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CR 2013-040 Conditional Use Permit - Daycare at 8353May 1, 2013 Council Report 13-40 CONDITIONAL USE PERMIT — DAY CARE Proposed Action Staff recommends the following motion: Move to adopt Resolution 13-24. approving a conditional use permit to operate a day care at 8353 Excelsior Boulevard. At the Zoning and Planning meeting Mr. Datta moved and Ms. Naef seconded a motion to adopt Resolution RZ13-3, recommending approval of a conditional use permit to operate a day care at 8353 Excelsior Boulevard. The motion was approved on a 4-1 vote, Mr. Kuznia voting nay. Overview United Child Care Center has applied for a conditional use permit to operate a day care at 8353 Excelsior Boulevard. This is the southeast corner of Excelsior Boulevard and Blake Road. The property is zoned B-1, Limited Business. The Zoning Ordinance requires a conditional use permit for the operation of a day care. Previously the site was used as an interior design studio. Two possible two locations have been identified for a playground. The site plan indicates five classrooms, for a total of 55 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. Primary Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? • What are the conditions for a day care? • What are the parking requirements? • Does the proposed business have a state license? • What are the results of the traffic study? • What was the discussion at the Zoning and Planning meeting? Supporting Documents • Analysis of Issues • Site Plans Traffic Study Resolution 13-24 qAw�4A0J-r&A0r5-f1 Nancy(A. Anderson, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: CR 13 -40 Page 2 Primary Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The subject property is zoned B-1, Limited Business. The Comprehensive Plan has designated the site as Commercial. The proposed use complies with both documents. • What are the conditions for a day care? 535.03. Subd. 2. Conditional uses within 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 were designated as drop-off. • Does the proposed business have a state license? At the time this report was written, the applicants had not applied for a license. Any approval will be contingent on the applicant receiving a state license. • What are the results of the traffic study? Last summer another applicant applied for a conditional use permit to operate a day care at this location. The City Council continued the application so a traffic study could be completed. The applicant withdrew the application. Because this application is the same use, the staff informed the applicant a traffic study would have to be completed. The City contracted with SRF to perform the study. The results of the study indicated that the intersections would operate at acceptable levels with the proposed day care. SRF did propose a reconfiguration of the site to a one way. Staff would recommend that the applicant reconfigure the lot as shown in the attached diagram. The traffic study is also attached. • What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the proposed day care. Ms. Anderson noted that a traffic study had been completed for the day care use. Ozman Ibrahim, the applicant, Jason Letourneau, the architect, and Oth Loma, the day care consultant, appeared before the Commission. The majority of the discussion focused around parking, traffic, and the play area. Several of the residents in the abutting neighborhood appeared. They were concerned with the following: CR13-40 Page 3 • Traffic • Parking • Ages of children • Pedestrian walkway • Playground • Fencing • Signage • Lighting • Employee shifts Bill Leadens, the owner of the property, appeared before the Commission. Mr. Leadens stated that he would be glad to meet with any of the neighbors. Alternatives 1. Approve the conditional use permit to operate a day care. By approving the conditional use permit, the applicant will be able to operate the day care as proposed. 