Wild Rose Estates Final Plat_Intersection VisibilityMasterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Wild Rose Estates - Final Plat
DATE: October 31, 2011
Dubuque
kind
nn- Anedcacny
2007
City Engineer Gus Psihoyos outlines the position of the Engineering Department with
respect to the approval of the Final Plat of Wild Rose Estates. At issue for said
approval is the visibility at the existing intersection of Wild Rose Lane and Middle Road.
With a proposed increase of over 500 vehicle trips per day from the subdivision, the
Engineering Department has determined that the intersection should meet the required
intersection sight distance for the 85th percentile speeds on Middle Road.
The Engineering Department has consistently held that until the sight distance issue of
Wild Rose Lane and Middle Road for the 85th percentile speeds on Middle Road is
resolved, approval of the subdivision could not be recommended. The developer has
consistently emphasized that more traffic enforcement is needed to reduce the speeds
on Middle Road, which could bring the existing roadway geometry into compliance with
the required sight distance.
The County Engineer's office has based its approval of the stopping sight distance
based on the "posted" speed limit of 35 mph. Standard engineering practice for traffic
controls is typically based on the intersection sight distance and on the 85th percentile
speeds.
The City hired HDR Engineering, Inc. to do an independent analysis of the proposed
intersection to verify the City's position. Both HDR and the City have concluded that
there are three options for the Wild Rose intersection to receive approval for the
subdivision:
1. Lower the top of the hill on Middle Road to provide adequate sight distance.
2. Relocate the Wild Rose Lane intersection to a location that meets the sight
distance requirement.
3. Access the subdivision from another location, such as Humke Road.
City Engineer Gus Psihoyos recommends that the sight distance issue at Wild Rose
Lane and Middle Road needs to be resolved by the developer prior to further processing
of the final plat.
concur with the recommendation and respectfully request Mayor and City Council
approval.
Michael C. Van Milligen
MCVM:jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Gus Psihoyos, City Engineer
Wayne Demmer, Dubuque County Supervisor
Eric Manternach, Dubuque County Supervisor
Daryl Klein, Dubuque County Supervisor
Bret Wilkinson, Dubuque County Engineer
Steve Weiland, WMK Investment Properties, Inc.
Larry McDermott, WMK Investment Properties, Inc.
Ken Kress, WMK Investment Properties, Inc.
2
Masterpiece on the Mississippi
TO: Michael C. Van Milligen, City Manager
FROM: Gus Psihoyos, City Engineer
SUBJECT: Wild Rose Estates — Final Plat
DATE: October 31, 2011
INTRODUCTION
Dubuque
htril
Afl4me ica City
11111,
2007
This memorandum outlines the position of the Engineering Department with respect to
the approval of the Final Plat of Wild Rose Estates. At issue for said approval is the
visibility at the existing intersection of Wild Rose Lane and Middle Road. With a
proposed increase of over 500 vehicle trips per day from the subdivision, the
Engineering Department has determined that the intersection should meet the required
intersection sight distance for the 85th percentile speeds on Middle Road.
BACKGROUND
A July 13, 2011 memorandum from Engineering to the City Manager outlines the
process and discussions that have taken place since January, 2010, concerning the
intersection sight distance issue. This memo elaborates on the 85th percentile speeds
on Middle Road and the safety issue with traffic from Wild Rose Lane. (See attached.)
DISCUSSION
The Engineering Department has consistently held that until the sight distance issue of
Wild Rose Lane and Middle Road for the 85th percentile speeds on Middle Road is
resolved, approval of the subdivision could not be recommended. The developer has
consistently emphasized that more traffic enforcement is needed to reduce the speeds
on Middle Road which could bring the existing roadway geometry into compliance with
the required sight distance.
The County Engineer's office has based its approval of the stopping sight distance
based on the "posted" speed limit of 35 mph. Standard engineering practice for traffic
controls is typically based on the intersection sight distance and on the 85th percentile
speeds.
The City hired HDR Engineering, Inc. (Omaha, Nebraska) to do an independent
analysis of the proposed intersection to verify the City's position. (See attached.) Both
HDR and the City have concluded that there are three options for the Wild Rose
intersection to receive approval for the subdivision:
1. Lower the top of the hill on Middle Road to provide adequate sight distance.
2. Relocate the Wild Rose Lane intersection to a location that meets the sight distance
requirement.
3. Access the subdivision from another location such as Humke Road.
CONCLUSION
The Engineering Department feels that the sight distance issue at Wild Rose Lane and
Middle Road needs to be resolved by the developer prior to further processing of the
final plat.
cc: Kyle Kritz, Associate Planner
Ron Turner, PLS
David Ness, PE
Bill Schlickman, Traffic Engineering Assistant
Attachs.
