04-30-2013 APRIL MAY MEMBERS
S M T W T F S S M T W T F S �AEF V�UZNIA
1 2 3 4 5 6 1 2 3 4 " FISHER J TTA
�_ 7 8 9 10 11 12 13 5 6 7 8 9 10 11 ��ALLARD ti RTH
14 15 16 17 18 19 20 12 13 14 15 16 17 18 �{KERSSEN ANDERSON
21 22 23 24 25 26 27 19 20 21 22 23 24 25
28 29 30 26 27 28 29 30 31
AGENDA
ZONING & PLANNING COMMISSION
Tuesday, April 30, 2013
REGULAR MEETING 6:30 P.M.
COUNCIL CHAMBERS
-----------------------------------------------------
ITEM: Approve and sign minutes of the March 26, 2013, regular meeting.
^ COMMISSION ACTION: / / / /
CASE NO.
CUP13-1 CONDITIONAL USE PERMIT - DAY CARE 8353 EXCELSIOR BLVD
Public Public Hearing to consider a day care at 8353 Excelsior Blvd
Hearing
COMMISSION ACTION: / / / /
CASE NO.
ZN13-1 ZONING AMENDMENT - MASSAGE
Public Public Hearing to consider adding definitions for massage
Hearing
COMMISSION ACTION: continue / / / /
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ITEM: REPRESENTATIVE TO UPDATE CITY COUNCIL
ADJOURNMENT
��
� U�OF�I����
�
ZONING AND PLANNING COMMISSION MINUTES
March 26, 2013
A regular meeting of the Hopkins Zoning and Planning Commission was held on Tuesday, March 26,
2013, at 6:30 p.m. in the Council Chambers of Hopkins City Hall.
Present were Commission inembers Scott Kerssen, Aaron Kuznia, Charles Firth, Andrew Fisher, Andrea
Naef and Jennifer Allard. Doug Datta was absent
Also present was staff inember Nancy Anderson.
CALL TO ORDER
Mr. Kuznia called the meeting to order at 6:30 p.m. in the Council Chambers.
APPROVAL OF MINUTES
Mr. Firth moved and Mr. Kerssen seconded the motion to approve the minutes of the February 26,
2013, regular meeting. The motion was approved unanimously.
.--
ITEM: SITE PLAN REVIEW—29—9TH AVENUE NORTH
Ms. Anderson reviewed the new exterior for 29 - 9`�' Avenue North. Bob Herzman and John Anderson
appeared before the Corrunission. Mr. Herzman and Mr. Anderson discussed the new access and facade.
William Rolfe, a partner in the building, appeared before the Commission. Mr. Rolfe spoke against the
remodel.
The public hearing was opened at 7:10 p.m. No one appeared at the public hearing. Mr. Firth moved
and Mr. Fisher seconded a motion to close the public hearing. The motion was approved unanimously.
The public hearing was closed at 7:11 p.m.
Mr. Kuznia moved and Ms. Naef seconded a motion to adopt Resolution RZ13-2, recommending
approval of a remodel of the fa�ade at 29 -9`h Avenue North. The motion was approved unanimously.
ITEM: REVIEW PROPOSED ORDINANCE AMENDMENTS
Ms. Anderson reviewed the proposed ordinance amendments with the Commission. The Corrunission
discussed the various amendments.
ADJOURN
Mr. Kuznia moved and Mr. Firth seconded a motion to adjourn the meeting. The motion was
approved unanimously. The meeting was adjourned at 7:30 p.m.
�
UNOFFI����
MINUTES OF THE ZONING AND PLANNING MEETING, March 26, 2013
Page 2
MEMBERS ,,,�
ATTEST:
Aaron Kuznia, Chair
�
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Apri123, 2013 � PlarulinQ Report CUP13-1
CONDITIONAL USE PER1'�ZIT—DAY CARE
Proposed Action
Staff recomillends the following motion: Move to adopt Resolution RZ13-3. recoininending
approval of a conditional use uennit to operate a dav ca�•e at 83�3 Excelsior Boule��ard.
