2551 Le Jeune Road DRC Level 1 Application date of DRC meeting May 30 th , 2014 {28587999;1} Replacement for Publix Store #84 2551 Le Jeune Road DRC Level 1 Application date of DRC meeting May 30 th , 2014 Table of Contents 1. Cover Letter 2. DRC Application (including copy of check for application fee) 3. Contact information for project team 4. Aerial 5. Survey and legal description 6. Warranty deed 7. Photographs of property, adjacent uses and streets 8. Site plan and zoning data 9. Floor plans 10. Architectural elevations 11. Landscaping plan 12. Historical significance letter 13. Lobbyist registration forms 14. Traffic Study
C i t y o f C o r a l G a b l e s F l o r i d a L e v e l 1 R e v i e w D e v e l o p me n t R e v i e w C o mmi t t e e A p p l i c a t i o n 4 2 7 B i l t m o r e W a y , 2 n d F l o o r , C o r a l G a b l e s , F l o r i d a 3 3 1 3 4 p l a n n i n g @ c o r a l g a b l e s . c o m 3 0 5 . 4 6 0 . 5 2 1 1
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P r e a m b l e
The Development Review Committee (DRC) is an administrative and technical committee which reviews policy and technical issues raised by a development project. The DRC is intended to streamline and coordinate the review of the development process by identifying, addressing, providing input, advice and comments regarding all applicable provisions and regulations. The review of the projects and comments on development proposals by the DRC shall not be construed to be an approval of any project presented to the Committee.
A p p l i c a t i o n r e v i e w r e q u e s t
The undersigned applicant(s)/agent(s)/property owner(s) request(s) Level One (1) Development Review Committee consideration and review for the following application(s) (please check all that apply):
Abandonment and Vacations Annexation Comprehensive Plan Map Amendment - Small Scale Comprehensive Plan Map Amendment - Large Scale Conditional Use with Site Plan Conditional Use without Site Plan Coral Gables Mediterranean Architectural Design Special Locational Site Plan Development Agreement Development of Regional Impact Development of Regional Impact - Notice of Proposed Change Mixed Use Site Plan Planned Area Development Designation and Site Plan Planned Area Development Major Amendment Separation/Establishment of a Building Site Site Plan Subdivision Review for a Tentative Plat and Variance Transfer of Development Rights Receiving Site Plan University Campus District Modification to the Adopted Campus Master Plan Zoning Code Map Amendment Other: _____________________________
P r o p e r t y i n f o r m a t i o n
Street address of the subject property: _______________________________________________________
Current land use classification(s):____________________________________________________________ 2551 Le Jeune Road Replacement for Publix Store #84 Commercial High-Rise Intensity; in CBD X X
C i t y o f C o r a l G a b l e s F l o r i d a L e v e l 1 R e v i e w D e v e l o p me n t R e v i e w C o mmi t t e e A p p l i c a t i o n 4 2 7 B i l t m o r e W a y , 2 n d F l o o r , C o r a l G a b l e s , F l o r i d a 3 3 1 3 4 p l a n n i n g @ c o r a l g a b l e s . c o m 3 0 5 . 4 6 0 . 5 2 1 1
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Current zoning classification(s): _____________________________________________________________
Proposed land use classification(s) (if applicable):_______________________________________________
_______________________________________________________________________________________ Commercial n/a n/a 43,000 sq.ft. Publix grocery store and surface parking lot 57,000 sq.ft. Publix store and multi-family building; see cover letter for additional details. 132,509 square feet / 3.042 acres total floor area = 376,288 / FAR = 3.4 92.7 units per acre; 282 units None to date. 1 through 48 8 Coral Gables Crafts Section 03-4117-005-2020 $77,500,000
C i t y o f C o r a l G a b l e s F l o r i d a L e v e l 1 R e v i e w D e v e l o p me n t R e v i e w C o mmi t t e e A p p l i c a t i o n 4 2 7 B i l t m o r e W a y , 2 n d F l o o r , C o r a l G a b l e s , F l o r i d a 3 3 1 3 4 p l a n n i n g @ c o r a l g a b l e s . c o m 3 0 5 . 4 6 0 . 5 2 1 1
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Provide the date(s) and type(s) of application(s) previously filed with the City of Coral Gables and type of reviews, approvals, actions related to this request:
Jeff Stiles, authorized agent for Publix Super Markets, Inc. 863-616-5777 tonya.karcher@publix.com jeff.lis@stiles.com Publix Super Markets, Inc. 3300 Publix Corporate Parkway, Lakeland, FL 33811-3311 301 East Las Olas Blvd., Fort Lauderdale, FL 33301 954-627-9346 Aris Garcia, Wolfberg Alvarez & Partners 305-666-5474 agarcia@wolfbergalvarez.com 3225 Aviation Avenue, Suite 400, Miami, FL 33133 No applications previously filed. Future reviews required include Board of Architects (Med. Bonuses), Planning & Zoning Board, City Commission.
C i t y o f C o r a l G a b l e s F l o r i d a L e v e l 1 R e v i e w D e v e l o p me n t R e v i e w C o mmi t t e e A p p l i c a t i o n 4 2 7 B i l t m o r e W a y , 2 n d F l o o r , C o r a l G a b l e s , F l o r i d a 3 3 1 3 4 p l a n n i n g @ c o r a l g a b l e s . c o m 3 0 5 . 4 6 0 . 5 2 1 1
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A p p l i c a t i o n r e q u i r e m e n t s a n d s u p p o r t i n g i n f o r m a t i o n
Application submittal dates and meeting dates. Applications for the DRC shall be submitted in no later the first Friday of each month to be scheduled for the same monthly DRC meeting. DRC meetings are held the last Friday of each month, 9:30 a.m. City Commission Chambers, City Hall, 405 Biltmore Way, Coral Gables, Florida 33134. Applicants and/or agents shall be required to attend the meeting to present the application request and respond to City Staff questions. All applications shall be complete at time of submittal.
Preapplication Conference Requirements. A Pre-application Conference is required with the Planning and Zoning Division in advance of application submittal to determine the information necessary to be filed with the application(s). The City reserves the right to request additional information as necessary. City staff to check/confirm if all below information is provided at time of application submittal.
