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Home My WebLink About04-06 Traffic Impact AnalysisA Traffic Impact Analysis of the Orrick Property Located in: Frederick County, Virginia Prepared for: Paramount Development Corporation 607 Briarwood Drive, Suite 5 Myrtle Beach, South Carolina 29572 Prepared by: Patton Harris Rust Associates, pc End neers. Surveyors. Planners. Lmdsccpe Architects. PHRA 300 Foxcroft Avenue, Suite 200 Martinsburg, West Virginia 25401 7 304.264.2711 F 304.264.3671 October 11, 2005 OVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed Orrick Property development located along the east side of Route 656 (Greenwood Road), north of Route 657 (Senseny Road) in Frederick County, Virginia. The proposed project is comprised of 75 age restricted detached residential units, 100 age- restricted attached residential units, a 6,000 square foot day care facility, 25,000 square feet of office, 80,200 square feet of retail, a 15,000 square foot pharmacy with drive -thru, a 6,000 square foot bank and two (2) 6,000 square foot restaurants. Access is to be provided via three (3) site driveways located to the east of Greenwood Road, north of Senseny Road and south of Farmington Boulevard Extended, respectively. The proposed development will be built -out over a single transportation phase by the year 2008. In order to consider future roadway networks within the study area, PHR +A assumed partial completion of Channing Drive and Farmington Boulevard Extended by the Year 2008. Figure 1 is provided to illustrate the location of the proposed Orrick Property development with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Orrick Property development were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the area of impact, Calculation of trip generation for the proposed Orrick Property development, Distribution and assignment of the Orrick Property development generated trips onto the completed roadway network, Analysis of capacity and level of service using the latest version of the highway capacity software, HCS -2000, for existing and future conditions. A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 1 Vicinity Map: Orrick Property in Frederick County, VA A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 1 I, 2005 Page 2 EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the following intersections: Senseny Road/Greenwood Road, Senseny Road/Channing Drive Greenwood Drive /Greenpark Drive and Greenwood Road/Farmington Boulevard. In order to determine the ADT (Average Daily Trips) along the study area roadway links, a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 10% was assumed. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway network. Figure 3 shows the respective existing lane geometry and AM/PM peak hour HCS -2000 levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 3 Existing Traffic Conditions A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 4 No Scale Signalize Intersection LOS-13(B) B(B) Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) r Figure 3 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 5 2008 BACKGROUND CONDITIONS In order to determine the 2008 background traffic conditions, PHR +A utilized the methodology provided in the report titled: A Traffic Impact Analysis of Lambert -Ward Property, by PHR +A, dated November 04, 2004. Accordingly, the existing traffic counts were increased by applying a five percent (5 annual growth rate to the existing traffic volumes along Route 656 (Greenwood Road) and Route 657 (Senseny Road) (shown in Figure 2) to obtain the 2008 base conditions. In order to consider future roadway networks within the study area, PHR +A assumed the partial completion of Channing Drive and Farmington Boulevard Extended by the Year 2008. Additionally, PHR +A included specific future developments located within the vicinity of the proposed site. Using the 7 Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A has provided Table 1 to summarize the 2008 "other developments" trip generation. Figure 3a through Figure 3f are included in the Appendix section to illustrate the traffic volumes /assignments relating to each of the background developments. Figure 4 shows the 2008 background ADT and AM/PM peak hour traffic volumes at key Locations throughout the study area. Figure 5 shows the corresponding 2008 build out lane geometry and levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. P A Tragic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 6 Code Land Use Amount AM Peak Hour In Out Total PM Peak Hour In Out Total ADT Butcher Property 210 Single Family Detached 65 units 14 41 55 46 27 73 650 Total 14 41 55 46 27 73 650 Fieldstone 210 Single Family Detached 63 units 13 40 54 45 25 71 630 230 Townhouse 207 units 15 76 91 75 37 112 1,801 Total 29 116 145 120 62 183 2,431 Lambert -Ward Property 210 Single Family Detached 145 units 28 83 111 94 55 150 1,450 230 Townhouse /Condo 140 units 11 56 68 53 26 79 1,218 Total 39 139 179 147 82 229 2,668 Abrams Pointe 210 Single- Family Detached 225 units 42 125 167 140 82 222 2250 Total 42 125 167 140 82 222 2250 Brairwood III 210 Single Family Detached 69 units 14 43 58 48 28 77 690 Total 14 43 58 48 28 77 690 Misc Other Developments along Charming Drive* 210 Single- Family Detached 870 units 155 464 618 473 278 751 8,700 230 Townhouse /Condo 130 units 11 53 64 50 25 75 1,131 820 Retail 120,000 SF 107 68 175 339 367 706 7,645 Total 272 585 857 862 670 1,532 17,476 P Table 1 2008 "Other Developments" Trip Generation Summary Includes Giles Farm, Toll Brothers, Coventry Court and miscellaneous residential In 2008 traffic analyses only 65% of the total trips g nerated along Channing Drive are eonsiderd. A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 