLOT D
S89°44'10"W 574.25
N86°32'21"E 724.82
N74°42'21"E
99.75
R =8 8 1 .9 5
L =1 8 2 .1 5
Δ =1 1 °5 0 '0 0 "
80
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OUTLOT C
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L=109.82
=6°33'15"
C.Brg=N35°03'12"W
C.=109.76
R=1040.00
L=112.00
=6°10'13"
C.Brg=S35°14'43"E
C.=111.94
N89°44'10"E 292.10
S85°38'25"W
41.61
S0
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27.11
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60
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120.24
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2
0
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5
5
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77.2
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N86°52'01"E
76.95
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46.66
S
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5
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S89°45'25"E 250.01
OUTLOT D
OUTLOT D
S89°45'25"E
1046.44
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5
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4
3
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W
55
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MARLOW RIDGE SECOND ADDITION
INSET B
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OUTLOT K
OUTLOT A
15
12
16
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
MARLOW RIDGE - NET DEVELOPABLE AREA
PRIOR LAKE, MINNESOTA
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
SITE DATA
TOTAL AREA = 87.704 ac
GROSS AREA (EAST OF SURREY) = 34.156 ac (RED BOUNDARY)
GROSS AREA (WEST OF SURREY) =53.548 ac (GREEN BOUNDARY)
RIGHT OF WAY DEDICATIONS TO COUNTY:
CSAH 21 (WEST OF SURREY)=2.134 ac
STORMWATER AND WETLANDS:
OUTLOT J BMPS (EAST OF SURREY)=0.288 ac
OUTLOT I BMPS (EAST OF SURREY) =1.396 ac
OUTLOT A BMPS (WEST OF SURREY) =2.227 ac
WETLAND 4 (WEST OF SURREY) =11.874 ac
NET AREA:
EAST OF SURREY = 32.472 ac (RED AREA)
WEST OF SURREY =37.313ac (BLUE AREA)
LOT SUMMARY:
WEST OF SURREY
24' WIDE TOWNHOMES: 96
TWINHOMES:80
TOTAL: 176
EAST OF SURREY
65' WIDE LOT:47
75' WIDE LOT:39
TOTAL SF LOTS:86
DENSITY CALCULATION:
EAST OF SURREY (LDR)2.648 UNITS/AC (32.472/86)
WEST OF SURREY (MDR)4.717 UNITS/AC (37.313/176)
TOTAL DENSITY 3.754 UNITS/AC (69.785/262)
LEGEND
PROP. PROPERTY LINES, BUILDINGS, ETC
PROP. STORMWATER MANAGEMENT AREA
PROP. WETLAND BOUNDARY
PROP. COUNTY ROAD ROW DEDICATION
DEVELOPMENT BOUNDARY (EAST)
DEVELOPMENT BOUNDARY (WEST)
NET AREA (EAST)
NET AREA (WEST)
DATE: 5-22-2026
APPENDIX G
Traffic Impact Study
April 28th, 2026
2220189
Prepared for:
Pulte Group
1650 W 82nd Street, Suite 300
Bloomington, MN 55431
Prepared by:
Nick Grage, PE, PMP, PTOE, RSP1
Alliant Engineering
733 Marquette Avenue, Suite 700
Minneapolis, MN 55402
Vierling Property Development
TRAFFIC IMPACT STUDY
FINAL REPORT
Vierling Property
Traffic Impact Study
PAGE i
Table of Contents
Table of Contents .................................................................... i
List of Tables ............................................................................................................................ ii
List of Figures ......................................................................................................................... iii
1. Introduction ....................................................................... 1
2. Existing Conditions ............................................................ 2
2.1 Study Area Intersections ................................................................................................ 2
2.2 Data Collection ............................................................................................................. 3
2.2.1 Roadway / Intersection Characteristics ...................................................................3
2.3 Pedestrian / Bicycle Accommodations ........................................................................... 6
2.4 Intersection Sight Distance Analysis ............................................................................... 6
2.5 Intersection Safety analysis ........................................................................................... 7
2.6 Intersection Capacity Analysis ....................................................................................... 8
2.6.1 Existing Year 2025 Operational Analysis ..................................................................9
2.6.2 CSAH 42 (140th Street) & Pike Lake Trail ...................................................................9
3. Proposed Development .................................................... 10
3.1 Proposed Access ......................................................................................................... 10
3.2 Trip Generation ............................................................................................................ 13
3.2.1 Trip Distribution & Assignment .............................................................................. 16
4. Future Traffic Conditions ................................................. 21
4.1.1 2027 No Build – Operational Analysis .................................................................... 28
4.1.2 2027 Build – Operational Analysis ......................................................................... 29
4.1.3 2030 No Build – Operational Analysis .................................................................... 30
4.1.4 2030 Build – Operational Analysis ......................................................................... 31
4.1.5 2037 No Build – Operational Analysis .................................................................... 32
4.1.6 2037 Build – Operational Analysis ......................................................................... 33
4.1.7 2037 Build (Residential Only) – Operational Analysis ............................................. 34
Vierling Property
Traffic Impact Study
PAGE ii
5. Conclusions and Recommendations ................................ 35
5.1.1 CSAH 42 (140th Street) & Pike Lake Trail ................................................................. 37
5.1.2 CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW...................................... 38
5.1.3 CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) ........................................ 39
6. Appendices ..................................................................... 39
LIST OF TABLES
Table 1. Roadway Characteristics .............................................................................................3
Table 2. Existing Intersection Characteristics ...........................................................................4
Table 3. Intersection Sight Distance Analysis Summary ...........................................................6
Table 4. 5-Year Crash Analysis (2020-2024) ..............................................................................7
Table 5. Level of Service Criteria ...............................................................................................8
Table 6. Existing Year 2025 Traffic Operations Analysis Results ..............................................9
Table 7. Proposed Intersection Characteristics ...................................................................... 11
Table 8. Trip Generation Estimates .......................................................................................... 13
Table 9. Trip Distribution Summary ......................................................................................... 16
Table 10. 2027 No Build Traffic Operations Analysis Results .................................................. 28
Table 11. 2027 Build Traffic Operations Analysis Results ....................................................... 29
Table 12. 2030 No Build Traffic Operations Analysis Results .................................................. 30
Table 13. 2030 Build Traffic Operations Analysis Results ....................................................... 31
Table 14. 2037 No Build Traffic Operations Analysis Results .................................................. 32
Table 15. 2037 Build Traffic Operations Analysis Results ....................................................... 33
Table 16. 2037 Build (Residential Only) Traffic Operations Analysis Results ......................... 34
Table 17. 2037 Build (Pike Lake NBR) Traffic Operations Analysis Results ............................ 37
Table 18. Signal Warrant Analysis Summary ........................................................................... 38
Table 19. 2037 Build (Fountain Hills Signal) Traffic Operations Analysis Results .................. 39
Vierling Property
Traffic Impact Study
PAGE iii
LIST OF FIGURES
Figure 1. 2025 Existing Conditions .............................................................................................5
Figure 2. Proposed Site Plan .................................................................................................... 12
Figure 3. Trip Distribution Summary ........................................................................................ 17
Figure 4. Vierling Property Residential Development – Peak Hour Added Trips ...................... 18
Figure 5. All Development – Peak Hour Added Trips ............................................................... 19
Figure 6. Peak Hour Pass-By Trips ........................................................................................... 20
Figure 7. 2027 No Build Peak Hour Volumes ........................................................................... 22
Figure 8. 2027 Build Peak Hour Volumes ................................................................................. 23
Figure 9. 2030 No Build Peak Hour Volumes ........................................................................... 24
Figure 10. 2030 Build Peak Hour Volumes ............................................................................... 25
Figure 11. 2037 No Build Peak Hour Volumes ......................................................................... 26
Figure 12. 2037 Build Peak Hour Volumes ............................................................................... 27
Vierling Property
Traffic Impact Study
2220189
PAGE 1
1. Introduction
Alliant Engineering has completed a traffic impact study for the proposed combined development
of the Vierling Property development and an adjacent Business Office Park to be located in
Prior Lake, MN. The proposed Vierling Property residential development consists of 86 single-family
homes, 96 townhomes, and 80 twinhomes (senior adult housing) for a total of 262 dwelling units. In
addition to the Vierling Property, a conceptual Business Office Park northwest of the
Vierling Property is assumed to consist of several different commercial and industrial land uses
including a gas station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF), a day
care center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in addition to
general office (11,500 SF) and light industrial (155,800 SF) developments. The Business Office Park
is not imminent, and the assumed land uses are both appropriate and conservative based under
current guidance for the parcel. The main objectives of this study are to evaluate existing traffic
operations within the study area, identify potential traffic impacts to the adjacent roadway network
due to proposed development trips, and recommend improvements to address any identified
issues. The assumptions, analysis, and study conclusions / recommendations offered for
consideration are as follows.
Vierling Property
Traffic Impact Study
2220189
PAGE 2
2. Existing Conditions
The existing conditions were reviewed to establish a baseline for identifying any future impacts
associated with the proposed development. The evaluation of existing conditions includes
intersection turning movement counts, field observations, and an intersection operations analysis.
2.1 STUDY AREA INTERSECTIONS
The following study intersections were identified:
■ CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
■ CSAH 42 (140th Street) & Business Office Park Access (Site Access)
■ CSAH 42 (140th Street) & Pike Lake Trail
■ Pike Lake Trail & Fountain Hills Drive NE
■ Carriage Hills Parkway & Pike Lake Trail
■ Carriage Hills Parkway & Coachman Lane (Site Access)
■ Carriage Hills Parkway & Surrey Lane (Site Access)
■ Carriage Hills Parkway & Carriage Lane (Site Access)
■ Carriage Hills Parkway & Southwest Access (Site Access)
■ CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway
■ CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW (Site Access)
Vierling Property
Traffic Impact Study
2220189
PAGE 3
2.2 DATA COLLECTION
To document existing conditions, weekday intersection turning movement counts were collected at
the study intersections by Alliant Engineering on March 19th, 2025, over the following time periods:
• AM Peak Period: 6:30 – 9:30 AM
• PM Peak Period: 3:00 – 6:00 PM
The weekday AM and PM peak hours of the study area roadway network during the data collection
period were observed to be 7:30-8:30 AM and 4:30-5:30 PM, respectively. Detailed turning
movement counts and driver behavior observations are included in Appendix A.
2.2.1 Roadway / Intersection Characteristics
Field observations were completed to identify roadway and intersection characteristics within the
immediate study area (i.e., geometry, posted speed limits, and traffic controls), which are
summarized in Table 1 and Table 2. Existing annual average daily traffic volumes (AADTs) are
provided as well. The study area existing conditions, including the 2025 Existing weekday AM and
PM peak hour volumes, are shown in Figure 1.
Table 1. Roadway Characteristics
Roadway Cross-
Section Speed Limit Functional Classification AADT
(Year)
CSAH 42
(140th Street)
4-Lane
Divided 55 mph Principle Arterial 13,380
(2025)
CSAH 21
(Eagle Creek Avenue)
4-Lane
Divided 55 mph Minor Arterial 15,554
(2025)
Pike Lake Trail 2-Lane
Undivided 30 mph Major Collector 3,145
(2023)
Carriage Hills Parkway 2-Lane
Divided 35 mph Major Collector 1,881
(2025)
Vierling Property
Traffic Impact Study
2220189
PAGE 4
Table 2. Existing Intersection Characteristics
Intersection Traffic
Control
Lane Designations by Approach
NB SB EB WB
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) Traffic Signal L/T/T/R L/T/T/R L/L/T/T/R L/T/T/R
CSAH 42 (140th Street) &
Business Office Park Access
N/A (does not
currently
exist)
_ _ T/T T/T
CSAH 42 (140th Street) &
Pike Lake Trail Through/Stop LTR LTR L/T/T/R L/T/T/R
Pike Lake Trail &
Fountain Hills Drive NE Through/Stop TL TR LR _
Carriage Hills Parkway &
Pike Lake Trail Through/Stop _ LR L/T L*/TR
Carriage Hills Parkway &
Coachman Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Surrey Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Carriage Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Southwest Access
N/A (does not
currently
exist)
_ _ T T
CSAH 21 (Eagle Creek Avenue)
& Carriage Hills Parkway Through/Stop T/T/R L/T/T _ L/R
CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive NW Through/Stop L/T/T T/T/R L/T*/R _
L=Left-Turn, T=Through, R=Right-Turn; “/” denotes separate lanes
*=Lane is already constructed for future connection, but is not currently utilized
Vierling Property Traffic Impact Study Figure 1
2025 Existing Conditions±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
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C
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XX (XX)AM (PM) Peak Hour Volumes
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(7
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(
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(
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(
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103 (262)
41 (60)
306 (460)
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(11) 3
(672) 422
7
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410 (730)
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(79) 63
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(
9
6
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(
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(75) 37
6
(
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(
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50 (58)
(4
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(98) 62
9 (22)
69 (116)
(4
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6
(4
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1
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(102) 51
3 (6)
69 (114)
(1
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1
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3
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(106) 37
8 (22)
73 (94)
(8
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3
0
(5
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9
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7
5
2
10
(
4
6
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30
5
(
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5
5
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40 (64)
42 (38)
(3
1
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4
6
(5
0
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7
5
0
(40) 32
(38) 73
55
(
4
0
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27
8
(
8
6
3
)
Vierling Property
Traffic Impact Study
2220189
PAGE 6
2.3 PEDESTRIAN / BICYCLE ACCOMMODATIONS
Existing pedestrian/bicycle accommodations in the vicinity of the proposed development were
documented. Shared-use facilities are present along the south side of CSAH 42 (140th Street), the
east side of CSAH 21 (Eagle Creek Avenue), the south side of Carriage Hills Parkway, and the west
side of Pike Lake Trail south of CSAH 42 (140th Street) before heading west along Fountain Hills Drive
into the Fountain Hills commercial area. The shared-use trail along Carriage Hills Parkway extends
west across CSAH 21 (Eagle Creek Avenue), linking users to the trails that serve Jeffers Pond
Elementary School, Jeffers Pond Park, and the greater Jeffers Pond neighborhood area and east,
connecting to Knob Hill Park and Sand Point Beach. Sidewalk facilities are located along all adjacent
roadways on the opposite side of the shared-use trails (on both sides of Pike Lake Trail south of
Fountain Hills Drive).
2.4 INTERSECTION SIGHT DISTANCE ANALYSIS
The proposed Business Office Park intends to construct an access along CSAH 42 (140th Street),
about 700 feet east of the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
on the north side of the site. Based on County comments, this proposed access was modeled as a
right-in / right-out intersection with only right-turns entering the site and right-turns exiting the site,
however, prior to receiving County input a three-quarter access was reviewed for sight distance.
Due to the presence of a vertical crest curve along CSAH 42 (140th Street) near the proposed access,
an intersection sight distance analysis was performed for vehicles entering and exiting the proposed
development from a stop condition and is summarized in Table 3. Given the conceptual nature of
the Business Office Park, and that further consideration of access will be needed once final land
uses are proposed, Google Earth and Google Streetview were used to conduct a high -level sight
distance analysis for vehicles turning to/from the Business Office Park access.
Based on AASHTO’s A Policy on Geometric Design of Highways and Streets, vehicles entering the
proposed development turning left have ample sight distance to cross the oncoming traffic lanes.
Passenger cars exiting the proposed development turning right have ample sight distance to enter
the roadway and single unit trucks have sight distance that is adequate but close to the thresho ld
for a 55mph roadway. The existing traffic signal to the west provides intermittent gaps in traffic.
Table 3. Intersection Sight Distance Analysis Summary
Critical Gap Required Observed Critical Gap Required Observed
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Vierling Property
Traffic Impact Study
2220189
PAGE 7
2.5 INTERSECTION SAFETY ANALYSIS
History has proven that crashes are a function of exposure. Roadways with higher traffic volumes
experience more crashes than similar roadways with lower volumes. Rather than simply
documenting the number of crashes that occur at an intersection, the crash rate must be
considered. Crash rates normalize different locations with varying traffic volumes, providing a useful
tool in comparing the locations with respect to safety. Actual crash rates at specific locations can
also be compared to average or typical values for similar intersection types. Intersection crash rates
are defined as the number of crashes occurring per million entering vehicles (MEV). Table 4
summarizes the observed crash rate compared to the statewide average for similar traffic control
types for each of the study intersections over the five-year analysis period.
Table 4. 5-Year Crash Analysis (2020-2024)
Results of the crash analysis indicate that most of the study intersections have not had a crash in
the five-year analysis period and all were below both the state average and cirtical crash rates, with
the signalized intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) seeing the
most crashes with 24. The intersection of CSAH 42 (140th Street) & Pike Lake Trail had one crash, a
head-on serious injury (Type A) crash in 2020. However, this crash involved an intoxicated driver
steering erratically and can be categorized as a segment crash based on the officer narrative.
Intersection Traffic Control Total
Crashes1
Total
Entering
Volume2
Crash Rate
per MEV
State
Average
Crash Rate3
K/A
Crashes
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/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞ■ƵĞͿ Θ /ĂƌƌŝĂŐĞ
IŝůůƐ tĂƌŬǁĂLJ
dŚƌŽƵŐŚͬ^ƚŽƉ
hƌďĂ■Ϭ ϯϬ͕ϯϰϮ͕ϰϱϬ Ϭ͘ϬϬ Ϭ͘ϭϱ Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞ■ƵĞͿ Θ CŽƵ■ƚĂŝ■
IŝůůƐ 5ƌŝǀĞ Et
dŚƌŽƵŐŚͬ^ƚŽƉ
hƌďĂ■Ϯ Ϯϳ͕ϯϲϱ͕ϴϳϱ Ϭ͘Ϭϳ Ϭ͘ϭϱ Ϭ
ϭ͗ /ƌĂƐŚ ĚĂƚĂ ŽďƚĂŝ■ĞĚ ĨƌŽŵ L■ƚĞƌƐĞĐƚŝŽ■ Ă■Ě ĚĞƚĂŝůĞĚ ĐƌĂƐŚ ■ĂƌƌĂƚŝǀĞƐ͘
Ϯ͗ /ĂůĐƵůĂƚĞĚ ƵƐŝ■Ő 5d ŽďƚĂŝ■ĞĚ ĨƌŽŵ a■5hdΖƐ dƌĂĨĨŝĐ aĂƉƉŝ■Ő ƉƉůŝĐĂƚŝŽ■͘
ϯ͗ a■5hdΖƐ ϮϬϮϮ DƌĞĞ■ ^ŚĞĞƚƐ ǁĞƌĞ ƵƐĞĚ ƚŽ ĚĞƚĞƌŵŝ■Ğ ƐƚĂƚĞ ĂǀĞƌĂŐĞ ƌĂƚĞƐ͘
Vierling Property
Traffic Impact Study
2220189
PAGE 8
2.6 INTERSECTION CAPACITY ANALYSIS
A traffic operations analysis was completed using Synchro/SimTraffic software (Synchro Version 11)
to establish a baseline condition to which future traffic operations could be compared. Operations
analysis results identify a Level of Service (LOS) which indicates the quality of traffic flow through
an intersection. The LOS results are based on average delay per vehicle, which correspond to the
delay threshold values presented in Table 5. Intersections are given a ranking from LOS A through
LOS F. LOS A indicates the best traffic operation, with vehicles experiencing minimal delay. LOS F
indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. The
LOS D/E threshold for overall intersection operations is often used as the indicator of congestion in
an urban area. For through/stop-controlled intersections, a key measure of operational
effectiveness is the side-street LOS. Long delays and poor LOS can occur on side-street approaches
even if the overall intersection is functioning well, making side-street LOS a valuable criterion.
Table 5. Level of Service Criteria
After LOS, the second component of the traffic operations analysis is a study of vehicular queuing,
or the lineup of vehicles waiting to pass through an intersection. An intersection can operate with
an acceptable LOS, but if queues from the intersection block entrances to turn lanes or adjacent
driveways, unsafe operating conditions could result. The 95th percentile queue, or the length of
queue with only a five percent probability of being exceeded during an analysis period, is considered
the standard for design purposes.
Vierling Property
Traffic Impact Study
2220189
PAGE 9
2.6.1 Existing Year 2025 Operational Analysis
The existing year 2025 traffic operations analysis was performed at the study intersections for the
observed weekday AM and PM peak hours. Results of the existing traffic operations analysis,
presented in Table 6, indicate that each study intersection currently operates at overall LOS A or
better during the weekday peak hours except for the intersection of CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) which performs at LOS C or better. The northbound approach of the
CSAH 42 (140th Street) & Pike Lake Trail intersection currently operates at LOS D in the PM peak hour
with all other intersection approaches operating at LOS C or better. No queuing issues were
identified at any intersection. Detailed operations analysis results are presented in Appendix B.
Table 6. Existing Year 2025 Traffic Operations Analysis Results
2.6.2 CSAH 42 (140th Street) & Pike Lake Trail
The observed worst approach delay for the CSAH 42 (140th Street) & Pike Lake Trail intersection is a
result of northbound left-turn motorists being unable to find acceptable gaps in mainline traffic. This
is an existing issue that the City and County will have to monitor as it will worsen with more traffic
on CSAH 42 (140th Street) and/or Pike Lake Trail regardless of whether it comes from background
growth or development trips. Additional commentary is provided in subsequent sections.
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϴ͘ϭ ͬϮϰ͘ϭ /ͬ/Ϯϲ͘ϯͬϯϯ͘ϭ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϴ ͬϴ͘ϭ ͬϯ͘ϵͬϯϮ͘Ϯ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϯ ͬϮ͘ϯͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘ϭ ͬϭ͘ϲͬϯ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϴ ͬϯ͘Ϯ ͬϬ͘ϲͬϯ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘Ϯ ͬϬ͘ϯͬϯ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϱ ͬϬ͘ϳ ͬϰ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϱͬϭϭ͘Ϯ ͬϮ͘Ϭͬϭϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/Ϯ͘ϵͬϭϲ͘Ϯ ͬ/ϰ͘ϭͬϭϵ͘ϰ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 10
3. Proposed Development
The proposed Vierling Property and Business Office Park are shown in Figure 2. Proposed site plans
for both sites are included in Appendix C for reference. Land uses for each site are:
■ Vierling Property: The Vierling Property residential development, located in the southeast
quadrant of the proposed site, is expected to contain 86 single-family homes, 96 townhomes,
and 80 twinhomes (senior adult housing) along roughly 8,300 linear feet of public roadway for a
total of 262 dwelling units.
■ Outlot A: Outlot A is planned to remain a wetland between the Vierling Property and
Business Office Park with additional stormwater management features added.
■ Business Office Park: The conceptual Business Office Park in the northwest quadrant of the
development site, is assumed to consist of several different commercial and industrial land
uses including a gas station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF),
a day care center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in
addition to general office (11,500 SF) and light industrial (155,800 SF) developments. The
Business Office Park is not imminent, and the assumed land uses are both appropriate and
conservative based under current guidance for the parcel.
● Site A – Gas Station/Convenience Store
● Site B – Drive-In Bank
● Site C – Day Care Center
● Site D – Fast-Food Restaurant w/ Drive-Through
● Site E – General Office
● Site F – General Light Industrial
3.1 PROPOSED ACCESS
Access to the proposed development is expected to be added at the following locations:
■ Vierling Property: Access will be provided by adding a fourth leg to three existing three-leg
intersections along Carriage Hills Parkway at Carriage Lane, Surrey Lane, and Coachman Lane
(all full access) and adding a new right-in/right-out intersection in the southwest corner of the
development about halfway between Carriage Lane and CSAH 21 (Eagle Creek Avenue).
■ Business Office Park: Access will be provided via a conceptual right-in / right-out access
located on CSAH 42 (140th Street) about 700 feet east of the intersection of CSAH 42
(140th Street) & CSAH 21 (Eagle Creek Avenue) and along the extension of Fountain Hills Drive
connecting from CSAH 21 (Eagle Creek Avenue) to Pike Lake Trail. The County indicated the
access should be closer to the eastern property, but the location does not affect the analysis.
Vierling Property
Traffic Impact Study
2220189
PAGE 11
● The extension of Fountain Hills Drive will provide a clear delineation between the residential
Vierling Property development and the commercial and industrial land uses of the Business
Office Park while serving both users and facilitating internal circulation between land uses.
■ Table 7 summarizes the proposed intersection characteristics, which include turn lane
additions at the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive intersection along both
CSAH 21 (Eagle Creek Avenue) approaches and the proposed fourth leg of Fountain Hills Drive.
Table 7. Proposed Intersection Characteristics
Intersection Traffic
Control
Lane Designations by Approach
NB SB EB WB
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) Traffic Signal L/T/T/R L/T/T/R L/L/T/T/R L/T/T/R
CSAH 42 (140th Street) &
Business Office Park Access Through/Stop R _ T/TR T/T
CSAH 42 (140th Street) &
Pike Lake Trail Through/Stop LTR LTR L/T/T/R L/T/T/R
Pike Lake Trail &
Fountain Hills Drive NE Through/Stop TL TR LR _
Carriage Hills Parkway &
Pike Lake Trail Through/Stop _ LR L/T L*/TR
Carriage Hills Parkway &
Coachman Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Surrey Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Carriage Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Southwest Access Through/Stop _ R T TR
CSAH 21 (Eagle Creek Avenue)
& Carriage Hills Parkway Through/Stop T/T/R L/T/T _ L/R
CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive NW Through/Stop L/T/T/R^ L^/T/T/R L/T*/R L^/T^/R^
L=Left-Turn, T=Through, R=Right-Turn; “/” denotes separate lanes
*=Lane is already constructed for future connection, but is not currently utilized
^=Lane needs to be constructed for proposed connections
Vierling Property Traffic Impact Study Figure 2
Proposed Site Plan±0 250 500Feet
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Pi
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Pike Lake
Fountain Hills
Commercial Area
Fountain
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21
Vierling Property
Traffic Impact Study
2220189
PAGE 13
3.2 TRIP GENERATION
Trip generation estimates for the proposed Vierling Property development were completed for the
weekday AM and PM peak hours as well as on a daily basis by utilizing the Institute of Transportation
Engineers Trip Generation Manual, 12th Edition (ITE TGM). Results of the trip generation estimates,
shown in Table 8 indicate the proposed development is expected to generate approximately 685
AM peak hour, 592 PM peak hour, and 5,547 daily trips. It should be noted that some of these trips
are expected to be from motorists already traveling within the study area who would divert their trip
to the proposed development before continuing to their destination (i.e., pass-by and diverted-link
trips). Resulting net new trips would be 388 AM peak hour, 363 PM peak hour, and 3,331 daily trips.
NCHRP Report 684 was utilized to determine internal capture rates. Completed worksheets
depicting the detailed internal capture results are included in Appendix D.
Table 8. Trip Generation Estimates
Note: Table 8 continues on next page.
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
5ǁĞůůŝ■Ő h■ŝƚƐ ϴϲ ϭϲ ϰϰ ϲϬ ϱϬ ϯϬ ϴϬ ϳϴϮ
-1 -6 -7 -19 -9 -28 -196
15 38 53 31 21 52 586
15 38 53 31 21 52 586
5ǁĞůůŝ■Ő h■ŝƚƐ ϵϲ ϭϭ ϯϰ ϰϱ Ϯϴ Ϯϭ ϰϵ ϲϯϭ
-1 -5 -6 -10 -6 -16 -151
10 29 39 18 15 33 480
10 29 39 18 15 33 480
5ǁĞůůŝ■Ő h■ŝƚƐ ϴϬ ϳ ϭϮ ϭϵ ϭϰ ϵ Ϯϯ ϯϯϯ
-1 -2 -3 -5 -3 -8 -80
6 10 16 9 6 15 253
6 10 16 9 6 15 253
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
^ŝ■ŐůĞͲCĂŵŝůLJ
ƚƚĂĐŚĞĚ IŽƵƐŝ■Ő
;ϮϭϱͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
Vierling Property
^ŝ■ŐůĞͲCĂŵŝůLJ
5ĞƚĂĐŚĞĚ IŽƵƐŝ■Ő
;ϮϭϬͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
^Ğ■ŝŽƌ ĚƵůƚ IŽƵƐŝ■Ő
^ŝ■ŐůĞͲCĂŵŝůLJ
;ϮϱϭͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
Vierling Property
Traffic Impact Study
2220189
PAGE 14
Table 8. Trip Generation Estimates (continued)
Note: Table 8 continues on next page.
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϵ͕ϱϬϬ
CƵĞůŝ■Ő tŽƐŝƚŝŽ■ƐϭϮ
-10 -20 -30 -37 -50 -87 -537
129 120 249 89 77 166 1,903
98 91 189 67 58 125 1,437
31 29 60 22 19 41 466
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ Ϯ͕ϳϬϬϭϲ ϭϭ Ϯϳ Ϯϴ Ϯϵ ϱϳ Ϯϲϳ
16 11 27 28 29 57 267
5 3 8 10 10 20 69
11 8 19 18 19 37 198
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϮ͕ϬϬϬϲϵ ϲϮ ϭϯϭ ϲϭ ϲϴ ϭϮϵ ϰϳϮ
69 62 131 61 68 129 472
30 27 57 27 30 57 208
39 35 74 34 38 72 264
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϯ͕ϱϬϬϱϵ ϱϳ ϭϭϲ ϱϴ ϱϯ ϭϭϭ ϭ͕ϱϲϴ
-22 -10 -32 -26 -31 -57 -612
37 47 84 32 22 54 956
19 24 43 16 11 27 502
18 23 41 16 11 27 454
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϭ͕ϱϬϬϭϯ ϭ ϭϰ Ϯ ϭϮ ϭϰ ϵϬ
-3 0 -3 0 -4 -4 -21
10 1 11 2 8 10 69
10 1 11 2 8 10 69
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϱϱ͕ϴϬϬϲϰ ϭϭ ϳϱ ϭϴ ϱϴ ϳϲ ϱϲϭ
64 11 75 18 58 76 561
64 11 75 18 58 76 561
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
Business Office Park
DĂƐ ^ƚĂƚŝŽ■ͬ
/Ž■ǀĞ■ŝĞ■ĐĞ ^ƚŽƌĞ
;ϵϰϱͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
ϭϮϳ Ϯϱϯ Ϯ͕ϰϰϬ
5ĂLJ /ĂƌĞ /Ğ■ƚĞƌ
;ϱϲϱͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
5ƌŝǀĞͲŝ■ .Ă■Ŭ
;ϵϭϮͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
CĂƐƚͲCŽŽĚ wĞƐƚĂƵƌĂ■ƚ
ǁŝƚŚ 5ƌŝǀĞͲdŚƌŽƵŐŚ
tŝ■ĚŽǁ
;ϵϯϰͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
DĞ■ĞƌĂů hĨĨŝĐĞ
.ƵŝůĚŝ■Ő
;ϳϭϬͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
DĞ■ĞƌĂů >ŝŐŚƚ
L■ĚƵƐƚƌŝĂů
;ϭϭϬͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
ϭϯϵ ϭϰϬ Ϯϳϵ ϭϮϲ
Vierling Property
Traffic Impact Study
2220189
PAGE 15
Table 8. Trip Generation Estimates (continued)
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
ϯϰ ϵϬ ϭϮϰ ϵϮ ϲϬ ϭϱϮ ϭ͕ϳϰϲ
-3 -13 -16 -34 -18 -52 -427
31 77 108 58 42 100 1,319
31 77 108 58 42 100 1,319
ϯϲϬ ϮϴϮ ϲϰϮ Ϯϵϯ ϯϰϳ ϲϰϬ ϱ͕ϯϵϴ
-35 -30 -65 -63 -85 -148 -1,170
325 252 577 230 262 492 4,228
ϭϱϮ ϭϰϱ Ϯϵϳ ϭϮϬ ϭϬϵ ϮϮϵ Ϯ͕Ϯϭϲ
173 107 280 110 153 263 2,012
ϯϵϰ ϯϳϮ ϳϲϲ ϯϴϱ ϰϬϳ ϳϵϮ ϳ͕ϭϰϰ
-38 -43 -81 -97 -103 -200 -1,597
356 329 685 288 304 592 5,547
ϭϱϮ ϭϰϱ Ϯϵϳ ϭϮϬ ϭϬϵ ϮϮϵ Ϯ͕Ϯϭϲ
204 184 388 168 195 363 3,331
^ŽƵƌĐĞ͗ L■ƐƚŝƚƵƚĞ ŽĨ dƌĂ■ƐƉŽƌƚĂƚŝŽ■ 9■Őŝ■ĞĞƌƐ ;Ld9Ϳ dƌŝƉ DĞ■ĞƌĂƚŝŽ■ aĂ■ƵĂů͕ ϭϮƚŚ 9ĚŝƚŝŽ■͘
ϭ͗ dƌŝƉƐ ŐĞ■ĞƌĂƚĞĚ ĨŽƌ ƚŚĞ Ă͘ŵ͘ Ă■Ě Ɖ͘ŵ͘ ƉĞĂŬ ŚŽƵƌ ŽĨ ƚŚĞ ĂĚũĂĐĞ■ƚ ƌŽĂĚǁĂLJ ■ĞƚǁŽƌŬ͘
Ϯ͗ L■ƚĞƌ■Ăů ĐĂƉƚƵƌĞ ƌĂƚĞƐ ■Žƚ ĂƉƉůŝĐĂďůĞ ƚŽ ƚŚŝƐ ƐƉĞĐŝĨŝĐ ůĂ■Ě ƵƐĞ͘
ϯ͗ tĂƐƐͲďLJ ƚƌŝƉƐ ■Žƚ ĂƉƉůŝĐĂďůĞ ƚŽ ƚŚŝƐ ƐƉĞĐŝĨŝĐ ůĂ■Ě ƵƐĞ͘
^ƵďƚŽƚĂů sŝĞƌůŝ■Ő dƌŝƉƐ
Internal Capture
Subtotal Gross Vierling Property Trips
Pass-By Trips Not Applicable
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
Business Office Park Net New Trips
^ƵďƚŽƚĂů tƌŽũĞĐƚ dƌŝƉƐ
Internal Capture
Subtotal Project Gross Trips
Pass-By Trips
Vierling Property Net New Trips
^ƵďƚŽƚĂů .ƵƐŝ■ĞƐƐ hĨĨŝĐĞ tĂƌŬ dƌŝƉƐ
Internal Capture
Subtotal Business Office Park Gross Trips
Pass-By Trips
Project Net New Trips
Vierling Property
Traffic Impact Study
2220189
PAGE 16
3.2.1 Trip Distribution & Assignment
The distribution of proposed development trips was estimated based on a review of existing traffic
volumes/patterns and by engineering judgement as shown in Table 9 and Figure 3. This trip
distribution was then applied to the estimated proposed development trips and pass-by trips in the
future conditions analysis.
Table 9. Trip Distribution Summary
Origin/Destination Entering (%) Exiting (%)
AM PM AM PM
CSAH 21 (Eagle Creek Avenue) - (to the North) 10% 25% 35% 15%
CSAH 21 (Eagle Creek Avenue) - (to the South) 40% 20% 15% 30%
CSAH 42 (140th Street) - (to the West) 20% 20% 20% 25%
CSAH 42 (140th Street) - (to the Northeast) 25% 30% 25% 25%
Carriage Hills Parkway (to the Southeast) 5% 5% 5% 5%
The proposed development trips were assigned to the roadway network based on the estimated
trip distribution percentages. The peak hour added trips from the Vierling Property residential
development are shown in Figure 4 and the peak hour added trips from both the Vierling Property
development and the Business Office Park development are shown in Figure 5. Peak hour pass-by
trips are shown in Figure 6.
Vierling Property Traffic Impact Study Figure 3
Trip Distribution±0 500 1,000Feet
Legend
Proposed
Development
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Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
42
21
10%
(25%)
20%
(20%)
25%
(30%)
40%
(20%)
5%
(5%)
35%
(15%)
25%
(25%)
5%
(5%)
15%
(30%)
20%
(25%)
XX (XX)AM (PM) Entering Distribution
XX (XX)AM (PM) Exiting Distribution
Vierling Property Traffic Impact Study Figure 4
Vierling Property Added Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(1
1
)
1
6
(6
)
1
0
(7
)
2
7
(12) 7
(0) 0
(0) 0
0
(
0
)
0
(
0
)
4
(
1
5
)
0 (0)
0 (0)
0 (0)
(0
)
0
(6
)
1
0
(0
)
0
(0) 0
(0) 0
(6) 10
0
(
0
)
0
(
0
)
0
(
0
)
8 (18)
0 (0)
0 (0)
(0
)
0
(3
)
5
(0) 0
(3) 5
4
(
9
)
4
(
9
)
(3) 5
(3) 4
0
(
0
)
4
(
9
)
0 (0)
2 (3)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(2) 3
7
(
4
)
12
(
7
)
0
(
0
)
0 (0)
2 (3)
5 (9)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(9) 7
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
15 (13)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(17) 12
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
28 (18)
(1
2
)
1
3
(0
)
0
5
(
1
4
)
0
(
0
)
12 (13)
44 (19)
(0
)
0
(0
)
0
(1
9
)
4
4
(0) 0
(0) 0
(0) 0
5
(
1
4
)
0
(
0
)
5
(
1
4
)
0 (0)
9 (4)
0 (0)
(0
)
0
(0) 0
(6) 10
0 (0)
(25) 18
15
(
9
)
2 (3)
41 (24)
Vierling Property Traffic Impact Study Figure 5
All Development Added Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(5
0
)
3
8
(6
)
1
0
(3
0
)
6
5
(23) 25
(0) 0
(11) 18
9
(
1
4
)
0
(
0
)
13
(
2
9
)
22 (17)
0 (0)
0 (0)
(0
)
0
(6
)
1
0
(0
)
0
(0) 0
(0) 0
(45) 37
0
(
0
)
0
(
0
)
0
(
0
)
30 (35)
0 (0)
22 (17)
(0
)
0
(3
)
5
(0) 0
(3) 5
26
(
2
6
)
4
(
9
)
(3) 5
(11) 10
0
(
0
)
4
(
9
)
0 (0)
11 (9)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(10) 9
7
(
4
)
12
(
7
)
0
(
0
)
0 (0)
2 (3)
14 (15)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(17) 13
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
24 (19)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(25) 18
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
37 (24)
(1
2
)
1
3
(2
2
)
7
0
11
(
2
2
)
17
(
4
6
)
12 (13)
53 (25)
(0
)
0
(2
8
)
7
8
(1
9
)
4
4
(0) 0
(0) 0
(0) 0
53
(
5
6
)
0
(
0
)
5
(
1
4
)
22 (54)
68 (66)
0 (0)
(3
9
)
2
7
(25) 26
(6) 10
22 (17)
(33) 24
15
(
9
)
2 (3)
50 (30)
Vierling Property Traffic Impact Study Figure 6
Pass-By Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(1
9
)
2
5
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
8
(
1
8
)
0
(
0
)
-8
(
-
1
8
)
-13 (-10)
0 (0)
-25 (-19)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
38 (30)
0 (0)
-38 (-30)
(0
)
0
(0
)
0
(0) 0
(0) 0
38
(
3
0
)
0
(
0
)
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
0
(
0
)
0
(
0
)
0 (0)
0 (0)
(0
)
0
(2
4
)
6
1
(-
2
4
)
-
6
1
(0) 0
(0) 0
(0) 0
8
(
1
8
)
0
(
0
)
-2
8
(
-
4
6
)
27 (42)
83 (40)
0 (0)
(2
8
)
3
7
(48) 46
(-30) -38
0 (0)
-38 (-30)
(0) 0
0
(
0
)
0 (0)
0 (0)
Vierling Property
Traffic Impact Study
2220189
PAGE 21
4. Future Traffic Conditions
To determine potential traffic impacts associated with the proposed development, future
conditions were evaluated using Synchro/SimTraffic software. The future conditions analysis years
of 2027, 2030, and 2037 were chosen to coincide with the anticipated openings of the proposed
developments. A traffic growth factor of one percent per year was applied to the 2025 existing year
volumes to forecast future year traffic volumes. As the developments are expected to drive growth
in the area this one percent per year growth rate is likely conservative. The future conditions analysis
scenarios are summarized as follows:
■ 2027 No Build – 2025 TMCs with two years of growth
■ 2027 Build – 2025 TMCs with two years of growth plus Vierling Property residential
development added trips
■ 2030 No Build – 2025 TMCs with five years of growth
■ 2030 Build – 2025 TMCs with five years of growth plus Vierling Property residential
development added trips plus Business Office Park added trips plus pass-by trips
■ 2037 No Build – 2025 TMCs with 12 years of growth
■ 2037 Build – 2025 TMCs with 12 years of growth plus Vierling Property residential development
added trips plus Business Office Park added trips plus pass-by trips
■ 2037 Build (Residential Only) – 2025 TMCs plus Vierling Property residential development
added trips with 12 years of growth (conservative residential estimate for 2037)
The peak hour volumes for the 2027 No Build, 2027 Build, 2030 No Build, 2030 Build, 2037 No Build,
and 2037 Build scenarios are shown in Figure 7, Figure 8, Figure 9, Figure 10, Figure 11, and
Figure 12, respectively. The 2037 Build (Residential Only) scenario was analyzed to provide
additional context to Business Office Park impacts and was not documented in a figure. A portion
of the existing Fountain Hills commercial area will likely utilize the new access at CSAH 21 (Eagle
Creek Avenue) & Fountain Hills Drive NW, however, no volumes were rerouted as part of analysis.
