Carter Farm Traffic Study

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TRAFFIC
IMPACT
STUDY
CARTER FARM TND
TOWN OF CENTREVILLE
QUEEN ANNES COUNTY, MARYLAND
JULY 25,2022
PREPARED FOR:
GREEN DEVELOPMENT, INC.
PREPARED BY:
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE
SUITE B
HANOVER, MARYLAND 21076
(410) 760-2911
www.traffic-concepts.com
TC #3027

TABLE OF CONTENTS
PAGE
INTRODUCTION 1
EXHIBIT 1 SITE LOCATION
EXISTING CONDITION 4
EXHIBIT 2 LANE CONFIGURATION
EXHIBIT 3 EXISTING TRAFFIC VOLUMES
BACKGROUND CONDITION 7
EXHIBIT 4 BASE TRAFFIC VOLUMES (2027)
EXHIBIT 5 BACKGROUND DEVELOPMENT LOCATION
EXHIBIT 6 BACKGROUND TRAFFIC VOLUMES
EXHIBIT 7 TOTAL BACKGROUND TRAFFIC VOLUMES
FUTURE CONDITION 12
EXHIBIT 8 SITE GENERATED TRAFFIC – RESIDENTIAL
EXHIBIT 9 SITE GENERATED TRAFFIC - COMMERCIAL
EXHIBIT 10 TOTAL FUTURE TRAFFIC VOLUMES
INTERSECTION ANALYSIS RESULTS 16
CONCLUSIONS AND RECOMMENDATIONS 17
APPENDICES
APPENDIX I CRITICAL LANE ANALYSIS
APPENDIX II TRAFFIC COUNT INFORMATION
APPENDIX III SCOPE OF SERVICES/SITE PLAN
i

EXECUTIVE SUMMARY
The Carter Farm Traditional Neighborhood Development (TND) generates greater than 50 peak hour trips.
Therefore, a traffic impact study is required by the Maryland Department of Transportation State
Highway Administration (MDOT SHA). This traffic impact study follows the methodology outlined in
the Queen Anne's County Traffic Impact Study Guidelines.
Proposed Project: The project is a TND that consists of 80 single family units, 46 townhouse units and
a small commercial component. The commercial development will include a restaurant (2,800 s.f), a
small office (2,120 s.f.), and a retail building(s) (8,700 s.f.).
Scope of Services & Methodology: The key intersections listed below define the study area.
The intersection counts were conducted at the key intersections when schools were in session.
MD 213 (Church Hill RD) @ Spaniard Neck RD/Wexford Dr Commerce Street @ Broadway
MD 304 (Chesterfield Avenue) @ Broadway N.Liberty Street @ Broadway
MD 304 (Chesterfield Avenue) @ Draper Lane N.Liberty Street @ Water Street
MD 304 (Chesterfield Avenue) @ Watson Road Commerce Street @ Water Street
MD 304 (Chesterfield Avenue) @ Proposed Site Accesses
Analysis Methodology: The key intersections were analyzed with the MDOT SHA Critical Lane Volume
(CLV) methodology, which is also required by the Queen Anne’s County Adequate Public Facilities
Ordinance.
The CLV methodology uses the through traffic volume and the opposing left turn volume to calculate the
intersection critical lane volume. The CLV methodology states 1600 vehicles per hour (vph) is the
maximum critical lane capacity of an intersection. The CLV volume or critical trips are associated with a
level of service (LOS) scale of “A” through “F” to measures the operation of an intersection. An “A” LOS
represent free-flow conditions and an “F” LOS means undue delay at an intersection. An intersection
rated as “E” or “F” is considered to have inadequate operations.
Critical Lane Volume LOS
0-999 A
1000-1149 B
1150-1299 C
1300-1450 D
1451-1600 E
>1600 F
The traffic study is comprised of an Existing, Background, and Future traffic condition. The key
intersections are analyzed under each traffic condition, which is explained with the following formula:
Total Future Traffic = (Existing Condition – current intersection turning movement volumes +
Background Condition - 2 % Growth Rate compounder over 5 years + pipeline
development traffic + Future Condition - site generated traffic)
ii

