HomeMy WebLinkAboutZMA202300012 Traffic Impact Analysis Study Zoning Map Amendment 2023-09-13GOROVE SLADE
Transportation Planners and Engineers
TRAFFIC IMPACT ANALYSIS
To: Kevin McDermott
Cc: Danny Martinez, P.E.
Joe Wrege
Joe Murray
Scott Collins, P.E.
From: Cad Hultgren, P.E., PTOE
Date: September 13, 2023
Albemarle County
VDOT
Stony Point Development Group
Dominion Realty Partners
Collins Engineering
Gorove Slade
Subject: Hollymead Residential —Traffic Impact Analysis (TIA)
Albemarle County, Virginia
Introduction
eALTH OF`, '
�c
O 2
U CARLA.HULTGREN Y
Lic. No. 049624
POD
F`SS/ONALOV
Stony Point Development Group and Dominion Realty Partners are proposing to construct a neighborhood on the east side of
U.S. 29 (Seminole Trail) between Ashwood Boulevard and Hollymead Drive in Albemarle County, Virginia. The development
plan includes a mix of single-family lots, townhomes, apartments and two -over -two condominiums, up to 500 total units. The
access plan includes one right -in / right -out driveway on U.S. 29, one cross -connection to Derby Lane and one cross -
connection to the future multifamily community to the south. If approved, the neighborhood is expected to be complete by
2027.
This Traffic Impact Analysis (TIA) was developed in accordance with County and Virginia Department of Transportation
(VDOT) standards, and is based on the TIA scope meeting with the County and VDOT on August 10. A copy of the TIA
scoping document is included in the Appendix.
Scope of the Traffic Analysis
The primary objective of this TIA is to identify the impacts to the transportation network due to the proposed neighborhood.
The study area includes the following intersections:
1. U.S. 29 at Hollymead Drive North
2. U.S. 29 at Ashwood Boulevard
3. U.S. 29 at Proposed Right -in / Right -out Driveway
Figure 1 shows the site location and study intersections, and Figure 2 shows the proposed site plan.
Hollymead Residential — Traffic Impact Analysis
September 2023
Page 2
Figure 1: Site Location and Study Intersections
��JJ•,
:Dory
.��\
`
y,
-
r
� r
A fjM
F= fly
SNOW
{1I
Figure 2: Preliminary Site Plan
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 3
September 2023
Existing Conditions (2023)
Existing Roadway Network
A description of the major roadways within the study area is presented in Table 1, and the existing lane configuration is shown
in Figure 3.
ninole Trail 1 29 Principal Arterial = 29,520
wood Boulevard 1670 Local 35 4,400
lymead Drive (North 20 Local 2,860
175'
d Dr (Na
�TTir�
oro
N N
350'
c
111 L
2°
�T11�
N N
2023 Existing Lane Configuration
® Existing Study Intersection
® Future Study Intersection
P
► Existing Lane
NOT TO SCALE
Figure 3: Existing Lane Configuration
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 4
September 2023
Existing (2023) Traffic Volumes
The existing traffic volumes for the weekday AM peak hour (7:00 — 9:00 AM) and PM peak hour (4:00 — 6:00 PM) were
collected by Bums Services, Inc. at the following intersections during the week of June 5:
• U.S. 29 at Hollymead Drive (North)
• U.S. 29 at Ashwood Boulevard
The through volumes on U.S. 29 southbound were increased to balance between the two study intersections. The existing
traffic volumes are shown in Figure 4, and the traffic count data is included in the Appendix.
rn
N
UI
N 7
66 (85)
115 (76)
I I
th N N
7 N
00
N
O)
a
C
V)
M
crv
53 (38)
N
252 (145)
I
M rn
ao �
N
N
2023 Existing Traffic Volumes
N v
® Existing Study Intersection
N
....
® Future Study Intersection
o Turning Movement
AM (PM) Peak Hour volume
NOT TO SCALE
Figure 4: Existing (2023) Peak Hour Traffic Volumes
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis Page 5
September 2023
No -Build Conditions (2027)
Background Traffic Growth
Based on the TIA scope meeting with the County and VDOT, an annual traffic growth rate of 1.0% was applied. The existing
traffic volumes were increased by the annual growth rate for four years, and the approved development trips were added to
estimate the No -Build 2027 traffic volumes, which are shown in Figure 9.
