TRAFFIC IMPACT ANALYSIS FOR Thalia Apartments and Retailboulevardatthalia.com/wp-content/...Analysis-Thalia... · 1/10/2020 · Thalia Road Apartments and Retail Rezoning – Traffic

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TRAFFIC IMPACT ANALYSIS FOR

Thalia Apartments and Retail (Located in: Virginia Beach, VA)

PREPARED FOR: Venture Realty Group, LLC

PREPARED BY:

Volkert, Inc. One Columbus Center, Suite 303

Virginia Beach, VA 23462 Ph: (757) 500-2849

January 10, 2020

Thalia Road Apartments and Retail– Traffic Impact Analysis Table of Contents

1. Introduction 1

1.1. Project Location and Background 1

1.2. Study Area 2

1.3. Study Methodology 3

2. Existing Conditions 3

2.1. Existing Roadway Network 3

2.2. Existing Traffic Volumes 4

3. Site Analysis 4

3.1. Site Trip Generation Analysis 4

3.2. Site Traffic Trip Distribution 6

3.3. Site Access and Trip Assignment 8

4. Traffic Volumes with Proposed Development 9

5. Traffic Analysis 11

5.1. Operational Analysis 11

5.2. Queuing Analysis 12

6. Conclusions and Recommendations 13

Appendices

Appendix A: Traffic Count Data

Appendix B: LOS Description

Appendix C: Synchro Reports

Appendix D: Internal Capture Calculations

Appendix E: By-right Development Concept Plan

Thalia Road Apartments and Retail– Traffic Impact Analysis List of Figures

Figure 1: Project Site Layout and Location 2

Figure 2: Existing Peak Hour Volumes 4

Figure 3: Residential Trip Distribution 7

Figure 4: Retail Trip Distribution 7

Figure 5: AM Peak Hour Site Trips 8

Figure 6: PM Peak Hour Site Trips 9

Figure 7: AM Peak Hour Build Volumes 10

Figure 8: PM Peak Hour Build Volumes 11

List of Tables

Table 1: Proposed Trip Generation 5

Table 2: By-Right Trip Generation Comparison 6

Table 3: Virginia Beach Blvd and Thalia Rd Intersection LOS and Delay Results 11

Table 4: Thalia Rd and North Site Driveway Intersection LOS and Delay Results 12

Table 5: Thalia Rd and South Site Driveway Intersection LOS and Delay Results 12

Table 6: Virginia Beach Blvd and Thalia Rd Intersection Queuing Results 13

Thalia Road Apartments and Retail Rezoning – Traffic Impact Analysis

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1. Introduction

This traffic impact study (TIS) is conducted for the purpose of assessing the impacts associated with redevelopment of the Wayside Village Shoppes located at 4220 Virginia Beach Boulevard in the City of Virginia Beach, Virginia.

The purpose of the traffic analysis is to evaluate the existing and future traffic conditions that include the proposed project, and to identify potential roadway improvements that may be necessary to support the development and maintain adequate operational conditions on the adjacent study area roadways. The site is currently zoned B-2 Community Business and the Developer is seeking a rezoning to B-4 Mixed-use District. Because the project is proposing down zoning to B-4 and development of land uses that results in significantly less traffic as compared to the potential by-right land uses permitted under the B-2 zoning, a limited traffic impact analysis was requested by the City of Virginia Beach.

1.1 Project Location and Background

The subject property is approximately 9.3-acre site located on the northeast corner of the intersection at Virginia Beach Boulevard and Thalia Road. The site is currently occupied by an Aldi grocery store, a furniture store/warehouse, and approx. 32,224 S.F. of various retail use. The proposed redevelopment of the site will maintain the existing Aldi grocery store and the retail shoppes located in the front southwest portion of the site (containing the FedEx Office). The remaining existing uses will be replaced with 261 apartment units and 10,473 S.F. of new retail space.

Access to the subject site is proposed to remain as currently operated with two full-movement driveways on Thaila Road and two right-in/right-out (RIRO) only driveways at Virginia Beach Boulevard.

Figure 1 illustrates the site location and the overall concept plan.