2. Deny of the conditional use permit. By denying the conditional use permit, the applicant will not be able to operate the day care as proposed. If the City Council considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued. CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: 13-24 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING OF A CONDITIONAL USE PERMIT FOR A DAY CARE AT 8353 EXCELSIOR BLVD WHEREAS, an application for Conditional Use Permit CUP 13-1 has been made by United Child Care Center; WHEREAS, the procedural history of the application is as follows: That an application for a conditional use permit 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 CUP 13-1 is hereby approved 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 CUP 13-1 is hereby approved subject to the following conditions: 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. 3. That a solid six-foot fence is constructed on the east side of the site on the south and east sides. 4. That the hours of the day care will be no more than 6 a.m. to 9 p.m. Monday through Friday and 6 a.m. to 6 p.m. Saturday and Sunday. 5. That there will be no parking from the day care use on the residentially zoned R- 1 -C district abutting the day care site. 6. That the applicant shall not be allowed to provide day care service for more than 55 children on site at any given time. Adopted this 7th day of May 2013. ATTEST: Eugene J. Maxwell, Mayor Kristine A. Luedke, City Clerk ---- mg ?m rai fE 4_0 ag Wa _tT j u21W. t MI: '-tw- f 141' K 'wil WX A g s�m 7M �TRWFRI M "o—w--imm NIP, ATION:�`- -. E - . . - iO t-tilz L)aMGpARKwGsURFACflANDBUILDwGT pRoposFI)LOCATIONS FORPL&Y(3ROIJNI)SlIO -Mr IG PARKf 18 STALIS EMSM4 XGL REDUCTIONOWARKNGSTALIS 2 ti i5STALLS -p . g� 5" DROP oFFmcATiON WOULD FOLLOWTHE NO iA Isaga, s, g;" 0' ANDPARYMGWOULDRUWN NTBRIMP lalUDIURVAN DROP OIT L000014WOULD XXX OF BUILDING q E., u2D WCATION #iALLOIVS FOR DIRECT AIOCMTII AND TIIENoONNEM BYSIDEIM 10THR P W" - V v _811 . : d ;�;� , N. "So rrr q mp.! Amm tgpal A R m Im IT. ti OI=L t A� _k p 'm ys; p! S31 BU wgi AA RIL ME DRUM �PIN, -'� --': - - , - _QJ 5BISIO, -V- D F005 I'. Am i il 721t 40 REu 1, I: -A Y-GROU N D 4. .3 PARI<IfG ;{pi EMPLQY50 K' R :fA 51"i"If _11 MU OW 01 T A. A �U I .3 ON* I'M 7 1 M, VIMV h. h k ul Mi. E)aSMGPARKING, 18 STALLS REDUMON OF 5 PARKING STALLS IjXAMON 42 13 S11" DROP On WCATION FOLLOW NORTH KKRAI M MG PARKING LOCATIO',4 8 AND VAN D R0 THE NORTH SIDE OF IME BUILDING LOCAllop, #2 IS MORE DESI RRABLE DUE TO Z CHI F.DUNTOM OVE DIRFXMY FROM I N 81 DE THROUGH 3LOCATIONS AND II�TIO THE PLAY( I _ _ 3 AV -R' _ ROOM I 24X14 336 SF OFFICE I 14X9 126 SF T EXI +THf 51 I RETrnf At.t NytiL.IV-pkjCj E Ali9 9 R"�1, I1 PAtCat R£P/U RECEPTION 210 SF STORAGE 9X8 72 SF REOM F1E wus. EtEcmu�� PAIL" A'.'D REP17R ROOM 3 14X12 168 SF ROOM 2 20X14 280 SF MALL j 20X5 + 100 SF l ! I R£7t01E to 1 I WRL. CL£CIFCC4- ! 1 PAtCH IVO Wp,.,R 11 ROOM 5 OFFICE 2 14XIO 14XIO 140 SF ii 140 SF 11 !1 4ECHANIC - t E7a5n:7G 7lLlLCL — AGE REtJtE (( 6 N'J2d, EIECI'6X: PATCH 6::0 F£PHR OFFICE 2 UTILIT' 20X10 (( 7X9 200 5F i 63 SF 'R fi mt. !aD RCPAR tial t210 L\Tf£L I— 11 ROOM 2 20X14 280 SF MALL j 20X5 + 100 SF l ! I R£7t01E to 1 I WRL. CL£CIFCC4- ! 1 PAtCH IVO Wp,.,R 11 ROOM 5 OFFICE 2 14XIO 14XIO 140 SF ii 140 SF 11 !1 4ECHANIC - t E7a5n:7G 7lLlLCL — AGE E��snrtc = r 6 CAWRLIS h sat_LVNG 10 i+VIN1i L42 RE40YE Ail CKKCt h FRAVc—` HLST = r 44 SF R£uotE 144.1 _ P CH A'.DCRolkn�I RCu6VE !KG F1R£F 'R fi mt. !aD RCPAR tial t210 L\Tf£L I— E IST ROOM i i ROI 33X15 SF 4 95 SF -- I! rzuotE ALL OMI11 at �Luss ,TL xcoo Pt.»Sm Lt. -- RCUU& E?3sn%G uvvow & mmF AS R£OD FOA NEV DOOR 4P£"iNC NICHE 7X6 70 SF 1XISING 4. THE CONTRACTOR AND/OR THE OWNER MUST VERIFY AND CHECK ALL NOIES, FLOOR PLANS, ELEVATIONS. SECTIONS PNO OETWLS AND NOTIFY THE ARCHITECT OF ANY ERRORS OF O.`.II$SIONS FOR POSSt#1LE CORRECTION PRIOR TO START OF ANY CONSTRUCTION. 