6711 LEE HIGHWAY TRAFFIC IMPACT STUDY ARLINGTON, VIRGINIA

Transcription

1 6711 TRAFFIC IMPACT STUDY ARLINGTON, VIRGINIA Prepared for: NVR, Inc. Prepared by: Wells + Associates, Inc. Michael J. Workosky, PTP, TOPS, TSOS John J. Andrus William L. Zeid, PE May 4, 2017

2 6711 TRAFFIC IMPACT ANALYSIS ARLINGTON COUNTY, VIRGINIA TABLE OF CONTENTS Page Section 1 INTRODUCTION 1 Section 2 BACKGROUND INFORMATION 7 Public Road Network... 7 Non-Auto Facilities and Services... 7 General Land Use Plan (GLUP) Existing Traffic Counts Pipeline Developments Section 3 TRANSPORTATION IMPACT ANALYSIS 17 Study Scope Existing Conditions Operational Analysis Background Traffic Growth Future Traffic Forecasts with Development (2020) Operational Analysis of Future Conditions without Development (2020) Site Vehicle-Trip Generation Analysis Parking/Loading Site Trip Distribution Analysis Future Traffic Forecasts with Development (2020) Operational Conditions with Development (2020) Section 4 CONCLUSIONS 29 FINAL TIA 12/5/2013 1

3 6711 TRAFFIC IMPACT ANALYSIS ARLINGTON COUNTY, VIRGINIA LIST OF FIGURES FIGURE TITLE Page 1-1 Site Location Map Site Plan Reduction Existing Lane Use and Traffic Controls Transit Facilities Map Arlington County Bike Map General Land Use Plan (GLUP) Existing Weekday Peak Hour Vehicular Traffic Volumes (2017) Existing Weekday Peak Hour Pedestrian Volumes (2017) Existing Weekday Peak Hour Bicycle Volumes (2017) Regional Growth (2020) Future Traffic Forecasts without Development (2020) Existing Office Building Traffic To Be Removed Site Trip Assignments and Directional Distributions (2020) Total Future Weekday Peak Hour Traffic Forecasts with Development (2020) LIST OF TABLES TABLE TITLE Page 3-1 Intersection Levels of Service Summary Intersection Queuing Summary Site Trip Generation Summary FINAL TIA 12/5/2013 2

4 6711 TRAFFIC IMPACT ANALYSIS ARLINGTON COUNTY, VIRGINIA LIST OF APPENDICES APPENDIX TITLE A Existing Vehicular, Pedestrian, and Bicycle Traffic Counts B Scope of Work Agreement C Description of Levels of Service D Existing Intersection Levels of Service and Queues (2017) E Future Intersection Levels of Service and Queues without Development (2020) F Future Intersection Levels of Service and Queues with Development (2020) FINAL TIA 12/5/2013 3

5 6711 Lee Highway SECTION 1 INTRODUCTION This report presents the results of a Transportation Impact Analysis (TIA) for the redevelopment of 6711 Lee Highway, in Arlington County, Virginia. The subject site is located in the northwest quadrant of the Lee Highway (U.S. Route 29)/N. Underwood Street intersection, as shown on Figure 1-1. The current zoning designation for the site is C-O (Mixed Use District). The parcel is designated as a Low-Medium Residential Development District on the Arlington County General Land Use Plan (GLUP), and is currently developed with a three-story office building consisting of approximately 35,000 square feet (SF) of general office space. The site is currently served by surface parking. Vehicular access to the site is provided via two (2) fullmovement driveways on N. Underwood Street and two (2) driveways on Lee Highway, one for inbound vehicles and one for outbound vehicles. The site is located approximately 1,580 feet northwest of the East Falls Church Metrorail station on the Orange and Silver Lines. In addition, the site is served by several Metrobus and ART bus lines and a connected network of streets, sidewalks and bike routes. The Applicant (NVR, Inc.) is in the process of filing a 4.1 Site Plan and Rezoning application to raze the existing three-story (35,000 SF) office building and redevelop the site with 27 residential townhomes. The proposed development would be served by 54 garage parking spaces and 10 visitor parking spaces. As shown on Figure 1-2, access to and from the development would be provided via the two existing driveways on N. Underwood Street. The two driveways on Lee Highway would be closed. For study purposes, the site was assumed to be redeveloped by FINAL TIA 12/5/

6 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 Figure 1-1 Site Location Map 6711 Lee Highway Arlington, Virginia FAIRFAX DRIVE WASHINGTON BOULEVARD I-66 25TH N. 26TH N. N. SITE EAST FALLS CHURCH METRO STATION N. SYCAMORE N. ROOSEVELT Transportation Consultants WASHINGTON BOULEVARD N. QUANTICO INNOVATION + SOLUTIONS

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8 Tasks undertaken in this study included the following: 1. Review the proposed site plan, development program, previous transportation studies, and other background data. 2. A field reconnaissance of existing roadways, lane use and traffic control, posted speed limits, pedestrian facilities, and transit services and facilities. 3. Discussions with Arlington County staff regarding the scope of this TIA. 4. Counts of existing vehicular, pedestrian and bicycle traffic at (4) study intersections and the site driveways. 5. Analysis of existing levels of service and queues at each study intersection. 6. Forecasts of future traffic volumes without development based on existing traffic counts and annual growth rate of 0.5 percent per year (compounded) for buildout year 2020 conditions. 7. Analysis of future levels of service and queues without development at each study intersection based on future traffic forecasts without development and existing traffic controls and intersection geometrics. 8. Estimates of the number of AM and PM peak hour vehicle-trips generated by the proposed development using the ITE Trip Generation Manual, 9 th Edition rates and equations including applicable non-auto mode split reductions. 9. Forecasts of future traffic volumes with development based on future traffic forecasts without development, plus site traffic assignments from the proposed development, accounting for the elimination of trips generated by the existing uses on-site. 10. Analysis of future levels of service and queues with development at each study intersection based on future traffic forecasts with development and the future traffic controls and intersection geometrics. Sources of data for this analysis included traffic counts conducted by Wells + Associates Inc. (W+A); ITE; the Arlington County Department of Environmental Services (DES); the Arlington County General Land Use Plan (GLUP); WMATA; Dewberry Consultants, LLC., and NVR, Inc. FINAL TIA 12/5/

