I. 📍 Background Context

The subject parcel is designated Low Density Residential under the Texas Charter Township Future Land Use Plan. While no reclassification to high-density is anticipated, existing overlays (e.g., Cluster Development or Sub-Area Parcel policies) allow for modest additional development. Incremental growth may influence traffic flow and safety conditions over time, even within the low-density framework.

 II. 🚦 Mobility Impacts

• Trip Volume Surge: According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, single-family detached homes (Land Use Code 210) average 9.44 vehicle trips per dwelling unit per weekday. Adding new homes, even low-density ones, could moderately increase daily trip volumes, placing added pressure on surrounding roads and intersections.

• Intersection Load: Elevated trip counts during peak hours may reduce Level of Service (LOS) at key junctions, mainly if access is concentrated or near collector roads.

• Pedestrian/Multimodal Context: Including sidewalks helps mitigate pedestrian risk and improve walkability. However, continued growth may raise exposure near high-traffic areas or crossings lacking protection.

 III. ⚠️ Safety Considerations

• Collision Risk: New development introduces additional driveways and turning movements, increasing the potential for minor conflict points—particularly along collector roads or near school zones.

• Evacuation Efficacy: While overall density remains low, layouts with limited access routes could face congestion during emergencies such as flooding or severe weather.

• Traffic Calming Deficiency: Sidewalks enhance pedestrian safety, but without complementary measures like speed signage, sightline buffers, or crosswalk upgrades, safety hazards may persist.

Overview

Traffic and Safety Considerations for The Sanctuary

The subject parcel is currently designated as Low Density Residential within the Texas Charter Township Future Land Use Plan. While no reclassification to higher-density zoning is expected, the area remains open to modest development in alignment with current planning overlays. This memo provides a focused assessment of potential traffic and safety impacts stemming from incremental residential growth—particularly where Cluster Development or Sub-Area Parcel overlays may encourage tighter configurations or increased lot counts within the low-density framework.

Even under low-density guidelines, additional homes may present cumulative mobility effects. According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, single-family detached homes (Land Use Code 210) generate an average of 9.44 vehicle trips per dwelling unit each weekday. Adding a modest number of homes could incrementally increase daily trip volumes, potentially affecting Level of Service (LOS) at adjacent intersections during peak hours and amplifying left-turn or queuing delays. If development occurs near collector roads or key corridors, even small trip volume surges may require infrastructure recalibration.

From a safety perspective, each new residential access point introduces driveway-related turning movements, adding subtle yet measurable collision risk—particularly in areas without traffic calming, improved sightlines, or marked pedestrian crossings.

Additionally, development layouts with limited ingress/egress or proximity to hydrologically vulnerable zones may reduce evacuation efficiency under emergency conditions. Even if the overall density remains low, concentrated activity nodes or cul-de-sacs could bottleneck traffic flow during critical response periods.

 In summary, while the area is not slated for high-density transformation, localized infill and minor development carry implications for mobility, infrastructure resilience, and community safety. These impacts warrant continued coordination between land use approvals and roadway capacity planning to preserve long-term functionality and safety outcomes.