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•
Traffic Impact Study
ADMIRAL BYRD CENTER
Frederick County, Virginia
October 12, 2006
Revised March 28, 2007
Prepared for
Michael Bermel
• 10550 Marbury Road
Oakton, VA
TIMOTHY S. STOWE 5-
No. 21924
Prepared by
Stowe Engineering, PLC
220 Serviceberry Court
Stephens City, VA 22655
Phone 540.336.0656
40 Proj # 1024
N zl dpnf7 01'i i� ertCL'i' �i z �;JC 1t11 i ' iSt711 -�7-
0 Executive Summary
Stowe Engineering has prepared this report to present the traffic impacts associated with the
Admiral Byrd Center project. The project is located in Frederick County, Virginia near the
Winchester Regional Airport, and involves the development of 11.4 acres into a
commercialfbusiness center. Traffic analyzes have been prepared for the 2006 existing, 2008
background, 2008 build -out and 2008 improvement scenarios.
A traffic signal will be required at the intersection of Rte 50 and Victory Road to mitigate the
combined impacts of traffic associated with this and other projects, and provide.
The traffic impacts associated with the Admiral Byrd Center project are acceptable and
manageable with the installation of a traffic signal at the intersection of Rte 50 and Victory Dr.
•
40
0 Achnirc &rd Center D Impact ,ti"mdl
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Table of Contents
Executive Summary
1.
Introduction
1
2.
Existing Roadway Geometry
4
3.
Existing Peak Hour Traffic Volumes
5
4.
Background Traffic Conditions
8
5.
Traffic Projections for Proposed Development
11
6.
Projected Trip Distribution
12
7.
Peak Hour Summary of New Trips
12
9.
Total Peak Hour Trips at Build -out
17
10.
Summary of Problems that will be Caused
17
11.
Recommendations to Mitigate Impacts
17
13.
Conclusions
19
List of Figures
Figure 1 Project Vicinity Map
Figure 2 Site Location Map 2
Figure 3 Existing Zoning /Land Use Surrounding the Project 3
Figure 4 Existing ADT and AM/PM Peak Hour Traffic Volumes 6
Figure 5 Existing Lane Geometry and Levels of Service 7
Figure 6 Background ADT and AM /PM Peak Hour Traffic Volumes 9
Figure 7 Background Lane Geometry and Levels of Service 10
Figure 8 Trip Distribution Percentages 14
Figure 9 Development Generated Trip Assignments 15
Figure 10 Build -out ADT and AM /PM Peak Flour Traffic Volumes 18
Figure l l Build -out Lane Geometry and Levels of Service 19
Figure 12 Improvement Lane Geometry and Levels of Service 22
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0 AdmixW - d ('enter 1'rgfjie Impact Stvdv
0 1. Introduction
•
•
The Admiral Byrd Center project is located in the Frederick County, VA directly across Airport
Road from the Winchester Regional Airport. The project fronts on Airport Road (Rte 645) and
involves the construction of an 11.4 acre commercial/business /retail center along with the
associated internal streets, parking, utilities, and drainage systems. A project vicinity map is
shown in figure 1 and a site location map is shown in figure 2.
Figure l Vicinity Map
The current land use on the project site consists of open meadows. Surrounding land uses consist
of the Winchester Regional Airport to the north, and a mixture of industrial and commercial
developments to the east, south and west. Figure 3 shows the existing zoning/land uses surrounding
the project.
Page 1
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Figure l Vicinity Map
The current land use on the project site consists of open meadows. Surrounding land uses consist
of the Winchester Regional Airport to the north, and a mixture of industrial and commercial
developments to the east, south and west. Figure 3 shows the existing zoning/land uses surrounding
the project.
Page 1
RoNre z� p'K�
L =54.98
R =35.00
6' C
PROPOSED
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Figure 2 Site Map
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Figure 3 Surrounding Zoning
•
POINT OF BEGINNING
WINCHESTER REGIONAL AIRPORT
64((A))79; ET AL N-
°s SITE �
LEGEND
4REA TO BE REZONED
Map Legend
Roads
El
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1r
County Boundary
3228
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PROPOSED 82 ZON
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_ (EXISTING M1 ZONING)
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11.40321 ACRES
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EXISTING M1 ZONING
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527,149.623 SO. FT.