9 The principal findings of this traffic impact analysis are as follows: 1. The redevelopment of 6711 Lee Highway will eliminate two (2) access drives along Lee Highway (US 29), thus eliminating conflict points along this heavily travelled arterial roadway. 2. The redevelopment of 6711 Lee Highway would have a negligible impact on the adjacent street network and operations at adjacent study intersections. 3. The subject site is located within a connected network of arterial and local streets, with sidewalks and on-street bike routes, and is located approximately 1,580 feet from the East Falls Church Metro Station. 4. The five (5) unsignalized study intersections currently operate at acceptable overall LOS A during both the AM and PM peak hours with an average delay of 2.8 seconds per vehicle or less. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway currently operates at LOS F during the AM peak hour and at LOS E during the PM peak hour. 5. In the future without redevelopment but with regional growth the study intersections would continue to operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections also operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. 6. The 6711 Lee Highway project is estimated to generate 14 AM peak hour vehicle-trips, 16 PM peak hour vehicle-trips and 154 daily vehicle-trips. This assumes a 25% nonauto reduction based on the site s proximity to the East Falls Church Metro Station and other non-auto facilities in the vicinity of the site. Based on ITE estimates, the proposed redevelopment of the site would result in 64 fewer AM peak hour trips, 97 fewer PM peak hour trips, and 385 fewer daily trips compared to the existing site s uses. 7. With redevelopment, all intersections would continue to operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections also operate at acceptable LOS A during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. It is noted that the Lee Highway/N. Underwood Street intersection is located approximately 700 feet east of the signalized Lee highway/washington Boulevard intersection and approximately 850 feet west of the signalized Lee Highway/N. Sycamore Street intersection. These signalized intersections east and west of N. Underwood Street will introduce gaps in the through traffic streams, allowing the southbound vehicles on N. Underwood Street to execute FINAL TIA 12/5/

10 left and right turns and access Lee Highway with less delay than calculated and reported above. 8. The proposed 6711 Lee Highway Transportation Management Plan (TMP) will reinforce the expected vehicle trip reductions given the projects location to transit, bicycle, and walking facilities which minimize the project s vehicular traffic impacts. FINAL TIA 12/5/

11 SECTION 2 BACKGROUND INFORMATION Public Road Network Existing Network. The proposed development is located within a connected transportation network that provides excellent regional and local accessibility by private vehicle, public transportation, walking, and bicycle. The grid system of roads provides motorists with options traveling to/from the site area and their origins/destinations. Regional access to 6711 Lee Highway is provided by Interstate 66 (I-66) and Lee Highway (U.S. Route 29). N. Sycamore Street and N. Washington Boulevard (Route 237) provide local access to the proposed site. Currently, the existing office building is accessed via four public driveways; two (2) on N. Underwood Street and two (2) on Lee Highway. The east driveway on Lee Highway serves inbound traffic and the west driveway serves outbound traffic. The immediately adjacent intersection of Lee Highway and N. Underwood Street operates under stop control on N. Underwood Street. The existing intersection lane use and traffic control at the study intersections are shown on Figure 2-1. Non-Auto Facilities and Services Overview. The subject site is well served by Metrorail, Metrobus, Arlington Transit (ART), carsharing services, Capital Bikeshare, and on-street bike routes. These facilities are all generally within ¾ miles from the site. Figure 2-2 shows the existing transit facilities in the site area. Metrorail. The subject site is approximately 1,580 feet (0.3 miles) from the East Falls Church Metro Station that serves the Orange and Silver Lines. The Orange Line directly serves Arlington County and Fairfax County in Virginia; the District of Columbia; and Prince George s County in Maryland. Metro passengers can transfer to the Blue Line at the Rosslyn station, to the Red Line at Metro Center, and to the Green and Yellow Lines at L Enfant Plaza. The Silver Line will ultimately extend west to Dulles Airport and Loudoun County, but currently terminates at the Wiehle-Reston East station. Metrobus/ART. The subject site is well served by both Metrobus and ART bus service. Bus stops that serve Metrobus route 3A are located adjacent to the site along Lee Highway between N. Underwood Street and Washington Boulevard on both sides of Lee Highway. Access to ART and several other Metrobus routes are accessible from the East Falls Church Metro Station and along N. Sycamore Street to the east. Car Share. As shown on Figure 2-2, Zipcar and Enterprise each have a car sharing space located in the vicinity of the subject site. To the southeast, and closest to the site, there is an Enterprise CarShare vehicle parked at the East Falls Church Metro Station. The nearest Zipcar is parked at the Harris Teeter on West Broad Street, approximately 4,550 feet (0.86 miles) west of the site. FINAL TIA 12/5/

12 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG JCP 2 SITE 5 Figure 2-1 Existing Lane Use and Traffic Controls 3804 Wilson Boulevard Arlington, Virginia N Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT Represents One Travel Lane Signalized Intersection STOP Stop Sign 8

13 I-66 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 9 Figure 2-2 Transit Facilities 6711 Lee Highway Arlington, Virginia LITTLE FALLS ROAD FAIRFAX DRIVE 26TH N. WASHINGTON BOULEVARD 25TH N. 27TH N. 26TH N. N. SITE EAST FALLS CHURCH METRO STATION N. SYCAMORE N. SYCAMORE WASHINGTON BOULEVARD N. ROOSEVELT N. QUANTICO Transportation Consultants INNOVATION + SOLUTIONS ORANGE & SILVER LINE ART 52, 53 ART 54, WMATA 2A ART 55, WMATA 3Y WMATA 3A WMATA 15K, 15L WMATA 26A, 28X BUS STOP METRO STATION