Background Developments
At the request of the County, three approved developments are included in this analysis. The trip potential of the following
developments is included in the background traffic:
1. RST Neighborhood
2. Brookhill
3. Willow Glen
RST Neighborhood is a proposed multifamily community located in the northeast comer of the U.S. 29 at Ashwood Boulevard
intersection. The development plan includes 375 apartments with one right -in / right -out driveway on U.S. 29. The trip
generation potential of this neighborhood is included in the Ashwood Boulevard Residential TIA dated October 2020. The
RST Neighborhood trips are shown in Figure 5.
Brookhill is a proposed mixed -use community located in the southeast quadrant of the U.S. 29 at Ashwood Boulevard
intersection. The development plan includes approximately 1,350 residential units, 180,000 SF of commercial space and an
elementary school. The access plan includes connections to U.S. 29, Ashwood Boulevard and Polo Grounds Road. The TIA
was performed for this project in February 2016, and the trip potential of the community from Table 3 of the TIA is shown in
Figure 6.
Willow Glen is a proposed community located in the northeast quadrant of the Dickerson Road at Towncenter Drive
intersection. The development plan includes 308 multifamily units and the access plan includes two full -movement driveways
on Dickerson Road. The trip generation of the proposed community is shown in Table 1 of the Willow Glen Apartments TIA
dated March 2022. The Willow Glen trips are shown in Figure 7.
Figure 8 shows the total approved development trips
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 6
September 2023
rn
N
rn
f)
lo,
1
-----------------------. ------
10 (6)
RST
Neighborhood
° 3
c N (2)
— 67 (43)
2
RST Multifamily Neighborhood
W
.- -�, Approved Development Site
�
# Existing Study Intersection
O,NN„�
.-,
re Future Study Intersection Q
AM (PM) Site Trip Assignment NOT To SCn E
m
- Right -in / Right -out Driveway
N
vi
'Trips based on Figure 8 from Ashwood Boulevard
Residential TIA by RKA dated October 2020
Figure 5: RST Neighborhood Approved Development Trips
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 7
September 2023
w
0
m
1
� 1
i
m
m
o_
v
30 (27)
1
(41)
25 (42)
(105) 61
rn
m
rol
r
Co
r1
Brookhill Neighborhood Trips
ro
a
Approved Development Site
.......S
........................................................................
® Existing Study Intersection
® Future Study Intersection
Brookhill
AM (PM) Site Trip Assignment
Neighborhood
'Trips based on Figure 12 from Brookhill
Neighborhood TIA by RKA dated
February 2016 NOT TO SCALE
Figure 6: Brookhill Approved Development Trips
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 8
September 2023
� I
M�
Willow Glen
N
1 v
............................
Y
Townc
(14) 22
(27) 41
v
N
r
N
V
1
g
�1'
I
R
N
7
r
N
7
1
2
Ash wood Blvd
Willow Glen Trios
Approved Development Site
7
® Existing Study Intersection
Future Study Intersection
AM (PM) Site Trip Assignment
X% Regional Site Trip Distribution
`Trip distribution and assignment based
on Figure 7 from the Willm Glen TIA by H
tO
RKA tla[etl March 2022 NOT To SCALE
Fiaure 7: Willow Glen Aooroved Develooment Trios
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis
September 2023
Page 9
Willow
Glen vi
rn �
v
rn
o_
1 �
RST Neighborhood
L 33 (29)
113 (84)
Brookhill
Neighborhood
------------------
:figure 8: Total Approved
Total Approved
Development Trips
Approved Development Site
®
Existing Study Intersection
®
Future Study Intersection
AM (pM)
Site Trip Assignment
NOT TO SCALE
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 10
September 2023
N
N
r
r v _
o
69 (88)
V W
120 (79)
1
I
M M
N
V
N
O) �
IA v v
O
88 (69)
.
375 (235)
I
� w
C N
2027 No -Build Traffic Volumes
r
N
® Existing Study Intersection
N
v
Future Study Intersection
W
► Turning Movement
AM (PM) Peak Hour volume e
NOT To SME
Figure 9: NO -Build (2027) Peak Hour Trattic Volumes
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis Page 11
September 2023
Build Conditions (2027)
Site Generated Trips
The Institute of Transportation Engineer's (ITE) Trip Generation Manual, 11th Edition was used to estimate the trip potential of
the proposed neighborhood during the weekday AM and PM peak hours. Table 2 shows the trip generation potential of the
proposed neighborhood.
Single -Family Housing - Detached
70 lots
364
364
13
41
45
26
(210)
Single -Family Housing - Attached
50 townhomes
180
180
6
18
17
11
(215)
Multifamily Housing
(Low -Rise - up to 3 floors)
330 apartments
1,112
1,112
32
100
106
62
(220)
Multifamily Housing
50
(Mid -Rise - 4 to 9 floors)
2+2 condos
114
114
4
15
12
8
(221)
Total
500 units
1,770
1,770
55
174
180
107
Site Trip Distribution
The following site trip distribution was applied based on discussions with the County and VDOT, a review of existing traffic
patterns, surrounding land uses, and engineering judgement:
• 65% to / from the south on U.S. 29
• 35% to / from the north on U.S. 29
Figure 10 shows the site trip distribution, and Figure 11 shows the site trip assignment.
Build (2027) Traffic Volumes
The site trips (Figure 11) were added to the No -Build 2027 (Figure 9) traffic volumes in order to determine the Build 2027
traffic volumes. The Build 2027 traffic volumes are shown in Figure 12.
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 12
September 2023
L—(5
25%
Hollymead Dr (North)
�
o
0 o
O
o
v
J
O
�
o
d
°
O_
1
� — 25%
HoI1, Qr (South)
a
e
> J
t
Ya
i
U
i
1
(25%)
i
I
$ RIRO
Site Driveway
o
sR
i
o c
._.................
L (10%)
........................................_.._
1 �
� (ss°r°)
�
2
81vd
30%
Site Trip Distribution
a o
Project Site
,®
7
Existing Study Intersection
® Future Study Intersection
Enter(Exft) Site Trip Distribution
Q
rX_� Regional Site Trip Distribution
NolroSCALE
Figure 10: Site Trip Distribution
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis Page 13
September 2023
rn v
L8(5))13 (45)
11 Hollymead Dr (North)
I �
O) N
� C
M
N d
O
C
N
1 13 (45)
}I HoI1,Qr (South)
---------------------------------
................._-------------
--------
---------------
- ----
CO
i
> J v t
� C 1
..
W
N U t
❑ i
1 ®� 44 (27) i
RIRO Site Driveway
t
SITE
� N �
t
^ � i
i
p
t-17(11) m
1 96 (59)
Q Blvd
t (54) 17
I
N Site Trip Assignment
m M i Project Site
® Existing Study Intersection
Future Study Intersection Q
AM (PM) Site Trip Assignment norm Sc E
Figure 11: Site Trip Assignment
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis Page 14
September 2023
v
r
N
N
V
O
L n
_�
(s3)
1
I .
129 (84)
Hollymead Dr (North)
Hollymead Dr (North)
I
N W �
V
v
r
a
d
N
O
h)
i
> J
I
C_
1
_
u1 «_ f
V
i
1
®� 44 (27)
'RIRO Site Driveway
* �
1
m N
SITE
a0
1
N v
O
•
M
i
n
N
� C
m v
105 (80)
.
471 (294)
Ashwood Blvd
I
o
2027 Build Traffic Volumes
v .-
C
®
Existing Study Intersection
Future Study Intersection
—►
Turning Movement
AM (PM)
Peak Hour Volume
NOT TO SCALE
Figure 12: Build (2027) Peak Hour Traffic Volumes
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis Page 15
September 2023
Access Management Standards
U.S. 29 is classified as a Principal Arterial, with a posted speed limit of 45 mph. VDOT requires a minimum distance of 305
feet between partial access driveways. The proposed right -in / right -out driveway is approximately 955 feet south of Hollymead
Drive (South), and 845 feet north of the proposed right -in / right -out driveway for the RST neighborhood, therefore an Access
Management Exception (AME) is not required.
Capacity Analysis
Capacity Analysis Procedure
Capacity analyses were performed at the study area intersections during the weekday AM and PM peak hours. Synchro,
Version 11 was used to analyze the study intersections based on the Highway Capacity Manual (HCM) methodology and
include level of service, delay, and queue length comparisons for the turning movements analyzed. For the purpose of this
analysis, a peak hour factor of 0.92 for each approach was used for each of the study intersections only if existing PHF was
less than 0.92. Otherwise, the existing PHF was used.
Capacity Analysis Results
For unsignalized intersections, the average delays for the minor street left -turn movements are described as short delays (less
than 25 seconds), moderate delays (between 25 and 50 seconds), and long delays (greater than 50 seconds). It is common
for side street movements to experience long delays during peak hours at intersections with major thoroughfares. Capacity
analysis results are summarized in Table 3 through Table 5.
T..6r.. O. r .. .. I ..so ; 0uMM....• r r Q 1. ... u.. rrA IN :\n6\
A..N,i. S..hado
Lane
Group
Storage
Length (ft.)
LOS
Delay
(sacNeh)
Peak
95th %
Queue (ft.)
Hour
SI.Traffic
A�.. Me.
O�erall
LOS
LOS
Delay
hseclveh�
PM Peak
95th %
Queue (ft.)
Hour
SknTraffic
A�.. Max
O�ihrall
LOS
WBUR
1]5/-
D
514
]8
QueueAM
199
E
59.2
]5
Queue 204
FIU
225
F
91.5
n16
28
F
88.8
mt
46
Existing 2023 Traffic
MST
-/-/-
A
5.1
89
183
B
B
15.9
631
286
B
con,i8ore
MR
325
A
2.2
mt
40
102
B
11.6
m22
69
14.6
Sam
325
E
57.3
113
452
E
69.9
111
140
San
-/-/-
A
7A
300
239
A
SA
240
200
WBUR
175/-
D
51.3
81
190
E
59.1
80
194
FIU
225
F
85.9
m5
28
F
91.5
mt
32
No-BuiM 2027 Tnafic
PIT
_ / _ / _
A
1.4
15
402
A
B
14.4
738
148
B
conditions
FIR
325
A
0.1
nr6
24
8A
A
8.1
m14
39
13.8
Sam
325
D
52.8
116
144
E
73.3
9119
139
SBT
_/_/_
A
8.0
350
246
A
6.3
287
223
WBUR
175/-
D
51A
86
205
E
59.2
86
192
NBU
225
F
137.1
m19
49
F
114s
m10
50
Bub 2027 Treffic
MT
-I-/-
A
1.9
23
99
A
B
18.2
753
159
B
contlieons
FIR
325
A
0.1
nr6
30
9.7
A
9.8
m13
30
16.7
Sam
325
D
53.8
130
154
E
74.2
41231
214
SBT
-/-/-
A
8.1
352
288
1 A
6.5
291
264
Based on the capacity analysis, the intersection currently operates at LOS B during the AM and PM peak hours. Under no -
build conditions with current signal timings, the intersection is expected to operate at LOS A during the AM peak hour and LOS
B during the PM peak hour.
Under build conditions with current signal timings, the intersection is expected to continue to operate at LOS A during the AM
peak hour and LOS B during the PM peak hour.
No improvements are warranted or recommended at this intersection at build -out of the proposed neighborhood.
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis
September 2023
Page 16
Tahle 4, Levrl of Servire Summary - U.S. 29 at Ashwond 6Dulevard
Anait,nis Scenark,
Lane
Group
Storage
Length (ft.)
LOS
Delay
(..cN.hJ
AM Peak
95th %
Queue (ft.)
Hour
StrinTraffic
Ave. Max
overall
LOS
LOS
Delay
(..dveflh�
PM Peak
95th %
Queue ht.�
Hour
ShnTraffic
Ave. Max
0,,..11
LOS
WBL
350/-
D
48.9
139
Queue
225
E
59.4
99
Queue
159
WBR
350
D
43.0
36
48
D
Us
37
45
flu
250
E
58.9
9
23
E
68.8
42
98
Ensting 2023 Traffic
Her
-/'/'
B
10.4
249
267
B
B
11.2
400
336
B
Contli9ora
MR
300
A
7S
23
62
152
A
7.1
28
94
11.8
SBUWL
200
E
64.7
rn21
55
E
70.3
86
117
SBT
_/_/_
B
132
550
256
A
5.4
ZM
216
WBL
350/-
D
48.2
493
261
E
72.8
#170
217
WBR
350
D
39.9
d4
60
D
54.4
48
70
mu
250
E
56.9
100
238
E
68.5
119
224
No -BUN 2027 Traffic
Her
-/-/-
B
16.7
307
340
C
B
16.3
490
388
C
Con, itions
MR
300
B
11.8
28
69
24.4
A
9.7
31
158
21.6
SBWL
200
E
60.3
#136
495
F
128.8
f300
200
SBT
_/_/_
I C
22.8
657
357
A
9.1
323
487
WBL
350/-
D
50.5
2"
329
F
110.]