2
Masterpiece on the Mississippi
TO: Michael Van Milligen, City Manager - - -_ ,�
JJ
FROM: Gus Psihoyos, City Engineer
Dubuque
hittleg
All America City
2007
SUBJECT: Wild Rose Estates Final Plat Correspondence from WMK Investment
Properties Inc.
DATE: July 13, 2011
INTRODUCTION
The City Council has received correspondence from WMK Investment Properties, Inc.
whose partners are Steve Weiland, Larry McDermott and Ken Kress. They are the
developers for a proposed subdivision in Dubuque County to be named Wild Rose
Estates. The proposed subdivision is being reviewed jointly by the City and County of
Dubuque as the subject property is within two miles of the City's corporate limits. The
proposed Wild Rose Estates is located on Middle Road approx one -half mile east of
Sundown Road (County Road Y -21) and approximately 1.5 miles west of Seippel Road.
The proposed subdivision will subdivide approximately 109 acre parcel into 61 single
family building lots.
BACKGROUND
The correspondence from WMK Investment Properties, Inc. outlines the progress to
date in receiving approval through the County of Dubuque and City of Dubuque. The
major concern of city staff is the location of the existing access for the proposed
subdivision. Wild Rose Estates will utilize an existing Wild Rose Lane as the access.
This access currently serves four single - family homes. The proposed subdivision would
add an additional 61 single - family homes utilizing this access to Middle Road. Adding
61 Tots creates a potential for an additional 582 vehicle trips per day (ITE Trip
Generation Manual: 9.55 trips /unit) through the intersection at Middle Road
The chronology of events that have led up to the current correspondence from WMK is
as follows:
On January 26, 2010, City Planning and Engineering staff attended a pre - application
meeting with County officials and representatives of the development company to
review the proposed Wild Rose Estates Subdivision. At that time, engineering staff
did raise a concern that there is a potential for sight visibility issues where the
existing Wild Rose Lane intersects with Middle Road. The developer pointed out
this is an existing access that was approved by the County previously. City Engineering
staff pointed out that increasing the number of dwelling units from three to 61 that would
utilize this access requires that the sight visibility be reviewed prior to approval of the
subdivision. WMK Investment Properties Inc. worked with their engineers, Buesing &
Associates, to submit a preliminary plat in March 2010.
The Zoning Advisory Commission reviewed and approved the submitted preliminary plat
at their May 2010 meeting, and the Council subsequently also approved the
preliminary plat on a 4 to 3 vote at their May 17, 2010 meeting subject to the
following:
1) Waiving street width standard for Wild Rose Lane, White Clover Court, Hollyhock
Drive, Poppy Court and Crimson Court;
2) Posting no parking signs within the subdivision;
3) Waiving lot frontage requirements for Lots 33 and 49;
4) Waiving maximum cul -de -sac length; and
5) Submitting a statement signed by a licensed professional engineer that
states there is adequate sight distance for the 85th percentile speed of
traffic at the improved intersection of Wild Rose Lane and Middle Road.
85th Percentile Speed
The 85th percentile speed is a value that is commonly used for establishing regulatory
speed zones. The 85th percentile speed is the speed at or below which 85 percent of
motorist drive on any given roadway under good weather and visibility conditions and
may be considered as the maximum safe speed for that location.
Sight Distance
Sight distance, in the context of road design, is how far a road user (usually a vehicle
driver) can see before the line of sight is blocked by a hill crest, or an obstacle on the
inside of a horizontal curb or intersection. Insufficient sight distance can have
implications for the safety or operations of a roadway or intersection.
According to the A.A.S.H.T.O (American Association of State Highway and
Transportation Officials) manual, all intersections or connections to county roads
(hereafter referred to as access) are subject to the requirements in the site distance
section of their publication. Access includes, but is not limited to new roads or single
driveways. In the case of the proposed Wild Rose Subdivision, existing access shall
also be subject to these requirements if it will be used by new development or
expansion of existing facilities. AASHTO states that it is the responsibility of the person
or entity creating the proposed access, new development, or expansion of existing
facilities to provide required sight distance.
2
During highway design and traffic safety investigations, highway engineers compare the
available sight distance to how much sight distance is needed for the situation.
Depending on the situation, one of three following types of sight distances will be used:
Stopping Sight Distance
Stopping sight distance is the distance traveled while the vehicle driver perceives a
situation requiring a stop, realizes that stopping is necessary, applies the brake, and
comes to a stop. Actual stopping distances are also affected by road conditions, the
mass of the car, the incline of the road, and numerous other factors. For design, a
conservative distance is needed to allow a vehicle traveling at design speed to stop
before reaching a stationary object in its path. Typically the design sight distance allows
a below- average driver to stop in time to avoid a collision. The driver's eye is assumed
to be 42 inches above the pavement, and the object height is 24 inches (about the
height of vehicle taillights).
