FAIRFIELD - RYAN S CORNER TRAFFIC IMPACT ANALYSIS LOUDOUN COUNTY, VIRGINIA

Transcription

1 FAIRFIELD - RYAN S CORNER TRAFFIC IMPACT ANALYSIS LOUDOUN COUNTY, VIRGINIA Submitted on behalf of: Fairfield Residential Prepared by: Wells + Associates, Inc Spring Hill Road, Suite 00 McLean, Virginia /91-20 Michael J. Workosky, PTP (Mjworkosky@mjwells.com) Michael J. Buelow, E.I.T. (mjbuelow@mjwells.com) April 0, 2008 (Updated November, 2008)

2 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia TABLE OF CONTENTS PAGE EXECUTIVE SUMMARY 1 Section 1 INTRODUCTION 2 STUDY SCOPE... 2 PURPOSE... 2 TEN PERCENT RULE... 2 STUDY OBJECTIVES/METHODOLOGY... 2 PREVIOUS TRAFFIC STUDY... STUDY AREA... FIGURE 1-1: LIMITS OF STUDY AREA... 4 Section 2 BACKGROUND INFORMATION 5 DESCRIPTION OF PROPOSED DEVELOPMENT... 5 SITE LOCATION... 5 LOCATION WITHIN THE JURISDICTION AND REGION... 5 DESCRIPTION OF PARCEL... 5 GENERAL TERRAIN FEATURES... 5 COMPREHENSIVE PLAN RECOMMENDATIONS FOR PARCEL... 5 FIGURE 2-1: PROPOSED PLAN REDUCTION... FIGURE 2-2: COMPREHENSIVE PLAN RECOMMENDATIONS (LAND USE)... ZONING... 8 ROADWAY NETWORK... 8 HAZARDOUS LOCATIONS... 8 EXISTING ROADWAY CONDITIONS... 8 FIGURE 2-: EXISTING LANE USE AND TRAFFIC CONTROL... 9 PROGRAMMED IMPROVEMENTS PROFFERED IMPROVEMENTS PROFFERED IMPROVEMENTS BY OTHERS PUBLIC TRANSIT SERVICE SURROUNDING LAND USE PIPELINE DEVELOPMENTS FIGURE 2-4: PROGRAMMED IMPROVEMENTS FIGURE 2-5: MAP OF SURROUNDING USES... 1 FIGURE 2-: LOCATION OF PIPELINE DEVELOPMENTS Section ANALYSIS OF EXISTING CONDITIONS 15 TRAFFIC VOLUMES FIGURE -1: EXISTING PEAK HOUR TRAFFIC VOLUMES... 1 CAPACITY ANALYSIS... 1 TABLE -1: EXISTING LEVELS OF SERVICE Figure -2: EXISTING LEVELS OF SERVICE i

3 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia Section 4 ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT 20 TRAFFIC VOLUMES METHODOLOGY/ASSUMPTIONS PIPELINE DEVELOPMENTS REGIONAL GROWTH FUTURE TRAFFIC VOLUMES WITHOUT DEVELOPMENT FIGURE 4-1: PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITHOUT DEVELOPMENT TABLE 4-1: 2015 PIPELINE TRIP GENERATION FIGURE 4-2: 2015 TRIPS GENERATED BY ALL PIPELINE DEVELOPMENTS... 2 FIGURE 4-: 2015 REGIONAL GROWTH FOR BUILD OUT FIGURE 4-4: 2015 PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT CAPACITY ANALYSIS... 2 TABLE 4-2: 2015 LEVELS OF SERVICE WITHOUT DEVELOPMENT... 2 Figure 4-5: 2015 LEVELS OF SERVICE WITHOUT DEVELOPMENT Section 5 TRIP GENERATION, DISTRIBUTION AND ASSIGNMENT 29 TRIP GENERATION SITE TRIP DISTRIBUTION AND ASSIGNMENT TABLE 5-1: TRIP GENERATION... 0 Figure 5-1: SITE TRIP DISTRIBUTION AND ASSIGNMENT... 1 Section ANALYSIS OF FUTURE CONDITIONS WITH DEVELOPMENT 2 TRAFFIC VOLUMES... 2 TURN LANE ASSESSMENT... 2 CAPACITY ANALYSIS... 2 Figure -1: 2015 FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT... 4 Figure -2: 2015 RECOMMENDED LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT... 5 TABLE -1: 2015 LEVELS OF SERVICE WITH DEVELOPMENT... Figure -: 2015 LEVELS OF SERVICE WITH DEVELOPMENT... Section RECOMMENDED IMPROVEMENTS 8 LIST OF IMPROVEMENTS... 8 PROPOSED PROFFERS LOUDOUN COUNTY MODEL ANALYSIS... 9 Figure -1: 200 LOUDOUN COUNTY TRAFFIC MODEL FORECASTS Section 8 CONCLUSIONS AND RECOMMENDATIONS 41 ii

4 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia LIST OF FIGURES FIGURE TITLE 1-1 LIMITS OF STUDY AREA PROPOSED PLAN REDUCTION COMPREHENSIVE PLAN RECOMMENDATIONS (LAND USE) EXISTING LANE USE AND TRAFFIC CONTROL PROGRAMMED IMPROVEMENTS MAP OF SURROUNDING USES LOCATION OF PIPELINE DEVELOPMENTS EXISTING PEAK HOUR TRAFFIC VOLUMES EXISTING LEVELS OF SERVICE PLANNED FUTURE LANE USE AND TRAFFIC CONTROL WITHOUT DEVELOPMENT TRIPS GENERATED BY ALL PIPELINE DEVELOPMENTS REGIONAL GROWTH FOR BUILD OUT PEAK HOUR TRAFFIC FORECASTS WITHOUT DEVELOPMENT LEVELS OF SERVICE WITHOUT DEVELOPMENT SITE TRIP DISTRIBUTION AND ASSIGNMENT FUTURE PEAK HOUR TRAFFIC FORECASTS WITH DEVELOPMENT RECOMMENDED LANE USE AND TRAFFIC CONTROL WITH DEVELOPMENT LEVELS OF SERVICE WITH DEVELOPMENT RECOMMENDED IMPROVEMENTS LANE USE AND TRAFFIC CONTROL LIST OF TABLES TABLE TITLE -1 EXISTING LEVELS OF SERVICE PIPELINE TRIP GENERATION LEVELS OF SERVICE WITHOUT DEVELOPMENT TRIP GENERATION LEVELS OF SERVICE WITH DEVELOPMENT... iii

5 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia LIST OF APPENDICES APPENDIX A B C D E F G H I J K L TITLE Summary of Comments and Responses Scoping Agreement 10 Percent Rule Pulte Ryan s Corner TIS Approved Proffers Existing Traffic Counts Existing Levels of Service Other Development Trip Assignments 2015 Background Levels of Service 2015 Future Turn Lane Assessments 2015 Total Future Queue Analysis 2015 Total Future levels of Service iv