New Site Generated (Peak Hour) Trips: The new site generated peak hour trips listed below were
generated with land use data contained in the Institute of Transportation Engineers, Trip Generation
Manual 11th Edition.
AM PM
IN OUT IN OUT
Residential Trips
ITE Land Use Code 210
80 sfu (ITE LUC 210) 16 45 51 30
ITE Land Use Code 220
46 multi-family units 9 28 25 15
Total Residential Trips 25 73 76 45
Commercial Trips
ITE Land Use Code 712
2,120 sf Office 3 1 2 3
ITE Land Use Code 822
8,700 sf Retail 15 11 35 36
ITE Land Use Code 932
2,800 sf Restaurant 15 12 15 10
Total Commercial Trips 33 24 52 49
Note: 1. Internal capture trips are a portion of the new site generated peak hour trips that both begin
and end within the development site and do not use the external road system. For example, an
internal site trip, is a trip generated by the proposed residential development and ends at the
proposed commercial development. However, in order to create a worst-case traffic scenario,
the traffic study assumes all new trips use the external road system to access the proposed
commercial development.
2. If internal capture trips were included in the analysis, the commercial retail and restaurant trips
entering and exiting from the site would be reduced. Additionally, the peak hours of the
commercial retail and restaurant uses do not align with the morning school drop-off or the
afternoon school pick-up time periods. Thus, the impact of the proposed commercial
development during the school drop-off and pick-up time periods is minimal.
CONCLUSION
At the total future build-out condition (2027), the CLV analyses determined that all key intersections
would continue to operate at overall acceptable levels of service “A” (free-flow) condition. The MDOT SHA
will require an access permit for the proposed site access at MD 304.
Based on the traffic study results, we recommend that this development be approved from a traffic level
of service standpoint.
iii

INTRODUCTION
Traffic Concepts, Inc. has prepared a traffic impact study to analyze the peak
hour vehicle impact generated by the proposed Carter Farm TND. The site is
located within the Town of Centreville along the east side MD 304 (Water Street),
and south of Watson Road. See Exhibit 1.
Project Description & Access
The development will create 46 residential multi-family/townhouse units and 80
residential single-family units. The site plan also shows various commercial uses
including a small office building (2,120 sf), a restaurant (2.800 sf) and retail
space (8,700 sf combined retail). A public access road will be constructed
through the property that will intersect MD 304, creating two full-movement site
access points. The site will also have a third full-movement access to a parking
area that would serve the commercial component.
Scope of Services
The scope of services for this study was developed by the Town of Centreville,
with input from the Maryland State Highway Administration (SHA). This letter is
included in Appendix III along with the site plan. The key intersections are listed
below.
 MD 213 (Church Hill Road) @ Spaniard Neck Road/Wexford Drive
 N. Liberty Street @ Broadway
 N. Liberty Street @ Water Street
 Commerce Street @ Water Street
 Commerce Street @ Broadway
 MD 304 (Chesterfield Avenue) @ Broadway
 MD 304 (Chesterfield Avenue) @ Draper Lane
 MD 304 (Chesterfield Avenue) @ Watson Road
 MD 304 (Chesterfield Avenue) @ Proposed Site Accesses
1

Study Methodology
The key intersections were analyzed during the weekday morning (7:00 AM –
9:00 AM) and evening (4:00 PM – 6:00 PM) peak hours. The key intersections
were analyzed using the Critical Lane Volume (CLV).
The study was conducted in three traffic conditions that include the existing,
background, and future intersection turning movement volumes. The future site
generated trips were determined with data contained in the Institute of
Transportation Engineers', Trip Generation Manual, 11th Edition (ITE Manual).
The total future traffic volumes are described with the following formula:
Total Future Traffic = (Existing Traffic + Growth in Existing Traffic + Approved
Development Traffic + Site Generated Traffic)
2

3

EXISTING CONDITION
The existing traffic condition establishes the baseline intersection levels of
service at the key intersections. The intersection turning movement counts were
conducted on June 1, 2022, while schools were in session.
The key intersection lane configurations are shown on Exhibit 2 and the peak
hour counts are shown on Exhibit 3. The existing intersection counts are included
in Appendix III.
4

5

6

BACKGROUND CONDITION
The background condition evaluates the key intersections using the existing
intersection volumes, a projected growth rate, and peak hour trips generated by
background or “pipeline” development projects.
Regional Growth Rates
The standard County 2.0 percent growth rate was applied to the existing traffic
volumes and was compounded over the 5-year project build-out period. The
resulting base (2027) traffic volumes are shown on Exhibit 4.
Background Developments
Background developments are defined as any project that has received
preliminary plan approval and construction has not started or the project is fully
approved but only partially constructed. Planning and Public Works officials from
the Town and County determined that one background development (YMCA)
could have a vehicle impact on the study intersections. It should be noted that
there is an existing YMCA (located at 123 Coursevall Drive) that is being
expanded and relocated. However, to be conservative, all new trips are
generated for the new location. The existing and new YMCA locations are shown
on Exhibit 5. We have consulted the Institute of Transportation Engineers', Trip
Generation Manual, 11th Edition to determine the following trip generation rates
for this project.
Recreational Community Center (LUC 495)
AM Average Rate: 1.91 (66% IN; 34% OUT)
PM Average Rate: 2.50 (47% IN; 53% OUT)
AM PM
IN OUT IN OUT
1. YMCA
65.0 ksf* 82 42 76 87
The YMCA trips shown on Exhibit 6 were distributed and assigned to the road
network based on the existing traffic pattern and our knowledge of the study
area. We then combined the base traffic volumes (2027) with the background
traffic volumes to arrive at the total background traffic volumes (Exhibit 7).
7

