HomeMy WebLinkAbout5B PUD Amend SOTL (YMCA)
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
5B
CONSIDER A REQUEST FOR APPROVAL OF AN
AMENDMENT TO THE PLANNED UNIT
DEVELOPMENT PLAN FOR SHEPHERDS PATH
DANETTE W AL THERS-MOORE,
COMMUNITY DEVELOPMENT & NATURAL
RESOURCES DIRECTOR
X YES NO-N/A
MARCH 24, 2008
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
Shepherd of the Lake Lutheran Church has applied for approval of an amendment to the
Planned Unit Development (PUD) known as Shepherd's Path on the property located
north of CSAH 42, south of North Berens Road, and in the vicinity of McKenna Road
and Shepherds Path.
As each phase of the Shepherd's Path campus applies for Final POO approval, the
Planning Commission and City Council will have the opportunity to review the specific
elements (architectural materials, parking, traffic, signage, etc.) of that phase. However,
the application before the Planning Commission at this time is specifically related to a
amendment request that would allow for a larger YMCA facility than was previously
approved. All other aspects of the YMCA facility beyond that of the amendment request,
will be brought before the Planning Commission for consideration at the time of Final
POO submittal.
BACKGROUND:
On December 5, 2005, the City Council adopted Resolution #05-192 approving the
Preliminary POO for the approximately 80 acre Shepherd's Path mixed use development.
Since that time, the first phase of the development has been constructed and includes the
following:
Town Center: The 30,000 sq. ft. two (2) story building containing the following:
· Chapel. A 50-seat chapel.
· Community Room. Space adjoining the chapel and offering an
additional space up to 100 people.
· Library and Resource Room.
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Phone 952.447.9800 / Fax 952.447.4245
· Convenience Center. The market area provides a limited grocery
area, pharmacy, banking, and other general convenience options for
campus consumers.
. Beauty/Barber Shop.
. Lounge.
· Fitness Center. A fitness center offering equipment and services
specializing in the medical needs of seniors.
· Technology Center. A space containing computers and support
servIces.
· Cafe.
Residential Units/Parking:
· A four (4) level building containing underground parking, assisted
living, and memory care.
· A four (4) level building containing underground parking and
independent living units.
Safe Haven Youth Center:
· Office/Activity Space. To provide support services, counseling,
life skills training, and recreational options.
· Residential Living. Space for (5) efficiency apartments and a
lounge area. The efficiency apartment units are targeted to at-risk
individuals ranging in age from 15-21. The apartments have
supportive services provided.
PROPOSED AMENDMENT:
The Shepherd's Path PUD allows for a 40,000 square foot YMCA structure that is one
and a half stories in height and with a ground floor area of 26,667 square feet. On
February 11, 2008, Shepherd of the Lake Lutheran Church submitted an application
requesting to amend the PUD plan to allow the following:
· A two story in height YMCA structure (with a third story walk-out
elevation on the south side of the building).
· A ground floor area of29,000 square feet.
· An overall structure square footage of 50,000 square feet.
· The possibility of allowing a future expansion of an additional
12,000 square feet (6,000 square feet on two stories).
This report has an attached letter from the applicant that explains their rationale for the
amendment requests.
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ANALYSIS:
As was previously stated, the various elements (signage, traffic, parking, architecture,
materials, etc) of the PUD will be considered at the time of Final PUD submittal.
However, at this time, it would appear appropriate to consider those specific elements
that could be impacted by the request:
Ground Floor Area: If approved, the amendment would allow for an additional 2,333
square feet of building ground floor area. It should be noted that any additional
impervious areas granted through this amendment will need to be equally deducted from
future development phases that take place within this specific watershed area, due to the
PUD's specific storm water infrastructure sizing.
While the initial PUD plan did detail the square footages, it did not specify a site survey
reflecting a specific setback from McKenna Road. However, if approved, the initial
YMCA structure would maintain a 100 foot setback from McKenna Road. Ultimately, if
the full future expansion as proposed is constructed, the setback from McKenna Road
would be approximately 35 feet.
Total Floor Area: After fully evaluating the needs and layout of the facility, it was
determined that additional square footage was necessary to have the building function as
desired. If approved, the amendment would allow for an increased initial square footage
of 10,000 square feet (total of 50,000 square feet in the initial construction).
