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Item 6A TIAWay-Horn
and AssoClateS, Inc.
TECHNICAL MEMORANDUM
To: Mr. Marco Martinez, P.E., LEED AP
~r
Vision Southwest Development
3
~
From: Jeff Whitacre, P.E.
td
i;.......
R JEFFREY A. 1'~r;-;ITAC"'
Christian Sax, E.I.
Kimley-Horn and Associates, Inc.
-0
Date: October 30, 2009
1
Subject: Invitation Park Traffic Impact Analysis Update
Southlake, Texas
Introduction
The purpose of this study is to evaluate the traffic impacts of the proposed
Invitation Park office condominium development located along Southlake Blvd.
(FM 1709) just west of Carroll Avenue in the City of Southlake, Texas. This is
an updated version of the TIA submitted. previously on September 2007. The
update was performed to verify the change in land use did .not cause a change in
overall TIA recommendations. The study.included.three (3) primary tasks: (1)
to evaluate the impacts of the site-generated traffic from the Invitation Park
development; (2) to evaluate the need for auxiliary lanes along FM 1709; and
(3) to analyze the intersection and stopping sight distance requirements .along
FM 1709 at the proposed site entrance. Level of service analysis was completed
using the Synchro 6rM software for the build out year (2010) and horizon year
(2015).
Existing Conditions
Currently, the site is vacant and does not generate traffic. Therefore, the impact
of any existing development was not considered in this analysis. A vicinity map
is shown as Exhibit 1.
FM 1709 adjacent to the proposed site is a six-lane facility with a two-way left-
turn lane. The posted speed limit along this section of FM 1709 is 45 mph. The
future plan for FM 1709 is to construct a raised median with pre-defined
medians openings and traffic signals. According to the most recent version of
the plan, a median opening and traffic signal is planned at Drive B.. Drive B is a
proposed access location for the property to the east of Invitation Park. Drive A
will serve as the access location for Invitation Park until Drive B is constructed
(by the City of Southlake or the developer to the east). In addition, there is an
access easement between Drive A and future Drive B that provides a gravel
roadway to serve a single-family residence south of the proposed development.
It is planned for this low volume driveway onto FM 1709 to remain until Drive
B is constructed.
Invitation Park Traffic Impact Analysis Update Octaber 2009
Southlake, Texas Page 1
r
m ,T.
NOV 0' ~M09
® andAAssoctbn, Inc.
The existing lane use configurations, traffic control devices, and existing
driveways can be seen in the previously referenced Exhibit 1.
Proposed Development
The proposed Invitation Park will total approximately 40,140 square feet of
office space, and 20,000 square foot nursing college, and an assisted living
center that will contain ninety (90) beds. The site plan includes one (1)
connection onto FM 1709 (via Drive A), and provides for three (3) future cross
access locations to the properties to the east and west of the site. It should be
noted that Invitation Park will only utilize Drive A. Drive B will be used only
after it is constructed, at which time Drive A and the access casement will be
closed. Drive B is proposed to be located just to the east of the existing access
easement.
_ThP,r nr o Lsj P plop, t.lnv I5 :fk A s~K .SCtr'rx fi .:n Y 4
Access Connection Spacing Criteria
TxDOT's Access Management Manual sets forth criteria for connection spacing.
Per Table 2.2 (Other State Highways Minimum Connection Spacing), the
minimum connection spacing on a roadway with a speed greater than or equal to
45 mph road is 360 feet. The City of Southlake Driveway Ordinance states that
that the "minimum centerline spacing for full-access driveways on FM 1709 is
500 feet; however the minimum spacing may be reduced to 250 feet for right-
in/right-out driveways." Based on the current site plan, Drive A is located
approximately 490 feet to the west of the nearest existing drive. An additional
drive is located approximately 340 feet from themcst of Drive A. Note several
driveways exist on the north side of FM 1709 within the recommended spacing.
Based on the manner which development has occurred along FM 1709, it is
impossible to achieve the minimum spacing criteria and obtain reasonable
interim access to this site. We believe the future Drive B will meet TxDOT's
spacing criteria when Drive A and the access easement are closed. The
driveway located 520' west of Carroll on the south side of FM 1709 will also
likely be removed with the development of the property served by Drive B.