Decision Sight Distance
Decision sight distance is used when drivers must make more complex decisions than
to stop or not to stop. It is longer than stopping sight distance to allow for the distance
traveled while making a more complex decision. The decision sight distance is
"distance required for a driver to detect an unexpected or otherwise difficult -to- perceive
information source or hazard in a roadway environment that may be visually cluttered,
recognize the hazard or its threat potential, select an appropriate speed and path, and
initiate and complete the required maneuver safely and efficiently." Ideally roads are
designed for the decision sight distance — typical times detecting and understanding a
situation is about 6 to 10 seconds and 4 to 5 seconds to perform the right maneuver.
Intersection Sight Distance
Intersection sight distance is the decision needed to safely proceed through an
intersection. The distance needed depends on the type of traffic control at the
intersection, and the maneuver (left turn, right turn, or proceeding straight). All -way stop
intersections need the least, and uncontrolled intersections require the most.
Intersections should be carefully situated to avoid steep profile grades and to ensure
adequate approach sight distance. An intersection should not be situated on a short -
crest vertical curve, just beyond a short -crest vertical curve, or on a sharp horizontal
curve. The intersection sight distance is provided at intersections to allow the drivers of
stopped vehicles a sufficient view of the intersecting highway to decide when to enter
the intersecting highway or to cross it. In the case of Wild Rose Estates subdivision the
existing intersection is located just west of a short-crest vertical curve. Improving the
sight distance at the intersection of Wild Rose Lane and Middle Road would require
lowering the crest of the hill on Middle Road just east of the intersection. The
developers and their engineers have stated that there is no practical alternate location
for the intersection.
3
Vehicles stopped at an at -grade intersection must have sufficient sight distance to
permit a safe departure. Since this is a T- intersection only a right -turn or left turn
maneuver can be made. And since the sight distance to the left is more than adequate
the focus needs to be on vehicles approaching from the right westbound and how the
observation of the vehicles affect left turning vehicles.
The left turn maneuver must have sufficient sight distance to permit entrance onto the
intersecting roadway and then accelerate to the posted speed limit without being
overtaken by vehicles approaching from the right westbound. The minimum
recommended sight distance for 35 mph vehicle speed is 390'. The distance increases
to 445' for 40 mph and 500' for 45 mph. The existing sight distance at the Wild Rose
intersection with Middle Road is between 415 and 420 feet.
In working with Buesing and Associates, the City Engineering Department conducted a
speed study to determine the speed of westbound traffic on Middle Road near Wild
Rose Lane. The 85th percentile speed was determined to be 46.3 mph. This was the
speed with which Buesing was to work in the design of the intersection and addressing
the sight distance deficiencies.
In February and March of 2011, at the request of Buesing, the City placed a recently
purchased speed shield on Middle Road near Wild Rose Lane in an effort to educate
motorists and thus lower travel speeds. The speed shield operates with the use of
radar and displays the speed of vehicles approaching the device. The unit is usually set
to activate a strobe light when vehicle speeds exceed 5 mph over the posted speed
limit.
In April of 2011 the Police Department did speed enforcement at the same location.
After the police enforcement project, Engineering performed another speed study which
showed an 85th percentile speed of 51.6 mph., an increase from the previous study.
Buesing and Associates provided written documentation dated 9 -30 -10 that the
intersection met stopping sight distance. The Engineering Department requested that
Buesing and Associates reevaluate the access for intersection sight distance. WMK
Investment Properties, Inc. and their Engineer, Buesing and Associates, submitted a
final plat and improvement plans in March 2011. The final plat has not been brought to
the City Council since there are still remaining issues regarding the improvement plans
with the most critical being the traffic visibility at the subdivision access point where Wild
Rose Lane intersects with Middle Road.
4
Engineering has not received any recommendations from the developers' consulting
engineer on the matter of meeting the intersection sight distance requirement. The
developer has focused their effort on meeting the requirement by concentrating on
reducing the speed of the motorists by requesting more stringent monitoring by the City
Police and County Sheriff's departments and by developing a system utilizing speed
shields and speed boards. While these practices have had a short term effect on the
speed of traffic, they have not lowered the speed of traffic.
DISCUSSION
When site plans and subdivisions are submitted for approval, evaluating the sight
distance for proposed driveways and intersections is part of the review process. Two
recent developments were required to address inadequate intersection sight distance as
part of the development. One was a subdivision south of Derby Grange Road where
the 85th percentile traffic at a proposed intersection was more than 10 mph over the
posted speed limit. The developer was required to agree to modify or lower the profile
of the roadway of Derby Grange Road to increase the sight distance. Another option
was to relocate the proposed intersection to provide the required sight distance. This
development has not proceeded as of this date. The second development was a City
project on the south side of Pennsylvania Ave. This was an entrance to a trail parking
lot where a proposed entrance onto Pennsylvania Ave. had to be shifted over 77 feet to
the west to provide the required sight distance. Significant modifications to the original
plans were made by the City to gain the additional site distance needed to meet
intersection site distance requirements.