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OR 12.10169 ACRES
�.-� 'd
64((A))401
LEGEND
4REA TO BE REZONED
Map Legend
Page 2
Roads
El
Parcels
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County Boundary
Zoning
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D9
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M2
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Page 2
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• 2. Existing Roadway Geometry
The existing roadway network in the vicinity of Admiral Byrd Center project consists
primarily of Airport Road (Route 645) which is adjacent to the project. At the west end of
Airport Road is Route 522, and at the east end of Airport Road is a round -a -bout that connects
to Victory Drive, which terminates at US Route 50. Admiral Byrd Drive (Route 775) is
adjacent to and encircles the project area. Airport Road is a three lane roadway (continuous
left turn lane) with shoulders and ditches adjacent to the project and a 35 MPH speed limit.
Admiral Byrd Drive is a two lane roadway with shoulders and ditches. Route 522 is a 4 lane
roadway with a continuous center left turn lane with a 45 MPH speed limit while Route 50 is a
4 -lane divided highway with a 55 MPH speed limit. All intersections in the vicinity of the
project area are controlled with 2 -way stop controls with the exception of the Airport Road —
Route 522 intersection which is signalized.
The existing round -a -bout at the east end of Airport Road provides for traffic movements
through the intersection of Airport Road and Victory Drive. The round -a -bout was designed by
the Winchester Regional Airport's consulting engineer, Delta Airport Consultants. According
to information provided by the designer, the round -a -bout was designed based on an average
daily traffic volume (ADT) of 8100 vehicles in the planning year 2012. The design hourly
volume of traffic used in the design was 1 155 with 15% trucks.
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zlcimirlwi'd Cover
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3. Existing Peak Hour Traffic Volumes
To identify the peak hours and day of the peak hour, 24 hour count data were obtained through
machine counts at two locations on Airport Road; one count station was placed east of the
proposed project location and the other was placed to the west. Traffic volume data was
counted in 15 minute increments from Monday July 10, 2006 until Friday July 14, 2006. A
summary of this data can be found in Appendix A. From Tuesday, July 11, 2006 through
Wednesday, July 19, 2006 manual turning movement counts were collected at six
intersections in the project area as shown in Figure 5. A `k' value (PM Peak hour volume
divided by ADT) was computed to be 0.10. This value was applied to the PM peak turning
movements to compute the ADT.
The existing peak hour turning movement counts are shown in Figure 4 and the existing lane
geometry and Levels of Service are shown in Figure 5. The FICS reports are contained in
Appendix B.
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Page 4
• • •
0
Traffic Impact Analysis for Admiral Byrd Center
October 4, 2006
Page 5
,6
645 I'
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522 �V�yC°�+ 728 g0v�y��
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)
68(161)
a
645
645
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9
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AM Peak Hour PM Peak Hour
NOT TO SCALE
Figure 4 Existing 2006 ADT and AM /PM Peak Hour Traffic Volumes
0
Traffic Impact Analysis for Admiral Byrd Center
October 4, 2006
Page 5
• • •
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Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 6
645 P \P
.I
58
17
-
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1
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r N
522
728
l ti
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s Signalize
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Figure 5 Existing 2006 Lane Geometry and Level of Service
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Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 6
�lilmirr�rrf C'enlei� li�afPicfmz�acr fitu�(7
•
4. Background Traffic Conditions in Design Year
In accordance with direction received from the VDOT Edinburg Residency office, the existing
traffic on all roadways was grown at 5% per year to the anticipated full build -out year of 2008.
Background traffic volumes for the 2008 are shown in Figure 6 and lane geometry and level of
service are shown in Figure 7. These background volumes include traffic that will occur as a
result of the nearby Russell 150 development project. The traffic volumes associated with that
project were obtained from the Traffic Impact Analysis of the Russell Farm prepared by
PHR +A, PC and dated November 1, 2004.
Table I Trip Generation Summary for Russell 150 project AM Peak Hour PM
•
In addition, the improvements proffered in association with the rezoning of the Russell 150 project
are shown as a background condition. These improvements are described in the approved proffer
statement as follows:
"...The applicant shall install full intersection improvements at the Front Royal Pike (Route
522) and Airport Road Extended intersection as warranted by VDOT."
•
The improvements shown on the Generalized Development Plan include an extension of Airport
Road as shown in Figure 6. The aforementioned traffic impact study reflects a lane configuration
and signalization as shown in Figure 7.
