HomeMy WebLinkAbout20240975 3-11 Maple Dell Stewart's Subdivision Updated Traffic Letter 2025 02 11 VAW
Creighton
February 10, 2022 Manning
Updated February 11, 2025
a GAI Company
Mr. Ryan Rubado
Stewart's Shops
P.O. Box 435
Saratoga Springs, NY 12866
RE: Updated Trip Generation Assessment, Stewart's Shop, City of Saratoga Springs, Saratoga County,
New York; CM Project No. 121-044
Dear Mr. Rubado:
Creighton Manning (CM) has completed an updated trip generation assessment for the proposed relocation
of an existing Stewart's Shop located at 15 Maple Dell to 33 Marion Avenue in the City of Saratoga Springs.
This evaluation is based on information provided in the updated "Proposed Site Plan," prepared by Stewart's
Shops last revised November 1, 2024 included under Attachment A. This letter is an update to the previous
traffic study conducted by CM (last revised in September 2024)which included the relocation of the existing
Stewart's Shop and adjacent liquor store to 33 Marion Avenue. The Saratoga Springs Planning Board
requested an update to this letter due to potential impacts on the previous data collection effort from the
covid pandemic and to address the removal of a carwash on any of the parcels.
1.0 Project Description
The proposed project consists of the construction 9 Figure 1—Project Location
of a 4,500 square foot (SF) Stewart's Shop
convenience market with 12 fueling positions and a
3,000 SF commercial space (anticipated East Side
Wine and Spirits liquor store) at 33 Marion Avenue. Existing:Mobil Gas
This will replace the existing 1,972 SF Mobil Gas station,Car Wash
� � r�
Station and service center that currently has 12 Proposed:Stewart's,
31 Liquored:
fueling positions and the existing 2,872 SF Cleon20 '
car wash that has two self-service bays and one 33
automated bay. It is anticipated that the existing
Stewort'sShop and East Side Wine and Spirits liquor Existosed:Medical Liquor Store ..
Proposed:Medical Office
store will relocate to the proposed site on Marion
Avenue. The current parcel currently provides four -
driveways on Marion Avenue; however,the project 11-15
includes removing these driveways and 3 _
constructing two new, full access driveways on the s Existing:Medical Office
east side of Marion Avenue approximately 150-feet Proposed:Office/Medical Office
and 500-feet north of Maple Dell.
Under the current site plan, the Goodemote Physical Therapy building located at 3 Maple Dell will buy the
subdivided parcel at 11-15 Maple Dell (existing Stewart's Shops/liquor store parcel) and use the existing
building for their practice. Although a new tenant has not been identified, it is assumed that the vacant
building at 3 Maple Dell will be occupied by a similar office land use in the future.The generalized study area
is shown on Figure 1 while the proposed development plan is summarized on Table 1.
Creighton Manning Engineering 1 2 Winners Circle I Albany, NY 12205 1 518.446.0396 1 www.cmellp.com
Mr.Ryan Rubado
Updated February 11,2025
Page 2 of 5
Table 1—Development Plan Summary
Land Use Existing Conditions Proposed Conditions
Location Size Location Size
Stewart's Shop 15 Maple Dell 2,700 SF 33 Marion Ave. 4,500 SF
12 Fueling Positions
East Side Wine and Spirits Liquor Store 11 Maple Dell 2,000 SF 33 Marion Ave. 3,000 SF
Goodemote Physical Therapy Office 3 Maple Dell 1,216 SF 11-15 Maple Dell 4,700 SF
Mobil Gas Station 33 Marion Ave. 1,972 SF
12 Fueling Positions
Clean20 Car Wash 31 Marion Ave. 2 self-service bays,
1 automated bay
General Office/Medical Office - 3 Maple Dell 1,216 SF
2.0 Existing Driveway Counts
Existing Conditions Summary
Trip generation determines the quantity of traffic expected to travel to/from a given site. Trip generation
data was collected at the existing Stewart's Shop convenience market, the East Side Wine and Spirits liquor
store,and the Goodemote Physical Therapy building located on Maple Dell during the AM and PM peak hours
on Thursday, August 15, 2024. In addition, trip generation data was collected for the existing Mobil Gas
Station and the Cleon20 car wash on Marion Avenue at the same time. A summary of the existing trip
generation for the land uses on Maple Dell and Marion Avenue is included on Table 2.
