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COSTCO WHOLESALE

ALEXANDRIA/MOUNT VERNON
TRAFFIC IMPACT ANALYSIS
FAIRFAX COUNTY, VIRGINIA

Submitted on behalf of:


Costco Wholesale

Prepared by:
Wells + Associates, Inc.

Robin L. Antonucci
Priyatham Konda, P.E.
703.365.9262
&
Kevin R. Fellin, P.E.
John F. Cavan
703.917.6620

August 23, 2010


Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

TABLE OF CONTENTS
PAGE

EXECUTIVE SUMMARY ____________________________________________________________ i


PURPOSE OF REPORT & STUDY OBJECTIVES...............................................................................................................i
SITE LOCATION AND STUDY AREA .............................................................................................................................i
DESCRIPTION OF PROPOSED DEVELOPMENT .............................................................................................................i
PRINCIPAL FINDINGS .....................................................................................................................................................i
RECOMMENDATIONS .................................................................................................................................................. iii

Section 1
INTRODUCTION _________________________________________________________________ 1
STUDY OBJECTIVES ...................................................................................................................................................... 1
STUDY AREA .......................................................................................................................................................... 2
FIGURE 1-1: LIMITS OF STUDY AREA ......................................................................................................... 3
TABLE 1-1: INFLUENCE AREA ..................................................................................................................... 4
STUDY METHODOLOGY ...................................................................................................................................... 4

Section 2
BACKGROUND INFORMATION ___________________________________________________ 5
SITE LOCATION/DESCRIPTION ................................................................................................................................... 5
OVERVIEW ............................................................................................................................................................. 5
FIGURE 2-1: SITE LOCATION MAP ............................................................................................................. 6
TERRAIN ................................................................................................................................................................. 5
EXISTING ZONING ............................................................................................................................................... 5
NEARBY USES ........................................................................................................................................................ 5
FIGURE 2-2: EXISTING ZONING ................................................................................................................. 7
SITE ACCESS........................................................................................................................................................... 5
FIGURE 2-3: PROPOSED PLAN REDUCTION ............................................................................................. 8
COMPREHENSIVE PLAN – LAND USE RECOMMENDATIONS ........................................................................... 9
ROADWAY NETWORK ........................................................................................................................................ 9
EXISTING ROADWAY NETWORK ............................................................................................................... 9
FIGURE 2-4: EXISTING LANE USE AND TRAFFIC CONTROL ......................................................... 10
FUTURE ROADWAY NETWORK ................................................................................................................ 11
PLANNED/PROGRAMMED IMPROVEMENTS............................................................................................... 12
FIGURE 2-5: COMPREHENSIVE PLAN RECOMMENDATIONS (TRANSPORTATION – NORTH
AREA) .................................................................................................................................................... 13
FIGURE 2-6: COMPREHENSIVE PLAN RECOMMENDATIONS (TRANSPORTATION – SOUTH
AREA) .................................................................................................................................................... 14
ROUTE 1 LOCATION STUDY ..................................................................................................................... 12
TRANSIT FACILITIES ............................................................................................................................................ 12
FAIRFAX CONNECTOR ............................................................................................................................... 12
WMATA METROBUS ................................................................................................................................. 13

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Fairfax County, Virginia

Section 3
ANALYSIS OF EXISTING CONDITIONS __________________________________________ 16
TRAFFIC VOLUMES ..................................................................................................................................................... 16
FIGURE 3-1: EXISTING PEAK HOUR TRAFFIC VOLUMES ............................................................................... 17
FIGURE 3-2: EXISTING PEAK HOUR PEDESTRIAN VOLUMES ........................................................................ 18
OPERATIONAL ANALYSIS .......................................................................................................................................... 16
TABLE 3-1: EXISTING LEVELS OF SERVICE ....................................................................................................... 20
FIGURE 3-3: EXISTING LEVELS OF SERVICE ..................................................................................................... 21

Section 4
ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT ________________ 22
METHODOLOGY......................................................................................................................................................... 22
REGIONAL GROWTH ......................................................................................................................................... 22
FIGURE 4-1: 2013 REGIONAL GROWTH FOR BUILD OUT ................................................................... 23
FIGURE 4-2: 2019 REGIONAL GROWTH FOR BUILD OUT ................................................................... 24
PIPELINE PROJECTS .............................................................................................................................................. 22
FIGURE 4-3: LOCATIONS OF PIPELINE DEVELOPMENTS ........................................................................ 25
FIGURE 4-4: SUMMARY OF THE BRAC PREFERRED ALTERNATIVE:
NEW AND RENOVATED PIPELINE DEVELOPMENTS ................................................................................ 26
FIGURE 4-5: LOCATION OF THE BRAC PREFERRED ALTERNATIVE:
NEW AND RENOVATED ............................................................................................................................ 27
FIGURE 4-6: BRAC TRIP ASSIGNMENTS .................................................................................................. 29
FIGURE 4-7: PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITHOUT DEVELOPMENT... 30
FIGURE 4-8: MOUNT VERNON GATEWAY TRIP ASSIGNMENTS .......................................................... 31
FIGURE 4-9: 2019 TRAFFIC REDISTRIBUTIONS FOR RIGHT-IN, RIGHT-OUT BUCKMAN ROAD ..... 32
FUTURE TRAFFIC VOLUMES WITHOUT THE SITE DEVELOPMENT ................................................................. 28
PIPELINE DEVELOPMENTS ................................................................................................................................... 27
FIGURE 4-10: 2013 PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT ........................... 33
FIGURE 4-11: 2019 PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT ........................... 34
OPERATIONAL ANALYSIS .......................................................................................................................................... 35
TABLE 4-1: 2013 AND 2019 LEVELS OF SERVICE WITHOUT DEVELOPMENT............................................. 36
FIGURE 4-12: 2013 LEVELS OF SERVICE WITHOUT DEVELOPMENT ............................................................ 37
FIGURE 4-13: 2019 LEVELS OF SERVICE WITHOUT DEVELOPMENT ............................................................ 38

Section 5
TRIP GENERATION, DISTRIBUTION AND ASSIGNMENT _________________________ 40
TRIP GENERATION ..................................................................................................................................................... 40
TABLE 5-1: TRIP GENERATION ........................................................................................................................ 41
PASS-BY TRIP REDUCTIONS .............................................................................................................................. 40
FIGURE 5-1: PASS-BY TRIP ASSIGNMENTS............................................................................................... 42
PRIMARY TRIPS SITE TRIPS.................................................................................................................................. 40
SITE TRIP DISTRIBUTION AND ASSIGNMENT .......................................................................................................... 40
SITE ACCESS......................................................................................................................................................... 40
FIGURE 5-2: 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT.......................................................... 44
FIGURE 5-3: 2019 SITE TRIP DISTRIBUTION AND ASSIGNMENT.......................................................... 45

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Section 6
ANALYSIS OF 2013 FUTURE CONDITIONS WITH DEVELOPMENT ________________ 46
FUTURE TRAFFIC CONDITIONS WITH THE PROPOSED NEW USE ...................................................................... 46
FUTURE TRAFFIC FORECASTS ............................................................................................................................ 46
FIGURE 6-1: 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT ...................... 47
FIGURE 6-2: 2013 FUTURE LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT .................. 48
OPERATIONAL ANALYSIS................................................................................................................................... 46
TABLE 6-1: 2013 AND 2019 LEVELS OF SERVICE WITH DEVELOPMENT ............................................. 54
FIGURE 6-3: 2013 LEVELS OF SERVICE WITH DEVELOPMENT ............................................................... 55

Section 7
IMPROVEMENT ANALYSIS _______________________________________________________ 51
OVERVIEW ................................................................................................................................................................... 51
MEDIAN BREAK CLOSURE AT SPRING GARDEN APARTMENTS............................................................................ 51
FIGURE 7-1: TRAFFIC ADJUSTMENTS FOR CLOSURE OF MEDIAN BREAK .................................................. 52
SITE TRIP ASSIGNMENTS ............................................................................................................................................ 51
FIGURE 7-2: MODIFIED 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT .............................................. 54
FIGURE 7-3: MODIFIED PASS-BY TRIP ASSIGNMENTS ................................................................................... 55
FIGURE 7-4: 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH IMPROVEMENTS ............................. 56
FIGURE 7-5: 2013 RECOMMENDED IMPROVEMENTS LANE USE AND TRAFFIC CONTROL ..................... 57
IMPROVEMENT ANALYSIS........................................................................................................................................... 53
RIGHT TURN LANE WARRANT ANALYSIS ...................................................................................................... 53
CAPACITY ANALYSIS .......................................................................................................................................... 53
TABLE 7-1: 2013 LEVELS OF SERVICE WITH IMPROVEMENTS ................................................................ 58
FIGURE 7-6: 2013 LEVELS OF SERVICE WITH IMPROVEMENTS .............................................................. 59
RESULTS .............................................................................................................................................................. 53

Section 8
QUEUING ANALYSIS ____________________________________________________________ 61
OVERVIEW ................................................................................................................................................................... 61
TABLE 8-1: QUEUING ANALYSIS SUMMARY ................................................................................................... 62

Section 9
ANALYSIS OF 2019 FUTURE CONDITIONS WITH DEVELOPMENT ________________ 63
FUTURE TRAFFIC CONDITIONS WITH THE SITE DEVELOPMENT ......................................................................... 63
FIGURE 9-1: 2019 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT.............................. 64
FIGURE 9-2: 2019 FUTURE LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT .......................... 65
OPERATIONAL ANALYSIS .......................................................................................................................................... 63
TABLE 9-1: 2019 LEVELS OF SERVICE WITH IMPROVEMENTS ....................................................................... 66
FIGURE 9-3: 2019 LEVELS OF SERVICE WITH IMPROVEMENTS ..................................................................... 67

Section 10
ACCESS MANAGEMENT _________________________________________________________ 68

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Section 11
ANALYSIS OF FUTURE CONDITIONS WITH ALTERNATIVE DEVELOPMENT
OPTIONS ________________________________________________________________________ 70
OVERVIEW ................................................................................................................................................................... 70
TRIP GENERATION ..................................................................................................................................................... 70
TABLE 11-1: ALTERNATIVE TRIP GENERATION ANALYSIS ........................................................................... 71
FIGURE 11-1: PASS-BY TRIP ASSIGNMENTS (RETAIL ALTERNATIVE) .......................................................... 72
FIGURE 11-2: 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT (RETAIL ALTERNATIVE) ..................... 73
FIGURE 11-3: 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT (MOVIE THEATER ALTERNATIVE)..... 74
FUTURE TRAFFIC CONDITIONS WITH THE ALTERNATIVE DEVELOPMENT ........................................................ 70
FIGURE 11-4: 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT
(RETAIL ALTERNATIVE) ...................................................................................................................................... 75
FIGURE 11-5: 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT
(MOVIE THEATER ALTERNATIVE) ..................................................................................................................... 76
OPERATIONAL ANALYSIS .......................................................................................................................................... 70
TABLE 11-2: 2013 LEVELS OF SERVICE WITH ALTERNATIVE DEVELOPMENTS ........................................... 78
FIGURE 11-6 2013 LEVELS OF SERVICE WITH ALTERNATIVE DEVELOPMENTS
(RETAIL ALTERNATIVE) ...................................................................................................................................... 79
FIGURE 11-7 2013 LEVELS OF SERVICE WITH ALTERNATIVE DEVELOPMENTS
(MOVIE THEATER ALTERNATIVE) ..................................................................................................................... 80

Section 12
CONCLUSIONS AND RECOMMENDATIONS _____________________________________ 81
PRINCIPAL FINDINGS ................................................................................................................................................. 81
RECOMMENDATIONS ................................................................................................................................................. 82

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LIST OF FIGURES

FIGURE TITLE

1-1 LIMITS OF STUDY AREA ................................................................................................................................ 3

2-1 SITE LOCATION MAP .................................................................................................................................... 6


2-2 EXISTING ZONING ........................................................................................................................................ 7
2-3 PROPOSED PLAN REDUCTION .................................................................................................................... 8
2-4 EXISTING LANE USE AND TRAFFIC CONTROL ....................................................................................... 11
2-5 COMPREHENSIVE PLAN RECOMMENDATIONS (TRANSPORTATION – NORTH AREA) ...................... 14
2-6 COMPREHENSIVE PLAN RECOMMENDATIONS (TRANSPORTATION – SOUTH AREA) ....................... 15

3-1 EXISTING PEAK HOUR TRAFFIC VOLUMES .............................................................................................. 17


3-2 EXISTING PEAK HOUR PEDESTRIAN VOLUMES ....................................................................................... 18
3-3 EXISTING LEVELS OF SERVICE ..................................................................................................................... 21

4-1 2013 REGIONAL GROWTH FOR BUILD OUT.......................................................................................... 23


4-2 2019 REGIONAL GROWTH FOR BUILD OUT.......................................................................................... 24
4-3 LOCATION OF PIPELINE DEVELOPMENTS ................................................................................................. 25
4-4 SUMMARY OF THE BRAC PREFERRED ALTERNATIVE: NEW AND RENOVATED PIPELINE
DEVELOPMENTS ........................................................................................................................................... 26
4-5 LOCATION OF THE BRAC PREFERRED ALTERNATIVE: NEW AND RENOVATED PIPELINE
DEVELOPMENTS ........................................................................................................................................... 27
4-6 BRAC TRIP ASSIGNMENTS......................................................................................................................... 29
4-7 2019 PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITHOUT DEVELOPMENT ............... 30
4-8 MOUNT VERNON GATEWAY TRIP ASSIGNMENTS ................................................................................. 31
4-9 2019 Traffic REDISTRIBUTIONS FOR RIGHT-IN, RIGHT-OUT BUCKMAN ROAD .............................. 32
4-10 2013 PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT .................................................... 33
4-11 2019 PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT .................................................... 34
4-12 2013 LEVELS OF SERVICE WITHOUT DEVELOPMENT .............................................................................. 38
4-13 2019 LEVELS OF SERVICE WITHOUT DEVELOPMENT .............................................................................. 39

5-1 PASS-BY TRIP ASSIGNMENTS...................................................................................................................... 42


5-2 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT ................................................................................. 44
5-3 2019 SITE TRIP DISTRIBUTION AND ASSIGNMENT ................................................................................. 45

6-1 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT ............................................. 47
6-2 2013 PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT ....................... 48
6-3 2013 LEVELS OF SERVICE WITH DEVELOPMENT ...................................................................................... 50

7-1 TRAFFIC ADJUSTMENTS FOR CLOSURE OF MEDIAN BREAK .................................................................. 52


7-2 MODIFIED 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT .............................................................. 55
7-3 Modified Pass-BY TRIP ASSIGNMENTS..................................................................................................... 56
7-4 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH IMPROVEMENTS ............................................ 57
7-5 2013 RECOMMENDED IMPROVEMENTS LANE USE AND TRAFFIC CONTROL ..................................... 58
7-6 2013 LEVELS OF SERVICE WITH IMPROVEMENTS ..................................................................................... 59

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LIST OF FIGURES (CONTINUED)

9-1 2019 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT ............................................. 64
9-2 2019 PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT ....................... 65
9-3 2019 LEVELS OF SERVICE WITH DEVELOPMENT ...................................................................................... 67