6 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia EXECUTIVE SUMMARY Fairfield Ryan s Corner residential development consists of two adjacent properties located in the Dulles North region of Loudoun County, Virginia, just south of and east of Shellhorn Road. The combination of these two properties constitutes the proposed site which is approximately 22. acres. According to the Loudoun County Comprehensive Plan the subject site is currently zoned R-1. The proffers of the two adjacent properties, state that approximately 19 townhouses have been approved for development. approved by VDOT, and provide regional transportation, pedestrian, and transit proffers that exceed those approved under the current density. The proposed proffer commitments for this project meet the requirements to effectively mitigate sitegenerated trips. Fairfield Residential is filing a ZMAP and SPEX to increase the residential density from R-1 to R-24. The R-1 permits the development of 19 townhouses. The Fairfield Ryan s Corner application proposes to develop approximately 540 multi-family rental apartments that would be built and occupied by This change in use and density would generate 28 AM peak hour trips, 15 PM peak hour trips, and,9 daily (24-hour) trips. This represents 19 more AM peak hour trips, 210 more PM peak hour trips, and 1,82 more daily trips than the currently approved density. Access to the proposed site would be provided via a driveway on opposite Ashburn Road and on Shellhorn Road opposite Ryan Park Terrace. The traffic analyses indicate that the recently signalized intersections currently operate at acceptable levels of service during the peak commuter periods. Some side-street turning movements exceed capacity at stop controlled intersections. Each of the major intersections in the study area would require signalization in order to accommodate anticipated traffic volumes by 2015, assuming the construction of the currently approved 19 townhouse units. The Fairfield Ryan s Corner project proposes construct separate turn lanes at the site driveway on Shellhorn Road, widen existing to a four-lane undivided roadway between Ashburn Road and Shellhorn Road, install a new traffic signal at the Ashburn Road/Site Entrance, if warranted and 1

7 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION 1 INTRODUCTION intersection volume must be included in the traffic study. A graphical representation of this analysis is contained in Appendix C. STUDY SCOPE This report presents the results of a traffic impact study for Fairfield - Ryan s Corner as part of a Zoning Map Amendment Plan (ZMAP) and Special Exception (SPEX) to permit two properties currently zoned R-1 that allows 19 residential units to be modified to R-24 and allow the development of 540 multi-family apartments. This traffic presents an update to the previously prepared report, dated April 0, 2008 based on comments provided by the Virginia Department of Transportation (VDOT) and the Loudoun County office of Transportation Services (OTS). These comments have been incorporated into this document. Detailed responses to agency comments are contained in Appendix A. PURPOSE The purpose of this traffic study is to evaluate the adequacy of the existing transportation network in conjunction with the proposed ZPCA application, and to identify potential mitigation measures to offset its traffic impacts. This study was conducted in accordance with Fairfax County s Recommended Guidelines for Traffic Impact Studies and the recently adopted 52 Traffic Impact Study Guidelines published by VDOT. The study area was determined with VDOT and County staff based on a traffic scoping meeting. The approved VDOT scoping form is included as Appendix B. The traffic impacts were evaluated at project buildout (2015). Per the scoping agreement, a buildout plus 10-year scenario was not required. TEN PERCENT RULE In accordance with Loudoun County Facility Standards Manual (FSM), all intersections within the vicinity of the subject site in which site-generated trips account for 10 percent or more of the total STUDY OBJECTIVES/METHODOLOGY Tasks undertaken in this study included the following: 1. Review the proposed development plans, other traffic impact studies conducted in the immediate site vicinity, the Countywide Transportation Plan (CTP), and other background data. 2. A field reconnaissance of existing roadway and intersection geometrics, traffic controls, traffic signal phasings/timings, and speed limits.. Agreement with Loudoun County Office of Transportation Services (OTS) and Virginia Department of Transportation (VDOT) staff regarding the traffic study scope. 4. Counts of existing traffic at seven key intersections. 5. Analysis of existing levels of service at these intersections.. Preparation of background future traffic forecasts for a project buildout year of Calculation of background levels of service at key intersections based on background traffic forecasts, existing traffic controls, and existing/planned intersection geometrics. 8. Estimation of the number of weekday AM and PM peak hour, and daily trips that would be generated by the proposed project based on Institute of Transportation Engineers (ITE) trip generation rates and estimates of transit and internal trips. 9. Preparation of total future traffic forecasts to reflect 2015 conditions. 2

8 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia 10. Calculation of total future levels of service at key intersections based on total future traffic forecasts, existing traffic controls, and existing/planned intersection geometrics. 11. Identification of the roadway improvements required to adequately accommodate the future traffic impacts of the project. 12. Comparison of the currently approved and proposed transportation proffers for the project. 1. Identification of the 200 future traffic forecasts as provided by the Loudoun County Office of Transportation Services staff. 1. Shellhorn Road (Route 4)/Ryan Road (Ashburn Village Boulevard). 2. Dulles Greenway WB ramps/ryan Road (Ashburn Village Boulevard).. (Route 25)/Ashburn Road. 4. (Route 25)/Ryan s Corner Place (Old Ryan Road). 5. Shellhorn Road (Route 4)/ (Route 25).. (Route 25)/Faulkner Parkway (Route 40).. (Route 25)/Ryan Park Terrace. Figure 1-1 shows the limits of the study area. This analysis was undertaken in accordance with Loudoun County s Facilities Standards Manual (FSM) and the Virginia Department of Transportation s Traffic Impact Regulations (52 Report). Sources of data for this analysis included the Institute of Transportation Engineers (ITE), Loudoun County, the Virginia Department of Transportation (VDOT), Fairfield Residential, Bowman Consulting Group, and previous studies prepared by Wells + Associates. This traffic study was conducted in accordance with Loudoun County s Facilities Standards Manual (FSM) and VDOT s 52 study guidelines. PREVIOUS TRAFFIC STUDY The eastern portion of the property was rezoned to R-1 and approved for 14 townhouses in 2004 and was the subject of a traffic study. The Ryan s Corner Traffic Analysis, dated March 10, 2004 prepared by Wells + Associates was used as the basis for the approved access, proffers, and traffic assignment. It is noted that the study assumed 12 dwelling units. A copy of this traffic report is contained in Appendix D. The approved proffers are contained in Appendix E. STUDY AREA Wells + Associates studied the following area intersections in accordance with Loudoun County and VDOT guidelines:

9 WAXPOOL RD ASHBURN ROAD OLD SHELLHORN ROAD 4 5 FAULKNER PKWY WAXPOOL RD SITE DRIVEWAY SITE SITE DRIVEWAY RYAN PARK TERRACE DULLES GREENWAY ASHBURN 2 VILLAGE BOULEVARD 1 SHELLHORN ROAD Wells + Associates, INC