14 Bikeshare. There is one Capital Bikeshare station located within the vicinity of the site at the East Falls Church Metro Station which houses 19 bike docks. The next nearest station is located approximately 1.4 miles southeast of the site at Westover Park which houses 15 bike docks. Bicycle Facilities. In addition to the Capital Bikeshare stations previously mentioned, bicycle connectivity is provided via on-street bike lanes on N. Sycamore Street and Williamsburg Boulevard as shown on Figure 2-3. The Arlington County Bike Map classifies N. Underwood Street, Little Falls Road, 26 th Street N, and Westmoreland Street as shown on Figure 2-3 as bicycle friendly on-street routes. Additionally, the Washington and Old Dominion Trail is easily accessible from the site at the East Falls Church Metro Station. Pedestrian Facilities. Within the study area sidewalks are provided on both sides of all streets. Crosswalks are provided on Lee Highway at Washington Boulevard and N. Sycamore Street. General Land Use Plan (GLUP)/Zoning The General Land Use Plan (GLUP) is an element of Arlington County s Comprehensive Plan and is the primary policy guide for future development within the County. The GLUP is used to establish the overall character, extent and location of various land uses. It serves as a guide to communicate the policy of the County Board to citizens, the business community, developers and others in the development of Arlington County. The current zoning designation for the site is C-O (Mixed Use District). As shown on Figure 2-4, the site is designated as a Low-Medium Residential District on the Arlington County GLUP. The proposed townhome uses are not permitted under the C-O designation. Surrounding the site on the north side of Lee Highway is a mix of Low and other Low- Medium Residential spaces. To the south of Lee Highway, the GLUP designation is a similar mix of Low and Low-Medium Residential spaces. The Applicant is not seeking to amend the GLUP designation of the site from the current Low-Medium Residential designation. Additionally, the site is proposed to be rezoned to RA8-18 Multiple-family Dwelling District. FINAL TIA 12/5/

15 Transportation Consultants INNOVATION + SOLUTIONS O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ Figure 2-3 Bike Map 6711 Lee Highway Arlington, VA 11

16 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 12 Figure 2-4 General Land Use Plan (GLUP) 6711 Lee Highway Arlington, VA Transportation Consultants INNOVATION + SOLUTIONS

17 Existing Traffic Counts Existing AM and PM peak hour counts of vehicular, pedestrian, and bicycle traffic were conducted by Wells + Associates on Wednesday, January 11, 2017, at the following intersections: N. Underwood Street/Lee Highway. N. Underwood Street/East Site Driveway North. N. Underwood Street/East Site Driveway South. East Site Driveway/Lee Highway. West Site Driveway/Lee Highway. The traffic counts are included in Appendix A. Vehicular, pedestrian, and bicycle traffic counts are summarized on Figures 2-5, 2-6, and 2-7, respectively. Based on the results of these traffic counts, the peak hours on Lee Highway generally occurred between 7:45 and 8:45 AM and 4:45 and 5:45 PM. For purposes of this analysis the individual peak hours at intersections were used to provide a more conservative analysis. On Street Parking Surrounding the site, some on-street parking is available. East of the site, along N. Underwood Street, there are approximately three (3) parking spaces limited to Zone 9 permits only from 8:00 AM to 5:00 PM Monday through Friday. On the west side of N. Underwood Street, another three (3) parking spaces are available limited to 2-hour parking only from 8:00 to 6:00 PM Monday through Friday. On-street parking with similar restrictions is available further north of the site adjacent to Charles A. Stewart Park. Directly adjacent to the site along the west side of N. Underwood Street, 4-hour parking is permitted from 8:00 AM to 6:00 PM on weekdays with space available for approximately five (5) vehicles. South of the site, along Lee Highway in both directions, no parking is permitted. Pipeline Developments There are no pipeline development projects in the immediate vicinity of the site. All of the planned development is located south and west of Interstate 66 within Falls Church. Thus, no specific pipeline developments were included in this study. FINAL TIA 12/5/

18 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE 3 5 Figure 2-5 Existing Weekday Peak Hour Vehicular Traffic Volumes 6711 Lee Highway Arlington, Virginia N /736 Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 4 1 SOUTH ENTRY SOUTH EXIT 1236/1155 Represents One Travel Lane Signalized Intersection STOP Stop Sign AM PEAK HOUR PM PEAK HOUR 000 / 000 7/7 50/60 4/6 8/8 3/4 2/3 2/6 1236/1155 4/4 1096/736 53/61 1/0 53/65 8/4 5/1 54/63 1/0 8/6 19/ /1117 4/ /736 22/23 33/45 14

19 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE 5 Figure 2-6 Existing Weekday Peak Hour Pedestrian Volumes 6711 Lee Highway Arlington, Virginia N Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT 2/0 0/1 2/6 0/1 AM PEAK HOUR PM PEAK HOUR 000 / 000 0/6 3/1 7/7 3/4 4/10 3/4 4/10 2/3 1/0 4/0 3/2 15

20 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE 5 Figure 2-7 Existing Weekday Peak Hour Bicycle Volumes 6711 Lee Highway Arlington, Virginia N /1 4 Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT 1/1 AM PEAK HOUR PM PEAK HOUR 000 / 000 0/1 16

