P.O. BOX 19768, BOULDER, COLORADO 80308-2768 PHONE: 303.652.3571 | WWW.FOXTUTTLE.COM MEMORANDUM To: City of Thornton Development Engineering From: Steve Tuttle, PE, PTOE Date: January 19, 2016 Project: Skylake Ranch – 120 th Avenue & Holly Street Subject: Day Care Project Traffic Conformance The Fox Tuttle Hernandez Transportation Group has reviewed the land use and site plan for the proposed day care project located on a portion of Skylake Ranch Filing No 1. We understand that the project proposes to construct a 10,000 square foot day care facility on a currently vacant 1.11‐ acre site. The purpose of this memorandum is to discuss the potential vehicular trip generation for this project and related impacts within the context of the original Skylake Traffic Impact Study 1 (“Master TIS”) prepared in 2012 for the larger Skylake Ranch retail project area. Access to the site is proposed via the existing east‐west internal roadway within the Skylake retail development area extending west from Holly Street. This connection also facilitates access to 120 th Avenue via the existing gas station access. The Master TIS assumed a 0.20 floor‐area‐ratio for the retail (non‐gas station) portion of the larger Skylake site, totalling 88,862 SF gross floor area (GFA). The proposed project represents build out of approximately 11.3% of that total, at an floor area ratio of approximately 0.21. While the floor area ratio is similar, the Master TIS had analyzed site traffic impacts using the Institute of Transportation Engineers (ITE) trip rates for the “Shopping Center” land use category, which does not include a use such as a day care in its description. The original trip generation assumptions of the Master TIS for the entire site is shown on Table 1, for reference. The 88,862 SF of “Shopping Center” use was estimated to generate 6,289 daily, 144 AM peak hour and 588 PM peak hour trips. The 10,000 SF day care building represents approximately 11.3% of this buildout. Applying this percentage to the total estimate “Shopping Center” trips equates to an anticipated trip generation of approximately 708 daily, 16 AM peak hour, and 66 PM peak hour trips, on a percentage basis. 1 Skylake Traffic Impact Study. Fox Tuttle Transportation Group. October 9, 2012.
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P.O. BOX 19768, BOULDER, COLORADO 80308-2768
PHONE: 303.652.3571 | WWW.FOXTUTTLE.COM
MEMORANDUM
To: City of Thornton Development Engineering From: Steve Tuttle, PE, PTOE Date: January 19, 2016 Project: Skylake Ranch – 120th Avenue & Holly Street Subject: Day Care Project Traffic Conformance The Fox Tuttle Hernandez Transportation Group has reviewed the land use and site plan for the proposed day care project located on a portion of Skylake Ranch Filing No 1. We understand that the project proposes to construct a 10,000 square foot day care facility on a currently vacant 1.11‐acre site. The purpose of this memorandum is to discuss the potential vehicular trip generation for this project and related impacts within the context of the original Skylake Traffic Impact Study1 (“Master TIS”) prepared in 2012 for the larger Skylake Ranch retail project area. Access to the site is proposed via the existing east‐west internal roadway within the Skylake retail development area extending west from Holly Street. This connection also facilitates access to 120th Avenue via the existing gas station access. The Master TIS assumed a 0.20 floor‐area‐ratio for the retail (non‐gas station) portion of the larger Skylake site, totalling 88,862 SF gross floor area (GFA). The proposed project represents build out of approximately 11.3% of that total, at an floor area ratio of approximately 0.21. While the floor area ratio is similar, the Master TIS had analyzed site traffic impacts using the Institute of Transportation Engineers (ITE) trip rates for the “Shopping Center” land use category, which does not include a use such as a day care in its description. The original trip generation assumptions of the Master TIS for the entire site is shown on Table 1, for reference. The 88,862 SF of “Shopping Center” use was estimated to generate 6,289 daily, 144 AM peak hour and 588 PM peak hour trips. The 10,000 SF day care building represents approximately 11.3% of this buildout. Applying this percentage to the total estimate “Shopping Center” trips equates to an anticipated trip generation of approximately 708 daily, 16 AM peak hour, and 66 PM peak hour trips, on a percentage basis.
