Filed with the clerk to the Cashiers Area Community Planning Council on January 8, 2025
STATE OF NORTH CAROLINA
DEPARTMENT OF TRANSPORTATION
ROY COOPER J.R. “JOEY” HOPKINS
STATE OF NORTH CAROLINA
GOVERNOR SECRETARY
DEPARTMENT OF TRANSPORTATION
ROY COOPER J.R. “JOEY” HOPKINS GOVERNOR SECRETARY
July 26, 2024
David W. Hyder, P.E. – J.M. Teague Engineering and Planning
Prepared for: Cashiers East Village, LLC 4901 Vineland Road, Suite 650 Orlando, FL 32811
July 26, 2024
David W. Hyder, P.E. – J.M. Teague Engineering and Planning
Prepared for:
Cashiers East Village, LLC
4901 Vineland Road, Suite 650 Orlando, FL 32811
Subject: Approval of the Traffic Impact Analysis (TIA) – Cashiers East Village in Jackson County, NC
Subject: Approval of the Traffic Impact Analysis (TIA) – Cashiers East Village in Jackson County, NC
The Traffic Impact Analysis (TIA) submitted to the North Carolina Department of Transportation (NCDOT) for the development titled as Cashiers East Village is summarized as follows:
The Traffic Impact Analysis (TIA) submitted to the North Carolina Department of Transportation (NCDOT) for the development titled as Cashiers East Village is summarized as follows:
Proposed Development
Proposed Development
According to the TIA, the proposed East Village Cashiers development is to be located southeast of the intersection of US 64 and NC 107 in Cashiers, Jackson County. The TIA states the development is to be constructed by 2027 and is to consist of the following:
According to the TIA, the proposed East Village Cashiers development is to be located southeast of the intersection of US 64 and NC 107 in Cashiers, Jackson County. The TIA states the development is to be constructed by 2027 and is to consist of the following:
Fax: 828-299-3747
Customer Service: 1-877-368-4968
Website: ncdot.gov
Trip Generation - Unadjusted Volumes During a Typical Weekday
Based on appropriate methodology outlined in the ITE Trip Generation Manual, 11h Ed.
Requested Access Points
Driveway Public Roadway Access Type
Access 1 NC 107/SR 1115 (Marigold St) All Movement
Access 2 NC 107 All Movement
Access 3 SR 1116 (Monte Vista Dr) Ingress ONLY
Access 4 SR 1116 (Monte Vista Dr) All Movement *The information above summarizes the 2024 amended site plan details
Key dates and information:
The Cashiers East Village mixed-use development in Cashiers, NC amended their site plan from a previous TIA and Site Plan submittal dated February 2, 2022. The TIA submittal dated February 2, 2022, was reviewed by NCDOT Whittier District Engineer’s Office and NCDOT’s Congestion Management Unit. Following the review by NCDOT, no formal acceptance of TIA and/or guidance of required mitigations were issued. The amended site plan was presented to NCDOT on April 3, 2024, in the form of a technical memorandum detailing a reduction in land use intensity and reduction in trip generation compared to the 2022 site plan.
The Cashiers East Village TIA and associated technical memorandum are accepted by the NCDOT on this date with the following comments and required mitigations by the developer:
Intersections:
US 64 & NC 107 (existing signalized intersection)
No mitigation is required
NC 107 & Proposed Site Access #1 (proposed stop-controlled intersection)
The TIA indicates that queuing from US 64 and NC 107 is anticipated to spillback onto the NC 107 and Proposed Site Access 1 intersection. In other words, the queuing could cause this intersection to be in the functional area of the US 64 and NC 107 intersection.
An existing crosswalk on NC 107 at this access location may need to be relocated due to conflict with the proposed driveway. Final design will be determined when submitting for driveway permit.
Therefore, this intersection will be monitored for conversion of this intersection from an all-movement to a left-over or right-in/right-out.
• WB Proposed Site Access #1
o Two-lane cross-section: one ingress, one egress
o Egress: Shared Left/Right-Turn Lane
o 100’ Internal Protected Stem; 100’ Internal Protected Stem; any length less than 100’ will be evaluated with proper justification.
NC 107 & Proposed Site Access #2 (proposed stop-controlled intersection)
The TIA indicates that queuing from US 64 and NC 107 is anticipated to spillback onto the NC 107 and Proposed Site Access 2 intersection. In other words, the queuing could cause this intersection to be in the functional area of the US 64 and NC 107 intersection.
Therefore, this intersection will be permitted as a right-in/right-out access.
• WB Proposed Site Access #2
o Two-lane cross-section: one ingress, one egress
o Egress: Right-Turn Lane
o 100’ Internal Protected Stem; any length less than 100’ will be evaluated with proper justification.
US 64 & SR 1115 (Marigold St) (existing stop-controlled intersection)
No mitigation is required
US 64 & SR 1116 (Monte Vista Rd) (existing stop-controlled intersection)
No mitigation is required
SR 1116 (Monte Vista Rd) & Proposed Site Access #3 (proposed stop-controlled intersection, ingress ONLY)
Restricting Lefts in will be evaluated by NCDOT when submitting final driveway design/permit.
SR 1116 (Monte Vista Rd) & Proposed Site Access #4 (proposed stop-controlled intersection)
• EB Proposed Site Access #4
o Two-lane cross-section: one ingress, one egress
o Egress: Shared Left/Right-Turn Lane
o 100’ Internal Protected Stem
Additional details regarding pedestrian crosswalks will be required when submitting final driveway design/permit.
Corridors:
SR
1115 (Marigold St)
The applicant, at minimum, is to pursue NCDOT maintenance abandonment between the proposed accesses on NC 107 and limits of the proposed development. The Developer will need to seek local support utilizing NCDOT provided petition document.
SR 1116 (Monte Vista Rd)
It is the responsibility of the applicant to verify the existing right of way on Jackson County SR 1116 and dedicate additional right of way, if needed, to provide 45’ along the property frontage.
Overall Project Mitigation Requirements:
If changes are made to the proposed site driveways, land uses, land use intensity, or other study parameters, or if the build year studied in the report has passed, a revised Traffic Impact Analysis will be required for review by NCDOT. Any such changes will null and void this TIA approval.
All required driveway permits and/or encroachment agreements are to be approved prior to construction. A copy of this TIA approval shall be included with any NCDOT driveway permit application. All work is to be designed in strict compliance with the North Carolina Department of Transportation Standards and Specifications.
Any future development on Cashiers East Village LLC property, or in the area of this proposed development, will be required to do a Traffic Impact Analysis to evaluate the cumulative effect of this project and any additional traffic to the NCDOT system. This complies with General Statute, NC Administrative Code, and NCDOT policy and procedures.
Sincerely,
W. Cody Weddle, PE District Engineer Division 14, District II
TECHNICAL MEMORANDUM
JMTE# WAYN 1516
April 22, 2024
Revised April 3, 2024)
To: Jason Hammond Cashiers East Village, LLC 4901 Vineland Road, Suite 650 Orlando, FL 32811
Jason.hammond@kesslercollection.com
Re: Cashiers East Village Traffic Impact Analysis Update (WAYN 1516)
The East Village mixed-use development in Cashiers, North Carolina wishes to amend their site plan from the site plan that was approved for the Cashiers East Village Mixed -use Traffic Impact Analysis (TIA). At your request, the Engineer has compared the trip generation for the 2022 site plan with the amended (2024) site plan. J. M. Teague Engineering and Planning is the Engineer of Record for the Cashiers East Village Traffic Impact Analysis (TIA) dated February 2, 2022 This trip generation analysis is an addendum to that TIA. The build-out is to be completed in 2027.
Figure 1, is a summary of trip generation, showing that the amended site plan produces far fewer trips than the approved site plan. The amended site plan reduces daily trip generation by 45%, AM trip generation by 48%, and PM trip generation by 42%.
Discussion
The Engineer has compared the 2024 amended site plan with the 2022 approved site plan. Based on this review the Engineer makes the following observations:
• The focus of the amended (2024) site plan is to the west (NC 107) side of the property,
• Five (5) of the village retail buildings in the 2022 plan have been removed,
• The lodge in the approved 2022 plan has been moved from the east side of the property to the west side of the property and has fewer rooms,
• The restaurant space has been reduced,
• Marigold Street has been realigned for a safer intersection, and
• Some parking has been reconfigured to coordinate with the amended plan.
The land use intensity in the amended 2024 site plan is lower than the land use intensity proposed in the approved 2022 plan.
The NCDOT approved the 2022 land use intensity and estimated trip generation in a memorandum dated December 19, 2021. The approval memorandum is included in Appendix A of Traffic Impact Analysis for the Cashiers East Village Mixed Use Development ( February 2, 2022).