Application submittal (order of documents). The order of the documents for the application submittal shall be as follows (required documents will be determined at pre-application meeting): Table of Contents with page numbers identifying all below documents. DRC Application. Statement of use and/or cover letter. Photographs of property, adjacent uses and/or streetscape. Property survey and legal description. Aerial. Site plan and supporting information. Vegetation assessment and/or survey (if property contains vegetation). Landscape plan. Architectural/building elevations. Building floor plans. Ordinances, resolutions, covenants, development agreements, etc. previously granted for the property. Historical Significance letter. Name and contact information for property owner, applicant, architect, attorney, etc. City of Coral Gables Annual Registration Application and Issue Application Lobbyist forms. Warranty Deed. Application fee equal to one tenth of one percent (.001) of the estimated total building construction cost as determined by the City ($100.00 minimum fee and $10,000.00 maximum fee). Payment shall be in check form, payable to the City of Coral Gables. Submit copy of check. Other:______________________________________________________________________________
Posting of the property. The City shall provide a City approved sign to the applicant to post the subject property advising of the DRC meeting date. The public notice posting shall be in accordance with the Zoning Code. The sign shall be installed by the applicant ten (10) days prior to the meeting and shall not be removed until after the meeting, at which time it is the applicants responsibility to remove the sign.
C i t y o f C o r a l G a b l e s F l o r i d a L e v e l 1 R e v i e w D e v e l o p me n t R e v i e w C o mmi t t e e A p p l i c a t i o n 4 2 7 B i l t m o r e W a y , 2 n d F l o o r , C o r a l G a b l e s , F l o r i d a 3 3 1 3 4 p l a n n i n g @ c o r a l g a b l e s . c o m 3 0 5 . 4 6 0 . 5 2 1 1
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A p p l i c a t i o n s u b m i t t a l r e q u i r e m e n t s
1. Hard copies. Sixteen (16) hard copies of the entire application shall be submitted including all the items identified in the pre-application conference. Plans and drawings shall be in 11 x 17 format. 2. Digital media copies. a. Two (2) compact discs (CD ROMs) of the entire application including all items identified in the Pre- application Conference. The digital media copy shall be in the order of documents identified in the above section Application submittal order of documents. Each document shall be separated into PDF files with each PDF file name identified. Each PDF file size shall not exceed 10 MB. All discs shall be labeled DRC Application with the applicant(s) name, project name and date of submittal. b. One (1) compact disc (CD ROMs) of all drawings, plans, etc. in AutoCAD format.
A p p l i c a n t / a g e n t / p r o p e r t y o w n e r / a r c h i t e c t a f f i r ma t i o n a n d c o n s e n t
(I) (We) affirm and certify to all of the following: 1. Submission of the following: a. Warranty deed/tax record as proof of ownership for all properties considered as a part of the application request; or b. Authorized as the applicant(s)/agent(s) identified herein to file this application and act on behalf of all current property owner(s) and modify any valid City of Coral Gables entitlements in effect during the entire review process. 2. This request, application, application supporting materials and all future supporting materials complies with all provisions and regulations of the Zoning Code, Comprehensive Land Use Plan and Code of Ordinances of the City of Coral Gables unless identified and approved as a part of this application request or other previously approved applications. Applicant understands that any violation of these provisions renders the application invalid. 3. That all the information contained in this application and all documentation submitted herewith is true to the best of (my) (our) knowledge and belief. 4. Understand that the application, all attachments and fees become a part of the official records of the City of Coral Gables and are not returnable. 5. Failure to provide the information necessary pursuant to the established time frames included but not limited to application submittal, submission of revised documents, etc. for review by City Staff and the designated reviewing entity may cause application to be deferred without further review until such time the requested information is submitted. 6. All representatives of the application have registered with and completed lobbyist forms for the City of Coral Gables City Clerks office. 7. Understand that under Florida Law, all the information submitted as part of the application are public records. 8. The subject property will be posted with a City approved public notice sign. The public notice posting is in accordance with the Zoning Code. The sign shall be installed by the applicant ten (10) days prior to the meeting and shall not be removed until after the meeting, at which time it is the applicants responsibility to remove the sign. 9. The application will not be heard unless the Applicant and/or agent is present at the DRC meeting.
301 Las Olas Blvd., Fort Lauderdale, FL 33301 954-627-9346 jeff.lis@stiles.com {28594558;1} Replacement for Publix Store #84 Contact information for project team Property Owner Publix Super Markets, Inc. Tonya Karcher Development Manager 3300 Publix Corporate Parkway Lakeland, FL 33811-3311 863-616-5777 tonya.karcher@publix.com Property Owner Authorized Agent Jeff Lis 301 East Las Olas Boulevard Fort Lauderdale, FL 33301 jeff.lis@stiles.com Zoning Attorney Akerman LLP Neisen Kasdin 1 S.E. 3 rd Avenue 25 th Floor Miami, FL 33131 305-374-5600 neisen.kasdin@akerman.com Architect Wolfberg Alvarez & Partners Aris Garcia 3225 Aviation Avenue Suite 400 Miami, FL 33133 305-666-5474 agarcia@wolfbergalvarez.com Surveyor Schwebke-Shiskin & Associates, Inc. Chad Jackson 3240 Corporate Way Miramar, FL 33025 954-435-7010 cjackson@shiskin.com Traffic Engineer David Plummer & Associates David Plummer 1750 Ponce de Leon Boulevard Coral Gables, FL 33134 305-447-0900 dpa@dplummer.com Landscape Architect O'Leary Richards Design Associates, Inc. Kathy O'Leary Richards 8525 SW 92 nd Street Suite C-11 Miami, FL 33156 305-596-6628 info@olearyrichards.com Civil Engineer Wolfberg Alvarez & Partners Jorge Maldonado 3225 Aviation Avenue Suite 400 Miami, FL 33133 305-666-5474 jmaldonado@wolfbergalvarez.com {28594558;1} S E A L ISSUE DATE REVISION DATE DRAWING TITLE SHEET NUMBER WA PROJECT NO.: 21200.00 NO. --/--/-- P U B L I X
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3 3 1 3 4 WOLFBERG ALVAREZ 3225 AVIATION AVE., SUITE 400 MIAMI, FLORIDA 33133 V 305.666.5474 F 305.666.4994 WOLFBERGALVAREZ.COM AA 002416 EB 002354 2 5 2 5
L E J E U N E
R O A D {28595226;1} Replacement for Publix Store #84 Photographs of property, adjacent uses and streets East facing aerial perspective West facing aerial perspective North facing aerial perspective South facing aerial perspective {28595226;1} On Le Jeune facing east Looking SE, Andalusia Avenue on the left {28595226;1} Looking SW, Salzedo Street in front, Andalusia Avenue to the right Looking NW, Salzedo Street in front, Valencia Avenue to the left {28595226;1} Looking NE, Valencia Avenue to the right Andalusia Avenue streetscape, looking east {28595226;1} Le Jeune Road streetscape, looking south Salzedo Street streetscape, looking south {28595226;1} Valencia Avenue streetscape, looking east Adjacent uses to the west, church (Commercial Limited Zoning) Adjacent uses to the west, multi-family (Commercial Zoning) {28595226;1} Adjacent uses to the north, office (Commercial Zoning) Adjacent uses to the north, public parking garage (Commercial Zoning) Adjacent uses to the south, office (Commercial Zoning) {28595226;1} Adjacent uses to the east, gas station (Commercial Zoning) Adjacent uses to the east, post office (Commercial Zoning) Publix & Miracle 84 Traffic Study
Page i TABLE OF CONTENTS
Page List of Exhibits ................................................................................................................................ ii List of Appendices .......................................................................................................................... ii