10 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION 2 BACKGROUND INFORMATION GENERAL TERRAIN FEATURES The area generally consists of level terrain. DESCRIPTION OF PROPOSED DEVELOPMENT The site is currently vacant and approved for a total of 19 residential townhouses within two sections. Fairfield Residential has filed a ZMAP and SPEX to allow the development of 540 multi-family apartments. COMPREHENSIVE PLAN RECOMMENDATIONS FOR PARCEL The Loudoun County Comprehensive Plan indicates that site is planned for high density residential, as summarized on Figure 2-2. SITE LOCATION The Fairfield Ryan s Corner site is located at the northwest quadrant of Route 4 (Shellhorn Road) and Ashburn Village Boulevard (Route 22), between the Dulles Greenway (Route 2) and Waxpool Road (Route 25), in Loudoun County, Virginia. LOCATION WITHIN THE JURISDICTION AND REGION The Fairfield Ryan s Corner property is located in the Dulles North planning area of Loudoun County. It is bordered by the Dulles Greenway on the south and west and Shellhorn Road on the east. DESCRIPTION OF PARCEL The Fairfield Ryan s Corner application area is located on approximately 22. acres and identified as Tax Map parcels 9-19, 9-20, 9-20A, 9-20B, 9-20C, 9-21, 9-22, 9-2, and 9-24 MCPI # , , , , , , , , , and The proposed generalized development plan is shown on Figure

11 Wells + Associates, INC

12 SITE PLANNED LAND USE: HIGH DENSITY RESIDENTIAL 2 0 Wells + Associates, INC

13 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia ZONING The overall site is comprised of two properties that were the subject of a rezoning case. The western portion of the site (Huntmoore at Waxpool) was approved for a total of townhouses and currently zoned R-1. The eastern portion (ZMAP ) was approved in 2004 for 10 townhouses and is currently zoned R-1. Fairfield Residential has filed a ZMAP and SPEX to increase the residential density of the permitted use to R-24 in order to develop approximately 540 multi-family rental apartments on 22. acres of the combined properties. ROADWAY NETWORK Existing Network. Regional access to Fairfield Ryan s Corner is provided by the Dulles Greenway, Ryan Road/Ashburn Village Boulevard, and Waxpool Road (Route 25). Local access is provided by Shellhorn Road. The Dulles Greenway (Route 2) is a six-lane, median divided principal arterial roadway with a speed limit of 5 MPH in the site vicinity. The Greenway operates as a limited access rural toll facility with existing grade separated interchanges at Loudoun County Parkway and Ashburn Village Boulevard. Loudoun County Parkway (Route 0) is currently a six-lane median divided minor arterial roadway with a posted speed limit of 45 MPH north of Shellhorn Road. South of the Dulles Greenway (Route 2), Loudoun County Parkway is constructed as a four-lane divided roadway. The Dulles Greenway on- and off-ramp terminals on Loudoun County Parkway currently operate under stop sign control. Ashburn Village Boulevard (Route 2 Relocated) is constructed as a median divided, four-lane major collector between the Greenway and Route 25. The posted speed limit is 5 MPH. (Route 25) is a two-lane roadway adjacent to the site. It widens to four-lanes west of Ashburn Road, and has as posted speed limit of 5 MPH. Shellhorn Road (Route 4) is constructed as a four-lane median divided roadway within the segment between Loudoun County Parkway and Ashburn Village Boulevard, with a posted speed limit of 5 MPH. Ryan s Corner Place (Old Ryan Road) (Route 2) currently exists on the south side of Waxpool Road (Route 25) as a two-lane local road with a cul-de-sac. The north leg of this local roadway is a two-lane section named Old Shellhorn Road. Both Ryan s Corner Place and Old Shellhorn Road intersect with (Route 25) at a skew. Hazardous Locations Based on a field reconnaissance in the vicinity of Fairfield Ryan s Corner, it was noted that the skewed intersection of Ryan s Corner Place/Old Shellhorn Road and results in the limitation of sight distance for approaching northbound and southbound vehicles creating a need for the current all-way stop control. No other hazardous locations or constraints were identified. Existing Roadway Conditions. The following study intersections currently operate under signal control: 1. Shellhorn Road (Route 4)/Ryan Road (Ashburn Village Boulevard). 2. Dulles Greenway WB ramps/ryan Road (Ashburn Village Boulevard). The following study intersections currently operate under stop sign control: 1. (Route 25)/Ashburn Road. 2. (Route 25)/Ryan s Corner Place (Old Ryan Road).. Shellhorn Road (Route 4)/ (Route 25). 4. (Route 25)/Faulkner Parkway (Route 40). 5. Shellhorn Road (Route 4)/Ryan Park Terrace. The existing lane use and traffic control are shown on Figure 2-. 8

14 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway Dulles Greenway Mooreview Parkway Old Ryan Road 2 Ryan's Corner Place 4 5 SITE Site Entrance Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Wells + Associates, INC

15 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia Programmed Improvements. The following describes planned improvements to the roadway network as part of the Countywide Transportation Plan (CTP) and other projects within the site vicinity. A copy of the CTP for this area is shown on Figure 2-4. The Dulles Greenway (Route 2) is designated in the CTP as a six-lane principal arterial roadway. Thus, additional travel lanes are not anticipated to be constructed in the site vicinity on the Greenway. Ryan Road/Loudoun County Parkway (Route 0) is designated as a six-lane minor arterial throughout the study area. Additional through lanes are ultimately anticipated south of Shellhorn Road. is designated as a U4 local access undivided rural collector in the vicinity of the site. This designation specifies a four-lane undivided roadway with turn lanes required at major intersections. Ashburn Village Boulevard (Route 2) will ultimately provide a six-lane median divided major collector roadway between Farmwell Road and Loudoun County Parkway. Additional through lanes are envisioned throughout the study area. Shellhorn Road (Route 4) is designated as a four-lane divided major collector. Additional through lanes are not anticipated in the site vicinity. There is currently no project funding available in the VDOT Six-Year Plan to complete any of the CTP recommended improvements. Ryan s Corner Place (Old Ryan Road - South Leg) is planned to remain as a cul-de-sac and serve the proposed project and other adjacent residential uses (the Parkside at Ashburn property). The north leg (Old Shellhorn Road) is planned to be terminated north of (cul-de-sac has recently been installed) and east of Ashburn Road and was assumed for 2015 conditions. Proffered Improvements. The following roadway improvements are proffered by others in the study area. Approved Ryan s Corner Program Proffers (with development of 10 townhouses). 1. Construct or bond for construction a right turn lane on Shellhorn Road at the site entrance. 2. Bond and/or construct a four lane section of, between Old Ryan Road and Shellhorn Road.. A regional transportation proffer of $,500 per residential unit. Approved Huntmoore Program Proffers (with development of townhouses). 1. Construct or bond for construction one half (Eastbound) of the planned improvements to along the subject property frontage (from Ashburn Road to Ryan s corner Place); separate turn lanes are not warranted and are not proffered. 2. A regional transportation proffer of $,000 per residential unit.. A transit service contribution proffer of $500 per residential unit. 4. A sum of +/-$10,000 proffered to be paid to Loudoun County for the contribution to the installation or study of a traffic signal within a one (1) mile radius of the subject site, or for regional road improvements as defined by the revised general plan. The transportation proffers are included as Appendix E. Proffers by Others. Ryan s Park Center (ZMAP /ZPCA ) proffered a new traffic signal at the Shellhorn Road (Route 4)/ (Route 25) intersection. This improvement was assumed to be in place by