11-1 PASS-BY TRIP ASSIGNMENTS (RETAIL ALTERNATIVE) ............................................................................ 73


11-2 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT (RETAIL ALTERNATIVE) ....................................... 74
11-3 2013 SITE TRIP DISTRIBUTION AND ASSIGNMENT (MOVIE THEATER ALTERNATIVE) ...................... 75
11-4 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT (RETAIL ALTERNATIVE) .... 76
11-5 2013 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT
(MOVIE THEATER ALTERNATIVE) .............................................................................................................. 77
11-6 2013 LEVELS OF SERVICE WITH DEVELOPMENT (RETAIL ALTERNATIVE)............................................. 79
11-7 2013 LEVELS OF SERVICE WITH DEVELOPMENT (MOVIE THEATER ALTERNATIVE) ............................ 80

LIST OF TABLES

TABLE TITLE

1-1 INFLUENCE AREA........................................................................................................................................... 4

3-1 EXISTING LEVELS OF SERVICE ..................................................................................................................... 20

4-1 LEVELS OF SERVICE WITHOUT DEVELOPMENT ........................................................................................ 37

5-1 TRIP GENERATION ...................................................................................................................................... 41

6-1 2013 LEVELS OF SERVICE WITH DEVELOPMENT ...................................................................................... 49

7-1 2013 LEVELS OF SERVICE WITH IMPROVEMENTS ..................................................................................... 59

8-1 QUEUING ANALYSIS SUMMARY ................................................................................................................. 62

9-1 2019 LEVELS OF SERVICE WITH IMPROVEMENTS ..................................................................................... 66

11-1 ALTERNATIVE TRIP GENERATION ANALYSIS ........................................................................................... 72


11-2 2013 LEVELS OF SERVICE WITH ALTERNATIVE DEVELOPMENTS ........................................................... 78

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LIST OF APPENDICES

APPENDIX TITLE

A Scoping Agreement
B Descriptions of Levels of Service
C Statement of Justification
D Conceptual/Final Development Plan
E Comprehensive Plan Language - Land Unit D
F VDOT Route 1 Location Study Plans
G Fairfax Connector and Metrobus Route Schedules
H Existing Peak Hour Traffic Counts and Pedestrian Counts
I Existing Capacity Analyses
J Excerpts from the Final Environmental Impact Statement for Implementation of 2005 Base
Realignment and Closure (BRAC) and Trip Assignments
K Mount Vernon Gateway Proffers and Final Development Plan
L Mount Vernon Gateway Trip Generation Summary and Trip Assignments
M 2013 Synchro Capacity Analysis Worksheets Without Development
N 2019 Synchro Capacity Analysis Worksheets Without Development
O 2013 Synchro Capacity Analysis Worksheets With Development
P Turn Lane Warrant Analyses
Q 2013 Synchro Capacity Analysis Worksheets With Improvements
R Synchro Queuing Analysis Worksheets
S 2019 Synchro Capacity Analysis Worksheets With Improvements
T VDOT Entrance Standards for Principal Arterials
U 2013 Synchro Capacity Analysis Worksheets With Alternative Development

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EXECUTIVE SUMMARY

PURPOSE OF REPORT & STUDY OBJECTIVES DESCRIPTION OF PROPOSED DEVELOPMENT

In 2006, the General Assembly approved Overview. The Applicant, Costco Wholesale,
legislation to enhance the coordination of land proposes to raze the former Mount Vernon
use and transportation planning in the Multiplex cinema and construct a 143,416 gross
Commonwealth. This traffic impact study was square foot (GSF) retail warehouse for
prepared in accordance with this legislation members only in accordance with Fairfax
(Chapter 155, 24VAC 30-155). Specifically, the County’s “big box” ordinance. To that end the
purpose of this study is to assess the impacts of Applicant will file a Special Exception (SE)
a proposed new retail warehouse in Fairfax application with the County. The property is
County on the surrounding and adjacent currently developed with a 53,073 GSF building
transportation network and to identify potential (now vacant) that previously operated as the
mitigation measures, which may be necessary to 10-screen multiplex with a seating capacity of
off-set any impacts associated with the new use. approximately 3,000.

Vehicular access to the property will continue


SITE LOCATION AND STUDY AREA to be provided via an existing right-in/right-out
The approximate 12-acre site is located west of entrance on Richmond Highway and a relocated
Richmond Highway (Route 1), and north of full movement entrance/exit on Ladson Lane.
Ladson Lane in Fairfax County, Virginia. The Additional interparcel access is afforded to/from
site is identified on the Fairfax County GIS as the Wal-Mart located to the north of the
Tax Map 101-2 ((6)) A and as 7940 Richmond subject property.
Highway.
Conformance with the Fairfax County
The study area, as reviewed and agreed to with Comprehensive Plan. The Applicant
VDOT and County staff, is generally bounded intends to develop the property in a manner
by Sherwood Hall Lane on the north, Route 1 generally compatible with, and respectful of,
on the east and Buckman Road on the south. adjacent and nearby land uses, and in accord
The following intersections were included in the with the recommendations of the Fairfax
study area: County Comprehensive Plan.

1. Richmond Highway (Route 1)/Sherwood PRINCIPAL FINDINGS


Hall Lane/Wal-Mart Driveway
2. Richmond Highway (Route 1)/Site Right- The principal findings of this transportation
in/Right-out Driveway impact study are as follows:
3. Richmond Highway (Route 1)/Ladson Lane
4. Richmond Highway (Route 1)/Buckman 1. The results of the existing analyses indicate
Road/Mount Vernon Highway that the Richmond Highway/Ladson Lane
5. Ladson Lane/Site Entrance signalized intersection currently operates at
6. Ladson Lane/Audubon Avenue an overall acceptable level of service during
7. Richmond Highway (Route 1)/Spring all peak periods. The Richmond
Garden Apartments Entrance Highway/Sherwood Hall Lane/Wal-Mart
8. Subject property interparcel connection Driveway and Richmond Highway/Mount
to/from Wal-Mart

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Vernon Highway/Buckman Road 6. The results for the total future analyses
intersections operate near capacity. All of (with the proposed uses) indicate similar
the approaches at the stop controlled delays to those identified under background
intersections currently operate at conditions with slight increases. The
acceptable levels of service. vehicle queue at the northbound left-turn
lane on Richmond Highway at Ladson Lane
2. Background traffic from two (2) pipeline would exceed the available turn lane
developments (BRAC and Mount Vernon storage.
Gateway) would add new trips to the road
network. BRAC would generate regional 7. Intersection lane use and signal phasing
trips and Mount Vernon Gateway would improvements at all three (3) signalized
generate local trips in the study area. intersections on Richmond Highway would
improve levels of service and reduce vehicle
3. The results for the background capacity queues. The vehicle queue at the
analyses (without the proposed uses) for northbound left-turn lane on Richmond
the year 2013 indicate overall consistent Highway at Ladson Lane would reduce with
levels of service when compared to existing signal improvements but continue to
conditions with minor increases in delay as exceed the available turn lane storage.
a result of regional traffic growth and
pipeline developments. 8. A traffic control sign indicating “Right-turns
yield to U-turning vehicles” should be
4. Under 2019 conditions without the installed at the eastbound right-turn lane on
development, the individual lane groups at Ladson Lane at the Richmond
each of the three (3) signalized intersections Highway/Ladson Lane intersection to
on Richmond Highway would continue to mitigate the existing “U-Turn” conflict with
operate at, or near capacity, similar to the eastbound overlap right-turn movement
existing conditions but with higher delays. from Ladson Lane.

5. Costco Wholesale proposes to raze an 9. The results for the 2019 future analyses
existing closed theatre and construct a with the development indicate similar
143,416 GSF retail discount store. This new delays to those identified under 2019 future
retail store is expected to add a total of 456 analysis without development with the
new PM peak hour trips and 737 new peak exception of Richmond Highway/Mount
hour trips on Saturday, when fully Vernon Highway/Buckman Road
constructed and occupied. This proposal intersection that would operate at overall
would add 4,496 new daily (24-hour) trips theoretical capacity during Saturday peak
on weekdays. hour.

10. The 2013 future analysis with by-right retail


alternative indicates that the signalized
intersections of Richmond
Highway/Sherwood Hall Lane/Wal-Mart
Driveway and Richmond Highway/Mount
Vernon Highway/Buckman Road would
operate at overall levels of service
consistent with the 2013 future analysis

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with proposed development except with 2. Construction of an exclusive southbound


higher delays during the PM and Saturday right-turn lane at the Richmond
peak hours. Highway/Ladson Lane intersection.

11. Under 2013 by-right retail alternative, the 3. Construction of an exclusive westbound
signalized intersection of Richmond right-turn lane at the Ladson Lane/Site
Highway/Ladson Lane and certain critical Entrance intersection.
movements at the STOP controlled
intersection of Ladson Lane and Site 4. Closure of the existing median break at the
Entrance would however operate at intersection of Richmond Highway and
theoretical capacity during the PM and entrance to the Spring Garden Apartments.
Saturday peak hours.
5. Extension of the existing northbound left-
12. The 2013 future analysis with the existing turn lane at the intersection of Richmond
movie theater as operational indicates that Highway/Sherwood Hall Lane/Wal-Mart
each of the study intersections would Driveway intersection to approximately 625
operate at levels of service consistent with feet.
the 2013 future analysis with proposed
development except with lower delays
during the PM and Saturday peak hours.

13. The alternative analysis indicates that the


proposed development is less intensive use
than a by-right retail use. Additionally, the
proposed new Costco development would
not have a significantly higher impact than
an operational movie theater located on the
subject site.

RECOMMENDATIONS

The following improvements should be


completed by the Applicant to offset the impact
of the proposed new Costco Wholesale:

1. Modification of the signal timing splits at the


Richmond Highway/Ladson Lane
intersection to provide additional green
time for heavier turn movements.
Modification of the signal timing splits at the
Richmond Highway/Sherwood Hall
Lane/Wal-Mart Driveway intersection.
Modification of the signal timing splits at the
Richmond Highway/Buckman Road/Mount
Vernon Highway intersection.

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SECTION 1
INTRODUCTION

STUDY OBJECTIVES
2. Meetings and discussions with the VDOT
This report presents the results of a traffic
and Fairfax County Department of
impact study (as required by 24 VAC 30-155) in
Transportation (FCDOT) regarding the
support of a Special Exception application to
proposed traffic analysis scope, trip
permit an approximate 143,416 gross square
generation, procedures, and other study
foot (GSF) retail sales establishment-large in
parameters.
accordance with the provisions of Article 9-533
of the Fairfax County Zoning Ordinance. The
3. A field reconnaissance of existing roadway
proposal seeks to raze the existing Mount
and intersection geometrics, traffic controls,
Vernon Multiplex, no longer in operation, with
traffic signal phasings/timings, and speed
a “members only” Costco Wholesale
limits.
warehouse in Fairfax County, Virginia. The
proposed Costco Wholesale warehouse would
4. Turning movement counts at major
not include a gas station.
intersections and site entrances during the
weekday PM peak period and Saturday mid-
This study was conducted in accordance with
day peak period.
both Fairfax County’s “Recommended Guidelines
for Traffic Impact Studies” and the Virginia
5. Analysis of existing levels of service at seven
Department of Transportation (VDOT) Traffic
(7) study intersections and driveways. An
Impact Analysis Regulations Administrative
eighth internal intersection was included for
Guidelines 24 VAC 30-155. The study area was
information use only but not analyzed.
determined in consultation with VDOT and
County staff based on a review of key study
6. Calculation of the number of weekday PM
intersections and roadways that potentially
and Saturday mid-day peak hour trips that
would be affected by implementation of the
would be generated by pipeline
proposed development plan and the number of
developments in proximity to the proposed
new trips expected to be generated by the
new use.
proposed new use. The study includes a
number of adjacent on and off-site
7. Forecasted background traffic volumes for
intersections. The approved VDOT scoping
the year 2013 and 2019 without the
form is included as Appendix A.
proposed new use.
Tasks undertaken in this study included the
8. Estimation of the number of weekday PM
following:
peak hour trips and Saturday mid-day peak
trips that would be generated by the
1. A review of the design concept plans
planned Costco Wholesale warehouse as
prepared by Bohler Engineering, P.C., and
well as other by-right on-site uses.
other background materials.

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9. Projection of total future traffic forecasts 1. Richmond Highway (Route 1)/Sherwood


for the study years 2013 and 2019 with the Hall Lane (Route 626)
proposed new Costco. 2. Route 1/Site entrance (Right-in/Right-out)
3. Route 1/Ladson Lane (Route 921)
10. Calculation of year 2013 and 2019 4. Route 1/Buckman Road north(Route 836)
background and total future levels of 5. Ladson Lane/Site Entrance
service at the study intersections based on 6. Ladson Lane/Audubon Avenue
future traffic forecasts and existing/planned 7. Route 1/Spring Garden Apartments
intersection geometries. Entrance
8. Site/Walmart Interparcel Connection
11. Identification of traffic improvements/
enhancements necessary to accommodate The total volume of projected peak hour trips
future forecasts as a result of the new through each intersection listed above is
Costco. summarized on Table 1-1. Based on the trip
distributions developed and approved for this
Sources of data for this analysis included traffic analysis by VDOT, the County and the
counts conducted by Wells + Associates; Applicant, the volume and percentage of site
conceptual design plans provided by Bohler trips through each intersection is also included
Engineering, P.C.; McGuireWoods; the Institute in Table 1-1. As shown, with the exception of
of Transportation Engineers (ITE); Virginia the Ladson Lane and Wal-Mart Entrance
Department of Transportation (VDOT); Fairfax locations on Route 1, site-generated trips at
County; and Costco Wholesale. each of the study intersections accounts for less
than 10% of the peak hour volumes in the
future.
STUDY AREA
This report, as required by VDOT and FCDOT,
This study was conducted in accordance with presents an analysis of existing transportation
the parameters set forth in the April 2010 conditions in the site vicinity, an analysis of year
scoping agreement document included as 2013 no-build conditions, and an analysis of
Appendix A and agreed to by VDOT, the 2013 traffic conditions after completion and
County, the Applicant and his representatives. build-out of the proposed new uses.
The study area (see Figure 1-1) was selected Additionally, an analysis of build out plus six
based on those intersections potentially affected year (2019) conditions was also completed.
by the proposed new Costco Wholesale Additionally, for comparison purposes, an
warehouse. analysis of future conditions at key study
intersections reflective of certain alternative by-
For purposes of this analysis, the following right uses was undertaken and the results
existing intersections were included in the study presented herein.
area:

2
7 8 1
2

3
6
4

Source: Google

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

Table 1-1
Influence Area
2013 Total Future
Site-Generated Forecasts % Site Trips
Intersection Forecasts
AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak
Richmond
6,306 6,180 231 370 3.7% 6.0%
Highway/Sherwood Hall Lane
Route 1/Site Entrance
5,993 5,718 251 405 4.2% 7.1%
Route 1/Ladson Lane
5,795 5,539 160 261 2.8% 4.7%
Route 1/Buckman Road
6,129 6,042 317 514 5.2% 8.5%
North
Ladson Lane/Site Entrance
5,635 5,285 232 376 4.1% 7.1%
Ladson Lane/ Audubon
850 1,041 278 450 32.7% 43.2%
Avenue
Route 1/Spring Garden
476 395 8 16 1.7% 4.1%
Apartment Entrance
Site/Walmart Interparcel
277 426 178 287 64.3% 67.4%
Connection

STUDY METHODOLOGY

Synchro software (version 7) was used to The levels of service reported for the signalized
evaluate levels of service at the study and unsignalized intersections analyzed herein
intersections during the PM and Saturday peak were taken from the Highway Capacity Manual
hours. As discussed with FCDOT and VDOT, 2000 (HCM) reports generated by Synchro
an analysis of the AM peak hour was not version 7. Level of service descriptions are
required because the proposed Costco included in Appendix B.
Wholesale warehouse would not be open to
the public between the hours of 6:00 and 9:00
AM. Synchro is a macroscopic model used for
optimizing traffic signal timing and performing
capacity analyses. The software can model
existing traffic signal timings or optimize splits,
offsets, and cycle lengths for individual
intersections, an arterial, or a complete
network. Synchro allows the user to evaluate
the effects of changing intersection geometrics,
traffic demands, traffic control, and/or traffic
signal settings as well as optimize traffic signal
timings.