Table 2—Existing Trip Generation Summary
Land Use Size AM Peak Hour PM Peak Hour
Enter I Exit I Total I Rate Enter Exit Total Rate
Goodemote Physical Therapy Office 1,216 SF 3 1 4 3.29 5 8 13 10.69
o Stewart's Shop 2,700 SF 59 60 119 -- 37 25 62 --
m Q Stewarts Pass-By Trips(50%AM/PM) -30 -30 -60 -- -15 -15 -30 --
East Side Wine and Spirits 2,000 SF -- -- -- 24 22 46 23.00
Total Primary Trips 11-15 Maple Dell 32 31 63 -- 51 40 91 --
Mobil Gas Station 1,972 SF 29 33 62 -- 38 33 71 --
o a)
'� c Mobil Gas Pass-By Trips(60%AM/65%PM) -18 -18 -36 -- -23 -23 -46 --
m Q
cu
Clean20 Car Wash 3 Bays 3 7 10 3.33 0 6 6 2.00
cn Total Primary Trips 33 Marion Avenue 14 22 36 -- 15 16 31 --
Total Trips 94 101 195 -- 104 94 198 --
Total Pass-By Trips -48 -48 -96 -- -38 -38 -76 --
Total Primary Trips 46 53 99 -- 66 56 122 1 --
Table 2 indicates that the land uses on Maple Dell and Marion Avenue currently generate 195 total AM peak
hour trips and 198 total PM peak hour trips.
3.0 Future Conditions Summary
Future Trip Generation Summary—33 Marion Avenue
The Institute of Transportation Engineers(ITE) Trip Generation, 11t"edition, is the industry standard used for
estimating trip generation for proposed land uses based on data collected at similar uses.The trip generation
of the new Stewart's Shop was estimated using land use code (LUC)945 for a Convenience Store/Gas Station
(GFA 4—5.5KSF)with 12 vehicle fueling positions.The existing 2,000 SF liquor store does not generate traffic
'�� Creighton
♦ Manning
a GAIC,,pO y
Mr.Ryan Rubado
Updated February 11,2025
Page 3 of 5
during the AM peak hour; however, it generates 23 trips per 1,000 SF (KSF) during the PM peak hour. The
trip generation estimate for the new 3,000 SF commercial space located at 33 Marion Avenue is based on
this observed trip rate since it is assumed that the liquor store will relocate into this larger space. The
observed trip rates for the physical therapy office were 3.29 and 10.69 trips per KSF during the AM and PM
peak hours, respectively. In addition, the observed trip rates for the Cleon2O car wash were 3.33 and 2.00
trips per bay during the AM and PM peak hours, respectively. It is noted that the construction of the proposed
Stewart's Shop will replace the existing Mobil Gas Station and car wash into a new store with the liquor store
space; therefore, the existing trips for the Mobil were removed from the total trip generation of the site.
Additionally,the existing trips at the Clean2O car wash were removed from background conditions since this
use will not be replaced. Trips from the physical therapy office were increased based on the observed trip
rate due to the increase in building size from 1,216 SF to 4,700 SF at its new location at 11-15 Maple Dell (in
existing Stewart's and East Side Liquors building).
It can be expected that some trips to the gas station/convenience store originate from traffic that is already
passing the site on Marion Avenue. Pass-by trips are vehicles that will stop at the site before continuing on
to their primary destination. For example,a driver traveling northbound on Marion Avenue leaving work may
stop at the convenience store and then continue northbound towards home. This type of trip is considered
a pass-by trip. Based on a review of data published by ITE, a pass-by trip percentage of 60% to 65% was
applied to trips generated by the proposed gas station/convenience store, as well as the existing Mobil gas
station. It is anticipated that trips generated by the liquor store could also be reduced by a pass-by credit;
however, ITE does not provide pass-by credits for this type of land use. In order to provide a conservative
assessment, a pass-by credit was not applied to the liquor store/commercial space. A summary of the trip
generation at 33 Marion Avenue is shown in Table 3.