EXECUTIVE SUMMARY ......................................................................................................... iii 1.0 INTRODUCTION..............................................................................................................1 1.1 Project Background ..................................................................................................1 1.2 Study Objective ........................................................................................................1 1.3 Study Area and Methodology .................................................................................1 1.4 Project Site Information ...........................................................................................4 2.0 EXISTING TRAFFIC CONDITIONS ............................................................................9 2.1 Roadway Characteristics ..........................................................................................9 2.2 Traffic Counts ........................................................................................................10 2.3 Intersection Data ....................................................................................................10 2.4 Walking / Other Modes of Transportation .............................................................10 2.5 Roadway Capacity Analysis ..................................................................................13 2.6 Intersection Capacity Analysis ..............................................................................14 3.0 PLANNED AND PROGRAMMED ROADWAY IMPROVEMENTS ......................15 4.0 FUTURE TRAFFIC CONDITIONS .............................................................................16 4.1 Background Traffic And Committed Developments .............................................16 4.2 Future without Project Roadway Capacity Analysis .............................................17 4.3 Future without Project Intersection Capacity Analysis .........................................17 4.4 Project Trip Generation ..........................................................................................20 4.5 Project Trip Assignment .......................................................................................22 4.6 Future with Project Roadway Capacity Analysis .................................................27 4.7 Future with Project Intersection Capacity Analysis ...............................................27 5.0 PEDESTRIAN ISSUES ...................................................................................................30 6.0 CONCLUSIONS ..............................................................................................................33 Publix & Miracle 84 Traffic Study
Page ii LIST OF EXHIBITS Exhibit Page 1 Location Map .......................................................................................................................2 2 Driveway Counts Summary .................................................................................................5 3 Existing Traffic Volumes ...................................................................................................11 4 Existing Lane Configuration ..............................................................................................12 5 Existing Roadway LOS Analysis.......................................................................................13 6 Existing Intersection LOS Analysis ...................................................................................14 7 Committed Developments Trip Generation .......................................................................16 8 Future without Project Roadway LOS Analysis ................................................................17 9 Future without Project Intersection LOS Analysis ............................................................18 10 Future without Project Traffic Volumes ............................................................................19 11 Project Trip Generation Summary .....................................................................................21 12 Cardinal Distribution .........................................................................................................22 13 Existing Driveway Utilization ...........................................................................................23 14A Project Trip Distributions (AM) ........................................................................................24 14B Project Trip Distributions (PM) .........................................................................................25 15 Project Trip Assignment ....................................................................................................26 16 Future with Project Roadway LOS Analysis .....................................................................27 17 Future with Project Intersection LOS Analysis .................................................................28 18 Future with Project Traffic Volumes .................................................................................29 19 Pedestrian Volumes ...........................................................................................................31
LIST OF APPENDICES Appendix A: Site Plan Appendix B: Study Methodology Appendix C: Data Collection Appendix D: Intersection Capacity Analysis Worksheets Appendix E: Background Growth Rate and Committed Development Information Appendix F: Project Internalization Appendix F: Existing Driveway Counts Appendix G: Pedestrian Crossing Assessment Publix & Miracle 84 Traffic Study
Page iii EXECUTIVE SUMMARY
The existing Publix, located at 2551 S. LeJ eune Road (SW 42 nd Avenue, SR 953) in Coral Gables, Florida, is considering an expansion, including the addition of a residential component. The site is located within the Gables Re-development Infill District (GRID), the citys traffic concurrency exception area. The existing site consists of a 43,500 square feet of supermarket use. The proposed development program includes a 58,500 square feet of supermarket, 300 apartments, and 5,000 square feet of specialty retail. The proposed site plan is included in Appendix A. Project buildout is anticipated in 2015. This traffic study is consistent with the methodology previously discussed with and agreed to by the city of Coral Gables Public Works Department.
An assessment of the traffic impacts associated with the proposed project was performed in accordance with the requirements of the city of Coral Gables. The analysis of study area roadway segments and intersections indicate that all facilities currently operate within the Citys Level of Service (LOS) standards. Analysis of future conditions indicate that these facilities will continue to operate within the adopted standards at project buildout.
The suitability to accommodate pedestrians at the signalized intersection under study was also evaluated. The signal timing at the analysis intersection in the area was found to be adequate for pedestrian movements. Pedestrian mobility within and around the site is encouraged by providing pedestrian amenities and minimizing conflicts with vehicular traffic.
Publix & Miracle 84 Traffic Study
Page 1 1.0 INTRODUCTION
1.1 Project Background The existing Publix, located at 2551 S. LeJ eune Road (SW 42 nd Avenue, SR 953) in Coral Gables, Florida (see Exhibit 1), is considering an expansion, including the addition of a residential component. The site is located within the Gables Re-development Infill District (GRID), the citys traffic concurrency exception area. The existing site consists of a 43,500 square feet of supermarket use. The proposed development program includes a 58,500 square feet of supermarket, 300 apartments, and 5,000 square feet of specialty retail. The proposed site plan is included in Appendix A. Project buildout is anticipated in 2015. This traffic study is consistent with the methodology previously discussed with and agreed to by the city of Coral Gables Public Works Department (See Appendix B).
1.2 Study Objective The purpose of the study is to provide a traffic study that meets the requirements of the city of Coral Gables for the project. This study includes vehicular flow, trip generation, signalized intersection analyses, and a review of pedestrian issues.