Drive A would only give temporary access until Drive B is constructed.
Therefore, it is reasonable to grant a variance from the connection spacing
requirement in this case since Drive B is the location of a future median opening
and will likely meet both the City's and TxDOT's spacing criteria.
Invitation Park Traffic Impact Analysis Update October 2009
Southlake, Texas Page 2
® anddAAssoci-&s, Inc.
Trip Generation
The Invitation Park development is projected to be built out by 2010.
Therefore, for purposes of analysis, the build out year is 2010. To estimate the
trips generated by the proposed development, trip generation rates from the 8th
edition of the ITE Trip Generation Manual were used. Table 1 shows the site-
generated trips using these rates.
Table 2 summarizes the total number of trips that .are expected to be generated
at build out of the proposed development during the AM and PM peak periods
and on a daily basis. The number of trips generated represents the number of
vehicles entering and exiting the proposed development to and from the adjacent
street system.. Note that the total traffic generated by the site is slightly less than
what was projected in the 2007 study.
Table 1. Estimated Trip Generation R
ates
AM Peak Hour
PM Peak .flour
Daily
Land Use
In:Out
In:Out
In:Out
Description
Rate
Split
Rate
..'Split
Rate
Split
Assisted
Living
0.14 (X)
65:35
0.22 (X)
44:56
2.66 (X)
50:5.0
.
Junior/
Community
2.99 (Y)
74:26
2.54 (Y)
58:42
27.49 (Y)
50:50
College
General
Office
1.55 (Y)
88:12
1.49 (Y)
17:83
11.01 (Y)
50:50
Number of Trips Generated = Trip Rate (Development Unit);
X = # of Beds
ILY = 1000 sq. ft.
Table 2. Estimated Trip Generation, Build Out of Development
L
d U
Intensity 1
ITE
Daily
AM Peak
PM Peak
an
se
Units
Code
Total
In
but
Total
In
Out
Total
Assisted
90 Beds
254
239
8
5
13
9
11
20
Living
Junior/
Community
20,000 sq. ft.
540
550
44
16
60
30
21
51
College
General
40,140 sq, ft.
710
442
56
8
64
10
50
60
Office
TOTAL
1,231
1Q8
29
137
49
82
131
Invitation Park Traffic Impact Analysis Update October 2009
Southlake, Texas Page 3
® IQmley-Fbtn
and AssocMas, Inc.
Traffic Volumes
24-hour recording machine counts along FM 1709 were collected west of White
Chapel Boulevard on Thursday, October 12, 2006. Turning movement counts
were also collected at the drive located northwest of Access Drive A (serving
the existing medical offices). The existing traffic volumes are presented in
Exhibit 3A. Raw traffic counts are included in the Appendix.
Historic traffic volumes were obtained from the Southlake Traffic Count Report
and TxDOT count maps. The historical counts in the vicinity of the site can be
seen in Table 3. Based on the historic volumes, the traffic growth in the area
appears to have leveled off or recently even reduced. However, based on
previous guidance from TxDOT to include some background growth, a 3%
growth rate was applied to the.existing traffic volumes to generate the
background traffic in the build-out year (2010). The background traffic volumes
are presented in Exhibit 3B.
Table 3. Historic Traffic Counts
Year
City of
Southlake
TxDOT
2002
n/a
41,000
2003
n/a
40,000
2004
40,982
45,000
2005
45,056
43,570
2006
44,431
n/a
2007
-
48,000
2008
-
43,000
Based on examination of the existing traffic volumes, trip distributions at the
existing medical office drive, and existing roadway network, reasonable
assumptions for the trip distributions were made. Approximately 60% of the
traffic will likely leave the site and travel east towards SH 114. The remaining
traffic will travel west towards Davis Boulevard and the City of Keller. For
analysis purposes, it was assumed all traffic will enter and exit the site via Drive
A. It was assumed that by the horizon year (2015), the cross access drive will
exist, and Drive B will be used. The assumptions for trip distribution are
presented in Exhibit 3C, The projected site traffic volumes are presented in
Exhibit 3D.