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Figure 1: Project Site Layout and Location

1.2 Study Area

The study area consists of roadways and intersections in the vicinity of the proposed development to include the following:

Roadways: • Virginia Beach Boulevard • Thalia Road

Intersections: • Virginia Beach Boulevard and Thalia Road – signalized • Thalia Road at the north and south driveways – unsignalized • Virginia Beach Boulevard at the right-in/right-out east and west driveways - unsignalized


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1.3 Study Methodology

Traffic operations for the AM and PM peak hours were analyzed using Synchro Processional 9.2 software. The methodologies used by the Synchro software are based on guidance set forth in the Highway Capacity Manual 2010 (HCM). Level of service (LOS) descriptions are provided in Appendix B. The primary measures of effectiveness (MOE’s) used to evaluate the study intersections include level of service (LOS) and 95th percentile queue lengths for each of the intersection movements. Specific analysis parameters, including peak hour factors (PHF) and heavy vehicle factors (%HV), were applied to the Synchro analysis using the guidance contained in VDOT’s Traffic Operations and Safety Analysis Manual (TOSAM), version 1.0. For purposes of the study, overall intersection LOS of D or better is considered acceptable. Conversely, intersections operating with LOS of E or worse were considered unacceptable for this project. The 95th percentile queue is the queue (or back-up) of vehicles at an intersection that has a 5-percent probability of being exceeded during a peak analysis period. It is commonly used to represent the worst-case scenario for queuing vehicles and is used to assess whether vehicle storage is adequate for a particular turn lane or the available distance to nearest upstream intersection.

2. Existing Conditions

2.1 Existing Roadway Network

Virginia Beach Boulevard and Thalia Road are the primary roadways within the study area that provide vehicular access to/from the subject property. A description of each of the roadways is provided as follows:

• Virginia Beach Boulevard – is an eight-lane divided principal arterial. According to 2018 Average Annual Daily Traffic (AADT) volumes from VDOT’s online database, Virginia Beach Boulevard carries 39,000 vehicles per day (vpd) between Independence Boulevard and Rosemont Road. The posted speed limit is 45 mph.

• Thaila Road – is a two-lane residential street serving residential neighborhoods. According to 2018 Average Annual Daily Traffic (AADT) volumes from VDOT’s online database, Thalia Road carries 4,800 between Virginia Beach Boulevard and Edinburgh Drive. The posted speed limit is 25 mph.


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2.2 Existing Traffic Volumes

Peak hour turning movement counts (TMC’s) were collected on Tuesday, December 10, 2019 and Wednesday, December 11, 2019 between 7:00 to 9:00 AM and from 4:00 to 6:00 PM at the study intersection. From the TMC data, the AM peak hour occurred from 7:45 AM to 8:45 AM, while the PM peak hour occurred from 4:45 PM to 5:45 PM o Tuesday, December 10, 2019.

Figure 2 shows the existing traffic turning movement volumes for the weekday AM and PM peak hours.

Figure 2: Existing Peak Hour Volumes

3. Site Analysis

3.1 Site Trip Generation Analysis

The estimated number of new vehicle trips generated by the subject development was determined using methodology and traffic generation rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition 2017.


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Since the proposed redevelopment involves the replacement of existing uses and the addition of new land uses, the below trip generation assessment provides estimates for new trips associated with the proposed project and the existing land uses that are proposed to remain in operation. Based on discussions with the City of Virginia Beach Traffic Engineering staff, it was agreed that the trip generation rate for the new apartments use ITE code 220 (low-rise) instead of 221 (mid-rise) in order to evaluate the worse -case (higher trip generation) scenario.

Internal capture accounts for those motorists who access multiple land uses during one trip. Internal capture trips are not made on the external street network and results in reductions that are applied externally to the site. For example, a mixed-use development that includes both residential and retail uses would have some of their trips generated by the residents. Seeing that the proposed mixed-use project consists of residential and retail land uses, ITE methodology consistent with the Trip Generation Handbook (ITE, 9th Edition, 2012), was applied to estimate the internal capture rates. Based on the mix and densities of the residential and retail uses, an overall 13.7 percent internal capture was applied to the PM peak hour trips and 2 percent internal capture rate was applied to the AM peak hour trips. Detailed internal capture rate calculations are included in the Appendix. No pass-by trip reductions were assumed for any of the analysis scenarios. While some of the traffic generated by the Aldi Grocery store and retail portion of the site would include traffic already traveling along the adjacent roadways, and are considered pass-by trips, these trips/reductions were assumed to already be captured in the existing traffic counts. Table 1 summarizes the estimated weekday daily, AM peak, and PM peak hour traffic generation potential for both the proposed mixed-use project and existing land uses.

