CLARKSBURG PREMIUM OUTLETS AT CABIN BRANCH LOCAL AREA TRANSPORTATION REVIEW EXEMPTION STATEMENT

Transcription

1 CLARKSBURG PREMIUM OUTLETS AT CABIN BRANCH LOCAL AREA TRANSPORTATION REVIEW EXEMPTION STATEMENT May 12, 2014

2 CLARKSBURG PREMIUM OUTLETS AT CABIN BRANCH TRANSPORTATION REVIEW EXEMPTION STATEMENT MONTGOMERY COUNTY, MARYLAND TABLE OF CONTENTS Introduction Figure 1 - Site Location Table 1 - Land Use Program Comparison Trip Generation Analysis Table 2 - Trip Generation (2004 LATR) Table 3 - Clarksburg Premium Outlet Trip Generation Analysis and Comparison Conclusions Page

3 INTRODUCTION This document provides information that demonstrates and justifies the traffic conditions that exempts the Clarksburg Premium Outlets at Cabin Branch from preparation of a Local Area Transportation Review (LATR) and Transportation Policy Area Review (TPAR). The Clarksburg Premium Outlets are part of, and integral to, the commercial development of the approved Cabin Branch Community. Cabin Branch is a comprehensively planned, mixed-use, transit-oriented, and pedestrian-friendly community on approximately 535-acres. The community is located west of the I- 270/Maryland 121 (Clarksburg Road) interchange in the Clarksburg policy area of Montgomery County, Maryland, as shown on Figure 1. The overall project includes 1,886 households and 2,420,000 square feet of commercial space. The Premium Outlets portion of the project changed 364,000 square feet of Medical and Research & Development uses to retail. With these changes, 484,000 total square feet of retail space would be provided with 450,000 square feet allocated to the Outlet Center and the remaining 34,000 square feet, allocated to neighborhood retail space. The retail space accounts for twenty percent (20%) of the total commercial space approved with the project. Table 1 illustrates the changes noted in comparison to the Phase II LATR completed November 2004.

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5 Table 1 Cabin Branch with Outlet (Build-out) Land Use Program Comparison Land Use Units Change Residential Single Family Detached D.U Townhouses D.U Multi-Family D.U Residential Subtotal D.U. 1,886 1,886 - Service/Public Use (S/P) Elderly Housing D.U Total Residential Plus Service/Public Use D.U. 2,386 2,386 - Commercial/Employment Retail S.F. 120,000 34,000-86,000 Outlet Center S.F , ,000 Retail Subtotal 120, , ,000 General Office R&D Space Medical Use (Hospital) Hotel S.F. 622, ,000 - S.F. 1,230,500 1,226,500-4,000 S.F. 360, ,000 S.F. 87,500 87,500 - Employment (Non-Retail) Subtotal S.F. 2,300,000 1,936, ,000 Total Commercial/Employment Space S.F. 2,420,000 2,420,000-3

6 TRIP GENERATION ANALYSIS The number of trips that will be generated by the approved Cabin Branch project were estimated based on standard MNCPPC and Institute of Transportation (ITE) trip generation rates. The development program included 1,886 total households, 500 elderly housing units, and 2,420,000 square feet of commercial space. The approved development program would generate approximately 3,671 total AM peak hour trips and 3,943 total PM peak hour trips, as shown on Table 2. To demonstrate that traffic conditions with the proposed Clarksburg Premium Outlets at Cabin Branch are within those trips generated previously, the proposed development program trips were estimated. The number of trips that will be generated by the proposed project were estimated using the same methodology as approved, except 364,000 square feet of commercial space (Medical and Research & Development uses) would be allocated to Outlet Center space for a total of 484,000 square feet of retail space. The Clarksburg Premium Outlets at Cabin Branch development program would generate 3,277 total AM peak hour trips and 3,465 total PM peak hour trips, as shown on Table 5. In comparison to the approved development program, the proposed development program would generate 394 fewer (-11%) AM peak hour trips and 499 fewer (-13%) PM peak hour trips as shown on the bottom of Table 3. Based on this trip generation analysis completed, the proposed project would fall within the trip allocation previously analyzed in the November 2004 LATR for Cabin Branch. This analysis confirms the Traffic Exemption requirement of less than 30 new weekday peak hour trips for LATR and less than three (3) trips for TPAR as noted in the January 2013 LATR and TPAR Guidelines. In addition, since the trip generation analysis indicates the proposed project trips are fewer than the trips used to analyze local intersections, the development program change would also not change the expected operation and improvements conditioned with the Cabin Branch approval. 4