16 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia A second southbound right turn lane on Shellhorn Road at Ashburn Village Boulevard is proffered by others (ZMAP ), but has not been considered as part of this study. Public Transit Service. Public transit service is not currently provided in the vicinity of the site. estimating background traffic volumes in the study area. They do not constitute an independent economic forecast. Individual projects may develop at a faster or slower pace than forecasted here. The background traffic forecasts contained in this report will still pertain to the overall development levels and general distribution assumptions as described within the analyses. SURROUNDING LAND USE The land parcels both east and west of the subject site is occupied by residential uses. Ryan Park Terrace is located on the east side of Shellhorn Road and Parkside at Ashburn is located directly adjacent to the east. Farmwell Hunt is located north of the site on, as shown on Figure 2-5. Pipeline Developments. Pipeline project development projections were prepared for project buildout (2015) based on previously prepared and on-going traffic studies in the site vicinity. These developments were revised and updated based on VDOT comments. The approximate location of each pipeline development is shown on Figure 2-. The following projects were considered in this traffic study (refer to Table 2): 1. Pulte Ryan s Corner (current approval). 2. Huntmoore at Waxpool (current approval).. Ryan Park Center. 4. Loudoun Station. 5. Greenway Corporate Park.. Loudoun Exchange.. Ashburn Center. 8. Ashburn Technology Park. 9. WorldCom/Verizon Campus. 10. Dulles Parkway Center (west). 11. Morefield Station. 12. Broadlands South. Table 2 indicates that approximately 2,22 residential dwelling units, 1.5 million S.F. of commercial space, and nearly 259 hotel rooms are anticipated to be built and occupied in the study area by These project-by-project development forecasts were prepared for the sole purpose of reasonably 11

17 Wells + Asso ciates, INC

18 PDH4 SITE R-1 R-1 PDSA PDOP KEY R-1 - RESIDENTIAL PDH4 - RESIDENTIAL PDOP- OFFICE PDSA - SPECIAL ACTIVITY Wells + Associates, INC

19 1-PULTE-RYAN'S CORNER 2-HUNTMOORE AT WAXPOOL 8-Ashburn Tech park 12-Broadlands South SITE -Ashburn Center -Ryan Park Center 9-WorldCom/ Verizon Campus 4-Loudoun Station 5-Greenway Corp. Park -Loudoun Exchange 11-Moorefield Station 10-Dulles Parkway Center Wells + Associates, INC

20 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION ANALYSIS OF EXISTING CONDITIONS TRAFFIC VOLUMES Existing AM and PM peak period traffic counts were conducted on Thursday, March 2, 2008 by Wells + Associates at the following intersections: 1. Shellhorn Road (Route 4)/Ryan Road (Ashburn Village Boulevard). 2. Dulles Greenway WB ramps/ryan Road (Ashburn Village Boulevard).. (Route 25)/Ashburn Road. 4. (Route 25)/Ryan s Corner Place (Old Ryan Road). 5. Shellhorn Road (Route 4)/ (Route 25).. (Route 25)/Faulkner Parkway (Route 40).. (Route 25)/Ryan Park Terrace The 2008 weekday vehicular traffic volumes are shown on Figure -1. Traffic count worksheets are contained in Appendix F. The results of the existing counts indicate that the weekday peak hour generally occurred from 8:00 AM to 9:00 AM in the morning and from 5:0 PM to :0 PM in the evening. Figure 4 indicates that Shellhorn Road, adjacent to the site, presently carries 59 AM peak hour trips and 455 PM peak hour trips. The existing count data indicates that the majority of traffic travels to the Greenway during both the AM and PM peak hours on Shellhorn Road. Average daily traffic volumes on key links in the study area were estimated using the 10 percent k factor consistent with Loudoun County OTS practice, as shown on Figure

21 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway 40 2, ,980 Dulles Greenway Mooreview Parkway 2, Old Ryan Road 2 8,00 Ryan's Corner Place 9, SITE Site Entrance,40,50 Ashburn Village,580 Ryan Park Terrace Shellhorn Road 1 4 5,10,10 Boulevard 9,020 Wells + Associates, INC

22 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia CAPACITY ANALYSIS Existing peak hour levels of service were estimated at the seven key existing intersections in the study area based on the existing lane usage and traffic control, the existing traffic volumes, and the Highway Capacity Manual methodology (Synchro version ). The results are presented in Appendix G and summarized in Table -1 and Figure -2, and indicate the following: Parkway operates near capacity (at LOS E ) during the PM peak hour.. All of the turning movements at the Shellhorn Road/Ryan Park Terrace driveway currently operate at acceptable levels of service during both the AM and PM peak hours. 1. The recently signalized Shellhorn Road/Ryan Road (Ashburn Village Boulevard) currently operates at acceptable levels of service during the AM and PM peak hours for both movements and approaches. 2. The signalized Dulles Greenway westbound ramps/ryan Road (Ashburn Village Boulevard) intersection currently operates at acceptable levels of service during the AM and PM peak hours.. All of the turning movements at the /Ashburn Road intersection currently operate at acceptable levels of service during both the AM and PM peak hours under stop sign control. 4. All of the turning movements at the /Old Shellhorn Road/Ryan s Corner Place (Old Ryan Road) currently operate at acceptable levels of service, with the exception of the westbound approach on which operates at level of service (LOS) F during the PM peak hour. 5. The unsignalized Shellhorn Road/Waxpool Road intersection operates at acceptable levels of service during the AM peak hour. The northbound left turn from Shellhorn Road to westbound currently operates at LOS F during the evening peak hour.. The /Faulkner Parkway intersection operates at an acceptable level of service during the AM peak hour, however the northbound left turning movement from to Faulkner 1