In addition, the YMCA has noted that in order to fully meet their programming needs, a
future 12,000 square foot expansion maybe necessary. If the amendment is approved, the
future expansion area will need to submit for a future Final PUD in order to proceed with
development. At that time, the applicant will need to show how parking and traffic needs
are fully met.
Hei!!ht: The PUD plan approved the YMCA facility as one and a half stories in height.
The amendment request is for a two story structure (on the main entrance side) with an
additional walkout level on the south side of the building. The maximum height of the
structure would be 36 feet (south side). In addition, there are mechanical units proposed
for the top of the building that will be concealed by parapet walls and will likely add a
limited amount of height to the center and southern rooftop areas of the structure. The
YMCA structure will not exceed the current height ofthe existing adjacent church.
Parkin!!: The increased square footage of the YMCA structure will generate additional
parking needs. Specifically, it could be most problematic at times when peak volumes
are created by the church or YMCA (during worship service times and/or on Wednesday
evenings with youth programming). The YMCA is proposed to be open during the
Sunday worship times, thus vehicles will likely have to utilize parking across McKenna
Road at the Safe Haven facility. This means that pedestrians must cross McKenna Road
to access the YMCA or the Shepherds Path Church during these peak times.
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The data submitted by the applicant shows that 725 spaces are needed on Sunday morning
peak times (YMCA 120 spaces, Church 400 spaces, Safe Haven 12 spaces, Senior
Housing 193 spaces). There will be 697 parking spaces (including current spaces and the
additional 25 future spaces adjacent to the daycare entrance-west side of the YMCA
structure). This means that during worship services the site will likely need additional
parking. Wednesday nights also appear to be a time when parking will be at a premium.
Ultimately, on those evenings the YMCA could be at capacity and the parking needs
could reach 751 spaces (needed: YMCA 296 spaces, Church 250 spaces, Safe Haven 12
spaces, Senior Housing 193 spaces). In response to Staffs concerns, the applicant has
expressed a willingness to do the following:
· Provide 100 proof-of-parking spaces on the campus property located west of
McKenna Road to serve as an overflow parking area. The applicant will install
the parking spaces if the parking counts warrant it.
· Provide a crossing guard at McKenna and North Berens Road at peak traffic
volume times when overflow parking on the west side of McKenna is utilized.
· Once the YMCA facility becomes operational it will not have operating hours
during Sunday morning worship service times for the first 30 days. This will
provide time for traffic and parking volumes to be monitored, and if warranted,
provide adequate time for the proof of parking to be installed.
In addition to the users of the campus, parking is also utilized on the site for a City Park
and Ride (50-60 spaces typically). This service is offered during weekdays (non-peak
hours). The City and Shepherd's Path will monitor future parking needs at the site during
the weekday times and if necessary, look to relocation options.
Traffic: The previous EA W traffic study that was conducted in 2005 was updated as a
part of this amendment application (attached). The traffic study notes that at build-out of
the YMCA facility (including the 12,000 square foot expansion that is proposed to take
place as a part of a later phase), there are some necessary baseline improvements that will
be needed to operate the intersections at acceptable levels of service, which include the
following:
· Installation of a traffic signal at the intersection of CSAH 42 and McKenna Road.
· Construction of a % intersection at CSAH 42 and McKenna Road, to allow a
right-inlright-out only and left-in for westbound vehicles.
· Installation of a northbound left-lane to provide dual left-turn lanes at the
intersection of CSAH 42 and CSAH 21.
Staff anticipates that with the completion of the YMCA and utilization of the facility
approaching full traffic generation, it will likely be a minimum of two years. If
warranted, at that time the City can complete the traffic signal installation in conjunction
with the CR 21 improvements. It is the intention of the City to monitor the situation with
the County and to make the improvements at the appropriate time.
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Trail: The alignment of the City trail on the south side of the proposed YMCA facility
along the City park property is proposed to be modified. The applicant has provided a
plan that will continue to meet the needs of the trail system.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission must review the proposed amendment to the PUD plan and
determine whether the amendment is consistent with the purpose of a PUD. Staff
believes that if the following conditions are met, that the amendment would be consistent
with the intent of the PUD provision:
1. Any additional impervious square footage areas granted through this amendment
must be equally deducted from future development phases that take place within
the specific watershed area ofthe YMCA facility.