21 SECTION 3 TRANSPORTATION IMPACT ANALYSIS Study Scope Based on the scoping meeting held with Arlington County staff, the 6711 Lee Highway TIA includes the five (5) study intersections listed previously including the four (4) site access points provided via the public driveways on N. Underwood Street and Lee Highway. A copy of the approved scoping agreement is included in Appendix B. For purposes of this traffic study, the build-out year was assumed to be Existing Conditions Operational Analysis Existing peak hour levels of service (LOS) were estimated at the study intersections based on: the existing lane use and traffic control shown on Figure 2-1; the existing vehicular, pedestrian, and bicycle traffic counts shown on Figures 2-4 thru 2-6; and the Highway Capacity Manual (HCM) 2000 methodologies, using Synchro Software, version 9.1. Descriptions of levels of service (LOS) A through F for signalized and unsignalized intersections are included in Appendix C. The results of the existing conditions analysis are presented in Appendix D and summarized in Tables 3-1 and 3-2. In addition to the peak hour volumes the following inputs were coded into Synchro; peak hour factor by approach, CBD area type, lane widths, adjacent parking lane, number parking maneuvers, and bus blockages. Levels of Service. As shown in Table 3-1, the five study intersections currently operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections also operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway currently operates at LOS F during the AM peak hour and at LOS E during the PM peak hour. Queues. Existing peak hour 95 th percentile queues for study intersection were estimated using Synchro Software, version 9.1. The 95 th percentile queues of existing conditions are used to establish a datum against which to compare future conditions. The 95 th percentile queue is defined as the maximum back of queue with 95 th percentile traffic volumes. The 95 th percentile queue is not necessarily ever observed, it is simply based on statistical calculations 1. The results are presented in Appendix D and summarized in Table Synchro Studio 9, Traffic Signal Software User Guide FINAL TIA 12/5/

22 Table Lee Highway Intersection Levels of Service 2017 Existing Conditions 2020 Background Conditions 2020 Total Future Conditions Intersection Lane Group/ AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Intersection Control Approach LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay (1) Lee Highway / N Underwood Street Unsignalized EBLT A 2.6 A 2.1 A 2.6 A 2.1 A 2.3 A 2.1 WBTR A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 SBLR F 94.3 E 44.6 F 86.7 E 43.4 F 91.5 E 39.2 Overall A 2.8 A 1.9 A 2.4 A 1.8 A 2.5 A 1.5 (2) N Underwood Street / Unsignalized EBLR A 8.9 A 9.1 A 8.8 A 9.1 A 8.7 A 8.7 North Site Driveway NBLT A 0.9 A 0.8 A 1.0 A 0.8 A 0.1 A 0.6 SBTR A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 Overall A 1.3 A 1.2 A 1.3 A 1.3 A 0.6 A 0.5 (3) N Underwood Street Unsignalized EBLR A 9.1 A 9.1 A 9.0 A 9.0 A 8.6 A 8.6 South Site Driveway NBLT A 0.7 A 0.1 A 0.6 A 0.1 A 0.1 A 0.5 SBTR A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 Overall A 0.7 A 0.5 A 0.6 A 0.5 A 0.6 A 0.5 (4) Lee Highway / Site Entrance Unsignalized EBLT A 0.3 A 0.4 A 0.2 A 0.3 WBTR A 0.0 A 0.0 A 0.0 A 0.0 Overall A 0.1 A 0.0 A 0.0 A 0.0 Intersection Removed Intersection Removed (5) Lee Highway / Site Exit Unsignalized EBT A 0.0 A 0.0 A 0.0 A 0.0 WBT A 0.0 A 0.0 A 0.0 A 0.0 SBLR C 23.0 B 14.4 C 20.7 B 13.8 Overall A 0.1 A 0.0 A 0.1 A 0.0 (-) Analysis performed using Synchro software, version 9. Intersection Removed Intersection Removed Table Lee Highway Intersection Queuing Summary (1) 2017 Existing Conditions 2020 Background Conditions 2020 Total Future Conditions Intersection Lane AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Intersection Control Group 95th Percentile 95th Percentile 95th Percentile 95th Percentile 95th Percentile 95th Percentile (1) Lee Highway / N Underwood Street Unsignalized EBLT WBTR SBLR (2) N Underwood Street / Unsignalized EBLR North Site Driveway NBLT SBTR Unsignalized (3) N Underwood Street EBLR South Site Driveway NBLT SBTR (4) Lee Highway / Site Entrance Unsignalized EBLT WBTR Driveway Removed Driveway Removed (5) Lee Highway / Site Exit Unsignalized EBT WBT SBLR Driveway Removed Driveway Removed Notes: (1) Analysis performed using Synchro software, version 9. FINAL TIA 12/5/

23 As shown on Table 3-2, and observed in the field peak hour queueing does not queue back to or through the adjacent intersections. The maximum 95 th percentile queues occurred along southbound N. Underwood Street at Lee Highway and were less than 4 vehicles in length. Background Traffic Growth VDOT AADT data does not indicate growth along this segment of Lee Highway since In order to present a conservative (or worst case) analysis, regional growth from 2017 to 2020 was estimated at a one-half (0.50) percent per year, compounded annually, for through traffic movements along Lee Highway at the study intersections. This growth rate accounts for increases in traffic resulting from potential developments not included herein and influences outside of the immediate study area. Increases as a result of regional growth are shown on Figure 3-1. Future Peak Hour Traffic Forecasts without Development (2020) In order to forecast future traffic volumes without development at the study intersections, regional growth (Figure 3-1) was added to the existing peak hour traffic counts (Figure 2-5). The resulting future traffic forecasts without development are shown on Figure 3-2. Operational Analysis of Future Conditions without Development (2020) Future peak hour levels of service without the redevelopment of 6711 Lee Highway in year 2020 were estimated at the study intersections based on the lane use and traffic control shown on Figure 2-1; the future traffic forecasts without development shown on Figure 3-2; and the HCM 2000 methodologies, using Synchro Software, version 9.1. The results are presented in Appendix F and summarized in Tables 3-1 and 3-2. Levels of Service. As shown in Table 3-1, with regional growth, the study intersections would continue to operate at acceptable overall LOS A or during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections will continue to operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. Queues. As shown in Table 3-2 with the addition of regional growth the projected 95 th percentile queues would be similar to those experienced under existing conditions during peak periods. FINAL TIA 12/5/

24 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ Figure 3-1 Regional Growth (2020) 6711 Lee Highway Arlington, Virginia 2 SITE 5 N /12 4 Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT 19/18 17/12 AM PEAK HOUR PM PEAK HOUR 000 / /18 19/17 16/12 20