8

9

10

11

FUTURE CONDITION
The future traffic analysis determines the peak hour vehicle trips generated by
the proposed development and the impacts created at the key intersections.
We have consulted the Institute of Transportation Engineers', Trip Generation
Manual, 11th Edition to determine trip generation rates for the residential and
commercial uses shown on the site plan, with the following results.
AM PM
IN OUT IN OUT
Residential Trips
ITE Land Use Code 210
80 sfu 16 45 51 30
ITE Land Use Code 220
46 multi-family units 9 28 25 15
Total Residential Trips 25 73 76 45
Commercial Trips
ITE Land Use Code 712
2,120 sf Office 3 1 2 3
ITE Land Use Code 822
8,700 sf Retail 15 11 35 36
ITE Land Use Code 932
2,800 sf Restaurant 15 12 15 10
Total Commercial Trips 33 24 52 49
The site generated trips were then distributed and assigned to the road network
based on the existing traffic pattern, the location of residential and employment
centers, access routes, and our knowledge of the study area. Exhibit 8 shows the
residential trips and Exhibit 9 shows the commercial trips. By adding the site-
generated trips to total background traffic volumes, we obtain the total future
traffic volumes. (See Exhibit 10.)
12

13

14

15

INTERSECTION CAPACITY ANALYSIS
The key intersections were analyzed during the existing, background, and future
traffic conditions using the Critical Lane Volume (CLV) methodology. The results
are listed in the following table and the detailed calculations are included in
Appendix I.
CRITICAL LANE VOLUME ANALYSIS – AM PEAK HOUR
EXISTING BACKGROUND FUTURE
KEY INTERSECTIONS CLV / LOS CLV / LOS CLV / LOS
MD 213 @ Spaniard Neck/Wexford Dr 661 / A 751 / A 765 / A
N.Liberty Street @ Broadway 784 / A 892 / A 976 / A
N.Liberty Street @ Water Street 612 / A 688 / A 708 / A
Commerce Street @ Water Street 627 / A 704 / A 744 / A
Commerce Street @ Broadway 590 / A 668 / A 731 / A
MD 304 @ Broadway 384 / A 443 / A 552 / A
MD 304 @ Draper Lane 255 / A 292 / A 379 / A
MD 304 @ Watson Road 204 / A 235 / A 241 / A
MD 304 @ West Site Access Road ‐ ‐ 181 / A
MD 304 @ West Site Access Road ‐ ‐ 230 / A
MD 304 @ Parking Lot Access ‐ ‐ 286 / A
CRITICAL LANE VOLUME ANALYSIS – PM PEAK HOUR
EXISTING BACKGROUND FUTURE
KEY INTERSECTIONS CLV / LOS CLV / LOS CLV / LOS
MD 213 @ Spaniard Neck/Wexford Dr 655 / A 860 / A 884 /A
N.Liberty Street @ Broadway 712 / A 817 / A 939 / A
N.Liberty Street @ Water Street 543 / A 612 / A 631 / A
Commerce Street @ Water Street 804 / A 866 / A 993 / A
Commerce Street @ Broadway 777 / A 893 / A 992 / A
MD 304 @ Broadway 296 / A 353 / A 518 / A
MD 304 @ Draper Lane 217 / A 253 / A 364 / A
MD 304 @ Watson Road 243 / A 275 / A 288 / A
MD 304 @ West Site Access Road ‐ ‐ 239 / A
MD 304 @ West Site Access Road ‐ ‐ 290 / A
MD 304 @ Parking Lot Access ‐ ‐ 238 / A
16

CONCLUSIONS AND RECOMMENDATIONS
The study results show that all key intersections are projected to operate at
acceptable “A” levels of service or better upon the build out of the proposed
Carter Farm, TND. Based on the results of this study, we recommend that this
development be approved from a traffic impact standpoint.
17