Vierling Property Traffic Impact Study Figure 7
2027 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(7
3
)
8
7
(1
7
8
)
1
7
3
(2
9
9
)
5
7
2
(97) 56
(74) 71
(492) 265
27
(
7
6
)
36
(
1
0
5
)
17
7
(
5
7
6
)
106 (268)
42 (62)
313 (470)
(3
7
)
3
3
(6
7
)
8
8
(3
)
7
(62) 43
(12) 4
(686) 431
8
(
1
2
)
6
(
1
6
)
7
(
3
)
35 (92)
4 (13)
419 (745)
(2
3
)
2
2
(2
5
)
6
0
(41) 15
(81) 65
73
(
9
8
)
12
(
5
6
)
(36) 53
(77) 38
7
(
9
)
27
(
8
2
)
8 (10)
52 (60)
(5
)
8
(1
3
)
2
6
(9) 0
(100) 64
10 (23)
71 (119)
(5
)
7
(5
)
1
2
(13) 2
(105) 53
4 (7)
71 (117)
(1
2
)
1
2
(6
)
1
4
(23) 6
(109) 38
9 (23)
75 (96)
(8
3
)
3
1
(5
2
0
)
7
6
8
11
(
4
7
)
31
2
(
8
7
3
)
41 (66)
43 (39)
(3
2
)
4
7
(5
1
2
)
7
6
6
(41) 33
(39) 75
57
(
4
1
)
28
4
(
8
8
1
)
Vierling Property Traffic Impact Study Figure 8
2027 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(8
8
)
1
0
5
(1
8
6
)
1
8
5
(3
0
8
)
6
0
4
(116) 63
(74) 71
(492) 265
27
(
7
6
)
36
(
1
0
5
)
18
1
(
5
9
9
)
106 (268)
42 (62)
313 (470)
(3
7
)
3
3
(7
5
)
1
0
0
(3
)
7
(62) 43
(12) 4
(694) 443
8
(
1
2
)
6
(
1
6
)
7
(
3
)
44 (120)
4 (13)
419 (745)
(2
3
)
2
2
(2
9
)
6
6
(41) 15
(85) 71
78
(
1
1
2
)
17
(
7
0
)
(40) 59
(80) 43
7
(
9
)
32
(
9
6
)
8 (10)
54 (65)
(5
)
8
(1
3
)
2
6
(0
)
0
(9) 0
(14) 7
(102) 67
8
(
5
)
14
(
1
0
)
0
(
0
)
10 (23)
2 (5)
76 (133)
(5
)
7
(5
)
1
2
(0
)
0
(13) 2
(16) 7
(120) 61
2
(
1
)
18
(
1
2
)
0
(
0
)
4 (7)
2 (5)
88 (136)
(1
2
)
1
2
(6
)
1
4
(0
)
0
(23) 6
(14) 10
(136) 51
2
(
1
)
18
(
1
2
)
0
(
0
)
9 (23)
2 (5)
107 (122)
(1
0
2
)
4
5
(5
2
0
)
7
6
8
17
(
6
8
)
31
2
(
8
7
3
)
55 (84)
94 (66)
(3
2
)
4
7
(0
)
0
(5
3
9
)
8
1
7
(41) 33
(39) 75
(0) 0
6
(
2
1
)
57
(
4
1
)
29
0
(
9
0
2
)
0 (0)
10 (5)
0 (0)
(0
)
0
(0) 0
(753) 476
456 (797)
(170) 60
18
(
1
2
)
2 (5)
134 (141)
Vierling Property Traffic Impact Study Figure 9
2030 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(7
5
)
9
0
(1
8
3
)
1
7
8
(3
0
8
)
5
8
9
(100) 57
(76) 73
(507) 273
28
(
7
8
)
37
(
1
0
8
)
18
2
(
5
9
3
)
109 (276)
44 (64)
322 (484)
(3
8
)
3
4
(6
9
)
9
1
(3
)
7
(64) 45
(12) 4
(707) 444
8
(
1
2
)
6
(
1
6
)
7
(
3
)
36 (95)
4 (13)
431 (768)
(2
4
)
2
3
(2
6
)
6
1
(43) 15
(84) 67
75
(
1
0
1
)
12
(
5
7
)
(37) 54
(79) 39
7
(
9
)
28
(
8
5
)
8 (10)
53 (61)
(5
)
8
(1
3
)
2
7
(9) 0
(103) 66
10 (24)
73 (122)
(5
)
7
(5
)
1
2
(13) 2
(108) 54
4 (7)
73 (120)
(1
2
)
1
2
(6
)
1
4
(24) 6
(112) 39
9 (24)
77 (99)
(8
6
)
3
2
(5
3
5
)
7
9
1
11
(
4
9
)
32
1
(
8
9
9
)
43 (68)
45 (40)
(3
3
)
4
9
(5
2
7
)
7
8
9
(43) 34
(40) 77
58
(
4
3
)
29
3
(
9
0
8
)
Vierling Property Traffic Impact Study Figure 10
2030 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(1
4
4
)
1
5
3
(1
8
9
)
1
8
8
(3
3
8
)
6
5
4
(123) 82
(76) 73
(518) 291
45
(
1
1
0
)
37
(
1
0
8
)
18
7
(
6
0
4
)
118 (283)
44 (64)
297 (465)
(3
8
)
3
4
(7
5
)
1
0
1
(3
)
7
(64) 45
(12) 4
(752) 481
8
(
1
2
)
6
(
1
6
)
7
(
3
)
104 (160)
4 (13)
415 (755)
(2
4
)
2
3
(2
9
)
6
6
(43) 15
(87) 72
13
9
(
1
5
7
)
16
(
6
6
)
(40) 59
(90) 49
7
(
9
)
32
(
9
4
)
8 (10)
64 (70)
(5
)
8
(1
3
)
2
7
(0
)
0
(9) 0
(9) 6
(113) 75
7
(
4
)
12
(
7
)
0
(
0
)
10 (24)
2 (3)
87 (137)
(5
)
7
(5
)
1
2
(0
)
0
(13) 2
(11) 6
(125) 67
2
(
1
)
15
(
9
)
0
(
0
)
4 (7)
2 (3)
97 (139)
(1
2
)
1
2
(6
)
1
4
(0
)
0
(24) 6
(9) 9
(137) 57
2
(
1
)
15
(
9
)
0
(
0
)
9 (24)
2 (3)
114 (123)
(9
8
)
4
5
(5
5
7
)
8
6
1
22
(
7
1
)
33
8
(
9
4
5
)
55 (81)
98 (65)
(3
3
)
4
9
(5
2
)
1
3
9
(5
2
2
)
7
7
2
(43) 34
(40) 77
(0) 0
61
(
7
4
)
58
(
4
3
)
27
0
(
8
7
6
)
49 (96)
151 (106)
0 (0)
(6
7
)
6
4
(73) 72
(744) 450
454 (808)
(167) 67
15
(
9
)
2 (3)
139 (141)
Vierling Property Traffic Impact Study Figure 11
2037 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(8
1
)
9
6
(1
9
7
)
1
9
1
(3
3
1
)
6
3
2
(108) 61
(82) 78
(544) 292
30
(
8
4
)
40
(
1
1
5
)
19
5
(
6
3
6
)
117 (296)
47 (68)
345 (519)
(4
1
)
3
7
(7
4
)
9
7
(3
)
7
(68) 48
(13) 4
(758) 476
8
(
1
3
)
6
(
1
7
)
7
(
3
)
39 (102)
4 (14)
462 (823)
(2
5
)
2
4
(2
8
)
6
6
(46) 16
(90) 71
81
(
1
0
9
)
13
(
6
1
)
(40) 58
(85) 42
7
(
1
0
)
30
(
9
1
)
8 (11)
57 (66)
(5
)
8
(1
4
)
2
9
(10) 0
(111) 70
11 (25)
78 (131)
(5
)
7
(5
)
1
3
(14) 2
(115) 58
4 (7)
78 (129)
(1
3
)
1
3
(6
)
1
5
(25) 6
(120) 42
10 (25)
83 (106)
(9
2
)
3
4
(5
7
4
)
8
4
8
12
(
5
2
)
34
4
(
9
6
4
)
46 (73)
48 (43)
(3
5
)
5
2
(5
6
5
)
8
4
6
(46) 37
(43) 83
62
(
4
6
)
31
4
(
9
7
3
)
Vierling Property Traffic Impact Study Figure 12
2037 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(1
5
0
)
1
5
9
(2
0
3
)
2
0
1
(3
6
1
)
6
9
7
(131) 86
(82) 78
(555) 310
47
(
1
1
6
)
40
(
1
1
5
)
20
0
(
6
4
7
)
126 (303)
47 (68)
320 (500)
(4
1
)
3
7
(8
0
)
1
0
7
(3
)
7
(68) 48
(13) 4
(803) 513
8
(
1
3
)
6
(
1
7
)
7
(
3
)
107 (167)
4 (14)
446 (810)
(2
5
)
2
4
(3
1
)
7
1
(46) 16
(93) 76
14
5
(
1
6
5
)
17
(
7
0
)
(43) 63
(96) 52
7
(
1
0
)
34
(
1
0
0
)
8 (11)
68 (75)
(5
)
8
(1
4
)
2
9
(0
)
0
(10) 0
(9) 6
(121) 79
7
(
4
)
12
(
7
)
0
(
0
)
11 (25)
2 (3)
92 (146)
(5
)
7
(5
)
1
3
(0
)
0
(14) 2
(11) 6
(132) 71
2
(
1
)
15
(
9
)
0
(
0
)
4 (7)
2 (3)
102 (148)
(1
3
)
1
3
(6
)
1
5
(0
)
0
(25) 6
(9) 9
(145) 60
2
(
1
)
15
(
9
)
0
(
0
)
10 (25)
2 (3)
120 (130)
(1
0
4
)
4
7
(5
9
6
)
9
1
8
23
(
7
4
)
36
1
(
1
,
0
1
0
)
58 (86)
101 (68)
(3
5
)
5
2
(5
2
)
1
3
9
(5
6
0
)
8
2
9
(46) 37
(43) 83
(0) 0
61
(
7
4
)
62
(
4
6
)
29
1
(
9
4
1
)
49 (96)
151 (106)
0 (0)
(6
7
)
6
4
(73) 72
(799) 484
488 (868)
(177) 70
15
(
9
)
2 (3)
145 (149)
Vierling Property
Traffic Impact Study
2220189
PAGE 28
4.1.1 2027 No Build – Operational Analysis
Results of the 2027 No Build traffic operations analysis, presented in Table 10, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection remains at LOS D in the PM peak hour. All other
approaches to all intersections operate at LOS C or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 10. 2027 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϳ͘ϳ ͬϮϯ͘ϯ /ͬ/Ϯϲ͘ϲͬϯϯ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘Ϭͬϴ͘ϳ ͬϯ͘ϲͬϮϲ͘ϭ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϰ ͬϮ͘Ϯͬϰ͘ϰ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϭͬϯ͘Ϯ ͬϭ͘ϲͬϯ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϯ ͬϬ͘ϲͬϯ͘ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘Ϭ ͬϬ͘ϯͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϲͬϯ͘ϯ ͬϭ͘ϴ ͬϰ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϱ͘ϲͬϱ͘ϴ ͬϱ͘ϵͬϲ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϯͬϭϬ͘ϱ ͬ/Ϯ͘ϯͬϭϴ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϯ͘Ϯͬϭϴ͘ϰ ͬ/ϰ͘ϭͬϭϱ͘ϱ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour
LOS Delay (s)LOS Delay (s)
PM Peak Hour
Vierling Property
Traffic Impact Study
2220189
PAGE 29
4.1.2 2027 Build – Operational Analysis
Results of the 2027 Build traffic operations analysis, presented in Table 11, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
continues to perform at LOS C or better. The northbound approach of the CSAH 42 (140th Street) &
Pike Lake Trail intersection operates at a high-performing LOS E in the PM peak hour, with operations
tied to northbound left-turns. All other approaches to all intersections operate at LOS D or better.
Detailed operations and queuing analysis results are presented Appendix B.
Table 11. 2027 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϵ͘ϭͬϮϯ͘ϯ /ͬϮϴ͘ϭ ͬϯϱ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϭ͘ϳ ͬϮ͘ϳ ͬϮ͘ϲͬϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϭͬϵ͘ϵ ͬ9 ϰ͘ϳͬϯϲ͘Ϭ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϱ ͬϮ͘ϯͬϰ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘Ϭ ͬϭ͘ϵͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘Ϯͬϯ͘ϳ ͬϭ͘ϭͬϲ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϱ ͬϬ͘ϵͬϱ͘ϳ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘Ϭͬϰ͘Ϭ ͬϮ͘Ϯͬϱ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϬ͘ϱͬϮ͘ϳ ͬϲ͘Ϯͬϲ͘ϯ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϯ͘ϰͬϴ͘Ϯ ͬ/ϰ͘ϭͬϭϵ͘ϱ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬϮ͘ϴ ͬϭϮ͘ϲ ͬ/ϰ͘ϰͬϭϳ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϬ͘ϱͬϮ͘ϳ ͬϲ͘Ϯͬϲ͘ϯ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 30
4.1.3 2030 No Build – Operational Analysis
Results of the 2030 No Build traffic operations analysis, presented in Table 12, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection remains at LOS D in the PM peak hour. All other
approaches to all intersections operate at LOS C or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 12. 2030 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϴ͘ϲ ͬϮϯ͘ϰ /ͬ/Ϯϳ͘ϳ ͬϯϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϮͬϭϬ͘ϵ ͬϯ͘ϵͬϮϴ͘ϲ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘Ϭͬϰ͘ϳ ͬϮ͘ϯͬϰ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘ϭ ͬϭ͘ϲͬϯ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϴ ͬϯ͘ϯ ͬϬ͘ϲͬϯ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϳ ͬϯ͘ϯ ͬϬ͘ϰͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϲ ͬϭ͘ϵͬϰ͘ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϴ ͬϭϯ͘ϵ ͬ/Ϯ͘ϯͬϭϳ͘ϵ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/Ϯ͘ϴ ͬϭϲ͘ϴ ͬ/ϰ͘Ϯͬϭϱ͘ϴ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 31
4.1.4 2030 Build – Operational Analysis
Results of the 2030 Build traffic operations analysis, presented in Table 13, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
continues to perform at LOS C or better. The northbound approach of the CSAH 42 (140th Street) &
Pike Lake Trail intersection degrades to LOS F and the westbound approach of CSAH 21 (Eagle Creek
Avenue) & Fountain Hills Drive degrades to a high-performing LOS E in the PM peak hour, with
operations tied to side-street left-turns. All other approaches to all intersections operate at LOS D
or better. Detailed operations and queuing analysis results are presented Appendix B.
Table 13. 2030 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϭ͘ϴ ͬϮϲ͘ϳ /ͬϯϮ͘ϰͬϯϵ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϵͬϭϯ͘ϲ ͬC ϳ͘ϲͬϳϲ͘ϳ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϴ ͬϰ͘ϳ ͬϮ͘ϰͬϰ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘Ϯ ͬϭ͘ϴ ͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϰͬϲ͘ϯ ͬϬ͘ϳ ͬϯ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘Ϯͬϲ͘Ϯ ͬϬ͘ϲͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘ϭͬϱ͘ϵ ͬϬ͘ϳ ͬϱ͘ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϱ͘Ϭͬϭϯ͘ϯ ͬϱ͘ϱͬϮϱ͘ϳ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϱ͘ϲͬϭϵ͘ϴ ͬ9 ϴ͘ϵͬϯϵ͘ϵ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϮ͘ϯͬϰ͘ϲ ͬϯ͘Ϯͬϱ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘ϭͬϲ͘ϯ ͬϬ͘ϰͬϮ͘ϲ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 32
4.1.5 2037 No Build – Operational Analysis
Results of the 2037 No Build traffic operations analysis, presented in Table 14, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection degrades to LOS F in the PM peak hour. All other
approaches to all intersections operate at LOS D or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 14. 2037 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϵ͘ϯͬϮϰ͘ϰ /ͬϯϬ͘ϳͬϯϳ͘ϴ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϰͬϭϭ͘ϰ ͬC ϲ͘Ϭͬϱϰ͘ϱ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘Ϭͬϰ͘ϱ ͬϮ͘ϱͬϰ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϭͬϯ͘Ϯ ͬϭ͘ϴ ͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϰ ͬϬ͘ϲͬϯ͘ϰ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘ϲ ͬϬ͘ϰͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϳ ͬϮ͘Ϭͬϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϴ ͬϭϯ͘ϳ ͬ/Ϯ͘ϳ ͬϮϯ͘Ϯ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϯ͘ϳͬϮϮ͘ϱ ͬ/ϰ͘ϳͬϮϭ͘ϰ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 33
4.1.6 2037 Build – Operational Analysis
Results of the 2037 Build traffic operations analysis, presented in Table 15, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
remains at LOS C in the AM peak hour but degrades to LOS D in the PM peak hour and CSAH 42
(140th Street) & Pike Lake Trail which degrades to LOS B in the PM peak hour. The northbound
approach of the CSAH 42 (140th Street) & Pike Lake Trail intersection remains at LOS F, whereas the
westbound approach of CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive operates at LOS D in
the PM peak hour showing the variability in the side-street left-turn performance which depends on
arrivals and available gaps. All other approaches to all intersections operate at LOS D or better.
Detailed operations and queuing analysis results are presented Appendix B.
Table 15. 2037 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϭ͘ϵͬϮϲ͘ϲ ͬϯϲ͘Ϭͬϰϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬ/ϯ͘ϭͬϭϱ͘ϯ ͬC ϭϮ͘ϯͬϭϱϬ͘Ϯ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϳ ͬϯ͘Ϯͬϲ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϰͬϯ͘ϱ ͬϭ͘ϴ ͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϯͬϱ͘ϴ ͬϬ͘ϴ ͬϰ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘Ϯͬϱ͘ϳ ͬϬ͘ϲͬϰ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘Ϭͬϲ͘Ϯ ͬϬ͘ϳ ͬϰ͘ϳ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬ/ϱ͘ϲͬϭϳ͘ϭ ͬϲ͘ϰͬϯϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϱ͘ϵͬϮϯ͘ϵ ͬϴ͘ϰͬϯϰ͘ϳ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϮ͘ϯͬϯ͘ϵ ͬϯ͘ϲͬϲ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘ϭͬϲ͘Ϯ ͬϬ͘ϰͬϮ͘ϳ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 34
4.1.7 2037 Build (Residential Only) – Operational Analysis
Results of the 2037 Build (Residential Only) traffic operations analysis, presented in Table 16,
indicate that all study intersections are expected to continue operating at overall LOS A or better
during the weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21
(Eagle Creek Avenue) which continues to perform at LOS C or better. The northbound approach of
the CSAH 42 (140th Street) & Pike Lake Trail intersection degrades to LOS F, however, without the
Business Office Park trips the westbound approach of CSAH 21 (Eagle Creek Avenue) & Fountain
Hills Drive operates at LOS C or better. All other approaches to all intersections operate at LOS D or
better. Detailed operations and queuing analysis results are presented Appendix B.
Table 16. 2037 Build (Residential Only) Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/ϮϬ͘ϰͬϮϰ͘ϳ /ͬϯϭ͘ϰͬϯϵ͘Ϭ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϲͬϭϰ͘ϳ ͬC ϳ͘ϲͬϳϬ͘ϳ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘ϭͬϰ͘ϳ ͬϮ͘ϱͬϱ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϰͬϯ͘ϯ ͬϭ͘ϵͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϱͬϲ͘ϭ ͬϭ͘Ϭͬϰ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘ϰͬϲ͘ϯ ͬϬ͘ϴ ͬϰ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘Ϯͬϱ͘ϵ ͬϬ͘ϵͬϰ͘ϵ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϰ͘ϵͬϭϰ͘ϭ ͬϲ͘ϭͬϮϴ͘ϱ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬϯ͘Ϭͬϭϯ͘ϯ ͬ/ϰ͘ϵͬϭϴ͘ϴ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϭ͘ϴ ͬϮ͘ϴ ͬϮ͘ϵͬϰ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘Ϭͬϲ͘Ϯ ͬϬ͘ϰͬϯ͘Ϭ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 35
5. Conclusions and Recommendations
The following traffic impact study conclusions and recommendations are offered for consideration:
■ The proposed Vierling Property development consists of 86 single-family homes,
96 townhomes, and 80 twinhomes (senior adult housing) for a total of 262 dwelling units.
● In addition to the Vierling Property, the conceptual Business Office Park is expected to
consist of several different commercial and industrial land uses including a gas
station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF), a day care
center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in addition to
general office (11,500 SF) and light industrial (155,800 SF) developments.
■ The proposed combined development is expected to generate approximately 685 AM peak hour,
592 PM peak hour, and 5,547 daily trips. Accounting for pass-by trips (297 AM peak hour,
229 PM peak hour, and 2,216 daily pass-by trips), the development is expected to generate
388 AM peak hour, 363 PM peak hour, and 3,331 daily net new trips.
■ Results of the crash analysis indicate that most of the study intersections have not had a crash
in the five-year analysis period, and all were below the state average crash rates.
■ Results of the existing year 2025 operations analysis indicate that all study intersections
currently operate at overall LOS C or better during the weekday peak hours.
● The northbound approach of the CSAH 42 & Pike Lake Trail intersection currently operates
at LOS D in the PM peak hour, with the northbound left-turn movement operating at the
LOS E / LOS F threshold of 50 seconds or more of delay. All other approaches to all
intersections operate at LOS C or better under both the AM and PM peak hours.
■ Results of the forecast year 2027 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours.
● Impacts of the Vierling Property residential trips on the study intersections are minor with
only slight increases in delay and in worst approach LOS across all intersections.
■ Results of the forecast year 2030 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours.
● Impacts of the Business Office Park trips on the study intersections are largely concentrated
at two intersections: CSAH 42 (140th Street) & Pike Lake Trail and CSAH 21 (Eagle Creek
Avenue) & Fountain Hills Drive which, despite both performing at overall LOS A or better in
the PM peak hour, see their respective worst approach LOS degrade to LOS F and a high-
performing LOS E, respectively.
■ Results of the forecast year 2037 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours except for the
intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which would operate at
overall LOS D in the PM peak hour.
Vierling Property
Traffic Impact Study
2220189
PAGE 36
● Impacts of the Business Office Park trips and 10 years of background growth on the study
intersections are still largely concentrated at two intersections: CSAH 42 (140th Street) &
Pike Lake Trail and CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive.
▪ The northbound approach of the CSAH 42 & Pike Lake Trail intersection would be
expected to operate at LOS F in the PM peak hour under the 2037 No Build scenario. As
previously mentioned, this is an existing issue caused by northbound left-turns which
the City and County will have to monitor and address at a point it causes safety concerns
regardless of whether background growth or development trips are the cause.
▪ The westbound approach of the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive
would be expected to operate at LOS D / E in the PM peak hour under both the 2030
Build and 2037 Build scenarios. Like the CSAH 42 & Pike Lake Trail intersection, this
worst approach LOS is tied to westbound left-turns as the rest of the movements at the
intersection operate acceptably.
▪ Although trip generation and modeling assumptions are likely conservative, it is
reasonable to expect a higher form of traffic control will be needed at the CSAH 21
(Eagle Creek Avenue) & Fountain Hills Drive intersection eventually. However, based on
the analysis it appears a traffic control change can wait until after construction of the
Vierling Property and a portion of the Business Office Park – possibly the entire
development if final land uses generate fewer trips than estimated. Ultimately, the
need for a higher form of traffic control will depend on a final concept for the Business
Office Park and actual vehicle routing to/from the development(s).
● An additional scenario was analyzed to determine the impact of only the Vierling Property
residential trips under forecast year 2037. Results of the 2037 Build (Residential Only)
traffic operations analysis indicate that all study intersections would continue to operate
at overall LOS A or better during the weekday peak hours except for CSAH 42 (140th Street)
& CSAH 21 (Eagle Creek Avenue) which continues to perform at LOS C or better.
▪ Without the Business Office Park trips the westbound approach of CSAH 21 (Eagle
Creek Avenue) & Fountain Hills Drive operates at LOS C or better. Reaffirming that a
higher form of traffic control is not needed with the Vierling Property.
Intersection-specific mitigation strategies based on the results of the analysis are included in the
subsequent sections for consideration. Recommendations tied to only the Vierling Property
residential portion of the development are already addressed with turn lanes included at the
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW intersection in the proposed site plan.
Vierling Property
Traffic Impact Study
2220189
PAGE 37
5.1.1 CSAH 42 (140th Street) & Pike Lake Trail
As noted previously, the worst approach delay for the CSAH 42 (140th Street) & Pike Lake Trail
intersection is a result of northbound left-turn motorists being unable to find acceptable gaps in
mainline traffic. Providing a dedicated northbound right-turn lane (see Table 18), although
beneficial for right-turn delays, would not provide a significant improvement for worst approach LOS
or delay as it does not address northbound left-turns. Installing a traffic signal, which would be
unwarranted based on forecast year 2037 Build volumes, may not be feasible either. Northbound
left-turning motorists may divert elsewhere during peak hours once they experience lengthy delays,
however, converting to a three-quarter intersection and restricting northbound left-turn movements
may be the most logical improvement to address operations and safety at this location. It is
recommended that the intersection be monitored rather than restricted until after construction of
the Business Office Park to understand whether a shift in traffic patterns addresses the issue.
Table 17. 2037 Build (Pike Lake NBR) Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϯ͘ϬͬϮϲ͘Ϭ ͬϯϱ͘Ϯͬϰϯ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬ/ϯ͘ϯͬϭϴ͘Ϭ ͬC ϳ͘ϯͬϲϭ͘ϵ
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/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘Ϯͬϲ͘ϭ ͬϬ͘ϴ ͬϯ͘ϲ
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/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬϲ͘ϭͬϮϱ͘Ϯ ͬ9 ϴ͘ϴ ͬϯϴ͘ϭ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϮ͘ϰͬϰ͘ϭ ͬϯ͘ϱͬϲ͘ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘ϭͬϲ͘ϯ ͬϬ͘ϰͬϮ͘ϲ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 38
5.1.2 CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW
When reviewing warrant criteria under future volume scenarios at the CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive intersection (see Table 18), the inclusion of the conceptual Business Office
Park development is the primary contributor to which warrants are being met. Under 2027 Build as
well as 2030 and 2037 No Build volume scenarios Warrant 3B is met, however, this warrant is not
typically used to recommend a signal. Under 2030 and 2037 Build volume scenarios, Warrant 1 and
Warrant 2 are met, which are more traditionally used to recommend a signal. Despite warrants being
met, additional consideration should be given regarding the timing and the intensity of the proposed
developments being proposed. The CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive
intersection is expected to operate acceptably through forecast year 2037 (Table 14 & Table 16)
under No Build or Build (Residential Only) scenarios. Furthermore, Business Office Park
construction is estimated to occur in 2030 at the earliest, however, it may be much later depending
on identification of a development partner and/or market conditions. Given that the Business Office
Park development is conceptual-only at this time, it would be appropriate to maintain the existing
through-stop traffic control until the Business Office Park is more defined and then reevaluate
whether a traffic signal should be constructed prior to full occupancy of the commercial site.
Table 18. Signal Warrant Analysis Summary
Scenario Warrant 1 Warrant 2 Warrant 3B
2025 Existing NOT MET NOT MET NOT MET
2027 No Build NOT MET NOT MET NOT MET
2027 Build NOT MET NOT MET MET
2030 No Build NOT MET NOT MET MET
2030 Build MET MET MET
2037 No Build NOT MET NOT MET MET
2037 Build MET MET MET
Vierling Property
Traffic Impact Study
2220189
PAGE 39
A traffic signal was modeled at the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive intersection
to confirm it would perform adequately under 2037 Build volumes (see Table 19. The intersection
performed at overall LOS B and worst approach LOS C, with the tradeoff of improving side-street
left-turn performance being increased delays for mainline CSAH 21 (Eagle Creek Avenue).
Table 19. 2037 Build (Fountain Hills Signal) Traffic Operations Analysis Results
With the County’s long-term plan to convert the intersection of CSAH 21 (Eagle Creek Avenue) &
Carriage Hills Parkway to a three-quarter access, aligning the construction of a traffic signal at
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive with this conversion may be appropriate.
5.1.3 CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
Signal timing revisions at the CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) intersection
will be necessary to optimize traffic operations once the proposed development is built in full.
6. Appendices
A. Turning Movement Counts & Driver Behavior Observations
B. Detailed Operations and Queueing Analysis Results
C. Proposed Site Plan & Conceptual Business Office Park Site Plan
D. NCHRP 684 Internal Capture Results
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^, ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ WĂƌŬ ĐĐĞƐƐͬϮ͘ϰͬϰ͘ϭ ͬϯ͘ϱͬϱ͘ϳ
ĂƌƌŝĂŐĞ ,ŝůůƐ WĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐͬϲ͘ϭͬϲ͘ϯ ͬϬ͘ϰͬϯ͘Ϭ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE A-0
Appendix A
TURNING MOVEMENT COUNTS &
DRIVER BEHAVIOR OBSERVATIONS
Vierling Property
Traffic Impact Study
FINAL REPORT
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 --4 27 6 37 ----8 43 8 59 ----13 115 24 152 ----11 21 9 41 --289 --
6:45 --6 31 11 48 ----13 59 11 83 ----23 109 21 153 ----13 32 10 55 --339 --
Hour Total --10 58 17 85 ----21 102 19 142 ----36 224 45 305 ----24 53 19 96 --628 --
7:00 --3 29 6 38 ----14 49 5 68 ----21 139 24 184 ----22 38 14 74 --364 --
7:15 --2 32 6 40 ----30 75 6 111 ----13 149 34 196 ----22 63 10 95 --442 --
7:30 --11 35 10 56 ----22 57 12 91 ----27 164 44 235 ----9 70 9 88 --470 --
7:45 --11 42 9 62 ----32 91 10 133 ----19 119 40 178 ----21 81 15 117 --490 --
Hour Total --27 138 31 196 ----98 272 33 403 ----80 571 142 793 ----74 252 48 374 --1766 --
8:00 --2 48 5 55 ----20 82 12 114 ----20 138 48 206 ----22 54 15 91 --466 --
8:15 --2 43 11 56 --1 28 71 7 107 ----19 139 37 195 ----17 54 15 86 --444 --
8:30 --8 45 8 61 --1 26 66 12 105 ----13 114 34 161 ----13 47 14 74 --401 --
8:45 --5 45 7 57 ----35 83 8 126 ----23 112 40 175 ----15 42 18 75 --433 --
Hour Total --17 181 31 229 --2 109 302 39 452 ----75 503 159 737 ----67 197 62 326 --1744 --
9:00 --8 34 8 50 ----25 73 3 101 ----19 87 47 153 ----17 63 18 98 --402 --
9:15 --11 29 14 54 ----15 59 12 86 ----25 69 26 120 ----11 43 10 64 --324 --
Hour Total --19 63 22 104 ----40 132 15 187 ----44 156 73 273 ----28 106 28 162 --726 --
15:00 --11 98 21 130 ----46 121 10 177 ----11 49 25 85 ----14 88 15 117 --509 --
15:15 --12 112 18 142 ----23 108 16 147 ----18 65 29 112 ----15 108 25 148 --549 --
15:30 --9 118 26 153 --1 44 101 10 156 ----14 58 33 105 ----21 131 25 177 --591 --
15:45 --9 122 23 154 ----31 100 11 142 ----24 67 61 152 ----15 108 20 143 --591 --
Hour Total --41 450 88 579 --1 144 430 47 622 ----67 239 148 454 ----65 435 85 585 --2240 --
16:00 1 12 132 30 175 ----44 91 14 149 ----22 86 57 165 ----17 99 21 137 --626 --
16:15 1 11 159 23 194 ----40 121 9 170 ----12 92 49 153 ----13 125 23 161 --678 --
16:30 --21 145 25 191 ----75 106 13 194 ----16 66 34 116 ----19 130 23 172 --673 --
16:45 --20 114 34 168 --1 53 129 17 200 ----17 75 65 157 --1 21 125 24 171 --696 --
Hour Total 2 64 550 112 728 --1 212 447 53 713 ----67 319 205 591 --1 70 479 91 641 --2673 --
17:00 --20 155 13 188 ----57 88 15 160 ----22 78 31 131 ----20 101 25 146 --625 --
17:15 --14 150 30 194 ----76 127 15 218 ----16 74 44 134 ----11 126 23 160 --706 --
17:30 --10 135 27 172 --1 49 114 17 181 ----12 72 37 121 ----30 105 26 161 --635 --
17:45 --13 103 38 154 ----43 126 14 183 ----12 71 58 141 --1 23 93 11 128 --606 --
Hour Total --57 543 108 708 --1 225 455 61 742 ----62 295 170 527 --1 84 425 85 595 --2572 --
Grand Total 2 235 1983 409 2629 --5 849 2140 267 3261 ----431 2307 942 3680 --2 412 1947 418 2779 --12349 --
% of App.0.1%8.9%75.4%15.6%0.2%26.0%65.6%8.2%0.0%11.7%62.7%25.6%0.1%14.8%70.1%15.0%
% of Total 0.0%1.9%16.1%3.3%21.3%--0.0%6.9%17.3%2.2%26.4%--0.0%3.5%18.7%7.6%29.8%--0.0%3.3%15.8%3.4%22.5%--
Cars Total 2 231 1947 400 2580 --5 837 2113 261 3216 ----423 2271 932 3626 --2 405 1932 400 2739 --12161 --
Cars % of
Movement 100%98.3%98.2%97.8%98.1%--100%98.6%98.7%97.8%98.6%--0.0%98.1%98.4%98.9%98.5%--100%98.3%99.2%95.7%98.6%--98.5%
Trucks Total --4 36 9 49 ----12 27 6 45 ----8 36 10 54 ----7 15 18 40 --188 --
Trucks % of
Movement 0.0%1.7%1.8%2.2%1.9%--0.0%1.4%1.3%2.2%1.4%--0.0%1.9%1.6%1.1%1.5%--0.0%1.7%0.8%4.3%1.4%--1.5%
Eagle Creek Avenue CSAH 42 Eagle Creek Avenue CSAH 42
Int. Veh.
Total
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
100
Page No:1 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Eagle Creek Avenue
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:30 --11 35 10 56 ----22 57 12 91 ----27 164 44 235 ----9 70 9 88 --470 --
7:45 --11 42 9 62 ----32 91 10 133 ----19 119 40 178 ----21 81 15 117 --490 --
8:00 --2 48 5 55 ----20 82 12 114 ----20 138 48 206 ----22 54 15 91 --466 --
8:15 --2 43 11 56 --1 28 71 7 107 ----19 139 37 195 ----17 54 15 86 --444 --
Hour Total --26 168 35 229 --1 102 301 41 445 ----85 560 169 814 ----69 259 54 382 --1870 --
% of App.0.0%11.4%73.4%15.3%0.2%22.9%67.6%9.2%0.0%10.4%68.8%20.8%0.0%18.1%67.8%14.1%
% of Total 0.0%1.4%9.0%1.9%12.2%--0.1%5.5%16.1%2.2%23.8%--0.0%4.5%29.9%9.0%43.5%--0.0%3.7%13.9%2.9%20.4%--
Cars Total --24 159 34 217 --1 100 294 41 436 ----83 546 168 797 ----68 254 51 373 --1823 --
Cars % of
Movement 0.0%92.3%94.6%97.1%94.8%--100%98.0%97.7%100%98.0%--0.0%97.6%97.5%99.4%97.9%--0.0%98.6%98.1%94.4%97.6%--97.5%
Trucks Total --2 9 1 12 ----2 7 --9 ----2 14 1 17 ----1 5 3 9 --47 --
Trucks % of
Movement 0.0%7.7%5.4%2.9%5.2%--0.0%2.0%2.3%0.0%2.0%--0.0%2.4%2.5%0.6%2.1%--0.0%1.4%1.9%5.6%2.4%--2.5%
Peak Hour Begins At:7:30
Total Vehicles:1870
Truck %:2.5%
Peds/
Bikes
0
41
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
85 560
Le
f
t
169
Left
Th
r
u
Ri
g
h
t
54
25
9
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Eagle Creek Avenue CSAH 42 Eagle Creek Avenue CSAH 42
Int. Veh.
Total
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
100
Page No:2 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Eagle Creek Avenue
Peds/
Bikes
Le
f
t
Th
r
u
10
3
30
1
CS
A
H
4
2
CS
A
H
4
2
Eagle Creek Avenue
Eagle Creek Avenue
0
26
LeftThruRight
35 168
AM Peak Hour Data
69
Pe
d
s
/
Bi
k
e
s
0
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --21 145 25 191 ----75 106 13 194 ----16 66 34 116 ----19 130 23 172 --673 --
16:45 --20 114 34 168 --1 53 129 17 200 ----17 75 65 157 --1 21 125 24 171 --696 --
17:00 --20 155 13 188 ----57 88 15 160 ----22 78 31 131 ----20 101 25 146 --625 --
17:15 --14 150 30 194 ----76 127 15 218 ----16 74 44 134 ----11 126 23 160 --706 --
Hour Total --75 564 102 741 --1 261 450 60 772 ----71 293 174 538 --1 71 482 95 649 --2700 --
% of App.0.0%10.1%76.1%13.8%0.1%33.8%58.3%7.8%0.0%13.2%54.5%32.3%0.2%10.9%74.3%14.6%
% of Total 0.0%2.8%20.9%3.8%27.4%--0.0%9.7%16.7%2.2%28.6%--0.0%2.6%10.9%6.4%19.9%--0.0%2.6%17.9%3.5%24.0%--
Cars Total --75 558 101 734 --1 259 449 59 768 ----70 290 174 534 --1 70 481 91 643 --2679 --
Cars % of
Movement 0.0%100%98.9%99.0%99.1%--100%99.2%99.8%98.3%99.5%--0.0%98.6%99.0%100%99.3%--100%98.6%99.8%95.8%99.1%--99.2%
Trucks Total ----6 1 7 ----2 1 1 4 ----1 3 --4 ----1 1 4 6 --21 --
Trucks % of
Movement 0.0%0.0%1.1%1.0%0.9%--0.0%0.8%0.2%1.7%0.5%--0.0%1.4%1.0%0.0%0.7%--0.0%1.4%0.2%4.2%0.9%--0.8%
Peak Hour Begins At:16:30
Total Vehicles:2700
Truck %:0.8%
Left Thru Right
Peds/
Bikes
0
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
95
71 293 174
Le
f
t
72
26
2
Le
f
t
Th
r
u
48
2
60
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0
PM Peak Hour Data
45
0
Th
r
u
Eagle Creek Avenue CSAH 42 Eagle Creek Avenue
Peds/
Bikes
0
Eagle Creek Avenue
Southbound Westbound Northbound Eastbound
102 564 75
Right Thru Left
CS
A
H
4
2
CS
A
H
4
2
Eagle Creek Avenue
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
100
Page No:3 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Eagle Creek Avenue
CSAH 42
Int. Veh.