Table 3—Future Trip Generation Summary—33 Marion Avenue
Land Use � AM Peak Hour PM Peak Hour
Size
Enter Exit Total Enter Exit Total
Existing 33 Marion Avenue
Existing Mobil Gas Station 1,972 SF 29 33 62 38 33 71
Mobil Pass-By Trips(60%AM/65%PM) -18 -18 -36 -23 -23 -46
Clean20 Car Wash 3 Bays 3 7 10 0 6 6
Total 33 Marion Avenue 32 40 72 38 39 77 x
"' Total Pass-By Trips 33 Marion Avenue -18 -18 -36 -23 -23 -46
Total Primary Trips 33 Marion Avenue 14 22 36 15 16 31
Proposed 33 Marion Avenue
N Proposed Stewart's Shop(LUC 945) 4,500 SF 127 127 254 123 122 245
Pass-By Trips(60%AM/65%PM) -76 -76 -152 -80 -80 -160
-0 v New Primary Stewart's Shop Trips 51 51 102 43 42 85
o Proposed Liquor Store 3,000 SF 0 0 0 36 33 69
o v Total Proposed Trips 33 Marion Avenue 127 127 254 159 155 314
Total Proposed Pass-By Trips 33 Marion Avenue -76 -76 -152 -80 -80 -160
Total Proposed Primary Trips 33 Marion Avenue 51 51 102 79 75 154
Total New Trips on Marion Avenue +95 +87 +182 +121 +116 +237
oTotal Pass-By Trips on Marion Avenue -58 -58 -116 -57 -57 -114
Total New Primary Trips on Marion Avenue +37 +29 +66 +64 +59 +123
Table 3 indicates that the proposed development will generate 66 new primary trips to 33 Marion Avenue
during the AM peak hour and 123 new primary trips during the PM peak hour.
'�� Creighton
♦ Manning
a GAIC,,pO y
Mr.Ryan Rubado
Updated February 11,2025
Page 4 of 5
Future Trip Generation Summary—3-15 Maple Dell
A similar exercise was conducted to illustrate the change in trip generation for the 3-15 Maple Dell parcel
given the relocation of the Goodemote Physical Therapy Office to the 11-15 Maple Dell building as part of
the project and the occupancy of the 3 Maple Dell building by an office land use. In order to develop a trip
generation estimate for the vacant building at 3 Maple Dell, LUC 720 for a Medical-Dental Office Building was
used since this type of land use represents worst-case conditions when compared to a general Small Office
Building (LUC 712).Trip generation at 3-15 Maple Dell is summarized in Table 4.
Table 4—Future Trip Generation Summary—3-15 Maple Dell
Land Use AM Peak Hour IF PM Peak Hour
Size
Enter I Exit I Total J Enter I Exit I Total
Existing 3-15 Maple Dell
Goodemote Physical Therapy Office 1,216 SF 3 1 4 5 8 13
9- Stewart's Shop 2,700 SF 59 60 119 37 25 62
Existing Stewarts Pass-By Trips(50%AM/PM) -30 -30 -60 -15 -15 -30
y East Side Wine and Spirits 2,000 SF - 24 22 46
Total 3-15 Maple Dell 62 61 123 1 66 55 121
LU
Total Pass-By Trips 3-15 Maple Dell -30 -30 -60 -15 -15 -30
Total Primary Trips 3-15 Maple Dell 32 31 63 51 40 91
Proposed 3-15 Maple Dell
Q 2_
Proposed Goodemote Physical Therapy Office 4,700 SF 11 4 15 19 31 50
a
0 °1 1,216
o Proposed Medical-Dental Office Building-- SF 3 1 4 1 4 5
o v
cc Total Proposed Trips 3-15 Maple Dell 14 5 19 20 35 55
Delta I Total Trips at 3-15 Maple Dell -48 1 -56 -104 -46 -20 -66
Table 4 indicates that the proposed project will generate 104 fewer trips to 3-15 Maple Dell during the AM
peak hour and 66 fewertrips duringthe PM peak hour. It is noted that approximately 70%of traffic generated
by the parcels on Maple Dell access the sites from the east via Marion Avenue (US Route 9) while the
remaining 30%of site generated trips access the sites from the northwest via Maple Dell and Maple Avenue.