2. The applicant shall provide 100 proof-of-parking spaces on the campus property
located west of McKenna Road to serve as an overflow parking area. The
applicant will be responsible for the installation of the bituminous parking area if
the parking counts warrant it. If warranted, any future development on the west
side of McKenna must incorporate parking to adequately meet the needs of the
YMCA facility at build-out.
3. The applicant shall provide a crossing guard at McKenna and North Berens Road
at peak traffic volume times when overflow parking on the west side of McKenna
is utilized (including Sunday mornings, before and after worship services, and
Wednesday evenings as needed).
4. Once the YMCA facility becomes operational, it shall refrain for 30 days from
opening during Sunday mornings while conflicting peak traffic times are in
progress (worship services).
5. The approved amendment shall not imply approval of any architectural elements,
materials, signage, the splash pad concept, or any PUD thematic elements shown
on the elevations or plans submitted as a part of the amendment application.
ALTERNATIVES:
1. Recommend approval of the PUD Amendment subject to the above conditions and to
any other conditions deemed necessary.
2. Recommend denial of the request, based on specific findings of fact.
3. Continue this item to a date specific, and provide the applicant with direction on the
issues that have been discussed.
EXHIBITS:
1. Applicant narrative
2. Reduced plan sets for the proposed YMCA facility
3. Elevations ofthe proposed YMCA facility
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Description of Proposed Project
Shepherd of the Lake Lutheran Church (Shepherd's Path) requests an amendment to the
approved Planned Unit Development to reflect a change in design to the original plan.
The approved PUD called for the construction of a 40,000 square foot YMCA. Upon
further update ofthe design to the original plan, it is necessary that the YMCA be 50,000
square feet consisting of 29,000 square feet of first floor space and 21,000 square feet on
the upper level. In addition to the increase in square footage, the YMCA pool deck has
changed in size from 2,500 square feet to 3,500 square feet. Finally, the YMCA has
identified the need for possible future expansion and requests approval of an additional
12,000 square feet of developed space consisting of 6,000 square feet on the first floor
and 6,000 square feet on the upper floor. The YMCA is also adding a daycare center
which requires an additional 25 spaces for parking which are provided for in the design.
The number of parking spots provided in the original PUD (attached hereto as Exhibit A)
met, and in fact exceeded the zoning requirements. In the original PUD there were an
additional 44 spaces beyond what was required by the zoning ordinance. Since we are
requesting an additional 10,000 square feet be added to the YMCA, as well as an
additional 1,000 square feet of pool deck, and the potential for 12,000 square feet of
additional space for future development, the parking requirements have changed. Per the
zoning requirement, the development would require an additional 50 parking spots for
10,000 square foot change to the design, as well as 20 additional parking spots for the
increased deck surrounding the pool. If the YMCA, at a later date, were to add the
additional 12,000 square feet contemplated in the new design, it would require an
additional 60 parking spots per the zoning ordinance. Unfortunately, the surrounding
area is lacking in additional space for parking.
The need for an additional 76 parking spots (120 required spots minus the 44 extra spots
contained in the original PUD) cannot be met under current conditions. However, the
YMCA and Shepherd's Path have reached an agreement whereby they can avoid any
problem related to lack of parking. The reality is that the YMCA and Shepherd's Path
are rarely busy at the same time. Therefore, with a few exceptions annually, there is
more than adequate parking. The YMCA and Shepherd's'Path have prepared for those
times when both organizations could be operating with large groups at the same time.
Generally, the YMCA has the right to operate between the hours of 5:00 am and 11 :00
pm Monday through Sunday. However, the two groups have entered into an agreement
whereby they avoid parking conflicts by making arrangements when Shepherd's Path
anticipates large crowds. The YMCA and Shepherd's Path have reached an agreement to
share the use of the parking lot directly abutting the development on the north side of the
building. The YMCA will alter its schedule on dates where Shepherd's Path requires
excess parking. On Christmas Eve, the YMCA will close at 4:00 pm, to accommodate
the additional parking required by holiday services. On Christmas and Easter, the
YMCA will remain closed. Further, in the case that Shepherd's Path is aware of an event
requiring additional parking, the YMCA will instruct all employees to park in the lot west
of McKenna Road. Finally, the YMCA and Shepherd's Path have reached a general
agreement to work together to address any issues that may arise from days with heavy
traffic at Shepherd's Path.