SUMMARY
The existing permit for the entrance of Wild Rose Lane at Middle Road was based on
stopping sight distance. Site visibility for westbound traffic is between 415 and 420 feet.
While this is currently being used for a driveway for a few residences, adding 61 Tots
creates a potential for an additional 582 trips per day through the intersection. This
additional traffic combined with existing traffic of approximately 680 vehicles per day on
Middle Road, gives rise to concern for adequate sight distance at the intersection. To
date, the developer has not demonstrated or proposed a design that may improve the
intersection sight distance dilemma.
RECOMMENDATION
The Engineering Department recommends that approval of the final plat of Wild Rose
Estates be denied until adequate intersection sight distance is accomplished or
proposed at the existing intersection of Wild Rose Lane and Middle Road.
5
The chronol
1 -29 -10
2 -15 -10
2 -19 -10
4 -08 -10
4 -10 -10
speed study
4 -13 -10
4 -13 -10
4 -16 -10
study require
4 -22 -10
ogy of engineering staff working on this issue is as follows:
Engineering attended a pre - application meeting with the developer and
County officials. The question of sight visibility at the intersection of Wild
Rose and Middle Road was discussed.
Memo to MVM regarding options on requirements of development with
regard to intersection sight distance.
MVM, Barry Lindahl meeting — waive review vs waive standards
County Engineer Felderman — already an access — will redo Wild Rose
going in.
Email: Ron Turner to Gus Psihoyos on preliminary plat regulations —
required.
Estimate cost to redo 1200 I.f. = $ 267,500
Survey crew field measured S.D. = 415' = 37.6 mph for intersection
Email: Ron Turner to Kyle Kyle on preliminary plat regulations — speed
d.
Buesing & Associates submits copy of 1991 residential entrance permit
(SD = 420')
Nu- Metrics Traffic Study. 85th %tile = 46.3 mph W.B.
Preliminary Plat to ZAC (approved with conditions regarding adequate
sight distance)
Preliminary Plat to CC (approved 4 -3 with conditions regarding adequate
sight distance)
Buesing & Associates letter stating adequate Stopping Sight Distance for
the intersection.
City letter to Buesing & Associates requesting Intersection Sight Distance
evaluation.
Speed Shields Traffic Study 85th %tile = 39.0 mph
Speed Shields Traffic Study 85th %tile = 43.0mph
Final Plat submitted
Calc. Middle Road cuts for 43 mph ISD and SSD
43 mph SSD = cut 1.4' (280' Roadway)
43 mph ISD = cut 16.25' (1700' Roadway)
46 mph SSD = cut 2.6' (985' Roadway)
Comments to Planning on final plat and Imp. Plans (not addressed to
date)
Police enforcement: top speed = 43 mph
Police enforcement: top speed = 42 mph
Police enforcement: top speed = 41 mph
Nu- Metrics Traffic Study 85th %tile = 51.6 mph W.B.
Attorney Dave Clemens to City Attorney Barry Lindahl: letter with question
on denying the plat.
Barry to Dave Clemens — Response: "Street didn't meet required
standards for the drive based on speeds."
Email from WMK Investments requesting to be placed on 7 -18 -11 Council
agenda to discuss the development.
4 -22 -10
5 -05 -10
5 -17 -10
9 -30 -10
12 -20 -10
3 -24 -11
4 -4 -11
4 -19 -11
4 -22 -11
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L___ j City Limits
ONE COMPANY
Many Sanctions"
Memo
To: Gus Psihoyos, City of Dubuque
From: Chris Malmberg, PE
Tara Kramer, PE
Project:
CC: Ron Turner, City of Dubuque
David Ness, City of Dubuque
Date: September 23, 2011
Job No:
RE: Wild Road Lane Access to Proposed 61 Dwelling Unit Development
Introduction
The City of Dubuque requested HDR review an access point located along Middle Road /Pennsylvania
Avenue (Middle Road) between Sundown Road and Sieppel Road. A 61 dwelling unit development is
proposed south of Middle Road with access via Wild Rose Lane. Wild Rose Lane currently serves four single
family dwelling units.
Design Review
Design Speed
Design speed is based on topography, operating speed, adjacent land use and functional classification.
Middle Road /Pennsylvania Avenue is an important east/west route to downtown and functions as a collector
east of Sieppel Road to Northwest Arterial. West of Sieppel Road near Wild Rose Lane, Middle Road
functions as a local, rural roadway. Higher speeds are typically observed on rural corridors due to the driver
expectation of minor access points with minimal conflicts along corridor. Although existing Middle Road
vertical geometry would indicate a lower design speed (as posted), most drivers will ignore vertical geometry
and respond more to adjacent land use and horizontal geometry features in determining operating speeds.