Overview
United Child Care Center has applied for a conditional use perniit to operate a day care at
8353 E�celsior Boulevard. This is the southeast corner of Excelsior Boulevard and Blake
Road. The property is zoned B-1, Limited Business. The Zonin� Ordinance requires a
conditional use pennit for the operation of a day care. Previously the site was used as an
interior design studio. A playground area has been identified in two possible t«�o locations.
The site plan indicates five classrooms, for a total of 5� children. The proposed hours of
operation are 6 a.m. to 9 p.m., five days a week, and 6 a.m. to 6 p.m. on weekends.
�
Primarv Issues to Consider �
• What is the zoiung of the property, and how has the Comprehensive Plan
designated the subject site?
• What are the conditions for a day care?
• VJhat are the parking requirements?
• Does the propose.d proposed business have a state license?
• What are the results of the traffic study?
Sunportina Documents
• Analysis of Issues
• Site Plans
� Traffic Study
• Resolution RZ13-3
,� , � ,���li.�l.i�1
Nancy�Sl Anderson, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
^ Related Documents (CIP, ERP, etc.):
Notes:
CUP13-1
�
Page 2
Primarv Issues to Consider
• What is the zoning of the property, and how has the Comprehensi�•e Plan
designated the subject site?
The subject property is zoned B-1, Limited Business. The Comprehensive Plan has
designate�d the site as Commercial. The propose�d use complies with both documents.
• VVhat are the conditions for a day care?
�35.03. Subd. 2. Conditional uses ��ith B districts:
E) Day care facility provided:
1. Said operation shall be licensed.
• What are the parking requirements?
The parking requirement is one space per classroom. In this case there are five classrooms,
which will require five parking spaces. The site plan indicated either 13 or 15 stalls and
� five of those stalls designated as drop-off.
• Does the proposed business have a state license?
At the time this report was ��vritten, the ap�licants had not applied for a license. Any
approval will be contingent on the applicant recei�ing a state license.
• What are the results of the traffic study?
Last suinmer another applicant applied for a conditional use perniit to operate a day care at
this location. The City Council continued the application so a traffic study could be
completed. The applicant withdre�� the application. Because this application is the saine
use, the staff infornled the applicant a traffic study «-ould have to be completed. The City
contracted with SRF to perfonn the study. The results of the study indicated that the
intersections «-ould operate at acceptable le��els with the proposed day care. SRF did
propose a reconfiguration of the site to a one ��-ay. Staff v��ould reconunend that the applicant
reconfigure the lot as sho«-n in the attached diagrain. The traffic study is attached.
Alternatives
l. Recommend approval of the conditional use perniit to operate a day care. By
recommending approval of the conditional use pennit, the City Council will consider a
�--�
recommendation of approval.
2. Recommend denial of the conditional use permit. By recoininending denial of the
CUP13-1
Page 3
conditional use perniit, the City Council will consider a recominendation of deniaL If the
Plannin� Comrriission considers this alternative, findings will have to be identified that �
support this alternative.
3. Continue for further infoimation. If the Planning Commission uldicates that further
infonnation is needed, the item should be continued.
�
��
-- CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ13-3
RESOLUTION MAKING FINDiNGS OF FACT AND RECOMMENDING APPROVAL OF
A CONDITIONAL USE PERMIT FOR A DAY CARE AT 8353 EXCELSIOR BLVD
WHEREAS, an application for a Conditional Use Permit CUP13-1 has been made by United
Child Care Center;
WHEREAS, the procedural history of the application is as follows:
1. That an application for zoning amendment was made by United Child Care Center
on April 1, 2013.
2. That the Hopkins Zoning and Planning Commission published notice, held a
public hearing on the application and reviewed such application on April 30,
2013: all persons present were given an opportunity to be heard.
