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Home My WebLink About07-04 Traffic Impact AnalysisOVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed William H. Lawrence III Property located along Martinsburg Pike (Route 11), south of Hopewell Road, in Frederick County, Virginia. The site proposes 20,000 square feet of retail development located along the east side of Martinsburg Pike (Route 11). Build -out is anticipated to occur over a single transportation phase by the year 2006. Methodology The traffic impacts accompanying the William H. Lawrence III Property 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 William H. Lawrence III Property site, Distribution and assignment of the William H. Lawrence Property generated trips onto the study area road network, Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the intersections of Route 11[Brucetown Road, Route 11/Hopewell Road, Hopewell Road/I -81 northbound ramps and Hopewell Road/I -81 southbound ramps To determine the existing ADT (Average Daily Traffic) along each of the study area roadway links, PHR +A utilized recently conducted 24 -hour traffic counts along Route 11 to calculate a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 8.3 Figure 1 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour 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 William H Lawrence III Property April 22, 2004 Page 1 k J' No Scale AM Peak Hour(PM Peak Hour) Average.DaibicRi s P Figure 1 Existing Traffic Volumes A Traffic Impact Analysis of the William H. Lawrence III Property April 22, 2004 Page 2 No Scale Unsignalized Intersection *Ro Unsignalized Intersection c c O fn Unsignalized Intersection °ad Unsignalized Intersection a Sit24ive yl SITE Site,D Live #2 Bruceto a AM Peak Hour(PM Peak Hour) Denotes Critical Unsignalized Movement Denotes continuous two -way left -turn lane r P H RA- Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the William H Lawrence III Property April 22, 2004 Page 3 Land Use Source of Trips AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Milk Processing/ Delivery Trucks 10 20 30 20 10 30 150 Distribution Center Employees Visitors 40 3 2 1 42 4 2 1 40 3 42 4 135 35 Total Trips 53 23 76 23 53 76 320 2006 BACKGROUND CONDITIONS Existing traffic volumes were increased along study area roadways using an historic growth rate of 5% per year (compounded annually) through Year 2006. Figure 3 shows the 2006 background ADT and AM /PM peak hour traffic volumes at key locations throughout the study area. Figure 4 shows the respective 2006 background lane geometry and AM/PM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. PHR +A utilized the report titled: A Traffic Impact Analysis of Maryland Virginia Milk Producers Facility, by PHR +A, dated October 6, 2003, to incorporate all trips relating to "other developments" located within the vicinity of the proposed William H. Lawrence III Property site. Based upon the information published in the previously referenced report, PHR +A has provided Table 1 to summarize the 2006 "other developments" trip generation. Figure A is included in the Appendix to show the background trip distribution percentages. TRIP GENERATION Table 1 Mary and Virginia Milk Producers Trip Generation Summa The total trips produced by and attracted to the William H Lawrence III Property were established using equations and rates provided in the 7` Edition of ITE's Tri Generation Report. Table 2 summarizes the trip generation results for the proposed William H. Lawrence III Property. Table 2 William H. Lawrence III Property Trite Generation Summary ITE Land Use -Code 820 Retail Amount 20,000 SF Total Trips Weekday AM Peak Hour PM Peak Hour r In Out Total In Out Total 36 23 60 104 113 216 2,386 36 23 60 104 113 216 2,386 A Traffic Impact Analysis of the William H. Lawrence III Property April 22, 2004 Page 4 r P H R -A- L Figure 3 P IRA 2006 Background Traffic Volumes SITE rtve #2 ce own Rea AM Peak Hour(PM Peak Hour) WAyelaTielk A Traffic Impact Analysis of the William H. Lawrence III Property April 22, 2004 Page 5 r No Scale Unsignalized Intersection Unsignalized Intersection O r`d Unsignalized Intersection Unsignalized Intersection c Hopewell R o ad 1 t /B(cr e 'priv e 1 SITE Si[e.p Bra own oa AM Peak Hour(PM Peak Hour) Denotes Critical Unsignalized Movement Denotes continuous two -way left -turn lane Figure 4 2006 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the William H Lawrence III Property April 22, 2004 Page 6 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR +A utilized the trip distribution percentages shown in Figure 5 to assign the William H. Lawrence III Property trips (Table 2) throughout the study area roadway network. Figure 6 shows the respective development generated. AM/PM peak hour trips and ADT assignments. 