APPENDIX I
CRITICAL LANE ANALYSIS

APPENDIX II
TRAFFIC COUNT INFORMATION

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: MD 213 @ SPANIARD NECK RD COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
MD 213 MD 213 SPANIARD NECK RD WEXFORD DR
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 2 40 7 3 98 1 2 2 10 46 6 3 220
7:15-7:30 2 48 8 1 106 1 0 2 13 55 1 3 240
7:30-7:45 4 62 18 0 102 6 2 1 8 39 4 2 248
7:45-8:00 3 41 12 8 104 7 1 0 12 31 5 2 226
8:00-8:15 2 52 14 1 69 7 5 4 13 21 3 1 192
8:15-8:30 2 35 15 1 89 3 2 1 5 39 10 2 204
8:30-8:45 3 58 13 4 86 5 3 5 9 33 11 3 233
8:45-9:00 5 48 23 3 82 2 3 2 7 21 6 2 204
AM
PEAK HR PHF
7:00-8:00 11 191 45 12 410 15 5 5 43 171 16 10 0.94
TOTALS
PM
4:00-4:15 8 94 37 1 77 5 3 8 7 20 2 4 266
4:15-4:30 15 83 38 6 70 2 5 2 5 24 2 5 257
4:30-4:45 11 103 33 3 57 8 5 6 10 25 1 5 267
4:45-5:00 17 92 42 6 72 5 5 1 10 21 1 3 275
5:00-5:15 15 109 46 5 56 2 1 3 3 25 2 6 273
5:15-5:30 12 115 25 6 83 8 4 0 7 31 5 7 303
5:30-5:45 13 107 45 2 76 3 2 2 5 34 1 2 292
5:45-6:00 14 93 40 1 52 5 4 2 6 20 1 1 239
PM
PEAK HR PHF
4:45-5:45 57 423 158 19 287 18 12 6 25 111 9 18 0.94
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: N. LIBERTY ST @ BROADWAY COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
CAM
N. LIBERTY ST BROADWAY BROADWAY
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 1 153 9 1 2 1 15 182
7:15-7:30 0 177 12 3 5 2 33 232
7:30-7:45 0 174 13 3 3 1 31 225
7:45-8:00 3 154 4 8 2 1 29 201
8:00-8:15 5 142 10 6 0 3 28 194
8:15-8:30 0 124 19 3 1 5 33 185
8:30-8:45 3 125 21 5 8 1 52 215
8:45-9:00 2 133 19 11 5 9 55 234
AM
PEAK HR PHF
7:15-8:15 8 647 39 20 10 7 121 0.92
TOTALS
PM
4:00-4:15 4 110 7 11 8 9 35 184
4:15-4:30 3 129 11 7 9 11 25 195
4:30-4:45 2 122 6 9 13 9 40 201
4:45-5:00 2 120 6 3 6 3 38 178
5:00-5:15 8 99 8 5 4 11 54 189
5:15-5:30 2 113 7 4 5 3 59 193
5:30-5:45 8 143 9 4 6 3 44 217
5:45-6:00 3 100 11 2 3 7 45 171
PM
PEAK HR PHF
4:45-5:45 20 475 30 16 21 20 195 0.90
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: N. LIBERTY ST @ WATER ST COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
N. LIBERTY ST WATER ST WATER ST
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 43 119 16 8 186
7:15-7:30 51 142 21 14 228
7:30-7:45 34 157 12 15 218
7:45-8:00 35 130 15 14 194
8:00-8:15 36 120 9 10 175
8:15-8:30 35 110 14 6 165
8:30-8:45 43 113 36 30 222
8:45-9:00 43 126 31 42 242
AM
PEAK HR PHF
7:00-8:00 163 548 64 51 0.91
TOTALS
PM
4:00-4:15 28 104 8 17 157
4:15-4:30 23 89 10 14 136
4:30-4:45 22 95 10 7 134
4:45-5:00 22 96 13 12 143
5:00-5:15 32 118 13 17 180
5:15-5:30 26 112 20 10 168
5:30-5:45 27 116 47 32 222
5:45-6:00 18 104 13 13 148
PM
PEAK HR PHF
5:00-6:00 103 450 93 72 0.81
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: COMMERCE ST @ WATER ST COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
CAM
COMMERCE ST WATER ST WATER ST
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 56 13 0 57 16 142
7:15-7:30 78 12 0 75 44 209
7:30-7:45 89 15 0 44 55 203
7:45-8:00 86 15 1 46 31 179
8:00-8:15 83 12 4 36 27 162
8:15-8:30 89 8 5 42 29 173
8:30-8:45 103 8 3 65 62 241
8:45-9:00 98 15 5 68 58 244
PEAK HR PHF
8:00-9:00 373 43 17 211 176 0.84
TOTALS
PM
4:00-4:15 107 23 3 33 36 202
4:15-4:30 118 17 3 30 35 203
4:30-4:45 102 20 6 20 40 188
4:45-5:00 124 22 5 35 45 231
5:00-5:15 133 14 7 36 42 232
5:15-5:30 110 24 6 39 55 234
5:30-5:45 116 10 5 75 54 260
5:45-6:00 147 16 2 28 63 256
PEAK HR PHF
5:00-6:00 506 64 20 178 214 0.94
TOTALS
TRAFFIC CONCEPTS, INC.
M:\ 3027
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410-760-2911 FAX 410-760-2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: MD 213 (N. LIBERTY ST) @ BROADWAY COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
CAM
COMMERCE ST BROADWAY
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 22 56 2 80
7:15-7:30 41 80 2 123
7:30-7:45 37 101 7 145
7:45-8:00 34 87 12 133
8:00-8:15 37 87 9 133
8:15-8:30 32 81 3 116
8:30-8:45 35 123 10 168
8:45-9:00 40 121 12 173
PEAK HR PHF
8:00-9:00 144 412 34 0.85
TOTALS
PM
4:00-4:15 42 100 18 160
4:15-4:30 41 110 18 169
4:30-4:45 39 111 16 166
4:45-5:00 47 134 8 189
5:00-5:15 54 103 12 169
5:15-5:30 66 126 17 209
5:30-5:45 74 124 12 210
5:45-6:00 70 141 10 221
PEAK HR PHF
5:00-6:00 241 487 49 0.92
TOTALS
TRAFFIC CONCEPTS, INC.
M:\ 3027
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410-760-2911 FAX 410-760-2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: MD 304 @ BROADWAY COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
MD 304 MD 304 BROADWAY
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 0 0 4 23 0 23 50
7:15-7:30 0 1 4 32 5 38 80
7:30-7:45 2 0 7 17 2 29 57
7:45-8:00 0 0 8 27 2 18 55
8:00-8:15 0 1 5 16 1 30 53
8:15-8:30 1 0 6 18 0 45 70
8:30-8:45 0 0 9 68 0 63 140
8:45-9:00 1 1 12 70 1 71 156
AM
PEAK HR PHF
8:00-9:00 2 2 32 172 2 209 0.67
TOTALS
PM
4:00-4:15 0 0 10 44 2 31 87
4:15-4:30 0 0 5 26 6 33 70
4:30-4:45 0 0 6 35 1 45 87
4:45-5:00 0 0 7 20 5 36 68
5:00-5:15 1 1 5 25 4 54 90
5:15-5:30 0 0 6 22 4 57 89
5:30-5:45 0 1 4 24 3 49 81
5:45-6:00 0 0 2 18 4 47 71
PM
PEAK HR PHF
4:30-5:30 1 1 24 102 14 192 0.93
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: MD 304 @ DRAPER LANE COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
CAM
MD 304 MD 304 DRAPER LN
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 4 6 23 2 35
7:15-7:30 8 10 28 3 49
7:30-7:45 8 12 14 2 36
7:45-8:00 3 12 25 3 43
8:00-8:15 12 9 20 6 47
8:15-8:30 26 9 21 10 66
8:30-8:45 53 18 18 19 108
8:45-9:00 48 31 10 12 101
AM
PEAK HR PHF
8:00-9:00 139 67 69 47 0.75
TOTALS
PM
4:00-4:15 5 22 14 1 42
4:15-4:30 2 26 23 0 51
4:30-4:45 4 22 18 1 45
4:45-5:00 10 20 26 6 62
5:00-5:15 17 21 18 3 59
5:15-5:30 26 18 20 12 76
5:30-5:45 27 37 18 9 91
5:45-6:00 16 46 21 1 84
PM
PEAK HR PHF
5:00-6:00 86 122 77 25 0.85
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