23 Table -1 Fairfield at Ryan's Corner Existing Intersection Levels of Service 2008 Intersection Critical Existing Intersection Control Movement AM PM 1. Shellhorn Road (Route 4)/ Signal EBL B (18.9) B (1.5) Ashburn Village Blvd (Route 2) EBT C (2.0) C (24.5) Four-way Stop controled intersection (Existing) EBR B (18.) B (15.8) WBL B (1.1) B (1.9) WBT C (24.4) C (25.1) WBR C (21.1) C (21.4) NBL C (2.4) C (25.2) NBT B (14.8) B (15.) NBR A (9.) B (10.) SBL C (.0) C (0.0) SBT C (20.5) C (22.0) SBR B (11.2) B (11.0) Overall B (20.0) B (19.) 2. Ashburn Village Blvd (Route 2)/ Signal EBL D (49.) D (4.2) Dulles Greenway Westbound on/off Ramps EBT A (2.) A (5.) WBTR A (4.) A (9.1) NBLT D (8.0) D (9.8) NBR A (0.0) A (0.4) Overall A (.9) B (11.8). (Route 25)/ Stop Sign EBL A [8.0] A [9.0] Ashburn Road SBL C [21.4] C [22.4] SBR B [10.1] B [14.4] Proffered Background Improvement: Signal EBLT Add EB Thru-Lane WBT Non Proffered Background Improvement: WBR Add WB Thru-Lane and Separate Right Turn Lane SBL SBR Overall Site Improvement: Add NB Driveway Stop Sign EBLTR Add EB Thru-lanes and WB Left Turn Lane WBL NBLTR SBLT SBR Site Improvement: Install Signal Signal EBLTR WBL WBT WBR NBLTR SBLT SBR Overall 4. (Route 25)/ Stop Sign EBLTR D [2.] B [12.4] Old Shellhorn Road/Ryans Corner Place WBLTR B [1.] F [50.1] Four-way Stop controled intersection (Existing) NBLTR B [10.4] A [9.] SBLTR B [15.0] B [11.8] Proffered Background Improvement: Stop Sign EBTR SB Old Shellhorn Road becomes cul-de-sac. WBLT Add EB and WB Thru-Lanes NBLR Site Improvement: Intersection Removed 5. Shellhorn Road (Route 4)/ Stop Sign WBL A [9.5] A [8.] (Route 25) NBL C [15.5] F [5.] NBR B [10.] A [9.8] Proffered Background Improvement: Signal EBT Install Signal EBR WBL WBT NBL NBR Overall Site Improvement: expanded Signal EBT to 4-Lanes with separtate turn lanes EBR WBL WBT NBL NBR Overall. (Route 25)/ Stop Sign WBL A [.] A [8.5] Faulkner Parkway NBL B [11.] E [.8] NBR B [10.9] A [9.9]. Shellhorn Road (Route 4)/Ryan Park Terrace/ Stop Sign EBLTR Fairfield at Ryan's Corner Driveway WBLTR B [10.9] B [12.1] NBL A [0.0] A [0.0] SBLTR A [0.0] A [0.4] Notes: Numbers in parentheses () represent delay at signalized intersections in seconds per vehicle. Numbers in square brackets [] represent delay at unsignalized intersections in seconds per vehicle. 18 Wells + Associates, Inc McLean, Virginia

24 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway Dulles Greenway Mooreview Parkway Old Ryan Road 2 Ryan's Corner Place 4 5 SITE Site Entrance Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Wells + Associates, INC

25 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION 4 ANALYSIS OF FUTURE CONDITIONS WITHOUT DEVELOPMENT TRAFFIC VOLUMES For the purposes of this analysis, it was assumed that the proposed development would be complete and occupied by Background traffic forecasts without the development of the subject property were derived through a composite of existing traffic, traffic associated with pipeline developments, and increases in traffic associated with regional growth were developed. As specified in the scoping agreement, a buildout plus 10-year condition was not required. Methodology/Assumptions. The planned lane use and traffic control is shown on Figure 4-1 to include programmed/proffered improvements by others. Pipeline Developments. Traffic generated by 12 other developments mentioned previously was included in this study. The number of trips expected to be generated by the adjacent development projects was calculated using the standard rates and equations published in the Institute of Transportation Engineers Trip Generation, Seventh Edition. Development densities for each of the projects listed were derived from previous studies in the area obtained or prepared by Wells + Associates. Table 4-1 indicates that a total of,9 weekday AM peak hour trips,,11 weekday PM peak hour trips, and,22 daily trips would be added to the existing roadway network in Traffic generated by the pipeline developments were applied to the roadway network based on previous studies, where applicable. A composite of pipeline development trips are shown on Figure 4-2. Individual traffic assignments are contained in Appendix H. Since Old Shellhorn Road was open to traffic when the existing traffic data was collected, the existing traffic using this section of roadway was re-assigned to Ashburn Road and Faulkner Parkway. These adjustments to existing traffic are shown in Appendix H. Regional Growth. Consistent with previously prepared traffic studies, an annual growth rate of 1.0 percent per year from 2008 to 2015 was applied to existing volumes. Regional traffic growth volumes are shown on Figure 4- for the year Future Traffic Volumes Without Development. Background future forecasts for 2015 were developed by adding the existing traffic volumes (Figure -1) to traffic generated by pipeline developments (Figures 4-2) and regional growth rates (Figures 4-). The resultant forecasts are summarized on Figure 4-4. A summary of the background trip generation information is shown in Table 4-1 for 2015 buildout conditions. 20

26 1 2 * * Old Shellhorn Road 4 Ashburn Road Dulles Greenway Ryan's Corner Place SITE Site Entrance 8 Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Mooreview Parkway Old Ryan Road * Faulkner Parkway Wells + Associates, INC

27 Table 4-1 Fairfield - Ryan's Corner Pipeline Project Trip Generation Analysis for Year 2015 (1) ITE Average Land Use Year 2015 Program AM Peak Hour PM Peak Hour Daily Development Code Amount Units In Out Total In Out Total Traffic 1. Pulte - Ryan's Corner Townhouse DU ,92 2. Huntmore at Waxpool Townhouse 20 DU Ryan Park Center Hotel Rooms Loudoun Station Residential DU ,50 Office ,19 SF ,9 Retail ,000 SF , Restaurant 81 25,000 SF ,940 Total ,21 5. Greenway Corporate Park Office 10 50,000 SF Loudoun Exchange/Metro Park Office 50,000 SF Ashburn Center Research Center (R&D) 0 5,000 S.F H-T Restaurant 92 8,000 S.F ,01 Total , Ashburn Tech Park Research Center (R&D) 0 0,000 S.F WorldCom/Verizon Campus Office Park ,000 SF , Dulles Parkway Center (West) Office ,000 S.F ,4 Hotel Rooms Total , Moorefield Station Single Family DU Townhouse DU ,218 Multi-Family 220 1,500 DU ,15 Office ,000 S.F ,25 Total , ,402 14, Broadlands South Office ,000 S.F ,82 TOTAL BACKGROUND DEVELOPMENT TRIPS FOR ,04 1,8,9 1,504 2,20,11,22 Notes: 1. Trip rates based on Trip Generation, 1. Trip rates based on Trip Generation, th Edition, The Institute of Transportation Engineers (ITE) unless otherwise noted. 22 Wells + Associates, Inc. McLean, Virginia

28 1 2 Old Shellhorn Road 4 Ashburn Road Faulkner Parkway Dulles Greenway Mooreview Parkway 0,40 Old Ryan Road Ryan's Corner Place 9,840 SITE Site Entrance Ashburn Village 0 Ryan Park Terrace Shellhorn Road 1 4 0,200 Boulevard 190 Wells + Associates, INC

29 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway Dulles Greenway 2 Ryan's Corner Place 4 5 SITE Site Entrance 8 Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Mooreview Parkway Old Ryan Road Wells + Associates, INC