This PUD falls a mere 76 parking spots short of the required number under the zoning
ordinance. Shepherd's Path and the YMCA have addressed the difficulties that could be
experienced due to this shortage of spots through agreements to work together, avoidance
of conflicts on holidays, and a willingness to work together to ensure that both parties
avoid putting each other into situations where parking will be an issue. We respectfully
request the City grant this PUD, given the steps taken by the YMCA and Shepherd's Path
to avoid over congestion and a lack of parking.
E'x'tttBrI A
TYPICAL EXTERIOR STALL &/ZE !' X 2"
TYPICAL 6AIItAGE STALL I>IZE 1fJ')( 2"
pAfOlalG &PACE& IiEQJI~
~ 113 eeAT& )( 15 eEAT& '3'3
SENIOR HOU&N:i .sANIT )( M LNlT& ...
&.4FE MA\191 2 &PM:a13 J'!JIl,&CN& )( S ~ ..
I &PACEIOffICE )( . GlFFICE6 I>
PARKING 5UMMARY
RJTURE PHASES (ESTIMATED)
f1:IMU
aoccER DO"E (OJI,~ 6F) .-ND FIElD
I<EQJl~: I FIELD )( 41) sPAGE&.4'1EI.D . 4IJ &PACE&
~ED: ~ SPACE&
PARKING 5UMMAR,,(
PHASE I
CQ11)lITY NE~ N llENlOR HOU&N:i PAOJECT
QUlf'B. 1'3 eEA.T& )( .." eEAT& "
c:a-t'lNITT ~ 113 llEAT& )( ~, eEATS ""
CAFE 1161) 6F. )( 2MJe 6F. ..,
STORES 1/1II) SF. )( .... 6F. S
1IlEAPIN6IL0lNiE (ACCEeeOR'T' TO cmER &pAGE&) f)
llENIOR WOU&N:i
PifcalR;D. 2 eF'ACES FER 0tIELl.1NG . '!lII') . Ie/D eF'ACE6
PR'VIDED:
af GIUDE
64ItA6E
TOTAL
123 eF'ACE&
IV) IlPACES
2" !If'ACE6
TOTAL
sse &PACE!
fI:WlU
~ HOU&N:i
1iE~. 2 &l"AGE& FER 0tIELl.1NG . n . 2)4 &PACES
F'fiOIIlDED:
af GRADE
64RA6E
TOTAL
"" 6I'"ACES
'!lII') 8PACEI
124 eF'ACE&
pAfOlalG sPACE& PR:lVDED
IlE6T OF t'ICX&NA ROAD
NORTW OF ~ -EXI61lti
NORTW OF eENlOR ~
EA&T OF llENlOR WOU6ING
GARAr.te
TOTAL
1111
,.,
"
,..
-i2-
612
fl:WE.j
eN<<
I<E~. 112StJ &F. X ,,. 6F. . !CI 6PACE&
I"ROVD!D: 3e 6I'"ACE&
Q..NiCf'ED1C.Al. OFFICE eutLOlIIki
PifQJlllE): IIIN &oF. )( 21~_ &f. . I2fI epACE6
1"ROVlDED: 12& 6I'"AC!!
eKlU.ED CAllE
I<EQJI~: I &PACE PER S eED6 . 5 . 21 !PACE&
~D: 61&PACE6
~ FIELD
1Il2c:uN!t). 1 FIELD )( 41) !PAGE&.4'IEI.D . 4IJ &PACE6
PROVDED: I) !PACE&
'l'I'IC:A
~: 112"" ti' X 4f)f)IJt) &F. . :wtJ &PACES
F'RO'o'DEo. 21 !PACES
PARKING TOTAL FOR ALL PHASES
REl:IJIRED PIIiCVIDED
PIWlE , sse .12
~2 22f) 412
PIWlE , 2)4 12..
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Parkine: Report
The following parking report was prepared by examining two YMCAs, Northwest New
Hope and Ridgedale, of comparative size to the YMCA being developed in Prior Lake.