7 ;'Average "DailygTrips 2008 Background Traffic Conditions A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 8 P F Figure 5 No Scale "Suggested Improvements" Signalaation SB -1 Left Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) P 2008 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 9 Code Land Use Amount AM Peak Hoar In Out Total In PM Peak Hour Out Total ADT 251 Elderly Housing Detach 75 units 8 14 22 24 16 40 424 252 Elderly Housing Attach 100 units 4 4 8 7 4 11 348 565 Day Care 6,000 SF 41 36 77 32 36 68 476 710 Office 25,000 SF 54 7 62 18 89 107 459 820 Retail 80,200 SF 84 53 137 260 281 541 5,884 881 Pharmacy w/ DT 15,000 SF 23 17 40 63 66 129 1,322 912 Drive -in Bank 6,000 SF 41 33 74 137 137 274 1,351 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 Total 327 231 558 622 680 1,302 11,789 TRIP GENERATION 2008 BUILD -OUT CONDITIONS Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A has prepared Table 2 to summarize the trip generation for the proposed Orrick Property development. Site layouts of residential and commercial developments are included in the Appendix section of this report. Table 2 2008 Proposed Development: Orrick Paramount Trip Generation Summary TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. PHR +A utilized the trip distribution percentages shown in Figure 6 to assign the proposed Orrick Property development trips (Table 2) throughout the study area roadway network. Figure 7 shows the development generated AM /PM peak hour trips and ADT assignments. The Orrick Property assigned trips (Figure 7) were added to the 2008 background traffic volumes (Figure 4) to obtain 2008 build -out conditions. Figure 8 shows the 2008 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 9 shows the respective 2008 build -out lane geometry and AM /PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. ,4 Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 10 Trip Distribution Percentages A Tragic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 11 P RR- Fi 7 Development- Generated Trip Assignments A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 12 PHRA Figure 8 No Scale Average ttDaily` AM Peak Hour(PM Peak Hour) 2008 Build -out Traffic Conditions A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 13 PHI 9 ri No Scale Signalized Intersection LOS =C(D) T R(D) "New Intersection" "New Intersection" New Intersection" Gr3enpark D Slgn uliad: "Suggested Intersection Improvement" 1056(G)� WB 1 Right UC Vf pej w ay SITE S et, oC oad 94 Signulized Int necti9l1 4110S(C) �LOSB(�:r "Suggested Improvement" Signalization SB I Left Denotes stop sign control Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) 2008 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 14 Option B: 2008 Build -out Traffic Conditions No Scale Signalized Intersection LOS =B(C)- "Suggested Improvements" Signalization NB 1 Right Greenpark D Si te Driveway g1 Two -Way Left Turn Lane Denotes traffic signal control Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) SITE —P 2 Option B: 2008 Build -out Lane Geometry and Levels of Service P. t4a CONCLUSION The traffic impacts associated with the build -out of the proposed Orrick Property development are acceptable and manageable. Assuming the improvements shown in Figure 4 and Figure 9, all intersections except Greenwood Road/Site Driveway #1 will maintain levels of service to "C" or better during 2008 background and build -out conditions, respectively. The intersection of Greenwood Road/Site- Driveway #1 would maintain levels of service to "D" or better during 2008 build -out conditions. The following reiterates the off -site roadway improvements recommended for each of the study area intersections: Senseny Road (a, Charming Drive: In order to achieve acceptable levels of service, this intersection will require signalization and a southbound left -turn lane in 2008 background and build -out conditions. The developer is not responsible for this improvement. Senseny Road (cry Greenwood Road: In order to achieve acceptable levels of service, this intersection will require a westbound right -turn lane in 2008 build -out conditions. This improvement is currently proffered by others. Greenwood Road (a, Site- Driveway #1: This intersection will be constructed by the developer with unsignalized (STOP sign) traffic control. Senseny Road n, Site Driveway #2: In order to achieve acceptable levels of service, this intersection should be a signalized intersection with southbound left and right -turn lanes in 2008 build -out conditions. The developer would be responsible for the design and installation. Farmington Boulevard (a Site Driveway #3: This intersection will be constructed by the developer with unsignalized (STOP sign) traffic control. A Traffic Impact Analysis of the Orrick Property Project Number: 13783 -1 -0 October 11, 2005 Page 15 MUT MIT Rorsi n Patton Herr/5 Run 8 Ruoclal•s Engineer.. Surveyors. Planner.. Landscape Architect. RA HT .....n. T WS/21T F 54.060103 LOCATION MAP ORRICK CEMETERY FREDERICK COUNTY. VIRGINIA CMS MONDE. 2065 FRE MO. N/! CREENVOO9 VOLVN]ECR PRE CO ORRICK OUTPARCEL A 1.53 ACRES OWNED BY OTHERS .76 ACRES 4/- WWI Mri t NEW INC TAPER Jr OWNED I itiv O'HEIM ORRICK .I 1 OUTPARCEL 11 i OWNED 1]4 ACRES I I BY OTHERSII !I 1 NEW I.uxo 1 iy x_iw x urL 1 rtt P O >0 4 ORRICK OUTPARCEL #2 1.2 ACRES ORRICK OUTPARCEL #5 2.0 ACRES #1- ORRICK OUTPARCEL R6 2.26 ACRES i/- FUTURE OFFICE MEDICAL VICINITY PLAN ORRICK OUTPARCEL 17 1.3 ACRES I 1 ORRICK OUTPARCEL a4 1 0.94 ACRE +/y 04 -79 0479091 5171 UN SP -1 FOOD LION SHOPPING CENTER WINCHESTER, VIRGINIA al! NM 441401-1;41-11471 PARAMOUNT DEVELOPMENT MYRTLE BEACH, SOUTH CAROLINA NEUHOFF TAYLOR ARCHITECTS, P.C. C HATTANOOGA, TENNESSEE