1.3 Study Area and Methodology 1. Study Roadway Segments and Intersections Andalusia Avenue between LeJ eune Road and Salzedo Street; Valencia Avenue between LeJ eune Road and Salzedo Street; LeJ eune Road / Andalusia Avenue (signalized intersection); LeJ eune Road / Valencia Avenue (signalized intersection); Salzedo Street / Andalusia Avenue (signalized intersection); and, Salzedo Street / Valencia Avenue (signalized intersection). Valencia Avenue Almeria Avenue Andalusia Avenue PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t Miracle Mile Exhibit 1 Location Map Page 2 PUBLIX & MIRACLE 84 TRAFFIC STUDY Publix & Miracle 84 Traffic Study
Page 3 2. Study Periods Weekday (Tue, Wed, or Thurs) 7:00-9:00 AM and 4:30-6:30 PM. Project opening is anticipated in 2015. 3. Traffic Counts Two-hour turning movement counts were collected on Tuesday October 9 th , 2012 during the study periods at study intersections. Seventy-two hour machine counts, summarized at 15-minute intervals, were collected on Tuesday October 9 th , Wednesday October 10 th and Thursday October 11 th 2012 at study segments. 4. Signal Phasing and Timing Existing signal phasing and timing for the signalized intersections were obtained from Miami-Dade County. Pedestrian walk-times in the traffic signal plans were evaluated. Enhancements, where appropriate, were recommended. 5. Trip Generation The Institute of Transportation Engineers (ITE) Trip Generation Manual, 9 th Edition, was used to establish existing and future project trips. Pass-by trips and internalization, per ITE, were used for existing and proposed conditions. A 10% deduction was also used to account for transit and pedestrian trips for both the existing and proposed plans. The net new external vehicular trips (difference between the proposed plan and existing plan) were added to future background traffic volumes and the resulting volumes were analyzed for the future condition with project. 6. Trip Distribution / Assignment Net new external project traffic were assigned to the adjacent street network using the appropriate cardinal distribution from the Metro-Dade Long Range Transportation Plan Update, published by the Metropolitan Planning Organization. Existing traffic patterns based on project driveway counts were also considered when assigning project trips to the roadway network. 7. Background Traffic Available Florida Department of Transportation (FDOT) and Miami-Dade County Publix & Miracle 84 Traffic Study
Page 4 (MDC) counts from the past five years were consulted to determine a historical annual growth factor in the area. The growth factor was applied to the existing traffic volumes to establish background traffic. 8. Future Transportation Projects The 2012 Transportation Improvement Program (TIP) and the 2035 Long Range Transportation Plan (LRTP) were reviewed and considered in the analysis at project build-out. 9. Committed Developments The city was consulted to determine committed developments within a two-mile radius of the project site. 10. Intersection Analysis Intersection analysis was performed using the Highway Capacity Software (HCS) based on the 2000 Highway Capacity Manual (HCM). 11. Roadway Segment Analysis Roadway segment capacity was estimated using generalized vehicular capacities from the latest FDOT LOS Manual. 12. Access and Circulation Data and analyses used in determining appropriate access and circulation patterns for the parking garage are included in the report.
1.4 Project Site Information The property located at 2551 S. LeJ eune Road currently houses a 43,500 square foot Publix Supermarket. Surface parking is provided on-site. In addition, on-street, metered parking is available adjacent to the site along Andalusia and Valencia Avenues. Existing access to the site for customers and employees is provided via two driveways on Andalusia Avenue and two driveways on Valencia Avenue. All of the existing driveways are two-way. Andalusia Avenue (eastbound only) and Valencia Avenue (westbound only) are a set of one-way pairs. Publix & Miracle 84 Traffic Study
Page 5
An expansion to the site is proposed. The supermarket will be expanded to 58,500 square feet. A 300-unit apartment building with 5,000 square feet of specialty retail on the ground floor will be added to the east end of the property.
The project will have a parking garage on the site. When the access plan for the parking garage was being developed, it was very apparent that understanding the existing traffic patterns to the Publix site is important, especially given the one-way pair system of Andalusia Avenue and Valencia Avenue. Also, Publix wants to make the transition from surface parking to a parking garage as seamless as possible for their long-term customers, especially their senior customers.
Traffic counts were taken at the driveways during store hours (6:45 AM to 10:00 PM) on Wednesday, May 16, 2012 and Sunday, May 20, 2012 to determine the existing access patterns to the site. It is important in the development of the future parking garage access to understand the existing traffic patterns (i.e., do more drivers use the Andalusia Avenue or Valencia Avenue to access the site). If there is a significant difference in the inbound traffic flow for the Publix between Andalusia Avenue and Valencia Avenue, then that roadway will be given access to the most convenient parking.
A summary of the existing driveway traffic counts is provided in Exhibit 2.
Page 6 The traffic counts show that the vast majority of the inbound traffic uses Andalusia Avenue, especially on a weekend day. Therefore, priority inbound access to the most convenient parking spaces in the proposed parking garage should occur from Andalusia Avenue. Enough of the weekday, inbound traffic (44%) uses Valencia Avenue to justify the need to access the Publix parking garage from both Andalusia Avenue and Valencia Avenue.
The residential component of the project will have two, distinctive peak periods during a typical weekday: 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. These are the basic periods when residents leave their unit for work and return to their unit from work. The weekday, peak periods for Publix and the residential component were analyzed in order to minimize vehicular conflicts.
Generally, for an apartment use during the 7:00 AM to 9:00 AM weekday period, 80% of the traffic is outbound and 20% is inbound. Given the fairly low traffic volumes at Publix during this same period, vehicular conflicts between Publix customers and apartment users are not a concern.
Generally, for an apartment use during the 4:00 PM to 6:00 PM weekday period, 35% of the traffic is outbound and 65% is inbound. The inbound vehicular flow during this period is critical to the apartment user. Those drivers want to get to their parking space with minimal conflicts.
The traffic count data also shows that Publix has a major peak period between 4:00 PM and 6:00 PM on a typical weekday. Given that Andalusia Avenue has the majority of the inbound vehicular movements for Publix customers, a shared Publix/apartment access point is provided on Valencia Avenue. Further, with downtown Coral Gables and downtown Miami both to the east of this site, it is likely that most apartment users will have a return commute from work from the east making westbound-only Valencia Avenue a better choice for access to the residential parking.