The build out total traffic volumes presented in Exhibit 3E were estimated by
combining the anticipated site generated traffic volumes (see Exhibit 3D) with
the projected background traffic volumes (see Exhibit 3B).
The horizon traffic volumes presented in Exhibit 3F were estimated by growing
the projected background volumes (see Exhibit 3B) for five years (2015) with
the same 3% growth rate.
Invitation Park Traffic Impact Analysis Update October 2DO9
Southlake, Texas Page 4
i and Associates, Inc.
Capacity Analysis
Intersection level of service analysis was then performed to evaluate the
proposed development's impacts on the roadway system for the build out year
(2010). Using the Synchro 6TM software, both AM and PM peak hour
intersection level of service analyses were completed. The results can be seen in
Table 3. Synchro 6Tiu output sheets are attached in the Appendix.
Based on the results, the study area intersection is projected to operate at an
unacceptable level of service at build out. For the unsignalized analysis, the
level of service (LOS) for a two-way stop controlled intersection is defined for
each movement. Unlike signalized intersections which define LOS for each
approach and for the intersection as a whole, LOS for two-way stop-controlled
intersections is not defined as a whole. Motorists who approach a major arterial
(FM 1709) from a minor drive (Drive AIB) are expecting to experience some
delay. Synchro 6T" uses the HCM. procedure to calculate a LOS for each
approach, but it often overestimates the delay incurred by the movements of the
minor street when intersecting with a multi-lane major road. Through extensive
observations of actual driver behavior, Zhou et all developed a new procedure
for calculating delay for a multi-lane (Drive B) minor street at a two-way stop-
controlled intersection when the major road has more than 4.1anes and the signal
spacing is less than 2 miles (allowing for platooning to be considered in the
delay calculation). For comparison to the Synchro 6TM HCM output, this
procedure was used in the horizon year to compute the LOS for the minor street
approaches and is denoted in in the Table 3 for unsignalized intersection
analysis. The Zhou LOS procedure output sheets are located in the Appendix.
Table 3 - Unsignalized Intersection Analysis
I
i
Controlled
AM Peak Hour
PM Peak Hour
ntersect
on
Movement
Delay A
LOS
Delay A
LOS
Build Out Year Total Traffic Scenario (2010)
NB Approach
F
D
21.6
C
FM 1709 & Drive A
23
D , ,
25.41
(D)
WBLT
119
B
Horizon Year Traffic Scenario 2015
10.8
B
9.8
A
NBRT
38.00
E
19.80
C
FM 1709 & Drive B
0
`T
NBLT
~
1
3
I
~
6 ;X1
WBLT
Q
F
18.9
C
"Delay is reported as HCM delay (Zhou delay) in sec / veh
1 Zhou, H., L. Hagen, J. Lu, and Z. Tian, Empirical Delay Models for Multi-Lane Two-
Way Stop-Controlled Intersections, ITE Journal, September 2006.
Invitation Park Traffic Impact Analysis Update October 2009
Southlakc, 'texas Page 5
® ICS *y-Horn
and Associates, Inc.
In summary, while the HCM results indicate a poor level of service in the
interim unsignalized condition at Drive A, the Zhou procedure indicates an
acceptable level of service. It is anticipated the Zhou results will reflect actual
field observations.
When Drive B is constructed the level of service is projected to be poor if it
remains unsignalized. However, with the installation of the future traffic signal
Drive B is projected to operate at an acceptable level of service for the site
traffic as well as the adjacent development traffic.
Auxiliary Lanes
TxDOT's Access Management Manual sets forth criteria for auxiliary lanes. Per
Table 2.3 (Auxiliary Lane Thresholds), a right-turn deceleration lane is required
on roads with a posted speed less than or equal to 45 mph if the projected right
turn volume into a driveway is projected to be greater than 60 vehicles per hour.
With projected EB right-turn volumes of 50 and 9 during the AM and PM peak
hours, the proposed development does not warrant the installation of a right-turn
deceleration lane per TxDOT criteria. The City of Southlake's. Driveway
Ordinance states that if a street facility exceeds 40 mph, a deceleration lane may
be required if the projected right-turn volume exceeds 40 vehicles per hour.