4
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 2
BACKGROUND INFORMATION

SITE LOCATION/DESCRIPTION

Overview. The approximate 12-acre subject The maximum development permitted in the C-
site is located west of Richmond Highway 8 district is limited to a 0.5 floor area ratio
(Route 1), and north of Ladson Lane in Fairfax (FAR), or in this case 261,360 GSF. With
County, Virginia, as shown on Figure 2-1. The approval of a Special Exception, development up
site is identified on the Fairfax County GIS as to a 0.7 FAR may be permitted. The Applicant
Tax Map 101-2 ((6)) A and as 7940 Richmond is proposing development of the new Costco at
Highway. The property is currently developed a FAR of 0.27.
with a 53,073 gross square foot (GSF) vacant
building that previously operated as the 10- Nearby Uses. The parcel to the north of the
screen Mount Vernon Multiplex with a seating subject site is also zoned C-8 and developed
capacity of approximately 3,000. with a Wal-Mart. The parcel to the east is
zoned R-MHP (Residential District, Mobil Home
The Applicant, Costco Wholesale, proposes to Park). The parcels to the south are zoned C-8
raze the former cinema and construct a 143,416 and R-12 (Residential at 12 dwelling units per
GSF retail warehouse for members only in acre). Immediately to the east across Richmond
accordance with Fairfax County’s “big box” Highway are parcels zoned C-8, C-2 (Limited
ordinance. To that end the Applicant will file a Office) and R-3 (Residential at three dwelling
Special Exception (SE) application with the units per acre). The subject site and adjacent
County. A copy of the Applicant’s Statement of properties along Richmond Highway are also
Justification is provided in Appendix C. located within a Highway Corridor Overlay (H-
C) district. Figure 2-2 depicts the existing
Terrain. The terrain proximate to and zoning associated with the subject site and
surrounding the site is generally classified as neighboring properties, as reflected on the
“level”. Fairfax County zoning map.

Existing Zoning. The site is currently zoned Site Access. Vehicular access to the property
C-8 (Highway Commercial). The C-8 zoning will be provided via an existing right-in/right-out
district was established as follows: entrance on Richmond Highway and a relocated
full movement entrance/exit on Ladson Lane.
“…to provide locations on heavily Additional interparcel access is afforded to/from
traveled collector and arterial highways the Wal-Mart located to the north of the
for uses which (a) are oriented to the subject property. A reduction of the proposed
automobile, or (b) uses which may plan is provided on Figure 2-3. A full-size copy
require large land areas and good of the overall layout is included as Appendix D.
access, and (c) do not depend upon
adjoining uses for reasons of
comparison shopping or pedestrian
trade.”

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SITE

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Source:
Fairfax County

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Source:

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

COMPREHENSIVE PLAN – LAND USE ROADWAY NETWORK


RECOMMENDATIONS
Existing Roadway Network. Regional
The subject property is located within the access to the proposed Costco Wholesale
Richmond Highway Corridor Area of the would be provided from Richmond Highway
Mount Vernon Planning District of Fairfax (Route 1). Local access is provided from
County. Land use recommendations for the Ladson Lane (Route 921), Sherwood Hall Lane
property are governed by the text associated (Route 626), Buckman Road (Route 836), and
with the Hybla Valley/Gum Springs Community Mount Vernon Highway (Route 235).
Business Center. The property is located
within Land Unit D, Sub-unit D-4. Sub-unit D-4 The existing lane use and traffic controls in the
consists of the subject site and the adjacent vicinity are shown on Figure 2-4.
Wal-Mart property. The Plan recommends
development of the site with retail uses up to a Richmond Highway (Route 1). Richmond
0.50 FAR including the existing Wal-Mart (also Highway is major north-south transportation
located within D-4). The Comprehensive Plan route in Fairfax County that extends from the
text for Land Unit D is included as Appendix E. City of Alexandria in the north to Prince
William County to the south. Richmond
In addition to the above corridor objectives and Highway is a six-lane, median-divided, highway
goals, the Plan also provides specific guidance north of Ladson Lane transitioning to a two-
on development within the five Community lane, highway south of Ladson lane. The
Business centers. The Richmond Highway roadway is classified as a “Principal Arterial”
corridor is envisioned to contain five under the Fairfax County Comprehensive Plan
Community Business Centers (CBC’s) intended or an “Urban Other Principal arterial” as
to provide community-serving retail, residential classified by VDOT’s Virginia Highway
and mixed uses. From north to south the Functional Classification. The posted speed
CBC’s are identified as the following: limit is 45 miles per hour (mph) and it carries
approximately 60,000 average daily traffic
• North Gateway (ADT) in the vicinity of the proposed site.
• Penn Daw
• Beacon/Groveton Sherwood Hall Lane (Route 626). Sherwood
• Hybla Valley/Gum Springs Hall Lane is a two-lane, undivided, east-west
• Woodlawn “Minor Arterial (Type B)” roadway as classified
under the Fairfax County Comprehensive Plan
The proposed Costco Wholesale warehouse or an “Urban Minor Arterial” as classified by
would be located within the Hybla Valley/Gum VDOT’s Virginia Highway Functional
Springs CBC. Classification. Sherwood Hall Lane directly
connects to an assortment of residential
neighborhoods to the east of Route 1 and is the
fourth approach at the signalized Route 1/Wal-
Mart’s main entrance intersection. The posted
speed limit is 35 mph and it carries
approximately 22,000 ADT in the vicinity of the
proposed site.

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

Ladson Lane (Route 921). Ladson Lane is an Audubon Avenue. Audubon Avenue is a private
approximate 900 foot (0.17 mile) roadway road with a post speed limit of 15 mph that
segment that directly fronts the subject directly serves the Audubon Mobile Home Park.
property on its southwest side. It provides a This roadway intersects Ladson Lane (Route
connection from Richmond Highway (Route 1) 921) at a “T” intersection.
to Audubon Road, which serves the Audubon
Mobile Home (MH) Park. Ladson Lane is a Future Roadway Network. The subject
two-lane (approximately 40 foot-wide) collector property is located within the Mount Vernon
road with on-street parking permitted along Planning District, Hybla Valley/Gum Springs
both sides. The posted speed limit is 25 mph Community Business Center (CBC). The Hybla
and the roadway carries approximately 6,000 Valley/Gum Spring CBC contains stable
ADT. Currently, an existing driveway to the residential neighborhoods, as well as two of the
subject property is located on Ladson Lane largest retail centers in the District. Specific
approximately 200 feet west of Route 1. This land use and transportation recommendations
proposal would relocate this driveway for the property are addressed within the
approximately 620 feet west of Route 1. recommendations for the Richmond Highway
Corridor Area.
Mount Vernon Highway (Route 235). Mount
Vernon Highway is a two-lane undivided, north- Richmond Highway Corridor Area. As defined
south “Minor Arterial (Type B)” as classified by by the Plan, the Richmond Highway Corridor
the Fairfax County Comprehensive Plan or an Area extends south from the Capital Beltway (I-
“Urban Minor Arterial” as classified by VDOT’s 495) to Fort Belvoir for a distance of 1,000 feet
Virginia Highway Functional Classification. east and west of the existing centerline. The
Mount Vernon Highway connects an primary goal of the Plan for the Richmond
assortment of residential neighborhoods to the Highway Corridor is to “promote revitalization
south and east of the site with Route 1 and and redevelopment while maintaining an
approaches Route 1 at a traffic signal directly acceptable land use and transportation balance.”
opposite Buckman Road north (Route 836).
The posted speed limit is 35 mph and it carries Richmond Highway serves a dual purpose as a
approximately 13,000 average daily vehicles multi-functional, north-south transportation
(ADT) in the vicinity of the subject site. route, serving both commuter traffic from the
south and local traffic to/from the many
Buckman Road (Route 836). Buckman Road is a commercial and residential developments
two-lane undivided, north-south collector located to the east and west along this critical
roadway with on-street parking permitted along link. Richmond Highway currently varies from
both sides. It is an approximately 1.3 mile four to six lanes along its length and carries in
roadway segment that begins and ends on excess of 60,000 vehicles per day. Meeting the
Route 1 and directly connects to an assortment transportation needs and mitigating increasing
of residential neighborhoods to the west. The levels of traffic congestion along this critical
posted speed limit is 35 mph and it carries corridor were major concerns in the
approximately 13,000 ADT from Richmond development of the Plan.
Highway north to Russell Road and
approximately 4,600 ADT from Russell Road to
Richmond Highway south.

11
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

To that end, the Plan includes the following roadway today.


overall corridor-wide objectives intended to • Improve/upgrade Mount Vernon Highway
guide transportation decisions in the corridor: (Route 235). The Comprehensive Plan
designates Mount Vernon Highway to be a
• Provide improved traffic circulation and two-lane roadway which is the current
traffic safety during both peak and non-peak function of the roadway today.
hours.
• Maximize the efficiency of existing highway Route 1 Location Study. VDOT initiated a
facilities to move people and goods. comprehensive study of the Route 1 corridor in
• Promote the increased use of ridesharing response to increasing levels of congestion
and public transportation to reduce reliance along Richmond Highway (Route 1). The Route
on automobile. 1 Location Study was intended to build on
• Minimize the impact of highway widening, previous corridor studies conducted between
new roadway alignments, and new 1994 and 1997, and provide a blueprint for
development projects on adjacent future improvement of this critical highway.
residential communities and the ecology of
the district. The entire project consists of a 27.3-mile
corridor in Prince William and Fairfax Counties.
The Plan objectives further state that service Study A extends from Stafford County north
drive construction should not generally be through Prince William County. Study B
required where inter-parcel access can be comprises the 4.3-mile section from the
provided between adjacent developments. Occoquan River to Telegraph Road. Study C
Existing service drives should be replaced extends 10.8 miles from Telegraph Road to I-
wherever possible. Highway right-of-way 495. The subject properties are located within
dedication or reservation will be required the limits of Study C. There are no current
where necessary. plans to proceed with any of the design
alternatives however for informational
Planned/Programmed Improvements. purposes, area roadway alternatives are
Transportation recommendations for the included as part of Appendix F.
application area are depicted on Figure 2-5 and
Figure 2-6 from the Comprehensive Plan.
These improvements include the following: TRANSIT FACILITIES

• Improve/upgrade Richmond Highway The subject area is served by the Fairfax


(Route 1) to be a six-lane roadway. Connector and the Metrobus bus lines.
Richmond Highway is currently a six-lane
divided facility north of Ladson Lane and a Fairfax Connector. The subject site is served
two-lane divided facility south of Ladson by four (4) Fairfax Connector buses within the
Lane. vicinity of the site. Two (2) bus lines (Route
• Construct/implement a rail transit or bus 151 and Route 152) are accessible directly on
rapid transit (BRT) along Richmond Richmond Highway (Route 1) fronting the site
Highway (Route 1). and two (2) bus lines (Route 161 and Route
• Improve/upgrade Buckman Road (Route 162) are accessible approximately 1/3 mile away
836). The Comprehensive Plan designates at the Sherwood Hall Lane/Fordson Road
Buckman Road to be a two-lane roadway intersection. Each of the buses described above
which is the current function of the are “Richmond Highway Circulator” bus lines

12
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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

that provide service from the Huntington


Metrorail station to points along Richmond
Highway as far south as the Mount Vernon
Hospital and Mount Vernon Estate.

WMATA Metrobus. The subject site is also


directly served by the Metrobus Richmond
Highway Express (REX) line on Richmond
Highway (Route 1). This bus line provides
express service along Richmond Highway
connecting the King Street, Eisenhower Avenue,
and Huntington Metrorail stations from the
north with Jackson Loop (north) and Gunston
Road (Fort Belvoir) to the south.

Fairfax Connector and Metrobus route


schedules are provided in Appendix G.

15
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 3
ANALYSIS OF EXISTING
CONDITIONS

TRAFFIC VOLUMES

Wells + Associates conducted traffic and allowed between study intersections to account
pedestrian counts at the following intersections for mid-block driveways and parking lot
in accordance with Fairfax County and VDOT entrances such as along Richmond Highway
guidelines: (Route 1).

1. Richmond Highway (Route 1)/Sherwood Daily traffic volumes on roadway links within
Hall Lane the study area were estimated by applying the
2. Richmond Highway (Route 1)/Site Right- appropriate K-factors provided in VDOT’s
in/Right-out driveway traffic count data sheets to the baseline peak
3. Richmond Highway (Route 1)/Ladson Lane hour traffic volumes. The existing daily traffic
4. Richmond Highway (Route 1)/Buckman estimates (vpd) are provided on Figure 3-1.
Road/Mount Vernon Highway
5. Ladson Lane/Site Entrance It should be noted significant number of vehicles
6. Ladson Lane/Audubon Avenue were observed making U-turn maneuvers on
7. Richmond Highway (Route 1)/Spring Richmond Highway (Route 1). The U-turning
Garden Apartments Entrance volumes were the highest on northbound
8. Subject property interparcel connection Richmond Highway at Ladson Lane and on
to/from Wal-Mart southbound Richmond Highway at Mount
Vernon Memorial Highway. The U-turns occur
Weekday peak period vehicular turning to allow vehicles to access right-in/right-out
movement and pedestrian counts were driveways along Route 1. An overlapping right
conducted on Wednesday, April 28, 2010 from turn phase is currently provided for eastbound
3:30 PM to 7:30 PM. Saturday peak period Ladson Lane at Route 1. These right turns
vehicular turning movement and pedestrian conflict with the high volume of U-turns on
counts were conducted on Saturday, May 1, Richmond Highway, creating a potentially
2010 from 10:00 AM to 3:00 PM. hazardous situation. A “Yield to U-turns on
Richmond Highway” traffic sign placed at the
The weekday and Saturday traffic and right-turn lane on Ladson Lane should be
pedestrian volumes are shown on Figures 3-1 considered as one way to resolve this conflict.
and 3-2, respectively. Traffic and pedestrian
count worksheets are contained in Appendix H.
All of the counts were recorded in 15-minute OPERATIONAL ANALYSIS
increments.
Existing peak hour levels of service (LOS) were
For purposes of this traffic analysis, the peak calculated at key study intersections and
hour of each individual intersection was utilized. driveways based on the existing lane use and
The traffic counts were then balanced between traffic control shown on Figure 2-4, the existing
intersections in order to account for seasonal traffic volumes shown on Figure 3-1, the
and time-of-day variations in the count data. existing pedestrian volumes shown on Figure 3-
Where appropriate, some minor imbalance was 2, and the Highway Capacity Manual

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

methodology as reported by Synchro. Existing


traffic signal timings and Synchro/SimTraffic files
were obtained from VDOT. The VDOT
Synchro files were modified to include site
driveways as well as to address minor
discrepancies with field-verified lane use,
storage lengths and signal timings.
The results of the intersection analyses are
summarized in Table 3-1 and Figure 3-3.
Capacity analysis worksheets are included in
Appendix I.