Page 7
AM Peak Hour
PM Peak Hour
ITE
Ave.
Land Use
Amount
Daily
In
Out
Total
In
Out
Total
Code
Trips
Background Development - Russell 150 (from PHR +A TIA - Russell Farm, dated 1111104)
Townhouse /Condo
230
294
2558
21
102
122
98
48
146
Retail (per 1000 sq ft)
820
440
17802
232
149
381
799
866
1666
Office (per 1000 sq ft)
710
264
2,817
359
49
408
64
311
374
TOTAL
23,177
612
300
911
961
1,225
2,186
10% using Airport Rd
per PHR +A Traffic
Analysis
2318
61
30
91
96
123
219
In addition, the improvements proffered in association with the rezoning of the Russell 150 project
are shown as a background condition. These improvements are described in the approved proffer
statement as follows:
"...The applicant shall install full intersection improvements at the Front Royal Pike (Route
522) and Airport Road Extended intersection as warranted by VDOT."
•
The improvements shown on the Generalized Development Plan include an extension of Airport
Road as shown in Figure 6. The aforementioned traffic impact study reflects a lane configuration
and signalization as shown in Figure 7.
Page 7
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Traffic Impact Analysis for Admiral Byrd Center
January 12, 2007
Page 8
0
•
6 \
645 �OL�`\
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Note.
Improvements and
) I `5g(1849)
728
addloonal volumes
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shown et the
r 7) 186)
99 ( 5 881..,
845
P\
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intersection of Rte
522 and Airport Rd
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7S0
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are from the
o ^
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Russell 150 TA
Report and
rO m
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az 3F'-vp Jr� FliT A® `� f ? t.{� i '
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NOT TO SCALE
Figure 6 2008 Background ADT and AM /PM Peak Hour Traffic Volumes
Traffic Impact Analysis for Admiral Byrd Center
January 12, 2007
Page 8
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0
Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 9
•
•
m\
645 p
50
775
f' 9l9
522
] 25
m
,
1
e
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645
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Signalized Signalized
50
5
improvements
< intersection
17
and additional
LOS =B(C)
volumes shown at
1
f j1�
the intersection of
C(C)
728
Rte 522 and
�„�
Airport Rd are
from the Russell
.,,�
C(C)
rt 645
645 C
a
150 TIA Report
and proffered
ti
m
improments.
a
v
ti ti
7 q �q�
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tr
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AM Peak Hour(PM Peak Hour)
NOT TO SCALE
Figure 7 2008 Background Lane Geometry and Levels of Service
Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 9
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t. 'c:17 IlwfiiC i117oo(:i al ,Jv
5. Traffic Projections for Proposed Development
Table 2 shows the trips that are forecasted to be generated by this project. Internal capture trips
were computed as 15% of the trips associated with the specialty retail and general office land
uses. Development of the surrounding property is expected to occur by right and within the
existing M -1 zoning as was accounted for in the original Master Development Plan for the
Airport Business Center dated June 1987 and revised 4/25/95. The trip generation rates shown
in Table 2 were taken from the ITE Trip Generation Manual, 7th edition.
•
•
nine < i I Ap vcuc, atwu ouuuuaI y lux �wuirar nyru �eurer pruJeci Am rear nuur nn
Land Use
ITE Code Amount
Ave.
Daily
Trips
AM Peak Hour
In Out Total
PM Peak Hour
In Out Total
Specialty Retail Center
(1st floor occupants -
62,000 sq ft GLA)
814 62
2,690
82
89
170
75
95
170
Convenience Market w/
gas pumps (4 fueling
stations)
853 4
2,170
34
34
69
38
38
77
General Office Building
(158,000 sq ft)
710 158
1,897
238
32
270
43
212
256
NEW TRIPS
6,758
354
155
509
157
346
503
INTERNAL CAPTURE
-688
-48
-18
-66
-18
-46
-64
NET NEW TRIPS
6,070
306
137
443
139
300
439
Notes:
1. Where equations existed they were used to compute trips.
2. Since data for ITE Code 814 does not exist for AM 7:00 to 9:00, the 4:00 to 6:00 values were used and in -out
percentages adjusted to reflect morning traffic flows.