25 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE 5 Figure 3-2 Future Forecasts without Development (2020) 6711 Lee Highway Arlington, Virginia N /748 4 Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT 1255/1173 4/4 1113/748 AM PEAK HOUR PM PEAK HOUR 000 / 000 7/7 50/60 4/6 8/8 3/4 2/3 2/6 1255/ / / / /748 53/61 0/1 53/65 8/4 5/1 54/63 22/23 33/45 1/0 8/6 21

26 Site Vehicle-Trip Generation Analysis The number of vehicle-trips that would be generated by the redevelopment of 6711 Lee Highway was estimated based on rates/equations included in the ITE Trip Generation Manual, 9th Edition. As agreed to during the scoping process, a 25 percent non-auto modeshare reduction was applied based on the site s proximity to the East Falls Church Metro Station and other non-auto facilities in the vicinity of the site, and are generally consistent with the WMATA 2006 Development-Related Ridership Survey. As shown in Table 3-3, the existing office building (35,000 S.F.) is estimated to generate 83 AM peak hour trips, 118 PM peak hour trips, and 591 daily trips without adjustments. The proposed development (27 townhouses) is estimated to generate 19 AM peak hour trips, 21 PM peak hour trips, and 206 daily trips without adjustments. Thus, the proposed development would generate 64 fewer AM peak hour trips, 97 fewer PM peak hour trips, and 385 fewer daily trips. When adjusting for non-auto mode share, the proposed development would generate 14 AM peak hour trips, 16 PM peak hour trips, and 154 daily trips. Driveway counts at the site indicate that the existing office building generates 53 AM peak hour trips and 49 PM peak hour trips. Thus, the redevelopment of the existing site with 27 townhomes would result in a net decrease of 39 AM peak hour trips and a net decrease of 33 PM peak hour trips. Existing Trips Removed Since the existing site will be razed, the observed peak hour site traffic relating to the threestory office building was removed from the network based on the existing traffic patterns and are shown on Figure 3-3. Site Access Vehicular access to the site would be provided via the two (2) existing driveways along N. Underwood Street. The two existing curb cuts on Lee Highway will be closed. FINAL TIA 12/5/

27 Table Lee Highway (1) (2) Trip Generation Comparision of Existing vs. Proposed Conditions Land AM Peak Hour PM Peak Hour Weekday Scenario Use Amount Units In Out Total In Out Total AADT Existing Conditions General Office ,000 SF Proposed Conditions ( Without Non-Auto Reduction) Townhouse DU Net Difference: Existing vs. Proposed Without Non-Auto Reduction Existing Driveway Counts General Office N/A Proposed Conditions ( With Non-Auto Reduction) Townhouse DU Non-Auto Reduction (3) 25% Proposed Site Trip Generation with Non-Auto Reduction Net Difference: Existing Driveway Counts vs. Proposed With Non-Auto Reduction N/A Notes: (1) Trip generation estimated using the rates and/or equations published in the Institute of Transportation Engineers' Trip Generation (9th Edition) (2) Actual trip difference will be based on the driveway counts for existing conditions. (3) 25% reduction based on site's proximity to the East Falls Church Metro Station Parking/Loading Vehicle Parking. The development program includes 27 residential townhomes. The Arlington County vehicle parking ratios for the C-O zoning district are as followed: Townhouses and stacked one-family dwellings: o 2 per dwelling unit, and ⅕ additional parking space per dwelling unit for visitors Based on these parking requirements, 60 vehicle parking spaces would be required for the proposed development. According to site plan, the Applicant proposes 64 parking spaces resulting in a parking ratio of 2.37 parking spaces dwelling unit. Bicycle Parking. The standard Arlington County bicycle parking ratios are as follows: Residential Uses (Short-Term Visitor Parking (Class III)) o One bicycle parking space per every 50 units Residential Uses (Long-Term Secure Parking (Class I)) o One bicycle parking space per every 2.5 units Based on these parking ratio requirements, one short-term and eleven long-term secure bicycle parking spaces would be required for the site, as currently proposed. It is expected that the long-term requirements will be met by the garages provided for each unit. The short-term requirements will be met by a bike rack located on-site just south of the dry swale BMP. The proposed development meet the bicycle parking requirements of Arlington County. FINAL TIA 12/5/

28 Loading Area. The standard Arlington County off-street loading requirements are as follows: Residential Townhouse uses: o No Loading Requirements According to the site plan, the Applicant proposes twenty-seven individual two-car garages to serve loading purposes for the townhomes. Site Trip Distribution Analysis The distribution of peak hour trips generated by the redevelopment of 6711 Lee Highway was determined based on existing traffic counts, road network, previously approved traffic impact studies, and local knowledge. The distributions were ultimately agreed to with County staff and are summarized below. To/from the south on N. Emerson Street 10% To/from the west on Wilson Boulevard 65% To/from the east on Wilson Boulevard 25% Total 100% The peak hour trips were assigned to the road network based on these distributions and are shown on Figure 3-4. Future Peak Hour Traffic Forecasts with Development (2020) The future peak hour traffic forecasts are presented on Figure 3-5 and include the removal of existing peak hour site traffic (Figure 3-3) and the addition of the peak hour traffic generated by the proposed development (Figure 3-4) to the future peak hour traffic forecasts without development shown on Figure 3-2. Operational Analysis of Future Conditions with Development (2020) Future peak hour levels of service with the proposed redevelopment of 6711 Lee Highway in year 2020 were estimated at the study intersections based on the lane use and traffic controls shown on Figure 2-1; the future traffic forecasts with development shown on Figure 3-5; and the HCM 2000 methodologies, using Synchro Software, version 9.1. The results are presented in Appendix G and summarized in Tables 3-1 and 3-2. FINAL TIA 12/5/