5. ELECTRICAL LAYOUT TO BE SUPPLIED BY THE ELECTRICAL CONTRACTOR 6. MECHANICAL LAYOUT TO DE SUPPLIED BY THE MECIMICAt. CONTPACTOR. 7. PLUMBING LAYOUT TO BE SUPPLIED BY THE I,LUMOINC CONTRACTOR. 8. FIRE S9RIYKLER SYSTEM LAYOUT TO BE SUPPLIED BY THE SPRINKLER CONTRACTOR. 4. ALL WORK SHALL COMPLY WITH ALL LOCAL A140 STATE BUILOING CODES & ORDINANCES. 10. SEE CONSTRUCTION DR01INGS FOR ADDITIONAL INFORMATION. _ kT HRE R 51 SF (010) Gkf"ICE 9X8 72 SF j3d 4 F i I 1 I i PREP AREA P!. itRY 168 SF Citolit] INFANTS\_v'�s`AND 'Fioua,c irsEs 280 SF 8 OCC PRE-SCHOOL 280 SF 8 OCC I I NAIALL l i 20X5 100 SF TODDLER: 14 CHILDDREN tj SD �•- • Kt -W 'i -7U TODDLER: i!I CHILDREN 500 S.E. PF INFANT; 8 CHILDREN e 35 S.F. REQ 280 SF INFANT: 8 CHILDREN 406 S.F.PROV 55 CHILDREN TOTAL PRESCHOOL 280 SF 8 OCC ,DT CAZ14EIRY IsltccS Aug T'LU4BNG U\ES IANIC -''L- E .PaNEMY AY] PEUumc UE:£s NEW CAaAE[AY SN -XS Nib viUUSIXG ONES msn4, C1SHUS & SREWNG SCHOOL AGE CHILD 609 SF 17 OCC TODDLER 500 SF 14 OCC ==j ENTRY 77 HALL. 101 SF I � ___� ATI RQOP 1 �- i 30 SF 1 I T I I I i --I l26 I SFr tCRIB ROOM IECHANIC kT HRE R 51 SF (010) Gkf"ICE 9X8 72 SF j3d 4 F i I 1 I i PREP AREA P!. itRY 168 SF Citolit] INFANTS\_v'�s`AND 'Fioua,c irsEs 280 SF 8 OCC PRE-SCHOOL 280 SF 8 OCC I I NAIALL l i 20X5 100 SF TODDLER: 14 CHILDDREN tj SD �•- • Kt -W 'i -7U TODDLER: i!I CHILDREN 500 S.E. PF INFANT; 8 CHILDREN e 35 S.F. REQ 280 SF INFANT: 8 CHILDREN 406 S.F.PROV 55 CHILDREN TOTAL PRESCHOOL 280 SF 8 OCC ,DT CAZ14EIRY IsltccS Aug T'LU4BNG U\ES IANIC -''L- E .PaNEMY AY] PEUumc UE:£s NEW CAaAE[AY SN -XS Nib viUUSIXG ONES msn4, C1SHUS & SREWNG SCHOOL AGE CHILD 609 SF 17 OCC ,�� E RS PLLAA NE NNERS DESIGNERS Consulting Group, Inc. MEMORANDUM TO: Nancy Anderson City Planner CITY OF HOPKINS FROM: Matthew Pacyna, P.E., Associate Jordan Schwarze, P.E., Senior Engineer DATE: April 23, 2013 SUBJECT: UNITED CHILD CARE CENTER TRAFFIC STUDY INTRODUCTION SRF No. 0138082 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 intersection (see Figure 1: Project Location). The main objectives of this study are to identify the traffic impacts associated with the proposed redevelopment and determine what 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 circulation. The following information provides the assumptions, analysis, and study recommendations offered for consideration. EXISTING CONDITIONS The existing conditions were reviewed to establish a baseline to compare and determine any future impacts associated with the proposed redevelopment. The evaluation of existing conditions includes peak hour intersection turning movement counts, field observations, and an intersection capacity analysis. Data Collection A weekday intersection turning movement count was collected at the following study intersection during the a.m. and p.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 movement counts that were collected at the following study intersections during the week of April 15, 2013: • Excelsior Boulevard/Ashley Road • Blake Road/Boyce Street www.srfconsul ting. com One Carlson Parkway North, Suite 150 1 Minneapolis, MN 554474443 1 763.475.0010 Fax: 763.475.2429 An Equal Opportunity Employer 961 ON I Project Location Consuliingup, Ins. United Child Care Center Traffic Study Figure 1 0138082 Hopkins, MN April 2013 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. Furthermore, observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Currently, Excelsior Boulevard is a four -lane divided roadway in the immediate 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; while south of Excelsior Boulevard, Blake Road transitions from a four -lane divided roadway to a two-lane undivided roadway and has a posted speed limit of 30 mph. Other roadways within the study area are two-lane undivided roadways with a posted speed limit of 30 mph. The Excelsior Boulevard/Blake Road intersection is signalized, while other study intersections have side -street stop control. Existing geometries, traffic