Total
Int. Ped/
Bike
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 --1 --2 3 ----2 60 2 64 ----7 1 11 19 ----1 50 6 57 --143 --
6:45 --1 --5 6 ----7 62 1 70 ----10 --6 16 ------50 8 58 --150 --
Hour Total --2 --7 9 ----9 122 3 134 ----17 1 17 35 ----1 100 14 115 --293 --
7:00 ------2 2 ----2 69 1 72 ----7 --19 26 ------71 5 76 --176 --
7:15 --1 --5 6 ----7 79 --86 ----9 --7 16 --1 --86 4 91 --199 --
7:30 --3 2 1 6 ----3 93 2 98 ----11 1 23 35 ----1 123 13 137 --276 --
7:45 --1 --2 3 ----12 117 --129 ----7 2 27 36 ----1 130 13 144 --312 --
Hour Total --5 2 10 17 ----24 358 3 385 ----34 3 76 113 --1 2 410 35 448 --963 --
8:00 --2 4 --6 ----11 104 --115 ----7 2 21 30 --1 --85 12 98 --249 --
8:15 --1 --2 3 ----8 96 1 105 ----7 1 15 23 ------84 4 88 --219 --
8:30 --4 1 5 10 ----9 84 1 94 ----19 1 9 29 ----2 83 6 91 --224 --
8:45 --3 --6 9 --1 11 114 1 127 ----6 2 15 23 ----1 88 6 95 --254 --
Hour Total --10 5 13 28 --1 39 398 3 441 ----39 6 60 105 --1 3 340 28 372 --946 --
9:00 --2 --6 8 ----7 87 1 95 ----3 --7 10 ----4 99 5 108 --221 --
9:15 --1 1 3 5 ----10 77 --87 ----5 --15 20 ----2 77 13 92 --204 --
Hour Total --3 1 9 13 ----17 164 1 182 ----8 --22 30 ----6 176 18 200 --425 --
15:00 --1 --2 3 ----13 165 2 180 ----5 1 13 19 --1 --111 9 121 --323 --
15:15 --1 1 2 4 ----15 144 2 161 ----6 2 12 20 --2 3 135 10 150 --335 --
15:30 ------3 3 ----18 136 2 156 ----6 1 8 15 ----3 139 6 148 --322 --
15:45 --1 --1 2 --1 21 140 --162 ----6 1 16 23 ----3 176 15 194 --381 --
Hour Total --3 1 8 12 --1 67 585 6 659 ----23 5 49 77 --3 9 561 40 613 --1361 --
16:00 --3 --3 6 --1 22 147 4 174 ----5 2 12 19 ----4 164 7 175 1 374 1
16:15 --1 1 2 4 ----19 171 --190 ----11 2 16 29 ----3 163 14 180 --403 --
16:30 --4 1 2 7 ----17 177 5 199 ----11 --14 25 ----3 167 17 187 --418 --
16:45 --2 --3 5 ----24 182 2 208 ----9 --28 37 ----4 186 19 209 --459 --
Hour Total --10 2 10 22 --1 82 677 11 771 ----36 4 70 110 ----14 680 57 751 1 1654 1
17:00 --2 --3 5 --2 28 174 1 205 ----9 1 12 22 ----1 153 11 165 --397 --
17:15 --3 1 7 11 ----19 197 4 220 ----7 1 11 19 ----3 166 13 182 --432 --
17:30 --4 1 1 6 ----15 161 4 180 ----9 --19 28 ----2 129 13 144 --358 --
17:45 --7 --2 9 ----12 158 3 173 ----9 1 16 26 --1 2 142 18 163 --371 --
Hour Total --16 2 13 31 --2 74 690 12 778 ----34 3 58 95 --1 8 590 55 654 --1558 --
Grand Total --49 13 70 132 --5 312 2994 39 3350 ----191 22 352 565 --6 43 2857 247 3153 1 7200 1
% of App.0.0%37.1%9.8%53.0%0.1%9.3%89.4%1.2%0.0%33.8%3.9%62.3%0.2%1.4%90.6%7.8%
% of Total 0.0%0.7%0.2%1.0%1.8%0.0%0.1%4.3%41.6%0.5%46.5%0.0%0.0%2.7%0.3%4.9%7.8%0.0%0.1%0.6%39.7%3.4%43.8%100.0%
Cars Total --45 12 65 122 --5 309 2956 38 3308 ----184 14 347 545 --6 42 2837 241 3126 1 7101 1
Cars % of
Movement 0.0%91.8%92.3%92.9%92.4%0.0%100%99.0%98.7%97.4%98.7%0.0%0.0%96.3%63.6%98.6%96.5%0.0%100%97.7%99.3%97.6%99.1%100.0%98.6%
Trucks Total --4 1 5 10 ----3 38 1 42 ----7 8 5 20 ----1 20 6 27 --99 --
Trucks % of
Movement 0.0%8.2%7.7%7.1%7.6%--0.0%1.0%1.3%2.6%1.3%--0.0%3.7%36.4%1.4%3.5%--0.0%2.3%0.7%2.4%0.9%--1.4%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
101
Page No:1 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Pike Lake Trail
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Pike Lake Trail CSAH 42 Pike Lake Trail CSAH 42
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:30 --3 2 1 6 ----3 93 2 98 ----11 1 23 35 ----1 123 13 137 --276 --
7:45 --1 --2 3 ----12 117 --129 ----7 2 27 36 ----1 130 13 144 --312 --
8:00 --2 4 --6 ----11 104 --115 ----7 2 21 30 --1 --85 12 98 --249 --
8:15 --1 --2 3 ----8 96 1 105 ----7 1 15 23 ------84 4 88 --219 --
Hour Total --7 6 5 18 ----34 410 3 447 ----32 6 86 124 --1 2 422 42 467 --1056 --
% of App.0.0%38.9%33.3%27.8%0.0%7.6%91.7%0.7%0.0%25.8%4.8%69.4%0.2%0.4%90.4%9.0%
% of Total 0.0%0.7%0.6%0.5%1.7%--0.0%3.2%38.8%0.3%42.3%--0.0%3.0%0.6%8.1%11.7%--0.1%0.2%40.0%4.0%44.2%--
Cars Total --6 6 4 16 ----33 402 3 438 ----32 4 86 122 --1 2 415 41 459 --1035 --
Cars % of
Movement 0.0%85.7%100%80.0%88.9%--0.0%97.1%98.0%100%98.0%--0.0%100%66.7%100%98.4%--100%100%98.3%97.6%98.3%--98.0%
Trucks Total --1 --1 2 ----1 8 --9 ------2 --2 ------7 1 8 --21 --
Trucks % of
Movement 0.0%14.3%0.0%20.0%11.1%--0.0%2.9%2.0%0.0%2.0%--0.0%0.0%33.3%0.0%1.6%--0.0%0.0%1.7%2.4%1.7%--2.0%
Peak Hour Begins At:7:30
Total Vehicles:1056
Truck %:2.0%
CS
A
H
4
2
CS
A
H
4
2
Pike Lake Trail
Pike Lake Trail
0
7
LeftThruRight
5 6
AM Peak Hour Data
3
Pe
d
s
/
Bi
k
e
s
0
0
Peds/
Bikes
Le
f
t
Th
r
u
34
41
0
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
101
Page No:2 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Pike Lake Trail
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Pike Lake Trail CSAH 42 Pike Lake Trail CSAH 42
Int. Veh.
Total
Peds/
Bikes
0
3
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
32 6
Le
f
t
86
Left
Th
r
u
Ri
g
h
t
42
42
2
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --4 1 2 7 ----17 177 5 199 ----11 --14 25 ----3 167 17 187 --418 --
16:45 --2 --3 5 ----24 182 2 208 ----9 --28 37 ----4 186 19 209 --459 --
17:00 --2 --3 5 --2 28 174 1 205 ----9 1 12 22 ----1 153 11 165 --397 --
17:15 --3 1 7 11 ----19 197 4 220 ----7 1 11 19 ----3 166 13 182 --432 --
Hour Total --11 2 15 28 --2 88 730 12 832 ----36 2 65 103 ----11 672 60 743 --1706 --
% of App.0.0%39.3%7.1%53.6%0.2%10.6%87.7%1.4%0.0%35.0%1.9%63.1%0.0%1.5%90.4%8.1%
% of Total 0.0%0.6%0.1%0.9%1.6%--0.1%5.2%42.8%0.7%48.8%--0.0%2.1%0.1%3.8%6.0%--0.0%0.6%39.4%3.5%43.6%--
Cars Total --11 2 15 28 --2 88 726 12 828 ----35 2 64 101 ----11 672 60 743 --1700 --
Cars % of
Movement 0.0%100%100%100%100%--100%100%99.5%100%99.5%--0.0%97.2%100%98.5%98.1%--0.0%100%100%100%100%--99.6%
Trucks Total --------0 ------4 --4 ----1 --1 2 ----------0 --6 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.5%0.0%0.5%--0.0%2.8%0.0%1.5%1.9%--0.0%0.0%0.0%0.0%0.0%--0.4%
Peak Hour Begins At:16:30
Total Vehicles:1706
Truck %:0.4%
CS
A
H
4
2
CS
A
H
4
2
Pike Lake Trail
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
101
Page No:3 of 30630-0930, 1500-1800
3/6/2025
CSAH 42 & Pike Lake Trail
CSAH 42
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
15 2 11
Right Thru Left
Pike Lake Trail CSAH 42 Pike Lake Trail
Peds/
Bikes
0
Pike Lake Trail
Southbound Westbound Northbound
12
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0
PM Peak Hour Data
73
0
Th
r
u
Le
f
t
11 90
Le
f
t
Th
r
u
67
2
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
60
36 2 65
Left Thru Right
Peds/
Bikes
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 ------8 8 ----------0 ----4 5 --9 ----14 --1 15 --32 --
6:45 ----2 13 15 ----------0 ----7 5 --12 4 1 11 --1 13 --40 4
Hour Total ----2 21 23 ----------------11 10 --21 4 1 25 --2 28 --72 4
7:00 ------6 6 ----------0 ----7 11 --18 ----16 --3 19 --43 --
7:15 ----2 9 11 ----------0 ----3 5 --8 ----13 ----13 --32 --
7:30 ----1 16 17 ----------0 ----5 17 --22 ----15 --1 16 --55 --
7:45 ----5 21 26 ----------0 ----5 17 --22 ----19 --5 24 --72 --
Hour Total ----8 52 60 ----------------20 50 --70 ----63 --9 72 --202 --
8:00 ----3 24 27 ----------0 ----4 12 --16 ----18 --6 24 --67 --
8:15 ----2 10 12 ----------0 ----7 12 --19 ----11 --2 13 --44 --
8:30 ----1 14 15 ----------0 ----7 7 --14 ----24 --3 27 --56 --
8:45 ----8 9 17 ----------0 ----3 8 --11 ----15 --2 17 --45 --
Hour Total ----14 57 71 ----------------21 39 --60 ----68 --13 81 --212 --
9:00 ----5 7 12 ----------0 ----3 7 --10 ----3 --4 7 --29 --
9:15 ----4 19 23 ----------0 ----3 6 --9 ----13 --2 15 --47 --
Hour Total ----9 26 35 ----------------6 13 --19 ----16 --6 22 --76 --
15:00 ----9 15 24 ----------0 ----3 9 --12 ----11 --6 17 --53 --
15:15 ----12 14 26 ----------0 ----1 6 --7 ----14 --2 16 --49 --
15:30 ----6 16 22 ----------0 ----5 5 --10 ----11 --6 17 --49 --
15:45 ----16 19 35 ----------0 ----6 12 --18 ----11 --6 17 --70 --
Hour Total ----43 64 107 ----------------15 32 --47 ----47 --20 67 --221 --
16:00 ----11 18 29 ----------0 ----10 4 --14 ----16 --10 26 --69 --
16:15 ----9 26 35 ----------0 ----5 6 --11 ----21 --5 26 --72 --
16:30 ----11 23 34 ----------0 ----4 6 --10 ----20 --15 35 --79 --
16:45 ----12 32 44 2 --------0 ----8 11 --19 ----26 --7 33 --96 2
Hour Total ----43 99 142 2 --------------27 27 --54 ----83 --37 120 --316 2
17:00 ----21 18 39 ----------0 ----4 5 --9 ----16 --12 28 --76 --
17:15 ----10 23 33 ----------0 ----6 2 --8 2 --17 --6 23 --64 2
17:30 ----19 12 31 ----------0 ----8 7 --15 ----19 --9 28 --74 --
17:45 ----8 22 30 ----------0 ----11 6 --17 ----19 --5 24 --71 --
Hour Total ----58 75 133 ----------------29 20 --49 2 --71 --32 103 --285 2
Grand Total ----177 394 571 2 --------0 ----129 191 --320 6 1 373 --119 493 --1384 8
% of App.0.0%0.0%31.0%69.0%0.0%0.0%0.0%0.0%0.0%40.3%59.7%0.0%0.2%75.7%0.0%24.1%
% of Total 0.0%0.0%12.8%28.5%41.3%25.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%9.3%13.8%0.0%23.1%75.0%0.1%27.0%0.0%8.6%35.6%0.0%
Cars Total ----177 384 561 2 --------0 ----122 188 --310 6 1 358 --117 476 --1347 8
Cars % of
Movement 0.0%0.0%100%97.5%98.2%25.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%94.6%98.4%0.0%96.9%75.0%100%96.0%0.0%98.3%96.6%0.0%97.3%
Trucks Total ------10 10 ----------0 ----7 3 --10 ----15 --2 17 --37 --
Trucks % of
Movement 0.0%0.0%0.0%2.5%1.8%--0.0%0.0%0.0%0.0%0.0%--0.0%5.4%1.6%0.0%3.1%--0.0%4.0%0.0%1.7%3.4%--2.7%
Pike Lake Trail N/A Pike Lake Trail Fountain Hills Drive
Int. Veh.
Total
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
102
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Pike Lake Trail & Fountain Hills Drive
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:45 ----5 21 26 ----------0 ----5 17 --22 ----19 --5 24 --72 --
8:00 ----3 24 27 ----------0 ----4 12 --16 ----18 --6 24 --67 --
8:15 ----2 10 12 ----------0 ----7 12 --19 ----11 --2 13 --44 --
8:30 ----1 14 15 ----------0 ----7 7 --14 ----24 --3 27 --56 --
Hour Total ----11 69 80 ----------------23 48 --71 ----72 --16 88 --239 --
% of App.0.0%0.0%13.8%86.3%0.0%0.0%0.0%0.0%0.0%32.4%67.6%0.0%0.0%81.8%0.0%18.2%
% of Total 0.0%0.0%4.6%28.9%33.5%--0.0%0.0%0.0%0.0%0.0%--0.0%9.6%20.1%0.0%29.7%--0.0%30.1%0.0%6.7%36.8%--
Cars Total ----11 67 78 ----------0 ----22 48 --70 ----70 --15 85 --233 --
Cars % of
Movement 0.0%0.0%100%97.1%97.5%--0.0%0.0%0.0%0.0%0.0%--0.0%95.7%100%0.0%98.6%--0.0%97.2%0.0%93.8%96.6%--97.5%
Trucks Total ------2 2 ----------0 ----1 ----1 ----2 --1 3 --6 --
Trucks % of
Movement 0.0%0.0%0.0%2.9%2.5%--0.0%0.0%0.0%0.0%0.0%--0.0%4.3%0.0%0.0%1.4%--0.0%2.8%0.0%6.3%3.4%--2.5%
Peak Hour Begins At:7:45
Total Vehicles:239
Truck %:2.5%
Peds/
Bikes
0
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
23 48
Le
f
t
0
Left
Th
r
u
Ri
g
h
t
16
0
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Pike Lake Trail N/A Pike Lake Trail Fountain Hills Drive
Int. Veh.
Total
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
102
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Pike Lake Trail & Fountain Hills Drive
Peds/
Bikes
Le
f
t
Th
r
u
0
0
N/
A
Fo
u
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
Pike Lake Trail
Pike Lake Trail
0
0
LeftThruRight
69 11
AM Peak Hour Data
72
Pe
d
s
/
Bi
k
e
s
0
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:15 ----9 26 35 ----------0 ----5 6 --11 ----21 --5 26 --72 --
16:30 ----11 23 34 ----------0 ----4 6 --10 ----20 --15 35 --79 --
16:45 ----12 32 44 2 --------0 ----8 11 --19 ----26 --7 33 --96 2
17:00 ----21 18 39 ----------0 ----4 5 --9 ----16 --12 28 --76 --
Hour Total ----53 99 152 2 --------------21 28 --49 ----83 --39 122 --323 2
% of App.0.0%0.0%34.9%65.1%0.0%0.0%0.0%0.0%0.0%42.9%57.1%0.0%0.0%68.0%0.0%32.0%
% of Total 0.0%0.0%16.4%30.7%47.1%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%6.5%8.7%0.0%15.2%0.0%0.0%25.7%0.0%12.1%37.8%0.0%
Cars Total ----53 97 150 2 --------0 ----21 28 --49 ----80 --39 119 --318 2
Cars % of
Movement 0.0%0.0%100%98.0%98.7%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%100%0.0%100%0.0%0.0%96.4%0.0%100%97.5%0.0%98.5%
Trucks Total ------2 2 ----------0 ----------0 ----3 ----3 --5 --
Trucks % of
Movement 0.0%0.0%0.0%2.0%1.3%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.0%3.6%0.0%0.0%2.5%--1.5%
Peak Hour Begins At:16:15
Total Vehicles:323
Truck %:1.5%
Left Thru Right
Peds/
Bikes
0
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
39
21 28 0
Le
f
t
83 0
Le
f
t
Th
r
u
0
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0
PM Peak Hour Data
0
Th
r
u
Pike Lake Trail N/A Pike Lake Trail
Peds/
Bikes
2
Pike Lake Trail
Southbound Westbound Northbound Eastbound
99 53 0
Right Thru Left
N/
A
Fo
u
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
Pike Lake Trail
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
102
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Pike Lake Trail & Fountain Hills Drive
Fountain Hills Drive
Int. Veh.
Total
Int. Ped/
Bike
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 ------2 2 ------4 2 6 ----------0 ----5 2 --7 --15 --
6:45 --2 --3 5 ------13 3 16 ----------0 ----2 6 --8 --29 --
Hour Total --2 --5 7 ------17 5 22 ----------------7 8 --15 --44 --
7:00 --2 --2 4 ------12 2 14 ----------0 ----11 5 --16 --34 --
7:15 --------0 ------11 1 12 ----------0 ----3 10 --13 --25 --
7:30 --1 --2 3 ------15 2 17 ----------0 --1 16 12 --29 --49 --
7:45 --2 --10 12 ------12 2 14 2 --------0 ----11 8 --19 --45 2
Hour Total --5 --14 19 ------50 7 57 2 ------------1 41 35 --77 --153 2
8:00 --2 --9 11 ------13 1 14 ----------0 ----13 7 --20 --45 --
8:15 --1 --5 6 ------10 2 12 ----------0 ----10 5 --15 --33 --
8:30 ------3 3 ------11 2 13 ----------0 ----7 7 --14 --30 --
8:45 ------10 10 ------20 3 23 ----------0 ----5 8 --13 --46 --
Hour Total --3 --27 30 ------54 8 62 ----------------35 27 --62 --154 --
9:00 --1 --9 10 ------10 1 11 ----------0 ----8 6 --14 --35 --
9:15 --2 --5 7 ------8 --8 ----------0 ----9 10 --19 --34 --
Hour Total --3 --14 17 ------18 1 19 ----------------17 16 --33 --69 --
15:00 --2 --6 8 ------6 1 7 ----------0 ----8 16 --24 --39 --
15:15 --2 --10 12 ------15 --15 ----------0 ----9 8 --17 --44 --
15:30 ------9 9 ------15 4 19 ----------0 ----3 11 --14 --42 --
15:45 --5 --11 16 ------12 2 14 ----------0 ----15 18 --33 --63 --
Hour Total --9 --36 45 ------48 7 55 ----------------35 53 --88 --188 --
16:00 --2 --18 20 ------12 1 13 ----------0 ----8 13 --21 --54 --
16:15 --1 --9 10 ------15 3 18 ----------0 ----6 11 --17 --45 --
16:30 --3 --20 23 ------25 4 29 ----------0 ----7 17 --24 --76 --
16:45 --1 --15 16 ------12 1 13 3 --------0 ----12 16 --28 --57 3
Hour Total --7 --62 69 ------64 9 73 3 --------------33 57 --90 --232 3
17:00 --1 --25 26 ------10 2 12 ----------0 ----10 17 --27 --65 --
17:15 --3 --10 13 ------11 2 13 ----------0 ----6 20 --26 --52 --
17:30 --3 --19 22 ------12 2 14 ----------0 ----11 13 --24 --60 --
17:45 --1 --10 11 ------11 3 14 ----------0 ----13 12 --25 --50 --
Hour Total --8 --64 72 ------44 9 53 ----------------40 62 --102 --227 --
Grand Total --37 --222 259 ------295 46 341 5 --------0 --1 208 258 --467 --1067 5
% of App.0.0%14.3%0.0%85.7%0.0%0.0%86.5%13.5%0.0%0.0%0.0%0.0%0.2%44.5%55.2%0.0%
% of Total 0.0%3.5%0.0%20.8%24.3%0.0%0.0%0.0%27.6%4.3%32.0%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.1%19.5%24.2%0.0%43.8%0.0%
Cars Total --37 --221 258 ------291 46 337 5 --------0 --1 201 249 --451 --1046 5
Cars % of
Movement 0.0%100%0.0%99.5%99.6%0.0%0.0%0.0%98.6%100%98.8%100.0%0.0%0.0%0.0%0.0%0.0%0.0%100%96.6%96.5%0.0%96.6%0.0%98.0%
Trucks Total ------1 1 ------4 --4 ----------0 ----7 9 --16 --21 --
Trucks % of
Movement 0.0%0.0%0.0%0.5%0.4%--0.0%0.0%1.4%0.0%1.2%--0.0%0.0%0.0%0.0%0.0%--0.0%3.4%3.5%0.0%3.4%--2.0%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
103
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Pike Lake Trail
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Pike Lake Trail Carriage Hills Parkway N/A Carriage Hills Parkway
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:30 --1 --2 3 ------15 2 17 ----------0 --1 16 12 --29 --49 --
7:45 --2 --10 12 ------12 2 14 2 --------0 ----11 8 --19 --45 2
8:00 --2 --9 11 ------13 1 14 ----------0 ----13 7 --20 --45 --
8:15 --1 --5 6 ------10 2 12 ----------0 ----10 5 --15 --33 --
Hour Total --6 --26 32 ------50 7 57 2 ------------1 50 32 --83 --172 2
% of App.0.0%18.8%0.0%81.3%0.0%0.0%87.7%12.3%0.0%0.0%0.0%0.0%1.2%60.2%38.6%0.0%
% of Total 0.0%3.5%0.0%15.1%18.6%0.0%0.0%0.0%29.1%4.1%33.1%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.6%29.1%18.6%0.0%48.3%0.0%
Cars Total --6 --26 32 ------50 7 57 2 --------0 --1 49 31 --81 --170 2
Cars % of
Movement 0.0%100%0.0%100%100%0.0%0.0%0.0%100%100%100%100.0%0.0%0.0%0.0%0.0%0.0%0.0%100%98.0%96.9%0.0%97.6%0.0%98.8%
Trucks Total --------0 ----------0 ----------0 ----1 1 --2 --2 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.0%2.0%3.1%0.0%2.4%--1.2%
Peak Hour Begins At:7:30
Total Vehicles:172
Truck %:1.2%
Ca
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a
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Pike Lake Trail
N/A
0
6
LeftThruRight
26 0
AM Peak Hour Data
51
Pe
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s
/
Bi
k
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s
2
0
Peds/
Bikes
Le
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Th
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0
50
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
103
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Pike Lake Trail
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Pike Lake Trail Carriage Hills Parkway N/A Carriage Hills Parkway
Int. Veh.
Total
Peds/
Bikes
0
7
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
0 0
Le
f
t
0
Left
Th
r
u
Ri
g
h
t
0
32
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --3 --20 23 ------25 4 29 ----------0 ----7 17 --24 --76 --
16:45 --1 --15 16 ------12 1 13 3 --------0 ----12 16 --28 --57 3
17:00 --1 --25 26 ------10 2 12 ----------0 ----10 17 --27 --65 --
17:15 --3 --10 13 ------11 2 13 ----------0 ----6 20 --26 --52 --
Hour Total --8 --70 78 ------58 9 67 3 --------------35 70 --105 --250 3
% of App.0.0%10.3%0.0%89.7%0.0%0.0%86.6%13.4%0.0%0.0%0.0%0.0%0.0%33.3%66.7%0.0%
% of Total 0.0%3.2%0.0%28.0%31.2%0.0%0.0%0.0%23.2%3.6%26.8%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%14.0%28.0%0.0%42.0%0.0%
Cars Total --8 --70 78 ------57 9 66 3 --------0 ----35 70 --105 --249 3
Cars % of
Movement 0.0%100%0.0%100%100%0.0%0.0%0.0%98.3%100%98.5%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%100%0.0%100%0.0%99.6%
Trucks Total --------0 ------1 --1 ----------0 ----------0 --1 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%1.7%0.0%1.5%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.4%
Peak Hour Begins At:16:30
Total Vehicles:250
Truck %:0.4%
Ca
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N/A
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
103
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Pike Lake Trail
Carriage Hills Parkway
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
70 0 8
Right Thru Left
Pike Lake Trail Carriage Hills Parkway N/A
Peds/
Bikes
0
Pike Lake Trail
Southbound Westbound Northbound
9
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0
PM Peak Hour Data
58
Th
r
u
Le
f
t
35 0
Le
f
t
Th
r
u
70
Pe
d
s
/
Bi
k
e
s
3
Ri
g
h
t
0
0 0 0
Left Thru Right
Peds/
Bikes
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 --------0 ----1 5 --6 --------3 3 ------4 --4 --13 --
6:45 --------0 ----1 15 --16 --------2 2 ------6 1 7 --25 --
Hour Total --------------2 20 --22 --------5 5 ------10 1 11 --38 --
7:00 --------0 ----1 13 --14 ----2 --5 7 ------11 --11 --32 --
7:15 --------0 ------11 --11 ----1 --2 3 ------12 --12 --26 --
7:30 --------0 ----1 17 --18 ----3 --8 11 1 ----20 --20 --49 1
7:45 --------0 ----2 20 --22 --------4 4 2 ----15 --15 --41 2
Hour Total --------------4 61 --65 ----6 --19 25 3 ----58 --58 --148 3
8:00 --------0 ----5 19 --24 ----2 --10 12 ------11 --11 --47 --
8:15 --------0 --1 --13 --14 ----2 --3 5 ------11 --11 --30 --
8:30 --------0 ----1 14 --15 ----1 --4 5 ------11 --11 --31 --
8:45 --------0 ----3 27 --30 --------4 4 ------9 1 10 --44 --
Hour Total ------------1 9 73 --83 ----5 --21 26 ------42 1 43 --152 --
9:00 --------0 ----3 16 --19 ----1 --3 4 ------11 3 14 --37 --
9:15 --------0 ----2 11 --13 ----1 --4 5 ------15 --15 --33 --
Hour Total --------------5 27 --32 ----2 --7 9 ------26 3 29 --70 --
15:00 --------0 ----2 10 --12 --------3 3 1 ----21 --21 --36 1
15:15 --------0 --1 5 19 --25 --------4 4 1 ----12 --12 --41 1
15:30 --------0 ----6 18 --24 ----------0 ------14 1 15 --39 --
15:45 --------0 ----4 19 --23 ----1 --4 5 ------29 3 32 --60 --
Hour Total ------------1 17 66 --84 ----1 --11 12 2 ----76 4 80 --176 2
16:00 --------0 ----10 20 --30 --------3 3 ------18 --18 --51 --
16:15 --------0 ----1 23 --24 ----1 --1 2 ------16 4 20 --46 --
16:30 --------0 ----5 39 --44 ----2 --2 4 ------22 1 23 --71 --
16:45 --------0 ----4 23 --27 --------2 2 2 ----26 2 28 --57 2
Hour Total --------------20 105 --125 ----3 --8 11 2 ----82 7 89 --225 2
17:00 --------0 ----10 26 --36 ----2 --7 9 3 ----20 3 23 --68 3
17:15 --------0 ----3 18 --21 --------1 1 ------25 2 27 --49 --
17:30 --------0 ----6 25 --31 --------2 2 1 ----22 1 23 --56 1
17:45 --------0 ----4 17 --21 --------3 3 2 ----23 --23 --47 2
Hour Total --------------23 86 --109 ----2 --13 15 6 ----90 6 96 --220 6
Grand Total --------0 --2 80 438 --520 ----19 --84 103 13 ----384 22 406 --1029 13
% of App.0.0%0.0%0.0%0.0%0.4%15.4%84.2%0.0%0.0%18.4%0.0%81.6%0.0%0.0%94.6%5.4%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.2%7.8%42.6%0.0%50.5%0.0%0.0%1.8%0.0%8.2%10.0%100.0%0.0%0.0%37.3%2.1%39.5%0.0%
Cars Total --------0 --2 80 433 --515 ----18 --81 99 13 ----370 19 389 --1003 13
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%100%100%98.9%0.0%99.0%0.0%0.0%94.7%0.0%96.4%96.1%100.0%0.0%0.0%96.4%86.4%95.8%0.0%97.5%
Trucks Total --------0 ------5 --5 ----1 --3 4 ------14 3 17 --26 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%1.1%0.0%1.0%--0.0%5.3%0.0%3.6%3.9%--0.0%0.0%3.6%13.6%4.2%--2.5%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
104
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Coachman Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Coachman Lane Carriage Hills Parkway
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:30 --------0 ----1 17 --18 ----3 --8 11 1 ----20 --20 --49 1
7:45 --------0 ----2 20 --22 --------4 4 2 ----15 --15 --41 2
8:00 --------0 ----5 19 --24 ----2 --10 12 ------11 --11 --47 --
8:15 --------0 --1 --13 --14 ----2 --3 5 ------11 --11 --30 --
Hour Total ------------1 8 69 --78 ----7 --25 32 3 ----57 --57 --167 3
% of App.0.0%0.0%0.0%0.0%1.3%10.3%88.5%0.0%0.0%21.9%0.0%78.1%0.0%0.0%100%0.0%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.6%4.8%41.3%0.0%46.7%0.0%0.0%4.2%0.0%15.0%19.2%100.0%0.0%0.0%34.1%0.0%34.1%0.0%
Cars Total --------0 --1 8 69 --78 ----6 --25 31 3 ----56 --56 --165 3
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%100%100%100%0.0%100%0.0%0.0%85.7%0.0%100%96.9%100.0%0.0%0.0%98.2%0.0%98.2%0.0%98.8%
Trucks Total --------0 ----------0 ----1 ----1 ------1 --1 --2 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.0%14.3%0.0%0.0%3.1%--0.0%0.0%1.8%0.0%1.8%--1.2%
Peak Hour Begins At:7:30
Total Vehicles:167
Truck %:1.2%
Ca
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a
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Ca
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i
a
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e
H
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l
l
s
P
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k
w
a
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N/A
Coachman Lane
0
0
LeftThruRight
0 0
AM Peak Hour Data
0
Pe
d
s
/
Bi
k
e
s
0
0
Peds/
Bikes
Le
f
t
Th
r
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9
69
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
104
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Coachman Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Coachman Lane Carriage Hills Parkway
Int. Veh.
Total
Peds/
Bikes
3
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
7 0
Le
f
t
25
Left
Th
r
u
Ri
g
h
t
0
57
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --------0 ----5 39 --44 ----2 --2 4 ------22 1 23 --71 --
16:45 --------0 ----4 23 --27 --------2 2 2 ----26 2 28 --57 2
17:00 --------0 ----10 26 --36 ----2 --7 9 3 ----20 3 23 --68 3
17:15 --------0 ----3 18 --21 --------1 1 ------25 2 27 --49 --
Hour Total --------------22 106 --128 ----4 --12 16 5 ----93 8 101 --245 5
% of App.0.0%0.0%0.0%0.0%0.0%17.2%82.8%0.0%0.0%25.0%0.0%75.0%0.0%0.0%92.1%7.9%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%9.0%43.3%0.0%52.2%0.0%0.0%1.6%0.0%4.9%6.5%100.0%0.0%0.0%38.0%3.3%41.2%0.0%
Cars Total --------0 ----22 105 --127 ----4 --12 16 5 ----93 8 101 --244 5
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%99.1%0.0%99.2%0.0%0.0%100%0.0%100%100%100.0%0.0%0.0%100%100%100%0.0%99.6%
Trucks Total --------0 ------1 --1 ----------0 ----------0 --1 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.9%0.0%0.8%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.4%
Peak Hour Begins At:16:30
Total Vehicles:245
Truck %:0.4%
Ca
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Coachman Lane
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
104
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Coachman Lane
Carriage Hills Parkway
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
0 0 0
Right Thru Left
N/A Carriage Hills Parkway Coachman Lane
Peds/
Bikes
0
N/A
Southbound Westbound Northbound
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0
PM Peak Hour Data
10
6
Th
r
u
Le
f
t
0 22
Le
f
t
Th
r
u
93
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
8
4 0 12
Left Thru Right
Peds/
Bikes
5
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 --------0 ------10 --10 --------1 1 ------4 --4 --15 --
6:45 --------0 ----2 10 --12 ----1 ----1 ------12 --12 --25 --
Hour Total --------------2 20 --22 ----1 --1 2 ------16 --16 --40 --
7:00 --------0 ------15 --15 ----3 --1 4 1 ----7 --7 --26 1
7:15 --------0 ------22 --22 ----4 --2 6 ------12 1 13 1 41 1
7:30 --------0 ------19 --19 ----3 --4 7 ------13 1 14 1 40 1
7:45 --------0 ----1 21 --22 --------5 5 ------14 --14 --41 --
Hour Total --------------1 77 --78 ----10 --12 22 1 ----46 2 48 2 148 3
8:00 --------0 ----1 19 --20 ----1 --2 3 ------19 --19 --42 --
8:15 --------0 ----1 10 --11 2 --2 ----2 ------5 --5 --18 2
8:30 --------0 ----1 17 --18 ----1 --3 4 ------15 --15 --37 --
8:45 --------0 ----2 26 --28 ----2 ----2 ------14 1 15 --45 --
Hour Total --------------5 72 --77 2 --6 --5 11 ------53 1 54 --142 2
9:00 --------0 ------16 --16 ----3 ----3 --1 --13 --14 --33 --
9:15 --------0 ----2 17 --19 ----------0 1 ----16 --16 --35 1
Hour Total --------------2 33 --35 ----3 ----3 1 1 --29 --30 --68 1
15:00 --------0 ------11 --11 ----------0 3 ----16 1 17 --28 3
15:15 --------0 ----3 20 --23 ----1 ----1 1 ----18 1 19 --43 1
15:30 --------0 ------17 --17 ----1 --1 2 ------16 1 17 --36 --
15:45 --------0 ----2 16 --18 ----------0 4 ----26 1 27 --45 4
Hour Total --------------5 64 --69 ----2 --1 3 8 ----76 4 80 --152 8
16:00 --------0 ----1 27 --28 2 ------2 2 2 ----25 1 26 --56 4
16:15 --------0 ----1 18 --19 ----2 --1 3 2 ----29 2 31 --53 2
16:30 --------0 ----3 23 --26 --------1 1 1 ----24 3 27 --54 1
16:45 --------0 ----1 19 --20 ----2 ----2 3 ----26 --26 --48 3
Hour Total --------------6 87 --93 2 --4 --4 8 8 ----104 6 110 --211 10
17:00 --------0 ----1 35 --36 ----2 --1 3 3 ----30 2 32 1 71 4
17:15 --------0 ----1 17 --18 --------2 2 2 1 --12 7 20 --40 2
17:30 --------0 ----2 22 --24 2 --1 ----1 ------20 2 22 1 47 3
17:45 --------0 ----2 21 --23 ----2 ----2 9 ----16 3 19 --44 9
Hour Total --------------6 95 --101 2 --5 --3 8 14 1 --78 14 93 2 202 18
Grand Total --------0 ----27 448 --475 6 --31 --26 57 32 2 --402 27 431 4 963 42
% of App.0.0%0.0%0.0%0.0%0.0%5.7%94.3%0.0%0.0%54.4%0.0%45.6%0.5%0.0%93.3%6.3%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%2.8%46.5%0.0%49.3%14.3%0.0%3.2%0.0%2.7%5.9%76.2%0.2%0.0%41.7%2.8%44.8%9.5%
Cars Total --------0 ----27 440 --467 6 --30 --26 56 28 2 --381 27 410 4 933 38
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%98.2%0.0%98.3%15.8%0.0%96.8%0.0%100%98.2%73.7%100%0.0%94.8%100%95.1%10.5%96.9%
Trucks Total --------0 ------8 --8 ----1 ----1 4 ----21 --21 --30 4
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%1.8%0.0%1.7%0.0%0.0%3.2%0.0%0.0%1.8%100.0%0.0%0.0%5.2%0.0%4.9%0.0%3.1%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
105
Page No:1 of 30630-0930, 1500-1800
3/20/2025
Carriage Hills Parkway & Surrey Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Surrey Lane Carriage Hills Parkway
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:15 --------0 ------22 --22 ----4 --2 6 ------12 1 13 1 41 1
7:30 --------0 ------19 --19 ----3 --4 7 ------13 1 14 1 40 1
7:45 --------0 ----1 21 --22 --------5 5 ------14 --14 --41 --
8:00 --------0 ----1 19 --20 ----1 --2 3 ------19 --19 --42 --
Hour Total --------------2 81 --83 ----8 --13 21 ------58 2 60 2 164 2
% of App.0.0%0.0%0.0%0.0%0.0%2.4%97.6%0.0%0.0%38.1%0.0%61.9%0.0%0.0%96.7%3.3%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%1.2%49.4%0.0%50.6%0.0%0.0%4.9%0.0%7.9%12.8%0.0%0.0%0.0%35.4%1.2%36.6%100.0%
Cars Total --------0 ----2 80 --82 ----8 --13 21 ------54 2 56 2 159 2
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%98.8%0.0%98.8%0.0%0.0%100%0.0%100%100%0.0%0.0%0.0%93.1%100%93.3%100.0%97.0%
Trucks Total --------0 ------1 --1 ----------0 ------4 --4 --5 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%1.2%0.0%1.2%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%6.9%0.0%6.7%--3.0%
Peak Hour Begins At:7:15
Total Vehicles:164
Truck %:3.0%
Ca
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Ca
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a
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H
i
l
l
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P
a
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w
a
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N/A
Surrey Lane
2
0
LeftThruRight
0 0
AM Peak Hour Data
0
Pe
d
s
/
Bi
k
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s
0
0
Peds/
Bikes
Le
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Th
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2
81
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
105
Page No:2 of 30630-0930, 1500-1800
3/20/2025
Carriage Hills Parkway & Surrey Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Surrey Lane Carriage Hills Parkway
Int. Veh.