The proposed parking garage will have two access points: one on Andalusia Avenue and one on Valencia Avenue. Both access points will be two-way. Parking for Publix customers will occur Publix & Miracle 84 Traffic Study
Page 7 on the first and second levels of parking garage (P1 & P2). The apartment residents will park on levels P3 and above.
The ramp from Andalusia Avenue will terminate at the P1 level. There will not be direct access from Andalusia Avenue to levels P2 and above. However, there will be an internal ramp that connects levels P1 and P2. Access from Valencia Avenue will be to levels P2 and above. There will not be direct access from Valencia Avenue to P1. However, there will be an internal ramp that connects levels P1 and P2.
Based on the existing traffic count data, the vast majority of Publix customers enters from Andalusia Avenue and exits on Valencia Avenue. With the proposed parking garage access plan, customers can still enter the site from Andalusia Avenue. If they park on P1, they can exit to Valencia Avenue by using the internal ramp up to P2 and then using the P2 ramp to exit to Valencia Avenue. The other option is to exit to Andalusia Avenue from P1, go east on Andalusia Avenue, turn south on Salzedo Street, and then turn west on Valencia Avenue.
A summary of the access plan from Andalusia Avenue and Valencia Avenue is below.
Andalusia Avenue access: Ingress for Publix customer to the most convenient parking from a two-way ramp that terminates at P1; no direct ingress to P2. Customer has direct egress to Andalusia Avenue from P1. Customer access to P2 occurs via an internal ramp connecting P1 & P2. Customer egress to Valencia Avenue from P2. Valencia Avenue access: Publix customer and apartment user share this access point. Ingress for customer to P2; no direct access to P1. Customer has direct egress to Valencia Avenue from P2. Publix & Miracle 84 Traffic Study
Page 8 Customer access to P1 occurs via an internal ramp connecting P1 & P2. Customer egress to Andalusia Avenue from P1. Gate control is proposed north of P2 access point to prevent customer from using parking on levels P3 and above (residents only). Apartment user can access parking levels P3 and above. Apartment user can exit to Valencia Avenue from this ramp. If apartment user needs to enter from or exit to Andalusia Avenue, they will be able to crossover using internal ramp connecting P1 and P2.
In summary, the proposed parking garage access plan provides ingress and egress from both Andalusia Avenue and Valencia Avenue allowing current Publix customers similar access patterns. The proposed access plan provides direct access to most convenient parking (P1) from Andalusia Avenue because the traffic counts revealed this roadway has significantly more inbound volume. Also, the proposed access plan uses Valencia Avenue as the shared access point for residential users and Publix customers because it provides the least amount of vehicular conflicts. Publix & Miracle 84 Traffic Study
Page 9 2.0 EXISTING CONDITIONS
Data collection for this study included roadway characteristics, intersection traffic counts, signal timing, and seasonal adjustment factors. The data collection effort is described in the following sections.
2.1 Roadway Characteristics LeJeune Road (SW 42 nd Avenue/SR 953) LeJ eune Road (SW 42 nd Avenue/SR 953) is a major arterial that provides north/south access from Cartagena Circle on the south, throughout the city of Coral Gables to the north. Within the study area, LeJ eune Road is a two-way, four-lane, un-divided roadway with left turn lanes for vehicles accessing major and minor streets. On-street parking is not permitted. The posted speed limit is 40 mph. The Florida Department of Transportation (FDOT) has jurisdiction over LeJ eune Road. Andalusia Avenue Andalusia Avenue is a minor street that runs east/west between LeJ eune Road and Douglas Road. It is a 3 lane roadway, and it runs one-way eastbound. On-street parking is provided on both sides throughout most of the roadway. The posted speed limit is 30 mph. The city of Coral Gables has jurisdiction over Andalusia Avenue. Valencia Avenue Valencia Avenue is a minor street that runs east/west between LeJ eune Road and Douglas Road. It is a 3 lane roadway, and it runs one-way westbound. On-street parking is provided on both sides throughout most of the roadway. The posted speed limit is 30 mph. The city of Coral Gables has jurisdiction over Valencia Avenue. Salzedo Street Salzedo Street is a local roadway that provides north/south access within the study area. It is a two-way, four-lane, undivided roadway. On-street parking is not permitted between Valencia Publix & Miracle 84 Traffic Study
Page 10 Avenue and Alhambra Circle. The posted speed limit is 30 mph. The city of Coral Gables has jurisdiction over Salzedo Street within the project limits.
2.2 Traffic Counts AM and PM peak period vehicle turning movement counts and 72-hour segment counts were collected for the study area. The latest weekly volume adjustment factors were obtained from FDOT. The weekly volume adjustment factor (for Miami-Dade County South) corresponding to the dates of the counts was used to adjust the raw traffic counts to average weekly conditions. Traffic counts are provided in Appendix C. Existing turning movement counts at the roadway segments and intersections analyzed are graphically portrayed in Exhibit 3.
2.3 Intersection Data Signal timing data was obtained from Miami-Dade County for the signalized intersection analyzed in this study. Time of Day (TOD) Schedule Reports are included in Appendix C. This information was included in the signal phasing and timing schedule for the intersection capacity analysis. A field survey was conducted to obtain the roadway segment and intersection lane configurations to be used in the analysis. Exhibit 4 shows the existing lane configuration for the analyzed intersections and roadway segments.
2.4 Walking / Other Modes of Transportation Pedestrian activity is an essential element within the Central Business District (CBD) of the city of Coral Gables. With increasing residential uses within the CBD, the existing transit service that includes Miami-Dade County Transit as well as the Coral Gables Trolley (which traverses the Ponce de Leon Boulevard corridor providing access to Metrorail), and a combination of surrounding land uses, pedestrian activity is expected between the project site and other nearby destinations. Existing pedestrian facilities in the vicinity of the project are adequate and consistent with the area. PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t 67 69 555 359 226 116 1137 1261 85 112 1023 1148 116 102 2 7 41 55 533 452 77 107 652 552 168 262 74 75 147 264 35 52 79 352 65 288 70 225 858 338 39 103 STOP 1131 1159 1054 1209 16 19 26 44 166 530 49 81 58 58 167 215 130 218 64 130 LEGEND AM BOLD PM ITALIC Exhibit 3 Existing Trafc Volumes Page 11 PUBLIX & MIRACLE 84 TRAFFIC STUDY Exhibit 4 PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t STOP Existing Lane Conguration Page 12 PUBLIX & MIRACLE 84 TRAFFIC STUDY Publix & Miracle 84 Traffic Study
Page 13 2.5 Roadway Capacity Analysis The FDOTs generalized service volume tables provide the maximum volume for a specific Level of Service (LOS). LOS is a qualitative assessment of a roads operating conditions and is represented by the letters A through F, where A is free flow (best condition) and F is the most congested condition.