2006 BUILD -OUT CONDITIONS The William' H. Lawrence assigned trips (Figure 6) were added to the 2006 background traffic volumes (Figure 3) to obtain 2006 build -out conditions. Figure 7 shows the 2006 build -out ADT and AM /PM peak hour traffic volumes at key locations throughout the study area. Figure 8 shows the respective 2006 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. CONCLUSION The traffic impacts associated with the William H. Lawrence III Property site are acceptable and manageable. During 2006 build -out conditions, the intersection of Hopewell Road/ Route 11 will maintain levels of service "E" or better. All of the remaining analyzed intersections will maintain levels of service "C" or better. Figure 8 shows the addition of a traffic signal at intersection Hopewell Road/Route 11 which will maintain levels of service of "C" or better. A Traffic Impact Analysis of the William H Lawrence nI Property April 22, 2004 Page 7 Trip Distribution Percentages A Traffic Impact Analysis of the William H. Lawrence III Property April 22, 2004 Page 8 No Scale Unsignalized Intersection a AM Peak Hour(PM Peak Hour) Average Daily Trips _pHRA 6 Development- Generated Trip Assignments A Traffic Impact Analysis of the William H. Lawrence III Property April 22, 2004 Page 9 Unsignalized Intersection e tm No Scale (29 )25 O M1 ti s3% 1 O Unsignalized Intersection 4 X38(57) t 114(I55) SITE ti e #2 meet° AM Peak Hour(PM Peak Flour) Avenic ailSr FFigu _PHRA 7 2006 Build -out Traffic Volumes A Traffic Impact Analysis of the William H Lawrence III Property April 22, 2004 Page 10 a 11 Impact Statement June 23, 2004 The Clearbrook Woolen Mill owned by Mr. William Lawrence and family has historically been involved with manufacturing, wholesaling and retailing woolen products since 1939. With the elimination of woolen manufacturing, the majority of the property was sold to Frederick County for use as the Clearbrook Park and approximately 1.965 acres were reserved for continuing commercial activities that began in 1946. It is now the owner's intention to bring the zoning of the property to be consistent with commercial nature of the property. Attached is a location map, Figure 1, and a site plat with topography, Figure 2. This site is shown on the Frederick County Comprehensive Policy Plan for business use. Figure 3 provides an insert look at the North East Land Use Plan and this location. Site characteristics are generally level with Clearbrook Run flowing along the southern boundary of the property. This stream valley includes wetlands and will be preserved by the county required riparian buffer. Figure 4 provides a generalized land use plan for the property. Site access will be restricted to one commercial entrance as shown on Figure 4 with alignment during site plan to meet VDOT and Frederick County requirements. It is anticipated that any change of the use of the property will require VDOT land use permit procedures which will involve edge widening of Route 11 and improvements as normally required by VDOT. The owner believes this site may change in use in the future however, no specific use is planned for this rezoning. Close review of the "allowed uses" in the B -2 zone has prompted the owner to voluntarily restrict certain uses on the site. The following uses shall not be proposed for use on the site: Golf driving range (SIC 7999) Self service storage facilities Commercial Batting Cages Adult retail uses under CUP. The owner has consistently cooperated with the Frederick County Sanitation Authority in providing easements and rights of ways as shown for the installation of regional water and sewer utilities. It is anticipated with the completion of the Clearbrook water and sewer extensions connecting the northeast regional water plant and the