Total
Peds/
Bikes
0
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
8 0
Le
f
t
13
Left
Th
r
u
Ri
g
h
t
2
58
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:15 --------0 ----1 18 --19 ----2 --1 3 2 ----29 2 31 --53 2
16:30 --------0 ----3 23 --26 --------1 1 1 ----24 3 27 --54 1
16:45 --------0 ----1 19 --20 ----2 ----2 3 ----26 --26 --48 3
17:00 --------0 ----1 35 --36 ----2 --1 3 3 ----30 2 32 1 71 4
Hour Total --------------6 95 --101 ----6 --3 9 9 ----109 7 116 1 226 10
% of App.0.0%0.0%0.0%0.0%0.0%5.9%94.1%0.0%0.0%66.7%0.0%33.3%0.0%0.0%94.0%6.0%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%2.7%42.0%0.0%44.7%0.0%0.0%2.7%0.0%1.3%4.0%90.0%0.0%0.0%48.2%3.1%51.3%10.0%
Cars Total --------0 ----6 94 --100 ----6 --3 9 8 ----109 7 116 1 225 9
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%100%98.9%0.0%99.0%0.0%0.0%100%0.0%100%100%88.9%0.0%0.0%100%100%100%11.1%99.6%
Trucks Total --------0 ------1 --1 ----------0 1 --------0 --1 1
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%1.1%0.0%1.0%0.0%0.0%0.0%0.0%0.0%0.0%100.0%0.0%0.0%0.0%0.0%0.0%0.0%0.4%
Peak Hour Begins At:16:15
Total Vehicles:226
Truck %:0.4%
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Surrey Lane
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
105
Page No:3 of 30630-0930, 1500-1800
3/20/2025
Carriage Hills Parkway & Surrey Lane
Carriage Hills Parkway
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
0 0 0
Right Thru Left
N/A Carriage Hills Parkway Surrey Lane
Peds/
Bikes
0
N/A
Southbound Westbound Northbound
0
Ri
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Bi
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1 PM Peak Hour Data
95
Th
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0 6
Le
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Th
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10
9
Pe
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/
Bi
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0
Ri
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7
6 0 3
Left Thru Right
Peds/
Bikes
9
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 --------0 ------5 --5 ----1 --1 2 ------6 --6 --13 --
6:45 --------0 ------15 --15 ----10 ----10 ------6 3 9 --34 --
Hour Total ----------------20 --20 ----11 --1 12 ------12 3 15 --47 --
7:00 --------0 ------18 --18 ----9 --2 11 2 ----7 --7 --36 2
7:15 --------0 ------16 --16 ----6 ----6 1 ----12 1 13 --35 1
7:30 --------0 ------24 --24 ----6 --5 11 --1 --12 --13 --48 --
7:45 --------0 ----3 13 --16 ----1 --3 4 1 ----9 1 10 --30 1
Hour Total --------------3 71 --74 ----22 --10 32 4 1 --40 2 43 --149 4
8:00 --------0 ----2 18 --20 ----1 --3 4 1 ----9 2 11 --35 1
8:15 --------0 ----3 13 --16 ----3 --2 5 --1 --7 2 10 --31 --
8:30 --------0 ------15 --15 ----2 ----2 ------11 2 13 --30 --
8:45 --------0 ----2 23 --25 ----1 ----1 ------8 1 9 --35 --
Hour Total --------------7 69 --76 ----7 --5 12 1 1 --35 7 43 --131 1
9:00 --------0 ----1 18 --19 ----1 --1 2 ------11 2 13 --34 --
9:15 --------0 ------12 --12 ----1 --1 2 ------13 --13 --27 --
Hour Total --------------1 30 --31 ----2 --2 4 ------24 2 26 --61 --
15:00 --------0 ----1 9 --10 ----4 --2 6 ------18 --18 --34 --
15:15 --------0 ----2 18 --20 ----1 ----1 ------10 --10 --31 --
15:30 --------0 ----1 16 --17 ----1 --1 2 ------17 7 24 --43 --
15:45 --------0 ----3 15 --18 ----2 --3 5 ------26 5 31 --54 --
Hour Total --------------7 58 --65 ----8 --6 14 ------71 12 83 --162 --
16:00 --------0 ----5 12 --17 ----1 ----1 ------18 4 22 --40 --
16:15 --------0 ----4 19 --23 ----2 --3 5 ------18 1 19 --47 --
16:30 --------0 ----4 29 --33 ----1 --1 2 ------25 7 32 --67 --
16:45 --------0 ----6 17 --23 ----3 --3 6 ------28 4 32 --61 --
Hour Total --------------19 77 --96 ----7 --7 14 ------89 16 105 --215 --
17:00 --------0 ----7 19 --26 ----4 --1 5 1 ----26 5 31 --62 1
17:15 --------0 ----5 14 --19 ----3 ----3 ------27 6 33 --55 --
17:30 --------0 ----4 20 --24 ----4 --2 6 ------21 2 23 --53 --
17:45 --------0 ------14 --14 ----2 ----2 ------20 3 23 --39 --
Hour Total --------------16 67 --83 ----13 --3 16 1 ----94 16 110 --209 1
Grand Total --------0 ----53 392 --445 ----70 --34 104 6 2 --365 58 425 --974 6
% of App.0.0%0.0%0.0%0.0%0.0%11.9%88.1%0.0%0.0%67.3%0.0%32.7%0.5%0.0%85.9%13.6%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%5.4%40.2%0.0%45.7%0.0%0.0%7.2%0.0%3.5%10.7%100.0%0.2%0.0%37.5%6.0%43.6%0.0%
Cars Total --------0 ----51 388 --439 ----70 --33 103 6 2 --352 58 412 --954 6
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%96.2%99.0%0.0%98.7%0.0%0.0%100%0.0%97.1%99.0%100.0%100%0.0%96.4%100%96.9%0.0%97.9%
Trucks Total --------0 ----2 4 --6 --------1 1 ------13 --13 --20 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%3.8%1.0%0.0%1.3%--0.0%0.0%0.0%2.9%1.0%--0.0%0.0%3.6%0.0%3.1%--2.1%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
106
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Carriage Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Carriage Lane Carriage Hills Parkway
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:45 --------0 ------15 --15 ----10 ----10 ------6 3 9 --34 --
7:00 --------0 ------18 --18 ----9 --2 11 2 ----7 --7 --36 2
7:15 --------0 ------16 --16 ----6 ----6 1 ----12 1 13 --35 1
7:30 --------0 ------24 --24 ----6 --5 11 --1 --12 --13 --48 --
Hour Total ----------------73 --73 ----31 --7 38 3 1 --37 4 42 --153 3
% of App.0.0%0.0%0.0%0.0%0.0%0.0%100%0.0%0.0%81.6%0.0%18.4%2.4%0.0%88.1%9.5%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%47.7%0.0%47.7%0.0%0.0%20.3%0.0%4.6%24.8%100.0%0.7%0.0%24.2%2.6%27.5%0.0%
Cars Total --------0 ------71 --71 ----31 --7 38 3 1 --34 4 39 --148 3
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%97.3%0.0%97.3%0.0%0.0%100%0.0%100%100%100.0%100%0.0%91.9%100%92.9%0.0%96.7%
Trucks Total --------0 ------2 --2 ----------0 ------3 --3 --5 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%0.0%2.7%0.0%2.7%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%8.1%0.0%7.1%--3.3%
Peak Hour Begins At:6:45
Total Vehicles:153
Truck %:3.3%
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N/A
Carriage Lane
0
0
LeftThruRight
0 0
AM Peak Hour Data
1
Pe
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Bi
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0
0
Peds/
Bikes
Le
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Th
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0
73
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
106
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Carriage Lane
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
N/A Carriage Hills Parkway Carriage Lane Carriage Hills Parkway
Int. Veh.
Total
Peds/
Bikes
3
0
Ri
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Pe
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/
Bi
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Thru Right
31 0
Le
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7
Left
Th
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Ri
g
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4
37
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --------0 ----4 29 --33 ----1 --1 2 ------25 7 32 --67 --
16:45 --------0 ----6 17 --23 ----3 --3 6 ------28 4 32 --61 --
17:00 --------0 ----7 19 --26 ----4 --1 5 1 ----26 5 31 --62 1
17:15 --------0 ----5 14 --19 ----3 ----3 ------27 6 33 --55 --
Hour Total --------------22 79 --101 ----11 --5 16 1 ----106 22 128 --245 1
% of App.0.0%0.0%0.0%0.0%0.0%21.8%78.2%0.0%0.0%68.8%0.0%31.3%0.0%0.0%82.8%17.2%
% of Total 0.0%0.0%0.0%0.0%0.0%0.0%0.0%9.0%32.2%0.0%41.2%0.0%0.0%4.5%0.0%2.0%6.5%100.0%0.0%0.0%43.3%9.0%52.2%0.0%
Cars Total --------0 ----21 79 --100 ----11 --5 16 1 ----106 22 128 --244 1
Cars % of
Movement 0.0%0.0%0.0%0.0%0.0%0.0%0.0%95.5%100%0.0%99.0%0.0%0.0%100%0.0%100%100%100.0%0.0%0.0%100%100%100%0.0%99.6%
Trucks Total --------0 ----1 ----1 ----------0 ----------0 --1 --
Trucks % of
Movement 0.0%0.0%0.0%0.0%0.0%--0.0%4.5%0.0%0.0%1.0%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.0%0.0%0.0%--0.4%
Peak Hour Begins At:16:30
Total Vehicles:245
Truck %:0.4%
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Carriage Lane
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
106
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Carriage Hills Parkway & Carriage Lane
Carriage Hills Parkway
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
0 0 0
Right Thru Left
N/A Carriage Hills Parkway Carriage Lane
Peds/
Bikes
0
N/A
Southbound Westbound Northbound
0
Ri
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Pe
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/
Bi
k
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0
PM Peak Hour Data
79
Th
r
u
Le
f
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0 22
Le
f
t
Th
r
u
10
6
Pe
d
s
/
Bi
k
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s
0
Ri
g
h
t
22
11 0 5
Left Thru Right
Peds/
Bikes
1
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 ----46 --46 ----3 --3 6 ------151 4 155 ----------0 --207 --
6:45 --2 53 --55 ----15 --11 26 ------141 7 148 ----------0 --229 --
Hour Total --2 99 --101 ----18 --14 32 ------292 11 303 --------------436 --
7:00 ----50 --50 ----10 --15 25 ------164 8 172 ----------0 --247 --
7:15 --2 67 --69 ----9 --13 22 ------187 11 198 1 --------0 --289 1
7:30 --2 64 --66 ----16 --18 34 ------209 10 219 ----------0 --319 --
7:45 --2 81 --83 ----9 --6 15 ------186 8 194 ----------0 --292 --
Hour Total --6 262 --268 ----44 --52 96 ------746 37 783 1 ------------1147 1
8:00 --1 81 --82 ----11 --7 18 ------183 7 190 ----------0 --290 --
8:15 --5 79 --84 ----4 --11 15 ------174 5 179 ----------0 --278 --
8:30 --5 78 --83 ----12 --6 18 ------145 8 153 ----------0 --254 --
8:45 --3 93 --96 ----15 --8 23 ------169 5 174 ----------0 --293 --
Hour Total --14 331 --345 ----42 --32 74 ------671 25 696 --------------1115 --
9:00 --4 86 --90 ----13 --7 20 --1 --145 10 156 ----------0 --266 --
9:15 ----63 --63 ----7 --6 13 ------108 12 120 ----------0 --196 --
Hour Total --4 149 --153 ----20 --13 33 --1 --253 22 276 --------------462 --
15:00 --6 140 --146 ----7 --4 11 ------105 12 117 ----------0 --274 --
15:15 --4 145 --149 ----16 --3 19 ------91 9 100 ----------0 --268 --
15:30 --14 183 --197 ----11 --4 15 ------106 11 117 ----------0 --329 --
15:45 --8 162 --170 ----10 --7 17 ------143 24 167 ----------0 --354 --
Hour Total --32 630 --662 ----44 --18 62 ------445 56 501 --------------1225 --
16:00 --9 185 --194 ----9 --4 13 ------161 13 174 ----------0 --381 --
16:15 --8 192 --200 ----13 --7 20 ------134 11 145 ----------0 --365 --
16:30 --13 233 --246 ----26 --7 33 ------122 17 139 ----------0 --418 --
16:45 --12 183 --195 ----14 --6 20 ------149 20 169 ----------0 --384 --
Hour Total --42 793 --835 ----62 --24 86 ------566 61 627 --------------1548 --
17:00 --11 218 --229 --1 15 --6 22 ------124 19 143 ----------0 --394 --
17:15 --17 221 --238 ----8 --9 17 ------114 15 129 ----------0 --384 --
17:30 --13 202 --215 ----13 --8 21 ------108 10 118 ----------0 --354 --
17:45 1 6 151 --158 ----12 --4 16 ------127 19 146 ----------0 --320 --
Hour Total 1 47 792 --840 --1 48 --27 76 ------473 63 536 --------------1452 --
Grand Total 1 147 3056 --3204 --1 278 --180 459 --1 --3446 275 3722 1 --------0 --7385 1
% of App.0.0%4.6%95.4%0.0%0.2%60.6%0.0%39.2%0.0%0.0%92.6%7.4%0.0%0.0%0.0%0.0%
% of Total 0.0%2.0%41.4%0.0%43.4%0.0%0.0%3.8%0.0%2.4%6.2%0.0%0.0%0.0%46.7%3.7%50.4%100.0%0.0%0.0%0.0%0.0%0.0%0.0%
Cars Total 1 146 2988 --3135 --1 274 --180 455 --1 --3395 262 3658 1 --------0 --7248 1
Cars % of
Movement 100%99.3%97.8%0.0%97.8%0.0%100%98.6%0.0%100%99.1%0.0%100%0.0%98.5%95.3%98.3%100.0%0.0%0.0%0.0%0.0%0.0%0.0%98.1%
Trucks Total --1 68 --69 ----4 ----4 ------51 13 64 ----------0 --137 --
Trucks % of
Movement 0.0%0.7%2.2%0.0%2.2%--0.0%1.4%0.0%0.0%0.9%--0.0%0.0%1.5%4.7%1.7%--0.0%0.0%0.0%0.0%0.0%--1.9%
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
107
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Carriage Hills Parkway
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Eagle Creek Avenue Carriage Hills Parkway Eagle Creek Avenue N/A
Int. Veh.
Total
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:15 --2 67 --69 ----9 --13 22 ------187 11 198 1 --------0 --289 1
7:30 --2 64 --66 ----16 --18 34 ------209 10 219 ----------0 --319 --
7:45 --2 81 --83 ----9 --6 15 ------186 8 194 ----------0 --292 --
8:00 --1 81 --82 ----11 --7 18 ------183 7 190 ----------0 --290 --
Hour Total --7 293 --300 ----45 --44 89 ------765 36 801 1 ------------1190 1
% of App.0.0%2.3%97.7%0.0%0.0%50.6%0.0%49.4%0.0%0.0%95.5%4.5%0.0%0.0%0.0%0.0%
% of Total 0.0%0.6%24.6%0.0%25.2%0.0%0.0%3.8%0.0%3.7%7.5%0.0%0.0%0.0%64.3%3.0%67.3%100.0%0.0%0.0%0.0%0.0%0.0%0.0%
Cars Total --7 282 --289 ----44 --44 88 ------754 34 788 1 --------0 --1165 1
Cars % of
Movement 0.0%100%96.2%0.0%96.3%0.0%0.0%97.8%0.0%100%98.9%0.0%0.0%0.0%98.6%94.4%98.4%100.0%0.0%0.0%0.0%0.0%0.0%0.0%97.9%
Trucks Total ----11 --11 ----1 ----1 ------11 2 13 ----------0 --25 --
Trucks % of
Movement 0.0%0.0%3.8%0.0%3.7%--0.0%2.2%0.0%0.0%1.1%--0.0%0.0%1.4%5.6%1.6%--0.0%0.0%0.0%0.0%0.0%--2.1%
Peak Hour Begins At:7:15
Total Vehicles:1190
Truck %:2.1%
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N/
A
Eagle Creek Avenue
Eagle Creek Avenue
0
7
LeftThruRight
0 293
AM Peak Hour Data
0
Pe
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/
Bi
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s
0
0
Peds/
Bikes
Le
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Th
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45
0
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
107
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Carriage Hills Parkway
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Eagle Creek Avenue Carriage Hills Parkway Eagle Creek Avenue N/A
Int. Veh.
Total
Peds/
Bikes
1
44
Ri
g
h
t
Pe
d
s
/
Bi
k
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s
Thru Right
0 765
Le
f
t
36
Left
Th
r
u
Ri
g
h
t
0
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:30 --13 233 --246 ----26 --7 33 ------122 17 139 ----------0 --418 --
16:45 --12 183 --195 ----14 --6 20 ------149 20 169 ----------0 --384 --
17:00 --11 218 --229 --1 15 --6 22 ------124 19 143 ----------0 --394 --
17:15 --17 221 --238 ----8 --9 17 ------114 15 129 ----------0 --384 --
Hour Total --53 855 --908 --1 63 --28 92 ------509 71 580 --------------1580 --
% of App.0.0%5.8%94.2%0.0%1.1%68.5%0.0%30.4%0.0%0.0%87.8%12.2%0.0%0.0%0.0%0.0%
% of Total 0.0%3.4%54.1%0.0%57.5%--0.1%4.0%0.0%1.8%5.8%--0.0%0.0%32.2%4.5%36.7%--0.0%0.0%0.0%0.0%0.0%--
Cars Total --53 844 --897 --1 63 --28 92 ------506 71 577 ----------0 --1566 --
Cars % of
Movement 0.0%100%98.7%0.0%98.8%--100%100%0.0%100%100%--0.0%0.0%99.4%100%99.5%--0.0%0.0%0.0%0.0%0.0%--99.1%
Trucks Total ----11 --11 ----------0 ------3 --3 ----------0 --14 --
Trucks % of
Movement 0.0%0.0%1.3%0.0%1.2%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.6%0.0%0.5%--0.0%0.0%0.0%0.0%0.0%--0.9%
Peak Hour Begins At:16:30
Total Vehicles:1580
Truck %:0.9%
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Eagle Creek Avenue
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
107
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Carriage Hills Parkway
N/A
Int. Veh.
Total
Int. Ped/
Bike
Total
Eastbound
0 855 53
Right Thru Left
Eagle Creek Avenue Carriage Hills Parkway Eagle Creek Avenue
Peds/
Bikes
0
Eagle Creek Avenue
Southbound Westbound Northbound
28
Ri
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Pe
d
s
/
Bi
k
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s
0
PM Peak Hour Data
0
Th
r
u
Le
f
t
0 64
Le
f
t
Th
r
u
0
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
0
0 509 71
Left Thru Right
Peds/
Bikes
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
6:30 ----38 5 43 ----------0 ----2 153 --155 ----3 --5 8 --206 --
6:45 ----45 5 50 ----------0 ----3 143 --146 ----9 --6 15 --211 --
Hour Total ----83 10 93 ----------------5 296 --301 ----12 --11 23 --417 --
7:00 ----51 4 55 ----------0 ----1 189 --190 ----3 --1 4 --249 --
7:15 ----60 11 71 ----------0 --1 6 182 --189 ----8 --13 21 --281 --
7:30 ----62 15 77 ----------0 ----15 212 --227 ----15 --8 23 --327 --
7:45 ----69 12 81 ----------0 ----13 172 --185 ----19 --7 26 --292 --
Hour Total ----242 42 284 --------------1 35 755 --791 ----45 --29 74 --1149 --
8:00 ----72 18 90 ----------0 ----13 188 --201 ----23 --9 32 --323 --
8:15 ----75 10 85 ----------0 ----5 178 --183 ----16 --8 24 --292 --
8:30 ----78 3 81 ----------0 ----5 148 --153 ----4 --5 9 --243 --
8:45 ----88 2 90 ----------0 ----7 171 --178 ----11 --7 18 --286 --
Hour Total ----313 33 346 ----------------30 685 --715 ----54 --29 83 --1144 --
9:00 ----80 2 82 ----------0 ----3 144 --147 ----6 --9 15 --244 --
9:15 ----55 1 56 ----------0 ----4 117 --121 ----1 --7 8 --185 --
Hour Total ----135 3 138 ----------------7 261 --268 ----7 --16 23 --429 --
15:00 ----149 6 155 ----------0 ----9 97 --106 ----6 --5 11 --272 --
15:15 ----141 4 145 ----------0 ----5 90 --95 ----8 --1 9 --249 --
15:30 ----189 9 198 ----------0 ----3 105 --108 ----9 --5 14 --320 --
15:45 ----161 9 170 ----------0 ----8 139 --147 ----8 --9 17 --334 --
Hour Total ----640 28 668 ----------------25 431 --456 ----31 --20 51 --1175 --
16:00 ----183 11 194 ----------0 ----4 159 --163 ----9 --6 15 --372 --
16:15 ----190 17 207 ----------0 ----6 135 --141 ----14 --9 23 --371 --
16:30 ----241 9 250 ----------0 ----9 123 --132 ----1 --9 10 --392 --
16:45 ----183 8 191 ----------0 --1 7 145 --153 ----13 --13 26 --370 --
Hour Total ----797 45 842 --------------1 26 562 --589 ----37 --37 74 --1505 --
17:00 ----216 14 230 ----------0 --1 6 121 --128 ----13 --9 22 --380 --
17:15 ----223 9 232 ----------0 ----7 112 --119 ----11 --9 20 --371 --
17:30 ----199 12 211 ----------0 ----6 111 --117 ----9 --3 12 --340 --
17:45 ----153 4 157 ----------0 ----2 129 --131 --1 10 --4 15 --303 --
Hour Total ----791 39 830 --------------1 21 473 --495 --1 43 --25 69 --1394 --
Grand Total ----3001 200 3201 ----------0 --3 149 3463 --3615 --1 229 --167 397 --7213 --
% of App.0.0%0.0%93.8%6.2%0.0%0.0%0.0%0.0%0.1%4.1%95.8%0.0%0.3%57.7%0.0%42.1%
% of Total 0.0%0.0%41.6%2.8%44.4%--0.0%0.0%0.0%0.0%0.0%--0.0%2.1%48.0%0.0%50.1%--0.0%3.2%0.0%2.3%5.5%--
Cars Total ----2930 194 3124 ----------0 --3 146 3416 --3565 ----225 --158 383 --7072 --
Cars % of
Movement 0.0%0.0%97.6%97.0%97.6%--0.0%0.0%0.0%0.0%0.0%--100%98.0%98.6%0.0%98.6%--0.0%98.3%0.0%94.6%96.5%--98.0%
Trucks Total ----71 6 77 ----------0 ----3 47 --50 --1 4 --9 14 --141 --
Trucks % of
Movement 0.0%0.0%2.4%3.0%2.4%--0.0%0.0%0.0%0.0%0.0%--0.0%2.0%1.4%0.0%1.4%--100%1.7%0.0%5.4%3.5%--2.0%
Eagle Creek Avenue N/A Eagle Creek Avenue Fountain Hills Drive
Int. Veh.
Total
**BREAK**
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
108
Page No:1 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Fountain Hills Drive
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
7:30 ----62 15 77 ----------0 ----15 212 --227 ----15 --8 23 --327 --
7:45 ----69 12 81 ----------0 ----13 172 --185 ----19 --7 26 --292 --
8:00 ----72 18 90 ----------0 ----13 188 --201 ----23 --9 32 --323 --
8:15 ----75 10 85 ----------0 ----5 178 --183 ----16 --8 24 --292 --
Hour Total ----278 55 333 ----------------46 750 --796 ----73 --32 105 --1234 --
% of App.0.0%0.0%83.5%16.5%0.0%0.0%0.0%0.0%0.0%5.8%94.2%0.0%0.0%69.5%0.0%30.5%
% of Total 0.0%0.0%22.5%4.5%27.0%--0.0%0.0%0.0%0.0%0.0%--0.0%3.7%60.8%0.0%64.5%--0.0%5.9%0.0%2.6%8.5%--
Cars Total ----266 54 320 ----------0 ----45 735 --780 ----73 --31 104 --1204 --
Cars % of
Movement 0.0%0.0%95.7%98.2%96.1%--0.0%0.0%0.0%0.0%0.0%--0.0%97.8%98.0%0.0%98.0%--0.0%100%0.0%96.9%99.0%--97.6%
Trucks Total ----12 1 13 ----------0 ----1 15 --16 --------1 1 --30 --
Trucks % of
Movement 0.0%0.0%4.3%1.8%3.9%--0.0%0.0%0.0%0.0%0.0%--0.0%2.2%2.0%0.0%2.0%--0.0%0.0%0.0%3.1%1.0%--2.4%
Peak Hour Begins At:7:30
Total Vehicles:1234
Truck %:2.4%
Peds/
Bikes
0
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
Thru Right
46 750
Le
f
t
0
Left
Th
r
u
Ri
g
h
t
32
0
Int. Ped/
Bike
Total
Southbound Westbound Northbound Eastbound
Eagle Creek Avenue N/A Eagle Creek Avenue Fountain Hills Drive
Int. Veh.
Total
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
108
Page No:2 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Fountain Hills Drive
Peds/
Bikes
Le
f
t
Th
r
u
0
0
N/
A
Fo
u
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
Eagle Creek Avenue
Eagle Creek Avenue
0
0
LeftThruRight
55 278
AM Peak Hour Data
73
Pe
d
s
/
Bi
k
e
s
0
0
Intersection:Site Code
Date:Ref Pt:
Duration:
Start Time U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes U-Turn Left Thru Right App.
Total
Peds/
Bikes
16:15 ----190 17 207 ----------0 ----6 135 --141 ----14 --9 23 --371 --
16:30 ----241 9 250 ----------0 ----9 123 --132 ----1 --9 10 --392 --
16:45 ----183 8 191 ----------0 --1 7 145 --153 ----13 --13 26 --370 --
17:00 ----216 14 230 ----------0 --1 6 121 --128 ----13 --9 22 --380 --
Hour Total ----830 48 878 --------------2 28 524 --554 ----41 --40 81 --1513 --
% of App.0.0%0.0%94.5%5.5%0.0%0.0%0.0%0.0%0.4%5.1%94.6%0.0%0.0%50.6%0.0%49.4%
% of Total 0.0%0.0%54.9%3.2%58.0%--0.0%0.0%0.0%0.0%0.0%--0.1%1.9%34.6%0.0%36.6%--0.0%2.7%0.0%2.6%5.4%--
Cars Total ----816 48 864 ----------0 --2 28 521 --551 ----41 --39 80 --1495 --
Cars % of
Movement 0.0%0.0%98.3%100%98.4%--0.0%0.0%0.0%0.0%0.0%--100%100%99.4%0.0%99.5%--0.0%100%0.0%97.5%98.8%--98.8%
Trucks Total ----14 --14 ----------0 ------3 --3 --------1 1 --18 --
Trucks % of
Movement 0.0%0.0%1.7%0.0%1.6%--0.0%0.0%0.0%0.0%0.0%--0.0%0.0%0.6%0.0%0.5%--0.0%0.0%0.0%2.5%1.2%--1.2%
Peak Hour Begins At:16:15
Total Vehicles:1513
Truck %:1.2%
Left Thru Right
Peds/
Bikes
0
Pe
d
s
/
Bi
k
e
s
0
Ri
g
h
t
40
30 524 0
Le
f
t
41 0
Le
f
t
Th
r
u
0
0
Ri
g
h
t
Pe
d
s
/
Bi
k
e
s
0 PM Peak Hour Data 0
Th
r
u
Eagle Creek Avenue N/A Eagle Creek Avenue
Peds/
Bikes
0
Eagle Creek Avenue
Southbound Westbound Northbound Eastbound
48 830 0
Right Thru Left
N/
A
Fo
u
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
Eagle Creek Avenue
All Vehicles (Cars & Trucks) Printed
ALLIANT ENGINEERING, INC.
733 S Marquette Ave #700, Minneapolis, MN 55402
N/A
108
Page No:3 of 30630-0930, 1500-1800
3/6/2025
Eagle Creek Avenue & Fountain Hills Drive
Fountain Hills Drive
Int. Veh.
Total
Int. Ped/
Bike
Total
Vierling Property
Traffic Impact Study
2220189
PAGE B-0
Vierling Property
Traffic Impacts Study
Appendix B
DETAILED OPERATIONS AND
QUEUING ANALYSIS RESULTS
FINAL REPORT
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) B / C 18.1 / 24.1 C / C 26.3 / 33.1
CSAH 42 (140th Street) & Pike Lake Trail A / A 1.8 / 8.1 A / D 3.9 / 32.2
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.3 A / A 2.3 / 4.5
Carriage Hills Parkway & Pike Lake Trail A / A 1.2 / 3.1 A / A 1.6 / 3.5
Carriage Hills Parkway & Coachman Lane A / A 0.8 / 3.2 A / A 0.6 / 3.2
Carriage Hills Parkway & Surrey Lane A / A 0.5 / 3.2 A / A 0.3 / 3.1
Carriage Hills Parkway & Carriage Lane A / A 1.5 / 3.5 A / A 0.7 / 4.0
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 1.5 / 11.2 A / B 2.0 / 14.6
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 2.9 / 16.2 A / C 4.1 / 19.4
Vierling Property Traffic Impact Study - Measures of Effectiveness Summary
Existing Year 2025 Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) B / C 17.7 / 23.3 C / C 26.6 / 33.6
CSAH 42 (140th Street) & Pike Lake Trail A / A 2.0 / 8.7 A / D 3.6 / 26.1
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.4 A / A 2.2 / 4.4
Carriage Hills Parkway & Pike Lake Trail A / A 1.1 / 3.2 A / A 1.6 / 3.5
Carriage Hills Parkway & Coachman Lane A / A 0.9 / 3.3 A / A 0.6 / 3.3
Carriage Hills Parkway & Surrey Lane A / A 0.5 / 3.0 A / A 0.3 / 3.9
Carriage Hills Parkway & Carriage Lane A / A 1.6 / 3.3 A / A 1.8 / 4.0
Carriage Hills Parkway & Southwest Access A / A 5.6 / 5.8 A / A 5.9 / 6.0
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 1.3 / 10.5 A / C 2.3 / 18.0
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 3.2 / 18.4 A / C 4.1 / 15.5
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) B / C 19.1 / 23.3 C / D 28.1 / 35.2
CSAH 42 (140th Street) & Business Office Park Access A / A 1.7 / 2.7 A / A 2.6 / 4.2
CSAH 42 (140th Street) & Pike Lake Trail A / A 2.1 / 9.9 A / E 4.7 / 36.0
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.5 A / A 2.3 / 4.8
Carriage Hills Parkway & Pike Lake Trail A / A 1.2 / 3.0 A / A 1.9 / 3.9
Carriage Hills Parkway & Coachman Lane A / A 1.2 / 3.7 A / A 1.1 / 6.0
Carriage Hills Parkway & Surrey Lane A / A 0.9 / 3.5 A / A 0.9 / 5.7
Carriage Hills Parkway & Carriage Lane A / A 1.0 / 4.0 A / A 2.2 / 5.5
Carriage Hills Parkway & Southwest Access A / A 0.5 / 2.7 A / A 6.2 / 6.3
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / A 3.4 / 8.2 A / C 4.1 / 19.5
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / B 2.8 / 12.6 A / C 4.4 / 17.8
Carriage Hills Parkway & Southwest Access A / A 0.5 / 2.7 A / A 6.2 / 6.3
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
2027 Build Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
PM Peak Hour
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
2027 No Build Conditions
Intersection AM Peak Hour
LOS Delay (s) LOS Delay (s)
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) B / C 18.6 / 23.4 C / C 27.7 / 34.2
CSAH 42 (140th Street) & Pike Lake Trail A / B 2.2 / 10.9 A / D 3.9 / 28.6
Pike Lake Trail & Fountain Hills Drive NE A / A 2.0 / 4.7 A / A 2.3 / 4.6
Carriage Hills Parkway & Pike Lake Trail A / A 1.2 / 3.1 A / A 1.6 / 3.6
Carriage Hills Parkway & Coachman Lane A / A 0.8 / 3.3 A / A 0.6 / 3.6
Carriage Hills Parkway & Surrey Lane A / A 0.7 / 3.3 A / A 0.4 / 4.5
Carriage Hills Parkway & Carriage Lane A / A 1.5 / 3.6 A / A 1.9 / 4.1
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 1.8 / 13.9 A / C 2.3 / 17.9
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 2.8 / 16.8 A / C 4.2 / 15.8
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) C / C 21.8 / 26.7 C / D 32.4 / 39.6
CSAH 42 (140th Street) & Pike Lake Trail A / B 2.9 / 13.6 A / F 7.6 / 76.7
Pike Lake Trail & Fountain Hills Drive NE A / A 1.8 / 4.7 A / A 2.4 / 4.8
Carriage Hills Parkway & Pike Lake Trail A / A 1.2 / 3.2 A / A 1.8 / 3.8
Carriage Hills Parkway & Coachman Lane A / A 1.4 / 6.3 A / A 0.7 / 3.2
Carriage Hills Parkway & Surrey Lane A / A 1.2 / 6.2 A / A 0.6 / 3.8
Carriage Hills Parkway & Carriage Lane A / A 2.1 / 5.9 A / A 0.7 / 5.1
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 5.0 / 13.3 A / D 5.5 / 25.7
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 5.6 / 19.8 A / E 8.9 / 39.9
CSAH 42 (140th Street) & Business Office Park Access A / A 2.3 / 4.6 A / A 3.2 / 5.6
Carriage Hills Parkway & Southwest Access A / A 6.1 / 6.3 A / A 0.4 / 2.6
2030 No Build Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
2030 Build Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) B / C 19.3 / 24.4 C / D 30.7 / 37.8
CSAH 42 (140th Street) & Pike Lake Trail A / B 2.4 / 11.4 A / F 6.0 / 54.5
Pike Lake Trail & Fountain Hills Drive NE A / A 2.0 / 4.5 A / A 2.5 / 4.9
Carriage Hills Parkway & Pike Lake Trail A / A 1.1 / 3.2 A / A 1.8 / 3.9
Carriage Hills Parkway & Coachman Lane A / A 0.9 / 3.4 A / A 0.6 / 3.4
Carriage Hills Parkway & Surrey Lane A / A 0.5 / 3.6 A / A 0.4 / 4.5
Carriage Hills Parkway & Carriage Lane A / A 1.5 / 3.7 A / A 2.0 / 4.6
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 1.8 / 13.7 A / C 2.7 / 23.2
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 3.7 / 22.5 A / C 4.7 / 21.4
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) C / C 21.9 / 26.6 D / D 36.0 / 44.2
CSAH 42 (140th Street) & Pike Lake Trail A / C 3.1 / 15.3 B / F 12.3 / 150.2
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.7 A / A 3.2 / 6.8
Carriage Hills Parkway & Pike Lake Trail A / A 1.4 / 3.5 A / A 1.8 / 3.8
Carriage Hills Parkway & Coachman Lane A / A 1.3 / 5.8 A / A 0.8 / 4.1
Carriage Hills Parkway & Surrey Lane A / A 1.2 / 5.7 A / A 0.6 / 4.1
Carriage Hills Parkway & Carriage Lane A / A 2.0 / 6.2 A / A 0.7 / 4.7
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / C 5.6 / 17.1 A / D 6.4 / 34.6
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / C 5.9 / 23.9 A / D 8.4 / 34.7
CSAH 42 (140th Street) & Business Office Park Access A / A 2.3 / 3.9 A / A 3.6 / 6.1
Carriage Hills Parkway & Southwest Access A / A 6.1 / 6.2 A / A 0.4 / 2.7
2037 No Build Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
2037 Build Conditions
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) C / C 20.4 / 24.7 C / D 31.4 / 39.0
CSAH 42 (140th Street) & Pike Lake Trail A / B 2.6 / 14.7 A / F 7.6 / 70.7
Pike Lake Trail & Fountain Hills Drive NE A / A 2.1 / 4.7 A / A 2.5 / 5.1
Carriage Hills Parkway & Pike Lake Trail A / A 1.4 / 3.3 A / A 1.9 / 3.9
Carriage Hills Parkway & Coachman Lane A / A 1.5 / 6.1 A / A 1.0 / 4.2
Carriage Hills Parkway & Surrey Lane A / A 1.4 / 6.3 A / A 0.8 / 4.0
Carriage Hills Parkway & Carriage Lane A / A 2.2 / 5.9 A / A 0.9 / 4.9
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / B 4.9 / 14.1 A / D 6.1 / 28.5
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / B 3.0 / 13.3 A / C 4.9 / 18.8
CSAH 42 (140th Street) & Business Office Park Access A / A 1.8 / 2.8 A / A 2.9 / 4.6
Carriage Hills Parkway & Southwest Access A / A 6.0 / 6.2 A / A 0.4 / 3.0
2037 Build Conditions (Residential Only)
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) C / C 23.0 / 26.0 D / D 35.2 / 43.6
CSAH 42 (140th Street) & Pike Lake Trail A / C 3.3 / 18.0 A / F 7.3 / 61.9
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.6 A / A 2.5 / 4.9
Carriage Hills Parkway & Pike Lake Trail A / A 1.3 / 3.7 A / A 1.7 / 3.9
Carriage Hills Parkway & Coachman Lane A / A 1.2 / 6.1 A / A 0.8 / 3.6
Carriage Hills Parkway & Surrey Lane A / A 1.2 / 6.0 A / A 0.6 / 3.8
Carriage Hills Parkway & Carriage Lane A / A 2.0 / 6.0 A / A 0.8 / 5.0
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / C 5.6 / 16.3 A / D 6.6 / 34.3
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / D 6.1 / 25.2 A / E 8.8 / 38.1
CSAH 42 (140th Street) & Business Office Park Access A / A 2.4 / 4.1 A / A 3.5 / 6.3
Carriage Hills Parkway & Southwest Access A / A 6.1 / 6.3 A / A 0.4 / 2.6
CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) C / C 23.0 / 26.0 D / D 35.1 / 41.5
CSAH 42 (140th Street) & Pike Lake Trail A / C 3.3 / 18.0 A / F 6.7 / 53.0
Pike Lake Trail & Fountain Hills Drive NE A / A 1.9 / 4.6 A / A 2.5 / 4.7
Carriage Hills Parkway & Pike Lake Trail A / A 1.3 / 3.7 A / A 1.8 / 4.0
Carriage Hills Parkway & Coachman Lane A / A 1.2 / 6.1 A / A 0.8 / 3.8
Carriage Hills Parkway & Surrey Lane A / A 1.2 / 6.0 A / A 0.6 / 3.9
Carriage Hills Parkway & Carriage Lane A / A 2.0 / 6.0 A / A 0.8 / 5.0
CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway A / C 5.6 / 16.3 A / C 7.5 / 22.8
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW A / D 6.1 / 25.2 B / C 13.2 / 16.5
CSAH 42 (140th Street) & Business Office Park Access A / A 2.4 / 4.1 A / A 3.5 / 5.7
Carriage Hills Parkway & Southwest Access A / A 6.1 / 6.3 A / A 0.4 / 3.0
2037 Build Conditions (Pike Lake Trail NBR)
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach Delay
2037 Build Conditions (Fountain Hills Drive Signal)
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s) LOS Delay (s)
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 15.8 20.1 4.1 15.9 15.9 4.0 19.9 23.0 4.8 25.1 28.6 3.9 18.1
Total Delay (hr) 0.3 1.5 0.1 0.5 1.3 0.1 0.5 3.6 0.2 0.2 1.3 0.0 9.6
Movement LOS B C A B B A B C A C C A B
Movement Volume 70 262 57 104 304 48 90 563 169 24 165 38 1894
Movement 95th Queue (ft) 39 101 40 88 94 30 77 151 55 34 68 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.8 1.0 0.7 3.1 0.6 0.5 13.6 17.6 5.2 8.6 10.9 3.9 1.8
Total Delay (hr) 0.0 0.1 0.0 0.0 0.1 0.0 0.1 0.0 0.1 0.0 0.0 0.0 0.4
Movement LOS A A A A A A B C A A B A A
Movement Volume 2 420 45 34 416 3 32 6 80 8 5 5 1056
Movement 95th Queue (ft) 9 0 3 30 0 0 63 63 63 28 28 28
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.7 0.0 2.7 0.0 0.0 0.0 2.7 0.4 0.0 0.0 0.7 0.5 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 61 0 16 0 0 0 19 54 0 0 13 72 235
Movement 95th Queue (ft) 53 0 37 0 0 0 17 17 0 0 3 3
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.1 0.0 0.0 0.3 0.2 0.0 0.0 0.0 4.7 0.0 2.8 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 42 37 0 0 50 7 0 0 0 6 0 31 173
Movement 95th Queue (ft) 17 0 0 0 0 0 0 0 0 51 0 51
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 1.5 0.2 0.0 4.7 0.0 2.8 0.0 0.0 0.0 0.8
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 54 0 10 74 0 7 0 24 0 0 0 169
Movement 95th Queue (ft) 0 0 0 6 0 0 44 0 44 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.1 0.1 1.4 0.2 0.0 4.1 0.0 2.6 0.0 0.0 0.0 0.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 46 1 3 76 0 6 0 9 0 0 0 141
Movement 95th Queue (ft) 0 0 0 0 0 0 37 0 37 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
A
Carriage Hills Parkway &
Coachman Lane
0.2 0.4
Intersection MOE Eastbound Approach
0.0 3.1
A A A A
Carriage Hills Parkway &
Pike Lake Trail
1.0 0.3
Westbound Approach Northbound Approach Southbound ApproachIntersectionMOEEastbound Approach
CSAH 42 (140th Street) &
Pike Lake Trail
1.0 0.8
AAAA
Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.3 0.0 1.0 0.5
A A A A
Westbound Approach Northbound Approach Southbound ApproachIntersectionMOEEastbound Approach
8.1 7.9
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Eastbound Approach Westbound Approach
24.1
B B B C
Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
3.2 0.0
A A A
Carriage Hills Parkway &
Surrey Lane
0.1 0.2 3.2 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Existing Year 2025 Conditions - AM Peak Hour
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
17.0 14.6 18.9
Intersection MOE
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.9 2.0 1.6 0.2 0.0 4.4 0.0 2.8 0.0 0.0 0.0 1.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 34 5 7 79 0 10 0 12 0 0 0 147
Movement 95th Queue (ft) 0 0 0 0 0 0 42 0 42 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 18.6 3.8 5.8 0.0 0.7 1.0 7.5 0.5 0.0 1.5
Total Delay (hr) 0.0 0.0 0.0 0.2 0.0 0.1 0.0 0.1 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 37 1 49 0 748 28 8 307 0 1178
Movement 95th Queue (ft) 0 0 0 35 0 29 0 0 0 19 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 21.9 0.0 3.3 0.0 0.0 0.0 3.3 0.9 0.0 0.0 3.2 2.3 2.9
Total Delay (hr)0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.2 0.0 0.8
Movement LOS C A A A A A A A A A A A A
Movement Volume 73 0 32 0 0 0 48 749 0 0 275 53 1230
Movement 95th Queue (ft) 79 0 44 0 0 0 39 0 0 0 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
Carriage Hills Parkway &
Carriage Lane
2.8 0.3 3.5 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 11.2 0.7 0.7
A B A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
16.2 0.0 1.0 3.1
C A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 19.1 33.5 7.9 25.9 19.8 3.0 31.1 32.7 6.0 30.4 38.4 4.8 26.3
Total Delay (hr) 0.4 4.6 0.2 2.0 2.6 0.0 0.6 2.6 0.3 0.6 6.0 0.1 20.0
Movement LOS B C A C B A C C A C D A C
Movement Volume 71 483 96 274 464 58 65 286 183 76 558 97 2711
Movement 95th Queue (ft) 43 197 61 195 146 35 76 116 62 85 223 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.1 1.8 1.3 7.5 1.1 0.8 49.0 43.3 22.5 21.7 48.1 5.8 3.9
Total Delay (hr)0.0 0.3 0.0 0.2 0.2 0.0 0.5 0.0 0.4 0.1 0.0 0.0 1.7
Movement LOS A A A A A A E E C C E A A
Movement Volume 11 682 62 92 746 11 37 3 67 11 2 15 1739
Movement 95th Queue (ft) 26 0 6 63 0 0 125 125 125 34 34 34
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.1 0.0 3.5 0.0 0.0 0.0 2.8 0.5 0.0 0.0 1.1 0.6 2.3
Total Delay (hr) 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 81 0 46 0 0 0 20 27 0 0 54 101 329
Movement 95th Queue (ft) 58 0 51 0 0 0 19 19 0 0 5 5
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.1 0.0 0.0 0.4 0.1 0.0 0.0 0.0 6.7 0.4 3.6 1.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 34 76 0 0 55 10 0 0 0 6 8 84 273
Movement 95th Queue (ft) 16 0 0 0 0 0 0 0 0 59 0 59
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.2 1.9 0.3 0.0 4.5 0.0 2.8 0.0 0.0 0.0 0.6
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 96 8 20 119 0 4 0 13 0 0 0 260
Movement 95th Queue (ft) 0 0 0 17 0 0 37 0 37 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 1.8 0.2 0.0 4.0 0.0 2.7 0.0 0.0 0.0 0.3
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 98 12 5 116 0 3 0 6 0 0 0 240
Movement 95th Queue (ft) 0 0 0 4 0 0 31 0 31 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
28.1 20.7 23.4 33.1
C C C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.8 1.8 32.2 15.1
A A D C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.5 0.0 1.5 0.8
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.6 0.4 0.0 3.5
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.2 0.5 3.2 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.2 0.3 3.1 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Existing Year 2025 Conditions - PM Peak Hour
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 2.2 0.3 0.0 4.6 0.0 2.8 0.0 0.0 0.0 0.7
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 103 23 21 98 0 13 0 7 0 0 0 265
Movement 95th Queue (ft) 0 0 0 18 0 0 39 0 39 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 21.4 0.1 2.1 0.0 0.7 1.1 4.7 1.2 0.0 2.0
Total Delay (hr) 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.1 0.0 0.1 0.3 0.0 0.9