Using the City's criteria, a right-turn deceleration lane is warranted.
Similar to the discussion regarding driveway spacing, the need for a right-turn
deceleration lane should be based on the ultimate configuration of FM 1709.
With a commitment from the applicant that Drive A and the. access easement
will be closed upon construction of Drive B and the cross access connection, the
requirement for a right-turn deceleration lane should be waived. The developer
should only be required to dedicate the necessary ROW for the future
construction of a right-turn deceleration lane at Drive B.
Intersection Sight and Stopping Sight Distance
Based on field observations at the proposed site, no potential sight distance
problems were observed. Adequate intersection and stopping sight distance is
available at the existing drives. Pictures taken from the approximate location of
the existing drives are included in the Appendix.
Conclusions and Recommendations
Based on our review of the proposed development, we offer the following
conclusions and recommendations:
• The results from the previous 2007 TIA were confirmed and the study is
still valid.
0 The developer has planned for a connection with the adjacent roadway on
the east side of the property. In the future, Drive A and the access easement
Invitation Park Traffic Impact Analysis Update October 2009
5outhlake, Tcxas page 6
® Nrnley-Mom
® and ksocialies, Inc.
will be closed and Drive B will be the primary access point for Invitation
Park. According to the most recent FM 1709 median plan, Drive B is the
location of a future traffic signal and median opening.
• The future intersection of FM 1709 and Drive B is projected to operate at an
unacceptable level of service. A traffic signal is ultimately planned for this
intersection. With a traffic signal in place, the intersection is projected to
operate at an acceptable level of service.
At the proposed interim Drive A and ultimate Drive B, the intersection and
stopping sight distances will be adequate for vehicles entering and exiting
the site.
Based on the manner which development has occurred along FM 1709, it is
impossible to achieve the minimum spacing criteria and obtain reasonable
interim access to this site. We believe Drive B will meet TxDOT's spacing
criteria when Drive A and the access easement are closed. The driveway
located 520' west of Carroll on the south side of FM 1709 will also likely be
removed with the development of the property served by Drive B. Drive A
would only give temporary access until Drive B is constructed. Therefore,
it is reasonable to grant a variance from the connection spacing requirement
in this case since Drive B is the location of a future median opening and will
likely meet both the City's and TxDOT's spacing criteria.
• With the future plans for a median along FM 1709 and the closure of Drive
A and the access easement, we recommend the developer dedicate the
necessary ROW for the future construction of a right-turn deceleration lane
at Drive B after Phase I approval and the permitting of Drive B.
Invitation Park Traffic Impact Analysis Update October 2009
South lake,Tex as Page 7
Kitrgey--Fom
and AssocWms, Inc.
Appendix Sections
Exhibits
Photolog
3 Raw Traffic Count Sheets
4 Build Out (2010) Total Traffic Analysis
5 Horizon Year (2015) Traffic Analysis
Invitation Park Traffic lmpaet Analysis October 2009
Soutblake, Texas
® 1(irday-Hom
and Assac&s, Inc.
1. Exhibits
Invitation Park Traffic Impact Analysis October 2009
Southlake, Texas
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a
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A) Counted AM and PM Peak Hour Volumes
01
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W
603
411%
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~o i Blvd.
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AM and PM Peak Hour Volumes
D
43(20) I Southlake
Ma m Blvd.
E'I
U.,.
a N' Im
lob
to Q I~
E) Build-Out (2010) Year Total F) Horizon (2015) Year Total
AM and PM Peak Hour Volumes AM and PM Peak Hour Volumes
LEGEND
FUTURE ROAD Exhibit 3
X XXX 24-HOUR VOLUME
XX(XX) AM(PM) PEAK HOUR VOLUMES Traffic Volume and Distribution Exhibits
XX°/a(XX%) INBOUND(OUTBOUND)
❑M❑ a"WAs11w1"dftInc.
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Invitation m
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and Assod&s, Inc.
20 Photolog
Invitation Park Traffic Impact Analysis October 2009
Southlake, Texas
xim~yy-Hom
® and Associates, Inc.