controls, and traffic volumes within the study area are shown in Figure 2. Intersection Operations Analysis An operations analysis was conducted to determine 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) which 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 Unsi nalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection 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 35-50 F 80 < 50 < For side -street stop controlled intersections, special emphasis is given to providing 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 two 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 high levels of delay (poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. 11,800:;•r r.; y ,k ` ' Eaubb(r Bm Nc� ONv_J � m • I1 `., E �.. -� µ,y?•�A_'. 1 �# te?rsi.`,:••+.ss@Aa.7.. 'p`,'- 'i.t. t..w"..:..- •_^ �•s�xt•E.. ;;# . , i +y ywo OD z 38 (195) 4--4142(53 i2 51 (74)11Ad Bvd%111 Art 64) 54Jv11 ��839)551 111 R1rT. (183) 66 Oppk r t` tor - 1 �I,-e ,► low x•1.1 1 , i ¢ ,� -, 15,800 Excelsior Blvd A _ a'{ = m Excelsior Blvd N 19 (10) (1,081) 746 VO �► , 23 (6) (4) 2 N C Beyce sl r U � r .N Bovice St LEGEND XX - A.M. Peak Hour Volume w (XX) - P.M. Peak Hour Volume 0 - Side -Street Stop Control N - Traffic Signal Control a x,xxx - Year 2011 Annual Average Itx Daily Traffic (ADT) Volumes 7,900 Existing Conditions Consulting Group, Inc. United Child Care Center Traffic Study Figure 2 0138082 Hopkins, MN April 2013 Nancy Anderson April 23, 2013 City of Hopkins Page 5 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. Furthermore, no significant side - street delay or queuing issues were observed in the field or the traffic simulation. Table 2 Existinq Peak Hour Capacity Analvsis Intersection A.M. Peak P.M. Peak LOS Delay LOS Delav 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 unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. PROPOSED REDEVELOPMENT The proposed child care center redevelopment will repurpose an existing office building located at 8353 Excelsior Boulevard in the southeast quadrant of the 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 two potential options for the location of the playground area (see Figure 3). Further discussion regarding the playground area options is documented in the Site Review section of this study. Access to the proposed redevelopment is not proposed to be changed. Currently the site is accessed via two right-in/right-out driveways. 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. 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 general 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 Trip Generation Manual, 9th Edition and are shown in Table 3. m Nancy Anderson City of Hopkins Table 3 Trip Generation Estimates April 23, 2013 Page 7 Land Use Type (ITE Code) Size A.M. Tris 77P.M. Tris Daily Trips In Out In Out Proposed Land Use Day Care Center (565) Children 24 21 22 24 241 Former Land Use General Office Building (710) 3.000 SF 4 1 1 4 33 Difference in Trip Generation +20 +20 +21 +20 +208 Results of the trip generation estimates indicate the proposed redevelopment is expected to generate 45 a.m. peak hour, 46 p.m. peak hour and 241 daily trips. These trips were distributed throughout the study area based on the directional distribution shown in Figure 4. The directional distribution was developed using a combination of existing travel patterns within the area and engineering 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-in/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 expected to make a westbound to eastbound U-turn at the Excelsior Boulevard/Blake Road intersection. Also, vehicles leaving the child care center with the intent of heading 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 Excelsior Boulevard/Blake Road intersection due to sufficient roadway widths and protective left -turn traffic signal phasing. For comparison purposes, the trip generation for the former office land use was developed to