Middle Road is currently posted at 35 miles per hour (mph). Two speed studies were conducted by the City
of Dubuque along Middle Road near Wild Rose Lane in April 2010 and April 2011. The 85th percentile
operating speed ranged from 45 to 52 mph. The rural nature and flat horizontal geometry of Middle Road
near Wild Rose Lane most likely contribute to the higher operating speeds witnessed despite the posted
speed.
Based on A Policy on Geometric Design of Highways and Streets, 5th Edition by American Associate of State
Highway and Transportation Officials (AASHTO) the "design speed should be consistent with the speeds the
drivers are likely to expect on a given highway facility" and "design speed should fit the travel desires and
habits of nearly all drivers expected to use a particular facility." Thus, a conservative design speed of 50 mph
was used for the sight distance calculations as noted below.
Stopping, Decision and Intersection Sight Distance
Stopping sight distance is incorporated into roadway design to insure drivers are able to stop if needed if an
object (in this case a vehicle) is blocking the roadway. Since the Wild Rose Lane access exists today,
additional traffic at this location would not be expected by roadway users. In addition, the proposed
development does not show improvements to Wild Rose Lane and the existing width is substandard. The
existing Wild Rose Lane width does not give drivers a visual cue of increased traffic volumes at the
intersection. Given the driver expectancy issues, it is our opinion that it would be desirable to achieve decision
sight distance to the intersection. An increased perception- reaction time (from 2.5 seconds to 3.0 seconds) is
used for decision sight distance compared to stopping sight distance. A summary of the sight distances
needed using 50 mph is shown in the table on the following page.
Intersection sight distance is necessary for vehicles exiting an access point to safely enter or cross the
conflicting traffic stream. Vehicles need to be able to see oncoming traffic from both directions to safely
HDR Engineering, Inc.
8404 Indian Hills Drive
Omaha, NE 68114 -4098
Phone (402) 399 -1000
Fax (402) 399 -4979
wxw.hdrinc.com
Page 1 of 2
complete these maneuvers. The intersection sight distance needed for a left- turning vehicle to exit Wild Rose
Lane would require lowering the Middle Road hill east of Wild Rose lane over 17 feet per the City's initial
review. This vertical geometry improvement to Middle Road would impact adjacent properties and driveways
including the reconstruction of Wild Rose Lane.
Middle Road/Wild Rose Lane Recommended Si ht Distances
Amount of vertical excavation required to lower the hill east of Wild Rose Lane to meet sight distance requirements
Alternatives
A few alternatives were considered for improving the access to the proposed development. Each alternative
is summarized below.
Multi -way Stop Control
The warrant criteria for the installation of stop control along Middle Road were reviewed. The City of
Dubuque conducted vehicular volume counts in conjunction with the speed studies in April 2010 and April
2011. Both counts resulted in less than 1,000 vehicles per day along Middle Road. Consideration of multi -
way stop control on high speed corridors (over 40 mph) requires over 200 entering vehicles per hour for eight
or more hours. Additionally, volume should be relatively equal for each of the approaches. Neither of these
two conditions applies to the Middle Road/Wild Rose Lane intersection.
The installation of a stop sign at this location would be an driver expectancy issue since only one intersection
is stop - controlled on Middle Road /Pennsylvania Avenue west of Northwest Arterial. In addition, the
westbound Middle Road stop sign at Wild Rose Lane would be located on the back side of a vertical curve
resulting in sign sight distance issues. Multi -way stop control at Middle Road/Wild Rose Lane is not
recommended for these reasons.
Middle Road Vertical Alignment Improvements
Based on the sight distance calculations the reduction of the Middle Road vertical curve near Wild Rose Lane
should be considered to achieve intersection and decision sight distances based on the 85th percentile speed
of 50 mph.
Relocation of the Proposed Development Access
An alternative to improve the development access would be to relocate the access east to the top of the
Middle Road hill. This would likely require property acquisition from both Hines (full) and Bries (partial).
The proposed development plan is to provide access to Middle Road. Access could possibly be provided to
the south, but would require additional property acquisition.
Middle Road Left- Turn / Bypass Lane
Another option would be to provide a left-turn lane and bypass lane on Middle Road. Per AASHTO exhibit 9-
75 a left -turn lane would not be warranted based on volume. A left-turn lane would help mitigate the lack of
decision sight distance for westbound traffic. However, this option would not mitigate the substandard
intersection sight distance for northbound Wild Rose Lane traffic turning left onto Middle Road.