PEAK HOUR TURNING MOVEMENT COUNT
INTERSECTION: MD 304 @ WATSON RD COUNTY: QUEEN ANNE'S
COUNT BY: CAMERA DATE: JUNE 1, 2022
WEATHER: OVERCAST DAY: WEDNESDAY
WATSON RD MD 304 MD 304
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
TIME LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT LEFT THRU RIGHT TOTAL
AM
7:00-7:15 12 7 7 13 5 3 47
7:15-7:30 9 6 7 21 7 2 52
7:30-7:45 8 10 5 8 6 5 42
7:45-8:00 11 25 7 17 6 6 72
8:00-8:15 13 13 7 14 5 5 57
8:15-8:30 15 7 6 15 5 4 52
8:30-8:45 27 6 5 11 6 10 65
8:45-9:00 11 3 5 14 19 13 65
AM
PEAK HR PHF
7:45-8:45 66 51 25 57 22 25 0.85
TOTALS
PM
4:00-4:15 10 7 12 15 14 15 73
4:15-4:30 10 9 9 8 21 9 66
4:30-4:45 6 12 17 12 16 12 75
4:45-5:00 8 8 13 14 13 14 70
5:00-5:15 8 8 9 17 28 13 83
5:15-5:30 10 13 9 11 13 8 64
5:30-5:45 8 10 6 18 6 6 54
5:45-6:00 13 17 13 6 16 13 78
PM
PEAK HR PHF
4:15-5:15 32 37 48 51 78 48 0.89
TOTALS
TRAFFIC CONCEPTS, INC.
7525 CONNELLEY DRIVE, SUITE B
HANOVER, MARYLAND 21076
410 760 2911 (FAX) 410 760 2915
E-MAIL TRAFFIC@TRAFFIC-CONCEPTS.COM M:\ 3027