30 1 2 Old Shellhorn Road 4 Ashburn Road Dulles Greenway Mooreview Parkway 10,80,0 4,240 9, Faulkner Parkway 9,080 Ryan's Corner Place 22, SITE 11,0 Site Entrance 8 Ashburn Village,0 Ryan Park Terrace Shellhorn Road 1 4,420 5,190 5,000 15,50 Boulevard 11,190 Old Ryan Road ADT Wells + Associates, INC

31 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia CAPACITY ANALYSIS Future peak hour levels of service, without the proposed Fairfield Ryan s Corner residential development, were calculated at all intersections in the study area for The analyses are based on the future lane use and traffic control shown on Figure 4-1, the Synchro software, in accordance with the FSM. The results are presented in Appendix I and are summarized in Table 4-2 and on Figure 4-5 and discussed below: 1. The signalized Shellhorn Road and Dulles Greenway westbound ramps intersections on Ryan Road (Ashburn Village Boulevard) would continue to operate at acceptable levels of service in When analyzed under stop sign control and assuming known proffered improvements to be in place by 2015, the southbound left turning movement from Ashburn Road to operates at LOS E during both the AM peak hour. The Waxpool Road/Ashburn Road intersection would require a new traffic signal (if warranted and approved by VDOT) in order to maintain acceptable levels of service during both the AM and PM peak hours in The installation of a new traffic signal is not a currently proffered improvement. 5. All of the turning movements at the /Faulkner Parkway intersection are forecasted to operate at acceptable levels of service during both the AM and PM peak hours under stop sign control.. All of the turning movements at the unsignalized Shellhorn Road/Ryan Park Terrace driveway would continue to operate at acceptable levels of service during both the AM and PM peak hours.. The access drive serving the approved Ryan s Corner property (assuming development of the 10 townhouses) is expected to operate at acceptable levels of service during the AM and PM peak hours. 8. The access drive on which serves the approved Huntmoore property (assuming development of the townhouses) is expected to operate at acceptable levels of service during the AM and PM peak hours.. Assuming Old Shellhorn Road (north leg) is terminated north of, all of the remaining turning movements at /Ryan s Corner Place (Old Ryan Road) would continue to operate at acceptable levels of service during both the morning and evening peak hours under stop sign control. 4. Under stop sign control, the northbound left turn at the Shellhorn Road/Waxpool Road intersection would operate at LOS F during the evening peak hour in A new traffic signal (if warranted and approved by VDOT) would be necessary to restore all movements to acceptable levels of service. This improvement is currently proffered by others (Ryan Park Center). 2

32 Table 4-2 Fairfield at Ryan's Corner Future Intersection Levels of Service without Development Intersection Critical Existing Background Intersection Control Movement AM PM AM PM 1. Shellhorn Road (Route 4)/ Signal EBL B (18.9) B (1.5) B (19.) C (20.) Ashburn Village Blvd (Route 2) EBT C (2.0) C (24.5) C (1.4) C (0.1) Four-way Stop controled intersection (Existing) EBR B (18.) B (15.8) B (19.5) B (15.2) WBL B (1.1) B (1.9) B (18.) B (19.5) WBT C (24.4) C (25.1) C (22.) C (2.) WBR C (21.1) C (21.4) B (1.0) C (2.) NBL C (2.4) C (25.2) D (.) C (4.2) NBT B (14.8) B (15.) C (2.1) C (21.4) NBR A (9.) B (10.) B (1.1) B (14.0) SBL C (.0) C (0.0) D (41.1) D (41.) SBT C (20.5) C (22.0) C (.2) C (4.) SBR B (11.2) B (11.0) C (22.1) B (19.9) Overall B (20.0) B (19.) C (25.9) C (2.1) 2. Ashburn Village Blvd (Route 2)/ Signal EBL D (49.) D (4.2) D (44.1) D (44.5) Dulles Greenway Westbound on/off Ramps EBT A (2.) A (5.) A (.) A (.4) WBTR A (4.) A (9.1) A (9.4) B (19.0) NBLT D (8.0) D (9.8) D (44.) D (45.9) NBR A (0.0) A (0.4) A (0.1) A (0.5) Overall A (.9) B (11.8) A (8.) B (1.5). (Route 25)/ Stop Sign EBL A [8.0] A [9.0] A [8.1] A [9.2] Ashburn Road SBL C [21.4] C [22.4] E [.9] D [2.0] SBR B [10.1] B [14.4] B [10.4] C [15.] Proffered Background Improvement: Signal EBLT A (5.) A (5.5) Add EB Thru-Lane WBT A (4.4) A (5.4) Non Proffered Background Improvement: WBR A (4.0) A (4.4) Add WB Thru-Lane and Separate Right Turn Lane SBL A (9.0) A (.1) SBR A (8.5) A (.1) Overall A (5.9) A (5.) Site Improvement: Add NB Driveway Stop Sign EBLTR Add EB Thru-lanes and WB Left Turn Lane WBL NBLTR SBLT SBR Site Improvement: Install Signal Signal EBLTR WBL WBT WBR NBLTR SBLT SBR Overall 4. (Route 25)/ Stop Sign EBLTR D [2.] B [12.4] Old Shellhorn Road/Ryans Corner Place WBLTR B [1.] F [50.1] Four-way Stop controled intersection (Existing) NBLTR B [10.4] A [9.] SBLTR B [15.0] B [11.8] Proffered Background Improvement: Stop Sign EBTR A [0.0] A [0.0] SB Old Shellhorn Road becomes cul-de-sac. WBLT A [0.1] A [0.2] Add EB and WB Thru-Lanes NBLR B [1.4] B [12.0] Site Improvement: Intersection Removed 5. Shellhorn Road (Route 4)/ Stop Sign WBL A [9.5] A [8.] B [10.2] A [8.] (Route 25) NBL C [15.5] F [5.] C [18.0] F [4.0] NBR B [10.] A [9.8] B [11.] B [10.] Proffered Background Improvement: Signal EBT A (5.) A (8.2) Install Signal EBR A (5.0) A (.9) WBL A (4.) A (.9) WBT A (4.4) A (8.5) NBL B (10.4) A (8.) NBR A (9.) A (.5) Overall A (5.8) A (8.0) Site Improvement: expanded Signal EBT to 4-Lanes with separtate turn lanes EBR WBL WBT NBL NBR Overall. (Route 25)/ Stop Sign WBL A [.] A [8.5] A [8.0] A [8.4] Faulkner Parkway NBL B [11.] E [.8] B [12.] D [29.1] NBR B [10.9] A [9.9] B [14.9] B [10.9]. Shellhorn Road (Route 4)/Ryan Park Terrace/ Stop Sign EBLTR Fairfield at Ryan's Corner Driveway WBLTR B [10.9] B [12.1] B [11.5] B [1.] NBL A [0.0] A [0.0] A [0.0] A [0.] SBLTR A [0.0] A [0.4] A [0.0] A [0.0] 8. North Site Entrance/ Stop Sign EBLR B [12.1] A [9.9] Shellhorn Road NBTL A [1.5] A [2.] SBTR A [0.0] A [0.0] 9. Huntmoore Driveway/ Stop Sign EBTR A [0.0] A [0.0] WBTL A [0.1] A [0.] NBLR B [12.4] B [11.5] Notes: Numbers in parentheses () represent delay at signalized intersections in seconds per vehicle. Numbers in square brackets [] represent delay at unsignalized intersections in seconds per vehicle. 2 Wells + Associates, Inc McLean, Virginia