The results of the existing intersection capacity


analyses indicate the following:

1. The Richmond Highway (Route


1)/Sherwood Hall Lane/Wal-Mart Driveway
intersection operates near capacity at LOS
“E” during both peak periods.

2. The Richmond Highway (Route 1)/Ladson


Lane signalized intersection operates at
overall LOS “B” or better during the
weekday PM and Saturday mid-day peak
periods.

3. The Richmond Highway (Route 1)/Mount


Vernon Highway/Buckman Road
intersection operates near capacity at LOS
“E” during the Saturday peak period.

4. All of the STOP controlled traffic


movements operate at an acceptable LOS
“D” or better.

5. All three (3) signalized study intersections


contain lane groups operating near capacity
(LOS “E”). Richmond Highway (Route
1)/Sherwood Hall Lane/Wal-Mart driveway
and Richmond Highway (Route 1)/Mount
Vernon Highway/Buckman Road
intersections contain lane groups operating
at capacity (LOS “F”).

19
Table 3-1
Costco Wholesale - Alexandria/Mount Vernon
Existing Levels of Service (1) (2) (3)

2010 Existing
Intersection Critical
Intersection Control Movement Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL E (77.6) F (87.6)


Sherwood Hall Lane/ EBT E (72.0) E (70.3)
Wal-Mart Driveway EBR E (75.6) E (68.9)
WBL F (94.6) F (99.4)
WBLT F (93.1) F (100.3)
WBR D (46.3) E (63.0)
NBL F (115.8) F (89.3)
NBTR E (68.7) E (56.3)
SBL E (74.4) F (105.3)
SBT D (47.8) D (37.4)
SBR C (23.7) C (22.0)
Overall E (65.4) E (57.2)

(2) Richmond Highway (Route 1)/ STOP EBR B [11.1] B [10.5]


Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [13.2] C [21.2]


Apartment Driveway SBL C [22.1] D [29.2]

(4) Richmond Highway (Route 1)/ Signal EBL E (60.0) E (65.0)


Ladson Lane EBR D (47.8) D (48.8)
NBL E (67.9) E (58.2)
NBT A (5.6) A (7.3)
SBTR B (17.3) B (12.5)
Overall B (15.2) B (13.1)

(5) Richmond Highway (Route 1)/ Signal EBL E (75.4) F (112.3)


Mount Vernon Highway/ EBLTR E (75.0) F (111.5)
Buckman Road WBLT E (78.5) E (68.5)
WBR F (87.4) F (298.1)
NBL C (24.7) C (29.2)
NBTR D (42.1) D (50.0)
SBL F (80.6) F (99.5)
SBT A (7.3) B (14.7)
SBR B (10.6) C (20.3)
Overall D (35.7) E (72.7)

(6) Site Entrance/ STOP EBLT A [0.5] A [0.8]


Ladson Lane SBL B [12.2] B [11.8]
SBR A [9.8] A [9.5]

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.4]


Ladson Lane NBTR A [7.7] A [7.4]
SBLT A [9.3] A [8.8]
Overall A [8.3] A [7.9]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds Wells + Associates, Inc
McLean, Virginia
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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 4
ANALYSIS OF FUTURE CONDITIONS
WITHOUT DEVELOPMENT

METHODOLOGY PIPELINE PROJECTS

The future traffic forecasts without the As discussed with County and VDOT staff,
proposed new Costco were developed based traffic generated by two other developments,
on a composite of existing baseline traffic Mount Vernon Gateway and the Fort Belvoir
volumes, regional growth, and projected traffic Base Realignment and Closure (BRAC), was to
volumes anticipated to be generated by other be included in the estimation of future traffic
area development projects (“pipeline projects”). forecasts. A description of these developments
This methodology was discussed with VDOT is provided below and the site locations are
and County staff and approved as reflected in shown in Figure 4-3.
the scoping agreement signed by all parties and
is consistent with 24 VAC 30-155-60.D. Fort Belvoir (BRAC). Base Realignment and
Closure (BRAC) is the process the Department
of Defense (DoD) uses to reorganize its
REGIONAL GROWTH facilities to more efficiently and effectively
support its forces, increase operational
Regional traffic growth factors were developed readiness and facilitate new ways of doing
for the study area based on a review of VDOT business. As a result of BRAC 2005, DoD will
historic traffic counts, as well as regional traffic be moving thousands of jobs from leased office
models. Upon review, additional space and other facilities in the Washington
discussions/correspondence was held with metro region to Fort Belvoir (including the
VDOT and the County in order to come to Engineer Proving Ground) in southern Fairfax
agreement on the appropriate growth factors. County. The Army’s preferred alternative
Based on the aforementioned, an annual proposes approximately seven million square
compound rate of 1.5% was applied to volumes feet of new and renovated facilities. This would
on Route 1 for both study years (2013 and result in increasing the assigned personnel at
2019). Existing volumes on Sherwood Hall Fort Belvoir with the relocation of 22,000
Lane, Buckman Road and Mount Vernon persons. A summary and location of this new
Highway were grown at a rate of 1% per year and renovated development is shown on
compounded. Given its configuration as a Figures 4-4 and 4-5, respectively. The BRAC
tertiary street, no growth was applied to changes go into effect in September 2011
Ladson Lane. The resulting regional growth at therefore the impact of the BRAC is reflected
each of the study intersections for years 2013 in the 2013 traffic forecasts.
and 2019 are depicted on Figures 4-1 and 4-2,
respectively. In order to account for the increase in traffic
generated in the Route 1 corridor as a result of
the Ft. Belvoir BRAC, W+A reviewed the Final
Environmental Impact Statement for
Implementation of 2005 Base Realignment and
Closure (BRAC) Recommendations and Related

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W e l ls + A s s o c ia t es, Inc.
SITE
Mount Vernon
Gateway

Fort Belvior
BRAC

25
W e l ls + A s s o c ia t es, Inc.
Sources:
Fort Belvoir GIS 2006;
Fairfax County GIS 2006

26
W e l ls + A s s o c ia t es, Inc.
Sources:
Fort Belvoir GIS 2006;
Fairfax County GIS 2006

27
W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

Army Actions at Fort Belvoir, Virginia prepared study completed by Wells + Associates dated
by Tetra Tech Inc. dated June 2007. Trips June 15, 2005 and supplemental memoranda
generated by the BRAC were developed by dated June 17, 2005. The resulting peak hour
subtracting the “No Build Alternative” trip assignments are presented on Figure 4-8
projections from the “Preferred Build summarized in Appendix L.
Alternative.” Saturday peak hour trips were
assumed to approximately 27.5% of the PM Traffic Reassignments. As stated above and
peak hour weekday traffic consistent with ITE reflected in the proffers and on Figure 4-7, the
data for general office uses (Land Use Code Applicant/Owner of Mount Vernon Gateway
710). Inbound and outbound assignments were proffered a number of transportation
also based on ITE data for general office improvements. As a result of these
buildings (54% inbound; 46% outbound.) The improvements, certain movements at the Route
resulting BRAC assignments are depicted on 1/Buckman Road/Mount Vernon Highway
Figure 4-6. Copies of relevant excerpts from intersection would be restricted. Specifically,
the EIS are provided in Appendix J. the eastbound Buckman Road approach would
be restricted to right-in/right-out movements
Mount Vernon Gateway. Mount Vernon only and westbound through movements from
Gateway is a mixed-use development located Mount Vernon Highway would also be
south of the subject site, on the west side of eliminated. The restriction of certain of these
Richmond Highway and east of Buckman Road. movements would result in a redistribution or
The property is currently zoned PDH-30, reassignment of traffic volumes under 2019
consistent with proffers dated July 19, 2005 and conditions. These resulting reassignments are
accepted by the Board of Supervisors on August depicted on Figure 4-9.
1, 2005. A copy of the proffers and
development plan are included herein as
Appendix K. FUTURE TRAFFIC FORECASTS WITHOUT THE
SITE DEVELOPMENT
The project, upon completion and occupancy
would include 432 residential dwelling units, as Total future traffic forecasts without the
well as 71,760 GSF of office uses. In order to proposed new Costco were developed based
accommodate this level of development, the on a composite of existing traffic (Figure 3-1),
Applicant/Owner committed to a number of regional growth (Figures 4-1 and 4-2), traffic
transportation improvements/enhancements from one or more pipeline developments
including those discussed in an earlier section of (Figures 4-6 and 4-8), and those traffic
this report. For purposes of this assessment, reassignments (Figure 4-9) as applicable. The
the development and accompanying proffered resulting total future background forecasts are
improvements were assumed complete by shown on Figures 4-10 and 4-11 for year 2013
2019. The lane use and traffic controls and 2019, respectively.
associated with the build out of Mount Vernon
Gateway (year 2019) are reflected on Figure 4-
7.

The trips generated by Mount Vernon Gateway


during the PM and Saturday peak hours were
developed based on a review of the
methodologies set forth in the traffic impact

28
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34
W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

OPERATIONAL ANALYSIS

Total future background peak hour levels of 3. Under the 2013 conditions, the Richmond
service without the proposed Costco Highway/Mount Vernon Highway/Buckman
Warehouse are summarized on Table 4-1. The Road intersection would operate near
results were calculated at the key study capacity at LOS “E” during the Saturday
intersections based on the existing/planned lane peak period.
use and traffic controls shown on Figures 2-4
(2013) and 4-7 (2019), the background future 4. At all three (3) signalized intersections on
traffic forecasts shown on Figures 4-10 (2013) Richmond Highway, lane groups would
and 4-11 (2019), and the Highway Capacity continue to operate at, or near capacity,
Manual methodology as reported by Synchro. similar to existing conditions but with
higher delays.
The Synchro analysis results for 2013 and 2019
background future conditions are summarized 5. Critical movements at each of the STOP
on Figures 4-12 and 4-13, respectively. The controlled intersections would operate at
capacity analysis worksheets are included in an acceptable LOS “D” or better during the
Appendices M and N for the 2013 and 2019 PM and Saturday peak periods.
future conditions without the proposed
development. Year 2019

As shown on Table 4-1, the results of the 1. Under the 2019 future conditions without
background future intersection capacity analyses the proposed development, the Richmond
indicate the following: Highway (Route 1)/Ladson Lane signalized
intersection would operate at overall LOS
Year 2013 “C” or better during the weekday PM and
Saturday mid-day peak periods.
1. Under the 2013 future conditions without
the proposed development, the Richmond 2. Under 2019 conditions, the Richmond
Highway (Route 1)/Ladson Lane signalized Highway (Route 1)/Sherwood Hall
intersection would operate at overall LOS Lane/Wal-Mart Driveway intersection
“B” or better during the weekday PM and would operate at capacity at LOS “F” during
Saturday mid-day peak periods. both the PM and Saturday peak period.

2. Under 2013 conditions, the Richmond 3. Under the 2019 conditions with the Mount
Highway (Route 1)/Sherwood Hall Vernon Gateway proffered improvements
Lane/Wal-Mart Driveway intersection in place, the intersection would operate at
would operate near capacity at LOS“E” an LOS “D” or better during the PM peak
during PM peak period and at capacity and Saturday peak periods.
during the Saturday peak period.
4. At all three (3) signalized intersections on
Richmond Highway, lane groups would
continue to operate at, or near capacity,
similar to existing conditions but with
higher delays.

35
Table 4-1
Costco Wholesale - Alexandria/Mount Vernon
Levels of Service without Development (1) (2) (3)

2010 Existing 2013 Background Future 2019 Background Future


Intersection Critical
Intersection Control Movement Weekday PM Saturday Weekday PM Saturday Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL E (77.6) F (87.6) E (77.6) F (87.6) E (77.6) F (87.6)
Sherwood Hall Lane/ EBT E (72.0) E (70.3) E (72.0) E (70.3) E (72.0) E (70.3)
Wal-Mart Driveway EBR E (75.6) E (68.9) E (75.7) E (68.9) E (75.9) E (69.1)
WBL F (94.6) F (99.4) F (104.9) F (99.0) F (119.3) F (103.2)
WBLT F (93.1) F (100.3) F (99.9) F (97.5) F (123.9) F (105.8)
WBR D (46.3) E (63.0) D (46.3) E (63.1) D (46.4) E (62.9)
NBL F (115.8) F (89.3) F (122.6) F (90.7) F (142.5) F (99.1)
NBTR E (68.7) E (56.3) F (139.4) F (83.1) F (205.2) F (151.9)
SBL E (74.4) F (105.3) E (74.9) F (109.4) E (76.4) F (122.7)
SBT D (47.8) D (37.4) E (60.7) D (40.0) F (103.7) D (48.9)
SBR C (23.7) C (22.0) C (23.7) C (22.0) C (23.8) C (22.7)
Overall E (65.4) E (57.2) F (99.9) E (69.4) F (145.7) F (103.9)

(2) Richmond Highway (Route 1)/ STOP EBR B [11.1] B [10.5] B [11.9] B [10.8] B [12.0] B [11.8]
Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [13.2] C [21.2] B [13.0] C [19.7] B [12.4] C [19.7]
Apartment Driveway SBL C [22.1] D [29.2] D [30.2] D [34.5] E [39.8] C [16.4]

(4) Richmond Highway (Route 1)/ Signal EBL E (60.0) E (65.0) E (59.9) E (64.9) E (59.8) E (64.7)
Ladson Lane EBR D (47.8) D (48.8) D (47.7) D (48.8) D (47.4) D (48.5)
NBL E (67.9) E (58.2) E (70.4) E (60.0) F (87.4) E (71.0)
NBT A (5.6) A (7.3) B (10.5) A (7.6) A (8.0) B (11.6)
SBTR B (17.3) B (12.5) B (18.7) B (14.1) D (45.8) B (17.9)
Overall B (15.2) B (13.1) B (17.4) B (13.8) C (30.7) B (17.6)