sewer force main currently existing at the site that access for an existing or future commercial use capacity would be provided by the Frederick County Sanitation Authority. Site drainage can be easily handled by discharge release to the stream channel existing on site with appropriate storm water management design as required by the Frederick County Department of Public Works. l Solid waste will be transferred to the Frederick County Landfill facility by commercial carrier. The site has some historic importance as it exists along the Valley Pike (U.S. Route 11) and was used in a woolen goods producing activity for at least 65 years. There are no listed sites of historic importance on the site in the Frederick County register. Since the site will be devoted entirely to commercial purposes the impact model produced for this project exerts a positive economic impact on the Frederick County budget. It is not anticipated that this project will have any measurable impact on existing residential uses since the land use surrounding the site does not include a residential component. We appreciate Frederick County considering and approving this rezoning petition. Sincerely, GILBERT W. CLIFFORD ASSOCIATES C. E. Maddox, Jr., P.E., Vice President 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Cleerbrook Preebyte 33-A -15= Zoned: RR/o7A/� Use: Rtl Zoned: RA' Use: Re!siden0e SYMBOLS O POLE 0 SIGN O MANHOLE MAILBOX LOCATED OBJECT TRAFFIC POLE 4 fiRE 111DRAIT 33,1 ruff I OI0007057 THIRD RNCR4172 lJ. 204X 54 f!. Zoned: 5 -3 um GnmoNd 0 my of Frederick 33- A -162B Zoned: RA U e: Cleorbrook Park 0 p WILLIAM H. LAWRENCE, /1/ PROPERTY GENERALIZED DEVELOPMENT PLAN FREDERICK COUNTY, VIRGINIA 0 0 0 g1bert w. clifford associates a division of Patton, Harris, Rust Associates, pc 117 E. Picadilly SL Winchester, Wgina 22601 VOCE (540) 667 -2139 FAX: (540) 665 0493 Sheet 3 OF 3 1 1 1 1 WILLIAM H. LAWRENCE, 1/1 PROPERTY LOCATION MAP FREDERICK COUNTY, VIRGINIA gilbert w. clifford associates adSsonof Patton, Harris, Rust Associates, pc 117 E. Peony SI W testy, Virgimio 22601 VOICE: (540) 667 -2139 FAX (540) 665 -0493 Figure 1 snip Paz p SIGN MANHOLE MAILBOX LOCATED OB.ECT TRAFFIC POLE FIRE MIMANT 1 1 1 1 1 1 1 1 1 1 1 1 1 1 k WILLIAM H. LAWRENCE, Ill PROPERTY SITE PLAT FREDERICK COUNTY, NRCINI4 0 0 0 gilbert w. clifford associates a drision of Patton, Harris, Rust Associates, pc 117E Ficaday St Winchester, Yuginia 22601 W1LE: (540) 667 -2139 FAX (540) 665 -0493 Figure 2 LEGEND Map Features 0 Study Area Boundary Pr000sea SWSA Rural Community Centers Water Features !t'/ Perennial Streams A Htstonc Features Proposed L and Use Residential Business Industrial Rural aaea Deyeioonsentally Sensitive Areas Roads A/ Interstate 8, Dornaty tliuttarars Secondary Roads l ets, Railroads Proposed Rnute 37 Este:15,0n Ai New Catlettor Roads 0 Mew Sidnaluation Zoning 82 (Bunirsess, General Dtstncti fl 93 (Dictums' Transform Ontric1) EM (E rtrar.trve Manutacturma Orsacif M1 Ondusirud, Lyra DrAnct) 1s7 andtranal. General Disurn MH1 (Mobilo 1 Community) A Mural .Areal RP fRosocontas Performanc D Duncan Pun r 1 WILLIAM H. LAWRENCE, /11 PROPERTY NORTHE4ST LAND USE PLAN FREDERICK COUNTY, IIRGINI4 pi/ //y,'" -LK 1 tt t gilbert w. Clifford associates a division of Patton, Harris, Rust Associates, pc 1171 Really St. Winchester, *pia 22601 VOICE (540) 667-2139 me (540) 665-0493 Figure 3 0 Gear Presbyte 33 -A -15+ Zoned: RA Uu: ip o�.� sYMBOLS 0 POLE io SIGN o MANHOLE MNL9a% e LOCATE] OBJECT e TRAFFIC POLE i ARE HYDRANT 33M-163 Oar. I 0100 07457 MIRO 2CR4Tm+ LA TUX SL1 ft Zoned: R Uee: Relsidentia my of Frederick 33 -A -1628 Zoned: RA e: Clearbrook Pork 1 1 1 1 1 1 1 1 1 1 0 0 WILLIAM H. LAWRENCE, II/ PROPERTY GENERALIZED DEVELOPMENT PLAN FREDERICK COUNTY, VIRGINIA gilbert w. afford associates a division of Patton, Harris, Rust Associates, pc 117 E Pica&Ily St. Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 Figure 4 1 WILLIAM H. LAWRENCE, /1I PROPERTY RURAL LANDMARK PLAN FREDERICK COUNTY, NRCIN44 RURAL LANDMARKS NUMBER 935 708 DESCRIPTION Cleorbrook Feed Seed Cleorbrook Presbyterian Church &3>FN124LLY S'CN /f7CANY Yes Yes gilbert w. difford associates a dosian of Patton, Harris, Rust Associates, pc 111 E. FES; Ily St Wirchester, Crgnia 22601 VOCE: (540) 667 -2139 FAX: (540) 665-0493 Figure 5