The Northwest New Hope YMCA has a membership of2,237, which is likely
approximately the membership Prior Lake will experience in its first two years of
existence. Ridgedale has a membership of 3,1 05, or approximately the same as Prior
Lake's projected 3,272. Both YMCAs were studied on Sunday mornings in October,
November, and December, to examine the impact on parking during hours when
Shepherd's Path services occur.
The study concluded that the YMCA would require approximately 40-60 parking spaces
on Sunday mornings for the first two years of its existence, after which membership
would likely grow at a pace requiring approximately 100 - 140 spaces per morning.
However, there are steps that can be taken to mitigate any conflicts with Shepherd's Path
services. The YMCA can control the number of spots required by changing class
schedules. Neither Ridgedale nor Northwest New Hope are attempting to keep their
parking down. The YMCA at Prior Lake could manipulate class schedules to ensure that
the more popular classes are not scheduled on Sunday mornings.
/(0) re @ ~ 0 W ~ ~
UIJ FE8 I 4 2008 ~
By:
Parking Report
Number of People checking in
Data for number of people coming into the Y's were gathered on Sunday 10/28/07, 11/04/07 and 12/2/07.
Data is an average of those weeks.
Branchl #Units 7-8AM 8-9AM 9 - 10 AM 10 -11 AM 11 - Noon
Ridgedale / 3,105 26 48 69 80 42
NW / 2,237 10 36 24 38 43
Analysis
Prior Lake membership units are projected to be 3,272
Number of staff on a Sunday AM would probably be between 10 - 15
The first 2 years would probably have numbers similar to NW with 40 - 60 cars in the parking lot at a given
time on Sunday AM. Then the numbers will grow to be similar to Ridgedale YMCA.
There will probably be growth in the following years with the number of cars
reaching that 100 - 140.
Requested Action
Sheppard of the Lake Lutheran Church requests an amendment to the approved Planned
Unit Development to reflect a change in the design, including an increase in developed
square footage, of the originally proposed plan.
Brief Descriotion of Prooosed Proiect
Increase in square footage from 40,000 to 50,000, with the potential to increase to
60,000 square feet.
The increase in square footage alters the number of required parking spots -
increasing the total number by 120.
Applicant seeks a variance from required number of parking spaces due to
cooperation between Sheppard's Path and the YMCA to ensure that parking
issues are contained.
Shepherd of the Lake Lutheran Church
February 25,2007
Parking Lot Usage
Total Parking Available for Usage:
Main Church Parking Lot
Safe Haven Parking Lot
McKenna Parking Lot (for church use)
368 spaces
104 spaces
84 spaces
Total Available
556 spaces
Church Usage
Normal Sunday 8:00 to 12:30
350 to 400 spaces
needed
100 spaces needed
50 spaces needed
250 spaces needed
Week Days (Church Functions)
(Park & Ride)
Wednesday Nights 6:30 to 8:30 (Youth Programs)
Easter Sunday **
Christmas Eve Day Services **
500 spaces needed
450 spaces needed
** The YMCA will not be open these days
The average attendance at our last service is less than 500 with a parking lot requirement
for the that service of less than 250 spaces. In a recent agreement between the church and
the YMCA, it was agreed that on Sunday mornings, the YMCA staff, as well as church
staff will park in the overflow lot at Safe Haven, leaving all the main parking lots spaces
for services and a few that will use the YMCA. On most Sundays, they don't think they
will need more than the new parking spaces they are building with the project (daycare
parking lot spaces).
The Park & Ride Contract with the City of Prior Lake runs from March 2007 to
March of 2008. We can continue that for another year (2008 to 2009) before
construction of the YMCA is complete. We believe we could move the Park and
Ride to the Safe Haven lot in future years if it creates a parking problem during
YMCA hours.
IiIiCONSULTING GROUP, INC.