3. That the written comments and analysis of City staff were considered.
^ 4. Legal description of the parcel is as follows:
All That part of Lot 77, Auditor's Subdivision No. 239, Hennepin County,
Described as follows: commencing at a point in the center line of
Excelsior Boulevard 30.01 feet west measured along the center line from
the point of intersection of said centerline with the east line of Lot 77
extended; thence south along a line parallel with and distant 30 feet west
of the east line of said Lot 77 a distance of 127 feet thence west along a
line parallel with the south line of said Lot 77 a distance of 100 feet to the
point of beginning of the tract to the described; thence north along a line
parallel with the east line of said Lot 77 to the north line of said Lot 77;
thence westerly along the north line of Lot 77 to the northwest corner
thereof; thence south along the west line of said Lot to a point 80 feet
north of the southwest corner of said lot; thence east parallel with the
south line of said Lot 133 feet; thence east parallel with said west line of
said lot to the intersection with a line drawn from the actual point of
beginning parallel with the south of said Lot; Thence east in a straight line
to the actual point of beginning except road
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP13-1 is hereby recommended for approval based on the following Findings of Fact:
---�
1. That the proposed day care meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP13-1 is hereby
recommended for approval subject to the following conditions:
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1. That the applicant is granted a state license.
2. That the site is reconfigured to a one-way as diagramed in the SRF traffic study. " '
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Adopted this 30th day of April 2013. � 1
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SRF No. 0138082
MEMORANDUM
TO: Nancy Anderson
City Planner
CITY OF HOPKINS
FROM: Matthew Pac}�na, P.E., Associate
Jordan Scln��arze, P.E., Senior Engineer
DATE: April 23, 2013
SUBJECT: UI�TITED CHILD CARE CENTER TRAFFIC STUDY
INTRODUCTION
As requested, SRF has completed a traffic study for the proposed United Child Care Center
redevelopment in Hopkins, Minnesota. The redevelopment site is located at 8353 Excelsior
Boulevard in the southeast quadrant of the Excelsior Boulevard/Blake Road intersectio�i
� (see Figure 1: Project Location). The main objectives of this study are to identify the traffic
impacts associated with the proposed redevelopment and detennine ��vhat roadway
improvements, if any, are necessary to provide safe and efficient traffic operations within the
area. This study includes an evaluation of existing and future intersection operations, trip
generation, and site circu]ation. The following infonnation provides the assumptions, analysis,
and study recommendations offered for consideration.
EXISTING CONDITIONS
The existing CO11d1t1011S «-ere revie���ed to establish a baseline to compare and detei7nine any
future impacts associated with the proposed redevelopment. The evaluation of existing
conditions iiicludes peak hour intersection tui-�ling movement counts, field observations, and an
intersection capacity analysis.
Data Collection
A weekday intersection tlll"111I1� movement count «�as collected at the following study
intersection during the a.m. and �.m. peak hours the week of February 11, 2013 as part of a
previous project:
• Excelsior Boulevard/Blake Road
This count data was supplemented with additional intersection turning movemeilt counts tl�at
were collected at the following study intersections durin�the week of April 15, 2013:
'~ • Excelsior BoulevardlAshley Road
� Blake Road/Boyce Street
www.srfconsulting.con�
�ne Carison Park�vay North,Suite 150 � Minneapolis,�1N SSA47-4743 � 763.4T.00'10 Fax:763.475.2429
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��;�� Project Location
United Child Care Center Traffic Stutl Figure 1
Cnnsulling Gruup.Inc. Y
Hopkins,MN
0138082
April 2013
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Nancy Anderson April 23,2013
--� City of Hopkins Page 3
In addition to the peak hour intersection counts, historical and year 2011 annual average daily
traffic (AADT) volumes; provided by the Minnesota Department of Transportation (MnDOT),
were also collected. Furthernlore, observations «�ere completed to identify roadway
characteristics within the study area (i.e. road«-ay geometry, posted speed limits, and traffic
controls). Currently, Excelsior Boulevard is a four-lane divided roadway in the iminediate study
area with a posted speed limit of 35 miles per hour (mph). Blake Road (north of Excelsior
Boulevard) is a four-lane divided roadway with a posted speed limit of 35 mph; ���hile south of
Excelsior Boulevard, Blake Road transitions from a four-]ane divided roadway to a ti��o-lane
undivided roadway and has a posted s�eed limit of 30 mph. Other roadways within the study
area are tu�o-lane undivided roadways with a posted speed limit of 30 mph. The Excelsior
Boulevard/Blake Road intersection is signalized, «�hile other study intersections have side-street
stop control. Existing geometrics, traffic controls, and traffic volumes within the study area are
sl�own in Fi�ure 2.
Intersection Operations Analysis
An operations analysis was conducted to detennine how traffic is currently operating at the study
intersections. All intersections were analyzed using Synchro/SimTraffic software and the
Highway Capacity Manual (HCM). Capacity analysis results identify a Level of Service (LOS)
«-hich indicates how well an intersection is operating. Intersections are ranked from LOS A
through LOS F. The LOS results are based on average delay per vehicle, which correspond to the
_ delay threshold values shown in Table 1. LOS A indicates the best traffic operation and LOS F
indicates an intersection where demand exceeds capacity. Overall intersection LOS A through D
is generally considered acceptable by drivers in the Twin Cities Metropolitan Area.
Table 1
Level of Service Criteria for Signalized and Unsignalized Intersections
LOS Desi�nation Signalized Intersection Unsignalized Intersection
b Average Delay/Vehicle(seconds) Average Delay/Vehicle(seconds)
A < 10 < 10
B 10-20 10-15
C 20-35 15-25
D 35-55 25-35
E 55-80 3�-50
F 80 < 50<
For side-street stop controlled intersections, special emphasis is given to providin� an estimate
for the level of service of the side-street approach. Traffic operations at an unsignalized
intersection with side-street stop control can be described in ri�vo ways. First, consideration is
given to the overall intersection level of service. This takes into account the total number of
vehicles entering the intersection and the capability of the intersection to support these volumes.
Second, it is important to consider the delay on the minor approach. Since the mainline does not
have to stop, the majority of delay is attributed to the side-street approaches. It is typical of
intersections with higher mainline traffic volumes to experience hi�h levels of delay (poor levels
..—� of service) on the side-street approaches, but an acceptable overall intersection level of service
during peak hour conditions.
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a Daily Traffic(ADT)Volumes 7�900 �' ` �
_ � ,.
��;�� Existing Conditions
Figure 2
��,,,s,,,,;,,��,,�,,,f,,,,,�, United Child Care Center Traffic Study
Hopkins,MN
0138082
April 2013
r � (
,
Nancy Anderson Apri123, 2013
�"� City of Hopkins Page�
Results of the existing operations analysis shown in Table 2 indicate that the Excelsior
Boulevard/Blake Road intersection currently operates at an acceptable LOS C during the a.m.
and p.m. peak hours, with the existing traffic controls and geometric layout. The Excelsior
Boulevard/Ashley Road and Blake Road/Boyce Street intersections also currently operate at an
acceptable overall LOS A during the a.m. and p.m. peak hours. Furthennore, no si�nificant side-
street delay or queuing issues were observed in the field or the traffic simulation.
Table 2
Existin Peak Hour Capacity Analysis
Intersection A.M.Peak P.M.Peak
LOS Delay LOS Delay
Excelsior Boulevard and Blake Road C 25 sec. C 31 sec.
Excelsior Boulevard and Ashley Road* A/A 9 sec. A/A 9 sec.
Blake Road and Boyce Street* A/B 13 sec. A/B 14 sec.
* Indicates an unsi�nalized intersection ���th side-street stop control. ��fiere the overall LOS is sho�+n follo�ved by the «�orst
approach LOS.The delay sho�n represents the���orst side-street approach delay.
PROPOSED REDEVELOPMENT
The proposed child care center rede��elopment ���ill repuipose an existin� office building located
� at 8353 Excelsior Boulevard in the southeast quadrant of tl�e Excelsior Boulevard/Blake Road
intersection. The proposed redevelopment involves no new construction outside the existing
footprint of the building except for the conversion of a parking area to playground space. It
should be noted that there are tu�o potential options for the location of the playground area
(see Figure 3). Further discussion regarding the playground area o�tions is documented in the
Site Review section of this study.
Access to the proposed redevelopment is not proposed to be changed. Cunently the site is
accessed via tvvo right-ii�/right-out driveways. The North Access is located along Excelsior
Boulevard approximately 120 feet east of Blake Road, «�hile the West Access is located along
Blake Road approximately 100 feet south of Excelsior Boulevard.
TRAFFIC FORECASTS
The proposed child care center redevelopment is expected to serve up to 55 children and begin
operation in 2013. Therefore, traffic forecasts were developed for year 2014 build conditions
(one year after opening). To account for �eneral background growth in the area, an annual
growth rate of one-half percent was applied to the existing peak hour traffic volumes to develop
year 2014 background traffic forecasts. This growth rate is consistent with historical growth
rates in the area since 2003 (based on MnDOT AADT volumes).
To account for traffic impacts associated with the proposed redevelopment, trip generation
estimates for the a.m. and p.m. peak hours and a daily basis were developed. Trip generation
� estimates for the proposed child care center were developed using the ITE Ti•ip Gene�•atron
Ma��ual, 9th Edition and are shown in Table 3.
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1 :1:
Nancy Anderson April 23, 2013
--� City of Hopkins Page 7
Table 3
Trip Generation Estimates
Land Use Type(ITE Code) Size A.M. Tri s P.M. Tri s Daily
In Out In Out Trips
Pro osed Land Use
Day Care Center (�6�) �� Children 24 21 22 24 241
Former Land Use
Genera] Office Building(710) 3,000 SF 4 1 1 4 33
Difference in Tri Generation +20 +20 +21 +20 +208
Results of the trip generation estimates indicate the proposed redevelopment is expected to
Qenerate 45 a.m. peak hour, 46 p.m. peak hour and 241 daily trips. These trips «�ere distributed
throughout the study area based on the directional distribution sho��-n in Figure 4. The directional
distribution «�as developed using a combination of existina travel patterns within the area and
enQineering judgment. The resultant year 2014 traffic volumes, a combination of background
traffic and trips generated by the proposed redevelopment, are shown in Figure 5.
It should be noted that the existing right-ir�/right-out access locations offer limited accessibility
to/from the site for certain directions of travel. A majority of vehicles approaching the child care
center from the east could be e�pected to make a westbound to eastbound U-tui-�7 at the Excelsior
--� Boulevard/Blake Road intersection. Also, vehicles leaving the child care center with the intent
of headin� south could be expected to make a northbound to southbound U-turn at the Excelsior
Boulevard/Blake Road intersection. While not desirable, the aforementioned U-turn movements
are easily accommodated by the Eacelsior Boulevard/Blake Road intersection due to sufficient
road���ay widths and protective left-turn traffic signal phasing.
For comparison pur�oses, the trip generation for the fonner office land use was developed to
help illustrate a�1y`differences. Results of the trip generation comparison, included in Table 3,
indicate the p►•oposed child care center is expected to �enerate an additional 40 a.m. peak hour,
41 p.m. peak hour and 208 daily as compared to the previous office land use. The impacts of the
difference in trip generation are quantified in the following sections.
YEAR 2014 BUILD CONDITION
Intersection Operations Analysis
To deternzine if the existing roadway network and proposed access locations can accommodate
year 2014 build traffic forecasts, a detailed traffic operations analysis ��as completed. The study
intersections were once again analyzed using a combination of the Synchro/SimTraffic software
and the HCM.
Results of the year 2014 build operations analysis shown in Table 4 indicate t]Zat the Excelsior
Boulevard/Blake Road intersection is expected to continue operatin� at an acceptable LOS C
� during the a.m. and p.m. peak hours with the existing geometric layout and traffic control.
Furthennore, the Excelsior Boulevard/Ashley Road and Blake Road/Boyce Street intersections
are also expected to continue operating at an acceptable overall LOS A during the a.m. and p.m.
peak hours.No sib iificant side-street delay or queuing issues are expected.
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Unitetl Child Care Center Traffic Stutl ,Figure 4
Cunxullin�;4ruup,Inc. Y
Hopkins,MN
0138082
April 20� � �
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� LEGEND � � � -
, ,.