29 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE 5 Figure 3-3 Existing Office Building Traffic to be Removed 6711 Lee Highway Arlington, Virginia N /-7 4 Transportation Consultants INNOVATION + SOLUTIONS 2 EAST DRIVEWAY 3 SOUTHEAST DRIVEWAY 1 SOUTH ENTRY SOUTH EXIT -4/-4-4/-4-6/-3 AM PEAK HOUR PM PEAK HOUR 000 / 000-7/-7-3/-4-4/-6-8/-8-3/-4-2/-3-2/-6-4/-4-7/-6-2/-6-5/-3-1/0-8/-4-1/0-8/-8-8/-4-5/-1-7/-7-6/-7-4/-4-1/0-8/-6 25

30 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG JCP 25% 2 SITE Figure 3-4 Site Trip Assignment and Directional Distribution 3804 Wilson Boulevard Arlington, Virginia N. 10% 3 1 XX% 65% Transportation Consultants INNOVATION + SOLUTIONS 1/0 5/3 6/3 1/7 1/3 AM PEAK HOUR PM PEAK HOUR 000 / 000 0/1 1/5 5/3 1/5 1/5 8/4 3/2 1 EAST DRIVEWAY 2 SOUTHEAST DRIVEWAY 3 Directional Distribution of Site Traffic 26

31 O:\PROJECTS\ \ \GRAPHICS\ GRAPHICS - CCJ (170223).DWG CCJ 2 SITE Figure 3-5 Total Future Weekday Peak Hour Traffic Forecasts (2020) 6711 Lee Highway Arlington, Virginia N. 3 1 Transportation Consultants INNOVATION + SOLUTIONS 0/1 5/3 6/3 13/ / / /748 Represents One Travel Lane Signalized Intersection STOP Stop Sign AM PEAK HOUR PM PEAK HOUR 000 / /57 0/1 47/56 1/5 50/60 48/61 1/5 24/20 32/43 1 EAST DRIVEWAY 2 SOUTHEAST DRIVEWAY 3 27

32 Levels of Service. As shown in Table 3-1, with redevelopment all intersections would continue to operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections will continue to operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. It is noted that the Lee Highway/N. Underwood Street intersection is located approximately 700 feet east of the signalized Lee highway/washington Boulevard intersection and approximately 850 feet west of the signalized Lee Highway/N. Sycamore Street intersection. These signalized intersections east and west of N. Underwood Street will introduce gaps in the through traffic streams, allowing the southbound vehicles on N. Underwood Street to execute left and right turns and access Lee Highway with less delay than calculated and reported above. When compared to future conditions without development the proposed development would result in minimal decreases in delay at the access drives along N. Underwood Street. At the N. Underwood/Lee Highway intersection, a minimal increase in delay (0.1 seconds per vehicle) would be experienced during the AM peak hour, and a minimal decrease in delay (0.3 seconds per vehicle) would be experienced during the PM peak hour. Thus, the impact of the proposed development on these intersections would be imperceptible. As detailed above, the site development plan calls for the elimination of the two (2) site access drives along Lee Highway. The elimination of these access points will 1) eliminate conflict points along this heavily travelled arterial roadway, and 2) consolidate access to N. Underwood Street at locations appropriate for access to individual land parcels. Queues. As shown in Table 3-2 with the addition of the proposed development the projected 95 th percentile queues would remain generally consistent to future conditions without development. The maximum 95 th percentile queue along S. Underwood Street at Lee Highway will be approximately 3 vehicles in length and will not interfere with access/egress operations along N. Underwood Street at the site driveways. FINAL TIA 12/5/

33 SECTION 4 CONCLUSIONS The principal findings of this traffic impact analysis are as follows: 5. The redevelopment of 6711 Lee Highway will eliminate two (2) access drives along Lee Highway (US 29), thus eliminating conflict points along this heavily travelled arterial roadway. 6. The redevelopment of 6711 Lee Highway would have a negligible impact on the adjacent street network and operations at adjacent study intersections. 7. The subject site is located within a connected network of arterial and local streets, with sidewalks and on-street bike routes, and is located approximately 1,580 feet from the East Falls Church Metro Station. 8. The five (5) unsignalized study intersections currently operate at acceptable overall LOS A during both the AM and PM peak hours with an average delay of 2.8 seconds per vehicle or less. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway currently operates at LOS F during the AM peak hour and at LOS E during the PM peak hour. 5. In the future without redevelopment but with regional growth the study intersections would continue to operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections also operate at acceptable levels of service (LOS C or better) during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. 6. The 6711 Lee Highway project is estimated to generate 14 AM peak hour vehicle-trips, 16 PM peak hour vehicle-trips and 154 daily vehicle-trips. This assumes a 25% nonauto reduction based on the site s proximity to the East Falls Church Metro Station and other non-auto facilities in the vicinity of the site. Based on ITE estimates, the proposed redevelopment of the site would result in 64 fewer AM peak hour trips, 97 fewer PM peak hour trips, and 385 fewer daily trips compared to the existing site s uses. 7. With redevelopment, all intersections would continue to operate at acceptable overall LOS A during both the AM and PM peak hours. With the exception of the southbound N. Underwood Street approach at Lee Highway, all approaches at the intersections also operate at acceptable LOS A during peak periods. The southbound N. Underwood Street approach at Lee Highway will continue to operate at LOS F during the AM peak hour and at LOS E during the PM peak hour. It is noted that the Lee Highway/N. Underwood Street intersection is located approximately 700 feet east of the signalized Lee highway/washington Boulevard intersection and approximately 850 feet west of FINAL TIA 12/5/

34 the signalized Lee Highway/N. Sycamore Street intersection. These signalized intersections east and west of N. Underwood Street will introduce gaps in the through traffic streams, allowing the southbound vehicles on N. Underwood Street to execute left and right turns and access Lee Highway with less delay than calculated and reported above. 8. The proposed 6711 Lee Highway Transportation Management Plan (TMP) will reinforce the expected vehicle trip reductions given the projects location to transit, bicycle, and walking facilities which minimize the project s vehicular traffic impacts. O:\PROJECTS\ \ \DOCUMENTS\REPORTS\6711 TIA (W+A DRAFT ).DOCX FINAL TIA 12/5/