ENGINEERS I PLANNERS I DESIGNERS
MINNEAPOLIS
FARGO
MADISON
SRF No. 0086400
MEMORANDUM
TO: Casey 1. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
FROM: John Hagen, PE, PTOE, Senior Associate
Jordan Mancl, Engineer
DATE: March 20, 2008
SUBJECT: SHEPARD'S PATH DEVELOPMENT TRAFFIC STUDY UPDATE-PROPOSED YMCA
INTRODUCTION
A traffic study was completed by SRF Consulting Group in February 2005, with an update in
June 2006 for the proposed Shepard's Path development in the northwest quadrant of CSAH 42
and CSAH 21 in the City of Prior Lake (see Figure 1). This analysis included a fair amount of
adjacent development, including the Jeffers Pond development located in the southwest quadrant
of CSAH 42 and CSAH 21 and two vacant parcels adjacent to Jeffers Pond. In addition, a vacant
60-acre parcel in the southeast quadrant of CSAH 42 and CSAH 21 was assumed to be
developed as a business office park. The Shepard's Path update analysis in June 2006 included
traffic impacts from a 12.9 acre sand and gravel mining area located north of CSAH 42 on
McKenna Road which was not assumed in the original study.
The purpose of this study is to update the analysis that was previously completed for the
proposed Shepard's Path development, to include the traffic related impacts associated with a
larger YMCA facility than was previously assumed. This memorandum includes an update to
the a.m. and p.m. peak hour traffic operations for year 2009 build conditions, given the increased
size of the proposed YMCA building.
TRAFFIC FORECASTS
Due to the fact the original Shepard's Path Traffic Study was conducted in February of 2005 and
the update was completed in June 2006, the existing turning movement counts that were the basis
of the year 2009 build traffic forecast are more than two years old. In addition to the age of the
counts, new development has occurred in the area that may have an impact on the traffic patterns
www.srfconsulting.com
One Carlson Parkway North, Suite 150 I Minneapolis, MN 55447-4443 I 763.475.0010 Fax: 763.475.2429
An Equal Opportunity Employer
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Project Location
Shepard's Path Traffic Study Update
The Young Men's Christian Association of Metropolitan Minneapolis
Figure 1
086400
March 2008
Casey J. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
March 20, 2008
Page 3
at the key intersections. For these reasons, new a.m. and p.m. peak hour turning movement
counts were gathered as part of this study. Through consultation with the City of Prior Lake staff
and representatives from Shepard's Path, SRF Consulting Group was able to determine which
portions of the adjacent developments included in the original 2005 study (i.e. - Jeffer's Pond,
Shepard's Path, and developments east and west of Jeffer's Pond) have not yet been built. The
portions of these developments that have not been completed were included as background
growth in the 2009 build forecasts.
The previous Shepard's Path studies included a YMCA building of25,000 square feet. Since the
completion of these studies, the proposed building size of the YMCA has increased to 56,000
square feet. In addition to the larger YMCA, a 6,000 square foot daycare facility (which in
previous studies was assumed to be 5,500 square feet) is also being proposed. The proposed
YMCA and daycare are planned to be completed in 2009.
The net change to the trip generation estimates for these two facilities are shown in Table 1. The
trip generation estimates were based on the 2003 ITE Trip Generation Reports and information
provided by the YMCA for similar sized clubs. Consistent with the previous Shepard's Path
studies, a 15-percent multi-use reduction was applied to the proposed YMCA. As shown in
Table 1, the proposed YMCA will generate approximately 38 more trips in the a.m. peak hour
(17 inbound and 21 outbound) then than the fitness center in the 2005 study and 114 more trips
in the p.m. peak (58 inbound and 56 outbound).
Table 1
Change in Trip Generation between proposed YMCA and 2005 Traffic Study
A.M. Peak P.M. Peak Daily Trips
Land Use Size In Out In Out
Year 2008 proposal
YMCA * 56,000 sq. ft. 24 33 99 94 1,568
Daycare 6,000 sq. ft. 41 36 37 42 476
Year 2005 study
YMCA * 25,000 sq. ft. (11) (15) (44) (42) (700)
Daycare 5,500 sq. ft. (37) (33) (34) (38) (436)
Net Difference 17 21 58 56 908
*lnc1udes a I5-percent multi-purpose trip reduction
The directional trip distribution for the new trips to the system is consistent with the distribution
used in the Shepard's Path study completed in 2005, which assumes the extension ofCSAH 21
north of CSAH 42 to CSAH 18. In addition, the construction of a (New) McKenna Road was
assumed, which would intersect CSAH 42 west of the existing (Old) McKenna Road alignment.