(5) Richmond Highway (Route 1)/ Signal EBL E (75.4) F (112.3) E (75.1) F (117.7) N/A N/A
Mount Vernon Highway/ EBLTR E (75.0) F (111.5) E (74.5) F (117.6) N/A N/A
Buckman Road WBLT E (78.5) E (68.5) E (78.2) E (70.4) N/A N/A
WBR F (87.4) F (298.1) F (85.1) F (309.7) N/A N/A
NBL C (24.7) C (29.2) C (28.0) C (28.4) N/A N/A
NBTR D (42.1) D (50.0) D (48.8) D (50.4) N/A N/A
SBL F (80.6) F (99.5) F (80.9) F (111.4) N/A N/A
SBT A (7.3) B (14.7) A (7.8) B (12.8) N/A N/A
SBR B (10.6) C (20.3) A (8.4) B (13.0) N/A N/A
Overall D (35.7) E (72.7) D (37.0) E (71.3) N/A N/A

Proffered Improvements (Mount Vernon Gateway) EBR N/A N/A N/A N/A A (0.0) A (0.0)
Right-In, Right-Out Buckman Road WBL N/A N/A N/A N/A E (72.3) E (59.8)
Free-Flow Eastbound Right WBR N/A N/A N/A N/A F (82.3) F (108.6)
Free-Flow Southbound Right NBTR N/A N/A N/A N/A D (39.8) E (61.4)
SBL N/A N/A N/A N/A F (81.6) F (111.9)
SBT N/A N/A N/A N/A A (6.0) B (12.1)
SBR N/A N/A N/A N/A A (0.1) A (0.5)
Overall N/A N/A N/A N/A C (30.0) D (50.1)

(6) Site Entrance/ STOP EBLT A [0.5] A [0.8] A [0.5] A [0.8] A [0.5] A [0.8]
Ladson Lane SBL B [12.2] B [11.8] B [12.0] B [11.6] B [12.1] B [11.6]
SBR A [9.8] A [9.5] A [9.8] A [9.4] A [9.8] A [9.5]

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.4] A [7.7] A [7.3] A [7.8] A [7.3]
Ladson Lane NBTR A [7.7] A [7.4] A [7.6] A [7.3] A [7.7] A [7.3]
SBLT A [9.3] A [8.8] A [9.2] A [8.7] A [9.3] A [8.8]
Overall A [8.3] A [7.9] A [8.2] A [7.8] A [8.2] A [7.8]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds
Wells + Associates, Inc
McLean, Virginia
36
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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

5. Critical movements at each of the STOP


controlled intersections would operate at
an acceptable LOS “D” or better during the
PM and Saturday peak periods with an
exception of the southbound left movement
at the Richmond Highway/Apartment
Driveway intersection. At this intersection,
the southbound left movement would
operate near capacity (LOS “E”) during the
PM peak period.

39
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 5
TRIP GENERATION, DISTRIBUTION
AND ASSIGNMENT

TRIP GENERATION

The volume of trips generated by the proposed In accordance with VDOT standards (Traffic
new Costco Wholesale warehouse was Impact Analysis Regulations Administrative
calculated using the standard rates and Guidelines 24 VAC 30-155), and consistent with
equations published in the Institute of the scoping agreement a pass-by reduction of
Transportation Engineers (ITE) Trip 25% was applied to the proposed commercial
Generation, Eighth Edition. use. The site pass-by trip assignments are
summarized on Figure 5-1.
The proposed new Costco consists of 143,416
GSF of building floor area. Land use code “857 Primary Site Trips. As shown on Table 5-1,
Discount Club” was utilized for estimating the the net new trips associated with the proposed
PM peak and Saturday peak hour trips. As Costco Wholesale warehouse are 456 new
reflected in the scoping agreement and as weekday PM peak hour trips (228 in and 228
discussed previously, the AM peak hour analysis out), 737 new Saturday mid-day peak (361 in
was not included in the traffic study as the and 376 out), and 4,496 new average weekday
proposed new Costco would not be open for trips.
business coincident with the AM peak hour of
the adjacent street (6:00 to 9:00 AM).
SITE TRIP DISTRIBUTION AND ASSIGNMENT
The proposed new use would generate a total
of 608 weekday PM peak hour trips (304 in and Site Access. Access to the site is currently
304 out), 982 Saturday peak hour trips (481 in provided via a full movement entrance on
and 501 out), and 5,995 average daily (24-hour) Ladson Lane and a right-in/right-out access on
trips at build out. A summary of the trip Route 1. The full movement entrance on
generation information is shown on Table 5-1. Ladson Lane operates under STOP control and
is currently located approximately 250 feet
Pass-by Trip Reductions. According to ITE, west of the Richmond Highway/Ladson Lane
in some cases the driveway volumes at a intersection (measured centerline to
particular land use are different from the centerline). The right-in/right-out access is
amount of traffic added to the adjacent street located on Richmond Highway approximately
system. Commercial uses such as the proposed 635 feet north of the Richmond
new Costco Wholesale discount club attract a Highway/Ladson Lane intersection (measured
portion of their trips from traffic that is already centerline to centerline). An interparcel
on the road network. Pass-by trips are those connection to the Wal-Mart property to the
trips, which are made as intermediate stops on north is also available for use and will be
the way to a primary destination. An example retained.
of a pass-by trip would be one in which a driver
stops at a retail store on his/her way home
from work.

40
Table 5-1
Costco Wholesale - Alexandria/Mount Vernon
Trip Generation

Scenario Land Use PM Peak Hour Sat Peak Hour Weekday Average Saturday Average
Code Amount Units In Out Total In Out Total Daily Trips Daily Trips

Costco Wholesale (Discount Club) 857 143,416 SF 304 304 608 481 501 982 5,995 7,709

Pass-by Trips 25% (76) (76) (152) (120) (125) (245) (1,499) (1,927)

Total New Costco Wholesale Trips 228 228 456 361 376 737 4,496 5,782

Note(s):
(1) Trip generation based on the Institute of Transportation Engineers' Trip Generation, 8th Edition.

Wells + Associates, Inc.

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

Based on the Special Exception (SE) plat


provided by Bohler Engineering, no new access
points are proposed (see Figure 2-3). However,
the full movement entrance on Ladson Lane
would be relocated approximately 380 feet
west of its current location. This entrance
relocation provides for increased separation
from Richmond Highway. The existing
connection to the Wal-Mart would continue to
provide interparcel access between the subject
site and the Wal-Mart.

The new (primary) site-generated trips outlined


above were assigned to the roadway network
based on the existing/future site access, current
and forecasted travel patterns, surrounding
residential locations and engineering judgment
consistent with the scoping document.

It should be noted site trip distributions vary


slightly between the 2013 to 2019 study years
as a result of the modifications to the Richmond
Highway/Buckman Road/Mount Vernon
Highway intersection.

The site traffic assignments and directional


distributions are shown on Figure 5-2 and
Figure 5-3 for study years 2013 and 2019,
respectively.

43
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1% 1 12%

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45
W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 6
ANALYSIS OF 2013 FUTURE
CONDITIONS WITH DEVELOPMENT

FUTURE TRAFFIC CONDITIONS WITH THE


PROPOSED NEW USE

Future Traffic Forecasts. The 2013 total 2. Under the 2013 total future conditions the
future traffic forecasts were developed using Richmond Highway/Sherwood Hall Lane/
the 2013 background forecasts shown on Figure Wal-Mart Driveway intersection would
4-10, the pass-by trip assignments shown on degrade to overall LOS “F” during the
Figure 5-1 and the site “new primary” trip Saturday peak period.
assignments shown on Figures 5-2. The
resulting 2013 total future traffic forecasts are 3. The Richmond Highway/Mount Vernon
shown on Figure 6-1. Highway/Buckman Road intersection would
degrade to overall LOS “F” during the
Saturday peak period.
OPERATIONAL ANALYSIS. Future peak hour
levels of service, with the proposed 4. The southbound approach at the STOP
development, were determined at the key study controlled intersection of Ladson Lane and
intersections and driveways based on the total the Costco entrance would operate near
future traffic forecasts shown on Figure 6-1, the capacity during the Saturday peak period.
future lane use and traffic control shown on
Figure 6-2, and the Highway Capacity Manual 5. Under 2013 total future conditions, all
methodology. other critical movements at each of the
STOP controlled intersections would
The Synchro results for the 2013 future operate at an acceptable LOS “D” or better
conditions are presented in Appendix O and during the PM and Saturday peak periods,
summarized in Table 6-1. The results are also with an exception of the southbound left
shown on Figure 6-3. movement at the Richmond Highway/
Apartment Driveway intersection. At this
The results of the 2013 future conditions with intersection, the southbound left movement
the proposed new Costco indicate the would operate near capacity during the
following: 2013 Saturday peak period.

1. Under the 2013 future conditions with the


proposed new use, at each of the signalized
intersections, a majority of the side street
movements and the mainline left-turn
movements would continue to operate at
capacity consistent with future background
conditions (or without the new use).

46
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Table 6-1
Costco Wholesale - Alexandria/Mount Vernon
(1) (2) (3)
2013 Levels of Service with Development

2010 Existing 2013 Background Future 2013 Total Future


Intersection Critical
Intersection Control Movement Weekday PM Saturday Weekday PM Saturday Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL E (77.6) F (87.6) E (77.6) F (87.6) F (84.7) F (103.3)
Sherwood Hall Lane/ EBT E (72.0) E (70.3) E (72.0) E (70.3) E (72.1) E (70.2)
Wal-Mart Driveway EBR E (75.6) E (68.9) E (75.7) E (68.9) E (75.0) E (68.1)
WBL F (94.6) F (99.4) F (104.9) F (99.0) F (119.4) F (111.9)
WBLT F (93.1) F (100.3) F (99.9) F (97.5) F (113.8) F (113.7)
WBR D (46.3) E (63.0) D (46.3) E (63.1) D (46.7) E (63.1)
NBL F (115.8) F (89.3) F (122.6) F (90.7) F (150.3) F (103.8)
NBTR E (68.7) E (56.3) F (139.4) F (83.1) F (158.3) F (115.3)
SBL E (74.4) F (105.3) E (74.9) F (109.4) E (74.9) F (112.4)
SBT D (47.8) D (37.4) E (60.7) D (40.0) E (69.8) D (46.0)
SBR C (23.7) C (22.0) C (23.7) C (22.0) C (23.8) C (23.3)
Overall E (65.4) E (57.2) F (99.9) E (69.4) F (113.2) F (87.5)

(2) Richmond Highway (Route 1)/ STOP EBR B [11.1] B [10.5] B [11.9] B [10.8] B [13.5] B [13.6]
Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [13.2] C [21.2] B [13.0] C [19.7] B [13.8] C [19.6]
Apartment Driveway SBL C [22.1] D [29.2] D [30.2] D [34.5] D [33.3] E [40.9]

(4) Richmond Highway (Route 1)/ Signal EBL E (60.0) E (65.0) E (59.9) E (64.9) E (60.6) E (65.6)
Ladson Lane EBR D (47.8) D (48.8) D (47.7) D (48.8) D (40.6) D (42.3)
NBL E (67.9) E (58.2) E (70.4) E (60.0) E (74.2) F (140.2)
NBT A (5.6) A (7.3) B (10.5) A (7.6) B (10.6) A (6.7)
SBTR B (17.3) B (12.5) B (18.7) B (14.1) E (69.5) C (26.2)
Overall B (15.2) B (13.1) B (17.4) B (13.8) D (45.3) C (27.3)

(5) Richmond Highway (Route 1)/ Signal EBL E (75.4) F (112.3) E (75.1) F (117.7) E (76.4) F (140.9)
Mount Vernon Highway/ EBLTR E (75.0) F (111.5) E (74.5) F (117.6) E (75.3) F (137.7)
Buckman Road WBLT E (78.5) E (68.5) E (78.2) E (70.4) E (77.3) E (71.6)
WBR F (87.4) F (298.1) F (85.1) F (309.7) F (100.6) F (412.2)
NBL C (24.7) C (29.2) C (28.0) C (28.4) C (31.2) C (28.9)
NBTR D (42.1) D (50.0) D (48.8) D (50.4) E (56.5) D (52.9)
SBL F (80.6) F (99.5) F (80.9) F (111.4) E (79.8) F (133.1)
SBT A (7.3) B (14.7) A (7.8) B (12.8) A (9.0) B (12.1)
SBR B (10.6) C (20.3) A (8.4) B (13.0) A (8.7) A (9.9)
Overall D (35.7) E (72.7) D (37.0) E (71.3) D (41.1) F (84.3)

Proffered Improvements (Mount Vernon Gateway) EBR N/A N/A N/A N/A N/A N/A
Right-In, Right-Out Buckman Road WBL N/A N/A N/A N/A N/A N/A
Free-Flow Eastbound Right WBR N/A N/A N/A N/A N/A N/A
Free-Flow Southbound Right NBTR N/A N/A N/A N/A N/A N/A
SBL N/A N/A N/A N/A N/A N/A
SBT N/A N/A N/A N/A N/A N/A
SBR N/A N/A N/A N/A N/A N/A
Overall N/A N/A N/A N/A N/A N/A

(6) Site Entrance/ STOP EBLT A [0.5] A [0.8] A [0.5] A [0.8] A [0.8] A [1.3]
Ladson Lane SBL/SBLR B [12.2] B [11.8] B [12.0] B [11.6] C [19.4] E [36.8]
SBR A [9.8] A [9.5] A [9.8] A [9.4] N/A N/A

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.4] A [7.7] A [7.3] A [7.8] A [7.3]
Ladson Lane NBTR A [7.7] A [7.4] A [7.6] A [7.3] A [7.7] A [7.4]
SBLT A [9.3] A [8.8] A [9.2] A [8.7] A [9.2] A [8.8]
Overall A [8.3] A [7.9] A [8.2] A [7.8] A [8.2] A [7.9]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds
Wells + Associates, Inc
McLean, Virginia
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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 7
IMPROVEMENT ANALYSIS
MEDIAN BREAK CLOSURE AT SPRING
OVERVIEW GARDEN APARTMENTS

The following transportation improvements are As requested by VDOT staff at the scoping
recommended to mitigate the impacts meeting, the Applicant proposes to close the
associated with regional background growth and existing median break at the Richmond
the proposed new Costco at critical Highway/Spring Garden Apartments Entrance.
intersections in the study area: As a result, the entrance to the Spring Garden
Apartments would function as a right-in/right-
• Modification of the signal timing splits at the out entrance providing access only to the
Richmond Highway/Ladson Lane northbound traffic on Richmond Highway. The
intersection to provide additional green southbound left-turns and U-turns at the
time for heavier turn movements. median break were reassigned to the Richmond
Highway/Ladson Lane intersection as shown on
• Modification of the signal timing splits at the Figure 7-1. As a result, the Applicant has
Richmond Highway/Sherwood Hall proposed to modify the existing signal timing
Lane/Wal-Mart Driveway intersection. and phasing to accommodate the southbound
U-turns at Richmond Highway/Ladson Lane
intersection.
• Modification of the signal timing splits at the
Richmond Highway/Buckman Road/Mount
Vernon Highway intersection.
SITE TRIP ASSIGNMENTS
• Construction of an exclusive southbound
Under the 2013 future conditions with
right-turn lane at the Richmond
development, the northbound left-turn lane at
Highway/Ladson Lane intersection.
the Richmond Highway/Ladson Lane
intersection is forecasted to operate with
• Construction of an exclusive westbound
significantly long queues that could spill out of
right-turn lane at the Ladson Lane/Site
the existing northbound left-turn lane. Due to
Entrance intersection.
inadequate right-of-way at that location and
steep grading issues, construction of a second
• Closure of the existing median break at the northbound left-turn lane at Richmond
intersection of Richmond Highway and Highway/Ladson Lane was deemed beyond the
entrance to the Spring Garden Apartments. scope of this project. Alternatively, a portion of
the northbound site traffic previously assigned
• Extension of the existing northbound left- to turn left onto Ladson Lane could potentially
turn lane at the intersection of Richmond use the Wal-Mart entrance and access the site
Highway/Sherwood Hall Lane/Wal-Mart via the interparcel access. However, the
Driveway intersection to approximately 625 northbound left-turn lane at Richmond
feet. Highway/Sherwood Hall Lane/Wal-Mart
Driveway intersection theoretically would not
have sufficient residual storage under the 2013
total future conditions with development.