1 Skylake Traffic Impact Study. Fox Tuttle Transportation Group. October 9, 2012.
ITE provides a land use code for a “Day Care Center” uses that closely meets the proposed intent of this use. Applying the proposed 10,000 SF to this use, new ITE trip estimates were estimated. A comparison of these estimates to the original trip estimates is provided on Table 2. The data on Table 2 shows that the current land use proposal for this 1.11‐acre parcel may result in an increase in daily, AM peak hour, and PM peak hour trips. While the daily trip generation is similar to the original projections (+33 trips, or less than 5%), the peak hour trip generation is higher for the day care use than “Shopping Center” retail use. In the AM peak hour, the day care site would generate 106 new peak hour trips vs. retail uses that may not typically be open in the AM peak hour. In the PM peak hour, the day care site would generate 57 additional trips vs. the previously assumed retail. In terms of overall increases to Skylake Ranch traffic vs. the original traffic estimates, comparing the day care estimates to original traffic study estimates in Table 1 for the entire site yields the following:
The day care site is estimated to increase the daily traffic estimates for the entire Skylake Ranch by 33 vpd, or 0.4%
The day care site is estimated to increase the AM peak hour estimates for the entire Skylake Ranch by 106 vph, or 37%
The day care site is estimated to increase the AM peak hour estimates for the entire Skylake Ranch by 57 vph, or 7%
It should be noted that Fox Tuttle Hernandez recently prepared a similar conformance analysis for Lot 1B, Block 1 within Skylake Ranch to the northeast of the day care site which showed the current land use proposal to represent a reduction to the original trip estimates (‐182 daily trips and ‐12 PM peak hour trips). The estimates discussed in this memorandum do not include these reductions. As this project is the second development proposed as part of the assumed 88,862 “Shopping Center”, we anticipate that some projects will result in increases, such as the day care site, and some projects in decreases, as the first project showed. Additional study, with recommended field traffic counts once more parcels are developed, are recommended in the future as buildout continues to continually determine conformance with the Master traffic impact study projections. Additionally, as buildout continues and more uses are present, multi‐use trips (trips to multiple uses without exiting onto the exterior roadways) will continue to increase, which in turn reduces unique, single‐destination trips to the site. On the basis of this assessment, it has been determined that the proposed 10,000 SF day care building and proposed uses will result similar daily trip generation but higher AM and PM peak hour trip generation than was originally estimated in the Skylake Traffic Impact Study (2012) for this 1.11‐acre site.
The original traffic study showed site‐access intersections operating at acceptable Levels of Service (LOS A overall) in the AM peak hour for site‐access intersections when the day care results in the most significant increase for both the short‐term and long‐term (with proposed signals) scenarios. We understand that this information will be used by the City to determine if additional study is required. Please contact me if you have any question or would like to discuss this analysis in more detail. / SGT Attachments: (1) Project Site Plan (2) Table 1 –Skylake Ranch Development Trip Generation Estimate (from Master TIS) (3) Table 2 – Trip Comparison for Lot 1B, Block 1
FTH#16003 Skylake Ranch Day Care ProjectTraffic Conformance
1/18/2016
Initial/Short-Term: Gas Station on Lot BITE Non-Auto Average Daily Trips A.M. Peak Hour Trips
Code Lot Land Use Size Use % Rate Total In Out Rate Total In Out Rate Total In Out
945 B Gasoline/Service Station with Covenience Market 14 Fuel
(1) The ITE description for Shopping Center includes "neighborhood centers", similar in description to the Community Retail zoning designation of this parcel; to convert the 10.2-acres of Community Retail (total site minus Lot B for the gas station use), a floor-area-ratio of 0.20 was assumed. ITE fitted equations were used vs. rates to more conservatively asses site trip
FTH#16003 Skylake Ranch Day Care ProjectTraffic Conformance
1/18/2016
ITE Average Daily Trips A.M. Peak Hour TripsCode Land Use Size Rate Total In Out Rate Total In Out Rate Total In Out
820Original Traffic Impact Study Shopping Center(1) 7.800 1,000 SF
11.3% of Total Site
from Table 1
708 354 35411.3% of Total Site
from Table 1
16 10 611.3% of Total Site
from Table 1
66 32 34
565 Current Proposal Day Care Center 10.000 1,000 SF 74.06 741 370 371 12.18 122 65 57 12.34 123 58 65
33 16 17 106 55 51 57 26 31
Table 2 – Trip Comparison for Project Site
UnitP.M. Peak Hour Trips
(1) The ITE description for Shopping Center includes "neighborhood centers", similar in description to the Community Retail zoning designation of this parcel; to convert the 10.2-acres of Community Retail (total site minus Lot B for the gas station use), a floor-area-ratio of 0.20 was assumed. ITE fitted equations were used vs. rates to more conservatively asses site trip generation.
Net Difference between Original TIS and Current Proposal: