HomeMy WebLinkAboutSDP200900009 Review Comments Preliminary Site Plan 2009-06-15Current Development Engineering Discussion of Arden Place Traffic Impacts
The proposed Arden Place development met the minimum VDOT thresholds to require a Traffic
Impact Analysis. The results of that analysis showed that this development will have significant
impacts on the intersection of Rio Road and Putt -Putt Place, as well as impacts to the Rio Road/Rte
29 intersection.
Per section 32.7.2.4 of the Zoning Ordinance, a multi - family development with 50 or more units must
have two connection points to public streets. One of these connection points is proposed at Rio Road
and Putt -Putt Place. Based on the Traffic Impact Analysis, the 206 unit development is anticipated to
significantly increase the delay time of the southbound left turning movement from Putt Putt to Rio.
This delay, however, does not result in a signal warrant at this intersection, and therefore VDOT will
not allow the installation if a signal at this time.
There are also impacts to already failing intersection movements at Rt. 29 and Rio Road. The most
direct impact appears to be to the southbound lefts onto Rio, and the westbound rights onto Rt.29.
The already - failing impacted movements are shown as red arrows on the Arden Connections Diagram
on page 2. Blue arrows indicate proposed and potential connection points which are discussed below.
To meet the requirements of the ordinance a second connection point is proposed through the
Woodbrook Subdivision to the north of Arden Place. A platted public right -of -way exists in this
location, connecting the Arden Place property to the existing public streets within Woodbrook. The
conceptual design of a travelway from Arden Place to this platted right -of -way appears to meet the
standards of the ordinance for width and slope [per 18- 12.17.a]. The streets in Woodbrook are public
streets, approved and maintained by VDOT. This connection will help alleviate impacts to the Rio /29
intersection by providing Arden Place residents the ability to reach northbound Rte 29 and the
Woodbrook Elementary School without having to utilize Rio Road. It will not, however, provide
relief for the left- turning movement from Putt -Putt Place to Rio Road. Also, it is possible that
vehicles from outside of Arden Place (neighboring residential complexes and businesses, and even
from Rio Road) may utilize this connection as a "cut- through" to access Rte 29 N. Residents in the
Woodbook Subdivision are concerned over the increase in traffic this connection could create within
their neighborhood. An alternative to providing full vehicle access at this point and still satisfying
Section 32.7.2.4, is to install a gate across the travelway, allowing pedestrians and bicycles, but
vehicles only in an emergency situation.
To further mitigate the traffic impacts to the Putt Putt/Rio intersection, the applicant has explored an
additional connection point to the Albemarle Square shopping center. This would connect in the area
near the old Circuit City building and provide access to Rio Road via the existing traffic signal shared
by the mall's north access. The Traffic Impact Analysis shows that this connection will provide relief
for the left turning movement from Putt -Putt Place onto Rio. It will also allow Arden Place residents
to enter heavily travelled Rio Road at a signalized intersection. This connection will do little to
mitigate effects at the Rio /29 intersection. Although, vehicles seeking 29 N may choose to travel
through the shopping center for such access, rather than utilizing Rio Road. This connection is
desirable in that it will provide direct access for Arden Place and neighboring residential complexes
to a shopping center, without the need to use Rio Road. In order to make the connection, permission
must be granted by the property owner of Albemarle Square. The applicant has been unable to reach
an agreement with this property owner, and therefore, the Albemarle Square connection is unavailable
at this time. The applicant has proposed to build as much of it as possible in the hopes that an
agreement is reached in the future.
The connection at Albemarle Square should be made to reduce the delay time of the left turning
movement from Putt Putt Place onto Rio Road and to allow Arden Place residents the ability to make
the left turn onto Rio Road at a signalized intersection. The applicant has diligently pursued this
connection with the Albemarle Square property owner, has designed it, and is prepared to construct as
much of it as possible until an agreement for full construction can be reached. The Woodbrook
connection allows vehicles to access 29 N without impacting the 29/Rio intersection, but the
Albemarle Square connection also has this potential. Current Development Engineering concludes
that the connection at Albemarle Square, in addition to the Putt Putt Place and Rio Road intersection,
best addresses the Arden Place development's traffic impacts realized in the Traffic Impact Analysis.
The connection to Woodbrook should, at a minimum, accommodate pedestrians, bicycles and
emergency vehicles.
Arden Connectionsma�
Legentl
maam„��,,ra�atl
7
A
Q m
� m
/m o ,... MYERS DlZ.�., v • ��eRF n OOOp
El
L1
OQ
v�
wamem.
70 1P, _
��
p°
- - ---
631 \
h�
Arden
fiIV5
1 _. �.°
M'��•l'SIO�'
�+
oa.aseN�es
Geog�e0h ocemarleo
a
/
O Q�N��'OEN'D
O
caaat zss se3z�
4.
O
r
'5PL
01 -
QP
S-
h . 0H`F�eel9
N
N
Meg Is rot Olsplay purposes anry •Aerial imagery tram commomveaim N Vlrglnla