APPENDIX III
SCOPE OF SERVICES
WITH SITE PLAN

TRAFFIC CONCEPTS, INC.
Traffic Impact Studies • Feasibility • Traffic Signal Design • Traffic Counts •Expert Testimony
May 17, 2022
Mr. Charles “Chip” Koogle
Town Manager
Town of Centreville
101 Lawyer’s Road
Centreville, MD 21617
RE: Town of Centreville
MD 304 - Carter Farm
T/C 3027
Dear Mr. Koogle:
The Carter Farm TND project developer is proposing a plan that will create 80 single-family
units, 46 townhouse/multifamily units, and various commercial uses. The commercial
component of the project would include a small office building, restaurants, and a retail
building. This is a revision to a plan that was introduced several years ago, which proposed
227 residential units including the existing Carter farmhouse.
As you are aware, Traffic Concepts, Inc. conducted a Traffic Impact Study dated April 2014
for an earlier version of the Carter Farm plan. The study examined the following
intersections. For this new proposed project, we are proposing to study the same
intersections. Therefore, we are requesting your concurrence to study the intersections
listed below that define the study area.
• MD 213 (Church Hill Road) @ Spaniard Neck Road/Wexford Drive
• N. Liberty Street @ Broadway
• N. Liberty Street @ Water Street
• Commerce Street @ Water Street
• Commerce Street @ Broadway
• MD 304 (Chesterfield Avenue) @ Broadway
• MD 304 (Chesterfield Avenue) @ Draper Lane
• MD 304 (Chesterfield Avenue) @ Watson Road
• MD 304 (Chesterfield Avenue) @ Proposed Site Accesses
7525 Connelley Drive • Suite B • Hanover, MD 21054 • Phone (410) 760-2911

Mr. Charles Koogle
May 17, 2022
Page 3 of 3
The following information describes the proposed uses as stated on the attached site plan.
The site trip information includes the weekday morning and afternoon peak hour trips that
would be generate by the project. This peak hour trip information was determined with the
Institute of Transportation Engineers, Trip Generation Manual, 11th Edition.
Land Use: Single-Family Detached Housing (LUC 210)
Independent Variable: 80 Dwelling Units
Time Period: Weekday AM
Fitted Curve Equation: Ln(T) = 0.91 Ln(X) + 0.12
Directional Distribution: 26% entering, 74% exiting
Calculated Trip Ends: Fitted Curve: 61 (Total), 16 (Entry), 45 (Exit)
Time Period: Weekday PM
Fitted Curve Equation: Ln(T) = 0.94 Ln(X) + 0.27
Directional Distribution: 63% entering, 37% exiting
Calculated Trip Ends: Fitted Curve: 81 (Total), 51 (Entry), 30 (Exit)
Land Use: Multifamily Housing (Low-Rise) (LUC 220)
Independent Variable: 46 Dwelling Units
Time Period: Weekday AM
Fitted Curve Equation: T = 0.31(X) + 22.85
Directional Distribution: 24% entering, 76% exiting
Calculated Trip Ends: Fitted Curve: 37 (Total), 9 (Entry), 28 (Exit)
Time Period: Weekday PM
Fitted Curve Equation: T = 0.43(X) + 20.55
Directional Distribution: 63% entering, 37% exiting
Calculated Trip Ends: Fitted Curve: 40 (Total), 25 (Entry), 15 (Exit)
Total Residential Trips AM PM
SFU’s 61 81
THU’s /Multifamily 37 40
Total 98 121
7525 Connelley Drive • Suite B • Hanover, MD 21076 • Phone (410) 760-2911