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 70 3 35 0 511 79 44 858 0 1600
Movement 95th Queue (ft) 0 0 0 69 0 25 0 0 0 41 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 31.7 0.0 8.1 0.0 0.0 0.0 8.4 0.6 0.0 0.0 4.7 4.2 4.1
Total Delay (hr)0.3 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.0 1.2 0.1 1.9
Movement LOS D A A A A A A A A A A A A
Movement Volume 35 0 38 0 0 0 31 516 0 0 883 44 1547
Movement 95th Queue (ft) 67 0 53 0 0 0 37 0 0 0 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
Carriage Hills Parkway &
Carriage Lane
0.2 0.6 4.0 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 14.6 0.8 1.4
A B A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
19.4 0.0 1.0 4.7
C A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 16.3 18.1 3.9 15.4 15.3 4.6 21.8 23.0 4.3 22.6 27.2 4.2 17.7
Total Delay (hr) 0.3 1.3 0.1 0.4 1.4 0.1 0.5 3.6 0.2 0.2 1.4 0.0 9.5
Movement LOS B B A B B A C C A C C A B
Movement Volume 72 261 60 98 324 45 83 563 171 25 181 36 1919
Movement 95th Queue (ft) 43 93 41 81 90 32 79 157 44 35 71 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.4 1.1 0.5 3.1 0.6 0.9 15.7 13.5 6.2 9.3 11.6 3.0 2.0
Total Delay (hr) 0.0 0.1 0.0 0.0 0.1 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.5
Movement LOS A A A A A A C B A A B A A
Movement Volume 4 423 40 30 429 6 29 7 94 5 5 7 1079
Movement 95th Queue (ft) 11 0 4 30 0 0 76 76 76 30 30 30
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.8 0.0 2.5 0.0 0.0 0.0 2.4 0.5 0.0 0.0 0.8 0.4 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 63 0 13 0 0 0 25 64 0 0 11 64 240
Movement 95th Queue (ft) 52 0 32 0 0 0 14 14 0 0 5 5
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 5.1 0.0 2.8 1.1
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 54 42 0 0 45 10 0 0 0 5 0 22 178
Movement 95th Queue (ft) 21 0 0 0 0 0 0 0 0 43 0 43
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 1.8 0.2 0.0 4.2 0.0 3.1 0.0 0.0 0.0 0.9
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 70 0 8 63 0 6 0 27 0 0 0 174
Movement 95th Queue (ft) 0 0 0 6 0 0 45 0 45 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.1 0.1 1.5 0.1 0.0 3.8 0.0 2.7 0.0 0.0 0.0 0.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 55 2 4 63 0 5 0 15 0 0 0 144
Movement 95th Queue (ft) 0 0 0 0 0 0 41 0 41 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.1 0.2 3.0
Intersection MOE Eastbound Approach Westbound Approach
3.3 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.2 0.4
3.2
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.1 0.2 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.4 0.0 1.0 0.5
A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.1 0.8 8.7 7.4
A
B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
15.6 14.3 19.0 23.3
B B
2027 No Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.7 2.5 1.7 0.2 0.0 4.3 0.0 2.7 0.0 0.0 0.0 1.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 40 5 6 64 0 8 0 14 0 0 0 137
Movement 95th Queue (ft) 0 0 0 4 0 0 40 0 40 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 16.8 2.5 5.7 0.0 0.7 1.2 4.6 0.4 0.0 1.3
Total Delay (hr) 0.0 0.0 0.0 0.1 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 31 1 39 0 750 34 11 311 0 1177
Movement 95th Queue (ft) 0 0 0 38 0 23 0 0 250 21 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 0 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 25.9 0.0 3.5 0.0 0.0 0.0 3.0 0.9 0.0 0.0 3.2 2.9 3.2
Total Delay (hr)0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.3 0.0 1.0
Movement LOS D A A A A A A A A A A A A
Movement Volume 74 0 37 0 0 0 44 745 0 0 279 60 1239
Movement 95th Queue (ft) 85 0 47 0 0 0 33 0 0 0 0 3
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
1.0 3.1
C A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
18.4 0.0
0.5
A B A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 10.5 0.7
Intersection MOE Eastbound Approach Westbound Approach
3.3 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.7 0.3
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 22.4 33.0 8.1 27.2 19.8 3.0 29.2 32.2 6.5 30.2 39.5 5.0 26.6
Total Delay (hr) 0.5 4.6 0.2 2.0 2.7 0.1 0.6 2.9 0.3 0.6 6.3 0.2 21.0
Movement LOS C C A C B A C C A C D A C
Movement Volume 74 489 99 261 484 64 73 317 179 75 566 108 2789
Movement 95th Queue (ft) 45 203 56 194 154 33 86 127 70 92 229 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.2 1.8 1.7 7.6 1.1 1.0 40.8 26.6 17.1 29.1 57.0 10.5 3.6
Total Delay (hr) 0.0 0.3 0.0 0.2 0.2 0.0 0.4 0.0 0.3 0.1 0.0 0.0 1.5
Movement LOS A A A A A A E D C D F B A
Movement Volume 10 672 69 87 752 15 37 4 61 12 3 17 1739
Movement 95th Queue (ft) 21 0 8 61 10 0 90 90 90 47 47 47
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.0 0.0 3.4 0.0 0.0 0.0 3.0 0.7 0.0 0.0 1.0 0.6 2.2
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 77 0 42 0 0 0 22 25 0 0 57 102 325
Movement 95th Queue (ft) 56 0 49 0 0 0 23 23 0 0 3 3
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.1 0.0 0.0 0.4 0.3 0.0 0.0 0.0 5.8 0.3 3.6 1.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 34 79 0 0 57 10 0 0 0 8 7 82 277
Movement 95th Queue (ft) 17 0 0 0 0 0 0 0 0 58 0 58
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.1 2.1 0.2 0.0 4.1 0.0 2.9 0.0 0.0 0.0 0.6
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 100 10 21 120 0 7 0 14 0 0 0 272
Movement 95th Queue (ft) 0 0 0 17 0 0 39 0 39 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.1 1.9 0.2 0.0 4.9 0.0 2.9 0.0 0.0 0.0 0.3
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 106 16 6 119 0 4 0 4 0 0 0 255
Movement 95th Queue (ft) 0 0 0 4 0 0 29 0 29 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.2 0.3 3.9
Intersection MOE Eastbound Approach Westbound Approach
3.3 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.3 0.5
3.5
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.6 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.4 0.0 1.8 0.7
A D C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.8 1.8 26.1 21.8
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
28.1 20.9 23.7 33.6
C C
2027 No Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.8 2.4 1.9 0.3 0.0 4.6 0.0 3.1 0.0 0.0 0.0 1.8
Total Delay (hr) 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 113 25 21 103 0 9 0 6 0 0 0 277
Movement 95th Queue (ft) 0 0 0 16 0 0 34 0 34 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 28.1 2.8 5.1 0.0 0.8 1.2 5.3 1.2 0.0 2.3
Total Delay (hr) 0.0 0.0 0.0 0.5 0.0 0.1 0.0 0.1 0.0 0.1 0.3 0.0 1.1
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 61 5 42 0 537 90 47 854 0 1636
Movement 95th Queue (ft) 0 0 0 64 0 26 0 0 250 44 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 24.4 0.0 7.6 0.0 0.0 0.0 7.9 0.7 0.0 0.0 4.9 4.2 4.1
Total Delay (hr)0.3 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.0 1.2 0.1 1.9
Movement LOS C A A A A A A A A A A A A
Movement Volume 39 0 44 0 0 0 33 545 0 0 875 49 1585
Movement 95th Queue (ft) 55 0 51 0 0 0 40 0 0 0 0 3
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
1.1 4.9
C A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
15.5 0.0
1.4
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 18.0 0.9
Intersection MOE Eastbound Approach Westbound Approach
4.0 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.7 0.6
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 18.2 21.2 4.3 17.5 18.2 5.1 21.0 23.7 5.3 24.1 27.3 4.3 19.1
Total Delay (hr) 0.4 1.6 0.1 0.5 1.5 0.1 0.6 4.2 0.3 0.2 1.4 0.0 10.9
Movement LOS B C A B B A C C A C C A B
Movement Volume 69 263 58 100 302 46 100 628 194 27 176 38 2001
Movement 95th Queue (ft) 43 103 46 87 91 36 92 181 58 35 72 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.2 1.1 0.5 3.8 0.6 0.7 15.5 16.8 6.2 11.0 15.9 2.6 2.1
Total Delay (hr) 0.0 0.1 0.0 0.0 0.1 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.5
Movement LOS A A A A A A C C A B C A A
Movement Volume 4 448 38 42 413 5 32 7 98 7 6 6 1106
Movement 95th Queue (ft) 9 0 4 34 0 0 74 74 74 31 31 31
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.9 0.0 2.9 0.0 0.0 0.0 2.5 0.6 0.0 0.0 0.7 0.5 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 64 0 16 0 0 0 20 69 0 0 17 72 258
Movement 95th Queue (ft) 53 0 36 0 0 0 18 18 0 0 3 3
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.1 0.0 0.0 0.4 0.1 0.0 0.0 0.0 5.3 0.0 2.6 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 59 47 0 0 54 8 0 0 0 6 0 32 206
Movement 95th Queue (ft) 14 0 0 0 0 0 0 0 0 46 0 46
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.2 0.0 1.6 0.2 0.1 5.7 0.0 3.0 5.3 0.0 2.7 1.2
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 72 0 12 75 3 7 0 27 8 0 13 225
Movement 95th Queue (ft) 6 0 0 6 0 0 47 47 47 40 40 40
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.2 0.1 1.5 0.3 0.2 4.5 0.0 3.1 1.8 0.0 2.5 0.9
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 63 1 4 89 2 6 0 16 1 0 18 208
Movement 95th Queue (ft) 10 0 0 0 0 0 40 40 40 38 38 38
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
2.5
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.4 0.3 3.5
Intersection MOE Eastbound Approach Westbound Approach
3.6 3.7
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.4 0.4
3.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.0 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.5 0.0 1.0 0.5
A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.1 0.9 8.9 9.9
A
B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
18.2 16.7 19.5 23.3
B B
2027 Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.2 0.0 1.5 0.3 0.1 5.4 0.0 3.1 7.0 0.0 2.9 1.0
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 52 8 7 104 2 9 0 15 1 0 21 227
Movement 95th Queue (ft) 9 0 0 6 0 0 42 42 42 40 40 40
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 16.5 0.4 4.5 0.0 3.6 3.4 5.4 0.5 0.0 3.4
Total Delay (hr) 0.0 0.0 0.0 0.2 0.0 0.1 0.0 0.8 0.0 0.0 0.0 0.0 1.1
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 48 4 98 0 785 44 17 307 0 1303
Movement 95th Queue (ft) 0 0 0 47 0 44 0 0 0 26 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 16.6 0.0 3.5 0.0 0.0 6.3 3.1 1.3 0.0 8.0 3.2 2.8 2.8
Total Delay (hr)0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.2 0.0 0.9
Movement LOS C A A A A A A A A A A A A
Movement Volume 79 0 35 0 0 10 49 831 0 6 282 52 1344
Movement 95th Queue (ft) 74 0 46 0 0 25 23 1 0 11 0 6
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.7 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.7
Total Delay (hr) 0.0 0.4 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 481 0 0 451 0 0 0 0 0 0 0 932
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 0.0 0.3 0.2 0.0 0.0 0.0 0.0 0.0 2.7 0.5
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 61 0 0 133 2 0 0 0 0 0 20 216
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 39
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 2.7
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.2 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
2.7 0.6 0.0
Intersection MOE Eastbound Approach Westbound Approach
1.4 3.2
B A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
12.6 6.3
0.8
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 8.2 3.6
Intersection MOE Eastbound Approach Westbound Approach
4.0 3.1
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.4 0.4
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 21.5 35.4 9.5 28.4 22.0 3.6 32.0 32.0 7.1 31.1 41.2 5.0 28.1
Total Delay (hr) 0.5 4.8 0.3 2.1 2.9 0.1 0.8 2.8 0.4 0.7 7.1 0.2 22.7
Movement LOS C D A C C A C C A C D A C
Movement Volume 78 483 110 263 468 63 92 315 181 75 610 111 2849
Movement 95th Queue (ft) 50 198 71 201 153 35 97 131 81 98 250 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.9 1.9 1.6 8.5 1.2 0.9 53.8 51.8 27.9 37.5 44.4 9.8 4.7
Total Delay (hr)0.0 0.4 0.0 0.3 0.2 0.0 0.5 0.0 0.6 0.1 0.1 0.0 2.2
Movement LOS A A A A A A F F D E E A A
Movement Volume 10 676 68 125 741 15 33 3 79 13 5 17 1785
Movement 95th Queue (ft) 23 0 10 78 0 0 145 145 145 47 47 47
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.5 0.0 3.5 0.0 0.0 0.0 2.9 0.7 0.0 0.0 1.2 0.7 2.3
Total Delay (hr) 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 84 0 48 0 0 0 24 30 0 0 74 123 383
Movement 95th Queue (ft) 58 0 53 0 0 0 27 27 0 0 3 3
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.3 0.0 0.0 0.6 0.2 0.0 0.0 0.0 5.7 0.3 4.0 1.9
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 40 82 0 0 64 12 0 0 0 9 7 102 316
Movement 95th Queue (ft) 16 0 0 0 0 0 0 0 0 58 0 58
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.5 0.4 0.3 2.1 0.3 0.3 5.1 0.0 2.6 6.1 0.0 5.9 1.1
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 17 104 9 27 132 6 3 0 13 5 0 11 327
Movement 95th Queue (ft) 12 0 0 18 0 0 34 34 34 38 38 38
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.5 0.3 0.0 2.2 0.4 0.6 4.2 0.0 3.0 0.0 0.0 5.7 0.9
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 12 123 11 7 133 5 5 0 7 0 0 12 315
Movement 95th Queue (ft) 13 0 0 9 0 0 34 34 34 33 33 33
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
5.7
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.6 0.5 3.5
Intersection MOE Eastbound Approach Westbound Approach
3.1 6.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.9 0.6
3.9
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.8 0.5 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.8 0.0 1.7 0.9
A E D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.9 2.2 36.0 25.0
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
29.5 22.7 24.3 35.2
C C
2027 Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.8 2.7 2.4 2.0 0.5 0.5 6.3 0.0 3.1 3.2 0.0 5.7 2.2
Total Delay (hr) 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 14 132 19 21 122 7 11 0 6 1 0 14 347
Movement 95th Queue (ft) 13 0 0 15 0 0 40 40 40 36 36 36
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 30.2 2.5 5.6 0.0 3.9 3.6 5.9 1.4 0.0 4.1
Total Delay (hr) 0.0 0.0 0.0 0.7 0.0 0.1 0.0 0.6 0.1 0.1 0.3 0.0 1.9
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 86 3 63 0 540 95 66 881 0 1734
Movement 95th Queue (ft) 0 0 0 86 0 31 0 0 8 53 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 28.8 0.0 7.2 0.0 0.0 8.0 8.8 0.8 0.0 13.3 5.3 4.3 4.4
Total Delay (hr)0.3 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.1 1.4 0.1 2.2
Movement LOS D A A A A A A A A B A A A
Movement Volume 35 0 36 0 0 6 33 567 0 18 930 45 1670
Movement 95th Queue (ft) 59 0 46 0 0 19 19 0 0 18 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 4.2 0.0 0.0 1.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.6
Total Delay (hr) 0.0 0.9 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 740 0 0 794 0 0 0 0 0 0 0 1534
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 6.1 0.0 0.0 6.3 6.7 0.0 0.0 0.0 0.0 0.0 6.2 6.2
Total Delay (hr)0.0 0.3 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 162 0 0 140 4 0 0 0 0 0 13 319
Movement 95th Queue (ft) 0 52 0 0 57 57 0 0 0 0 0 33
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 6.2
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
6.1 6.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
4.2 1.1 0.0
Intersection MOE Eastbound Approach Westbound Approach
1.2 5.4
C A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
17.8 8.0
1.7
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 19.5 3.9
Intersection MOE Eastbound Approach Westbound Approach
5.2 5.5
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
3.0 0.7
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 16.7 21.1 4.1 16.6 17.8 4.2 21.5 22.8 5.0 24.4 27.4 4.1 18.6
Total Delay (hr) 0.3 1.6 0.1 0.5 1.6 0.1 0.5 3.9 0.3 0.2 1.4 0.0 10.5
Movement LOS B C A B B A C C A C C A B
Movement Volume 73 271 58 114 326 44 92 610 186 27 179 39 2019
Movement 95th Queue (ft) 43 101 43 86 100 31 85 160 57 33 78 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.4 1.1 0.7 2.9 0.6 1.1 17.7 16.8 7.2 12.0 16.5 3.9 2.2
Total Delay (hr) 0.0 0.1 0.0 0.0 0.1 0.0 0.2 0.0 0.2 0.0 0.0 0.0 0.6
Movement LOS A A A A A A C C A B C A A
Movement Volume 3 447 50 37 438 5 34 8 96 8 6 6 1138
Movement 95th Queue (ft) 8 0 4 33 0 0 90 90 90 33 33 33
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.1 0.0 2.9 0.0 0.0 0.0 2.7 0.4 0.0 0.0 0.7 0.5 2.0
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 71 0 16 0 0 0 23 64 0 0 13 79 266
Movement 95th Queue (ft) 57 0 38 0 0 0 19 19 0 0 0 0
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.1 0.0 0.0 0.4 0.3 0.0 0.0 0.0 4.7 0.0 2.7 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 51 42 0 0 58 10 0 0 0 6 0 28 195
Movement 95th Queue (ft) 20 0 0 0 0 0 0 0 0 45 0 45
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.1 0.0 1.7 0.2 0.0 4.8 0.0 3.0 0.0 0.0 0.0 0.8
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 67 0 11 77 0 6 0 25 0 0 0 186
Movement 95th Queue (ft) 0 0 0 10 0 0 50 0 50 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.1 0.0 1.6 0.2 0.0 4.2 0.0 2.9 0.0 0.0 0.0 0.7
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 51 2 3 79 0 8 0 16 0 0 0 159
Movement 95th Queue (ft) 0 0 0 0 0 0 42 0 42 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
17.8 16.3 18.9 23.4
B B
2030 No Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.1 0.8 10.3 10.9
A
B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.7 0.0 1.0 0.5
A B B
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.0 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.1 0.4
3.1
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.1 0.3 3.3
Intersection MOE Eastbound Approach Westbound Approach
3.3 0.0
A A A A
0.0
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.6 2.4 1.7 0.2 0.0 4.4 0.0 2.8 0.0 0.0 0.0 1.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 38 7 8 82 0 12 0 12 0 0 0 159
Movement 95th Queue (ft) 0 0 0 5 0 0 40 0 40 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 22.1 2.5 6.0 0.0 0.8 1.1 7.1 0.6 0.0 1.8
Total Delay (hr) 0.0 0.0 0.0 0.3 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.0 0.6
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 47 1 47 0 816 34 10 316 0 1271
Movement 95th Queue (ft) 0 0 0 54 0 25 0 0 250 24 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 0 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 22.8 0.0 3.3 0.0 0.0 0.0 2.8 0.9 0.0 0.0 3.1 2.5 2.8
Total Delay (hr)0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.2 0.0 0.9
Movement LOS C A A A A A A A A A A A A
Movement Volume 74 0 33 0 0 0 48 814 0 0 290 64 1323
Movement 95th Queue (ft) 82 0 43 0 0 0 33 0 0 0 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 0
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.6 0.3
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 13.9 0.8
Intersection MOE Eastbound Approach Westbound Approach
3.6 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
16.8 0.0
0.8
A B A A
Intersection MOE Eastbound Approach
1.0 3.0
C A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 22.7 35.9 8.4 27.9 20.8 3.9 34.2 31.9 6.7 31.7 39.9 5.1 27.7
Total Delay (hr) 0.5 5.1 0.3 2.2 2.8 0.1 0.7 2.8 0.3 0.7 6.9 0.2 22.6
Movement LOS C D A C C A C C A C D A C
Movement Volume 81 503 109 277 481 67 69 311 175 76 610 112 2871
Movement 95th Queue (ft) 55 214 64 210 159 39 94 132 64 91 249 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.2 1.9 1.5 7.7 1.1 1.0 41.1 54.3 21.0 27.8 30.3 9.4 3.9
Total Delay (hr) 0.0 0.4 0.0 0.2 0.2 0.0 0.4 0.1 0.4 0.1 0.0 0.0 1.8
Movement LOS A A A A A A E F C D D A A
Movement Volume 13 693 65 92 764 14 36 4 73 14 2 16 1786
Movement 95th Queue (ft) 26 0 6 64 0 8 123 123 123 45 45 45
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.2 0.0 3.4 0.0 0.0 0.0 2.7 0.6 0.0 0.0 1.1 0.5 2.3
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 85 0 42 0 0 0 25 26 0 0 56 103 337
Movement 95th Queue (ft) 54 0 53 0 0 0 20 20 0 0 3 3
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.1 0.0 0.0 0.4 0.1 0.0 0.0 0.0 4.6 0.4 3.8 1.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 37 75 0 0 61 10 0 0 0 9 8 75 275
Movement 95th Queue (ft) 20 0 0 0 0 0 0 0 0 59 0 59
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 2.1 0.2 0.0 5.3 0.0 3.1 0.0 0.0 0.0 0.6
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 99 7 21 115 0 4 0 14 0 0 0 260
Movement 95th Queue (ft) 0 0 0 17 0 0 37 0 37 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.1 1.9 0.2 0.0 5.5 0.0 3.5 0.0 0.0 0.0 0.4
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 102 16 6 111 0 4 0 4 0 0 0 243
Movement 95th Queue (ft) 0 0 0 6 0 0 29 0 29 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
30.0 21.8 24.2 34.2
C C
2030 No Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.0 1.8 28.6 18.8
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.6 0.0 1.6 0.7
A D C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.7 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.2 0.5
3.6
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.2 0.3 4.5
Intersection MOE Eastbound Approach Westbound Approach
3.6 0.0
A A A A
0.0
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.8 2.3 2.3 0.3 0.0 4.8 0.0 3.1 0.0 0.0 0.0 1.9
Total Delay (hr) 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 108 28 22 93 0 11 0 7 0 0 0 269
Movement 95th Queue (ft) 0 0 0 22 0 0 39 0 39 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 26.5 2.2 4.8 0.0 0.8 1.1 5.3 1.3 0.0 2.3
Total Delay (hr) 0.0 0.0 0.0 0.5 0.0 0.1 0.0 0.1 0.0 0.1 0.3 0.0 1.1
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 62 3 37 0 524 84 49 926 0 1685
Movement 95th Queue (ft) 0 0 0 61 0 22 0 0 250 45 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 24.3 0.0 8.1 0.0 0.0 0.0 9.6 0.6 0.0 0.0 5.0 4.1 4.2
Total Delay (hr)0.3 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.0 1.3 0.1 2.0
Movement LOS C A A A A A A A A A A A A
Movement Volume 41 0 45 0 0 0 32 529 0 0 952 44 1643
Movement 95th Queue (ft) 58 0 50 0 0 0 39 0 0 0 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.7 0.7
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 17.9 0.8
Intersection MOE Eastbound Approach Westbound Approach
4.1 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
15.8 0.0
1.5
A C A A
Intersection MOE Eastbound Approach
1.1 5.0
C A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 19.4 25.7 5.0 18.5 20.2 4.4 23.6 27.2 6.8 27.0 31.4 3.9 21.8
Total Delay (hr) 0.4 2.1 0.1 0.7 1.7 0.1 1.0 5.0 0.4 0.3 1.7 0.0 13.5
Movement LOS B C A B C A C C A C C A C
Movement Volume 73 296 88 127 303 44 145 651 190 43 189 39 2188
Movement 95th Queue (ft) 46 122 50 102 102 36 114 186 53 46 85 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.9 1.4 1.3 4.8 0.7 1.2 22.2 21.4 9.0 16.9 17.9 3.3 2.9
Total Delay (hr) 0.0 0.2 0.0 0.1 0.1 0.0 0.2 0.0 0.2 0.0 0.0 0.0 0.8
Movement LOS A A A A A A C C A C C A A
Movement Volume 4 486 46 94 434 4 33 7 95 8 8 6 1225
Movement 95th Queue (ft) 11 0 10 51 7 0 89 89 89 32 32 32
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.0 0.0 3.2 0.0 0.0 0.0 2.9 0.6 0.0 0.0 1.0 0.7 1.8
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 63 0 15 0 0 0 27 67 0 0 14 135 321
Movement 95th Queue (ft) 50 0 37 0 0 0 29 29 0 0 6 6
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.9 0.4 0.0 0.0 0.3 0.0 0.0 0.0 0.0 5.0 0.0 2.9 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 62 52 0 0 62 8 0 0 0 5 0 30 219
Movement 95th Queue (ft) 22 0 0 0 0 0 0 0 0 51 0 51
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.7 0.3 0.0 1.7 0.2 0.2 5.3 0.0 3.1 6.8 0.0 5.9 1.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 4 77 0 12 81 3 7 0 28 8 0 11 231
Movement 95th Queue (ft) 6 0 0 10 0 0 46 46 46 40 40 40
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.5 0.2 0.1 2.2 0.4 0.0 5.2 0.0 3.2 5.4 0.0 6.2 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 5 69 2 5 93 1 5 0 11 1 0 17 209
Movement 95th Queue (ft) 4 0 0 8 0 0 38 38 38 39 39 39
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
20.7 18.3 22.7 26.7
C B
2030 Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.4 1.4 12.9 13.6
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.7 0.0 1.3 0.7
A B B
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.2 0.3 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.5 0.4
3.2
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.5 3.8
Intersection MOE Eastbound Approach Westbound Approach
3.5 6.3
A A A A
6.2
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.5 2.4 2.6 1.7 0.6 0.3 4.7 0.0 3.1 3.6 0.0 6.0 2.1
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 59 7 6 109 3 12 0 16 1 0 15 236
Movement 95th Queue (ft) 6 0 0 7 0 0 45 45 45 35 35 35
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 24.3 2.8 8.1 0.0 4.6 4.2 6.5 2.7 0.0 5.0
Total Delay (hr) 0.0 0.0 0.0 0.3 0.0 0.2 0.0 1.2 0.1 0.0 0.3 0.0 2.1
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 48 2 98 0 917 46 24 348 0 1483
Movement 95th Queue (ft) 0 0 0 57 0 48 0 0 0 32 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 26.6 0.0 3.9 23.7 0.0 12.2 3.2 1.9 3.4 14.3 3.3 2.2 5.6
Total Delay (hr)0.6 0.0 0.0 0.3 0.0 0.5 0.0 0.4 0.1 0.3 0.3 0.0 2.5
Movement LOS D A A C A B A A A B A A A
Movement Volume 81 0 35 48 0 157 49 750 148 62 283 59 1672
Movement 95th Queue (ft) 94 0 47 64 0 80 23 1 1 45 0 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 3.7 2.7 0.0 0.6 0.0 0.0 0.0 4.6 0.0 0.0 0.0 2.3
Total Delay (hr) 0.0 0.5 0.1 0.0 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 459 73 0 472 0 0 0 66 0 0 0 1070
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 58 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.8 0.0 0.0 6.3 8.5 0.0 0.0 0.0 0.0 0.0 5.8 6.1
Total Delay (hr)0.0 0.1 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 70 0 0 135 1 0 0 0 0 0 15 221
Movement 95th Queue (ft) 0 45 0 0 57 57 0 0 0 0 0 37
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.9 0.6
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 13.3 4.6
Intersection MOE Eastbound Approach Westbound Approach
3.8 5.9
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
19.8 14.9
2.9
A B A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
3.6 0.6 4.6
Intersection MOE Eastbound Approach Westbound Approach
2.2 4.8
C B A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
5.8 6.3
0.0
A A A A
Intersection MOE Eastbound Approach
0.0 5.8
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 26.0 39.8 10.8 35.1 26.4 4.3 38.3 35.8 7.2 33.4 46.6 4.9 32.4
Total Delay (hr) 0.5 5.7 0.4 2.9 3.5 0.1 1.5 3.6 0.4 1.0 8.0 0.1 27.7
Movement LOS C D B D C A D D A C D A C
Movement Volume 74 505 124 292 473 71 137 356 181 108 610 103 3034
Movement 95th Queue (ft) 49 228 74 269 181 39 147 156 74 131 270 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.0 2.3 2.5 9.8 1.4 0.9 96.8 108.1 63.7 40.1 46.5 10.3 7.6
Total Delay (hr)0.0 0.5 0.0 0.4 0.3 0.0 1.1 0.1 1.3 0.1 0.1 0.0 3.9
Movement LOS A A A A A A F F F E E B A
Movement Volume 12 723 63 160 775 14 41 4 73 12 4 17 1898
Movement 95th Queue (ft) 24 0 11 89 0 0 216 216 216 44 44 44
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.7 0.0 3.2 0.0 0.0 0.0 3.5 0.7 0.0 0.0 1.4 0.9 2.4
Total Delay (hr) 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 85 0 45 0 0 0 26 31 0 0 71 156 414
Movement 95th Queue (ft) 60 0 50 0 0 0 31 31 0 0 9 9
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.9 0.2 0.0 0.0 0.6 0.3 0.0 0.0 0.0 6.1 0.2 3.7 1.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 43 85 0 0 71 11 0 0 0 10 5 96 321
Movement 95th Queue (ft) 21 0 0 0 0 0 0 0 0 62 0 62
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.9 0.4 0.2 2.0 0.3 0.2 5.4 0.0 2.7 5.3 0.0 2.5 0.7
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 111 10 22 143 3 3 0 14 2 0 8 324
Movement 95th Queue (ft) 5 0 0 18 0 0 36 36 36 31 31 31
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.2 0.3 0.3 2.3 0.3 0.1 4.8 0.0 2.9 3.9 0.0 2.8 0.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 10 122 14 8 141 5 6 0 7 1 0 9 323
Movement 95th Queue (ft) 14 3 3 12 0 0 35 35 35 28 28 28
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
33.2 27.6 28.6 39.6
C C
2030 Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.4 2.8 76.7 25.5
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.8 0.0 2.0 1.1
A F D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.8 0.6 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.5 0.5
3.8
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.4 0.4 3.8
Intersection MOE Eastbound Approach Westbound Approach
3.2 3.1
A A A A
2.9
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.2 0.1 2.0 0.4 0.1 5.9 0.0 3.0 0.0 0.0 3.0 0.7
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 137 25 27 126 3 10 0 4 0 0 10 351
Movement 95th Queue (ft) 11 0 0 19 0 0 37 37 37 30 30 30
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 45.5 0.4 3.5 0.0 3.9 3.8 5.9 3.5 0.0 5.5
Total Delay (hr) 0.0 0.0 0.0 1.0 0.0 0.1 0.0 0.6 0.1 0.1 0.9 0.0 2.8
Movement LOS A A A E A A A A A A A A A
Movement Volume 0 0 0 79 4 66 0 576 98 71 958 0 1852
Movement 95th Queue (ft) 0 0 0 102 0 53 0 0 12 49 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 33.6 0.0 11.6 79.6 0.0 5.8 11.4 1.3 0.8 10.4 5.7 3.9 8.9
Total Delay (hr)0.3 0.0 0.1 2.2 0.0 0.2 0.1 0.2 0.0 0.2 1.4 0.0 4.7
Movement LOS D A B F A A B A A B A A A
Movement Volume 34 0 39 97 0 113 30 538 53 76 908 43 1931
Movement 95th Queue (ft) 61 0 48 191 43 62 28 0 2 44 2 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.3 3.8 0.0 1.2 0.0 0.0 0.0 5.6 0.0 0.0 0.0 3.2
Total Delay (hr) 0.0 1.1 0.1 0.0 0.3 0.0 0.0 0.0 0.1 0.0 0.0 0.0 1.6
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 721 71 0 830 0 0 0 62 0 0 0 1684
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 59 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.0 0.0 0.3 0.4 0.0 0.0 0.0 0.0 0.0 2.6 0.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 170 0 0 141 2 0 0 0 0 0 10 323
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 30
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.3 0.7
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 25.7 3.9
Intersection MOE Eastbound Approach Westbound Approach
5.1 3.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
21.8 39.9
3.7
A D A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
5.2 1.2 5.6
Intersection MOE Eastbound Approach Westbound Approach
1.7 6.0
C E A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.3 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
0.0 2.6
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 18.7 21.9 4.3 17.1 18.0 5.3 21.8 23.7 4.8 25.4 27.9 4.2 19.3
Total Delay (hr) 0.4 1.8 0.1 0.5 1.7 0.1 0.5 4.4 0.3 0.2 1.6 0.0 11.6
Movement LOS B C A B B A C C A C C A B
Movement Volume 74 295 65 106 343 50 87 655 189 29 202 36 2131
Movement 95th Queue (ft) 46 117 45 89 101 37 85 171 52 34 80 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 3.5 1.2 0.6 4.1 0.6 0.7 20.3 17.6 7.8 11.4 16.7 3.3 2.4
Total Delay (hr) 0.0 0.2 0.0 0.0 0.1 0.0 0.2 0.0 0.2 0.0 0.0 0.0 0.7
Movement LOS A A A A A A C C A B C A A
Movement Volume 4 479 44 41 456 5 32 10 95 7 6 6 1185
Movement 95th Queue (ft) 13 0 3 38 0 0 87 87 87 28 28 28
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.9 0.0 2.8 0.0 0.0 0.0 2.8 0.5 0.0 0.0 0.5 0.5 2.0
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 70 0 17 0 0 0 21 64 0 0 12 78 262
Movement 95th Queue (ft) 55 0 36 0 0 0 22 22 0 0 0 0
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.1 0.0 0.0 0.2 0.3 0.0 0.0 0.0 5.0 0.0 2.8 1.1
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 52 46 0 0 60 7 0 0 0 7 0 31 203
Movement 95th Queue (ft) 16 0 0 0 0 0 0 0 0 47 0 47
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.0 1.7 0.2 0.0 4.0 0.0 3.2 0.0 0.0 0.0 0.9
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 70 0 10 81 0 9 0 29 0 0 0 199
Movement 95th Queue (ft) 0 0 0 10 0 0 47 0 47 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.2 0.2 1.7 0.1 0.0 4.8 0.0 3.0 0.0 0.0 0.0 0.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 58 2 3 87 0 6 0 11 0 0 0 167
Movement 95th Queue (ft) 0 0 0 4 0 0 39 0 39 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
18.7 16.5 19.7 24.4
B B
2037 No Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.2 0.9 11.4 10.5
A
B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.5 0.0 1.1 0.5
A B B
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.9 0.2 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.2 0.4
3.2
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.2 0.2 3.6
Intersection MOE Eastbound Approach Westbound Approach
3.4 0.0
A A A A
0.0
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.7 2.7 1.6 0.2 0.0 4.6 0.0 3.0 0.0 0.0 0.0 1.5
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 40 5 9 88 0 12 0 17 0 0 0 171
Movement 95th Queue (ft) 0 0 0 4 0 0 45 0 45 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 20.9 2.2 6.2 0.0 0.9 1.4 8.3 0.5 0.0 1.8
Total Delay (hr) 0.0 0.0 0.0 0.3 0.0 0.1 0.0 0.2 0.0 0.0 0.1 0.0 0.7
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 51 2 46 0 844 32 12 348 0 1335
Movement 95th Queue (ft) 0 0 0 52 0 28 0 0 250 28 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 0 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 31.9 0.0 3.6 0.0 0.0 0.0 3.5 1.1 0.0 0.0 3.3 2.9 3.7
Total Delay (hr)0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.3 0.1 1.5
Movement LOS D A A A A A A A A A A A A
Movement Volume 85 0 42 0 0 0 46 846 0 0 314 63 1396
Movement 95th Queue (ft) 106 0 45 0 0 0 36 0 0 0 0 5
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.7 0.3
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 13.7 0.9
Intersection MOE Eastbound Approach Westbound Approach
3.7 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
22.5 0.0
0.8
A B A A
Intersection MOE Eastbound Approach
1.2 3.2
C A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 23.8 37.9 10.7 34.8 23.9 3.7 35.4 35.4 7.5 32.7 44.4 5.2 30.7
Total Delay (hr) 0.5 5.8 0.3 2.9 3.4 0.1 0.8 3.3 0.4 0.8 8.1 0.2 26.6
Movement LOS C D B C C A D D A C D A C
Movement Volume 80 545 114 300 508 70 76 327 202 81 645 119 3067
Movement 95th Queue (ft) 54 231 74 264 175 38 90 142 76 100 296 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.5 2.1 1.7 9.7 1.3 0.9 75.7 59.6 44.7 45.5 51.7 14.3 6.0
Total Delay (hr) 0.0 0.5 0.0 0.3 0.3 0.0 0.8 0.1 1.0 0.2 0.0 0.1 3.3
Movement LOS A A A A A A F F E E F B A
Movement Volume 8 761 73 110 821 15 37 4 82 16 2 16 1945
Movement 95th Queue (ft) 21 3 6 73 0 0 189 189 189 47 47 47
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.7 0.0 3.4 0.0 0.0 0.0 2.8 0.7 0.0 0.0 1.1 0.7 2.5
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 92 0 47 0 0 0 22 31 0 0 71 115 378
Movement 95th Queue (ft) 60 0 50 0 0 0 25 25 0 0 3 3
Storage Bay Distance (ft) 0 0 30 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.2 0.0 0.0 0.5 0.1 0.0 0.0 0.0 6.1 0.3 3.9 1.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 40 89 0 0 55 12 0 0 0 12 8 94 310
Movement 95th Queue (ft) 18 0 0 0 0 0 0 0 0 60 0 60
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.3 2.1 0.3 0.0 4.2 0.0 3.1 0.0 0.0 0.0 0.6
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 114 9 22 126 0 5 0 13 0 0 0 289
Movement 95th Queue (ft) 0 0 0 17 0 0 37 0 37 0 0 0
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.0 2.1 0.2 0.0 5.2 0.0 3.5 0.0 0.0 0.0 0.4
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 118 14 7 121 0 6 0 4 0 0 0 270
Movement 95th Queue (ft) 0 0 0 13 0 0 33 0 33 0 0 0
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
32.2 26.0 26.1 37.8
C C
2037 No Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.1 2.3 54.5 31.2
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.9 0.0 1.6 0.9
A F D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.7 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.3 0.6
3.9
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.3 0.3 4.5
Intersection MOE Eastbound Approach Westbound Approach
3.4 0.0
A A A A
0.0
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.8 2.7 2.0 0.3 0.0 5.2 0.0 2.9 0.0 0.0 0.0 2.0
Total Delay (hr) 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 124 26 25 103 0 14 0 5 0 0 0 297
Movement 95th Queue (ft) 0 0 0 19 0 0 40 0 40 0 0 0
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 35.3 3.4 5.5 0.0 0.9 1.2 6.7 1.4 0.0 2.7
Total Delay (hr) 0.0 0.0 0.0 0.7 0.0 0.1 0.0 0.1 0.0 0.1 0.4 0.0 1.4
Movement LOS A A A E A A A A A A A A A
Movement Volume 0 0 0 68 2 44 0 576 98 51 989 0 1828
Movement 95th Queue (ft) 0 0 0 80 0 29 0 3 250 50 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 35.0 0.0 10.0 0.0 0.0 0.0 12.8 0.7 0.0 0.0 5.4 4.8 4.7
Total Delay (hr)0.4 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.0 1.5 0.1 2.3
Movement LOS D A A A A A B A A A A A A
Movement Volume 37 0 44 0 0 0 36 584 0 0 1013 49 1763
Movement 95th Queue (ft) 63 0 56 0 0 0 49 0 0 0 0 4
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.8 0.6
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 23.2 0.9
Intersection MOE Eastbound Approach Westbound Approach
4.6 0.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
21.4 0.0
1.7
A C A A
Intersection MOE Eastbound Approach
1.4 5.4
C A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 18.1 26.7 4.8 20.2 19.8 7.0 23.2 26.8 7.2 25.6 31.6 4.5 21.9
Total Delay (hr) 0.4 2.3 0.1 0.8 1.7 0.1 1.0 5.3 0.4 0.3 1.7 0.1 14.2
Movement LOS B C A C B A C C A C C A C
Movement Volume 77 302 88 136 315 42 157 708 208 42 190 41 2306
Movement 95th Queue (ft) 43 127 48 109 102 40 121 200 67 50 83 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.7 1.5 1.5 4.7 0.7 0.4 26.4 21.1 10.1 15.6 22.5 5.4 3.1
Total Delay (hr) 0.0 0.2 0.0 0.1 0.1 0.0 0.2 0.0 0.3 0.0 0.0 0.0 0.9
