Carter Farm Traffic Study

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 sitegenerated 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..