The proposed project is located within the city of Coral Gables GRID, which is a Transportation Concurrency Exception Area established by the city to promote development within its boundaries. In essence, this ordinance establishes that roadways within the geographical area of the GRID are exempt from the citywide traffic LOS Standards. However, for purposes of this study, the level of service standards listed in the Mobility Element of the city of Coral Gables Comprehensive Plan were used to assess roadway operations in the area. Exhibit 5 shows roadway link analysis for the study area segments based on the FDOT generalized peak hour directional service volume tables. All roadways currently operate within the citys LOS standards
Exhibit 5 Existing Roadway LOS Analysis Weekday AM and PM Peak Period Conditions
PM Peak Volume Service Volume (vph) PM Peak (vph) (LOS E) 1 LOS AM 677 C PM 571 C AM 330 C PM 869 D Source: David Plummer & Associates EB WB 1,825 1,825 3L 1-way 3L 1-way Time Period Valencia Avenue LeJeune Road to Salzedo Street vph vehicles per hour 1 Based FDOTs Quality/LOS Handbook Generalized Tables; Class III Roadway (4,680) - 35% for Non-State Signalized Roadway Adjustment * 0.6 for one-way facility adjustement (4,680 * 0.65 * 0.6 =1,825 vph). Roadway Limits Direction Number of Lanes Andalusia Avenue LeJeune Road to Salzedo Street Publix & Miracle 84 Traffic Study
Page 14 2.6 Intersection Capacity Analysis The Highway Capacity Software (HCS), based on procedures of the 2000 Highway Capacity Manual, was used to perform intersection capacity analysis at the analyzed intersections. Exhibit 6 shows the resulting LOS for existing conditions for AM and PM peak conditions. The roadway intersections within the study area operate within the citys LOS standards. Analysis worksheets included in Appendix D.
Exhibit 6 Existing Intersection LOS Analysis Weekday AM and PM Peak Period Conditions
AM PM NB D D SB D C EB D D Overall D C NB D C SB D C WB D D Overall D C NB D C SB D C EB D D Overall D C NB C C SB C C WB C C Overall C C Source: David Plummer and Associates SalzedoStreet /Valencia Avenue Signal Signal Signal Signal TrafficControl Intersection LeJeuneRd /Andalusia Avenue LOS LeJeuneRd /Valencia Avenue SalzedoStreet /Andalusia Avenue Direction Publix & Miracle 84 Traffic Study
Page 15 3.0 PLANNED AND PROGRAMMED ROADWAY IMPROVEMENTS
The 2012 Miami-Dade County Transportation Improvement Program (TIP) and the 2035 Metro- Dade Transportation Long Range Plan were reviewed to identify any programmed or planned projects within the limits of the study area established. These documents show no officially programmed or planned capacity improvement projects within the study area.
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Page 16 4.0 FUTURE TRAFFIC CONDITIONS
4.1 Background Traffic and Committed Developments Average Daily Traffic (ADT) counts published by the Miami-Dade Public Works Department and the FDOT were reviewed to determine historic growth in the area. This analysis indicated that even though traffic has fluctuated in the past years, overall volumes have decreased in the area. Historic traffic counts and background growth calculations are provided in Appendix E. Consistent with standard procedures for traffic studies established by the Florida Department of Transportation, a 0.5% annual growth rate was used for this study.
In addition, a list of approved developments was obtained from city staff. These developments are approved and are either under construction or about to break ground. Two committed developments were considered for estimating future traffic volumes in this study: Merrick Manor and 4535 Ponce. Project information obtained from the traffic studies submitted to the city for these developments is included in Appendix E. Exhibit 7 provides a summary of the trip generation for each of these committed developments.
Exhibit 7 Committed Development Trip Generation*
Project Land Use AM Peak Net New Trips PM Peak Net New Trips In Out Total In Out Total Merrick Manor Mixed-Use 22 79 101 109 59 168 4535 Ponce Redevelopment 6 48 54 42 16 58 *Detailed trip generation was obtained from the Traffic Study submitted to the city by these developments (see Appendix E).
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Page 17 4.2 Future without Project Roadway Capacity Analysis Future without project conditions was obtained by adding background traffic and committed development trips to the existing counts. Exhibit 8 shows the future without project PM peak hour traffic at each roadway segment.
Exhibit 8 Future without Project Roadway LOS Analysis AM and PM Peak Period Conditions
4.3 Future without Project Intersection Capacity Analysis Future without project conditions was obtained by adding background traffic and committed development trips to the existing intersection traffic counts. Exhibit 9 shows the resulting LOS for afternoon peak conditions for future without project. Exhibit 10 shows the projected turning movements for future without project traffic. Capacity worksheets are included in Appendix D.
PM Peak Volume Service Volume (vph) PM Peak (vph) (LOS E) 1 LOS AM 662 C PM 560 C AM 343 C PM 871 D Source: David Plummer & Associates Andalusia Avenue LeJeune Road to Salzedo Street EB 3L 1-way 1 Based FDOTs Quality/LOS Handbook Generalized Tables; Class III Roadway (4,680) - 35% for Non-State Signalized Roadway Adjustment * 0.6 for one-way facility adjustement (4,680 * 0.65 * 0.6 =1,825 vph). vph vehicles per hour 1,825 Valencia Avenue LeJeune Road to Salzedo Street WB 3L 1-way 1,825 Roadway Limits Time Period Direction Number of Lanes Publix & Miracle 84 Traffic Study
Page 18
Exhibit 9 Future without Project Intersection LOS Analysis Weekday AM and PM Peak Period Conditions
AM PM NB D D SB D C EB D D Overall D C NB D C SB D C WB D D Overall D C NB D C SB D C EB D D Overall D C NB C C SB C C WB C C Overall C C Source: David Plummer and Associates SalzedoStreet /Valencia Avenue Signal LeJeuneRd /Andalusia Avenue Signal LeJeuneRd /Valencia Avenue Signal SalzedoStreet /Andalusia Avenue Signal Intersection TrafficControl Direction LOS PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t 68 70 563 364 229 118 1184 1304 86 114 1045 1212 118 104 2 7 42 56 541 459 78 109 662 560 171 266 75 76 149 268 36 53 80 357 66 292 71 228 343 871 40 105 1177 1200 1076 1274 16 19 26 45 169 538 50 82 59 59 170 218 132 221 65 132 LEGEND AM BOLD PM ITALIC STOP Exhibit 10 Future without Project Trafc Volumes Page 19 PUBLIX & MIRACLE 84 TRAFFIC STUDY Publix & Miracle 84 Traffic Study
Page 20 4.4 Project Trip Generation
Trip generation for the existing development and the proposed development program was estimated using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9 th
Edition. This manual provides gross trip generation rates and/or equations by land use type. These rates and equations estimate vehicle trip ends at a free-standing sites driveways.