This indicates that traffic on Maple Dell traveling to and from the Marion Avenue (US Route 9) intersection
located east of the site will decrease by approximately 73 trips during the AM peak hour and approximately
46 trips during the PM peak hour. It is noted that the unsignalized Maple Dell intersection on Marion Avenue
(US Route 9) is located approximately 100-feet north of the NY Route 50 intersection and that vehicle queues
from this existing traffic signal impacts operations at the Maple Dell intersection; therefore, reducing traffic
to the parcels on Maple Dell will minimize stacking at this unsignalized intersection which will improve overall
operations.
Overall Trip Generation Summary
Table 5 provides an executive summary that shows the number of new trips to the whole project area.
'�� Creighton
♦ Manning
a GAIC,,pO y
Mr.Ryan Rubado
Updated February 11,2025
Page 5 of 5
Table 5—Trip Generation Summary to Project Area
Land Use AMP ak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Total Trips 94 101 195 104 94 198
c
a >
< Total Pass-By Trips -48 -48 -96 -38 -38 -76
N Q .0
W �
Total Primary Trips 46 53 99 66 56 122
a Total Trips to 33 Marion Avenue 127 127 254 159 155 314
v v
a o Total Pass-By Trips to 33 Marion Avenue -76 -76 -152 -80 -80 -160
o N ~ Total Primary Trips to 33 Marion Avenue 51 51 102 79 75 154
n n
o
a Total Trips to 3-15 Maple Dell 14 5 19 20 35 55
o
Total New Trips to Project Area 47 31 78 75 96 171
oTotal New Pass-By Trips to Project Area -28 -28 -56 -42 -42 -84
Total New Primary Trips to Project Area 11 19 3 22 33 54 87
Table 5 indicates that the proposed project will generate 22 new primary trips to the project area during the
AM peak hour and 87 new primary trips to the project area during the PM peak hour.
4.0 Conclusions
The trip generation analysis indicates that relocation and reconstruction of the uses between 3-15 Maple
Dell and 33 Marion Avenue as described in this assessment will generate 22 new primary trips during the AM
peak hour and 87 new primary trips during the PM peak hour to the overall project area; however, the
proposed project will generate 104 fewer trips to the 3-15 Maple Dell properties during the AM peak hour
and 66 fewer trips during the PM peak hour. This indicates that traffic on Maple Dell traveling to/from the
Marion Avenue(US Route 9) intersection located east of the site will decrease by 73 trips during the AM peak
hour and 46 trips during the PM peak hour since approximately 70% of traffic generated by the parcels on
Maple Dell access the sites from the east. Reducing traffic to the parcels on Maple Dell will improve overall
operations on US Route 9 since it minimizes stacking at the unsignalized Maple Dell intersection located
approximately 100-feet north of NY Route 50.
If you have any questions regarding the above trip generation assessment, please feel free to contact our
office.
Respectfully submitted,
Creighton Manning
Mark D. Nadolny
Associate
Attachments
N:\Projects\2021\121-044 Stewarts-Marion Ave Saratoga\Working\Traffic\Reports\2024 Update\20250211_trip gen Itr_121044.docx
.�� Creighton
Ma iing
Attachment A
Proposed Site Plan
Stewart's Shop — Marion Avenue
City of Saratoga Springs, New York
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