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

The Applicant therefore proposes to extend Capacity Analysis. Future peak hour levels
the northbound left-turn lane at the Wal-Mart of service with the proposed development were
Driveway to accommodate the reassigned site determined at the key intersections based on
traffic. The modified site trip assignments and the future lane use and traffic control shown on
pass-by trips per the above discussion are Figure 7-5, the 2013 total future traffic forecasts
provided on Figures 7-2 and 7-3. The adjusted respectively shown on Figure 7-4 and the
2013 future traffic forecasts with development Highway Capacity Manual methodology as
are provided on Figure 7-4. The 2013 future analyzed in Synchro.
lane use and traffic controls with all of the
proposed improvements are shown on Figure The Synchro results for improvement analysis
7-5. under 2013 total future conditions are
presented in Appendix Q, and summarized in
The existing northbound left-turn lane at the Table 7-1. The level of service results are also
Richmond Highway/Sherwood Hall Lane/Wal- shown on Figure 7-6.
Mart Driveway has a storage length of
approximately 385 feet. The Applicant proposes
to extend that storage to approximately 625 RESULTS
feet. With the additional 240 feet of storage,
the northbound left-turn lane could A comparison of the results both with and
accommodate the site traffic that was without the proposed development is described
reassigned from Richmond Highway/Ladson below for the 2013 buildout year. The results
Lane intersection. are also summarized on Table 7-1. As shown
on Table 7-1, with the improvements proposed
by the Applicant, the following are indicated:
IMPROVEMENT ANALYSIS
1. Richmond Highway/Sherwood Hall
Right Turn Lane Warrant Analysis. Lane/Wal-Mart Driveway. As shown on
VDOT’s Road Design Manual provides warrants Table 7-1, each of the mainline movements
for determining the need for right turn lanes at and side street movements at the signalized
signalized and unsignalized intersections. intersection of Richmond Highway/
Accordingly, the warrants were evaluated at the Sherwood Hall Lane/Wal-Mart Driveway
site entrance on Ladson Lane under 2013 total would operate generally consistent with the
future conditions. The detailed turn lane 2013 conditions without development. The
warrant analyses are included in Appendix P. overall intersection levels of service would
also continue to operate at levels of service
These analyses indicate that full-width consistent with the 2013 conditions without
westbound right turn lanes would be required development.
on Ladson Lane at the site entrance during both
PM and Saturday peak hours. 2. Richmond Highway/Ladson Lane. With the
proposed improvements, the Richmond
As shown on the Special Exception Plan Highway/Ladson Lane intersection would
completed by Bohler Engineering, a 480 foot operate at an overall LOS “C” or better
westbound right-turn lane was proposed at the during the PM peak hour and Saturday peak
entrance on Ladson Lane. The right-turn lane hour. Each of the mainline and side street
would extend east from the proposed entrance movements would continue to operate
to Richmond Highway.

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Table 7-1
Costco Wholesale - Alexandria/Mount Vernon
Levels of Service with Improvements (1) (2) (3)

2010 Existing 2013 Background Future 2013 Total Future


Intersection Critical
Intersection Control Movement Weekday PM Saturday Weekday PM Saturday Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL E (77.6) F (87.6) E (77.6) F (87.6) F (84.7) F (103.3)
Sherwood Hall Lane/ EBT E (72.0) E (70.3) E (72.0) E (70.3) E (72.1) E (70.2)
Wal-Mart Driveway EBR E (75.6) E (68.9) E (75.7) E (68.9) E (75.0) E (68.1)
WBL F (94.6) F (99.4) F (104.9) F (99.0) F (119.4) F (111.9)
WBLT F (93.1) F (100.3) F (99.9) F (97.5) F (113.8) F (113.7)
WBR D (46.3) E (63.0) D (46.3) E (63.1) D (46.7) E (63.1)
NBL F (115.8) F (89.3) F (122.6) F (90.7) F (150.3) F (103.8)
NBTR E (68.7) E (56.3) F (139.4) F (83.1) F (158.3) F (115.3)
SBL E (74.4) F (105.3) E (74.9) F (109.4) E (74.9) F (112.4)
SBT D (47.8) D (37.4) E (60.7) D (40.0) E (69.8) D (46.0)
SBR C (23.7) C (22.0) C (23.7) C (22.0) C (23.8) C (23.3)
Overall E (65.4) E (57.2) F (99.9) E (69.4) F (113.2) F (87.5)

Site Improvement Signal EBL N/A N/A N/A N/A F (170.6) F (167.4)
Modified Signal Timings (Splits) EBT N/A N/A N/A N/A E (78.9) E (75.0)
Adjusted Site Distribution EBR N/A N/A N/A N/A F (117.1) E (71.9)
WBL N/A N/A N/A N/A F (114.6) F (113.6)
WBLT N/A N/A N/A N/A F (109.3) F (114.6)
WBR N/A N/A N/A N/A D (47.6) E (65.1)
NBL N/A N/A N/A N/A F (276.9) F (162.4)
NBTR N/A N/A N/A N/A E (70.7) E (63.4)
SBL N/A N/A N/A N/A F (157.4) F (176.7)
SBT N/A N/A N/A N/A E (58.2) D (50.7)
SBR N/A N/A N/A N/A C (22.2) C (24.8)
Overall N/A N/A N/A N/A F (82.2) E (74.4)

(2) Richmond Highway (Route 1)/ STOP EBR B [11.1] B [10.5] B [11.9] B [10.8] B [13.5] B [13.6]
Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [13.2] C [21.2] B [13.0] C [19.7] B [13.8] C [19.6]
Apartment Driveway SBL C [22.1] D [29.2] D [30.2] D [34.5] D [33.3] E [40.9]

Site Improvement STOP WBR N/A N/A N/A N/A B [10.4] B [11.1]
Right-In, Right-Out Access

(4) Richmond Highway (Route 1)/ Signal EBL E (60.0) E (65.0) E (59.9) E (64.9) E (60.6) E (65.6)
Ladson Lane EBR D (47.8) D (48.8) D (47.7) D (48.8) D (40.6) D (42.3)
NBL E (67.9) E (58.2) E (70.4) E (60.0) E (74.2) F (140.2)
NBT A (5.6) A (7.3) B (10.5) A (7.6) B (10.6) A (6.7)
SBTR B (17.3) B (12.5) B (18.7) B (14.1) E (69.5) C (26.2)
Overall B (15.2) B (13.1) B (17.4) B (13.8) D (45.3) C (27.3)

Site Improvement Signal EBL N/A N/A N/A N/A E (60.0) E (65.3)
Exclusive Southbound Right Turn Lane EBR N/A N/A N/A N/A D (47.7) D (46.1)
Modified Signal Timings (SBU Phase & Splits) NBL N/A N/A N/A N/A E (76.8) E (64.1)
Adjusted Site Distribution NBT N/A N/A N/A N/A B (16.0) B (17.7)
SBU N/A N/A N/A N/A C (23.8) C (27.6)
SBT N/A N/A N/A N/A B (20.0) C (21.9)
SBR N/A N/A N/A N/A A (0.1) A (0.1)
Overall N/A N/A N/A N/A C (21.4) C (23.9)

(5) Richmond Highway (Route 1)/ Signal EBL E (75.4) F (112.3) E (75.1) F (117.7) E (76.4) F (140.9)
Mount Vernon Highway/ EBLTR E (75.0) F (111.5) E (74.5) F (117.6) E (75.3) F (137.7)
Buckman Road WBLT E (78.5) E (68.5) E (78.2) E (70.4) E (77.3) E (71.6)
WBR F (87.4) F (298.1) F (85.1) F (309.7) F (100.6) F (412.2)
NBL C (24.7) C (29.2) C (28.0) C (28.4) C (31.2) C (28.9)
NBTR D (42.1) D (50.0) D (48.8) D (50.4) E (56.5) D (52.9)
SBL F (80.6) F (99.5) F (80.9) F (111.4) E (79.8) F (133.1)
SBT A (7.3) B (14.7) A (7.8) B (12.8) A (9.0) B (12.1)
SBR B (10.6) C (20.3) A (8.4) B (13.0) A (8.7) A (9.9)
Overall D (35.7) E (72.7) D (37.0) E (71.3) D (41.1) F (84.3)

Site Improvement Signal EBL N/A N/A N/A N/A E (76.4) F (153.3)
Modified Signal Timings (Saturday) EBLTR N/A N/A N/A N/A E (75.3) F (150.3)
WBLT N/A N/A N/A N/A E (77.3) E (60.7)
WBR N/A N/A N/A N/A F (100.6) F (164.4)
NBL N/A N/A N/A N/A C (31.2) D (37.1)
NBTR N/A N/A N/A N/A E (56.5) E (78.7)
SBL N/A N/A N/A N/A E (79.8) F (138.5)
SBT N/A N/A N/A N/A A (9.0) B (18.7)
SBR N/A N/A N/A N/A A (8.7) A (8.6)
Overall N/A N/A N/A N/A D (41.1) E (73.2)

(6) Site Entrance/ STOP EBLT A [0.5] A [0.8] A [0.5] A [0.8] A [0.8] A [1.3]
Ladson Lane SBL/SBLR B [12.2] B [11.8] B [12.0] B [11.6] C [19.4] E [36.8]
SBR A [9.8] A [9.5] A [9.8] A [9.4] N/A N/A

Site Improvement STOP EBLT N/A N/A N/A N/A A [0.7] A [1.2]
Exclusive Westbound Right Turn Lane SBLR N/A N/A N/A N/A C [16.4] C [22.3]

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.4] A [7.7] A [7.3] A [7.8] A [7.3]
Ladson Lane NBTR A [7.7] A [7.4] A [7.6] A [7.3] A [7.7] A [7.4]
SBLT A [9.3] A [8.8] A [9.2] A [8.7] A [9.2] A [8.8]
Overall A [8.3] A [7.9] A [8.2] A [7.8] A [8.2] A [7.9]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds

Wells + Associates, Inc


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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

consistent with the 2013 conditions without


development, as shown on Table 7-1.

3. Richmond Highway/Buckman Road/Mount


Vernon Memorial Highway. With the
proposed improvements, each of the
mainline movements and side street
movements at the signalized intersection of
Richmond Highway/Buckman Road/Mount
Vernon Highway would operate generally
consistent with the 2013 conditions without
development. The overall intersection levels
of service would also continue to operate
generally consistent with the 2013 without
development conditions.

61
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

Section 8
QUEUEING ANALYSIS

OVERVIEW

In order to assess the adequacy of certain Richmond Highway(Route 1)/Ladson Lane


critical existing and proposed turn bays at select The northbound left turn movement would
key study intersections, the 95th percentile experience queues that exceed available storage
back-of-queue results reported by Synchro under 2013 total future conditions. The
were reviewed and compared to extension of the northbound left turn lane at
available/proposed storage lengths. The 95th the Richmond Highway (Route 1)/Sherwood
percentile queue is the maximum back of queue Hall Lane/Wal-Mart Driveway intersection
with 95th percentile traffic volumes. The turning would allow site traffic to shift to that
movements/storage bays which would be intersection. The project queue would be 263
affected by the proposed site trips were feet and would exceed available storage of 192
assessed. The Synchro worksheets identifying feet.
the projected 95th percentile queues are
included in Appendix R. Table 8-1 summarizes Richmond Highway(Route 1)/Mount Vernon
the forecasted 95th-percentile queues for Highway/Buckman Road
existing, background and total future conditions. • Multiple movements would experience total
future queues exceeding available storage.
The storage lengths documented in Table 8-1 This queuing would be generally consistent
were taken from field work conducted at the with background conditions without the
study intersections. As shown in Table 8-1, site.
many of the existing storage bay lengths would
not be adequate to handle forecasted queues, Based on the results identified above, the
with or without the site. However, with the applicant proposes to close the median break at
addition of site traffic and recommended the Spring Garden Apartment driveway as
mitigation certain movements would be recommended by the Route 1 Location Study
affected. Those intersection movements are and extend the northbound left turn lane at the
identified below: Wal-Mart driveway to accommodate queues
impacted by site traffic.
Richmond Highway(Route 1)/Sherwood Hall
Lane/Wal-Mart Driveway
• Multiple movements would experience
queues that exceed available storage with
or without the proposed site.
• Site traffic making the northbound left turn
into the Wal-Mart driveway would extend
the projected queue to fill the available
storage. The extension of the turn lane
would provide increased storage to
accommodate increased site volumes.

62
Table 8-1
Costco Wholesale - Alexandria/Mount Vernon
Queuing Analysis with Improvements (1) (2) (3)

2010 Existing 2013 Background Future 2013 Total Future 2019 Background Future 2019 Total Future
Intersection Critical Available
Intersection Control Movement Storage Weekday PM Saturday Adequate? Weekday PM Saturday Adequate? Weekday PM Saturday Adequate? Weekday PM Saturday Adequate? Weekday PM Saturday Adequate?