The project site is located within the citys Central Business District (CBD). Pedestrian activity is common between the exiting site and surrounding properties (including residential, office, retail, restaurants, and services). The project site is also in an area served by bus routes from Miami- Dade Transit and the Coral Gables trolley, both of these accesses the Douglas Road Metrorail Station. A 10% adjustment was applied to the trip generation of the existing and proposed uses to account for other modes of transportation.
The Trip Generation Handbook includes data on pass-by trips. Pass-by trips are trips attracted from the passing traffic stream on an adjacent street into the site. Since the pass-by trips are not new trips but are trips already on the street system, the total trip generation for both the existing and the proposed uses was adjusted to estimate the new external traffic actually added to the street system.
ITE recognizes that data obtained to establish trip generation rates and/or equations is collected at single-use, free-standing sites, and that mixed-use developments provide a potential for interaction of trips within the site, which must be accounted for separately. The proposed redevelopment is a mixed-use project. Interaction between the proposed uses will result in some trips satisfied on-site (internal trips). Internalization between the proposed uses was established based on the guidelines in ITEs Trip Generation Handbook, 9 th Edition. The internalization worksheets are provided in Appendix F. The project trip generation summary is provided in Exhibit 11.
In Out Total In Out Total Supermarket (LU 850) 43,500 SF 4,304 92 56 148 215 206 421 Pass-by 36% -1,549 -26 -27 -53 -76 -76 -152 Transit / Pedestrian 10% -276 -7 -3 -10 -14 -13 -27 2,479 59 26 85 125 117 242 In Out Total In Out Total Supermarket (Land Use 850) 58,500 SF 5,308 123 76 199 267 257 524 Appartments (LU 220) 300 Units 1,942 30 121 151 119 64 183 Specialty Retail (LU 826) 5,000 SF 252 14 18 33 15 18 33 -778 -13 -13 -27 -37 -37 -73 Pass-by 36% -2,002 -42 -42 -84 -101 -100 -201 Transit / Pedestrian 10% -472 -11 -16 -27 -26 -20 -47 4,249 100 144 245 237 182 419 1,770 41 118 160 112 65 177 Source:Davi dPl ummerandAssoci ates Net New Trips PM Peak Hour
Vehicle Trips Weekday AM Peak Hour
Vehicle Trips Weekday PM Peak Hour
Vehicle Trips TOTAL Two-Way Daily Vehicle Trips Two-Way Daily Vehicle Trips ITE Land Use Designation Size/Units ITE Land Use Designation Internalization Weekday Weekday AM Peak Hour
Vehicle Trips Trip Generation Based on ITE Trip Generation Rates and/or Equations TOTAL Size/Units Trip Generation Based on ITE Trip Generation Rates and/or Equations ProposedUses ExistingUses Publix & Miracle 84 Traffic Study
Page 22 4.5 Project Trip Assignment Project traffic was distributed and assigned to the study area using the Cardinal Distribution for the Traffic Analysis Zone (TAZ) 1037 shown in Exhibit 12. The Cardinal Distribution gives a generalized distribution of trips from a TAZ to other parts of Miami-Dade County. For estimating trip distribution for the project traffic, consideration was given to conditions such as the roadway network accessed by the project traffic, roadways available to travel in the desired direction, and attractiveness of traveling on a specific roadway.
Exhibit 12 Cardinal Distribution (TAZ 1037)
Source: Miami-Dade 2035 Long Range Plan Directional Trip Distribution Report
In addition, driveway counts were taken to assess the existing driveway usage. Counts are provided in Appendix G. A summary of the existing driveway traffic counts is provided in Exhibit 13. Since access will remain via both Andalusia Avenue and Valencia Avenue, the existing driveway utilization was used for future traffic associated with the site.
2005 2035 2014 NNE 12.00% 11.60% 11.88% ENE 19.48% 15.25% 18.21% ESE 5.78% 6.76% 6.07% SSE 12.44% 9.24% 11.48% SSW 10.65% 18.55% 13.02% WSW 12.67% 11.01% 12.17% WNW 11.41% 12.80% 11.83% NNW 15.57% 14.79% 15.34% Total 100.00% 100.00% 100.00% Distribution Direction Publix & Miracle 84 Traffic Study
Page 23 Exhibit 13 Existing Driveway Utilization Access Roadway Wednesday 5/16/12 AM Peak Period PM Peak Period Inbound Outbound Inbound Outbound Andalusia Ave 67% 56% 56% 44% Valencia Ave 33% 44% 44% 56% Source: David Plummer and Associates
The resulting project trip distribution is graphically portrayed in Exhibits 14A and 14B for the AM and the PM Peak period, respectively. The net new external project trip assignment is shown in Exhibit 15.
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S t r e e t 15% 40% 10% 56% 30% 31% 10% 15% 55% 55% 10% 15% 15% 20% 10% 10% 5% 55% 40% 45% 10% 10% 5% 11% 20% 20% 20% 15% LEGEND IN BLUE OUT ORANGE 44% P r o j e c t
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D r i v e w a y Exhibit 14A Project Trip Distribution (AM) Page 24 PUBLIX & MIRACLE 84 TRAFFIC STUDY PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t 15% 40% 20% 45% 30% 20% 10% 15% 65% 65% 10% 15% 15% 15% 15% 15% 5% 40% 35% 20% 10% 5% 5% 5% 60% 10% 10% 15% 15% LEGEND IN BLUE OUT ORANGE 55% P r o j e c t
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D r i v e w a y STOP Exhibit 14B Project Trip Distribution (PM) Page 25 PUBLIX & MIRACLE 84 TRAFFIC STUDY PROJECT LOCATION PUBLIX STORE #84 S
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S t r e e t 6 17 47 27 4 22 66 31 13 34 37 14 12 7 18 10 23 73 23 73 18 10 6 17 43 43 12 10 6 3 47 27 18 39 4 22 4 11 13 3 8 11 24 10 19 20 52 37 40 65 P r o j e c t
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D r i v e w a y STOP LEGEND AM BOLD PM ITALIC Exhibit 15 Project Trip Assignment Page 26 PUBLIX & MIRACLE 84 TRAFFIC STUDY Publix & Miracle 84 Traffic Study
Page 27 4.6 Future with Project Roadway Capacity Analysis Future without project traffic (from the previous section) and traffic projections for the project were combined to obtain the total traffic on the analyzed roadway segments. Exhibit 16 shows roadway capacity for the future with project during the PM peak hour for each roadway segment. All the segments under study meet the citys LOS standards.