35 APPENDIX A EXISTING VEHICULAR, PEDESTRIAN, AND BICYCLE TRAFFIC COUNTS

36 Wells + Associates, Inc. McLean, Virginia Turning Movement Count - All Vehicles PROJECT: 6711 Lee Highway DATE: 1/11/2017 SOUTHBOUND ROAD: North Underwood Street W+A JOB NO: 7081 DAY: Wednesday BOUND ROAD: 0 INTERSECTION: Lee Highway & N. Underwood St. WEATHER: clear WESTBOUND ROAD: Lee Highway - 29 LOCATION: Arlington County,VA COUNTED BY: Majda & Salih EASTBOUND ROAD: Lee Highway - 29 INPUTED BY: agan Southbound Westbound Northbound Eastbound North East Time North Underwood Street Lee Highway Lee Highway - 29 & & Total Period Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF South West AM 15 Minute Volumes 7:00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM Total AM One Hour Volumes 7:00 AM - 8:00 AM :15 AM - 8:15 AM :30 AM - 8:30 AM :45 AM - 8:45 AM :00 AM - 9:00 AM :15 AM - 9:15 AM :30 AM - 9:30 AM :45 AM - 9:45 AM :00 AM - 10:00 AM PM 15 Minute Volumes 4:00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM Total PM One Hour Volumes 4:00 PM - 5:00 PM :15 PM - 5:15 PM :30 PM - 5:30 PM :45 PM - 5:45 PM :00 PM - 6:00 PM :15 PM - 6:15 PM :30 PM - 6:30 PM :45 PM - 6:45 PM :00 PM - 7:00 PM A-1

37 Wells + Associates, Inc. McLean, Virginia Turning Movement Count - All Vehicles PROJECT: 6711 Lee Highway DATE: 1/11/2017 SOUTHBOUND ROAD: North Underwood Street W+A JOB NO: 7081 DAY: Wednesday BOUND ROAD: North Underwood Street INTERSECTION: N. Underwood St. & Site Entr. - North WEATHER: clear WESTBOUND ROAD: 0 LOCATION: Arlington County,VA COUNTED BY: Luz EASTBOUND ROAD: Site Entrance - North INPUTED BY: agan Southbound Westbound Northbound Eastbound North East Time North Underwood Street 0 North Underwood Street Site Entrance - North & & Total Period Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF South West AM 15 Minute Volumes 7:00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM Total AM One Hour Volumes 7:00 AM - 8:00 AM :15 AM - 8:15 AM :30 AM - 8:30 AM :45 AM - 8:45 AM :00 AM - 9:00 AM :15 AM - 9:15 AM :30 AM - 9:30 AM :45 AM - 9:45 AM :00 AM - 10:00 AM PM 15 Minute Volumes 4:00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM Total PM One Hour Volumes 4:00 PM - 5:00 PM :15 PM - 5:15 PM :30 PM - 5:30 PM :45 PM - 5:45 PM :00 PM - 6:00 PM :15 PM - 6:15 PM :30 PM - 6:30 PM :45 PM - 6:45 PM :00 PM - 7:00 PM A-2

38 Wells + Associates, Inc. McLean, Virginia Turning Movement Count - All Vehicles PROJECT: 6711 Lee Highway DATE: 1/11/2017 SOUTHBOUND ROAD: North Underwood Street W+A JOB NO: 7081 DAY: Wednesday BOUND ROAD: North Underwood Street INTERSECTION: N. Underwood St. & Site Entr. - South WEATHER: clear WESTBOUND ROAD: 0 LOCATION: Arlington County,VA COUNTED BY: Luz EASTBOUND ROAD: Site Entrance - South INPUTED BY: agan Southbound Westbound Northbound Eastbound North East Time North Underwood Street 0 North Underwood Street Site Entrance - South & & Total Period Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF South West AM 15 Minute Volumes 7:00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM Total AM One Hour Volumes 7:00 AM - 8:00 AM :15 AM - 8:15 AM :30 AM - 8:30 AM :45 AM - 8:45 AM :00 AM - 9:00 AM :15 AM - 9:15 AM :30 AM - 9:30 AM :45 AM - 9:45 AM :00 AM - 10:00 AM PM 15 Minute Volumes 4:00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM Total PM One Hour Volumes 4:00 PM - 5:00 PM :15 PM - 5:15 PM :30 PM - 5:30 PM :45 PM - 5:45 PM :00 PM - 6:00 PM :15 PM - 6:15 PM :30 PM - 6:30 PM :45 PM - 6:45 PM :00 PM - 7:00 PM A-3

39 Wells + Associates, Inc. McLean, Virginia Turning Movement Count - All Vehicles PROJECT: 6711 Lee Highway DATE: 1/11/2017 SOUTHBOUND ROAD: Site Entrances W+A JOB NO: 7081 DAY: Wednesday BOUND ROAD: 0 INTERSECTION: Lee Highway & Site Entr. WEATHER: clear WESTBOUND ROAD: Lee Highway - 29 LOCATION: Arlington County,VA COUNTED BY: Jose EASTBOUND ROAD: Lee Highway - 29 INPUTED BY: agan Southbound Westbound Northbound Eastbound North East Time Site Entrances Lee Highway Lee Highway - 29 & & Total Period Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF Right Thru Left Total PHF South West AM 15 Minute Volumes 7:00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM Total AM One Hour Volumes 7:00 AM - 8:00 AM :15 AM - 8:15 AM :30 AM - 8:30 AM :45 AM - 8:45 AM :00 AM - 9:00 AM :15 AM - 9:15 AM :30 AM - 9:30 AM :45 AM - 9:45 AM :00 AM - 10:00 AM PM 15 Minute Volumes 4:00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM Total PM One Hour Volumes 4:00 PM - 5:00 PM :15 PM - 5:15 PM :30 PM - 5:30 PM :45 PM - 5:45 PM :00 PM - 6:00 PM :15 PM - 6:15 PM :30 PM - 6:30 PM :45 PM - 6:45 PM :00 PM - 7:00 PM A-4