Consistent with the previous study, the existing (Old) McKenna RoadlCSAH 42 intersection
would be modified to a 3/4-access that allows right-in/right-out access for the side street and left-
in access for westbound vehicles from CSAH 42. The combination of background traffic and
Casey 1. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
March 20, 2008
Page 4
trips generated by the newly proposed YMCA and daycare resulted in the year 2009 build traffic
volumes shown in Figure 2.
YEAR 2009 BUILD CONDITIONS
To determine how well the existing and future roadway system will accommodate the year 2009
build traffic forecasts, with the additional traffic generated by the proposed YMCA and daycare
(as well as the full build-out of the adjacent development), an a.m. and p.m. peak hour operations
analysis was conducted. Unsignalized intersections were analyzed using the Highway Capacity
Software and the signalized intersections were analyzed using the Synchro/SimTraffic Software.
Capacity analysis results identify a Level of Service (LOS) which indicates how well an
intersection is operating. Intersections are given a ranking from LOS A through LOS F. LOS A
indicates the best traffic operation and LOS F indicates an intersection that is operating over
capacity. LOS A through D is generally considered acceptable by drivers in urban areas.
Consistent with the previous traffic analysis completed for this area, the following improvements
were assumed as baseline improvements in the build analysis. These improvements include:
. CSAH 21 is extended northerly from CSAH 42 to CSAH 18.
. Installation of a traffic signal at the intersection of CSAH 42/(New) McKenna Road.
. Construction of a 3/4-intersection at CSAH 42/(Old) McKenna Road, to allow right-in/right-
out only and left-in for westbound vehicles.
. Installation of a northbound left-turn lane to provide dual left-turn lanes at the intersection of
CSAH 42/CSAH 21.
. Consistent with the previous analysis, access onto CSAH 21 was assumed as a right-in/right-
out only, with a southbound right-turn lane on CSAH 21.
Results of the year 2009 build analysis are shown in Table 2. Consistent with previous findings,
all intersections are expected to operate at an overall acceptable LOS D or better during the a.m.
and p.m. peak periods with the previous recommended improvements.
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086400
March 2008
Figure 2
Casey J. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
March 20, 2008
Page 6
Table 2
Year 2009 Build Peak Hour Capacity Analysis
level of Service Results - With the Baseline Improvements
Intersection Level of Service
A.M. Peak P.M. Peak
CSAH 42 and CSAH 83 C D
CSAH 42 and (New) McKenna Road B B
CSAH 42 and (Old) McKenna Road * AlB AlB
CSAH 42 and CSAH 21 D D
CSAH 21 and proposed site access * AlB AlC
* Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS.
While all intersections operate at acceptable levels of service in the build scenario, two turning
movements are nearing capacity during the p.m. peak hour and will require further monitoring in
the future. The eastbound left-turn at the CSAH 42/CSAH 21 intersection and the southbound
left-turn at the CSAH 42/CSAH 83 intersection were reported to have average vehicular queues
that approach the storage lengths of their respective turn bays. For this reason, these movements
need to be monitored as traffic volumes increase in the future to see if additional improvements
such as dual left-turn lanes are needed.
YEAR 2009 BUILD CONDITIONS WITHOUT BASELINE IMPROVEMENTS
Since the timing of the baseline improvements that were recommended in previous studies may
not occur until after the completion of the proposed YMCA and daycare, an additional analysis
was conducted in order to determine if the existing roadways and intersection traffic control will
accommodate the traffic generated by the YMCA and daycare. Of particular interest to the City
is whether or not the existing side-street stop-controlled CSAH 42/New McKenna Road
intersection will operate at acceptable levels of service given the additional traffic generated by
the proposed YMCA and daycare.
The 2009 build volumes shown in earlier Figure 2 on page 5, included not only the additional
traffic generated by the proposed YMCA and daycare, but also the full build-out of adjacent
developments including Jeffer's Pond, Shepard's Path, and developments east and west of
Jeffer's Pond. For the year 2009 build conditions analysis without the baseline improvements,
only the existing 2008 volumes plus one year of background growth and the traffic generated by
the proposed YMCA and daycare were considered.
Results of the year 2009 build analysis without the baseline improvements are shown in Table 3.