Summary
Based on the spot speed studies and the sight distance issues at the Middle Road/Wild Rose Lane
intersection it is not recommended that the proposed development be approved unless the mitigation
measures are taken to improve the sight distance at the current location or the access is relocated.
HDR Engineering, Inc.
8404 Indian Hills Drive
Omaha, NE 68114 -4098
Phone (402) 399 -1000
Fax (402) 399 -4979
www.hdrinc.com
Page 2 of 2
Cut' Required
Stopping Sight Distance
425 feet
= 3 feet
Decision Sight Distance (Avoidance Maneuver A)
465 feet
5 feet
Intersection Sight Distance (Left-Turn from Stop)
555 feet
> 17 feet
Amount of vertical excavation required to lower the hill east of Wild Rose Lane to meet sight distance requirements
Alternatives
A few alternatives were considered for improving the access to the proposed development. Each alternative
is summarized below.
Multi -way Stop Control
The warrant criteria for the installation of stop control along Middle Road were reviewed. The City of
Dubuque conducted vehicular volume counts in conjunction with the speed studies in April 2010 and April
2011. Both counts resulted in less than 1,000 vehicles per day along Middle Road. Consideration of multi -
way stop control on high speed corridors (over 40 mph) requires over 200 entering vehicles per hour for eight
or more hours. Additionally, volume should be relatively equal for each of the approaches. Neither of these
two conditions applies to the Middle Road/Wild Rose Lane intersection.
The installation of a stop sign at this location would be an driver expectancy issue since only one intersection
is stop - controlled on Middle Road /Pennsylvania Avenue west of Northwest Arterial. In addition, the
westbound Middle Road stop sign at Wild Rose Lane would be located on the back side of a vertical curve
resulting in sign sight distance issues. Multi -way stop control at Middle Road/Wild Rose Lane is not
recommended for these reasons.
Middle Road Vertical Alignment Improvements
Based on the sight distance calculations the reduction of the Middle Road vertical curve near Wild Rose Lane
should be considered to achieve intersection and decision sight distances based on the 85th percentile speed
of 50 mph.
Relocation of the Proposed Development Access
An alternative to improve the development access would be to relocate the access east to the top of the
Middle Road hill. This would likely require property acquisition from both Hines (full) and Bries (partial).
The proposed development plan is to provide access to Middle Road. Access could possibly be provided to
the south, but would require additional property acquisition.
Middle Road Left- Turn / Bypass Lane
Another option would be to provide a left-turn lane and bypass lane on Middle Road. Per AASHTO exhibit 9-
75 a left -turn lane would not be warranted based on volume. A left-turn lane would help mitigate the lack of
decision sight distance for westbound traffic. However, this option would not mitigate the substandard
intersection sight distance for northbound Wild Rose Lane traffic turning left onto Middle Road.
Summary
Based on the spot speed studies and the sight distance issues at the Middle Road/Wild Rose Lane
intersection it is not recommended that the proposed development be approved unless the mitigation
measures are taken to improve the sight distance at the current location or the access is relocated.
HDR Engineering, Inc.
8404 Indian Hills Drive
Omaha, NE 68114 -4098
Phone (402) 399 -1000
Fax (402) 399 -4979
www.hdrinc.com
Page 2 of 2
October 5, 2011
To: City of Dubuque Engineer: Gus Psihoyos
From: WMK Investment Properties Inc. / Steve Wieland, Larry McDermott, and Ken Kress
This letter is in regard to WMK Investment Properties Inc. and their development of property
off of Middle Rd and Wild Rose Lane which is located in the County of Dubuque but within the 2
mile radius of the City of Dubuque.
Middle Road is a shared responsibility road which the North side is in the City of Dubuque and
the South side is in the County of Dubuque. This parcel of property which WMK is proposing to
be developed will be accessed by Wild Rose Lane which has been an existing and approved
entrance that has been in place since mid 1990's. Wild Rose Lane has met all of the
requirements as far as sight distance and entrance requirements for the County but can't be
passed by the City of Dubuque's requirements even though this driveway was in place before
the City of Dubuque had annexed the property to the North side of Middle Rd in the last five
years and the City of Dubuque had accepted all of the entrances off of Middle Rd. at that time.
We have had numerous speed studies done by both City of Dubuque and the Dubuque County
Sherriff's Dept. with all studies that have shown over desired speeds. We have asked for Police
enforcement on Middle Rd. to reduce the speeds on this portion of the road. Dubuque City
Police have been out in this area on patrol numerous times along with the Dubuque County
Sherriff's Dept. but have not been able to write any tickets because they are not finding any
speeders while they are in the area.
Wild Rose Lane is currently being used by four residents and has been used since the mid
1990's by these current residents, also there are four other existing driveways in the immediate
area that have the same problem with sight distance as Wild Rose Lane according to City of
Dubuque standards.