Movement LOS A A A A A A D C B C C A A
Movement Volume 3 497 54 104 453 4 30 7 111 5 8 6 1282
Movement 95th Queue (ft) 10 0 6 53 0 0 102 102 102 36 36 36
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.1 0.0 3.1 0.0 0.0 0.0 3.1 0.7 0.0 0.0 1.4 0.7 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 74 0 16 0 0 0 20 70 0 0 20 146 346
Movement 95th Queue (ft) 54 0 36 0 0 0 24 24 0 0 3 3
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.3 0.0 0.0 0.4 0.1 0.0 0.0 0.0 7.4 0.0 2.9 1.4
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 62 52 0 0 67 7 0 0 0 6 0 36 230
Movement 95th Queue (ft) 24 0 0 0 3 3 0 0 0 46 0 46
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.4 0.3 0.0 1.7 0.2 0.2 4.5 0.0 3.0 6.1 0.0 5.6 1.3
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 6 81 0 9 95 2 6 0 29 6 0 13 247
Movement 95th Queue (ft) 9 0 0 6 0 0 48 48 48 39 39 39
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.5 0.2 0.3 1.6 0.5 0.4 5.0 0.0 3.2 6.0 0.0 5.7 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 6 67 2 3 110 2 5 0 17 2 0 15 229
Movement 95th Queue (ft) 10 0 0 0 0 0 41 41 41 36 36 36
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
21.2 18.8 22.5 26.6
C B
2037 Build Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.5 1.4 13.9 15.3
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.7 0.0 1.2 0.8
A B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.2 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.6 0.3
3.5
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.5 3.6
Intersection MOE Eastbound Approach Westbound Approach
3.3 5.8
A A A A
5.7
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.3 2.5 2.1 1.9 0.6 0.3 4.3 0.0 2.9 7.1 0.0 6.1 2.0
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 59 6 10 122 3 13 0 15 1 0 15 253
Movement 95th Queue (ft) 11 0 0 6 0 0 43 43 43 38 38 38
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 33.4 4.3 8.5 0.0 4.9 4.6 6.8 2.7 0.0 5.6
Total Delay (hr) 0.0 0.0 0.0 0.5 0.0 0.2 0.0 1.3 0.1 0.0 0.3 0.0 2.4
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 55 1 103 0 981 45 23 361 0 1569
Movement 95th Queue (ft) 0 0 0 67 0 48 0 0 0 32 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 31.8 0.0 4.1 23.4 0.0 13.8 3.3 2.1 3.5 14.2 3.1 2.6 5.9
Total Delay (hr)0.7 0.0 0.0 0.3 0.0 0.6 0.1 0.5 0.1 0.2 0.3 0.0 2.8
Movement LOS D A A C A B A A A B A A A
Movement Volume 82 0 33 50 0 160 55 829 141 60 292 64 1766
Movement 95th Queue (ft) 100 0 44 64 0 91 27 1 4 42 1 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 3.6 2.5 0.0 0.7 0.0 0.0 0.0 3.9 0.0 0.0 0.0 2.3
Total Delay (hr) 0.0 0.5 0.0 0.0 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.7
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 483 68 0 488 0 0 0 57 0 0 0 1096
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 50 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.8 0.0 0.0 6.2 7.2 0.0 0.0 0.0 0.0 0.0 5.9 6.1
Total Delay (hr)0.0 0.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 69 0 0 149 2 0 0 0 0 0 13 233
Movement 95th Queue (ft) 0 47 0 0 57 57 0 0 0 0 0 35
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.9 0.7
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 17.1 4.9
Intersection MOE Eastbound Approach Westbound Approach
3.6 6.2
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
23.9 16.1
2.9
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
3.5 0.7 3.9
Intersection MOE Eastbound Approach Westbound Approach
2.4 4.6
C C A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
5.8 6.2
0.0
A A A A
Intersection MOE Eastbound Approach
0.0 5.9
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 25.3 45.8 12.7 40.0 27.0 4.6 42.3 38.7 9.5 35.1 52.5 5.4 36.0
Total Delay (hr) 0.6 7.3 0.5 3.5 3.6 0.1 1.7 3.9 0.5 1.2 9.8 0.2 32.9
Movement LOS C D B D C A D D A D D A D
Movement Volume 79 560 128 306 480 73 142 361 206 119 659 112 3225
Movement 95th Queue (ft) 53 275 83 293 185 43 153 167 96 139 330 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.6 2.6 3.0 12.9 1.5 0.9 179.1 168.4 133.6 69.5 49.2 13.5 12.3
Total Delay (hr)0.0 0.6 0.1 0.6 0.3 0.0 2.1 0.1 2.9 0.2 0.1 0.1 7.1
Movement LOS A A A B A A F F F F E B B
Movement Volume 12 800 74 176 795 14 41 3 75 10 3 18 2021
Movement 95th Queue (ft) 24 0 16 111 7 0 346 346 346 49 49 49
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 8.5 0.0 3.5 0.0 0.0 0.0 3.9 2.0 0.0 0.0 1.6 1.0 3.2
Total Delay (hr) 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2
Movement LOS A A A A A A A A A A A A A
Movement Volume 93 0 50 0 0 0 22 28 0 0 76 176 445
Movement 95th Queue (ft) 63 0 52 0 0 0 30 30 0 0 7 7
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.2 0.0 0.0 0.6 0.2 0.0 0.0 0.0 6.0 0.4 3.9 1.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 38 89 0 0 76 11 0 0 0 7 8 106 335
Movement 95th Queue (ft) 21 0 0 0 0 0 0 0 0 58 0 58
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.4 0.2 1.9 0.3 0.2 4.7 0.0 3.1 6.9 0.0 3.0 0.8
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 108 14 29 149 3 6 0 16 3 0 8 345
Movement 95th Queue (ft) 10 0 0 17 0 0 41 41 41 32 32 32
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.5 0.4 0.1 2.4 0.3 0.1 4.9 0.0 3.2 0.0 0.0 2.5 0.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 124 14 6 151 4 5 0 5 0 0 10 328
Movement 95th Queue (ft) 18 0 0 12 0 0 30 30 30 29 29 29
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
38.2 29.7 30.9 44.2
D C
2037 Build Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.7 3.5 150.2 35.0
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
6.8 0.0 2.8 1.2
A F E
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.7 0.5 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.5 0.6
3.8
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.4 4.1
Intersection MOE Eastbound Approach Westbound Approach
3.5 4.1
A A A A
2.5
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.6 0.3 0.0 2.1 0.4 0.1 5.5 0.0 2.7 0.0 0.0 2.6 0.7
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 6 137 24 24 137 6 13 0 5 0 0 8 360
Movement 95th Queue (ft) 5 0 0 19 0 0 38 38 38 27 27 27
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 56.8 0.3 3.7 0.0 4.1 4.1 6.7 3.7 0.0 6.4
Total Delay (hr) 0.0 0.0 0.0 1.5 0.0 0.1 0.0 0.7 0.1 0.1 1.1 0.0 3.6
Movement LOS A A A F A A A A A A A A A
Movement Volume 0 0 0 91 5 60 0 618 100 64 1027 0 1965
Movement 95th Queue (ft) 0 0 0 125 0 49 0 0 5 53 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 35.9 0.0 12.9 65.5 0.0 5.8 14.8 1.5 0.6 10.9 5.9 4.6 8.4
Total Delay (hr)0.4 0.0 0.2 1.7 0.0 0.2 0.1 0.2 0.0 0.2 1.6 0.1 4.7
Movement LOS E A B F A A B A A B A A A
Movement Volume 42 0 50 94 0 100 34 580 47 78 971 40 2036
Movement 95th Queue (ft) 69 0 54 153 0 61 34 0 0 51 2 0
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.8 4.2 0.0 1.2 0.0 0.0 0.0 6.1 0.0 0.0 0.0 3.6
Total Delay (hr) 0.0 1.3 0.1 0.0 0.3 0.0 0.0 0.0 0.1 0.0 0.0 0.0 1.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 811 75 0 853 0 0 0 64 0 0 0 1803
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 56 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.0 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 2.7 0.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 166 0 0 148 3 0 0 0 0 0 9 326
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 28
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.3 0.6
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 34.6 4.1
Intersection MOE Eastbound Approach Westbound Approach
4.7 2.6
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
23.4 34.7
3.9
A D A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
5.7 1.2 6.1
Intersection MOE Eastbound Approach Westbound Approach
2.1 6.2
C D A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.3 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
0.0 2.7
A A A A
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 19.9 22.8 4.7 17.7 19.6 4.8 21.9 25.4 6.0 26.2 28.2 4.3 20.4
Total Delay (hr) 0.5 1.9 0.1 0.6 1.9 0.1 0.7 4.8 0.3 0.2 1.6 0.0 12.7
Movement LOS B C A B B A C C A C C A C
Movement Volume 81 298 74 117 342 51 114 670 202 32 203 37 2221
Movement 95th Queue (ft) 52 113 45 98 110 36 97 197 61 43 83 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.7 1.2 0.8 4.9 0.7 1.0 19.6 17.6 7.8 16.4 22.0 5.8 2.6
Total Delay (hr) 0.0 0.2 0.0 0.1 0.1 0.0 0.2 0.0 0.2 0.0 0.1 0.0 0.9
Movement LOS A A A A A A C C A C C A A
Movement Volume 4 496 48 47 466 4 35 8 103 8 9 9 1237
Movement 95th Queue (ft) 9 0 9 47 0 0 82 82 82 37 37 37
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.1 0.0 2.9 0.0 0.0 0.0 3.1 0.5 0.0 0.0 1.0 0.7 2.1
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 73 0 18 0 0 0 25 69 0 0 16 89 290
Movement 95th Queue (ft) 55 0 38 0 0 0 25 25 0 0 0 0
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.4 0.0 0.0 0.4 0.5 0.0 0.0 0.0 5.3 0.0 2.9 1.4
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 64 52 0 0 63 8 0 0 0 6 0 33 226
Movement 95th Queue (ft) 23 0 0 0 0 0 0 0 0 47 0 47
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.3 0.2 0.0 1.8 0.2 0.4 4.8 0.0 3.1 6.5 0.0 5.8 1.5
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 82 0 13 84 3 8 0 27 9 0 16 250
Movement 95th Queue (ft) 4 0 0 10 0 0 46 46 46 43 43 43
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.2 0.2 0.2 2.1 0.6 0.5 4.7 0.0 3.1 6.8 0.0 6.2 1.4
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 74 4 5 100 3 6 0 14 2 0 18 234
Movement 95th Queue (ft) 4 0 0 6 0 0 39 39 39 39 39 39
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
6.3
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.6 0.7 3.6
Intersection MOE Eastbound Approach Westbound Approach
3.5 6.1
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.6 0.4
3.3
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.3 0.4 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.7 0.0 1.2 0.7
A B B
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.2 1.1 11.2 14.7
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
19.3 17.7 21.0 24.7
B B
2037 Build Conditions (Residential Only) - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.9 2.4 2.2 1.7 0.6 0.6 4.8 0.0 2.9 8.7 0.0 5.8 2.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 10 62 7 9 113 3 14 0 21 1 0 21 261
Movement 95th Queue (ft) 6 0 0 6 0 0 45 45 45 41 41 41
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 24.3 2.9 8.6 0.0 4.4 4.0 6.3 2.1 0.0 4.9
Total Delay (hr) 0.0 0.0 0.0 0.4 0.0 0.2 0.0 1.0 0.1 0.0 0.2 0.0 1.9
Movement LOS A A A C A A A A A A A A A
Movement Volume 0 0 0 58 4 100 0 845 54 17 346 0 1424
Movement 95th Queue (ft) 0 0 0 54 0 51 0 0 0 25 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 17.4 0.0 3.6 0.0 0.0 9.3 2.9 1.5 0.0 12.9 3.1 2.8 3.0
Total Delay (hr)0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.3 0.1 1.2
Movement LOS C A A A A A A A A B A A A
Movement Volume 79 0 33 0 0 10 46 897 0 6 324 66 1461
Movement 95th Queue (ft) 75 0 42 0 0 26 21 0 0 11 0 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 2.8 0.0 0.0 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8
Total Delay (hr) 0.0 0.4 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 531 0 0 508 0 0 0 0 0 0 0 1039
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.5 0.0 0.0 6.2 6.7 0.0 0.0 0.0 0.0 0.0 5.8 6.0
Total Delay (hr)0.0 0.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 71 0 0 145 2 0 0 0 0 0 22 240
Movement 95th Queue (ft) 0 46 0 0 52 52 0 0 0 0 0 40
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 5.8
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
5.5 6.2
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
2.8 0.7 0.0
Intersection MOE Eastbound Approach Westbound Approach
1.6 3.2
B A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
13.3 9.3
2.3
A B A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 14.1 4.4
Intersection MOE Eastbound Approach Westbound Approach
3.7 5.9
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.8 0.7
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 24.9 39.3 10.9 33.9 23.2 3.7 38.3 36.5 9.1 31.5 45.9 5.0 31.4
Total Delay (hr) 0.6 6.0 0.4 2.9 3.3 0.1 1.1 3.7 0.5 0.8 8.7 0.2 28.3
Movement LOS C D B C C A D D A C D A C
Movement Volume 79 540 126 301 510 71 98 357 212 84 665 116 3159
Movement 95th Queue (ft) 50 237 77 255 174 37 113 160 96 94 297 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.6 2.3 1.9 10.8 1.4 0.9 95.1 55.2 58.5 48.1 58.8 12.2 7.6
Total Delay (hr)0.0 0.5 0.0 0.4 0.3 0.0 1.2 0.1 1.4 0.2 0.1 0.1 4.3
Movement LOS A A A B A A F F F E F B A
Movement Volume 15 770 71 131 815 15 45 4 85 12 4 15 1982
Movement 95th Queue (ft) 25 3 7 86 0 0 237 237 237 46 46 46
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.0 0.0 3.3 0.0 0.0 0.0 3.4 0.7 0.0 0.0 1.3 0.8 2.5
Total Delay (hr) 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2
Movement LOS A A A A A A A A A A A A A
Movement Volume 95 0 47 0 0 0 25 38 0 0 84 122 411
Movement 95th Queue (ft) 61 0 51 0 0 0 29 29 0 0 5 5
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.2 0.0 0.0 0.7 0.4 0.0 0.0 0.0 6.2 0.6 3.9 1.9
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 50 83 0 0 75 11 0 0 0 10 7 112 348
Movement 95th Queue (ft) 20 0 0 0 0 0 0 0 0 58 0 58
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.3 0.5 0.3 1.8 0.4 0.2 4.5 0.0 2.9 5.8 0.0 3.6 1.0
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 17 112 10 25 155 7 8 0 18 4 0 12 368
Movement 95th Queue (ft) 16 0 0 13 0 0 40 40 40 39 39 39
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.2 0.4 0.2 2.4 0.4 0.2 4.8 0.0 3.1 7.0 0.0 3.0 0.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 20 131 15 11 158 5 6 0 6 1 0 15 368
Movement 95th Queue (ft) 18 0 0 16 0 0 34 34 34 37 37 37
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
3.3
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.6 0.5 4.0
Intersection MOE Eastbound Approach Westbound Approach
3.4 4.2
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.7 0.6
3.9
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.8 0.7 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
5.1 0.0 1.8 1.0
A F D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.3 2.7 70.7 32.1
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
33.0 25.3 28.1 39.0
C C
2037 Build Conditions (Residential Only) - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.8 0.3 0.1 2.3 0.5 0.2 6.0 0.0 2.9 4.8 0.0 2.6 0.9
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 16 153 25 26 148 6 13 0 7 1 0 16 411
Movement 95th Queue (ft) 15 0 0 20 0 0 40 40 40 37 37 37
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 51.6 0.2 3.8 0.0 4.0 3.6 6.5 3.6 0.0 6.1
Total Delay (hr) 0.0 0.0 0.0 1.3 0.0 0.1 0.0 0.7 0.1 0.1 1.0 0.0 3.3
Movement LOS A A A F A A A A A A A A A
Movement Volume 0 0 0 92 5 80 0 589 110 77 974 0 1927
Movement 95th Queue (ft) 0 0 0 120 0 63 0 0 8 58 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 29.6 0.0 10.0 0.0 0.0 4.1 11.4 1.0 0.0 9.9 5.8 5.0 4.9
Total Delay (hr)0.3 0.0 0.1 0.0 0.0 0.0 0.1 0.2 0.0 0.1 1.7 0.1 2.6
Movement LOS D A A A A A B A A A A A A
Movement Volume 40 0 49 0 0 6 33 634 0 24 1029 46 1861
Movement 95th Queue (ft) 58 0 53 0 0 17 29 0 0 22 0 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 4.6 0.0 0.0 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.9
Total Delay (hr) 0.0 1.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 835 0 0 879 0 0 0 0 0 0 0 1714
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.0 0.0 0.3 0.2 0.0 0.0 0.0 0.0 0.0 3.0 0.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 187 0 0 164 6 0 0 0 0 0 14 371
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 33
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 3.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.3 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
4.6 1.3 0.0
Intersection MOE Eastbound Approach Westbound Approach
1.5 5.9
C A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
18.8 4.1
3.8
A D A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 28.5 3.9
Intersection MOE Eastbound Approach Westbound Approach
4.9 2.7
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.4 0.8
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 19.9 27.6 5.1 20.6 21.9 6.8 25.0 27.7 7.2 28.2 30.0 4.2 23.0
Total Delay (hr) 0.5 2.5 0.1 0.8 2.1 0.1 1.1 5.5 0.4 0.4 1.6 0.0 15.1
Movement LOS B C A C C A C C A C C A C
Movement Volume 81 316 85 131 333 43 153 717 185 48 190 40 2322
Movement 95th Queue (ft) 48 134 53 106 117 36 120 198 63 54 78 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.3 1.6 1.5 5.7 0.7 0.8 35.0 31.5 4.6 21.8 26.1 4.7 3.3
Total Delay (hr) 0.0 0.2 0.0 0.2 0.1 0.0 0.4 0.1 0.1 0.0 0.0 0.0 1.1
Movement LOS A A A A A A D D A C D A A
Movement Volume 2 504 51 105 457 4 39 6 108 8 6 6 1296
Movement 95th Queue (ft) 7 0 3 54 0 0 70 70 47 33 33 33
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 250 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.0 0.0 2.9 0.0 0.0 0.0 2.7 0.7 0.0 0.0 1.1 0.7 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 76 0 20 0 0 0 19 72 0 0 16 144 347
Movement 95th Queue (ft) 55 0 38 0 0 0 22 22 0 0 3 3
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.3 0.0 0.0 0.3 0.2 0.0 0.0 0.0 6.4 0.0 3.1 1.3
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 59 54 0 0 74 8 0 0 0 8 0 35 238
Movement 95th Queue (ft) 27 0 0 0 0 0 0 0 0 50 0 50
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 3.8 0.2 0.0 1.7 0.2 0.2 5.0 0.0 3.0 6.4 0.0 5.9 1.2
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 5 81 0 13 95 3 5 0 27 6 0 11 246
Movement 95th Queue (ft) 4 0 0 9 0 0 44 44 44 38 38 38
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.0 0.2 0.1 2.4 0.4 0.3 5.0 0.0 2.9 7.0 0.0 5.9 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 7 69 2 4 104 3 6 0 15 1 0 17 228
Movement 95th Queue (ft) 8 0 0 0 0 0 41 41 41 38 38 38
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
6.0
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.5 3.5
Intersection MOE Eastbound Approach Westbound Approach
3.3 6.1
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.4 0.4
3.7
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.2 0.3 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.6 0.0 1.1 0.7
A B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.6 1.6 13.4 18.0
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
22.3 20.3 23.7 26.0
C C
2037 Build Conditions (Pike Lake Trail NBR) - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.9 2.4 2.4 2.1 0.6 0.3 4.4 0.0 2.8 6.4 0.0 6.0 2.0
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 62 6 9 118 3 11 0 13 1 0 18 249
Movement 95th Queue (ft) 9 0 0 9 0 0 43 43 43 39 39 39
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 29.2 1.9 8.7 0.0 4.9 4.8 7.7 2.8 0.0 5.6
Total Delay (hr) 0.0 0.0 0.0 0.5 0.0 0.2 0.0 1.3 0.1 0.1 0.3 0.0 2.5
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 58 2 95 0 972 47 25 366 0 1565
Movement 95th Queue (ft) 0 0 0 63 0 50 0 0 0 33 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 35.0 0.0 4.0 21.4 0.0 15.4 2.9 1.9 3.4 14.3 3.3 2.4 6.1
Total Delay (hr)0.9 0.0 0.0 0.3 0.0 0.6 0.0 0.4 0.1 0.2 0.3 0.0 2.8
Movement LOS D A A C A C A A A B A A A
Movement Volume 86 0 40 50 0 151 56 818 137 57 293 58 1746
Movement 95th Queue (ft) 115 36 45 61 0 95 24 1 0 40 0 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 3.9 3.1 0.0 0.6 0.0 0.0 0.0 4.1 0.0 0.0 0.0 2.4
Total Delay (hr) 0.0 0.5 0.1 0.0 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 475 75 0 503 0 0 0 67 0 0 0 1120
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 53 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.8 0.0 0.0 6.3 9.4 0.0 0.0 0.0 0.0 0.0 5.8 6.1
Total Delay (hr)0.0 0.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 71 0 0 146 1 0 0 0 0 0 12 230
Movement 95th Queue (ft) 0 43 0 0 55 55 0 0 0 0 0 33
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 5.8
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
5.8 6.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
3.8 0.6 4.1
Intersection MOE Eastbound Approach Westbound Approach
2.2 4.7
D C A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
25.2 16.9
3.1
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 16.3 4.9
Intersection MOE Eastbound Approach Westbound Approach
3.5 6.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.9 0.7
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 26.1 43.8 11.2 36.9 27.2 5.1 41.0 39.5 9.3 35.2 51.9 5.2 35.2
Total Delay (hr) 0.6 6.8 0.4 3.0 3.8 0.1 1.7 4.1 0.5 1.1 9.7 0.2 32.0
Movement LOS C D B D C A D D A D D A D
Movement Volume 75 551 134 291 501 65 146 364 202 115 656 117 3217
Movement 95th Queue (ft) 49 254 78 262 199 46 150 180 90 127 335 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.2 2.4 2.7 13.8 1.4 1.0 161.9 183.9 7.3 53.3 106.3 28.0 7.3
Total Delay (hr)0.0 0.5 0.1 0.6 0.3 0.0 1.8 0.3 0.2 0.2 0.1 0.2 4.3
Movement LOS A A A B A A F F A F F D A
Movement Volume 12 797 69 160 793 14 37 5 79 11 4 20 2001
Movement 95th Queue (ft) 27 0 9 97 0 0 147 147 52 61 61 61
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 250 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.7 0.0 3.5 0.0 0.0 0.0 3.3 1.0 0.0 0.0 1.7 0.9 2.5
Total Delay (hr) 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 93 0 50 0 0 0 29 27 0 0 68 165 432
Movement 95th Queue (ft) 57 0 54 0 0 0 29 29 0 0 6 6
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.9 0.2 0.0 0.0 0.6 0.3 0.0 0.0 0.0 5.7 0.5 4.0 1.7
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 42 92 0 0 79 12 0 0 0 8 8 98 339
Movement 95th Queue (ft) 25 0 0 0 0 0 0 0 0 60 0 60
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.4 0.1 1.9 0.3 0.2 6.2 0.0 2.8 6.5 0.0 2.7 0.8
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 117 8 26 149 3 2 0 14 3 0 10 340
Movement 95th Queue (ft) 10 0 0 18 0 0 36 36 36 35 35 35
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.1 0.4 0.2 1.9 0.3 0.1 4.9 0.0 2.7 0.0 0.0 2.8 0.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 10 127 13 7 152 3 4 0 4 0 0 10 330
Movement 95th Queue (ft) 8 0 0 6 0 0 29 29 29 31 31 31
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
2.8
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.4 3.8
Intersection MOE Eastbound Approach Westbound Approach
3.2 3.6
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.5 0.5
3.9
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.7 0.6 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.9 0.0 2.2 1.1
A F E
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.5 3.4 61.9 44.9
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
36.3 28.8 31.2 43.6
D C
2037 Build Conditions (Pike Lake Trail NBR) - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.2 0.3 0.1 2.4 0.4 0.3 5.7 0.0 3.3 6.0 0.0 2.8 0.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 139 30 21 143 3 12 0 5 1 0 10 373
Movement 95th Queue (ft) 13 0 0 24 0 0 39 39 39 32 32 32
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 60.7 0.3 3.9 0.0 4.1 4.0 7.4 3.7 0.0 6.6
Total Delay (hr) 0.0 0.0 0.0 1.5 0.0 0.1 0.0 0.7 0.1 0.2 1.0 0.0 3.6
Movement LOS A A A F A A A A A A A A A
Movement Volume 0 0 0 89 4 73 0 632 103 76 1001 0 1978
Movement 95th Queue (ft) 0 0 0 142 0 54 0 0 10 63 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 48.6 0.0 11.7 72.9 0.0 5.4 13.2 1.5 0.9 10.9 5.9 4.8 8.8
Total Delay (hr)0.6 0.0 0.2 1.9 0.0 0.1 0.1 0.2 0.0 0.2 1.6 0.1 5.0
Movement LOS E A B F A A B A A B A A A
Movement Volume 43 0 47 91 0 97 35 589 58 74 956 49 2039
Movement 95th Queue (ft) 84 0 53 157 0 54 33 0 3 44 4 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.7 4.3 0.0 1.2 0.0 0.0 0.0 6.3 0.0 0.0 0.0 3.5
Total Delay (hr) 0.0 1.3 0.1 0.0 0.3 0.0 0.0 0.0 0.1 0.0 0.0 0.0 1.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 798 69 0 852 0 0 0 65 0 0 0 1784
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 54 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.4 0.0 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 2.6 0.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 178 0 0 158 3 0 0 0 0 0 8 347
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 27
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 2.6
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.4 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
5.6 1.2 6.3
Intersection MOE Eastbound Approach Westbound Approach
2.0 6.2
D E A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
29.3 38.1
4.0
A D A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 34.3 4.1
Intersection MOE Eastbound Approach Westbound Approach
5.0 3.1
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.4 0.6
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 19.9 27.6 5.1 20.6 21.9 6.8 25.0 27.7 7.2 28.2 30.0 4.2 23.0
Total Delay (hr) 0.5 2.5 0.1 0.8 2.1 0.1 1.1 5.5 0.4 0.4 1.6 0.0 15.1
Movement LOS B C A C C A C C A C C A C
Movement Volume 81 316 85 131 333 43 153 717 185 48 190 40 2322
Movement 95th Queue (ft) 48 134 53 106 117 36 120 198 63 54 78 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.3 1.6 1.5 5.7 0.7 0.8 35.0 31.5 4.6 21.8 26.1 4.7 3.3
Total Delay (hr) 0.0 0.2 0.0 0.2 0.1 0.0 0.4 0.1 0.1 0.0 0.0 0.0 1.1
Movement LOS A A A A A A D D A C D A A
Movement Volume 2 504 51 105 457 4 39 6 108 8 6 6 1296
Movement 95th Queue (ft) 7 0 3 54 0 0 70 70 47 33 33 33
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 250 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.0 0.0 2.9 0.0 0.0 0.0 2.7 0.7 0.0 0.0 1.1 0.7 1.9
Total Delay (hr)0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 76 0 20 0 0 0 19 72 0 0 16 144 347
Movement 95th Queue (ft) 55 0 38 0 0 0 22 22 0 0 3 3
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.3 0.0 0.0 0.3 0.2 0.0 0.0 0.0 6.4 0.0 3.1 1.3
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 59 54 0 0 74 8 0 0 0 8 0 35 238
Movement 95th Queue (ft) 27 0 0 0 0 0 0 0 0 50 0 50
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 3.8 0.2 0.0 1.7 0.2 0.2 5.0 0.0 3.0 6.4 0.0 5.9 1.2
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 5 81 0 13 95 3 5 0 27 6 0 11 246
Movement 95th Queue (ft) 4 0 0 9 0 0 44 44 44 38 38 38
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.0 0.2 0.1 2.4 0.4 0.3 5.0 0.0 2.9 7.0 0.0 5.9 1.2
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 7 69 2 4 104 3 6 0 15 1 0 17 228
Movement 95th Queue (ft) 8 0 0 0 0 0 41 41 41 38 38 38
Storage Bay Distance (ft) 100 0 0 150 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
6.0
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.5 0.5 3.5
Intersection MOE Eastbound Approach Westbound Approach
3.3 6.1
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.4 0.4
3.7
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
1.2 0.3 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.6 0.0 1.1 0.7
A B C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
1.6 1.6 13.4 18.0
A
C C
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
22.3 20.3 23.7 26.0
C C
Existing Year 2025 Conditions - AM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 6.9 2.4 2.4 2.1 0.6 0.3 4.4 0.0 2.8 6.4 0.0 6.0 2.0
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 8 62 6 9 118 3 11 0 13 1 0 18 249
Movement 95th Queue (ft) 9 0 0 9 0 0 43 43 43 39 39 39
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 29.2 1.9 8.7 0.0 4.9 4.8 7.7 2.8 0.0 5.6
Total Delay (hr) 0.0 0.0 0.0 0.5 0.0 0.2 0.0 1.3 0.1 0.1 0.3 0.0 2.5
Movement LOS A A A D A A A A A A A A A
Movement Volume 0 0 0 58 2 95 0 972 47 25 366 0 1565
Movement 95th Queue (ft) 0 0 0 63 0 50 0 0 0 33 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 35.0 0.0 4.0 21.4 0.0 15.4 2.9 1.9 3.4 14.3 3.3 2.4 6.1
Total Delay (hr)0.9 0.0 0.0 0.3 0.0 0.6 0.0 0.4 0.1 0.2 0.3 0.0 2.8
Movement LOS D A A C A C A A A B A A A
Movement Volume 86 0 40 50 0 151 56 818 137 57 293 58 1746
Movement 95th Queue (ft) 115 36 45 61 0 95 24 1 0 40 0 1
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 3.9 3.1 0.0 0.6 0.0 0.0 0.0 4.1 0.0 0.0 0.0 2.4
Total Delay (hr) 0.0 0.5 0.1 0.0 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 475 75 0 503 0 0 0 67 0 0 0 1120
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 53 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.8 0.0 0.0 6.3 9.4 0.0 0.0 0.0 0.0 0.0 5.8 6.1
Total Delay (hr)0.0 0.1 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 71 0 0 146 1 0 0 0 0 0 12 230
Movement 95th Queue (ft) 0 43 0 0 55 55 0 0 0 0 0 33
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 5.8
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
5.8 6.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
3.8 0.6 4.1
Intersection MOE Eastbound Approach Westbound Approach
2.2 4.7
D C A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
25.2 16.9
3.1
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 16.3 4.9
Intersection MOE Eastbound Approach Westbound Approach
3.5 6.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
2.9 0.7
Intersection MOE Eastbound Approach
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 23.8 44.9 11.0 38.2 26.4 4.0 44.8 40.7 11.7 34.1 49.5 5.2 35.1
Total Delay (hr) 0.6 7.1 0.4 3.2 3.8 0.1 1.8 4.0 0.6 1.1 9.0 0.2 31.9
Movement LOS C D B D C A D D B C D A D
Movement Volume 82 558 136 298 505 68 144 345 195 115 640 117 3203
Movement 95th Queue (ft) 53 260 83 262 192 38 160 164 90 130 296 0
Storage Bay Distance (ft) 480 0 285 240 0 240 250 0 265 440 0 500
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 7.7 2.4 2.8 13.5 1.5 1.1 126.9 136.8 8.5 75.2 103.2 30.8 6.7
Total Delay (hr)0.0 0.5 0.1 0.6 0.3 0.0 1.4 0.1 0.2 0.3 0.1 0.2 3.8
Movement LOS A A A B A A F F A F F D A
Movement Volume 11 793 68 164 808 13 38 3 78 12 4 21 2013
Movement 95th Queue (ft) 24 0 12 98 0 0 121 121 53 81 81 81
Storage Bay Distance (ft) 310 0 325 300 0 325 0 0 250 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 5.4 0.0 3.5 0.0 0.0 0.0 3.6 1.0 0.0 0.0 1.7 1.0 2.5
Total Delay (hr) 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 91 0 48 0 0 0 23 28 0 0 73 164 427
Movement 95th Queue (ft) 61 0 52 0 0 0 28 28 0 0 7 7
Storage Bay Distance (ft) 0 0 110 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.2 0.0 0.0 0.6 0.1 0.0 0.0 0.0 6.7 0.4 3.9 1.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
Movement LOS A A A A A A A A A A A A A
Movement Volume 40 99 0 0 79 9 0 0 0 12 7 99 345
Movement 95th Queue (ft) 22 0 0 0 0 0 0 0 0 60 0 60
Storage Bay Distance (ft) 100 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.9 0.4 0.2 2.1 0.3 0.1 5.8 0.0 3.3 4.3 0.0 3.1 0.8
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 115 9 25 150 2 4 0 18 3 0 8 343
Movement 95th Queue (ft) 8 0 0 24 0 0 40 40 40 31 31 31
Storage Bay Distance (ft) 100 0 0 50 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.0 0.3 0.2 2.2 0.3 0.0 5.2 0.0 2.8 0.0 0.0 3.1 0.6
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 9 125 14 7 149 4 5 0 6 0 0 9 328
Movement 95th Queue (ft) 9 0 0 13 0 0 32 32 32 29 29 29
Storage Bay Distance (ft) 100 0 0 110 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
3.1
A A A A
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Surrey Lane
0.4 0.4 3.9
Intersection MOE Eastbound Approach Westbound Approach
3.8 3.4
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Coachman Lane
0.5 0.6
4.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Pike Lake Trail
0.7 0.5 0.0
A A A A
Intersection MOE Eastbound Approach Westbound Approach
Southbound Approach Intersection
Total
Pike Lake Trail &
Fountain Hills Drive NE
4.7 0.0 2.2 1.2
A E F
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach
Intersection
Total
CSAH 42 (140th Street) &
Pike Lake Trail
2.5 3.5 49.5 53.0
A
C D
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek
Avenue)
36.7 28.7 33.3 41.5
D C
Existing Year 2025 Conditions - PM Peak Hour
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 1.7 0.3 0.1 2.1 0.4 0.3 5.8 0.0 3.2 3.5 0.0 2.5 0.8
Total Delay (hr) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 10 137 28 27 133 5 13 0 6 1 0 9 369
Movement 95th Queue (ft) 10 0 0 22 0 0 40 40 40 29 29 29
Storage Bay Distance (ft) 125 0 0 100 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.0 0.0 39.6 0.4 3.3 0.0 4.1 4.2 10.5 7.4 0.0 7.5
Total Delay (hr) 0.0 0.0 0.0 0.9 0.0 0.1 0.0 0.7 0.1 0.2 2.1 0.0 4.1
Movement LOS A A A E A A A A A B A A A
Movement Volume 0 0 0 83 5 66 0 602 107 69 1007 0 1939
Movement 95th Queue (ft) 0 0 0 109 0 31 0 0 3 53 0 0
Storage Bay Distance (ft) 0 0 0 185 0 0 0 0 250 270 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 13.2 0.0 8.0 13.8 0.0 5.2 12.4 9.4 2.6 15.4 17.1 6.6 13.2
Total Delay (hr)0.2 0.0 0.1 0.4 0.0 0.1 0.1 1.5 0.0 0.3 4.6 0.1 7.4
Movement LOS B A A B A A B A A C C A B
Movement Volume 41 0 45 95 0 97 33 561 51 71 958 46 1998
Movement 95th Queue (ft) 55 0 44 85 0 58 37 86 17 58 181 19
Storage Bay Distance (ft) 150 0 150 150 0 150 300 0 275 265 0 270
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.7 4.6 0.0 1.2 0.0 0.0 0.0 5.7 0.0 0.0 0.0 3.5
Total Delay (hr) 0.0 1.3 0.1 0.0 0.3 0.0 0.0 0.0 0.1 0.0 0.0 0.0 1.8
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 796 81 0 868 0 0 0 66 0 0 0 1811
Movement 95th Queue (ft) 0 6 4 0 0 0 0 0 51 0 0 0
Storage Bay Distance (ft) 0 0 0 375 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.3 0.0 0.0 0.3 0.2 0.0 0.0 0.0 0.0 0.0 3.0 0.4
Total Delay (hr)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Movement LOS A A A A A A A A A A A A A
Movement Volume 0 175 0 0 146 3 0 0 0 0 0 8 332
Movement 95th Queue (ft) 0 0 0 0 0 0 0 0 0 0 0 27
Storage Bay Distance (ft) 0 0 0 0 0 0 0 0 0 0 0 0
Approach Delay (sec/veh)
Approach LOS
0.0 3.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Southwest Access
0.3 0.3
0.0
A A A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 42 (140th Street) &
Business Office Park Access
5.6 1.2 5.7
Intersection MOE Eastbound Approach Westbound Approach
9.0 16.5
B A A C
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Fountain Hills Drive NW
10.5 9.5
7.6
A C A A
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
CSAH 21 (Eagle Creek
Avenue) &
Carriage Hills Parkway
0.0 22.8 4.1
Intersection MOE Eastbound Approach Westbound Approach
5.0 2.6
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Carriage Hills Parkway &
Carriage Lane
0.3 0.7
Intersection MOE Eastbound Approach
Vierling Property
Traffic Impact Study
2220189
PAGE C-0
Vierling Property
Traffic Impact Study
Appendix C
PROPOSED SITE PLAN &
CONCEPTUAL BUSINESS
OFFICE PARK SITE PLAN
FINAL REPORT
VIEW A
VIEW D
VIEW C VIEW B
C.
R
.
2
1
(E
A
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2
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CARRIAGE HI
L
L
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P
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E
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FOUN
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FOUNTAIN
HILLS DR
(PUBL
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)
(
P
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)
(PUBLIC)
(P
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WL4
WL1
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WL1
4
7
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1011
29 28 27 26 25 24 23 22
182019
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14
89
22
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46
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42 41 40 39
38
6
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192021
17 16
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38 1 2
3 4
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1
127891011 13 14 15 16
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BLOCK 4
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1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 12
1 2 3 4 5 6
BLOCK 13123456
BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
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BLOCK 18
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BLOCK 19 1234
BLOCK 20 123456
BLOCK 21
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BLOCK 22
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9111012
15
14
13
16
31
32
24
25
17 18
1
BLOCK 26
CA
R
R
I
A
G
E
L
A
N
E
N
E
COACHMAN LANE NE
CO
A
C
H
M
A
N
L
A
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E
N
E
FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD C
R
O
A
D
D
RO
A
D
D
ROAD E
ROAD F
R
O
A
D
F
ROAD G
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L
A
N
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S
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OUTLOT D
OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT F
OUTLOT E
O
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L
O
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G
OUTLOT H
OUTLOT B
OUTLOT I
OUTLOT H
BLOCK 2
BL
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BLOCK 1
BL
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6
BL
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OUTLOT G
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OUTLOT A
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4.373 ac
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
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P
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Project No.:
Drafted By:
Designed By:
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Know what's below.Call before you dig.
R Dial 811
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
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 Professional
Civil Engineer under the laws of the
State of Minnesota.