7 Table 2 (Table 4 From Cabin Branch - Phase 2 LATR, November 2004) Cabin Branch Trip Generation Analysis Land Use Code Size Units AM Peak Hour PM Peak Hour In Out Total In Out Total Residential Single Family Detached M-NCPPC 792 D.U Townhouses M-NCPPC 655 D.U Multi-Family M-NCPPC 439 D.U Residential Subtotal 1,886 D.U , ,226 Internal to Retail 15 % Internal to Employment 15 % New Residential Trips Service/Public Use (S/P) Elderly Housing M-NCPPC 500 D.U New Residential and S/P Trips Total 2,386 D.U Commercial/Employment Retail M-NCPPC 120,000 S.F ,139 Internal to Residential 15 % Internal to Employment 15 % New Retail Trips General Office R & D R&D/Bio-Medical Office Medical Use (Hospital) 1 Hotel 2 M-NCPPC 622,000 S.F , ITE (760) 320,000 S.F ITE (760) 910,500 S.F ITE (610) 360,000 S.F ITE (310) 87,500 S.F Employment Subtotal 2,300,000 S.F. 2, , ,072 2,525 Internal to Residential 15% Internal to Retail 15% New Employment Trips 2, , ,863 2,180 New Commericial/Employment Trips 2,420,000 S.F. 2, , ,260 3,016 Total Cabin Branch External Trips 2,451 1,220 3,671 1,386 2,577 3,963 Notes: 1. Subject to Certificate of Need. 2. Trips based on 120 Room, Limited Food Service Facility. 5

8 Table 3 Cabin Branch with Premium Outlet Trip Generation Analysis and Comparison Land Use Code Size Units AM Peak Hour PM Peak Hour In Out Total In Out Total Residential Single Family Detached M-NCPPC 938 D.U Townhouses M-NCPPC 581 D.U Multi-Family M-NCPPC 367 D.U Residential Subtotal 1,886 D.U , ,277 Internal to Retail 15% Internal to Employment 15% Residential Trips Service/Public Use (S/P) Elderly Housing M-NCPPC 500 D.U Residential and S/P Trips Total 2, ,009 Commercial/Employment Retail M-NCPPC 34,000 S.F Outlet Center 1 ITE (823) 450,000 S.F Retail Subtotal 484, Internal to Residential 15% Internal to Employment 15% Retail Trips General Office R&D Space Hotel M-NCPPC 622,000 S.F , ITE (760) 1,226,500 S.F. 1, , ,072 ITE (310) 87,500 S.F Employment Subtotal 1,936,000 S.F. 1, , ,707 2,058 Internal to Residential 15% Internal to Retail 15% Employment Trips 1, , ,511 1,757 Commericial/Employment Trips 2,420,000 S.F. 2, , ,876 2,455 Total Cabin Branch External Trips 2,205 1,072 3,277 1,242 2,222 3,465 Approved Cabin Branch Trips November 2004 (1) 2,451 1,220 3,671 1,386 2,577 3,963 Proposed vs. Approved Notes: 1. Includes 13,300 SF of Resturant Use situated on two outparcel pads within the influence of the Outlet Center. 6

9 CONCLUSIONS The conclusions of this traffic exemption statement are as follows: 1. The overall development density of the Cabin Branch Community would remain as approved with 1,886 households and 2,420,000 square feet of commercial space. The Premium Outlets portion of the project changes 364,000 square feet of Medical and Research & Development uses to retail allowing 450,000 square feet for the Outlet Center. 2. The Clarksburg Premium Outlets at Cabin Branch is estimated to generate 3,277 total AM peak hour trips and 3,465 total PM peak hour trips at project build-out. In comparison to the approved development program, the planned development program would generate 394 fewer (-11%) AM peak hour trips and 499 fewer (-13%) PM peak hour trips. 3. The Clarksburg Premium Outlets at Cabin Branch trips would fall within the trip allocation previously analyzed and indicates the project trips will be adequately accommodated by the improvements planned with the approved project. 7