40 APPENDIX B SCOPE OF WORK AGREEMENT

41 PRE SCOPE OF WORK MEETING FORM 6711 Lee Highway Traffic Impact Analysis Contact Information Consultant Name: E mail: Tele: Developer/Owner Name: Tele: E mail: Project Information Project Name: Project Location: (Attach regional and site specific location map) MJ Wells + Associates William Zeid, PE (wlzeid@wellsandassociates.com) ( ) Michael Workosky, PTP, TOPS, TSOS (mjworkosky@wellsandassociates.com) ( ) NVR, Inc. Patrick Donahue (pdonahue@nvrinc.com) ( ) 6711 Lee Highway The subject site is located at 6711 Lee Highway and bounded by Lee Highway to the south and N Underwood St to the east. The site is bordered by adjacent properties to the north and west. Access to the existing development is provided via four site driveways with two (2) located along the Lee Highway frontage and two (2) along the N Underwood St. frontage. (The site location is shown on Attachment A) NVR Inc., the Applicant, is proposing to raze the existing three story office building (35,000 SF), and redevelop the site with 27 residential townhomes. Project Description: Including type of application (rezoning, subdivision, and site plan), acreage, business square ft, number of dwelling units, access location, etc. Attach additional sheet if necessary) The proposed residential units will each have a driveway and parking for two vehicles, and seven additional surfaces spaces will be provided on site. The overall parking ratio, including the additional surface spaces, will be approximately 2.25 spaces per unit. Access to the site will be provided via two (2) site driveways along N Underwood Street. The existing southernmost driveway on N Underwood Street will remain at it s current location; however, the northernmost driveway is proposed to be relocated approximately 50 feet to the north. The two existing site driveways and curb cuts on Lee Highway will be removed. The site is located approximately 0.3 miles from the East Falls Church Metro station and adjacent to frequent bus service. (The proposed site layout is shown on Attachment B) Locality/County: Arlington County, Virginia B-1

42 6711 Lee Highway Traffic Impact Analysis Scope of Work Form Proposed Use: Residential Commercial Mixed Use Other Proposed Use / Trip Generation Existing: 35,000 SF of General Office space (One 3 Story Building) Proposed: 27 Residential Townhouses (Trip generation shown on Attachment C) Trip generation rates taken from ITE (9 th Edition) A 25% non auto mode share reduction will be applied to the ITE trip estimates given the site s distance to the East Falls Church Metrorail station and other nonauto modes available proximate to the site. Traffic Impact Analysis Assumptions Study Period Existing Year: 2017 Build out Year: 2019 Design Year: N/A Study Area Boundaries (Attach map) See Attachment A North: Site Driveway (North) East: N Underwood Street South: Lee Highway West: Site Driveway (West) External Factors That Could Affect Project (Planned road improvements, other nearby developments) Consistency With Comprehensive Plan Available Traffic Data (Historical, forecasts) Potential future County improvement (Not currently approved or funded): None identified It requested that County Staff provide any information regarding funded Capital Improvements within the study area. The proposal is consistent with the existing comp plan VDOT AADT Data: Lee Highway 22,000 vpd Trip Distribution See Attachment A Road Name: Lee Highway N % (No Outlet) S % E 25% W 65% Road Name: N Underwood St. N 10% S % E % W % B-2

43 Annual Vehicle Trip Growth Rate: Study Intersections and/or Road Segments (See Attachment A) Trip Adjustment Factors Software Methodology Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) Improvement(s) Assumed or to be Considered Background Traffic Studies Considered A growth rate of 0.5 percent, compounded annually for 3 years, will be applied to through movements along Lee Highway based on existing traffic count data. VDOT AADT data does not indicate growth along this segment of Lee Highway since Peak Period for Study (circle all that apply) 1. N Underwood St./Lee Highway 2. All existing and future site driveways Internal allowance: Yes No 6711 Lee Highway Traffic Impact Analysis Scope of Work Form AM PM SAT Pass by allowance: Yes No Synchro HCS (v.2000/+) aasidra CORSIM Other No new traffic signals are proposed, and no existing traffic signals are proposed to be modified. Synchro (Version 9) software will be used for the HCM intersection analyses. The current weekday AM and PM peak period traffic signal timings and phasing are requested from County Staff for use in these analyses. No improvements (beyond those proposed with the site plan at the site driveways) were identified as currently being planned for construction within the study area. None pipeline projects located within the site vicinity were found. Please identify any that should be included. Plan Submission Master Development Plan (MDP) Preliminary/Sketch Plan 4.1 Site Plan Additional Issues to be addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures B-3

44

45 6711 Lee Highway Attachment A B-5

46 6711 Lee Highway Attachment B B-6

47 Attachment C 6711 Lee Highway (1) (2) Trip Generation Comparision of Existing vs. Proposed Conditions Land Use AM Peak Hour PM Peak Hour Weekday Scenario Code Amount Units In Out Total In Out Total AADT Existing Conditions General Office ,000 SF Proposed Conditions ( Without Non Auto Reduction) Townhouse DU Net Difference: Existing vs. Proposed Without Non Auto Reduction Proposed Conditions ( With Non Auto Reduction) Townhouse DU Non Auto Reduction (3) 40% Net Townhouse Site Trips with Non Auto Reduction Notes: (1) Trip generation estimated using the rates and/or equations published in the Institute of Transportation Engineers' Trip Generation (9th Edition) (2) Actual trip difference will be based on the driveway counts for existing conditions. (3) 40% reduction based on site's proximity to the East Falls Church Metro Station B-7 Wells + Associates, Inc. Tysons, Virginia

48 B-8

49 B-9