3. Raw Traffic Count Sheets
Invitation Park Traffic Impact Analysis October 2009
Southlake, Texas
9
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4. Build Out Year (2010) Total Traffic Analysis
Invitation Park Traffic Impact Analysis October 2009
Soulhlake, Texas
HCM Unsignalized Intersection Capacity Analysis Invitation Park TIA
Southlake Blvd. & Drive A Build Out (2010) AM
Lane Configurations
ttT*
'
Sign `Control
Free
Free
Stop
Grade
0%
0%
0%
Volume (veh./h)
2483
:43 65
1230
12
17.
Peak Hour Factor
0.92
0.92 0.92
0.92
0.92
0.92
Hourly flow .rate (vph)
2699
47 71
1337
13
18
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type
TWLTL
Median storage veh)
2
Upstream signal (ft)
7118
987
pX, platoon unblocked
0.59
0.66
0.59
vC, conflicting volume
.'.2746
3309
923
vC1, stage 1 conf vol
2722
vC2st6 e 2 conf vol
587
vCu, unblocked vol
2565
2505
0
tC, single (s)
4.1
6.8
6.9
tC, 2 stage (s)
5.8
tF (sj
2.2
_ .3.5
; 3.3
p0 queue free %
29
50
97
cM capacity. (veh/h)
99
26
634
Volume Total
1080
:1080
587
71
446
446.
.446.
.:.:..32
Volume Left
0
0
0
71
0
0
0
13
Volume Right
0
0
47
0
0
0
0
18
cSH
1700
1700
1700
99
1700
1700
1700
59
Vdume to Capacity
P.0.64
0.64.
0.35
0.71..
026
0.26
0.26
0.53..:`
Queue Length 95th (ft)
0
0
0
92
0
0
0
53
Control Delay (s)
0.0
0.0
0.0
103.0
0.0
0.0.
0.0
120.5...
Lane LOS
F
F
Approach Delay (s)
0.0
5.2
120.5
Approach LOS
F
Average Delay
2.6
Intersection Ca pacity Utilization
64.0%
ICU Level, of Service
C.
Analysis Period (min)
15
Timing Plan: Default Synchro 6 Report
Kimley Horn and Associates, Inc. Page 1
Grade
0%
0%
0%
Volume (vehih)
1428
;20
29.
:2724
33
49
Peak Hour Factor
0.92
0.92
0.92
0.92
0.92
0.92
Hourly flow rate {vph)
1552
22
32
2961
36
53
Pedestrians
Lane W1dth (ff)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type
TW LTL
Median storage veh)
2
Upstream signal (f#)
1118
987
pX, platoon unblocked
0.87
0.91
0.87
vC, conflicting volume.
1574
2613
528
vC1, stage 1 conf vol
1563
VC2, stage .2 conf voI
1050
vCu, unblocked vol
1355
1921
148
tC, single (5)
4.1
6.8
6.9
tC, 2 stage (s)
5.8
tF (s)
2.2
3.5
3.3
p0.qu.eue free %
93
78
93
cM capacity (vehih)
437
162
756
Volume Total
;621
621
332
32
987
987
987
89
Volume Left
0
0
0
32
0
0
0
36
Volume Right
0
0
22
0
0
p
0
53
cSH
1700
1700
1700
437
1700
1700
1700
305
Volume to Capacity
0:37
0.37
0.20
0.07
0.58
0.58
0 58
0.29
Queue Length 95th (ft)
0
0
0
6
0
0
0
30
Gon#rol Delay (s)
0.0
0.0
0.0
13.9
0.0
0.0
0.0
21.6
Lane L.OS
B
C
Approach Delay.(s)
.0.0.
0,1
21.6
Approach LOS
C
Average Delay 0.5
Intersection Capacity Utilization .64.1% ICU Level of Service C
Analysis Period (min) 15
Timing Plan: Default Synchro 6 Report
Kimley Horn and Associates, Inc. Page 1
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and Associates, Inc.
