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05-05-21 Planning Commission
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05-05-21 Planning Commission
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Chick-fil-A - Arden Hills, MN | Traffic Study March 26, 2021 <br /> Page 8 <br />Results of the year 2023 no build intersection capacity analysis, shown in Table 4, indicate that all <br />intersections are expected to operate at a LOS C or better during peak hours. With the Lexington <br />Avenue reconstruction project, the Lexington Avenue/Red Fox Road intersection is expected to <br />improve from an overall LOS D to a LOS C during the p.m. peak hour. In addition, queueing on all <br />approaches of the intersection is expected to be significantly reduced, and the maximum southbound <br />left-turn queue is not expected to extend beyond the proposed dual-lane storage. <br />Table 4. 2023 No Build Intersection Capacity Analysis <br />Intersection LOS (Delay) <br />A.M. Peak Hour P.M. Peak Hour <br />Lexington Avenue / Red Fox Road A (9 sec) C (23 sec) <br />Red Fox Road / East Chick-fil-A Site Access (1) N/A N/A <br />Red Fox Road / West Chick-fil-A Site Access (1) N/A N/A <br />(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach <br />LOS. The delay shown represents the worst side-street approach delay. N/A - The subject site was assumed to be vacant. <br />The following information summarizes the operational issues that warrant consideration as under year <br />2023 no build conditions: <br />x Lexington Avenue/Red Fox Road: <br />o Eastbound left-turn queues may extend beyond the existing/subject west site access <br />approximately 50 percent of the p.m. peak hour. <br />x Red Fox Road/Chick-fil-A Site Access Locations: <br />o The proposed Chick-fil-A site was assumed to be vacant, with no traffic entering or exiting. <br />Proposed Development <br />The proposed development, shown in Figure 4, includes construction of a 4,995 square foot Chick- <br />fil-A, fast food restaurant with dual drive-thru lanes to be located in the northwest quadrant of the <br />Lexington Avenue/Red Fox Road intersection. This development would replace the existing building <br />on-site (previously a Perkins restaurant, permanently closed in 2019), which remained vacant during <br />traffic data collection efforts. The proposed development is expected to be fully constructed and open <br />by February 2022. As mentioned previously, Lexington Avenue is expected to be reconstructed <br />independent of the proposed development. <br />Year 2023 Build Conditions <br />To identify potential impacts associated with the proposed development, traffic forecasts for year <br />2023 conditions (i.e. one-year after opening) were developed. The year 2023 conditions consider <br />general background growth and traffic generated by the proposed development. The following <br />sections provide detail on the proposed development trip generation, intersection capacity analysis, <br />and potential improvements.
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