When the City of Dubuque had annexed the property to the North of Middle Rd. there were not
any concerns with sight distances of existing driveways until WMK started this development
three years ago and WMK is still using the same existing driveway that was in place when the
City of Dubuque had moved into this area.
The developer, WMK Properties has worked with 'the City of Dubuque over the past 2 years to
try and accommodate the City of Dubuque's request for further sight distance in this area of
Wild Rose Lane and meet the City's existing standards of 85 percentile of average speeds rather
than the County's standards of posted speeds.
WMK Properties as developers, believe the City of Dubuque has a responsibility to its taxpayers
to provide safe traffic conditions in this area as they do is other areas of the City of Dubuque.
Not only for the people using the driveways but also for the hundreds of vehicles traveling
Westbound on this road on a daily basis. Stop signs have been considered as a remedy but as of
yet have not been approved by the City of Dubuque.
WMK Properties would suggest that the only solution to this existing problem of the City of
Dubuque would be to lower the speed limit in this area of Middle Rd. around Wild Rose Lane.
WMK Properties believe than when the 85 percentile of the traffic is traveling 20% higher than
the posted speed limit that the road needs more enforcement or the speed limit needs to be
lowered to meet the City of Dubuque standards and provide a safe environment for all parties.
We appreciate your cooperation to finding a remedy on this matter.
Thank You,
WMK Investment Properties Inc. / Steve Wieland, Larry McDermott, Ken Kress
Page 1 of 3
Kevin Firnstahl - Fwd: City Council Meeting Agenda - Wild Rose Estates
From:
To:
Date:
Subject:
Attachments:
Ken Kress <kenkress @yousq.net>
<kfirnsta @cityofdubuque.org>
7/8/2011 9:32 AM
Fwd: City Council Meeting Agenda - Wild Rose Estates
Wild Rose Estates - Final plat 3- 23- 11.pdf; Middle Rd. - eastbound speed study.pdf;
Middle Rd - westbound speed study.pdf
Forwarded message
From: Ken Kress <kenkressna,vousq,net>
Date: Thu, Jul 7, 2011 at 7:35 AM
Subject: City Council Meeting Agenda - Wild Rose Estates
To: rdbuol@a,cityofdubuque.org, ctvmgrna,cityofdubugue.org, riones@a,citvofdubuque.org,
dresnickecitvofdubuaue.org, klyncha,citvofdubuque.org, kbraigQcityofdubuque.org,
jconnors(c�citvofdubuaue.org, lsuttonecityofdubuque.org, dklein(a,dbeco.org, wdemmer@dbaco.org,
emanternach @dboco.org, "Kenneth L. Buesing" <klbuesing @buesing.com >, "Thomas,P. Larsen"
<tnlarsen @buesing.com >, Terry Koelker <tlkoelker(&buesing.com >, David Clemens
<dclemens utcwcmlaw.com >, go sihovo@a,cityofdubuque.org, blindahl(a,cityofdubuque.org, Anna O'Shea
<zoningadmin@dbaco.org >, engineer@dbqco.org
Hello everyone!
Please allow us to introduce ourselves, we are Steve Wieland, Larry McDermott, & Ken Kress who have
formed a partnership called WMK Investment Properties Inc. for the sole purpose of development of
rural subdivision just off of Middle Road with access from Wild Rose Lane, we have attached copy of
Phase 1 plat for your review.
We purchased 95 acres in September of 2009 that is located in Dubuque Co. which is zoned residential,
and lies directly across Middle Road from land that is in the City of Dubuque and proceeded to work
with Buesing Engineering to diligently proceed through the process of surveying and platting this parcel
into a nice subdivision consisting of 3 phases that would total 61 Tots. We met with all committees in
City & County and attended meetings to work through this process and finished the Preliminary Plat in
summer of 2010 with all approvals. We have been stalled since then on any further meetings.
