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• • WSB . , engineering. planning• environmental. construction Memorandum To: Michael Grochala From: Jack Corkle Date: September 6, 2013 Re: Dupont Holdings /Saddle Club — Concept Plan 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 - 541 -4800 Fax: 763 -541 -1700 We were asked by the City to review the need for a street connection between the proposed Dupont Holdings concept plan and the existing Foxborough development. We have completed our review and our comments are as follows: Concept Plan 1. The proposed concept plan is not consistent with the CSAH 34 study in terms of connections to the south. 2. The current design forces all of the traffic onto CSAH 34. In the long term, as other development occurs this will contribute to safety and capacity problems. 3. The current design eliminates connectivity opportunities in the future. 4. The current design puts all of the traffic onto Old Birch Street and then onto CSAH 34. CSAH 34 currently has a crash problem in this location and this will only magnify the issue. 5. It is difficult to judge on- coming traffic speed and distance when accessing CSAH 34 from Old Birch Street at the existing intersections. Putting more traffic in that location will exacerbate those issues. Need for Other Connections 1. Provide connectivity between neighborhoods is consistent with the CSAH 34 study. 2. Providing the connection to Foxborough provides for better long term access to the development once Pheasant Run is converted to a right in/right out per the County's long term plans. 3. The connection to Foxborough distributes the traffic to other primary routes such as Holly Drive or Shadow Lake Drive. 4. There are a number of existing neighborhoods along CSAH 34 where traffic is forced on to CSAH 34 due to a lack of interconnectivity. Providing the connection to Foxborough prevents this issue from being perpetuated in this area. For the reasons stated above, it is our recommendation that the street connection be made between this proposed development and the existing Foxborough neighborhood. The logical location would be in the southwest corner of the site where the impacts to the existing wetlands St. Cloud • Minneapolis • St. Paul Equal Opportunity Employer wsbeng.com