(1) Richmond Highway (Route 1)/ Signal EBL 165 166 292 No 166 292 No #211 #404 No 166 292 No N/A N/A N/A
Sherwood Hall Lane/ EBT 165 84 102 Yes 84 102 Yes 103 134 Yes 84 102 Yes N/A N/A N/A
Wal-Mart Driveway WBL 427 #745 #453 No #786 #471 No #827 #532 No #844 #509 No N/A N/A N/A
WBLT 425 #745 #461 No #774 #471 No #812 #543 No #869 #528 No N/A N/A N/A
NBL 385 #286 #289 Yes m#296 #303 Yes #353 #382 Yes m#281 m#300 Yes N/A N/A N/A
NBTR 465 #1065 #539 No #1198 #695 No #1272 #848 No #1683 #1712 No N/A N/A N/A
SBT 360 893 757 No #1086 851 No #1153 941 No #1335 1030 No N/A N/A N/A
SBR 360 26 32 Yes 27 35 Yes 30 39 Yes 30 40 Yes N/A N/A N/A

Site Improvement Signal EBL 165 N/A N/A N/A N/A N/A N/A #283 #464 No N/A N/A N/A #283 #464 No
Modified Signal Timings (Splits) EBT 165 N/A N/A N/A N/A N/A N/A 108 138 Yes N/A N/A N/A 108 138 Yes
Modified Site Distribution WBL 427 N/A N/A N/A N/A N/A N/A #815 #532 No N/A N/A N/A #876 #584 No
WBLT 425 N/A N/A N/A N/A N/A N/A #801 #543 No N/A N/A N/A #893 #585 No
NBL 625 N/A N/A N/A N/A N/A N/A m#550 m#637 No N/A N/A N/A m#507 m#593 Yes
NBTR 465 N/A N/A N/A N/A N/A N/A #584 #279 No N/A N/A N/A #753 #1700 No
SBT 360 N/A N/A N/A N/A N/A N/A #1115 974 No N/A N/A N/A #1363 #1226 No
SBR 360 N/A N/A N/A N/A N/A N/A 29 41 Yes N/A N/A N/A 31 47 Yes

(2) Richmond Highway (Route 1)/ STOP EBR 190 7 10 Yes 8 9 Yes 26 40 Yes 8 11 Yes 27 49 Yes
Site Driveway

(4) Richmond Highway (Route 1)/ Signal EBL 175 94 97 Yes 94 95 Yes 158 210 No 94 95 Yes N/A N/A N/A
Ladson Lane EBR 100 103 107 No 104 107 No 196 275 No 110 110 No N/A N/A N/A
NBL 192 m143 m186 Yes m128 m181 Yes m#341 m#645 No m127 234 No N/A N/A N/A
NBT 565 304 m364 Yes 423 m377 Yes 413 m407 Yes 256 911 No N/A N/A N/A
SBTR 210 #1385 409 No m#1544 479 No m#1515 569 No m#1569 #1433 No N/A N/A N/A

Site Improvement Signal EBL 175 N/A N/A N/A N/A N/A N/A 158 211 No N/A N/A N/A 158 211 No
Exclusive Southbound Right Turn Lane EBR 100 N/A N/A N/A N/A N/A N/A 205 271 No N/A N/A N/A 214 276 No
Modified Signal Timings (SBU Phase & Splits) NBL 192 N/A N/A N/A N/A N/A N/A m203 m263 No N/A N/A N/A m#201 m282 No
Modified Site Distribution NBT 565 N/A N/A N/A N/A N/A N/A 464 m500 Yes N/A N/A N/A 333 m567 No
SBU n/a N/A N/A N/A N/A N/A N/A m11 m27 Yes N/A N/A N/A m9 m24 Yes
SBT 210 N/A N/A N/A N/A N/A N/A m1322 536 No N/A N/A N/A m#1379 m567 No
SBR 80 N/A N/A N/A N/A N/A N/A m0 m0 Yes N/A N/A N/A m0 m0 Yes

(5) Richmond Highway (Route 1)/ Signal EBL 140 258 #398 No 263 #413 No 277 #463 No N/A N/A N/A N/A N/A N/A
Mount Vernon Highway/ WBR 110 #234 #726 No #248 #757 No #304 #840 No N/A N/A N/A N/A N/A N/A
Buckman Road NBTR 415 679 679 No #932 757 No #1004 845 No N/A N/A N/A N/A N/A N/A
SBL 422 m423 #716 No m411 #774 No m373 m#669 No N/A N/A N/A N/A N/A N/A
SBT 610 175 190 Yes 189 199 Yes m195 m258 Yes N/A N/A N/A N/A N/A N/A
SBR 610 m33 29 Yes m33 31 Yes m23 m22 Yes N/A N/A N/A N/A N/A N/A

Site Improvement Signal EBL 140 N/A N/A N/A N/A N/A N/A 277 #473 No N/A N/A N/A N/A N/A N/A
Modified Signal Timings (Saturday) WBR 110 N/A N/A N/A N/A N/A N/A #304 #719 No N/A N/A N/A N/A N/A N/A
NBTR 415 N/A N/A N/A N/A N/A N/A #1004 #983 No N/A N/A N/A N/A N/A N/A
SBL 422 N/A N/A N/A N/A N/A N/A m459 m#857 No N/A N/A N/A N/A N/A N/A
SBT 610 N/A N/A N/A N/A N/A N/A #220 496 Yes N/A N/A N/A N/A N/A N/A
SBR 610 N/A N/A N/A N/A N/A N/A m32 m36 Yes N/A N/A N/A N/A N/A N/A

Proffered Improvements (Mount Vernon Gateway) WBR 110 N/A N/A N/A N/A N/A N/A N/A N/A N/A #271 #590 No #333 #693 No
Right-In, Right-Out Buckman Road NBTR 415 N/A N/A N/A N/A N/A N/A N/A N/A N/A 1052 #1123 No 1120 #1326 No
Free-Flow Eastbound Right SBL 422 N/A N/A N/A N/A N/A N/A N/A N/A N/A m489 #833 No m518 m#780 No
Free-Flow Southbound Right SBT 610 N/A N/A N/A N/A N/A N/A N/A N/A N/A m169 566 Yes m144 m79 Yes
SBR 610 N/A N/A N/A N/A N/A N/A N/A N/A N/A m0 0 Yes m0 m0 Yes

(6) Site Entrance/ STOP EBLT 145 1 1 Yes 1 1 Yes 1 2 Yes 1 1 Yes 1 2 Yes
Ladson Lane SBL/SBLR N/A 1 0 Yes 1 0 Yes 61 174 Yes 1 0 Yes 51 113 Yes
SBR N/A 2 2 Yes 1 2 Yes N/A N/A N/A 1 2 Yes N/A N/A N/A

(4)
(7) Audubon Avenue/ All-Way STOP WBLR 100 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
Ladson Lane NBTR 85 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A
SBLT 150 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

Notes:
(1) Queue length is based on the 95th percentile queue in feet as reported by Synchro, Version 7.
(2) "#" - 95th percentile volume exceeds capacity, queue may be longer.
(3) "m" - Volume for 95th percentile queue is metered by upstream signal. Wells + Associates, Inc
(4) No queue length given for all-way STOP controlled intersections using HCM methodologies. McLean, Virginia

63
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 9
ANALYSIS OF 2019 FUTURE
CONDITIONS WITH DEVELOPMENT

FUTURE TRAFFIC FORECASTS WITH THE


SITE DEVELOPMENT

The 2019 total future traffic forecasts were 2. Under the 2019 total future conditions the
developed using the 2019 background forecasts Richmond Highway/Sherwood Hall
shown on Figure 4-11, the pass-by trip Lane/Wal-Mart Driveway intersection
assignments shown on Figure 5-1 and the site would operate at overall LOS “F” during
“new primary” trip assignments shown on both peak periods. Overall delays would be
Figures 5-3. The resulting 2019 total future less than 2019 background conditions
traffic forecasts are shown on Figure 9-1. without proposed site mitigation.

3. The Richmond Highway/Mount Vernon


OPERATIONAL ANALYSIS Highway/Buckman Road intersection would
degrade to overall LOS “E” during the
Future peak hour levels of service, with the Saturday peak period.
proposed development, were determined at the
key study intersections and driveways based on 4. Under 2019 total future conditions, all
the total future traffic forecasts shown on other critical movements at each of the
Figure 9-1, the future lane use and traffic STOP controlled intersections would
control with proposed improvements shown on operate at an acceptable LOS “D” or better
Figure 9-2, and the Highway Capacity Manual during the PM and Saturday peak periods.
methodology.

The Synchro results for the 2019 future


conditions are presented in Appendix S and
summarized in Table 9-1. The results are also
shown on Figure 9-3.

The results of the 2019 future conditions with


the proposed development indicate the
following:

1. Under the 2019 future conditions with the


proposed development, at each of the
signalized intersections, a majority of the
side street movements and the mainline
left-turn movements would continue to
operate at capacity consistent with the
conditions without the development.

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Table 9-1
Costco Wholesale - Alexandria/Mount Vernon
2019 Levels of Service with Improvements (1) (2) (3)

2019 Background Future 2019 Total Future


Intersection Critical
Intersection Control Movement Weekday PM Saturday Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL E (77.6) F (87.6) N/A N/A
Sherwood Hall Lane/ EBT E (72.0) E (70.3) N/A N/A
Wal-Mart Driveway EBR E (75.9) E (69.1) N/A N/A
WBL F (119.3) F (103.2) N/A N/A
WBLT F (123.9) F (105.8) N/A N/A
WBR D (46.4) E (62.9) N/A N/A
NBL F (142.5) F (99.1) N/A N/A
NBTR F (205.2) F (151.9) N/A N/A
SBL E (76.4) F (122.7) N/A N/A
SBT F (103.7) D (48.9) N/A N/A
SBR C (23.8) C (22.7) N/A N/A
Overall F (145.7) F (103.9) N/A N/A

Site Improvement Signal EBL N/A N/A F (170.6) F (167.4)


Modified Signal Timings (Splits) EBT N/A N/A E (78.9) E (75.0)
Adjusted Site Distribution EBR N/A N/A F (121.4) E (71.9)
WBL N/A N/A F (131.0) F (132.0)
WBLT N/A N/A F (135.2) F (130.7)
WBR N/A N/A D (48.0) E (65.7)
NBL N/A N/A F (306.1) F (182.7)
NBTR N/A N/A F (120.0) F (108.8)
SBL N/A N/A F (188.7) F (213.9)
SBT N/A N/A F (98.8) E (71.2)
SBR N/A N/A C (22.3) C (25.0)
Overall N/A N/A F (120.2) F (103.4)

(2) Richmond Highway (Route 1)/ STOP EBR B [12.0] B [11.8] B [13.9] C [15.7]
Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [12.4] C [19.7] N/A N/A
Apartment Driveway SBL E [39.8] C [16.4] N/A N/A

Site Improvement STOP WBR N/A N/A C [16.7] C [16.6]


Right-In, Right-Out Access

(4) Richmond Highway (Route 1)/ Signal EBL E (59.8) E (64.7) N/A N/A
Ladson Lane EBR D (47.4) D (48.5) N/A N/A
NBL F (87.4) E (71.0) N/A N/A
NBT A (8.0) B (11.6) N/A N/A
SBTR D (45.8) B (17.9) N/A N/A
Overall C (30.7) B (17.6) N/A N/A

Site Improvement Signal EBL N/A N/A E (59.9) E (64.9)


Exclusive Southbound Right Turn Lane EBR N/A N/A D (47.2) D (45.5)
Modified Signal Timings (SBU Phase & Splits) NBL N/A N/A F (88.3) E (72.5)
Adjusted Site Distribution NBT N/A N/A B (12.4) C (25.0)
SBU N/A N/A C (32.8) D (37.1)
SBT N/A N/A D (42.7) C (27.3)
SBR N/A N/A A (0.0) A (0.1)
Overall N/A N/A C (30.7) C (29.5)

(5) Richmond Highway (Route 1)/ Signal EBR A (0.0) A (0.0) A (0.0) A (0.0)
Mount Vernon Highway/ WBL E (72.3) E (59.8) F (80.3) E (63.1)
Buckman Road WBR F (82.3) F (108.6) F (92.9) F (139.9)
NBTR D (39.8) E (61.4) D (45.6) F (83.4)
Proffered Improvements (Mount Vernon Gateway) SBL F (81.6) F (111.9) F (91.4) F (139.7)
Right-In, Right-Out Buckman Road SBT A (6.0) B (12.1) A (5.0) A (3.0)
Free-Flow Eastbound Right SBR A (0.1) A (0.5) A (0.1) A (0.2)
Free-Flow Southbound Right Overall C (30.0) D (50.1) C (33.5) E (61.6)

(6) Site Entrance/ STOP EBLT A [0.5] A [0.8] N/A N/A


Ladson Lane SBL/SBLR B [12.1] B [11.6] N/A N/A
SBR A [9.8] A [9.5] N/A N/A

Site Improvement STOP EBLT N/A N/A A [0.7] A [1.2]


Exclusive Westbound Right Turn Lane SBLR N/A N/A C [16.8] C [22.7]

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.3] A [8.4] A [7.4]
Ladson Lane NBTR A [7.7] A [7.3] A [8.0] A [7.4]
SBLT A [9.3] A [8.8] B [11.1] A [8.8]
Overall A [8.2] A [7.8] A [9.6] A [7.9]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds

Wells + Associates, Inc


McLean, Virginia 67
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Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 10
ACCESS MANAGEMENT

In 2007, the Virginia General Assembly According to VDOT’s map of Principal Arterials
unanimously approved legislation to direct the for Access Management Regulations, Richmond
VDOT commissioner to develop and implement Highway (Route 1) is classified as an “Urban
access management regulations and standards Principal Arterial.” Ladson Lane is classified as
with the goals of: an “Urban Local” roadway by VDOT. The
spacing standards relative to that functional
• Reducing traffic congestion, classification and the location of the proposed
• Enhancing public safety by decreasing traffic new entrances on Richmond Highway and
crash rates, Ladson Lane relative to up and downstream
• Supporting economic development by curb cuts must be evaluated. A copy of the
promoting the efficient movement of people entrance standards associated with principal
and goods, arterials is provided herein as Appendix T.
• Reducing the need for new highways and
road widening by maximizing the The existing partial access, two-way, entrance
performance of the existing state highways, on Richmond Highway is located approximately
and 218 feet south of the Wal-Mart entrance/
• Preserving the public investment in new Sherwood Hall Lane intersection and 630 feet
highways. north of Ladson Lane. According to the
regulations for principal arterials with a 45 mph
Implementation was phased by roadway speed limit, partial access, two way entrances
functional classification. The standards were should be spaced at least 325 feet apart,
imposed on principal arterials statewide, effective measured from centerline to centerline.
July 1, 2008. Implementation with regards to Therefore, the proposed site access on
minor arterials, collectors, and local streets became Richmond Highway does not meet the current
effective on October 14, 2009 and has been spacing requirement and would require
incorporated as Appendix F of the VDOT Road exceptions for access management.
Design Manual.
On Ladson Lane, a full access, two-way,
The intent of these new regulations (24VAC 30- entrance is proposed approximately 620 feet
73) is to provide the means to “control the east of Richmond Highway and approximately
location, spacing, design, and operation of 400 feet west of Audubon Avenue (private
entrances, median openings, traffic signals, and street). According to the regulations for urban
interchanges for purposes of providing vehicular local roads with a 25 mph speed limit, full
access to land development in a manner that access, two-way entrances should be spaced at
preserves the safety and efficiency of the least 50 feet apart. Additionally, according to
transportation system.” These new regulations the VDOT Road Design Manual, Appendix F,
are not “retroactive” and will be assessed at commercial entrances on side streets must be
time of new permit application. Entrance placed at a minimum distance of 225 feet from
locations identified on proffered development the side street’s intersection with a major
plans, subdivision plats and site plans approved street. This minimum distance is defined as
prior to October 14, 2009 will be exempt from “Corner Clearance,” and is measured
spacing standards. perpendicular to the major roadway, from the

69
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

nearest edge of an entrance on the minor side


street to the nearest edge pavement of the
major roadway intersection. The proposed/
relocated entrance to Costco would be located
at a distance of 620 feet from Richmond
Highway measured centerline to centerline,
which is significantly greater than the minimum
requirement of 225 feet. Therefore, the
proposed local street would not require
exceptions for access management, as a full
access, two-way entrance.