3. The 158,000 SQ FT of general office includes a 3000 SQ FT bank.
Page 10
II c iMir*rzl Ccwct- 7)wlfir Imp'lef 1 717wl. .
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6. Projected Trip Distribution
The method used to distribute the site traffic was based on the existing distribution of traffic
on Airport Road, Route 522 and Route 50. The percentages used in this distribution are shown
in Figure 8.
Traffic assignments at existing intersections were made based upon the existing distributions
recorded in the field counts.
7. Peak Hour Summary of New Trips
The trips forecasted to be generated by this project are shown in Table 2, and their assigned
distribution can be seen in Figure 9.
9. Total Peak Hour Trips at Build -out
The total peak hour trips at build -out, including background trips and trips from the Russell
• 150 project, are shown in figure 10. The lane configurations and levels of service are shown
in Figure 11.
Due to the limited number of existing movements in the round -a -bout (east bound left and
south bound right), an HCS analysis could not be completed. However, the peak hourly
volume of traffic in the round -a -bout at full build out of this project will be 685 and the
design of the round -a -bout was based on a design hourly volume of 1155. Therefore it is
concluded that there is still significant capacity remaining in the round -a -bout and no
further analysis has been performed.
10. Summary of Problems that will be Caused
The main problem that will be caused by this development is the level of service at the
intersection of Airport Road and Route 50 will be F for the northbound movements.
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Page 11
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•
27%
25% k
522
1
535 � 1000
31%
77 5 1082 4
50
17
]28
U
P�
7%
NOT TO SCALE
Figure S Trip Distribution Percentages For Admiral Byrd Center
Traffic Impact Analysis for Admiral Byrd Center
October 4, 2006
Page 12
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Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 13
0
645 ✓
50
f
!
/r
66. so
3
775 ry A\ �� f_
��.+
7
522 ^`ry 726
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o,
r
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a l
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oh ��
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728
r� 14(30)
1� 42 93 64
31(14) 1 t 645
�
♦ r 3
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1 11 Ir,
775
AM Peak Hour(PM Peak Hour)
NOT TO SCALE
Figure 9 Development Generated Trip Assignments
Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 13
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• •
Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 14
0
•
y,
645
775
522 �.;«
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a
a
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@
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r 75 (115)
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o
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40 (130) 1 t 645 y°
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n
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y
40 (235) h @ S /2
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ti
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sue,
.y�or
i 1 °i
775
y�
ry
AM Peak Hour PM Peak Hour
NOT TO SCALE
Figure 10 Build -out ADT
and AM /PM Peak Hour Traffic Volumes
Traffic Impact Analysis for Admiral Byrd Center
March 28, 2007
Page 14
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Figure 1 I Build -out Lane Geometry and Levels of Service
Traffic Impact Analvsis for Admiral Byrd Center
March 28, 2007
Page 15
AM Peak Hour(PM Peak Hour) NOT TO SCALE
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• •
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Traffic Impact Analysis for Admiral Byrd Center
January 12, 2007
Page 16
�0\
50 . Signalized
17 intersection
668
LOS =B(B)
4
775 ��GA
728 G �Gti
d
522��
$�
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1000
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m intersection
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. e(G)
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645
2
a
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P AP
AM Peak Hour(PM Peak Hour)
NOT TO SCALE
Figure 12 Recommended Improvements Build -out Lane Geometry and Levels of Service
•
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Traffic Impact Analysis for Admiral Byrd Center
January 12, 2007
Page 16
11
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11. Recommendations to Mitigate Problems
To mitigate the problem at the intersection of Victory Dr and Route 50, the installation of a
traffic signal and pavement marking for left turn lanes on Victory Dr and at the Perry
Engineering entrance are recommended. A traffic signal warrant analysis was run for the
intersection of Route 50 and Victory Drive. The analysis shows the Peak Hour Volume
warrant is met. This, combined with the failing level of service in the unsignalized
intersection analysis, led to the recommended signal. The developer should participate in
the cost of this traffic signal commensurate with the amount of traffic the proposed
development contributes to the intersection.
12. Conclusions
The traffic impacts associated with the Admiral Byrd Center project are acceptable and
manageable. All intersections will operate at an acceptable LOS in the design year 2008.
With the construction of a traffic signal and left turn lanes at the intersection of Victory Dr
and Route 50, the failing level of service will be corrected.
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