help illustrate any differences. Results of the trip generation comparison, included in Table 3, indicate the proposed child care center is expected to generate 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 determine if the existing roadway network and proposed access locations can accommodate year 2014 build traffic forecasts, a detailed traffic operations analysis was 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 that the Excelsior Boulevard/Blake Road intersection is expected to continue operating at an acceptable LOS C during the a.m. and p.m. peak hours with the existing geometric layout and traffic control. Furthermore, 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 significant side -street delay or queuing issues are expected. r ash'"1' 'P a , F *+; It CD 4MjAj@jW 4q jF t f y9 , i ,, � tl;�'� _�• - !1 �.1. :.• !¢' i!`� � i� ..-�Ir r a�-. �'' 1 red .�-. t t :SAI It 'inA,er ?,,:-1• -. � '� .. '�I' i¢ ^ g � ,.. / 5 rrr-1�1f1, U :!' Ili ►. A I � A�,. 1 {X, n+ ,, � �- �� - , ' - e . oil Excelsior Blvd w Y . i 4s w ca 0 r Directional Distribution co-ul,;,,F (,,,,,,l,,,,,,, United Child Care Center Traffic Study 0138082 Hopkins, MN April 2013 Figure 4 V, m A 12,000t'x_7**"M t o 39 (198) I �" Ow ,r,•. 449 (547)Mfi g1'.+,'.^• t , r r" (166) 55 " vii m 1n d e=1'102 759 ---► f y y a �.wM s w. i f t r ry� f �• 1 860) 567rt —► >E#FIR�Qt * -. —.k ~ 186 67 d 4. �S ?. 14 (16) .�q21is ww ►. r. 1 " W,11 Access ., ,� ,. , t P, _ _-:__ _------- 16,050 1 r � i . i t _ I xcelsi �? or Blvd • , f �r N _ Q E.cel—, Blvd 111111 PF o 19 (10) 1.1051 763 v �* �_ 24 (7) 51 3 o o _ CJ soy=. s1 .D r, m N'm a C) gg } 13o C A, m LEGENDax XX - A.M. Peak Hour Volume R (XX) - P.M. Peak Hour Volume CO o Q - Side -Street Stop Control - Traffic Signal Control o x,xxx - Year 2014 Annual Average $,000 Daily Traffic (ADT) Volumes W;� Year 2014 Build Conditions Croup, In,. United Child Care Center Traffic Study Hopkins, MN 0138082 April 2013 Figure 5 Nancy Anderson City of Hopkins Table 4 Year 2014 Build Condition Peak Hour Caoacity Analvsis April 23, 2013 Page 10 Intersection A.M. Peak P.M. Peak LOS Delay LOS Delav Excelsior Boulevard and Blake 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 13 sec. A/B 14 sec. * Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side -street approach delay. Access Operations The North Access to the proposed redevelopment is expected to operate acceptably from a capacity standpoint, though its proximity to the Excelsior Boulevard/Blake Road intersection may create a potential safety issue with expanded use. With the North Access being only 120 feet downstream of the Excelsior Boulevard/Blake Road intersection, an eastbound vehicle turning 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 signal. However, this situation currently exists and based on the relatively minimal increase in trip generation, no new access issues are expected. The West Access to the proposed redevelopment is also expected to operate acceptably from a capacity standpoint, though queues backing up from the Excelsior Boulevard/Blake Road intersection may force exiting vehicles to wait 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 northbound left -turn lane of this intersection during the a.m. and p.m. peak hours is expected to extend up to 90 feet, which would block a vehicle exiting at the West Access from entering this lane. However, once again this situation currently 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 approaching vehicles and to make a right -turn maneuver exiting the site. Special consideration should be made to limit any sight distance impacts from future redevelopment signing, if possible. Nancy Anderson April 23, 2013 City of Hopkins Page 11 As previously mentioned, there are two playground area options that are being considered, both of which will impact the current parking supply. Option 1 is expected to reduce the parking supply by three spaces, resulting