CITYor CHICOiNC 18/1

ITY OF HICO]VIEMORANDUM

TO: CDD - WOLFE

FROM: ADPWE-OTTOBONI

DATE: July 1,2015

FILE: Memo

RE: Site Impact Analysis - UP 14-20 Island in a Cup LLC

Public Works staff has reviewed the Site Impact Analysis - Maui Wowi Hawaiian Coffees &Smoothies preparedby Traffic Worksdated May 21,2015. Listedbelow areanumberoftopicsthat were considered in deterniining an appropriate recommendation.

Recommendation

The Public Works Department has concerns with approval of the Use Permit at this location.

Background:

Existing Conditions:

The Vallombrosa/Mangrove Center consists oftwo separate distinct buildings. The Vallombrosaside is served by a single in/out access point and the Mangrove side is served by two accesspoints; one being the center's primary in/out access between the two building and a secondary inonly access that separates the northerly building from the Chico Cemetery. The secondary(in-only) access point is 19.50 feet wide and serves as both access and parallel parking adjacentto the building. Field observations indicate that this secondary access is rarely used due to itslimited visibility and utility coupled with the fact that the center's main entrance is both highlyvisible and approximately 150 feet to the south.

Proposed Conditions:The Use Permit proposes a "drive-through facility" by creating a service window on thenortherly side of the existing northerly building and utilize the secondary in-only access as itsmeans of service.

Mangrove Avenue Traffic:

The section of Mangrove Avenue in front ofthe center has approximately 20,000 vehicle tripsper day and a posted speed limit of 35 MPH. The safe stopping distance for a vehicle traveling35 MPH is 250 feet. The Vallombrosa/Mangrove Avenue intersection is signalized. The mainMangrove Avenue entrance to the center is highly visible, located at the beginning of a dedicatedright-turn lane, and has clearly defined pedestrian amenities that are easily seen by approachingmotor vehicles. Currently the northerly access to the center is approximately 350 feet northerlyof the Mangrove/Vallombrosa Avenues intersection and is visually blocked from a combinationof hedges on the Chico Cemetery property and a vegetative screen growing on the chain linkfence separating the center from the cemetery. The visibility is further exacerbated by the factthat the property line is at the back of a contiguous sidewalk adjacent to Mangrove Avenue.Typically wider rights-of-way with parkways and separated sidewalks provide better sight linesfor passing vehicles.C \Users\mwwolfe\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content OutiookUQNBBMDX\UP 14-20 Island in a Cup LLC - BrendanRecommendation doc

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Chico Municipal Code Requirements:It appears that the proposal does not comply with either of the following CMC Sections:

19.76.070 C. Each drive-through aisle... a minimum of 20 feet per vehicle in advance ofthe service window... six vehicles for all other drive-through uses.

The proposal only provides queuing of 80 feet for four vehicles not the code requiredqueuing of 120 feet for six vehicles.

19.76.070 E. All service areas, trash storage areas, and ground-mounted and roof-niountedmechanical equipment shall be screened from ground-level view from adjacent propertiesor public rights-of-way.

The proposal does not appear to propose any compliance screening measures.

Site Impact Analysis - Maui Wowi Hawaiian Coffees & SmoothiesThe science of Traffic Engineering is not all that the name implies. Assumptions regarding tripgeneration and traffic making characteristics for various "Land Use" types are typicallydetermined from manuals published by the Institute of Transportation Engineers based upon avarying number of studies depending on the specific "Land Use" type. Traffic analysis normallycategorizes the proposed project as a specific "Land Use," gathers necessary data, makesreasonable assumptions, perform necessary calculations, and determine appropriaterecommendations/mitigations. Folfowing are concerns noted in the Site Impact Analysis:

Land Use Type: The Site Impact Analysis notes that "This business model is different thanmany other coffee shops and generates less volume at the drive-thru." The City has concernsthat assumptions are based upon data supplied by the Maui Wowi corporate offices as theInstitute of Transportation Engineers do not have a specific "Land Use" type for the proposedproject.

Sight Lines: The Site Impact Analysis notes "that the project driveway and any drive-thruqueue would be easily visible to motorists on both the southbound and northboundapproaches of Mangrove Avenue." The City believes the entrance to be highly impacted byvegetation growing on the common fence separating the Vallombrosa/Mangrove Center fromthe Chico Cemetery.

Stopping Site Distance: A stopping sight distance of 250 feet on Mangrove Avenue issignificant given the volume of peak hour traffic.

Turning Maneuvers: Although the proposed entrance is noted at approximately 20 feet, itmust be understood that it requires a vehicle to slow to almost a stop in order to safely makea 90 degree right-turn from southbound Mangrove Avenue.

Entrance By-pass Lane: The Site Impact Analysis notes "The by-pass lane can be utilized bycustomers who wish to enter the north side of the commercial center and access adjacentbusinesses. That option has the potential to be confusing.

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Drive-Thru Usage: The Site Impact Analysis notes "The drive-thru service is provided forconvenience to the occasional on-the-go customer." The City feels that this may not be thecase during peak hour traffic periods. It would be expected that the peak drive-thru demandwould coincide with peak hour traffic

Conclusions:

Transforming the secondary in only access on the north side o f the northerly building from apassive use to an active use (drive-through service window) significantly changes its operationalcharacteristics with respect to its relationship with and how it interacts with Mangrove Avenuetraffic. The seldom used access can best be described as an abrupt 90 degree turn fromMangrove Avenue onto a narrow 19.50 feet width screened from view from Mangrove Avenue.Visually the access will be worsened by any additional screening from the public right-of-way asrequired by the CMC. Listed below are two issues that arise from the proposal.

1. Typically drive-through facilities are established in locations that potential customerswould expect, are identifiable, and have a logical means of access. In this case. theproposal creates a disconnect with and/or disruption to an overall well-planned buildingand circulation plan for the center. Simply put, form does not follow function, thesecondary access does not include features typically associated with primary points ofaccess.

2. Do to right-of-way constraints, existing buildings and associated setbacks there appeal-sto be no mitigation measures that could be implemented to correct the visibility andsafety aspects caused by an abrupt turn from Mangrove Avenue to access the proposeddrive-through.

In general, the proposal will introduce additional risk to the City as southbound motor vehicleswill potentially be exposed to added congestion, potential for rear end collisions, and safetyconcerns related to pedestrians and bicyclists as a result of unexpected southbound turningmovements accessing the drive-through.

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