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<br />September 12, 2017 <br />Page 2 <br /> <br />The following trip generation factors are noted regarding the proposed development: <br /> There are six pumps (twelve pumping positions) proposed at the Casey’s site, <br />and no car wash. <br /> This translates into a daily trip generation of approximately 1,954 trips per day <br />(977 inbound and 977 outbound trips per day), based on the rates found in the <br />ITE Trip Generation Manual, Ninth Edition for ITE Code 945. <br /> This translates into an a.m. peak hour trip generation of approximately 122 <br />trips per hour (61 trips inbound and 61 trips outbound), based on the rates <br />found in the ITE Trip Generation Manual, Ninth Edition for ITE Code 945. <br /> This translates into a p.m. peak hour trip generation of approximately 162 trips <br />per hour (81 trips inbound and 81 trips outbound), based on the rates found in <br />the ITE Trip Generation Manual, Ninth Edition for ITE Code 945. <br /> <br />The City has an existing plan in place for this area, as noted below: <br /> This site is guided for Service/Commercial Land Use under the City’s Focused <br />Area STudy (FAST) Plan1. <br /> The FAST Study also discusses the future development and infrastructure plans <br />for the area southeast of the TH169/TH10 Interchange. The study discusses the <br />future plans and land use guidance for the intersection of 171st Avenue & <br />TH10/169 and surrounding area. These plans all agree that the <br />Service/Commercial Land Use should act as a buffer between the Existing <br />Residential area of Mississippi Ridge townhome neighborhood and the <br />highway. <br /> Concept Evaluation of the area in the FAST Study show the intersection of TH <br />10/169 & 171st Avenue either remaining a signalized intersection or becoming <br />the location of a future interchange. A second signalized intersection with <br />TH10/169 may be constructed further to the south of this area. If an <br />interchange were to be built, the study recommends consideration of lowering <br />the alignment of TH 10/169 so as to preserve the adjacent land uses. <br /> <br />From a traffic engineering perspective, here are factors to consider: <br /> The site plan indicates no access directly onto TH 10/169. <br /> The site plan shows a right-turn inbound only access from westbound 171st <br />Avenue. <br /> The site plan shows the only full access driveway proposed along Yale Street <br />north of 171st Avenue. <br /> No median break is proposed along 171st Avenue, so as to preserve the full <br />length of the eastbound left turn lane approaching TH10/169. <br /> <br /> <br />1 171st Avenue Focused Area STudy, prepared by Hoisington Koegler Group, Inc., for the City of Elk <br />River, MN, June 2, 2010.