� XX - A.M. Peak Hour Volume � � ,�r<<' �Y � � � •� , � �
F (XX) - P.M.Peak Hour Volume �y��� 00 � , I ��,� ��
. �. �' i +:
� ' Q - Side-Street Stop Control `'� � " ' N • �
° � - Tra�c Signal Control Q � F � ' �
o x,xxx - Year 2014 Annual Average $ 000 � • � ,
a Daily Traffic(ADT)Volumes � f �' �r w�i� � ! �
_ + '�` ��. �:.`:..
��;�� Year 2014 Build Conditions
Figure 5
�,,,,,,,,,;,,��,,,,,,,,,,,,,, United Child Care Center Traffic Study
Hopkins,MN
0138082
April 2013
Nancy Anderson April 23,2013
Ciry of Hopkins Page 10
Table 4 `-
Year 2014 Build Condition Peak Hour Capacit Anal sis
Intersection A.M.Peak P.M.Peak
- LOS Delay LOS Delay
Excelsior Boulevard and Blal:e Road C 26 sec. C 32 sec.
Excelsior Boulevard and Ashley Road* A/A 9 sec. A/A 9 sec.
Blake Road and Boyce Street* A/B li sec. AB 14 sec.
* Indicates an unsiQnalized intersection �+�ith side-street stop control, �+here the o�eral] LOS is sho��m follo�a�ed by the worst
approach LOS.The delay sho���n represents the���orst side-street approach delay.
Access Operations
The North Access to the proposed redevelopment is expected to operate acceptably from a
capacity standpoint, thou�h its proximity to the Excelsior Boulevard/Blake Road intersection
may create a potential safety issue ��vith expanded use. W ith the I�Torth Access being only 120
feet downstream of the Excelsior Boulevard/Blake Road intersection, an eastbound vehicle
tuining into the North Access may be at risk of being rear-ended by a following vehicle speeding
to "beat the light�' at the Excelsior Boulevard/Blake Road traffic si��al. However, this situation
cun•ently exists and based on the relatively minimal increase in trip generation, no new access
issues are expected.
Tl�e West Access to the proposed redevelopment is also expected to operate acceptably from a
capacity standpoint, though queues backin� up from the Excelsior BoulevardlBlake Road
intersection may force exitin� vehicles to ���ait for the queue to clear with a northbound green
light before being able to turn onto northbound Blake Road. This issue is expected to primarily �"
impact vehicles destined for the northbound left-turn lane at the Excelsior Boulevard/Blake Road
intersection. The average queue in the noi-[hbound left-turn ]ane of this intersection during the
a.m. and p.m. peak hours is expected to extend up to 90 feet, which ���ould block a vehicle
exiting at the West Access from entering this lane. Ho���ever, once again this situation cun•ently
exists and based on the relatively minimal increase in trip generation, no new access issues are
expected.
SITE REVIEW
A review of the proposed redevelopment site plan was completed to identify any issues and
recommend potential improvements with regard to sight distance, parking and circulation. There
is adequate sight distance at the proposed access locations along Excelsior Boulevard and Blake
Road to clearly identify approachin�vehicles and to make a right-tuin maneuver exiting the site.
Special consideration should be made to limit any sight distance impacts fro�n future
redevelopment signing, if possible. '
.`
Nancy Anderso�l April 2�, 2013
.--� City of Hopkins Page ]l
As previously mentioned, there are t���o playgrowld area options that are being considered, both
of which will impact the cui-�•ent parking supply. Option I is expected to reduce the parking
supply by tl�ree spaces, resulting in a total supply of l5 spaces. Option 2 is expected to reduce
the parkin� supp]y by five s�aces, resulting in a total supply of 13 spaces. To detennine if the
proposed parking supply is considered adequate, the ITE Parki��g Ge��e�•ation Ma��ual,
-�tl�Edrtion ��,�as reviewed.
Based on this review, ITE recommends providing at least tl�e 8�th �ercentile parking capacity to
accommodate vehicles during a ��-eekday p.m. peak hour. Usin� this juideline, the weekday p.m.
peak hour 85th percentile parking capacity for a day care center serving 55 children is 19 parkin�
spaces. Therefore, since neither playground option proposes more than 15 parking spaces,
playground option 1 is recommended. Although this option«�ould result in a four space deficit, it
is the better of the ri��o options. Furthennore, it should be noted that the United Child Care
Center plans to offer transportation services, which could lessen traffic impacts and the need for
onsite parking. Ho��-ever, regardless of the transportation services, parking availability could
potentially be an issue durin�the peak drop-off and pick-up periods.
