Has traffic impact analysis been completed for this project? The traffic impact report has been completed to compare the potential current approved development opportunity with this new development and has shown it does not impact the current traffic situation at this location.
What are the development traffic impacts of this project compared to the planned residential development of this parcel? In addition to the traffic comparisons, the unique siting and location of this building compared to future residential development provides the opportunity to buffer the new proposal with grading and landscaping to minimize visibility. By comparison a future residential development would be immediately visible along the entire length of Old Trail Drive (to the northern boundary of this block 19 parcel) while entering the Old Trail Community.
Will there be added congestion to the intersection at Old Trail Drive and 250 as a result of this project? The predominate impacts to this intersection are caused by new development to the North of Old Trail Village (along Jarman’s gap) that by design are using Old Trail Drive to by- pass other routes and reach all three schools as well as the I64 interchange.
How will this location help to diffuse traffic? By managing the operations of this proposed use for more appropriate weekend, afternoon and evening activities it actually could reduce impacts.
How does this project fit into the overall planned development of Old Trail? Over the past 5 years, the Old Trail Village Development has rezoned the master plan to reduce density by almost 1,000 residential units. At this stage of the development the community’s land mass is significantly built out and has already proven that it would likely not achieve the total allowable density, which from the original approval could be as much as 2200 units. This in effect has committed the reduction of overall density to a new lower level. Although the project is still in it’s active stage there would be some flexibility based on market input but as mentioned the remaining land mass will help control some of that final outcome.
How does this project fit into the Commercial development plans for Old Trail Village? As with residential development, the Old Trail Village Commercial properties are going to be built to what the available land mass and parking will allow. Additionally, the supporting customer base has a limit to what can be provided in this Village when considering the important growth of the Downtown Crozet Plans. The Old Trail Developer is considering this new proposed facility to fit within the total commercial build out so there would in effect, NOT be an increase to commercial development in the overall plan.
Comparison of Currently Approved Land Use and Proposed Crozet Sports Facility
Block 19 of the Old Trail Village is currently approved for a maximum of 90 residential units. Table 2 shows the number of trips 90 single family residential units are expected to generate based on the ITE Trip Generation Manual for land use code 210, single family residential. As shown in Table 2, as currently zoned, block 19 is expected to generate 944 weekday daily trips, 69 morning peak hour trips, 92 afternoon peak hour trips, 889 weekend daily trips, and 94 weekend peak hour trips.
Comparing the trip generation for the Crozet Sports Facility to the current residential zoning for block 19, the Crozet Sports Facility is expected to have a similar traffic impact on a daily and peak hour basis. The daily trips generated by the Crozet Sports Facility are less than those expected by the 90 residential units for weekdays, tournament weekends, and non-tournament weekends. Only the afternoon peak hour trips vary notably between the Crozet Sports Facility and the residential use with each generating 92 and 228 afternoon peak hour trips, respectively. The weekend peak hour trips are very similar, varying by only ten trips.
It should be noted that of the programs expected to generate weekday afternoon peak hour trips (athletic rentals, after school program, teen program and tutoring, and pre-school), the peak period for these programs will occur late in the afternoon peak period, likely after 5:30 pm, consistent with the commuter peak. A recent study of the intersection of Route 250 with Old Trail Drive found that the afternoon peak traffic period occurs from 4:05pm-4:20pm, coinciding with the Western Albemarle High School and Henley Middle School dismissals. While some trips will occur during this period, the planned programs noted above generate 178 of the 228 afternoon peak hour trips and should not coincide with the afternoon school peak period.
Trip Generation Study Summary
The trip generation resulting from the planned program and services is shown in Table 1 below. As noted in the table there are many time periods where the programming detailed will not occur and, therefore, will not generate any trips. These instances are noted with ‘NA’ in the table. Based on these assumptions, the Crozet Sports Facility is expected to generate 820 weekday daily trips, 46 morning peak hour trips, and 228 afternoon peak hour trips.
Weekend trip generation is shown for weekends when the facility hosts tournaments and for weekends when it does not. Weekends when the facility hosts tournaments are expected to generate a higher number of daily trips compared to weekends when no tournaments occur at the facility. However, the weekend peak hour trips are expected to be similar whether a tournament is hosted or not. Based on these assumptions, the Crozet Sports Facility is expected to generate 688 weekend daily trips when hosting a tournament and 457 weekend daily trips when no tournaments are hosted. The weekend peak hour trips expected are 102 and 104 for tournament and non-tournament weekends, respectively.