19 70
190
SCALE IN FEET
60 120 240
N
SITE PLAN DATA:
PID: 259260010 177.06 AC
PROPOSED ROW (CARRIAGE HILL PKWY)2.04 AC
PROPOSED ROW (EAGLE CREEK AVE NE)9.59 AC
PROPOSED ROW (FOUNTAIN HILLS DRIVE NE)15.28 AC
PROPOSED ROW (140TH ST NW)0.01 AC
PROPOSED BLOCK 26, LOT 1 27.76 AC
PROPOSED BLOCK 27, LOT 1 55.02 AC
OUTLOT A 18.68 AC
OUTLOT B 0.60 AC
OUTLOT H 2.43 AC
OUTLOT I 0.57 AC
WETLAND 4 (OUTLOT A)11.87 AC *
* SEE WETLAND MANAGEMENT PLAN FOR ADDITIONAL CALCULATIONS
SITE PLAN LOT DATA:
4 UNIT TOWNHOME:
LOT WIDTH MINIMUM: 24 FT
LOT DEPTH MINIMUM: 76.5 FT
6 UNIT TOWNHOME:
LOT WIDTH MINIMUM: 24 FT
LOT DEPTH MINIMUM: 76.5 FT
TWINHOME:
LOT WIDTH MINIMUM: 83 FT (100.5 FT TO ROW)
LOT DEPTH MINIMUM: 125 FT
SIDE YARD SETBACK: 7.5 FT
MID SINGLE FAMILY LOTS:
LOT WIDTH MINIMUM: 65 FT (82.5 FT TO ROW)
LOT DEPTH MINIMUM: 125 FT
SIDE YARD SETBACK: 7.5 FT
LARGE SINGLE FAMILY LOTS:
LOT WIDTH MINIMUM: 75 FT (97.5 FT TO ROW)
LOT DEPTH MINIMUM: 125 FT
SIDE YARD SETBACK: 7.5 FT
NOTES:
ALL TOWNHOMES:
MINIMUM BUILDING SEPARATION: 20 FT
ALL:
FRONT YARD SETBACK: 25 FT
REAR YARD SETBACK: 25 FT *
SIDE YARD SETBACK: 7.5 FT (25 FT TO ROW) **
(SF AND TWINHOMES LOTS)
*30 FT REAR YARD SETBACK ADJACENT TO PIKE LAKE TRAIL NE
*30 FT REAR YARD SETBACK ADJACENT TO CARRIAGE HILL PKWY
**50 FT SIDE YARD SETBACK ADJACENT TO EAGLE CREEK AVE NE
LOT TYPE BREAKDOWN:
TOWNHOMES 96
TWINHOMES 80
MID 65' SINGLE FAMILY LOTS 47
BLOCK 1, LOTS 22-29
BLOCK 2, LOTS 18-30, 32-46
BLOCK 3, LOTS 1-11
LARGE 75' SINGLE FAMILY LOTS 39
BLOCK 1, LOTS 1-21
BLOCK 2, LOTS 1-17, 31
TOTAL UNITS 262
OUTLOT OWNER
OUTLOT WITH PONDS/WETLANDS: A, B, H, I CITY
OUTLOT: C, D, E, F, G HOA/DEVELOPER
SITE PLAN OUTLOT DATA:
SITE NOTES:
1. SEE SHEET 24 FOR TYPICAL LOT DETAILS AND TYPICAL ROAD SECTIONS.
LEGEND:
EASEMENT LINE
BUILDING SETBACK
PROPERTY LINE
LOT LINE
ROW
STREET SIGN
STREET LIGHT
WETLAND BUFFER
WETLAND BUFFER BOUNDARY MONUMENT
EAGLE CREEK AVE NE / COUNTY ROAD 21
140TH ST NE / COUNTY ROAD 42
FOUTAIN HILLS DR EXTENSION
50' BLDG.
SETBACK
50' BLDG.
SETBACK
15' BLDG.
SETBACK
5' PARKING
SETBACK
30' PARKING
SETBACK
30' PARKING
SETBACK
SHORELAND
DISTRICT
REGIONAL
TRAIL
WETLAND
WETLAND
WETLAND
WETLAND
WETLAND
WATERWAY WHICH
FEEDS INTO JEFFERS
POND
20' MIN.
WETLAND
BUFFER
30' AVG.
WETLAND
BUFFER
WETLAND
MITIGATION WITH
ROAD EXTENSIONS
ASSUMED
DETENTION POND /
DRAINAGE WAY
RIGHT IN, RIGHT OUT IN
RETAINING WALL
AS NEEDED
A
E
20
B
9
5
18
36
17
DETENTION POND /
DRAINAGE WAY
23
8
28
40
4
4
DE
T
E
N
T
I
O
N
P
O
N
D
/
D
R
A
I
N
A
G
E
W
A
Y
702'
22
2
'
F
TY
P
.
40
'
60
'
TYP.
50'
70
WETLAND
MITIGATION
ASSUMED
70
C
9
15
32
16
D9
5
18
12/06/24
Prior Lake Land
Prior Lake, MN
Concept Site Plan -Partial Wetlands
31
7
5
9
0
0
0
0'320'80'160'
PROJECT INFORMATION
Total Site Area
Detention Area
Site A -C-STORE
Site Area
Building Area
Parking
Site B -BANK
Site Area
Building Area
Parking
Site C -DAYCARE
Site Area
Building Area
Parking
Site D -RESTAURANT
Site Area
Building Area
Parking
Site E -RETAIL / OFFICE
Site Area
Building Area
Parking
Site F -FLEX INDUSTRIAL
Site Area
Building Area
Auto Parking
Dock Doors
Drive-In Doors
Trailer Stalls
OUTLOT / DRAINAGEWAY
Acres
Acres
Acres
SF
Stalls
Acres
SF
Stalls
Acres
SF
Stalls
Acres
SF
Stalls
Acres
SF
Stalls
Acres
SF
Stalls
Docks
Doors
Trailers
Acres
+/-28.5
+/-3.3
+/-4.5
9,500
+/-48
+/-1.50
2,700
+/-30
+/-2.38
12,000
+/-70
+/-3.92
3,500
+/-30
+/-2.74
11,500
+/-100
+/-10.24
155,800
+/-170
15
2
36
+/-3.22
Vierling Property
Traffic Impact Study
2220189
PAGE D-0
Vierling Property
Name of Document
Appendix D
NCHRP 684 INTERNAL CAPTURE RESULTS
FINAL REPORT
Project Name:Organization:
Project Location:Performed By:
Scenario Description:Date:
Analysis Year:Checked By:
Analysis Period:Date:
ITE LUCs1 Quantity Units Total Entering Exiting
Office 710 11,500 SF 14 13 1
Retail 945 9,500 SF 279 139 140
Restaurant 934 3,500 SF 116 59 57
Cinema/Entertainment 0
Residential 210, 215, 251 261 Units 124 34 90
Hotel 0
All Other Land Uses2 110, 565, 912 170,000 SF 233 149 84
766 394 372
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized
Office 1.10 0%0%1.10 0%0%
Retail 1.10 0%0%1.10 0%0%
Restaurant 1.10 0%0%1.10 0%0%
Cinema/Entertainment
Residential 1.10 0%0%1.10 0%0%
Hotel
All Other Land Uses2 1.10 0%0%1.10 0%0%
Office Retail Restaurant Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office Retail Restaurant Residential Hotel
Office 0 0 0 0
Retail 1 20 1 0
Restaurant 2 9 2 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 1 13 0
Hotel 0 0 0 0
Total Entering Exiting Land Use Entering Trips Exiting Trips
All Person-Trips 842 433 409 Office 21%0%
Internal Capture Percentage 12% 11%12% Retail 7%14%
Restaurant 51%21%
External Vehicle-Trips5 676 349 327 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential 8%14%
External Non-Motorized Trips6 0 0 0 Hotel N/A N/A
NCHRP 684 Internal Trip Capture Estimation Tool
Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
0
0
Cinema/Entertainment
Development Data (For Information Only )
0
0
0
Estimated Vehicle-Trips3
Land Use
Vierling Property Development
Table 2-A: Mode Split and Vehicle Occupancy Estimates
Table 4-A: Internal Person-Trip Origin-Destination Matrix*
Destination (To)Origin (From)
Origin (From)Destination (To)
Cinema/Entertainment
Land Use Entering Trips Exiting Trips
Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance)
Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1
Table 5-A: Computations Summary Table 6-A: Internal Trip Capture Percentages by Land Use
2Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator.
5Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A.
1Land Use Codes (LUCs) from Trip Generation Manual , published by the Institute of Transportation Engineers.
6Person-Trips
*Indicates computation that has been rounded to the nearest whole number.
3Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual ).
4Enter vehicle occupancy assumed in Table 1-A vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manual adjustments must be made
to Tables 5-A, 9-A (O and D). Enter transit, non-motorized percentages that will result with proposed mixed-use project complete.
Prior Lake
AM Street Peak Hour
Alliant Engineering
CJV, BBA
2025
3/16/2026Residential Development & Outlot C
Project Name:Organization:
Project Location:Performed By:
Scenario Description:Date:
Analysis Year:Checked By:
Analysis Period:Date:
ITE LUCs1 Quantity Units Total Entering Exiting
Office 710 11,500 SF 14 2 12
Retail 945 9,500 SF 253 126 127
Restaurant 934 3,500 SF 111 58 53
Cinema/Entertainment 0
Residential 210, 215, 251 261 Units 152 92 60
Hotel 0
All Other Land Uses2 110, 565, 912 170,000 SF 262 107 155
792 385 407
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized
Office 1.10 0%0%1.10 0%0%
Retail 1.10 0%0%1.10 0%0%
Restaurant 1.10 0%0%1.10 0%0%
Cinema/Entertainment
Residential 1.10 0%0%1.10 0%0%
Hotel
All Other Land Uses2 1.10 0%0%1.10 0%0%
Office Retail Restaurant Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office Retail Restaurant Residential Hotel
Office 3 1 0 0
Retail 0 19 36 0
Restaurant 0 24 10 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 14 9 0
Hotel 0 0 0 0
Total Entering Exiting Land Use Entering Trips Exiting Trips
All Person-Trips 872 424 448 Office 0%31%
Internal Capture Percentage 27% 27%26% Retail 29%39%
Restaurant 45%59%
External Vehicle-Trips5 581 280 301 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential 46%35%
External Non-Motorized Trips6 0 0 0 Hotel N/A N/A
*Indicates computation that has been rounded to the nearest whole number.
Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1
Residential Development & Outlot C 3/4/2025, 4/8/2025
2025
PM Street Peak Hour
Table 1-P: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate)
Land Use Development Data (For Information Only )Estimated Vehicle-Trips3
Table 2-P: Mode Split and Vehicle Occupancy Estimates
Land Use Entering Trips Exiting Trips
NCHRP 684 Internal Trip Capture Estimation Tool
Vierling Property Development Alliant Engineering
Prior Lake CJV, BBA
Table 3-P: Average Land Use Interchange Distances (Feet Walking Distance)
Origin (From)Destination (To)
Cinema/Entertainment
Table 4-P: Internal Person-Trip Origin-Destination Matrix*
Origin (From)Destination (To)
Cinema/Entertainment
0
0
0
0
0
Table 5-P: Computations Summary Table 6-P: Internal Trip Capture Percentages by Land Use
4Enter vehicle occupancy assumed in Table 1-P vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manual adjustments must be made to
Tables 5-P, 9-P (O and D). Enter transit, non-motorized percentages that will result with proposed mixed-use project complete.
6Person-Trips
1Land Use Codes (LUCs) from Trip Generation Manual , published by the Institute of Transportation Engineers.
2Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator.
3Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual ).
5Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P.
[Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
Memorandum
To: Paul Heuer, Pulte Homes of Minnesota LLC, Applicant
Vierling Family LTD Partnership, Owner
From: Casey McCabe, Community Development Director
Jake Skluzacek, Planner
Luke Schwarz, Assistant City Engineer
Stephanie Thulien, Water Resource Engineer
Laura Rescorla, Project Manager
Kris Keller, Project Engineer
Troy Kupahl, District Director Scott SWCD
Date: May 19, 2026
Re: 14091 Eagle Creek Ave NE (Marlow Ridge) – Construction Plans
We have reviewed the preliminary plat documents submitted for the proposed Villas at Marlow Ridge
development located at 14091 Eagle Creek Ave NE, east of Eagle Creek Avenue (CR 21) between Fountain
Hills Drive and Carriage Hills Parkway, as prepared by Alliant Engineering and submitted by Pulte Homes.
The following documents were reviewed:
• Civil Plan Set - Marlow Ridge Preliminary Plat 4-20-2026.pdf
• Stormwater Management Plan - Marlow Ridge SWMP 4-20-2026.pdf
Comments are provided within this Memorandum and in the corresponding redlined plan set. Please
note that not all comments within the plan set are in the Memorandum. We have the following comments
with regards to stormwater management and engineering:
Response to City comments are provided below in red.
Response from City in blue. Crossed out comments have been addressed.
General
1. Submit for and provide copies to the City of all required permits from regulatory agencies
(MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.)
All permits will be provided from regulatory agencies when acquired.
2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance.
Comment noted, and NPDES Construction Stormwater Permit will be obtained and provided to
The City.
3. Additional comments may be generated by PLSLWD’s review of the revised plans
Comment Noted.
4. Additional redline comments are provided in the accompanying plan set. Provide a response to
all comments in this memo and the redlined plan set.
Responses to the redline comments are provided at the end of this memo.
5. Plans shall be signed by an engineer licensed in the State of Minnesota.
Construction documents will be signed by a licensed engineer in the State of Minnesota.
6. A final plat application and related fees were received by the City of Prior Lake along with the
preliminary plat/PUD application. The final plat application and fees have been filed and are
considered incomplete and pending until the preliminary plat/PUD review has been completed.
Comment noted.
7. The comprehensive plan amendment adjacent and affected jurisdiction notice has been sent
with a 60-day comment period expiring on April 6, 2026. Initial EAW and TIS comments have
been provided to the applicant. Revisions shall be submitted for review prior to distribution.
EAW shall be approved by the City Council prior to submittal of the CPA to the Metropolitan
Council.
Comment noted.
8. Additional discussion is needed related to a potential administrative land subdivision to separate
the proposed development parcel from the lake parcel south of Carraige Hills.
Comment noted.
9. Proposed zoning will be R-2, Medium Density Residential west of the proposed north/south
collector street and R-1, Low Density Residential east of the collector street with a PUD overlay
district.
Comment noted.
10. Additional information and legal descriptions may be needed related to the requested easement
vacation. City staff will follow up if additional information is needed.
Comment noted.
Plat
1. Provide drainage and utility easements for all public utilities running across private property.
a. The width of the easement should be at least two times the greatest depth of the utility
with a minimum of 20' centered on the utility. See Prior Lake Public Works Design
Manual for specific width requirements.
Drainage and utility easements have been provided per Public Works Design Manual.
Easements will be checked with more detail once storm sewer profiles are provided
2. Provide drainage and utility easements for all drainage swales that convey water from one lot
across another
a. The width of the easement should be a minimum of 10’ with at least 5' on either side of
the center of the swale
Drainage and Utility easements have been provided for drainage that conveys water
from one lot to another.
Easement areas should be extended to the rear property lines
3. Specify the purpose of the easement in the legend and who it will be in favor of
Purpose of easement and who it is in favor of has been added to the preliminary plat legend. It
appears all existing easements are in favor of The City.
4. Clarify the timeline of the temporary easement.
The temporary easement on the site will be vacated when the final plat is recorded.
5. Verify whether outlots are HOA owned
Outlots have been verified whether they will be owned by the HOA or by The City and which
party will be responsible for maintenance. The table in the site plan has been updated.
Property lot lines need to be extended to eliminate Outlots I and J. City will maintain Outlot I
with a drainage and utility easement (roughly the size of current Outlot I boundary). HOA will
maintain Outlot J and a maintenance agreement will also need to be provided.
Coordinate access to Outlot J with the existing HOA from the development to the north
-Verify whether the current proposed access is practical
-Consider shifting to west side of townhomes
Streets/Trails
1. The proposed site plan shows improvements with Eagle Creek Avenue (CSAH 21). The design of
these improvements will need to be coordinated with Scott County including the required
length of the turn lane bay and the width of the turn lanes. Include a typical section for the
Eagle Creek Avenue (CSAH 21) improvements.
Additional coordination will be taken with The County.
2. A sight line analysis should be completed for all intersections.
A vertical and horizontal sight line analysis will be included with final plans.
3. The final plans should include a signing and pavement marking plan, including at a minimum:
size and locations of stop signs, street signs and pedestrian crossing signs, and size type and
location of street lane markings and pedestrian crossing striping.
Final plans will include a signage and pavement marking plan.
4. Street Profiles
a. Vertical curves need to meet the minimum required K value (19 for crest curves, 37 for
sag curves) for 30 mph.
Vertical curves have been revised to provide a minimum K of 19 for crests, 37 for sags.
b. Minimum 1% for centerline road grade
Minimum centerline road grade has been increased to 1%
5. Provide horizontal curve/alignment information for all roads.
a. Curves must meet a 30 MPH design speed and shall have a minimum 250’ centerline
radius
A minimum 250’ centerline radius is provided where possible. Where a shorter radius is
required, advisory signage is provided.
6. Local streets require;
a. 60' ROW width
Local streets have been revised to provide a 60’ ROW. Front and side street setbacks
from local roads have been reduced to 20’ from 25’.
b. 32' F-F
Local streets have been revised to maintain 32’ F-F.
c. 15’ radii local to local intersections (optional, but allowable if desired)
15’ radii local to local intersections are provided instead of 20’.
7. Collector streets require;
a. 20’ radii collector to local intersections (optional, but allowable if desired)
20’ radii collector to local intersections are provided instead of 25’.
b. Trail on one side; Sidewalk on the other
i. Note: Since Fountain Hills only has it on one side, we will forego this for the
south side of Fountain Hills.
An 8’ trail is provided on the west side of Surrey, and a 5’ sidewalk on the east side of
Surrey. An 8’ trail is provided on the north side of Fountain Hills.
8. Update all cul-de-sacs to typical City Cul-de-sac design
a. They generally just don't have the standard length.
Cul-de-sacs have been redesigned to provide 100’ from PI to the center of the CDS.
b. Extend sidewalks further around cul de sacs (see redlines)
Sidewalks have been extended further around the cul de sacs.
9. Sightline issues for the curve at STA 10+00 on Coachman Lane.
Centerline geometry of Coachman Lane has been revised to remove the reverse curves, which
caused potential sightline issues.
10. Use B618 curb for continuous road segments that do not have driveways
B618 curb has been extended for continuous road segments that do not have driveways.
Stormwater Management
1. Rate Control
a. The allowable runoff rate for the development is 0.25 * 83.6 ac = 20.9, plus the offsite
pass through flow of 20.95 cfs. The allowable runoff rate is 41.85 instead of 41.95.
Revise SWMP calculation and design to meet rate control.
2. Volume Control
a. Water quality volume is required for the total proposed (new and fully reconstructed)
impervious surface. The required water quality volume is:
1,325,966 sf * 1” * 1/12 = 110,497 cf
Water quality volume calculation has been revised in the plans, and adequate treatment
volume is provided for 1” over all new and reconstructed impervious surfaces. The
treatment volume will be less than the comment notes because that includes existing
impervious surfaces that will not be reconstructed.
Complete.
b. In the report, update the filtration volume calculations table and associated text to be
consistent with the HydroCAD model. Biofiltration basin 1 has 50,765 cf of storage
below the outlet, with the applied 65% credit it provides 32,997 cf of WQV. The total
WQV provided by the biofiltration basins is 41,768 and the WQV provided by detention
ponds is 48,638 cf, for a total of 90,409 cf. An additional 20,088 cf of WQV is required
for the site.
Treatment volume calculations have been corrected. BMPs have been revised to
provide adequate WQV. Model has been updated to separate dead storage, treatment
storage, and live storage.
Include the impervious acreage routed to each BMP. Maximize impervious routed to
BMPs.
c. Include P8 inputs in SWMP.
d. HydroCAD shows 11.3 acres of impervious acres routed to the biofiltration areas and the
MIDS shows 9.477. Revise for consistency.
3. Freeboard
a. The low floor elevations need to be raised to be 2 feet above the 100-year HWL. Block 1
lots 16-17 and Block 2 Lot 7 do not meet freeboard requirements.
After further coordination with The City, freeboard has been met for the lots in
question.
Complete.
b. Low openings shall be at least 1 foot above the EOF, including low point EOFs.
Comment noted. 1’ of Freeboard is provided between low openings and EOFs.
Complete.
c. Provide the OHW/highest known water level for WL4.
The existing and proposed NWL and OHW for WL4 are now shown throughout the
plans.
Complete.
4. Basin Design
a. Provide a liner for basins that do not have 3’ of separation to groundwater.
b. At OCS 1701 the basin FES outlet is lower than the basin bottom. Revise to allow water
to leave the basin.
c. Specify that the aquatic bench is 10’ wide on the pond details.
d. What is PE at Pond 1 and 2? The pond outlets should have a FES.
e. Label draintile cleanouts for the biofiltration basins. We recommend shifting them out
of the berms. Add additional cleanouts as noted in the plan comments.
Draintile cleanouts have been labelled, shifted to the bottom of the basins and
additional cleanouts are provided per the plan markups.
Add draintile cleanout to the grading plan legend.
f. Set the draintile at a minimum 0.5% slope.
Pond detail sheet has been revised to clarify that the draintile will have a minimum 0.5%
slope.
Call out drain tile invert on plans to confirm slope is feasible given the basin and outlet
elevations.
g. OCS 1601 is called out as OCS 1600 on plan set. Update.
h. Label wetlands, discharge points, and roads on drainage area maps
i. Provide drawdown calculation for filtration basins.
j. Add City pond skimmer standard detail to the plans.
k. Ensure consistency in modeling and design for Pond 1. The plans (NWL label and OCS
detail) indicate a NWL of 874.0, HydroCAD models the outlet at 874.8. Currently the
aquatic bench is provided at the 874.8 elevation.
Pond 1 has been redesigned. The Labels and the HydroCAD model have been updated to
have a NWL of 877.5 and an outlet at 879.1.
Complete.
l. Verify the design of the outlet from Biofiltration Basin 1. It appears that the 24” pipe
into OCS 328 will control the discharge not the weir within the OCS. Lower the pipe so
that it’s submerged or model the impacts of the pipe controlling the discharge rate.
The pipe draining the basin to OCS has been lowered so the top of pipe is below the
weir.
Biofiltration basin 1 is modeled in HydroCAD as a 5.5’ OCS structure but the detail is a 5’
structure. The outlet pipe elevation also does not match the HydroCAD model. Confirm
OCS size and inverts and update accordingly.
m. Verify the design of the outlet from Pond 2. The plans indicate a 4” orifice at 884.0,
however HydroCAD indicates 8”.
Pond 2 has been redesigned. The plans and model now indicate a 6” orifice at 884.0.
Complete.
n. Confirm berms around ponds will be designed with a clay core.
Notes have been added to provide a clay core around the ponds. After further
discussion with The City, on site clay can be used for the berm if testing verifies that the
material meets MPCA Design level 2 liner specifications. The required specifications
have been added to the pond detail sheets.
Complete.
o. The EOF of a pond should be 1 foot higher than the HWL. The top of the berm should be
2 feet higher than the HWL.
All BMPs have been redesigned to provide a minimum of 1’ from the HWL to the EOF.
The berms have been raised to be 2’ higher than the HWL.
Complete.
5. Hydrologic and Hydraulic Analysis
a. Include road labels, discharge points, contours, and drainage arrows on existing and
proposed drainage area maps.
Road labels, discharge points, contours and drainage arrows are visible for both
drainage maps.
Complete.
b. Ensure wetland labels match between the plan set, HydroCAD, and the report.
Wetland labels updated to match plans, HydroCAD and report.
Add wetland labels to drainage area maps.
c. Revise the existing HydroCAD model and existing drainage area map subcatchments
impervious acreage, pervious acreage, and total acreage for consistency between one
another.
CN, area, and catchment name updated to match model and map. Impervious acreage
provided only in the model.
There is a 3.5 acre discrepancy between the existing and proposed model. All area
modeled in existing should be included in the proposed model.
d. Only model changes from existing to proposed conditions that are shown on the plans,
or add the required changes to the plans.
i. Wetland 1 bottom elevation and EOF elevation/length is modified from the
existing to proposed conditions model with no grading changes proposed.
Wetland 1 is only depicted as a link in the HydroCAD model. No changes are
proposed to Wetland 1. Wetland 4 will be regraded. The bottom (by the existing
outlet) will be filed in. The bottom of the wetland will be raised to 869.0.
Noted.
ii. Wetland 4 storage and EOF changes from the existing to proposed conditions
model but no changes are shown on the plans.
Revised EOF is identified for Wetland 4 in the grading plan. The wetland will EOF
through Biofiltration 3, then onto Fountain Hills. Storage of wetland 4 is being
changed and is depicted by the contours shown in the grading plan.
Complete.
e. We recommend a minimum time of concentration of 7 minutes.
Minimum time of concentration is proposed at 7 minutes. Most catchments into BMPs
will be based on the calculated time of concentration from the storm sewer
spreadsheet.
Several subcatchments still have TCs of less than 7 minutes.
f. Subcatchment 2 is missing a time of concentration value. Confirm all HydroCAD
subcatchments have a populated time of concentration.
S2 has been given a time of concentration in the proposed model.
S2 TC is missing in the existing model.
g. A portion of drainage area O5 is flowing into the existing pond south of Carriage Hills
parkway. Break out this drainage area and add an additional discharge point in existing
and proposed conditions.
h. For those subcatchments with Direct Entry time of concentrations, update to a
calculated value or provide justification for the chosen value for direct entry.
Direct time of concentrations will either be 7 minutes, or based on the time of
concentration from the Storm Sewer Design Spreadsheet.
Proposed subcatchment O2 has a time of concentration of 10min. Provide rationale or
use sheet flow and shallow concentrated flow calculations in HydroCAD.
i. Existing conditions narrative references incorrect discharge points. E.g. Elm Creek and
Elm Road are not within the project area.
Narrative has been corrected.
Complete.
Grading Plan
1. Review the grading of Pond 2 to ensure it ties in with the existing low point to the north.
2. The maximum allowable slopes in maintained areas are 4:1. 3:1 slopes are allowed in
unmaintained areas only. There are several locations of 3:1 slopes across the site. Update as
needed.
4:1 slopes are provided for all lots. Unmaintained outlots contain 3:1 slopes. Grading plan
continues to be refined.
It looks like most slopes are still 3:1 (horizontal:vertical). There is 6’ of horizontal space between
the 2’ contours.
3. Label existing and proposed contours on the grading plans.
Existing and proposed contours have been labeled in the grading plans.
Complete.
4. Review backyard drainage path for Block 1, Lots 13-16.
Backyard drainage path has been revised. Easement has been provided to cover the drainage
path.
The backyard swale is over 400’ long.
5. Call out grading limits and show on plans.
Grading limits are called out on the plans.
Complete.
6. See retaining wall comments on plans.
Retaining wall comments have been addressed. Walls will be incorporated into an HOA for walls
that cross lot lines.
Complete.
7. Provide wetland buffer signs. A permanent monument made up of a post and a sign is required
at each parcel line where it crosses a buffer and at each point where the bearing of the buffer
boundary line changes. Monuments must have a maximum spacing of 200 feet. Additional
monuments must be places as necessary to accurately define the edge of the buffer.
Wetland buffer signs have been added to the site and wetland management plan. Buffers are
spaced every 200 feet or every time the buffer significantly changes direction. All wetland buffer
is contained within Outlot A.
Complete.
8. Label the outlet elevations for the biofiltration basins.
Top of biofiltration elevation is identified throughout the plan set.
Add outlet elevation to basin callout on the grading plan.
9. A retaining wall plan prepared by a licensed engineer is required for all walls exceeding 4-feet in
height. Update the location of the retaining wall line to match the contour location. Label the
top and bottom of the wall. Walls greater than 4’ tall must have a fence for fall protection.
Retaining walls have been updated. Note added to grading plan that a wall plan will be required
for all walls exceeding 4’ and will be done by others. Note added to have a fence for walls
greater than 4’
Complete. Provide details for walls when available.
10. Specify access routes to the ponds (maximum of 8% grade, maximum of 2% cross slope,
minimum of 10’ wide).
Pond access routes for the BMPs are provided.
Show access route for the northeast section of Pond 1. Ensure there is adequate easement for
the Pond 2 access road and coordination with the neighboring property owner.
11. Extend existing contours a minimum of 200 feet beyond the site boundaries.
Lidar has been added to provide existing contours at least 200 feet beyond the site boundary.
Complete.
12. Provide temporary easement for all grading and construction on adjacent properties
a. Grading and construction must be approved by adjacent property owner
b. Provide documentation to City
13. Review all areas where adjacent houses step down more than 2' for maintaining drainage away
from houses and maintaining 4:1 slopes
14. Maintain minimum 2% slopes
15. Keep EOF route in easement
Utilities
1. Storm Sewer
a. The City prefers R-3067 grates. Provide justification for the use of alternate grates
(R3501-TR, R3501-TL, and R3501-TB); they may be used when placing a catch basin in a
driveway apron is unavoidable. Dual R-3067s are preferred to the R3501-TB grate.
R-3067 grates are used at all locations where barrier curb is feasible, where barrier is
not feasible, R-3501-TB, TL, or TR will be used. R-3501-TB will be used at low points, R-
3501-TL and TR will be used depending on the direction of gutter flow.
Justification needs to be provided showing how much cfs the catch basin can take.
b. CBMHs 209, 210, and 212 receive greater than 3.5 cfs.
Storm sewer has been revised to maintain less than 3.5 cfs.
CBMH 404 receives greater than 3.5 cfs.
c. CB 803, 1003, 1004, 225, 202, 316, and 316A are located along curves in the road. Shift
CBs to a tangent point of curb.
CBs have been shifted where feasible to not be located on road curves, in some cases,
such as when backyard drainage is brought to the street where there is a curve, it is
unavoidable.
Noted.
d. The call out for the inlet into biofiltration basin 3 is hidden. Shift call outs so that all are
visible.
Biofiltration 3 has been removed.
e. Call out invert elevations on the plan set and provide pipe profiles.
After discussion with The City, inverts elevations and profiles are not necessary until
final plans.
Noted.
f. Several pond inlets are located above the normal water level. The city prefers all inlets
to be at the normal water level.
Pond inlets have been revised to be under the NWL.
Complete.
g. Call out storm sewer marking signs between houses.
Storm sewer marking signs are identified.
Complete.
h. Note the pipe class type on the plans or in the storm sewer design spreadsheet.
Storm sewer design spreadsheet has been revised to include the pipe class.
Complete.
i. Locate catch basins on property lines and avoid placement in front of driveways.
Catch basins have been shifted to property lines unless the catch basin is located at a
low point.
Complete.
j. For the storm sewer that crosses private property, install within a drainage and utility
easement. Move the pipes into the drainage and utility easements.
Drainage and Utility easement has been provided for storm sewer that crosses into
private property
Complete.
2. Sanitary Sewer
a. Include structure and pipe information from Sanitary Sewer Schedule on plan views of
sheet Views A-D
The sanitary sewer schedule is included on plan views A-D for structures in view. Rims
and inverts of drop structures and structures at beginning of runs are included in plan
view.
Potential utility conflicts and necessary easement will be checked more thoroughly with
final plans when more vertical information is provided on the plan sheets
b. Include screened stationing for centerline of street
Centerline and stationing is now visible on plan.
c. Call out drop sanitary manholes
Drop sanitary manholes are called out.
d. Consider connecting to existing sanitary sewer stub to the south and eliminate
connection through Road F Cul de Sac
The existing sanitary sewer stub was not identified on the ALTA but has been added. The
connection through the Road F cul-de-sac has been removed. Townhome sanitary sewer
will connect through the existing Carriage Hills Stub.
e. Clarify upstream or downstream MH in the sanitary sewer schedule
Sanitary schedule columns are labeled “to” and “from”. Structures under the “to”
column are upstream, structures under the “from” column are downstream.
f. Adjust or add sanitary sewer structures to keep the watermain alignment within the
roadway
Sanitary sewer has been revised to keep watermain within the roadway.
g. Install service risers where cover over the top of the sanitary main is greater than 12’ or
as directed by the engineer.
Comment noted. Sanitary sewer services and risers will be provided with final plans.
h. Provide 10 gauge tracer wires for the sanitary sewer services for locating purposes. The
tracer wire should connect to a tracer wire access box at the easement (see Plate #401).
A note has been revised to the overall utility plan to include 10 gauge tracer wire.
i. Connecting pipes to the sanitary sewer structures require a minimum 90 degree bends
through structures
i. Provide additional structure
ii. Meet 1:1 slope with utility invert to property line
3. Watermain
a. NOTE: THE CITY REVIEWING WATERMAIN DUE TO VARYING PRESSURES ON SITE AND
WILL PROVIDE A GENERAL LAYOUT TO THE DEVELOPER.
Comment noted.
b. Include screened stationing for centerline of street
Centerline and stationing is now visible on the plan.
c. Hydrant leads should be on the same side as the watermain.
Watermain has been revised to be located opposite of the sidewalk. Hydrant leads are
now located on the same side as the watermain.
d. All water service pipe to be CTS HDPE SDR 9
Note specifying water service pipe has been added.
e. Remove CR 21 water crossing and extend an 8" stub with temp hydrant to the north8 of
Fountain Hills Drive as shown
f. Utility conflicts and necessary easement will be checked more thoroughly with final
plans when more vertical information is provided on the plan sheets
g. A PRV (City funded) will need to be installed on the western (12") leg of the tee by the
developer's contractor with the final plat to be designed by the City's Utility consultant
h. Shift Carriage Lane gate valve to connection point
i. Shift Coachman Lane gate valve from ~STA 9+60 to ~STA 5+75
j. Remove the gate valve on the northern stub along Fountain Hills Drive west of Surrey
Lane (to be installed with future extension)
k.
Miscellaneous
1. Show restoration type for all pervious areas.
2. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted
for review and approval prior to permit issuance.
Plans for retaining walls exceeding 4’ in height will be prepared and submitted for review.
Noted.
SWPPP
1. Add documentation of training to the SWPPP.
Certified SWPPP Designer is identified on the Erosion and Sediment Control Plans. Complete
SWPPP Will include documentation. Final SWPPP will be completed by others and plans will be
updated when final SWPPP Is completed.
Noted.
2. Provide complete SWPPP notes with future submittal.
Complete SWPPP will be performed by a different engineer. A full SWPPP will be sent to The City
prior to applying for the Construction Stormwater Permit.
Noted.
3. Include the total disturbed area in the SWPPP.
Total disturbed area will be included with other quantities, provided in the phase 1 final plat
plans.
Noted.
4. Show ‘do not disturb’ areas on the plan sheet.
Do not Disturb areas (or DND) are shown on the plan sheets.
Complete.
5. See comments on plans regarding the construction entrance options.
Two construction entrances are now shown on the plans. An initial along Carriage Hills will be
used until Fountain Hills has been constructed. Fountain Hills will be the only construction
access remaining once the road is built.
Complete.
6. Include street sweeping note. All streets should be swept daily or as directed by the City. Failure
to perform any street sweeping within six hours of notice by the City will result in the work
being performed by the City and all associated costs billed. Removal of accumulated materials is
required in the winter as well.
Street sweeping note has been added.
Complete.
7. Include a legend or call outs for the water bodies shown in the 1-mile radius map.
All water bodies are identified in a legend underneath the map.
Complete.
8. It appears a portion of the site drains NE, ultimately to an impaired water. Confirm drainage to
this water body and report the TMDL and additional stormwater management requirements if
applicable.
TMDL is reported, there is a section for additional stormwater management requirements in the
plans for impaired waters.
Provide sizing for the temporary sediment basin in future submittals.
9. Include the construction entrance in the estimated BMP quantities tabulation.
Comment noted. BMP quantities will be provided in the phase 1 final plat plans.
Noted.
10. Provide a note on the plans specifying that sediment control BMPs shall be installed by the
contractor and inspected by the City before any land disturbing activities can occur.
Note has been added to the plans.
Complete.
Wetland
1. See watershed comments on the following pages.
Comment noted.
PLSLWD
Comments listed below have been provided by PLSLWD.
Rule D – Stormwater Management
1. Existing conditions pervious areas are modeled with a CN ranging from 77 to 89. Pervious
surfaces of onsite catchments must be revised to a CN of 77 per Rule D.3(g).
Pervious on site catchments have been revised to a CN of 77
2. Volume control is required for all proposed impervious surfaces, not the net increase from
existing conditions. Proposed impervious is 30.44-acres, therefore the required volume control
is 110,508 CF.
Volume control is now provided for all new and reconstructed impervious surfaces instead of
the net. Proposed and reconstructed impervious surface has changed.
3. There are discrepancies between the HydroCAD biofiltration basins hydraulics and the reported
filtration basin volumes in the table on Page 3 of the SWMP. The HydroCAD model stage storage
for Biofiltration Basins 1, 3, & 5 do not match the storage report in the table, and the calculation
for volume control credit for Biofiltration Basin 1 is incorrect. Per the stage storage curves in
HydroCAD, at a volume credit of 65%, there appears to be 43,287 CF of volume credit in the 5
biofiltration basins as opposed to the reported 59,536 CF.
Volume control credit calculations have been revised.
4. Based on the estimated biofiltration credit and the claimed credits for Pond 1 & 2 extended
detention, it appears that the volume control standard is not met.
Volume control calculations have been revised; additional treatment has been added to provide
sufficient volume control.
5. Pond 1 civil plans and HydroCAD model NWLs do not match.
Pond 1 plans and HydroCAD NWLs have been revised to match.
6. Pond 2 OCS-1601 low orifice is 4-inches but modeled as an 8-inch orifice.
Pond 2 OCS has been revised to match in plan and HydroCAD.
7. The bottom elevation of Biofiltration Basin 5 needs to be revised to provide adequate
separation from the Wetland 4 NWL or be lined to prevent saturation.
An additional note has been added to the basin detail to include a clay liner meeting MPCA level
2 requirements. On site materials will be used if they meet the MPCA liner specifications.
8. Filtration media for all biofiltration basins is specified as Mix D. This mix should only be
approved if the City is going to require testing of the mix in advance of installation
demonstrating it meets the specific guidelines required (per MN Stormwater Manual) including
Mehlich-3 or equivalent P-index testing demonstrating the mix has a low P-index (less than 30
mg/kg). Alternatively, it is recommended this mix be replaced with 80% sand / 20% peat to
further reduce the risk of phosphorus leaching.
Plans have been revised to use 80% sand and 20% peat. MIDS does not have a modeling option
for an 80/20 mix. At the direction of The City, the biofiltration mix that most resembles an 80/20
mix is used. Per the MPCA stormwater manual, an 80/20 mix most resembles Mix B:Enhanced
filtration blend. The MIDS model now models biofiltration for all basins with Mix B instead of
Mix D
9. The control elevation of Wetland 4 is proposed to be raised from 867.7 to 871.0 per prior
coordination with PLSLWD to facilitate the potential for future sediment phosphorus
inactivation. Coordination with PLSLWD and the City regarding rights and reasonable access to
treat the wetland is required. The wetland is currently proposed to be covered by a D & U
easement over the entirety of Outlot A.
Comment noted.
10. The Wetland 4 outlet is OCS 1401. Further coordination with PLSLWD is needed to facilitate
automated water quality monitoring at this location.
Comment noted.
Rule E – Erosion & Sediment Control
1. Post silt-fence is required upslope of Wetland 4 buffers.
A layer of post silt-fence is provided at the top of the Wetland 4 buffers (only when the upslope
area will be disturbed).
2. Post silt log is required around the perimeter (toe-of-slope) for all biofiltration basins.
Post silt-fence is provided around the perimeter toe of slope for all biofiltration basins.
3. Additional construction sequencing is required to specify installation of biofiltration underdrains
and media after lot buildout and full stabilization of tributary drainage areas.
Construction sequencing has been modified to include installation of biofiltration underdrains
and media.
4. Specify erosion control blanket that is ‘bio-netting’ or ‘natural netting’ types, and specifically not
products containing plastic mesh netting or other plastic components.
Note added.
5. Revise the SWPPP to include City and PLSLWD E&SC inspector contact information.
City and PLSLWD inspector contact information has been included in the plans.
6. Specify location(s) of construction entrances.
The initial construction entrance has been identified off Carriage Parkway. Following the
construction of Fountain Hills, the plans note to move the entrance to Fountain Hills.
Rule J – Buffer Strips
1. The owner will be required to enter into a Developers Agreement with the District for
establishment of and record Conservation Easements over buffer strips for all onsite wetlands
that remain. Per the District’s wetland inventory all onsite wetlands are Basic Management Class
requiring a minimum 15-ft width and average 30-ft width.
Comment noted. A developer agreement will be entered to record a conservation easement
over the buffer strips.
2. Legal descriptions, and AutoCAD Civil 3D layers for proposed buffers and wetland boundaries
will be required for review and acceptance conservation easement boundaries.
Comment noted. Civil 3d layers and legal descriptions for the wetland boundary and buffers for
acceptance of the conservation easement.