Finally, a review of the proposed site circulation was completed. This revie��v indicates that the
pavement width in the north���est coi-��er inten�al driveway aisle is approximately 15 feet. This
section of pavement is the only driveway beh��een the �roposed parking and access locations.
T11is narrow driveway does not provide sufficient width to allow two passen�er vellicles to pass
^� side-by-side, even at a slow rate of speed. Allowing two-���ay movements in this section of
drive���ay is not recommended.
To address this internal site circulation issue, the followina alternatives could be considered:
• Alternative A — Convert the site to one-way circulation by changing the North Access to
"enter only' and the West Access to "exit only'.
• Alternative B—Revise tl�e site to accommodate more parkinQ, «�hich would likely require
additional site modifications and the one-way circulation proposed in Alternative A.
Note that Alternatives A and B are intended for discussio�l puiposes.
NEIGHBORHOOD IMPACTS
Based on discussions with city staff, area residents are concerned about neighborhood traffic
impacts associated with the proposed redevelopme�lt. Therefore, a high-level revie��v of the
proposed redevelopment traffic routing ��as completed to help identify any neighborhood
impacts. Results of this review indicate that due to the t�o right-ii�/right-out access locatioiis,
there is the potential that some vehicles destined to the south may use Ashley Road and
Boyce Street ratller than complete a U-turn maneuver at the Excelsior Boulevard/Blake Road
intersection. However, tlle impact is expected to be less than five peak hour vehicles or 25 daily
vehicles. This increase can easily be accommodated fi•om a road���ay capacity perspective and
often falls within the daily volume variation along residential streets.
�
Nancy Anderson April 23, 2013
City of Hopkins Page 12
SUMMARY AND CONCLUSIONS �--
Based on the analysis, the following conclusions and recommendations are offered for your
consideration:
• Results of the existing operations analysis indicate that the study intersections currently
operate at an acceptable LOS C or better during the a.m. and p.m. peak hours.
o No siQnificant side-st�•eet delay or queuina issues ��ere observed in the field or the traffic
simulation.
• The proposed child care center redevelopment will repurpose an eaisting office building
located at 8353 Excelsior Boulevard in the southeast quadrant of the Excelsior
BoulevardBlake Road intersection.
o Access to the proposed redevelopment is not proposed to be changed. Cun•e�ltly the site
is accessed via h�vo right-in/right-out drive���ays. The North Access is located along
Excelsior Boulevard approximately 120 feet east of Blake Road, while the West Access
is located along Blake Road approximately 100 feet south of Excelsior Boulevard.
• Tlle proposed child care center is expected to serve up to 55 cliildren and generate 45 a.m.
peak hour, 46 p.m. peak hour and 241 daily tri�s.
� Tl�e proposed child care center is expected to generate an additional 40 a.m. peak hour, 41
p.m. peak hour and 208 daily trips as compared to the previous office land use.
• Results of the year 2014 build operations analysis indicate tl�at tl�e study intersections are
expected to continue operating at an acceptable LOS C or better durin� tlle a.m. and p.m. �
peak hours���ith the existing geometric layout and traffic control.
o No significant side-street delay or queuing issues are expected.
� Recommended site plan improvements identified in tl�e Site Review sectio�l of this study
should be considered.
• Results of the neigliborhood traffic impact review indicate that due to the two right-ir�/
right-out site access locations, there is the potential that some vehicles destined to the south
may use Ashley Road and Boyce Street rather than complete a U-turn movement at the
Excelsior Boulevard/Blake Road intersection. Ho���ever, the impact is expected to be less
than five peak hour vehicles or 25 daily vehicles. This increase can easily be accoinmodated
from a road���ay capacity perspective and often falls within the daily vo]ume variation along
residential streets
H:�1'rojects180821TSIRepa•t18082_UniledChildCareCernerTrafficStud��_130-0?3.doc
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