Trip Generation Analysis
Because the Institute of Transportation Engineers replaced Trip Generation 10th Ed. (ITE, 2017) with Trip Generation 11th Ed. (ITE 2021). The Engineer used Trip Generation 10th Ed. for the approved 2022 site plan trip generation and Trip Generation 11th Ed. (ITE 2021) for the amended 2024 analysis. The land use codes do not match exactly between the Trip Generation 10th and 11th editions. The Engineer discussed this approach to comparing trip generation with the NCDOT and received their approval before completing the comparison.
Table 1 shows the ITE Trip Generation (10th Ed.) trips generated by the approved 2022 site plan Table 1 is a copy of “Table 5 Typical Weekday Generation (2030) : Traffic Impact Analysis for the Cashiers East Village Mixed Use Development (February 2, 2022).
Table 1: Trips by NCDOT Approved 2022 Land Use Type
Table 2 shows the ITE Trip Generation 11th Edition trips generated by the Amended (2024) Site Plan. The number of daily trips drops from 4,587 trips per day for the approved 2022 site plan to 2,042 trips per day for the amended 2024 site plan. This represents an overall Daily Trip reduction of 45%.
2: Trips by Amended 2024 Land Use Type
Table 3 shows the difference between the amended 2024 site plan and the NCDOT -approved 2022 site plan trip generation Overall, the amended 2024 site plan intensity produces 2,545 fewer daily trips, 156 fewer AM trips, and 2 81 fewer PM trips than the approved 2022 site plan intensity . This represents an overall Daily Trips reduction of 45%, a 48% reduction in AM trips, and a 42% reduction in PM trips.
The Engineer has not analyzed any changes to the internal capture or pass-by trips based on the 2024 amended site plan with the trip reductions. Typically, internal capture and pass-by trips further reduce new trips in the area.
Trip Distribution Review
The amended 2024 site plan is focused on the west side of the property. In the 2024 amended site plan, the lodge site is moved from the east side of the property to the NC 107 side of the property.
The Engineer has estimated the trip distribution changes by assuming that all traffic exiting the 2024 site plan will use NC 107. The 2022 trip distribution assumes that 3,552 trips per day will use NC 107. Accounting for the less intense land use, the Engineer estimates that 2,04 2 trips per day will use NC 107, a decrease of 1,510 trips per day.
Growth Rate
The NCDOT approved a growth rate of 2.5 percent per year for Traffic Impact for the Cashiers East Village Mixed Use Development (February 2, 2022. The NCDOT is especially concerned about change in traffic at the intersection of US 64 & NC 107. The Engineer has had several traffic counts taken at this location and added one count to the study to improve the available data. Figure 2 shows how the number of vehicles on each approach and turning movement has changed over time. The 2020 traffic count was taken in October, the 2022 traffic count was taken in January, and the 2024 traffic count was taken in April. Visual inspection of Figure 2 suggests that traffic at this intersection has changed little since 2020. The data also suggests that seasonal variation at this intersection is relatively small.
Findings & Recommendations
Using the information presented above the Engineer makes the following findings:
1. The Amended Site Plan for Cashiers East Village is less intense than the Approved 2022 Site Plan,
2. The Amended Site Plan produces approximately 4 5% of the daily travel the Approved 2022 Site Plan would produce,
3. The Amended Site Plan produces approximately 4 8% of the morning peak period travel the Approved 2022 Site Plan would produce,
4. The Amended Site Plan produces approximately 42% of the evening peak period travel the Approved 2022 Site Plan would produce, Using the information presented above the Engineer believes that Traffic Impact for the Cashiers East Village Mixed Use Development ( February 2, 2022) is still an appropriate analysis of existing and future conditions and that a new TIA is not necessary. Furthermore, the Engineer believes that the 2022 traffic congestion mitigations negotiated with the NCDOT Division 14 remain valid.
Conclusion
The Engineer believes that:
1. Any adverse impacts to travel can be mitigated so long as the mitigations described in Traffic Impact for the Cashiers East Village Mixed Use Development ( February 2, 2022) are completed as described,
2. That traffic from Cashiers East Village does not materially endanger the public health or safety, and,
3. If mitigated as proposed, the Cashiers East Village will not negatively affect existing roadway infrastructure
Respectfully,
David W. Hyder, PE Engineering Director
Attachments