Since that time we had a very hard time getting approval from the city on the Final Plat, the city
planning & engineer's office has dictated that we would need a speed study completed on this access
even though this driveway access, Wild Rose Lane, has been in place for the last 20 years. Also there
was a speed study previously done in April of 2010, with higher than acceptable results. The city
wanted another study done in fall of 2010 and decided to wait all winter to complete speed study and
final approval for city placed speed study was granted in April of 2011. WMK paid for the placement of
speed signs from Selco for a two week period and we were promised city police patrol on this road for
a two day period before the study was done. Even though the city only owns the westbound lane and
the county owns the eastbound lane, the sheriff's department was never contacted for patrol by the
city. After Selco removed signs and city police patrolled this area for a small time period on one day,
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Page 2 of 3
the speed study was completed over a 24 hour period on April 28, 2011 with results of an average
speed of over 51. miles per hour, even though the speed limit is only 35 miles per hour. The city would
like WMK to produce a lower speed study to grant access for our subdivision on an existing 20 year old
driveway, Wild Rose Lane, from Middle Rd. even though the city will not patrol this area, because of
lack of manpower. City engineering has also suggested that we could re -grade a portion of Middle Rd
at our expense to help lower speeds, even though Middle road was just resurfaced last year for Ragbrai
bike ride, and since then speeds have increased on the new road. Dubuque County Sheriffs Dept. was
contacted by County Supervisors and has had two speed studies completed, one for each lane over a
week long period with a lot lower speeds, attached studies for your review. If you look at these studies
you will see some speeds over 100 mph on a stretch of road that has a 35mph speed limit with over
60% of the cars are speeding, if we could get some patrolling from our local officials this might take
care of our problem. l would hate to see a bad accident on this road with all city and county officials
knowing about the high speeds on this road and nothing has been done to enforce the speeds on this
road.
Dubuque County changed the zoning of this property back in late 1960's with the intent of residential
development. We are looking for your help in this matter to resolve this situation, Dubuque County is
losing a lot of tax revenue from the delay of this project. Looking at rough estimates, we will have
potentially 61 lots with an annual property tax assessment of anywhere from $3,000 - $4,000 per
home, which equates to over $210,000. per year in future tax revenue for Dubuque County.
We would like to be placed on the agenda for the next city council meeting on July 18 to discuss this
situation with the council and try to find a solution to this dilemma, your timely response to this matter
and any help and direction you can provide would be greatly appreciated.
Please call with any questions, Sincerely,
Steve Wieland 563- 451 -3216 Larry McDermott 563 - 542 -2712 Ken Kress 563 - 543 -6620
Ken Kress CRS, GR1
Remax Advantage Realty
4029 Pennsylvania Ave.
563 -588 -3078 Office
563 -543 -6620 Cell
563 -588 -1799 Fax
KenKress@vousa.net
www.DubuqueAreaHomes.com
Ken Kress CRS, GRI
Remax Advantage Realty
4029 Pennsylvania Ave.
563 -588 -3078 Office
563 -543 -6620 Cell
563 -588 -1799 Fax
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Page 3 of 3
KenKress @vousq.net
www.DubuqueAreaHomes.com
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&17.4-71
// V// ripplr
To: City of Dubuque Mayor, City Council Members, City Manager & City Engineer
From: WMK Investment Properties Inc.
Subject: Wild Rose Estates — Final Plat
Date: November 7, 2011
Regarding the previous letter from City Engineer Gus Psihoyos and his recommendation to City
Manager Michael Van Milligen regarding Wild Rose Estates entrance from Middle Road which
Mr. Van Milligan has concurred and is asking for the Mayor's and City Council approval.
On more than one occasion during the meetings between WMK members, Larry McDermott,
Steve Wieland and Ken Kress with City Engineer Gus Psihoyos and his staff, the comment has
been brought up as to why we are not annexing this property and future subdivision into the
City of Dubuque rather than developing this property in the County even though this property is
zoned for residential use in the County. It was mentioned that the approval process would be a
lot easier if the property was inside the City limits ? ??
WMK's position is that Wild Rose Lane intersection with Middle Road was an existing
subdivision driveway in place with County approval for over a decade before the City of
Dubuque annexed the property across Middle Road and the City approved of the location and
placement of these driveways and accepted this responsibility at the time of annexation even
though they might not meet current City standards. WMK has plans to widen the entrance and
re -grade the slope of Wild Rose Lane at time of development, therefore this existing driveway
of Wild Rose Lane, should be grandfathered in as it stands right now.
Whether there are 4 homes using this intersection or 30 -60 homes, the vehicles still enter and
exit one vehicle at a time so any safety issues are current safety issues that exist right now as it
would in the future on this driveway and all of the driveways along this road. Also please
realize that this subdivision development is being completed in three phases and will be done
over a period of maybe 15 years with the first phase containing 29 lots which might take 5 years
to complete.
Please understand how fast people are traveling on this road, and that there are many
dangerous access points all along this road. The sight distance issue only exists because people
are not following the posted speed limit. Putting stop signs in at the intersection of Middle
Road and Wild Rose Lane would help solve the current safety issues and allow us to move
forward with this subdivision.
The City Council also has a third option for taking a position on this development and that is a
vote of NO ACTION, with a vote of no action that states that the City of Dubuque neither
approves or denies this subdivision and decides to take no action on the final plat for this
property and we can move forward with the County's guidelines for approval of this
subdivision.
WMK would like to discuss this matter with you at tonight's meeting if possible before a vote is
taken by the Mayor and Council Members.
Thank You! WMK Investment Properties Inc.
Larry McDermott, Steve Wieland, Ken Kress
ry
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Fri
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