As shown in Table 3, the existing side-street stop-controlled CSAH 42/New McKenna Road
intersection will not be able to accommodate the year 2009 a.m. and p.m. peak hour build
volumes at acceptable levels of service without the baseline improvements. During the a.m.
peak hour, the southbound stop-controlled approach of the New McKenna Road will have an
estimated delay of forty seconds per vehicle, and vehicular queues of four to six vehicles will be
Casey J. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
March 20, 2008
Page 7
common. During the p.m. peak hour, average vehicular delays will exceed two minutes per
vehicle and vehicular queues of six to eight vehicles will be common.
Table 3
Year 2009 Build Peak Hour Capacity Analysis
level of Service Results - Without the Baseline Improvements
Intersection Level of Service
A.M. Peak P.M. Peak
CSAH 42 and CSAH 83 C D
CSAH 42 and (New) McKenna Road * AlE ElF
CSAH 42 and (Old) McKenna Road * AlB AlB
CSAH 42 and CSAH 21 C C
* Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS.
The installation of a traffic signal at the CSAH 42/New McKenna Road intersection will restore
the traffic operations to acceptable levels.
PRELIMINARY TRAFFIC SIGNAL WARRANT ANALYSIS
At the City's request, a preliminary traffic signal warrant analysis was conducted in order to
determine if a traffic signal might be justified at the CSHA 42/New McKenna Road intersection
under 2009 conditions with the proposed YMCA and daycare. The preliminary warrant analysis
was based on the existing peak hour turning movement counts that were gathered as part of this
traffic study update. Since only four hours of turning movement volumes were available, the
warrant analysis utilized an 8th-highest hour methodology that estimated the 8th-highest hour as
half of the p.m. peak hour. This methodology allows for an estimation of the anticipated
approach volumes used for the 8th-highest hour of meeting an eight hour warrant.
Based on the 2009 traffic volumes with the proposed YMCA and daycare, peak hour (Warrant
3B) and four hour (Warrant 2) warrants from the Uniform Manual on Uniform Traffic Control
Devices (MMUTCD) will likely be met. A third warrant (Warrant lB - Interruption of
Continuous Traffic) is also on the border of being met in under year 2009 conditions with the
proposed YMCA and daycare. It should be noted that meeting MMUTCD warrant(s) is not
always enough justification for the installation of a traffic signal. This is particularly the case
when the warrants being met are limited to the peak hour or four hour warrants.
Since CSAH 42 is a county facility, Scott County needs to be contacted in order to determine
their position on the installation of a traffic signal at the CSAH 42/New McKenna Road
intersection. The county may require that a more detailed signal warrant analysis be conducted
that considers 48-hour traffic counts on each approach to the intersection.
Casey J. Scott, Vice President of Finance
The Young Men's Christian Association of Metropolitan Minneapolis
March 20, 2008
Page 8
SUMMARY AND CONCLUSIONS
An update was completed for the Shepard's Path development traffic study to include traffic
impacts from a larger YMCA building than previously assumed. Based on the traffic operations
analysis, the following conclusions and recommendations are offered for your consideration:
. The key intersections are expected to operate at an acceptable level of service with the
additional traffic generated by the YMCA assuming the baseline improvements identified
in previous studies.
. If the baseline improvements are not constructed by the time that the proposed YMCA
and daycare are completed (in 2009), the side-street stop-controlled CSAH 42/New
McKenna Road intersection will operate at an unacceptable LOS ElF.
o Adding a traffic signal to the CSAH 42/New McKenna Road intersection will
improve the side-street delay at New McKenna Road and return the intersection to
acceptable traffic operations.
. A preliminary warrant analysis at the CSAH 42/New McKenna Road intersection
revealed that the intersection will likely meet two warrants (Warrant 3B - Peak Hour and
Warrant 2 - Four-Hour Vehicular Volume) under 2009 conditions with the proposed
YMCA and daycare. A third warrant (Warrant lB - Interruption of Continuous Traffic)
is also on the border of being met in under year 2009 conditions with the proposed
YMCA and daycare.
It should be noted that meeting MMUTCD warrant(s) is not always enough justification
for the installation of a traffic signal. This is particularly the case when the warrants
being met are limited to the peak hour or four hour warrants
· Since CSAH 42 is a county facility, Scott County should be contacted in order to
determine their position on the installation of a traffic signal at the CSAH 42/New
McKenna Road intersection. The county may require that a more detailed signal warrant
analysis be conducted that considers 48-hour traffic counts on each approach to the
intersection.
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