Table 1: Proposed Trip Generation

As shown in Table 1, the proposed mixed-use project has the potential to add 125 new AM peak hour trips and 125 PM peak hour trips and 2,328 new daily trips to local area roadways at full buildout.

The site is currently zoned B-2 Community Business and the Applicant is seeking a rezoning to B-4 Mixed-use District to allow the property to be developed with 261 apartments. Under the current B-2 zoning by-right uses that typically include high traffic generators, such as big box

Enter Exit Total Enter Exit TotalExisting Land Uses (Proposed to remain)

820 Retail (west) 10,224 S.F. 385 6 4 10 19 20 39850 Supermarket (Aldi) 19,054 S.F. 2029 44 29 73 90 86 176

2414 50 33 83 109 106 215Proposed New Land Uses

220 Multifamily Housing (low-Rise) 261 DU 1932 27 92 119 87 52 139820 Retail(new) 10,473 S.F. 396 6 4 10 19 21 40

2328 33 96 129 106 73 1794742 83 129 212 215 179 394

Internal Capture Reductions - -2 -2 -4 -27 -27 -54Total External Trips 4742 81 127 208 188 152 340

AM Peak Hour PM Peak Hour ITE Code Description Size Unit Daily

Total New Trips

Total Existing Site Trips

Total Site Trips


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stores/shopping centers and fast-food restaurants, are permitted. A comparison between the site trip generation for the proposed development and a potential by-right development is presented below in Table 2 for informational purposes. A by-right concept plan for the subject is provided in the Appendix.

Table 2: By-Right Trip Generation Comparison

As shown in Table 2, when compared to the potential by-right development, the proposed mixed-use development is estimated to generate 328 less trips in the AM peak hour, 262 less trips in the PM peak hour, and 2,902 less trips on an average weekday. 3.2 Site Traffic Trip Distribution

The directional distribution and assignment of trips generated by the proposed development is based on the existing peak-hour traffic pattern within the study area and residential/businesses densities in the surrounding study area. The driveway assignments for the retail trip distribution was primarily based on the existing peak-hour traffic data collected at each of the site driveways. Whereas, the driveway assignments for the new apartments was assumed based on the location of the apartments within the site and the expected distribution along Virginia Beach Boulevard. Based on these parameters the trip distribution for the proposed development is:

Residential Retail

• to/from the east on Virginia Beach Blvd. 45% 40% • to/from the west on Virginia Beach Blvd. 55% 43% • to/from the north on Thalia Road 0% 15% • to/from the south on Thalia Road 0% 2%

The expected trip distribution assignments for the proposed apartments and retail land uses are shown in Figure 3 and Figure 4.

Enter Exit Total Enter Exit TotalBy-Right Uses

710 General Office 171.6 KSF 1792 162 26 188 30 160 190820 Retail 10 KSF 378 5 4 9 18 20 38934 Fast-Food w/Drive-thru 1.5 KSF 706 30 30 60 25 24 49934 Fast-Food w/Drive-thru 2.5 KSF 1177 51 49 100 42 40 82934 Fast-Food w/Drive-thru 2.5 KSF 1177 51 49 100 42 40 82

Exisitng Uses820 Retail (west) 10 KSF 385 6 4 10 19 20 39850 Supermarket (Aldi) 19 KSF 2029 44 29 73 90 86 176

7644 349 191 540 266 390 656Proposed Project

4742 83 129 212 215 179 3942902 266 62 328 51 211 262

Total Site Trips

Difference Between By-Right and Proposed Total Trips (before internal capture reductions)

ITE Code Description Size UnitAM Peak Hour PM Peak Hour

Daily


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Figure 3: Residential Trip Distribution

Figure 4: Retail Trip Distribution


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3.3 Site Access and Trip Assignment

Site access is proposed to remain as currently operated with two full-movement driveways on Thaila Road and two right-in/right-out (RIRO) only driveways at Virginia Beach Boulevard.