3. Further coordination between the City, PLSLWD, and developer is required to confirm there is
no conflict between Pond 1 maintenance access needs and the District Wetland 4 buffer.
Comment noted. A maintenance access for ponds adjacent to the Wetland 4 buffer.
4. Details for buffer monumentation and vegetation establishment are detailed in Rule J
Paragraphs 7 and 8, respectively, and must be incorporated into the landscape plans. As
currently proposed, the low maintenance turf seed mix (MNDOT 25-131) is not an acceptable
native seed mix for wetland buffer areas.
Wetland buffer signage has been added and the seeding mix has been revised to a native seed
mix.
Community Development
1. The owner will be required to enter into a Developer’s Agreement with the City at the time of
final plat approval.
Comment noted.
Scott County Comments
1. Scott County will provide additional traffic and street/intersection related comments upon review
of the TIS.
Comment noted. Comments from Scott County have been received and are implemented in the
plans.
Additional Redline Comments
Sheet 11-14
HOA Owned Outlots
• Outlot A
a. City to own and maintain
• Outlot B
a. City to own and maintain
b. Shift retaining walls out of all City owned property and rights of way (or extend property
lines to include retaining wall)
• Outlot C
a. HOA to own and maintain
• Outlots D-G
a. HOA to own and maintain
b. Can combine outlots D-E
• Outlot H
a. Resident Owned (extend property lines to limits)
b. City maintained (provide easement roughly equal to Outlot H)
i. BMPs in D&U easement
ii. Provide access routes to BMP
• Outlot I
a. Resident Owned (extend property lines to limits)
b. HOA maintained
i. Private BMP - Maintenance agreement required
ii. Provide access routes to BMP
Sheet 18
Need temp cul-de-sacs for plow turn around (no curb required)
Temporary cul-de-sacs will be provided with phase 1 final plans.
Sheet 19
Add trees along fountain hills south side for screening from commercial
Trees have been added on the south side of Fountain Hills.
Sheet 21
Provide ped ramps here. (8’ wide)
Ped ramps have been provided to cross Carriage Hills at Surrey Lane.
Sheet 23
Dedicated lefts needed here
After further discussion with The City, it was determined that a dedicated left turn lane is not
necessary within the site off Surrey Lane.
Sheet 27
Impact to modeling of townhome low area
Additional modeling has been added to the stormwater management plan to model the
storm sewer network and wetland located in the Fountain Hills development.
Suggest connecting to storm sewer structures directly
Wetland northeast of the development has been modeled to demonstrate the changes in
hydrology. Pond 2 outlet has been connected directly to existing storm sewer infrastructure.
Provide drainage and utility easements for all drainage swales that convey water from one lot to
another
Drainage and utility easements have been provided covering a minimum of 5’ from the center of
the swale.
Additional areas noted
Sheet 28
Grading still matches standard width street in this area
Road surface has been updated to maintain 2% crown through tapers of Surrey Lane and
Fountain.
Sheet 28
Shift retaining wall out of easement.
Retaining walls have been shifted out of easements where possible.
An HOA will be responsible for the maintenance retaining walls in the single family, and
multifamily neighborhoods. Where there was not room to shift the retaining wall out of the
easement. Architecture is still working on finalizing the twin homes design. The architect, engineer
and developer will work to reduce / eliminate wall where able utilizing other structural means.
This specifically on road E Block 7 lots 6-13.
Incorporate wall ownership and maintenance into development agreement
Generally try to keep these 4:1 if being maintained 3:1 is hard to mow and city standard is 4:1.
More lenient in unmaintained areas. Anything better than 3:1 is preferred
Comment noted, grades will be refined further submissions.
Additional areas noted
Sheets 32-33
Too steep for ped facilities
City maximum road grade is 8%. Comment noted, but clarification on if this is a comment, or an
internal question.
Is 1% or less standard for not introducing vertical curves.
1% grade change is the maximum for not introducing vertical curves per MNDOT design. No
minimum grade change per City Standards was found.
Pedestrian facilities will need to be City and ADA requirements with final design
Sheet 34
Not enough space here for maintenance access for pipe probably need to lose a unit.
Easement is provided within the townhome lot to provide a 20’ wide easement when storm
passes between townhome buildings.
Note that a minimum 1:1 width must be met (max. 10’ depth for 20’ wide easement) and
landscaping for the lot may be limited. To be verified with final plans.
Sheets 34-37
Show stabilized EOF detail
EOF details have been revised to show EOF stabilization with 18” of CL3 Riprap.
Sheet 44
There is a 16x12 tee here. Revise watermain to accurately show what is here. Over 500’ must be
looped.
Water main has been rerouted to connect to the 16x12 tee, providing a loop.
Sheet 52
Drain tile required behind curb at all locations
Draintile has been added behind all curb.
Scott County Comments:
• CH 21 is a minor arterial roadway that serves as an important connection from TH 169 to I35. The
minimum Right of Way for CH 21 is 75’ from the road centerline. The Plat does not appear to
meet this minimum requirement along CH 21
o Additional ROW is provided.
• Right of way sight triangles shall be required at both Carriage Hills Parkway and CH 21 intersection
and at the Fountain Hills Drive and CH 21 intersection.
o Comment noted. Sight triangles will be provided with final plans.
• Fontain Hills is anticipated to be a signal when it meets warrants. As there was no traffic
information submitted, it is unclear what the traffic impacts are and when signalization of
Fountain Hills may occur. The signal is not programmed in the County’s Transportation
Improvement Program and considered to be funded by the development when needed.
o The completed TIS has determined that a traffic signal will be needed with completion
of the Business Office Park. Although estimated to occur in 2030, this is conceptual-only
at this time and a timeline will be determined once development of the site is finalized.
• Standard Length left and right turn lanes shall be required on CH 21 at Fountain Hills. The traffic
study shall determine if there is a need to have longer than standard turn lanes. The trail along
CH 21 will need to be relocated to current standards as part of the turn lane design. This may
create additional wetland impact.
o Standard length left and right-turn lanes along CH 21 seem appropriate based on the
analysis included in the completed TIS.
• Carriage Hills is not anticipated to be a signal and is a planned restricted ¾ access. The
development’s traffic study should look at both the intersection open and as a ¾ access for
further discussion with The City and developer on the timing of the development’s ¾
implementation
o The completed TIS did not analyze a ¾ access at Carriage Hills. A conversion of Carriage
Hills to a ¾ access should occur after a traffic signal is installed at Fountain Hills,
however, based on the analysis included in the TIS the Carriage Hills intersection would
perform acceptably for several years post-development. As such, the two
improvements would not necessarily need to occur at the same time.
• The existing driveway curb cuts on CH 21 shall be required to be removed with development and
installation of Fountain Hills
o The existing driveway curb cut will be removed and replaced with curb. The developer
will work with The Vierlings to provide an access to their property off of Fountain Hills.
• Submitted information to the County does not show development for Lot 1, Block 1. It is
anticipated that development of that commercial parcel will create additional traffic in the
area. Per an approved study, Lot 1, Block 1 is anticipated to have a right in/right out public
street access to CH 42 near the east property line when development occurs in the future but
utilize Fountian Hills Dr as its main access.
o Alliant response: The completed TIS analyzed a ¾ access along CH 42 as requested by
the development team to understand its feasibility. As a traffic signal will be needed at
Fountain Hills with completion of the Business Office Park, and given that the Business
Office Park is conceptual-only, a secondary RIRO analysis was not completed.
• A minimum 100’ right of way from road centerline shall be required for CH 42. A right of way
sight triangle shall be required at CH 21 and CH 42 intersection.
o Additional ROW is provided. A sight triangle will be provided with final plans.
• Detailed stormwater information shall be required to be submitted to the County for review
and approval.
o The stormwater management plan will be submitted to The County for review.
• No ponding, berming, signage, or landscaping shall be permitted in the county right of way.
o Comment noted. No ponding berming, signage, or landscaping will be provided in the
county right of way.
• As traffic levels increase noise levels will also increase. Noise attenuation is the responsibility of
the developer and/or City
o Comment noted.
• Any work within the county right of way shall require a County permit.
o Comment noted.
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: June 1, 2026
AGENDA #: 5A
PREPARED BY:
PRESENTED BY:
Jake Skluzacek, Planner
Jake Skluzacek
AGENDA ITEM: Consider Approval of a Resolution Denying a Variance on a Property Located in
the R-1, Low Density Residential Zoning District and Shoreland Overlay District
at 17031 Sunset Avenue NW
DISCUSSION: Introduction
This variance request was originally introduced at the May 18th Planning Commission
meeting. A public hearing was held at which two members of the public provided com-
ments. Following the public hearing, the Planning Commission, acting as the Board of
Adjustment, voted to table the request until further reductions to the impervious surface
calculation could be made.
Ryan Bigot, the applicant, had requested a variance from the zoning code for the con-
struction of a new home. The subject property, Lot Six (6) of Sunrise View, is located
at 17031 Sunset Ave NW, PID: 254880030. This is a riparian lot. The requested vari-
ance is listed below:
• A variance to allow 33.11% impervious surface. (Subsection 10-435(5))
Regulation Requirement Proposed Variance
Impervious Surface* 30% 33.11% 3.11%
*Current impervious is 27.25%.
History
The property is zoned R-1 (Low Density Residential) and is guided R-LD (Urban Low
Density) on the 2040 Comprehensive Plan Land Use Map. The property is in the
Shoreland Overlay District of Spring Lake. The existing house was originally con-
structed in 1950 according to Scott County.
Current Circumstances
The variance application was considered complete on April 14th. Minnesota State Stat-
ute requires that action is taken on any land-use application within 60 days unless the
applicant requests an extension.
City staff has communicated with the applicant since the May 18th meeting; however,
the applicant has not expressed a desire to extend the timeline nor withdraw their ap-
plication. Therefore, Staff are recommending denial of the variance prior to the 60-day
review deadline of June 13th. Should the applicant wish to proceed with a variance
request for this parcel, they may reapply.
2
Conclusion
City Staff recommends approval of the attached resolution denying the requested var-
iance. Due to the review timeline, the planning commission does not have the option
to table the item without a written request from the applicant.
ALTERNATIVES: 1. If the Board of Adjustment finds the requested variance is not warranted in this
case, a motion and a second to adopt a resolution to deny the applicant with re-
quirements.
RECOMMENDED
MOTIONS:
Alternative No. 1
ATTACHMENTS: 1. Resolution 26-002PC
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-002PC
DENYING A VARIANCE FROM SUBSECTION 10-435 OF THE SHORELAND REGULATIONS
ON A PROPERTY LOCATED IN THE R-1 (LOW DENSITY RESIDENTIAL) ZONING DISTRICT
AND SHORELAND OVERLAY DISTRICT AT 17031 SUNSET AVE NW
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a
public hearing on May 18, 2026, to consider a request from Ryan Bigot, the applicant,
requesting a variance from maximum impervious surface to allow construction of a new
home on a property located in the R-1 SD (Low Density Residential Shoreland) Zoning
District at the following property, legally described as:
Lot Six (6), Sunrise View, according to the plat thereof on file and of record in the Office
of the County Recorder, Scott County, Minnesota.
Address: 17031 Sunset Ave NW, Prior Lake, MN 55379 (PID 254880030)
WHEREAS, Notice of the public hearing on said variance request was duly published in accordance
with the applicable Prior Lake Ordinances; and
WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance
request, and persons interested were afforded the opportunity to present their views
and objections related to the variance request; and
WHEREAS, The Board of Adjustment has reviewed the application for the variances as contained
in Case #DEV26-000012 and held a hearing thereon on May 18, 2026; and
WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the
health, safety, and welfare of the community, the existing and anticipated traffic
conditions, light and air, danger of fire, risk to the public safety, the effect on property
values in the surrounding area and the effect of the proposed variance on the
Comprehensive Plan.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE BOARD OF ADJUSTMENT OF PRIOR
LAKE, MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Board of Adjustment hereby adopts the following findings:
a. Variances shall only be permitted when they are in harmony with the general
purposes and intent of the Zoning Code.
The granting of the variance is not in harmony with the general purposes of the Ordinance
and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the most
appropriate and orderly development of the residential, business, industrial, public land, and
public areas”. Furthermore, the Shoreland Regulations (Section 10-433) state, “it is in the
2
best interests of the public health, safety, and welfare to provide for the wise development
of shoreland of public waters.”
b. Variances shall only be permitted when they are consistent with the Comprehensive
Plan.
The granting of the variance is not consistent with the goal area of Environmental
Stewardship & Recreation and related objective to protect and enhance the quality of Prior
Lake’s surface waters, included as part of the City of Prior Lake’s 2040 Vision and Strategic
Plan identified in Chapter 1 of the 2040 Comprehensive Plan.
The granting of the variance is also not consistent with the Land Use Goals and Objectives
identified in Chapter 3 of the 2040 Comprehensive Plan, which states, development shall be
conducted in a manner that is sensitive to the impact upon natural features and to
environmental constraints, including but not limited to surface water, wetlands, slopes,
woodlands, vegetation, drainage ways, shoreland, and flood plain areas.
The granting of the variance is not consistent with the Comprehensive Plan and its goal to
maintain and improve physical character and identity. This is accomplished by achieving
compatible relationships between different types of land uses by utilizing design standards,
appropriate buffers, land use transitions, and high-quality design. The applicant has
proposed to increase impervious surface without a reasonable practical difficulty.
c. Variances may be granted when the applicant for the variance establishes that there
are practical difficulties in complying with the Zoning Code. “Practical difficulties,”
as used in connection with the granting of a variance, means the property owner
proposes to use the property in a reasonable manner not permitted by the Zoning
Code, the plight of the landowner is due to circumstances unique to the property not
created by the landowner, and the variance, if granted, will not alter the essential
character of the locality.
The Board of Adjustment does not find practical difficulties in complying with the strict
adherence to the Ordinance that relates to the use of the land.
d. Economic considerations alone do not constitute practical difficulties.
Economic considerations alone are not the reason for the variance request.
3. Based upon the findings set forth herein and within Agenda Report 5A, the Board of Adjustment
hereby denies the impervious surface variance request from 30% to 33.11% (Subsection 10-
435(5)) to allow the construction of a new home per the proposed survey in the R-1 SD (Low
Density Residential Shoreland) Zoning District with the findings of fact provided:
3
PASSED AND ADOPTED THIS 1st DAY OF JUNE 2026.
________________________________________
Bryan Fleming, Commission Chair
ATTEST: ________________________________________
Casey McCabe, Community Development Director
Commissioners Aye Nay Absent Abstain
Fleming ☐ ☐ ☐ ☐
Fenstermacher ☐ ☐ ☐ ☐
Tennison ☐ ☐ ☐ ☐
Yurko ☐ ☐ ☐ ☐
Rook ☐ ☐ ☐ ☐
Schmokel ☐ ☐ ☐ ☐
Nicholson ☐ ☐ ☐ ☐
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: June 1, 2026
AGENDA #: 5B
PREPARED BY:
PRESENTED BY:
PAUL MORETTO, PLANNER
PAUL MORETTO
AGENDA ITEM: TABLED APPLICATION TO CONSIDER A RESOLUTION APPROVING
SHORELAND VARIANCE FOR PROPERTY LOCATED AT 4646 LORDS STREET
NE.
DISCUSSION: Introduction
Todd and Molly Phelps, property owners, and Chris Van Klei of Detailed Homes, are
requesting a variance from the minimum lake setback to replace an existing home. The
property is located on a peninsula of Lower Prior Lake at 4646 Lords Street NE. The
requested variance is listed below as illustrated on the attached survey:
• A 9.73-ft. variance from the minimum 50-ft. lake setback minimum average
Regulation Requirement Proposed Current Variance
Side Yard Sum Setbacks 15 ft. 15 ft. 15 ft. 0 ft.
Side Yard Setback 10/5 ft. 10/5 ft. 9.9/15 ft. 0 ft.
Shoreland Setback* 50 ft. 40.27 ft. 30 ft. 9.73 ft.
Distance to Adjacent Structure 15 ft. 43 ft. 61 ft. 0 ft.
Impervious Surface 30% 29.6% 31.9% 0%
Front Yard Setback 25 ft. 25 ft. 31.8 ft. 0 ft.
The proposed rear yard setback for the foundation is 40.27 ft. They are proposing a 3
ft. by 16.5 ft. bay window which code does not count as an encroachment into the
setbacks, Prior Lake Code Section 10-607 (1)(a). Therefore, the requested setback is
40.27 ft.
The property is considered substandard as its lot area of 13,754 sq. ft. is less than the
required 15,000 sq. ft. and the lot width of 89.19 ft. is less than the required minimum
lot width of 90 ft. Substandard lots are allowed to reduce their side yard setbacks from
10 ft. on each side to a sum of each side yard at 15 ft. with no one side less than 5 ft.
History
The property is zoned R-1 (Low Density Residential) and is guided R-LD (Urban Low
Density) on the 2040 Comprehensive Plan Land Use Map. The property is in the
Shoreland Overlay District of Lower Prior Lake. The current home was built around
1979 according to Scott County.
According to the minutes of October 5th, 1978, Planning Commission meeting the cur-
rent structure was approved for a 48-ft. shoreland setback variance to preserve three
trees.
2
The conditions that existed in 1978 generally still exist today, although the condition of
the previous trees are poor.
On May 18, 2026, the Planning Commission acting as the Board of Adjustments held
a public hearing on the application and reviewed the criteria of the practical difficulty.
At that meeting, the Board deliberated possible alternatives to the proposed application
and requested the applicant revise their plans and return with an amended proposal
that reduced the request, with emphasis on the rear yard setback.
The Board made a motion and a second to table/continue the item to the next meeting.
The applicant was instructed to make reasonable changes and return with a new plan.
Current Circumstances
The applicant’s original proposal was to remove the existing home and build a new
home with 36.5 ft rear setback and a 21.67 ft. front yard setback. Over the course of
the last week the applicant has made modifications to try to address the Board’s con-
cerns.
Lake Setback: The current setback is 33 ft. The applicant proposed a new setback of
36.5. After the Boards discussion, the applicant has moved the footprint of the home
to 40.27 ft. This is a reduction of 3.77 ft. of setback.
Front Yard Setback: The current setback is 31.8 ft. The applicant proposed a setback
if 21.67 ft. After the Board’s discussion, the applicant has reduced the footprint so that
they will meet the 25-ft. setback. They are no longer requesting a front yard setback.
Impervious Surface: The current impervious surface percent is 31.9%. The applicant
proposed an impervious surface of 29.7%. After the Board’s the applicant has reduced
the impervious surface to 29.6%. This is a reduction in total impervious surface.
Floor Area Ratio (FAR): During the Board’s discussion there was concern about the
size and scale of the structure. A measure of bulk and massing on a site is often re-
flected in its floor area ratio. According to Scott County Land Records the current struc-
ture is 2,454 sq. ft. with 641 sq. ft. of garage for a total of 3,095 sq. ft. of floor area. This
is a FAR of .22 or .08 below the .30 maximum. The 3,183 sq. ft. of building plus garage
represents a FAR of .23 which is .07 below the .30 maximum for the R-1 zoning district.
Although variance relief is required, the proposal represents an overall reduction in
nonconformity compared to the existing conditions. The proposed residence increases
the shoreline setback, eliminates existing side yard encroachments, and reduces im-
pervious surface coverage on the property.
ISSUES: This project includes a request for a variance. Section 10-906 states that the Board of
Adjustment may grant a variance from the strict application of the provisions of the
Zoning Ordinance, provided that:
Variances shall only be permitted when they are in harmony with the general
purposes and intent of the Zoning Code.
The granting of the variance is in harmony with the general purposes of the Ordinance
and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the
3
most appropriate and orderly development of the residential, business, industrial, pub-
lic land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-906)
policy’s intent is “in the best interests of the public health, safety, and welfare to provide
for the wise development of shoreland of public waters.”
Variances shall only be permitted when they are consistent with the
Comprehensive Plan.
The granting of the variance is consistent with the Comprehensive Plan and its goal to
maintain and improve physical character and identity. This is accomplished by achiev-
ing compatible relationships between different types of land uses by utilizing design
standards, appropriate buffers, land use transitions, and high-quality design.
Variances may be granted when the applicant for the variance establishes that
there are practical difficulties in complying with the Zoning Code. “Practical
difficulties,” as used in connection with the granting of a variance, means the
property owner proposes to use the property in a reasonable manner not
permitted by the Zoning Code, the plight of the landowner is due to
circumstances unique to the property not created by the landowner, and the
variance, if granted, will not alter the essential character of the locality.
There are practical difficulties in complying with the strict adherence to the Ordinance.
Meeting the minimum setback requirements on a lot of this shape would result in a
small buildable area.
The condition was not created by the applicant. The request to encroach 9.73 ft. into
the shoreland setback represents a reasonable residential redevelopment of a con-
strained lakeshore lot while reducing existing nonconformities.
Economic considerations alone do not constitute practical difficulties.
Economic considerations alone are not the reason for the variance request.
Conclusion
City staff believe the requested variances are warranted due to the unique lot con-
straints and practical difficulties associated with the property, as outlined in the findings
contained in this report. In addition, the proposed design strikes a balance between the
constrained on-site conditions and improved compliance relative to existing site condi-
tions. The project will also move the property closer to overall conformance with current
zoning standards. Therefore, City staff recommends approval of the requested vari-
ances subject to the following conditions:
➢ The variance resolution shall be recorded at Scott County.
➢ A building permit shall be obtained from the Building Department prior to the com-
mencement of construction.
➢ An as-built survey shall be submitted to the Building Department prior to the issu-
ance of a Certificate of Occupancy to confirm the construction conforms to the plans
and survey materials reviewed by the Planning Commission.
ALTERNATIVES: 1. If the Planning Commission finds the requested variance is warranted in this case,
a motion and a second to adopt a resolution approving the variances requested for
4646 Lords Street NE with the listed conditions.
4
2. If the Planning Commission finds the requested variances are not warranted in this
case, a motion and a second to deny the variance requested because the Planning
Commission finds a lack of demonstrated practical difficulties under the zoning
code criteria.
RECOMMENDED
MOTIONS:
3. If the Planning Commission would like additional information from the applicant
about the requested variance, a motion and a second to table or continue discus-
sion of the item for specific purpose as directed by the Planning Commission.
Alternative No. 1
ATTACHMENTS: 1. Location Map
2. Narrative
3. Existing Residence Survey Dated 12-02-2025
4. Proposed Residence Survey Dated 05-27-2026
5. Proposed Elevations & Floor Plan Dated 05-26-2026
6. Letters
7. Images
8. Resolution 26-03PC
9990000.1423/243534995.1
May 27, 2026
Prior Lake Planning Commission
c/o Paul Moretto, Planner
City of Prior Lake
4646 Dakota Street SE
Prior Lake, MN 55372
Re: Amended Variance Application – 4646 Lords Street NE, Prior Lake, MN
Honorable Chair and Members of the Planning Commission:
As the owners of the property located at 4646 Lords Street NE, Prior Lake, we respectfully submit
this letter and the attached revised plans and exhibits in support of our amended variance
application.
First, we would like to thank the Planning Commission and City staff for the thoughtful discussion
and feedback provided during the May 18, 2026 hearing and our subsequent meeting with the City
staff on May 22, 2026. We carefully reviewed and considered the comments raised by the
Commissioners and have worked collaboratively with our architect, builder, and City staff to revise
the plans in response to those concerns.
The revised plans include several important modifications in direct response to the comments made
during the May 18 hearing, including the following:
1. Elimination of the Front Yard Variance Request. The revised plans completely
eliminate the previously requested front yard setback variance. Specifically, the garage and
mud room portions of the home have been reconfigured and reoriented so that the home
now fully complies with the required 25-foot front setback along Lords Street.
2. Increased Lakeshore Setback / Reduced Lower-Level Footprint. The revised plans
also remove the lower-level “bump out” associated with the recreation room on the lower
level of the home. This modification increases the lakeshore setback at the closest point of
the home to approximately 37.28 +/- feet on the main level and approximately 40.27 feet
+/- feet at grade from the ordinary high water mark.
This revision further reduces the perceived lakeside massing and overall impact of the
structure while moving the home farther back from the lake than the existing residence,
which is setback approximately 33 feet +/- from the ordinary high water mark.
3. Reduction in Livable Floor Area. The revised plans reduce the overall livable floor area
of the home to approximately 4,585 sf +/-. Updated calculations are included with the
revised plan set.
These revisions were made in response to comments from the Commission regarding the project.
4. Increased Flood Protection Elevation. Although the applicable regulations only require
construction above elevation 907, we have also revised the design to increase the lakeside
9990000.1423/243534995.1
elevation of the home to 911.30 (basement floor) in response to flooding and resiliency
concerns raised during the hearing.
We hope this revision demonstrates our willingness to work collaboratively with the Commission
and to thoughtfully address concerns raised during the public process.
5. Net Improvement Over Existing Conditions. Importantly, even with the revised plans,
the proposed project continues to represent a substantial improvement over the existing
condition of the property. Compared to the existing residence, the revised proposal:
Substantially increases the lakeshore setback.
Reduces impervious surface coverage into compliance with current code
requirements.
Eliminates the existing side-yard setback encroachments.
Reduces the visual scale and massing of the home from the lake.
Maintains compatibility with the surrounding neighborhood and shoreline context.
In addition, the property has operated under an approved lakeshore setback variance since 1978,
when the Prior Lake Planning Commission approved construction of the existing home at a 33-
foot setback from the then 50-foot setback requirement from the ordinary high water mark. While
we understand the Commission is evaluating the current application on its present merits, we
believe it is important historical context that the revised proposal moves the home farther back
from the lake and substantially improves upon the existing condition of the property.
Finally, we would like to sincerely thank City staff and the Planning Commission for their time,
professionalism, and thoughtful consideration throughout this process. We appreciate the
constructive feedback provided at the May 18 hearing and believe the revised proposal responds
directly and meaningfully to the concerns raised by the Commission.
We respectfully request approval of the revised variance application.
Sincerely,
Todd M. Phelps
Molly A. Phelps
Encl. Updated Site Plan (Revised 5-27-2026)
Updated Elevations (Revised 5-26-2026)
Aerial photograph of existing home and neighboring property setbacks
FEMA Flood Zone Map
SITE ADDRESS
SCALE IN FEET
10010 20
N
1" = 10'
MB
SCALE
DRAWN
REFERENCE
REVISIONS
DATE REMARKS
8030 Old Cedar Avenue So., Suite 228
W. BROWN LAND SURVEYING, INC.
WBROWNLANDSURVEYING.COM
Ph: (952) 854-4055
Email: INFO@WBROWNLANDSURVEYING.COM
Bloomington, MN 55425
B
W4646 LORDS STREET
PRIOR LAKE, MINNESOTASHEET
BOOK/PAGE
JOB NO.
XX/XX
337-25
1 of 1 24x36
LEGEND
12-02-2025 SETBACKLINES, ROAD EASEMENT, CERTIFCATION
R. STEPHEN ARMSTRONG
4660 Lords Street NE, Prior Lake, MN 55372 | 651-295-3414 | rollsarms@gmail.com
May 25, 2026
Mr. Paul Moretto
Planner
City of Prior Lake
4646 Dakota Street SE
Prior Lake, MN 55372
Dear Mr. Paul Moretto:
First, my apologies for the timing of this letter. I’ve just arrived at my home in Prior Lake from AZ where I
spend most of the winter. The Notice of Public Hearing on the variance requests for the property at 4646
Lords Street NE had not been forwarded to me by the USPS so I was not aware of the hearing until this
past Friday. My home is adjacent to the subject property at the northeast property line. I have reviewed
the information in that notice and met with Mr. Phelps over this weekend. Mr. Phelps shared the blue prints
of the proposed residence to be constructed on the subject property. I find the proposed property to be an
enhancement to the surrounding properties in the neighborhood. There would appear to be no interference
with any of my property rights including sightlines, nor those of the surrounding properties. The proposed
property would not be detrimental to the shoreline as it is generally consistent with the existing property.
I have no objections to granting the variances the Phelps’ and their builder have requested. The proposed
home is attractive, fits well with the other existing properties and would be a positive addition to this area.
Thank you for your consideration.
If there are questions, please contact me by telephone or e-mail.
Best,
/s/ Royce S. Armstrong
Paul,
I own and live at 4653 Lords Street in Prior Lake. Todd and Molly Phelps stopped by the
neighborhood this weekend to share their building plans, project status, and proposed
timeline.
I understand there is a variance request currently being considered, and I wanted to let you
and the Planning Commission know that I support the variance request. In my view, this
project has been thoughtfully designed and will be a positive improvement to both the
property and the surrounding neighborhood.
The proposed home is consistent with the character of the area and refiects a genuine
effort to design a home that flts appropriately along the shoreline.
Sincerely,
Tom Klima
Thomas G. Klima
Foster Klima
10900 Wayzata Blvd. Suite 730
Minnetonka, MN 55305
D. 612-746-2225 C. 952-212-8056
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-03PC
VARIANCE FROM THE MINIMUM LAKE SETBACK FOR A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL
SHORELAND) ZONING DISTRICT
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on May
18, 2026, to consider a request from Todd and Molly Phelps, property owners, to approve variances from the
minimum lake setback and front yard setback to construct a new single-family dwelling located in the R-1 SD
(Low Density Residential Shoreland) Zoning District at the following property:
4646 Lords Street NE, Prior Lake, MN 55372 (PID 259350140)
Legally described as:
A tract of land in Government Lot 8, Section 35, Township 115 North, Range Twenty-two (22) West, Scott
County, Minnesota, described as follows: Commencing at a point that is 220.28 feet north and 328.53 feet
east of the northwest corner of Lot 1, in the plat of Maple Park Shore Acres, said point being on the center
line and east edge of a concrete
bridge; thence North 83 degrees 00 minutes east a distance of 129.0 feet; thence South 81 degrees 00
minutes East a distance of 112.4 feet; thence North 61 degrees 34 minutes East a distance of 113.0 feet;
thence North 54 degrees 57 minutes East a distance of 264.45 feet; thence North 73 degrees 17 minutes
East a distance of 450.0 feet; thence North 77 degrees 54 minutes East a distance of 290.0 feet; thence North
12 degrees 06 minutes West a distance of 25.0 feet to a curve whose tangent deflects 90 degrees to the right;
thence northeasterly along said curve an arc length of 68.3 feet, central angle of 18 degrees 30 minutes, to
the actual point of beginning; thence continuing along said curve an arc length of 42.49 feet, a radius of 211.6
feet and a central angle of 11 degrees 30 minutes; thence South 72 degrees 06 minutes East along the
tangent of said curve, a distance of 46.7 feet; thence North 25 degrees 54 minutes East a distance of 93.0
feet more or less to the high water mark of Prior Lake; thence northwesterly along said high water mark to its
intersection with a line bearing North 11 degrees 06 minutes East from the actual point of beginning; thence
South 11 degrees 06 minutes west a distance of 155.0 feet more or less to the actual point of beginning; and
WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable
Prior Lake Ordinances; and
WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance request, and persons
interested were afforded the opportunity to present their views and objections related to the variance request;
and
WHEREAS, The Board of Adjustment has reviewed the application for the variances as contained in Case #PDEV26-
000014 and held a hearing thereon on May 18, 2026; and
WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and
welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the
public safety, the effect on property values in the surrounding area and the effect of the proposed variance on
the Comprehensive Plan.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
2
a. Variances shall only be permitted when they are in harmony with the general purposes and intent of the
Zoning Code.
The granting of the variance is in harmony with the general purposes of the Ordinance and Comprehensive Plan. The
purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential,
business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-906) policy’s
intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland
of public waters.”
b. Variances shall only be permitted when they are consistent with the Comprehensive Plan.
The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical
character and identity. This is accomplished by achieving compatible relationships between different types of land
uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design.
c. Variances may be granted when the applicant for the variance establishes that there are practical difficulties
in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a
variance, means the property owner proposes to use the property in a reasonable manner not permitted by
the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by
the landowner, and the variance, if granted, will not alter the essential character of the locality.
There are practical difficulties in complying with the strict adherence to the Ordinance. Meeting the minimum setback
requirements on a lot of this shape would result in a small buildable area.
The condition was not created by the applicant. The request to encroach 9.73 feet into the shoreland setback
represents a reasonable residential redevelopment of a constrained lakeshore lot while reducing existing
nonconformities.
d. Economic considerations alone do not constitute practical difficulties.
Economic considerations alone are not the reason for the variance request.
3. Based upon the findings set forth herein, the Board of Adjustment hereby approves the following variances to allow the
construction of a single-family dwelling in the R-1 SD (Low Density Residential Shoreland) Zoning District:
a. A 9.73-foot variance from the required minimum 50-foot lake setback on the northern side (Section 10.435(7)(b)).
4. The variances are subject to the following conditions of approval:
a. The variance resolution shall be recorded at Scott County.
b. A building permit shall be obtained from the Building Department prior to the commencement of construction.
c. An as-built survey shall be submitted to the Building Department prior to the issuance of a Certificate of Occupancy
to confirm the construction conforms to the plans and survey materials reviewed by the Planning Commission.
PASSED AND ADOPTED THIS 1ND DAY OF JUNE 2026.
Commissioners Aye Nay Absent Abstain
Fleming ☐ ☐ ☐ ☐
Fenstermacher ☐ ☐ ☐ ☐
Tennison ☐ ☐ ☐ ☐
Yurko ☐ ☐ ☐ ☐
Rook ☐ ☐ ☐ ☐
Schmokel ☐ ☐ ☐ ☐
Nicholson ☐ ☐ ☐ ☐
_______________________________
Bryan Fleming, Commission Chair
ATTEST: _________________________________
Casey McCabe, Community Development Director
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JUNE 1, 2026
AGENDA #: 6A
PREPARED BY: PAUL MORETTO, PLANNER
PRESENTED BY: CASEY McCABE, COMMUNITY DEVELOPMENT DIRECTOR
AGENDA ITEM: CONSIDERATION OF A CONCEPT PLAN AND AUTHORIZATION FOR
CITY STAFF TO ACCEPT AND PROCESS AN APPLICATION FOR A
PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR A
PROJECT LESS THAN 10 ACRES ON A PROPERTY LOCATED AT 4540
TOWER STREET SE
DISCUSSION: Introduction
ROERS Companies, on behalf of the property owners, ISD 719 and BK
Tower Properties LLC, is requesting the Planning Commission authorize the
City staff to accept and process an application for a Preliminary Planned Unit
Development (PUD) Plan for a project less than 10 acres. The applicant is
proposing a multi-family apartment building located on the subject parcels at
4540 & XXXX Tower Street SE (PIDS 250220050, 252690030 &
252690041).
Current Circumstances
Section 10-509 of the Zoning Ordinance relates to Planned Unit Develop-
ments and states the following regarding the minimum requirements:
10-509: MINIMUM PUD ELIGIBILITY REQUIREMENTS. In order to utilize a PUD,
the proposed site shall consist of a parcel or contiguous parcels of land in
common ownership 10 acres or more in size. An owner(s) of a tract of land
less than 10 acres may apply to the Planning Commission for an exception
to the 10-acre requirement.
Exception to 10-Acre Requirement. An applicant seeking an exception to
the 10-acre requirement shall, prior to submission of a Preliminary PUD Plan
submit a concept plan for review and approval by the Planning Commission
pursuant to the procedure set forth in the Subdivision Code. The Planning
Commission shall decide, based upon the criteria set forth below, whether
to authorize the City staff to accept and process an application for a
Preliminary PUD Plan for the proposed project:
(1) The proposed project meets all other criteria for a PUD except the
acreage requirement.
(2) There are unique circumstances that prohibit the applicant from
assembling 10 contiguous acres.
(3) The proposed project is consistent with the goals and objectives of
the Comprehensive Plan.
2
(4) The applicant intends to provide for greater parks, open space,
trails or public areas than required by the Zoning Code.
The property for the proposed PUD is slightly over 5.5 gross acres in size.
The Developer is proposing a 175-unit multi-unit residential apartment build-
ing. The modifications to the Zoning Ordinance include an increase in the
Floor Area Ratio .35 to .87, a comprehensive land use plan amendment and
amendment to the official zoning map. The existing ISD719 parcel is guided
and zoned for high density residential. The two BK Tower Properties parcels
are guided and zoned for general business.
The Developer is offering PUD public benefits which include
➢ Improved drainage management and treatment
➢ Improved sidewalk and trail connections
➢ Additional right-of-way dedication along Toronto Avenue SE
A detailed determination of public benefit against the degree of requested
modifications from the Zoning Ordinance would be evaluated during the Pre-
liminary PUD process by City Staff as well as the Planning Commission and
City Council.
Conclusion
In accordance with Section 10-509 of the Zoning Ordinance the Developer
has submitted a 5.5-acre concept plan for consideration as a PUD. The site
is located in a developed area of the City; therefore, assembling more than
10 contiguous acres for the proposed development is not possibleCity Staff
recommends the Planning Commission authorize the application be ac-
cepted for consideration of a Preliminary PUD.
ALTERNATIVES: 1. Motion and second to approve a resolution authorizing the City staff to
accept and process an application for a Preliminary PUD Plan for a pro-
ject less than 10 acres at 4540 Tower Street SE.
2. Motion and second to denying the request for City staff to accept and
process an application for a Preliminary PUD Plan for a project less than
10 acres at 4540 Tower Street SE.
RECOMMENDED
MOTIONS:
Alternative No. 1
EXHIBITS: 1. Location Map
2. Concept Plan
Date: 5/27/2026
0 360 720 1,080 1,440180Feet
1:9,028
This drawing is neither a legally recorded map nor a survey and is not
intended to be used as one. This drawing is a compilation of records,
information, and data located in various city, county, and state offices,
and other sources affecting the area shown, and is to be used for
reference purposes only. Scott County is not responsible for any
misuse.
Scott County
POOL
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175 UNITS 3& 4 STORIES (45' HEIGHT MAX)
1 LEVEL OF GARAGE BELOWGARAGE
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RETAINING WALL
EASEMENT
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LOW POINT ELEVATION
HIGH POINT ELEVATION
TOWN HOMES
MAIN VEHICLE ACCESS
VEHICLE ACCESS
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
TOWER ST. SE
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SETBACK
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5'
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SETBACK
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962 965
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967 974
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Roers-Prior Lake-4540 Tower St SE AptsSITE PLAN
1 Roers Prior Lake-4540 Tower St SE Apts 26061 04/24/2026
1" = 80'-0"1 Level 1
PARKING
Level Description Count
Level -1 9' x 18' ADA Accessible 6
Level -1 9' x 18' Standard 167
Level -1: 173 173
Level 1 9' x 18' ADA Accessible 3
Level 1 9' x 18' Standard 174
Level 1: 177 177
350
PARKING RATIO:2.0 STALLS/UNIT
PROJECT INFO
SITE AREA: 5.5 ACRE
BUILDING AREA: 4.8 ACRE
MAX FAR: 0.35
PROPOSED FAR:0.87
CURRENT ZONING: C2& R3
PROPOSED ZONING: R3+PUD
MAX DENSITY: 20/ ACRE
CURRENT: 31/ACRE
MAX HEIGHT : 45' ( 4 STORY)
PROPOSED :45' ( 4 STORY)
SETBACK:
REQUIRED FRONT : 30F
PROVIDED FRONT: 45'
REQUIRED SIDE :15
PROVIDED SIDE: 39
REQUIRED REAR: 25
PROVIDED REAR: 86
FOR BUILDING HEIGHT OVER 40':
EACH FOOT HEIGHT REQUIRES A
FOOT ADDITIONAL SETBACK.
PARKING RATIO:
REQUIRED: 2/ UNIT
PROVIDED: 2/ UNIT
Level 1
100' -0"
Level -1
88' -10 1/8"
962 965
967
974
Level 2
110' -7 3/4"
Level 3
121' -3 1/2"
Level 4
131' -11 1/4"
43
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40
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47
'
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"
Level 1
100' -0"
Level -1
88' -10 1/8"
Level 2
110' -7 3/4"
Level 3
121' -3 1/2"
Level 4
131' -11 1/4"
Truss Brg.
141' -0 1/4"
960 964
43
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GARAGE
ENTRANCE44
'
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1
1
"
Level 1
100' -0"
Level -1
88' -10 1/8"
Level 2
110' -7 3/4"
Level 3
121' -3 1/2"
Level 4
131' -11 1/4"
Truss Brg.
141' -0 1/4"
973
960
41
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"
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1
"
Level 1
100' -0"
Level 2
110' -7 3/4"
Level 3
121' -3 1/2"
Level 4
131' -11 1/4"
Truss Brg.
141' -0 1/4"
974
973
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Roers-Prior Lake-4540 Tower St SE AptsEXTERIOR ELEVATIONS
6.1 Roers Prior Lake-4540 Tower St SE Apts 26061 04/24/2026
1" = 30'-0"1 South Elevation
1" = 30'-0"2 west Elevation
1" = 30'-0"3 North Elevation
1" = 30'-0"4 East Elevation