70
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 11
ANALYSIS OF FUTURE CONDITIONS
WITH ALTERNATIVE DEVELOPMENT
OPTIONS

OVERVIEW

As stated previously, the subject site is provided by ITE for daily trips generation. Due
currently zoned C-8 (Highway Commercial). As to the nature of the movie theater use, no pass-
such, the property could be developed up to a by reduction was assumed. The alternative site
FAR of 0.5 by-right. This level of development trips were assigned to the roadway network
would yield a total of 258,746 gross square feet based on the distributions utilized for the 2013
of retail floor area on the property. In order to total future analyses. Retail pass-by trip
provide a comparison between the by-right assignments are shown on Figure 11-1. The
retail uses and the Applicant’s proposal two retail primary site trip assignments are shown
alternative development proposals were on Figure 11-2. The movie theater trip
analyzed and compared to the results of the assignments are shown on Figure 11-3.
2013 total future analysis (Section 6 of this
report). The first alternative analyzed the
subject site as general retail at the by-right FUTURE TRAFFIC FORECASTS WITH THE
density of 0.5 FAR. The second alternative ALTERNATIVE DEVELOPMENT
analyzed the site with the existing movie
theater in operation. The 2013 total future traffic forecasts with the
retail alternative were developed using the 2013
background forecasts shown on Figure 4-10, the
TRIP GENERATION pass-by trip assignments shown on Figure 11-1
and the site “new primary” trip assignments
The volume of trips generated by the two shown on Figures 11-2. The resulting 2013
development alternatives was calculated using retail alternative forecasts are shown on Figure
the standard rates and equations published in 11-4. The 2013 total future traffic forecasts
the Institute of Transportation Engineers (ITE) with the movie theater alternative were
Trip Generation, Eighth Edition. The results developed using the 2013 background forecasts
are shown in Table 11-1. shown on Figure 4-10 and the site trip
assignments shown on Figures 11-3. The
The general by-right retail option of 258,746 resulting movie theater alternative traffic
GSF of building floor area would generate 1,203 forecasts are shown on Figure 11-5.
PM peak hour trips, 1,590 Saturday midday peak
hour trips, 12,598 weekday daily trips and
16,818 Saturday daily trips. Consistent with OPERATIONAL ANALYSIS
VDOT guidelines, a 25 percent pass-by
reduction was assumed. Future peak hour levels of service, with the two
alternatives, were determined at the key study
The movie theater alternative would generate intersections and driveways based on the total
257 PM peak hour trips and 274 Saturday future traffic forecasts shown on Figures 11-4
midday peak hour trips. No rates were and 11-5, the future lane use and traffic control

71
Table 11-1
Costco Wholesale - Alexandria/Mount Vernon
Alternative Trip Generation Analysis
Weekday Saturday
Scenario Land Use PM Peak Hour Sat Peak Hour Average Average
Code Amount Units In Out Total In Out Total Daily Trips Daily Trips

Alternative 1

General Retail (11.88 acres @ 0.5 FAR) 820 258,746 SF 589 614 1,203 827 763 1,590 12,598 16,818

Pass-by Trips 25% (147) (154) (301) (207) (191) (398) (3,150) (4,205)

Total New General Retail Trips 442 460 902 620 572 1,192 9,448 12,613

Alternative 2

Multiplex Movie Theater (with Square Footage)(2) 445 52,399 SF 159 98 257 206 68 274 n/a n/a

Total Multiplex Movie Theater Trips 159 98 257 206 68 274 n/a n/a

Note(s):
(1) Trip generation based on the Institute of Transportation Engineers' Trip Generation, 8th Edition.
(2) Trip generation for the PM peak hour is based on a Friday as no "typical" weekday data was available in the ITE.

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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

shown on Figure 6-2, and the Highway Capacity 3. All other critical movements at each of the
Manual methodology. The Synchro results for STOP controlled intersections would
the 2013 alternative future conditions are operate at an acceptable LOS “D” or better
presented in Appendix U and summarized in during the PM and Saturday peak periods,
Table 11-2. The results are also shown on with an exception of the southbound left
Figures 11-6 and 11-7. movement at the Richmond Highway/
Apartment Driveway intersection.
The results of the future conditions with the
proposed development indicate the following: Summary. The results indicate that the
general by-right retail alternative at a 0.50 FAR
Retail Alternative would impact the area road network with
greater delays and greater vehicle-queues than
1. Under the 2013 future conditions with the the proposed Costco Wholesale store or
retail alternative, at each of the signalized former movie theater use. The retail
intersections, a majority of the side street alternative would generate approximately 595
movements and the mainline left-turn more weekday PM peak hour trips, 608 more
movements would continue to operate at Saturday peak hour trips, and 6,603 more
capacity consistent with the conditions weekday daily trips than the proposed Costco
without the development. Wholesale store.

2. The Richmond Highway/Sherwood Hall Additional improvements beyond those


Lane/Wal-Mart Driveway intersection proposed with this application would be
would operate at overall LOS “F” during required to further mitigate the retail
both of the peak periods. alternative. These improvements would likely
require implementation of the planned widening
3. The Richmond Highway/Mount Vernon to US Route 1 with turn lane improvements.
Highway/Buckman Road intersection would
operate at overall LOS “F” during the
Saturday peak period.

4. The southbound approach at the Costco


entrance on Ladson Lane would operate at
capacity during both peak periods.

Movie Theater Alternative

1. The Richmond Highway/Sherwood Hall


Lane/Wal-Mart Driveway intersection
would operate at overall LOS “F” during
the PM peak period and LOS “E” during the
Saturday midday peak period.

2. The Richmond Highway/Mount Vernon


Highway/Buckman Road intersection would
operate at overall LOS “E” during the
Saturday peak period.

78
Table 11-2
Costco Wholesale - Alexandria/Mount Vernon
(1) (2) (3)
Levels of Service with Alternative Developments

2013 Total Future 2013 Total Future 2013 Total Future


(Proposed Costco at 0.27 FAR) (Potential 0.5 FAR Retail) (Existing Theater at 0.10 FAR)
Intersection Critical
Intersection Control Movement Weekday PM Saturday Weekday PM Saturday Weekday PM Saturday

(1) Richmond Highway (Route 1)/ Signal EBL F (84.7) F (103.3) F (97.9) F (121.6) F (80.2) F (88.8)
Sherwood Hall Lane/ EBT E (72.1) E (70.2) E (72.5) E (70.6) E (72.0) E (70.1)
Wal-Mart Driveway EBR E (75.0) E (68.1) E (74.5) E (67.9) E (75.4) E (68.7)
WBL F (119.4) F (111.9) F (127.2) F (132.9) F (113.7) F (103.5)
WBLT F (113.8) F (113.7) F (132.1) F (130.7) F (108.5) F (105.7)
WBR D (46.7) E (63.1) D (47.0) E (63.5) D (46.5) E (62.8)
NBL F (150.3) F (103.8) F (179.3) F (123.5) F (141.4) F (97.5)
NBTR F (158.3) F (115.3) F (177.5) F (127.3) F (147.4) F (90.4)
SBL E (74.9) F (112.4) E (74.9) F (112.4) E (74.9) F (109.4)
SBT E (69.8) D (46.0) F (80.4) D (49.6) E (66.8) D (42.9)
SBR C (23.8) C (23.3) C (23.8) C (23.3) C (23.7) C (22.6)
Overall F (113.2) F (87.5) F (127.4) F (96.5) F (106.7) E (74.2)

(2) Richmond Highway (Route 1)/ STOP EBR B [13.5] B [13.6] C [15.9] C [16.8] B [12.3] B [11.3]
Site Driveway

(3) Richmond Highway (Route 1)/ STOP WBLR B [13.8] C [19.6] B [14.6] C [18.6] B [13.1] C [18.4]
Apartment Driveway SBL D [33.3] E [40.9] E [36.8] E [44.3] D [31.4] E [35.7]

(4) Richmond Highway (Route 1)/ Signal EBL E (60.6) E (65.6) E (60.7) E (65.5) E (59.8) E (64.9)
Ladson Lane EBR D (40.6) D (42.3) D (42.1) D (45.2) D (45.3) D (45.0)
NBL E (74.2) F (140.2) F (210.6) F (414.4) E (73.7) E (73.3)
NBT B (10.6) A (6.7) B (11.3) A (8.0) B (10.9) A (6.6)
SBTR E (69.5) C (26.2) F (92.6) C (32.5) C (26.8) B (15.8)
Overall D (45.3) C (27.3) E (65.8) E (56.6) C (22.8) B (15.7)

(5) Richmond Highway (Route 1)/ Signal EBL E (76.4) F (140.9) E (76.8) F (155.3) E (76.1) F (129.3)
Mount Vernon Highway/ EBLTR E (75.3) F (137.7) E (77.3) F (153.7) E (75.4) F (129.2)
Buckman Road WBLT E (77.3) E (71.6) E (76.7) E (72.1) E (77.6) E (71.2)
WBR F (100.6) F (412.2) F (128.7) F (479.2) F (96.3) F (367.0)
NBL C (31.2) C (28.9) D (35.3) C (29.4) C (29.4) C (28.1)
NBTR E (56.5) D (52.9) E (70.7) E (56.0) D (53.1) D (51.5)
SBL E (79.8) F (133.1) E (79.4) F (143.4) E (79.3) F (113.9)
SBT A (9.0) B (12.1) B (11.7) B (12.3) A (7.9) B (11.0)
SBR A (8.7) A (9.9) A (8.1) A (8.2) A (8.2) B (12.4)
Overall D (41.1) F (84.3) D (48.7) F (93.8) D (39.3) E (77.9)

(6) Site Entrance/ STOP EBLT A [0.8] A [1.3] A [1.1] A [1.6] A [0.7] A [1.0]
Ladson Lane SBL/SBLR C [19.4] E [36.8] F [92.4] F [217.4] B [13.3] B [12.3]
SBR N/A N/A N/A N/A N/A N/A

(7) Audubon Avenue/ All-Way STOP WBLR A [7.8] A [7.3] A [7.8] A [7.4] A [7.8] A [7.3]
Ladson Lane NBTR A [7.7] A [7.4] A [7.7] A [7.4] A [7.6] A [7.3]
SBLT A [9.2] A [8.8] A [9.3] A [8.8] A [9.2] A [8.8]
Overall A [8.2] A [7.9] A [8.3] A [7.9] A [8.2] A [7.8]

Notes:
(1) Analysis performed using Synchro software, version 7
(2) Values in parentheses, ( ), represent signalized delay in seconds
(3) Values in brackets, [ ], represent unsignalized delay in seconds

Wells + Associates, Inc


McLean, Virginia
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W e l ls + A s s o c ia t es, Inc.
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

SECTION 12
CONCLUSIONS AND
RECOMMENDATIONS

PRINCIPAL FINDINGS

The conclusions of this study are as follows: 5. Costco Wholesale proposes to raze an
existing closed theatre and construct a
1. The results of the existing analyses indicate 143,416 GSF retail discount store. This new
that the Richmond Highway/Ladson Lane retail store is expected to add a total of 456
signalized intersection currently operates at new PM peak hour trips and 737 new peak
an overall acceptable level of service during hour trips on Saturday, when fully
all peak periods. The Richmond constructed and occupied. This proposal
Highway/Sherwood Hall Lane/Wal-Mart would add 4,496 new daily (24-hour) trips
Driveway and Richmond Highway/Mount on weekdays.
Vernon Highway/Buckman Road
intersections operate near capacity. All of 6. The results for the total future analyses
the approaches at the stop controlled (with the proposed uses) indicate similar
intersections currently operate at delays to those identified under background
acceptable levels of service. conditions with slight increases. The
vehicle queue at the northbound left-turn
2. Background traffic from two (2) pipeline lane on Richmond Highway at Ladson Lane
developments (BRAC and Mount Vernon would exceed the available turn lane
Gateway) would add new trips to the road storage.
network. BRAC would generate regional
trips and Mount Vernon Gateway would 7. Intersection lane use and signal phasing
generate local trips in the study area. improvements at all three (3) signalized
intersections on Richmond Highway would
3. The results for the background capacity improve levels of service and reduce vehicle
analyses (without the proposed uses) for queues. The vehicle queue at the
the year 2013 indicate overall consistent northbound left-turn lane on Richmond
levels of service when compared to existing Highway at Ladson Lane would reduce with
conditions with minor increases in delay as signal improvements but continue to
a result of regional traffic growth and exceed the available turn lane storage.
pipeline developments.
8. A traffic control sign indicating “Right-turns
4. Under 2019 conditions without the yield to U-turning vehicles” should be
development, the individual lane groups at installed at the eastbound right-turn lane on
each of the three (3) signalized intersections Ladson Lane at the Richmond
on Richmond Highway would continue to Highway/Ladson Lane intersection to
operate at, or near capacity, similar to mitigate the existing “U-Turn” conflict with
existing conditions but with higher delays. the eastbound overlap right-turn movement
from Ladson Lane.

82
Costco Wholesale – Alexandria/Mount Vernon
Traffic Impact Analysis
Fairfax County, Virginia

9. The results for the 2019 future analyses RECOMMENDATIONS


with the development indicate similar
delays to those identified under 2019 future The following improvements should be
analysis without development with the completed by the Applicant to offset the impact
exception of Richmond Highway/Mount of the proposed new Costco Wholesale:
Vernon Highway/Buckman Road
intersection that would operate at overall
theoretical capacity during Saturday peak 1. Modification of the signal timing splits at the
hour. Richmond Highway/Ladson Lane
intersection to provide additional green
10. The 2013 future analysis with by-right retail time for heavier turn movements.
alternative indicates that the signalized Modification of the signal timing splits at the
intersections of Richmond Richmond Highway/Sherwood Hall
Highway/Sherwood Hall Lane/Wal-Mart Lane/Wal-Mart Driveway intersection.
Driveway and Richmond Highway/Mount Modification of the signal timing splits at the
Vernon Highway/Buckman Road would Richmond Highway/Buckman Road/Mount
operate at overall levels of service Vernon Highway intersection.
consistent with the 2013 future analysis
with proposed development except with 2. Construction of an exclusive southbound
higher delays during the PM and Saturday right-turn lane at the Richmond
peak hours. Highway/Ladson Lane intersection.

11. Under 2013 by-right retail alternative, the 3. Construction of an exclusive westbound
signalized intersection of Richmond right-turn lane at the Ladson Lane/Site
Highway/Ladson Lane and certain critical Entrance intersection.
movements at the STOP controlled
intersection of Ladson Lane and Site 4. Closure of the existing median break at the
Entrance would however operate at intersection of Richmond Highway and
theoretical capacity during the PM and entrance to the Spring Garden Apartments.
Saturday peak hours.
5. Extension of the existing northbound left-
12. The 2013 future analysis with the existing turn lane at the intersection of Richmond
movie theater as operational indicates that Highway/Sherwood Hall Lane/Wal-Mart
each of the study intersections would Driveway intersection to approximately 625
operate at levels of service consistent with feet.
the 2013 future analysis with proposed
development except with lower delays
during the PM and Saturday peak hours.

13. The alternative analysis indicates that the


proposed development is less intensive use
than a by-right retail use. Additionally, the
proposed new Costco development would
not have a significantly higher impact than
an operational movie theater located on the
subject site.

83