New site trips proposed by this project include the trips generated by the proposed apartments and new retail space. The existing site trips include the Aldi grocery store and retail (west) that are proposed to remain in place.

Based on the anticipated trip patterns associated with the proposed development, driveway assignments were developed and are illustrated in Figure 5 and Figure 6.

Figure 5: Site Trips AM Peak Hour


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Figure 6: Site Trips PM Peak Hour

4. Traffic Volumes with Proposed Development

The estimated peak hour trips that are expected to be generated by the proposed site was added to the existing peak hour traffic volumes to establish the Build AM and PM peak traffic volumes. As indicated in the above section, trip associated with the Aldi grocery store and retail shops (west) were assumed to be captured in the existing traffic data. It should be noted the existing traffic data also include trips generated from the Willis furniture store and retail shops (east) that are proposed to be replaced. Based on field observations, approx. half of the retail space for the existing retail shops (east) are vacant and many of the shops that are in operation do not open until late morning (10:00 am or later). Therefore, no reductions were made to the existing traffic volumes associated with these land uses. Figure 7 and Figure 8 illustrate the future traffic volumes for the AM and PM peak hour Build Conditions.


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Figure 7: Build Volumes AM Peak Hour

Figure 8: Build Volumes PM Peak Hour


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5. Traffic Analysis

An operational analysis for the study intersections AM and PM peak hour conditions were performed for the existing conditions and build conditions.

Analyses were completed to determine the operating characteristics of the study intersection using Synchro Professional 9.2 which uses methodologies contained in the Highway Capacity Manual 2010 (HCM). Per guidance contained in VDOT’s Traffic Operations and Safety Analysis Manual (TOSAM), version 1.0, the peak hour factors (PHF’s) were calculated for the overall intersection using the existing count data and heavy vehicles percentages (HV%) were calculated for each movement from the existing data. HCM 2000 reports were used for both the PM and AM peak hour conditions for the signal analysis at the Virginia Beach Boulevard and Thalia Road intersection since the HCM 2010 methodology does not support the existing signal phasing (split side-street phasing) used by this signal. The results are presented in the following summaries and the supporting Synchro reports are presented in the Appendix C.

For the existing and build conditions all the signal timings/phasing were kept consistent with the current timings/phasing that are in operation today, as provided by City of Virginia Beach.

5.1 Operational Analysis As summarized in Table 3, overall LOS C operations are expected to be maintained in all scenarios under AM and PM peak hour conditions. With the addition of the new trips associated with the proposed apartments and new retail, overall delay is expected to increase by approx. 3 second during both AM and PM peak hour periods. As summarized in Table 4 and Table 5, the proposed site driveways along Thalia Road are expected to operate at a LOS A during both peak hours. The two right-in/out driveways along Virginia Beach Boulevard are also expected to operate without any delay or queuing issues.

Table 3: Virginia Beach Boulevard and Thalia Road Intersection LOS and Delay

LT TH RT LT TH RT LT TH RT LT TH RT

E (66.7)

E (70.0)

E (62.0)

E (65.2)

E (65.3)

E (60.3)

E (67.3)

E (70.0)

E (62.0)

E (74.5)

E (61.5)

E (58.7)

E (68.6)

E (69.8)

E (61.3)

E (65.1)

E (62.0)

E (60.7)

E (65.5)

E (69.8)

E (61.3)

E (65.5)

E (60.0)

E (59.2)

ScenarioOverall

LOS

Level of Service per Movement by Approach Eastbound Westbound Northbound Southbound

AM Peak Hour

ExistingC

(24.6)

B (11.6)

B (17.3)

E (70.0)

B (16.2) B (18.2) E (67.8) E (62.3)

BuildC

(27.3)

B (12.6)

B (19.5)

E (70.0)

B (18.0) C (20.4) E (67.8) E (63.2)PM Peak Hour

ExistingC

(24.8)

B (15.1)

C (23.9)

E (65.0)

B (19.8) C (24.6) E (64.1) E (62.1)

Build C

(27.5)

B (16.1)

C (28.3)