33 1 2 Old Shellhorn Road 4 Ashburn Road Faulkner Parkway Dulles Greenway Ryan's Corner Place SITE Site Entrance 8 Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Mooreview Parkway Old Ryan Road Wells + Associates, INC

34 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION 5 TRIP GENERATION, DISTRIBUTION AND ASSIGNMENT The resulting traffic assignments and directional distributions are shown on Figure 5-1. TRIP GENERATION The volume of trips generated by the proposed Fairfield Ryan s Corner was calculated using the standard rates and equations published in the Institute of Transportation Engineers Trip Generation, Seventh Edition. The results are summarized on Table 5-1, and indicate that the currently approved 19 townhouses would generate 89 trips (15 in and 4 out) during the AM peak hour, 105 trips (0 in and 5 out) during the PM peak hour, and 1,14 daily (24-hour) trips. The proposed 540 multi-family apartments would generate 28 trips (54 in and 214 out) during the AM peak hour, 15 trips (205 in and 110 out) during the PM peak hour, and,9 daily (24-hour) trips. Thus, the proposed project would generate 19 more AM peak hour trips, 210 more PM peak hour trips, and 1,82 more daily trips than the currently approved density. SITE TRIP DISTIBUTION AND ASSIGNMENT The distribution of peak hour trips generated by Fairfield Ryan s Corner and other approved projects was determined based on existing travel patterns and previous traffic studies in the area. The Ryan s Corner residential development applied the following distributions of site-generated traffic: 45 percent from the east via Dulles Greenway 10 percent from the west via Dulles Greenway 15 percent from the north/west via and Ashburn Road 25 percent from the north/east via Loudoun County Pkwy and Ashburn Village Blvd. 5 percent from the south via Loudoun County Parkway 29

35 Table 5-1 Fairfield - Ryan's Corner Site Trip Generation (1) ITE Average Land Use AM Peak Hour PM Peak Hour Daily Land Use Code Size Units In Out Total In Out Total Trips (2) Approved Development () Residential Townhouse DU ,14 Proposed Development Residential Multi - Family (Rental Apartments) DU ,9 Additional Trips (Approved vs. Proposed) 4 DU ,82 Notes: (1) Traffic estimates based on Institute of Transportation Engineers (ITE) Trip Generation. (2) ADT rate of 8. per D.U. is required by VDOT for townhomes () Includes Pulte-Ryans Corner (10 Units) and Huntmore at Waxpool ( Units) 0 Wells + Associates, Inc. McLean, Virginia

36 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway INTERSECTION REMOVED 10% Dulles Greenway Place Ryan's Corner 4 5 SITE Site Entrance 90 Ryan Park Terrace 1, Mooreview Parkway Old Ryan Road Ashburn Village % Shellhorn Road 1 4 Boulevard XXX Wells + Associates, INC

37 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia SECTION ANALYSIS OF FUTURE CONDITIONS WITH DEVELOPMENT TRAFFIC VOLUMES Total future forecasts for were developed by adding the existing traffic volumes, traffic generated by adjacent developments, and the traffic generated by the proposed project, and are summarized on Figure -1. Turn Lane Assessment Consistent with the currently approved study, the need for separate left and right turn lanes was analyzed for the proposed site entrance on Shellhorn Road opposite Ryan s Corner Terrace, in accordance with VDOT standards. As shown on the nomograph in Appendix J, the left and right turn volume during the AM and PM peak hours would warrant the construction of separate northbound left turn lane and a southbound right turn taper. It is noted that these results differ from the currently approved study. However, according to the Countywide Transportation Plan, left and right turn lanes are required at all intersections on Shellhorn Road. A separate northbound left turn lane exists on Shellhorn Road at the site entrance that will be utilized by Fairfield Ryan s Corner traffic. This existing lane provides approximately 100 feet of storage area (or approximately four to five vehicles) and is proposed to be lengthened by approximately 25 to 50 feet to provide the maximum amount of storage without impacting the southbound left turns on Shellhorn Road at Ashburn Village Boulevard. The queue for the northbound left was calculated based on HCM methodology and indicates that the maximum queue (95 th percentile) would occur during the evening peak hour and is expected to be one to two vehicles. The need for separate turn lanes was also evaluated at the secondary entrance located on opposite Ashburn Road and is shown in Appendix J. The results indicate that a westbound left turn lane is warranted on based on the 2015 future AM and PM peak hour volumes. The recommended storage length is 5 feet. A westbound right turn lane taper is warranted at the secondary entrance on at Ashburn Road and is proffered by others. A separate left turn lane is warranted on eastbound for both peak hours based on the 2015 future forecasts. However, due to right-of-way constraints and proximity of the Parkside at Ashburn driveway approximately 250 feet west of the intersection, a separate eastbound left is not proposed to be constructed. The future lane use is shown on Figure -2. CAPACITY ANALYSIS Future peak hour levels of service with Fairfield Ryan s Corner were estimated at the key intersections in the study area based on the total future traffic forecasts are shown on Figure -1, the future lane usage and traffic controls shown on Figure -2, and the Synchro software, in accordance with the FSM. The results are presented in Appendix K and summarized in Table -1 and Figure - and discussed below. 1. The signalized intersections of Shellhorn Road and the Dulles Greenway westbound ramps on Ryan Road (Ashburn Village Boulevard) would continue to operate at acceptable levels of service in 2015 without further improvements. 2. Similar to 2015 background conditions, the intersections of /Ashburn Road/Site Entrance and Waxpool Road/Shellhorn Road would require the installation of traffic signals in order to maintain acceptable levels of service. It is noted that the traffic signal at the Waxpool Road/Shellhorn Road intersection is currently proffered by others.. All of the turning movements at the proposed site driveway on Shellhorn Road opposite Ryan s Park Terrace would operate at acceptable levels of service with 2

38 Fairfield Ryan s Corner Traffic Impact Analysis Loudoun County, Virginia full development of the site. 4. The unsignalized (Route 25)/Faulkner Parkway would continue to operate at acceptable levels of service in 2015 with the site buildout. 5. The Ashburn Road/Site Entrance/Waxpool Road intersection is forecasted to operate at acceptable levels of service during both the AM and PM peak hours, assuming a new traffic signal is installed and widening of to a four-lane undivided road as identified under background conditions is constructed.