5. Horizon Year (2015) Traffic Analysis
Imitation Park Traffic Impact Analysis October 2009
Southlake, Texas
HCM Unsignalized Intersection Capacity Analysis Invitation Park TIA
Southlake Blvd. & Drive A Horizon (2015) AM
Lane Configurations
ttt*
ttt
I
r
Sign ;Control
Free
Free
Stop
Grade
0%
0%
0%
Voturne (veh1h)
3145
43 65
1559
12
17
Peak Hour Factor
0.92
0.92 0.92
0.92
0.92
0.92
Hourly flow rate (vph)
3418
47 71 1.695
13
18
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type
TWLTL
Median storage veh)
2
Upstream signal (ft)
1118
987
pX, platoon unblocked
0.58
0.69
0.58
vC, conflicting volume
3465
4148
1163
vC1, stage 1 corif vol
3442
vC2, stage 2 conf vol
706
vCu, unblocked vol
3795
3339
0
tC, single (s.).
4.1
6.8
6.9
tC, 2 stage (s)
5.8
tF (sj
`2.2
3.5
3.3
p0 queue free %
0
0
97
cM capacity (vehlh)
31
0
634
Volume] otal
1367
7 367
73t)
71
565
565
565
13
1 t3
Volume Left
0
0
0
71
0
0
0
13
0
Volume Right
0
0
47
fl
fl
fl
0
fl
18
cSH
1700
1700
1700
31
1700
1700
1700
0
634
Volume to Capacity
0.80
0.80
0.43
2.26
:0.33
0.33...
033.
Err
..0.03
Queue Length 95th (ft)
0
0
0
204
0
0
0
Err
2
Control Delay (s)
0.0
0.0
0.0
848.7
0.0
0.0
OA
Err
10.8
Lane LOS
F
F
B
Approach Delay (s)'
0.0
.:..34.0
Err.
Approach LOS
F
;
Average Delay
Err
mon
ism
MENEM
Intersection Capacity Utilization
71:7%
1CUl Level of Service
C
Analysis Period (min)
15
Timing Plan: Default Synchro 6 Report
Kimley Horn and Associates, Inc. Page 1
HCM Unsignalized Intersection Capacity Analysis Invitation Park TIA
Southlake Blvd. & Drive A Horizon (2015) PM
Lane Configurations
tt'*
ttt
I
r
Sign!Control;
Free.
Free
Stop
Grade
4%
0%
Volume {veklh)
7809
20 ..:.29:
.:3.451:.
33
49
Peak Hour Factor
0.92
0.92 0.92
0.92
0.92
0.92
Hourly flow rate (v ph)
1966
22 32
3751
36
;:..53-
Pedestrians
Lane Nidth (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type
TWLTL
Median storage veh)
2
Upstream signal {ft)'
1118
987
pX, platoon unblocked
0.74
0.86
0.74
VC, conflicting volume .
1988
3291
.!666
vC1, stage 1 conf vol
1977
vC2, :stage 2 conf vol
1313
vCu,`unblocked vol
1631
1969
0
tC.. s ngie (s
4.1
..6.8.
6.9 .
tC, 2 stage (s)
5.8
tF (s):
2.2
3.5
3.3
p0 queue free %
89
65
93
cM capacity weft),
291
103
802
Volume Total
787
787
416..
.:.32
1250::
:.1250
`1250
36
53
Volume.i_eft
0
0
0
32
0
0
0
36
0
Volume Right
0
0
22
0
0
0
0
0
53
cSH
1700
1700
1700
291
1700
1700
1700
103
802
Volume to ;Capacity.!
`€1:46
; 0.46
0.24 .
..0.11.
0.74
0.74
.0.74
0.35
.0.07::.....
Queue Length 95th (ft)
0
0
0
9
0
0
0
34
5
Control Delay (s)
0.0
0.0
0.0
18.9
0.0
0.0
0.0
57.3
9.8
Lane LOS
C
F
A
Approach Delay (s)
0.0
0.2
28.9
Approach LOS
D
Average. Delay
0.5
Intersection..Capacity Utilization
76.7%
ICU. Level`:,of Service
D
Analysis Period (min)
15
Timing Plan: Default Synchro 6 Report
Kimley Horn and Associates, Inc. Page 1
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