Exhibit 16 Future with Project Roadway LOS Analysis AM and PM Peak Period Conditions
4.7 Future with Project Intersection Capacity Analysis Existing traffic volumes, traffic projections for the project, committed developments and background growth were combined to obtain future traffic with project at the analyzed intersections. Analysis of the proposed driveways was also performed at Andalusia Avenue and Valencia Avenue. Intersection analysis results show that all the intersection and driveways will operate at acceptable levels of service. Exhibit 17 shows the resulting LOS for the weekday PM Peak Volume Service Volume (vph) PM Peak (vph) (LOS E) 1 LOS AM 728 C PM 652 C AM 400 C PM 914 D Source: David Plummer & Associates 1 Based FDOTs Quality/LOS Handbook Generalized Tables; Class III Roadway (4,680) - 35% for Non-State Signalized Roadway Adjustment * 0.6 for one-way facility adjustement (4,680 * 0.65 * 0.6 =1,825 vph). vph vehicles per hour Valencia Avenue LeJeune Road to Salzedo Street WB 3L 1-way 1,825 Andalusia Avenue LeJeune Road to Salzedo Street EB 3L 1-way 1,825 Roadway Limits Time Period Direction Number of Lanes Publix & Miracle 84 Traffic Study
Page 28 morning and afternoon peak for future conditions with project. Exhibit 18 shows the projected turning movements volumes. Capacity analysis worksheets are included in Appendix D.
Exhibit 17 Future with Project Intersection LOS Analysis Weekday AM and PM Period Conditions
AM PM NB D D SB D C EB D D Overall D C NB D C SB D C WB D D Overall D C NB D C SB D C EB D D Overall D C NB C C SB C C WB C C Overall C C Source: David Plummer and Associates Intersection TrafficControl Direction LOS LeJeuneRd /Andalusia Avenue Signal LeJeuneRd /Valencia Avenue Signal SalzedoStreet /Andalusia Avenue Signal SalzedoStreet /Valencia Avenue Signal PROJECT LOCATION PUBLIX STORE #84 P r o j e c t
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An inventory of pedestrian facilities in the area was undertaken as part of this study. A description of the existing facilities is described below. Sidewalks are existing on both side of all roadways abutting the project (LeJeune Road, Salzedo Street, Andalusia Avenue and Valencia Avenue). The width and condition of all sidewalks are appropriate for the area. Textured (colored) crosswalks and pedestrian signals are provided at all legs of the intersection of LeJeune Road with Andalusia Avenue. Textured (colored) crosswalks are available on the north, east and west legs of the intersection of LeJeune Road with Valencia Avenue. At this location, a pedestrian signal is available only for the north leg of the intersection. Striped crosswalks and pedestrian signals are available at all legs of the intersections of Salzedo Street with Andalusia Avenue and Salzedo Street with Valencia Avenue.
A significant number of pedestrians were observed in the area roadways and intersections. In general, intersections closer to Miracle Mile, downtown Coral Gables main street, were preferred by area pedestrians. Pedestrian counts taken at the study intersections are summarized in Exhibit 19.
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Page 31 Exhibit 19 Pedestrian Volumes Weekday AM and PM Peak Hour Conditions
Intersection Time Period Peak Period Pedestrian Counts NB SB EB WB Total LeJ eune Road/ Andalusia Avenue AM 13 1 4 7 25 PM 14 3 2 13 32 LeJ eune Road/ Valencia Avenue AM 2 9 3 8 22 PM 2 12 3 5 22 Salzedo Street/ Andalusia Avenue AM 16 9 7 8 40 PM 24 11 23 19 77 Salzedo Street/ Valencia Avenue AM 9 11 9 6 35 PM 9 19 19 6 53
The signal phasing and timing plans were assessed for suitability of pedestrian crossings. This assessment was done consistent with the recommendations published in the Manual on Uniform Traffic Control Devices for Streets and Highways (MUTCD), by the U.S. Department of Transportation. Appendix H contains the analysis performed for the signalized intersections under study. The assessment sheet shows the following information: 1. Signal phasing and timing plan 2. Total roadway width as measured in the field 3. Normal walking speed obtained from the MUTCD 4. The total time required to cross the street based on 2 and 3 above 5. The minimum time required for the flashing Dont Walk indication calculated based on the MUTCD recommendations. Publix & Miracle 84 Traffic Study
Page 32 6. The minimum required Walk Indication, which is the difference between the total time required to cross the street and theDont Walk indication or 4 to 7 seconds as required by the MUTCD, which ever is longer. 7. The Yellow and All Red which is provided for the appropriate signal phase.
At all four intersections, analysis showed that there is sufficient pedestrian crossing time during both existing and proposed signal timings (See Appendix C). Therefore, pedestrians will be adequately served by the existing and proposed signal phasing and timing plan at signalized intersections.
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Page 33 6.0 CONCLUSIONS
An assessment of the traffic impacts associated with the proposed project was performed in accordance with the requirements of the city of Coral Gables. The analysis shows that the analyzed roadway segments and intersections currently operate, and will continue to operate, within the citys LOS standards for existing and future conditions with the project.
The suitability to accommodate pedestrians at the study intersections was also tested. The signal timings at the analyzed intersection were found to be adequate for pedestrian movements. Pedestrian mobility, within and around the site, is encouraged by providing pedestrian amenities, and minimizing conflicts with vehicular traffic.
(305)447-0900 dpa@dplummer.com www.dplummer.com Copyright 2012 David Plummer & Associates - All Rights Reserved David Plummer & Associates 1750 Ponce de Leon Boulevard Coral Gables, Fl 33134 /dplummernews @dplummernews