39 1 2 Old Shellhorn Road 4 Ashburn Road 41 Faulkner Parkway 40 5, INTERSECTION REMOVED ,050 Dulles Greenway Mooreview Parkway,800 4,40 Old Ryan Road 2 12,040 Ryan's Corner Place 2, SITE Site Entrance Ashburn Village 8,0 Ryan Park Terrace Shellhorn Road 1 4,920,90 15,50 Boulevard 11,90 ADT Wells + Associates, INC

40 Old Shellhorn Road 4 Ashburn Road * + + Faulkner Parkway Dulles Greenway Mooreview Parkway Old Ryan Road 2 Place Ryan's Corner 4 5 SITE Site Entrance Ashburn Village Ryan Park Terrace Shellhorn Road 1 4 Boulevard Wells + Associates, INC

41 Table -1 Fairfield at Ryan's Corner Total Future Intersection Levels of Service with Development Intersection Critical Existing Background Total Future Intersection Control Movement AM PM AM PM AM PM 1. Shellhorn Road (Route 4)/ Signal EBL B (18.9) B (1.5) B (19.) C (20.) C (21.) B (19.9) Ashburn Village Blvd (Route 2) EBT C (2.0) C (24.5) C (1.4) C (0.1) C (4.1) C (29.1) Four-way Stop controled intersection (Existing) EBR B (18.) B (15.8) B (19.5) B (15.2) C (21.5) B (14.) WBL B (1.1) B (1.9) B (18.) B (19.5) C (21.5) C (21.) WBT C (24.4) C (25.1) C (22.) C (2.) C (25.1) D (5.) WBR C (21.1) C (21.4) B (1.0) C (2.) C (20.2) C (25.5) NBL C (2.4) C (25.2) D (.) C (4.2) D (40.0) D (.4) NBT B (14.8) B (15.) C (2.1) C (21.4) C (22.8) C (2.5) NBR A (9.) B (10.) B (1.1) B (14.0) B (14.) B (15.9) SBL C (.0) C (0.0) D (41.1) D (41.) D (4.1) D (44.8) SBT C (20.5) C (22.0) C (.2) C (4.) C (2.1) D (.) SBR B (11.2) B (11.0) C (22.1) B (19.9) C (22.4) C (20.2) Overall B (20.0) B (19.) C (25.9) C (2.1) C (2.0) C (2.) 2. Ashburn Village Blvd (Route 2)/ Signal EBL D (49.) D (4.2) D (44.1) D (44.5) D (44.1) D (44.5) Dulles Greenway Westbound on/off Ramps EBT A (2.) A (5.) A (.) A (.4) A (.) A (.4) WBTR A (4.) A (9.1) A (9.4) B (19.0) A (9.) B (19.) NBLT D (8.0) D (9.8) D (44.) D (45.9) D (44.) D (45.9) NBR A (0.0) A (0.4) A (0.1) A (0.5) A (0.1) A (0.) Overall A (.9) B (11.8) A (8.) B (1.5) A (8.) B (1.). (Route 25)/ Stop Sign EBL A [8.0] A [9.0] A [8.1] A [9.2] Ashburn Road SBL C [21.4] C [22.4] E [.9] D [2.0] SBR B [10.1] B [14.4] B [10.4] C [15.] Proffered Background Improvement: Signal EBLT A (5.) A (5.5) Add EB Thru-Lane WBT A (4.4) A (5.4) Non Proffered Background Improvement: WBR A (4.0) A (4.4) Add WB Thru-Lane and Separate Right Turn Lane SBL A (9.0) A (.1) SBR A (8.5) A (.1) Overall A (5.9) A (5.) Site Improvement: Add NB Driveway Stop Sign EBLTR A [.9] A [4.9] Add EB Thru-lanes and WB Left Turn Lane WBL A [8.5] A [8.0] NBLTR C [2.8] D [25.0] SBLT F [2.0] F [58.4] SBR A [9.] B [11.] Site Improvement: Install Signal Signal EBLTR B (15.0) B (11.5) WBL B (11.0) A (9.) WBT B (11.5) B (11.0) WBR B (10.) A (9.1) NBLTR C (28.) B (1.2) SBLT C (21.0) B (14.9) SBR B (19.8) B (14.4) Overall B (1.9) B (11.9) 4. (Route 25)/ Stop Sign EBLTR D [2.] B [12.4] Old Shellhorn Road/Ryans Corner Place WBLTR B [1.] F [50.1] Four-way Stop controled intersection (Existing) NBLTR B [10.4] A [9.] SBLTR B [15.0] B [11.8] Proffered Background Improvement: Stop Sign EBTR A [0.0] A [0.0] SB Old Shellhorn Road becomes cul-de-sac. WBLT A [0.1] A [0.2] Add EB and WB Thru-Lanes NBLR B [1.4] B [12.0] Site Improvement: Intersection Removed Intersection No Longer Exists 5. Shellhorn Road (Route 4)/ Stop Sign WBL A [9.5] A [8.] B [10.2] A [8.] (Route 25) NBL C [15.5] F [5.] C [18.0] F [4.0] NBR B [10.] A [9.8] B [11.] B [10.] Proffered Background Improvement: Signal EBT A (5.) A (8.2) Install Signal EBR A (5.0) A (.9) WBL A (4.) A (.9) WBT A (4.4) A (8.5) NBL B (10.4) A (8.) NBR A (9.) A (.5) Overall A (5.8) A (8.0) Site Improvement: expanded Signal EBT A (5.0) A (.1) to 4-Lanes with separtate turn lanes EBR A (5.2) A (.8) WBL A (4.) A (.0) WBT A (4.) A (8.) NBL A (8.) A (9.1) NBR A (.9) A (.8) Overall A (5.4) A (8.0). (Route 25)/ Stop Sign WBL A [.] A [8.5] A [8.0] A [8.4] A [8.0] A [8.5] Faulkner Parkway NBL B [11.] E [.8] B [12.] D [29.1] B [1.0] D [.] NBR B [10.9] A [9.9] B [14.9] B [10.9] C [15.9] B [11.]. Shellhorn Road (Route 4)/Ryan Park Terrace/ Stop Sign EBLTR B [1.2] B [12.1] Fairfield at Ryan's Corner Driveway WBLTR B [10.9] B [12.1] B [11.5] B [1.] C [15.0] C [18.] NBL A [0.0] A [0.0] A [0.0] A [0.] A [8.] A [8.2] SBLTR A [0.0] A [0.4] A [0.0] A [0.0] A [0.0] A [0.5] 8. North Site Entrance/ Stop Sign EBLR B [12.1] A [9.9] Shellhorn Road NBTL A [1.5] A [2.] SBTR A [0.0] A [0.0] 9. Huntmoore Driveway/ Stop Sign EBTR A [0.0] A [0.0] WBTL A [0.1] A [0.] NBLR B [12.4] B [11.5] Notes: Numbers in parentheses () represent delay at signalized intersections in seconds per vehicle. Numbers in square brackets [] represent delay at unsignalized intersections in seconds per vehicle. Wells + Associates, Inc McLean, Virginia