E (65.0)

C (21.3) C (28.9) E (64.1) E (61.2)


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Table 4: Thalia Road and North Driveway Intersection LOS and Delay

Table 5: Thalia Road and South Site Driveway Intersection LOS and Delay

5.2 Queuing Analysis Analyses indicate that under 2021 Build conditions, all vehicle queues will continue to remain within the available storage provided to accommodate peak hour traffic. The AM peak hour 95th percentile queue length along the southbound Thalia Road approach is forecasted to extend approx. 181’ or greater from Virginia Beach Boulevard. This is expected to result in minor delays to traffic exiting the site from the south driveway that is located 160’ north of Virginia Beach Boulevard. During the AM peak, however, most of the trips exiting the site are the apartment residents that are expected use the north driveway (shortest route). The north driveway is located approx. 380’ north of Virginia Beach Boulevard is not expected to experience any delays resulting from queuing along Thalia Road at the signal. Table 6 shows the 95th percentile queues by lane group at the study intersection.

LT

A (7.7)

A (7.7)

A (7.9)

A (8.0)

ScenarioOverall

LOS

Level of Service per Movement by Approach Westbound Northbound Southbound

LT/RT THRT/TH

A (0.6)

AM Peak Hour

ExistingA

(0.4) B (10.9) - A (0.2)B (10.9) A (0) -

A (0)

BuildA

(1.9)B (12.5) - A (0)B (12.5) - A (0.2)

B (11.4) -PM Peak Hour

ExistingA

(1.3) B (11.4) -

BuildA

(1.2)B (12.1) - A (0)B (12.1) - A (0.5)

LT

A (7.7)

A (7.7)

A (7.9)

A (8.1)

ScenarioOverall

LOS

Level of Service per Movement by Approach Westbound Northbound Southbound

LT/RT RT/TH THAM Peak Hour

ExistingA

(0.3)B (10.8) - A (0)B (10.8) - A (0)

BuildA

(0.3)B (11.2) - A (0)B (11.2) - A (0)

PM Peak Hour

ExistingA

(0.8)B (11.3) - A (0)B (11.3) - A (0.1)

BuildA

(0.7)B (11.8) - A (0)B (11.8) - A (0.1)


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Table 6: Virginia Beach Blvd. and Thalia Road Intersection Queuing Results

6. CONCLUSIONS AND RECOMMENDATIONS

As currently proposed, the rezoning and redevelopment of the Wayside Village Shoppes is not expected to have any adverse traffic impacts to the adjacent roadways or intersections. The principal findings of this traffic impact study analysis are as follows:

1. The proposed mixed-use project has the potential to add 125 new AM peak hour trips and 125 PM peak hour trips and 2,328 new daily trips to local area roadways at full buildout.

2. When compared to potential by-right development permitted under the current B-2 zoning, the proposed mixed-use development is estimated to generate 328 less trips in the AM peak hour, 262 less trips in the PM peak hour, and 2,902 less trips on an average weekday.

3. Results of the total future conditions analyses with buildout of the site indicates that the study intersections will operate at an acceptable LOS “C” or better during the both the AM and PM peak hours.

4. No changes are recommended to the signalized intersection at Virginia Beach Boulevard and Thalia Road.

LT TH RT LT TH RT LT LT TH RT

Effective Bay Storage (ft)1 345 - - 300 - - 310 350

Existing 140 56 60 120 127 83Build 159 56 60 #181 127 91

Existing 273 58 51 105 65 38Build 320 58 51 129 63 55

#95%th percentile volume exceeds capacity, queue may be longer1. Effective storage length is equal to the storage length plus half of the taper length.

-AM Peak Hour

PM Peak Hour

299312

158 123

350

158 123

Scenario

95th Percentile Queuing per Movement by Approach (ft) Eastbound Westbound Northbound Southbound

Virginia Beach Blvd Virginia Beach Blvd Thalia Road Thalia RoadTH/RT

476 476 112452 112440

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TRAFFIC IMPACT ANALYSIS FOR Thalia Apartments and Retailboulevardatthalia.com/wp-content/...Analysis-Thalia... · 1/10/2020 · Thalia Road Apartments and Retail Rezoning – Traffic