#232
312
WBR
350
D
38.3
48
105
D
54.5
51
144
Mu
250
E
58.4
100
189
E
68.5
119
249
BUN 2027 Traffic
NBT
-/-/-
B
18.0
315
333
C
B
16.9
523
379
C
Contli9ore
MR
300
B
12.7
29
80
26.9
A
9.9
33
234
26.2
SBWL
200
E
68.6
#147
199
F
169.4
K143
200
SBT
_/_/_
c
25.1
668
Us
A
9.2
320
868
WBL
350/-
D
50.5
2"
329
E
74.7
#208
257
WBR
350
D
38.3
48
105
D
52.7
50
76
BUN 2027 Traffic
Mu
250
E
58.4
100
189
E
68.5
119
250
Contlitiore
MT
_/_/_
B
18.0
315
333
C
C
22.1
628
498
C
viM GM MOCTed Timings
MR
300
B
12.7
29
80
26.9
B
12.5
42
268
23.5
SBWL
200
E
68.6
#147
199
E
78.6
#268
199
SBT
I -/-/-
c
25.1
668
us
I A
8.7
106
372
Based on the capacity analysis, the intersection currently operates at LOS B during the AM and PM peak hours. Under no -
build conditions with current signal timings, the intersection is expected to operate at LOS C during the AM and PM peak
hours.
Under build conditions with current signal timings, the intersection is expected to operate at LOS C during the AM and PM
peak hours.
With current signal timings, the westbound left -turn and southbound left -turn movements are projected to operate at LOS F in
the PM peak hour. If the signal timings are modified to give the westbound left -turn movement two more seconds of green
time and the southbound left -turn movement six more seconds of green time, both of those movements will operate at LOS E,
and the average delay for the intersection will drop by 2.7 seconds.
No improvements are warranted or recommended at this intersection at build -out of the proposed neighborhood.
Under build conditions, the minor street right -turn movement is expected to operate with short delays during the AM peak hour
and moderate delays during the PM peak hour, with queue lengths of three vehicles or less with the following configuration:
• Construct the site driveway with one ingress lane and one egress lane
• Construct a northbound right-tum lane on U.S. 29 with 200 feet of storage
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential - Traffic Impact Analysis
September 2023
Page 17
Turn Lane Warrant Analysis
The Build 2027 traffic volumes at the proposed site driveway on U.S. 29 were evaluated to determine if they meet turn lane
warrants, and the results are summarized below:
U.S. 29 at Right -in / Right -out Site Driveway:
• A northbound right-tum taper is warranted in the AM peak hour
• A northbound right-tum lane is warranted in the PM peak hour
Recommendations
Based on the results of the analysis, all study intersections will operate with acceptable delays and queueing with the following
recommendations.
U.S. 29 at Right -in / Right -out Driveway:
• Construct the site driveway with one ingress lane and one egress lane
• Construct a northbound right -turn lane on U.S. 29 with 200 feet of storage
Hollymead Drive (South) at Rubin Lane:
• Restrict Rubin Lane to a directional crossover by restriping the existing pavement on Hollymead Drive (South) to
create a westbound left -turn lane, and install a raised island to prohibit the northbound left-tum movement on Rubin
Lane
The recommended lane configuration is shown in Figure 13.
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com
Hollymead Residential — Traffic Impact Analysis Page 18
September 2023
ro
175'
Hollymead Dr (North)
Hollymead Dr (North)
�TTTr�
bIn
N N
N M
c
J
°
HolhllWr (South)
3
i
O S
y a
i
A K
i
111
U
0 L
3 Rl Site Dr
t t
o
b SITE
j
22
i
X•
y O
O
O
350'
rn o
z
1 11
350'
2
Ashmod Blvd
�TTTr�
N $
Recommended Lane Confiauration
® Existing Study Intersection
® Future Study Intersection
N
P
► Existing Lane
NOT TO SCALE
n
Recommended Lane
�w
Figure 13: Recommended Lane Configuration
4951 Lake Brook Drive / Suite 250 / Glen Allen, VA 23060 1 T 804.362.0578 goroveslade.com