Mr. Charles Koogle
May 17, 2022
Page 3 of 3
Land Use: Small Office Building (LUC 712)
Independent Variable: 2,120 GFA
Time Period: Weekday AM
Average Rate: 1.67
Fitted Curve Equation: Not Given
Directional Distribution: 82% entering, 18% exiting
Calculated Trip Ends: Average Rate: 4 (Total), 3 (Entry), 1 (Exit)
Time Period: Weekday PM
Average Rate: 2.16
Fitted Curve Equation: Not Given
Directional Distribution: 34% entering, 66% exiting
Calculated Trip Ends: Average Rate: 5 (Total), 2 (Entry), 3 (Exit)
Land Use: Strip Retail Plaza (<40k) (LUC 822)
Independent Variable: 8,700 GLA
Time Period: Weekday AM
Fitted Curve Equation: Ln(T) = 0.66 Ln(X) + 1.84
Directional Distribution: 60% entering, 40% exiting
Calculated Trip Ends: Fitted Curve: 26 (Total), 15 (Entry), 11 (Exit)
Time Period: Weekday PM
Fitted Curve Equation: Ln(T) = 0.71 Ln(X) + 2.72
Directional Distribution: 50% entering, 50% exiting
Calculated Trip Ends: Fitted Curve: 71 (Total), 35 (Entry), 36 (Exit)
Land Use: High-Turnover (Sit-Down) Restaurant (LUC 932)
Independent Variable: 2,800 GFA
Time Period: Weekday AM
Average Rate: 9.57
Fitted Curve Equation: Not Given
Directional Distribution: 55% entering, 45% exiting
Calculated Trip Ends: Average Rate: 27 (Total), 15 (Entry), 12 (Exit)
Time Period: Weekday PM
Average Rate: 9.05
Fitted Curve Equation: Not Given
Directional Distribution: 61% entering, 39% exiting
Calculated Trip Ends: Average Rate: 25 (Total), 15 (Entry), 10 (Exit)
7525 Connelley Drive • Suite B • Hanover, MD 21076 • Phone (410) 760-2911

Mr. Charles Koogle
May 17, 2022
Page 3 of 3
Proposed New Site Trips
Residential Peak Hour Trips AM PM
SFU’s 61 81
THU’s /Multifamily 37 40
Sub-Total 98 121
Commercial Peak Hour Trips AM PM
Office 4 5
Retail 26 71
Restaurant 27 25
Sub-Total 57 101
Total New Peak Hour Trips 155 222
Previously Approved Site Trips
The Carter Farm development that was previously approved included 108 single family
units, 106 townhouse/condo units (84 of the condo units are planned as age restricted units
or 55+ units), and 13 apartment units. In order to create a conservative analysis, the trip
generation provided in the previously approved traffic study was conducted with standard
non-age restricted units trip generation rates. The trips as stated in the 2014 traffic study are
provided below.
AM PM
ITE Land Use Code 230
119 condo/thu 59 69
ITE Land Use Code 210 85 113
108 sfu
Total New Peak Hour Trips 144 182
Source: Institute of Transportation Engineers', Trip Generation Manual, 9th Edition
7525 Connelley Drive • Suite B • Hanover, MD 21076 • Phone (410) 760-2911

Mr. Charles Koogle
May 17, 2022
Page 3 of 3
Please review the following information and if you have any questions or require additional
information, please feel free to contact our office at your earliest convenience.
Sincerely,
TRAFFIC CONCEPTS, INC.
Mark Keeley, PTP
Project Manager
MKeeley@traffic-concepts.com
cc: Ernie Sota, LEED AP, President, Sota Construction Services Inc.
Green Development Inc.
Steve Cohoon, Public Facilities Planner, QAC Department of Public Works
Attachments: Site Plan
7525 Connelley Drive • Suite B • Hanover, MD 21076 • Phone (410) 760-2911