in a total supply of 15 spaces. Option 2 is expected to reduce the parking supply by five spaces, resulting in a total supply of 13 spaces. To determine if the proposed parking supply is considered adequate, the ITE Parking Generation Manual, 4th Edition was reviewed. Based on this review, ITE recommends providing at least the 85th percentile parking capacity to accommodate vehicles during a weekday p.m. peak hour. Using this guideline, the weekday p.m. peak hour 85th percentile parking capacity for a day care center serving 55 children is 19 parking spaces. Therefore, since neither playground option proposes more than 15 parking spaces, playground option 1 is recommended. Although this option would result in a four space deficit, it is the better of the two options. Furthermore, 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. However, regardless of the transportation services, parking availability could potentially be an issue during the peak drop-off and pick-up periods. Finally, a review of the proposed site circulation was completed. This review indicates that the pavement width in the northwest corner internal driveway aisle is approximately 15 feet. This section of pavement is the only driveway between the proposed parking and access locations. This narrow driveway does not provide sufficient width to allow two passenger vehicles to pass side-by-side, even at a slow rate of speed. Allowing two-way movements in this section of driveway is not recommended. To address this internal site circulation issue, the following 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 the site to accommodate more parking, which would likely require additional site modifications and the one-way circulation proposed in Alternative A. Note that Alternatives A and B are intended for discussion purposes. NEIGHBORHOOD IMPACTS Based on discussions with city staff, area residents are concerned about neighborhood traffic impacts associated with the proposed redevelopment. Therefore, a high-level review of the proposed redevelopment traffic routing was completed to help identify any neighborhood impacts. Results of this review indicate that due to the two right-in/right-out 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 maneuver at the Excelsior Boulevard/Blake Road intersection. However, the impact is expected to be less than five peak hour vehicles or 25 daily vehicles. This increase can easily be accommodated from a roadway capacity perspective and often falls within the daily volume variation along residential streets. Nancy Anderson City of Hopkins SUMMARY AND CONCLUSIONS April 23, 2013 Page 12 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 significant side -street delay or queuing issues were observed in the field or the traffic simulation. • The proposed child care center redevelopment will repurpose an existing office building located at 8353 Excelsior Boulevard in the southeast quadrant of the Excelsior Boulevard/Blake Road intersection. o Access to the proposed redevelopment is not proposed to be changed. Currently the site is accessed via two right-in/right-out driveways. 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. • The proposed child care center is expected to serve up to 55 children and generate 45 a.m. peak hour, 46 p.m. peak hour and 241 daily trips. • The 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 that the study intersections are expected to continue operating at an acceptable LOS C or better during the a.m. and p.m. peak hours with the existing geometric layout and traffic control. o No significant side -street delay or queuing issues are expected. • Recommended site plan improvements identified in the Site Review section of this study should be considered. • Results of the neighborhood traffic impact review indicate that due to the two right -in/ 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. 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