REINFORCED GRASS VEHICULAR TURNAROUND
BUFFER ZONE AREA, TYP.
SITE
9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
16' WOONERF IN 20' R.O.W., TYP.
1B.14
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
1B.15
REINFORCED GRASS PARKING, TYP.
GOLF CART PARKING
12' WOONERF IN 20' R.O.W., TYP. 12' WOONERF IN 20' R.O.W., TYP.
BUILDING, TYP.
1B.16
1B.13
YELLOW BANK STREAM TRAIL
REINFORCED GRASS PARKING, TYP.
1B.17 AFFORESTED & ENHANCED
CCoommmmoonn GGrroouunndd
1B.12 1B.19 1B.20 HABITAT, TYP.
1B.18 EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
1B.21
1B.11
1B.22
1B.10 1B.23
4 2.5
1B.9 2.6
5 2.20
1B.24
2.7 YELLOW BANK
2.18 2.19
2.17 STREAM
4
1B.8 4 1B.25 2.8 2.16 2.21 OVERLOOK
2.9
12' WOONERF IN 20' R.O.W., TYP.
2.15
2.10 2.11
PARCEL 1B 2.4 2.12 2.13 2.14
1B.7 25 SINGLE 4 2.22
PARCEL 2
FAMILY HOMES
42 SINGLE FAMILY & 2.23
2.3 TOWNHOMES
2.24
2.32
1B.6
2.25
52 2.2
2.31 88
1B.5 2.33 2.34 2.35 2.36 2.37
GOLF CART PARKING 2.1
2.30 2.26
BUILDING, TYP.
1B.4
2.27
1B.3
2.28
2.29
1B.2
2.42 2.41 2.40 2.39 2.38
1B.1 1
CCaarrtteerr FFaarrmm aatt
3B.20
BUS SHELTER, TYP. CChheesstteerrffiieelldd AAvveennuuee
AFFORESTED &
REINFORCED GRASS PARKING, TYP.
EeXPANDED HABITAT, TYP. 3B.21 TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
CHESTERFIELD TRAIL BUS SHELTER, TYP.
3B.22
YELLOW BANK
REINFORCED ROAD SHOULDER, TYP.
FUTURE R.O.W. TO SCHOOL
STREAM TRAIL
3B.8 3B.9
BOARD PROPERTY
1A.8
PUBLIC ROAD
3B.7 3B.10
16' WOONERF IN 20' R.O.W., TYP.
3
3B.6 3B.11
CORSICA RIVER
7 PARCEL 3B
3B.5 3B.12
OVERLOOK
ROAD/SIDEWALK/TRAIL LIGHTING,TYP.
22 SINGLE FAMILY &
7
3B.4 3B.13 7 TOWNHOMES
1A.5 12' PUBLIC ALLEY
1A.6
1A.7 3B.14
CARTER FARM 6
12
PARCEL 1A PUBLIC ROAD
3B.3
8 SINGLE FAMILY 2
3B.2 3B.15
HOMES FARM POND
2 (1) 3,000SF COMMERCIAL BUILDING 3B.1 3B.16 PP rr oo jj ee cc tt NN uu mm bb ee rr ::
2200001111::11
(2) 2ND FLOOR MULTIFAMILY UNIT PARCEL 3C
3B.17 DD rr aa ww nn bb yy ::
3 16 MULTIFAMILY DDMM
3C.1
3B.18 UNITS
1A.2 2 CC hh ee cc kk ee dd bb yy ::
1A.4 1A.3 FARMSTAND
FFBB || DDMM
2 PLAZA/OUTDOOR DINING 3A.4 3B.19 PUBLIC ROAD
DD aa tt ee ::
CARTER FARM MMaarrcchh 2288,, 22002222
3A.5
HOUSE
3A.3 HOUSING TYPES:
53 3A.6 RReevviissiioonnss::
1A.1 3A.7
7
3A.2 3A.8
3A.9
10 3A.1
3A.10
SS cc aa ll ee ::
PARCEL 3A
0' 50' 100'
10 SINGLE FAMILY
SCALE: 1" = 50'-0"
HOMES
NOTES:
1. YELLOW BANK STREAM TRAIL TO BE A 5' WIDE LIMESTONE TRAIL IN 15' R.O.W., TYPICAL SS hh ee ee tt NN aa mm ee ::
3 3
(USE USFS STANDARDS FOR ADA COMPLIANCE - PAVING TO BE STABILIZED LIMESTONE),
Preliminary Site Plan
SEE SECTION 5 - YELLOW BANK STREAM TRAIL.
2. CRITICAL AREA GROWTH ALLOCATION FROM LIMITED DEVELOPMENT AREA (LDA) TO
INTENSELY DEVELOPED AREA (IDA) IS REQUESTED FOR 40.372 AREAS AS SHOWN.
3. RESIDENTIAL BUILDING FOOTPRINTS SHOWN MAY CHANGE DUE TO MARKET ABSORPTION SS uu bb mm ii ss ss ii oo nn ::
CONDITIONS AND FINALIZATION OF HOME PLANS.
PPUUDD AApppplliiccaattiioonn
PARCEL 4-1 PARCEL 4-2
4. THE DEVELOPMENT WILL BE COMPLETE IN THE FOLLOWING PHASES: PHASE 1 - PARCELS
NEIGHBORHOOD NEIGHBORHOOD 1A, 1B, & 3A, PHASE 2 - PARCEL 2, PHASE 3 - PARCELS 3B & 3C.
COMMERCIAL COMMERCIAL PUBLIC STREET SS hh ee ee tt NN uu mm bb ee rr ::
(1) 2,100SF COMMERCIAL BUILDING (2) 2,850SF COMMERCIAL BUILDINGS L200
STAGE 1: PROVIDES SERVICES TO PARCELS 1A, 1B, 2, & 3A. A RIGHT-OF-WAY FOR THE
(1) 2ND FLOOR MULTIFAMILY UNIT (1) 450SF CONNECTOR BUILDING FUTURE CONNECTION TO ANY ADJACENT DEVELOPMENT IN THE SCHOOL BOARD PROPERTY
THAT MAY OCCUR WILL ALSO BE CREATED AS REQUIRED.
INTERPRETIVE POLLINATOR GARDEN AREA
STAGE 2: EXTENDS FROM THE STAGE 1 OF PUBLIC STREET TO END POINT NEAR THE SCHOOL
BOARD PROPERTY LINE INCLUDING TURN AROUND AND STREETS TO SERVICE PARCELS 3B &
CCooppyyrriigghhtt 22002222 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
3C OF THE DEVELOPMENT AREA. ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..