Road Improvements at Intersection of John Marshall Highway and Royal Lane Discussed at Town Council Work Session

“I can’t prove that this intersection has failed right now just based off the uses that are there or that it would fail if this use was permitted,” said Planning Director and Zoning Administrator Lauren Kopishke in her joint presentation with a VDOT representative at a work session of the Town Council on Monday, March 10, beginning at 7 p.m. in the Town Hall building at 102 East Main Street. The intersection in question is that of John Marshall Highway and Royal Lane, where there is a public perception that it is already difficult to reenter the highway off Royal Lane, especially when taking a left. Having made their concerns clear at a meeting of the Town Planning Commission, the public fears that the proposed construction of a thirty-six-unit apartment complex on Royal Lane would exacerbate the traffic situation beyond the difficulty it already presents. That is the use Kopishke was describing.

The property on which the apartments would be built is zoned C-1, Community Business District. Hence, the need for a special-use permit for a residential plan for that space. Although she is unable to predict exactly the impact the development would have on that intersection, she can confidently say that a by-right commercial development would generate much more traffic than the proposed residential use. The thirty-six units would be divided into three buildings with twelve units in each. There would also be units on the ground floor. It is significant that in the comprehensive plan, there is a goal listed of connecting Royal Lane to Remount Road, which would doubtless relieve pressure on the intersection. At this point, that possible connection is composed partly of a path paved with rock, not suitable for through traffic. VDOT’s analysis puts the Annual Average Daily Traffic on John Marshall Highway at 14,000 and the Annual Average Weekly Traffic at 16,000.

Town Council sits down to a work session on the evening of Monday, March 10. Royal Examiner Photo Credits: Brenden McHugh.

The potential solutions for improving the intersection were presented to the council by Kopishke and Joseph Johnson of VDOT. There are three options. One would be re-striping and signage to eliminate extra through lanes. This option met with skepticism especially from Councilman Wayne Sealock who expressed that it would be a waste of money. The second option is a “continuous green T” in which raised medians would direct traffic so that those turning left off Royal Lane would not have to worry about any westbound vehicles as those would be sequestered in a lane to the far right. Councilman Josh Ingram questioned whether non-residents who drive through that intersection would be prepared in time to understand how they must adjust their path. The third option is a signalized intersection. This option did not receive much discussion. Of all the options, staff are most likely to recommend the continuous green T.

Joseph Johnson of VDOT stands with Planning Director and Zoning Administrator Lauren Kopishke, describing the options for road improvements at the intersection of John Marshall Highway and Royal Lane.

The council will vote upon this matter at a public hearing in April when they hold a regular meeting. Kopishke explained towards the end of the presentation that with all the improvements that the Town needs to make, the cost of improving this intersection for the sake of thirty-six units may not be worth it. She also explained that whether the apartments develop later into condominium use is not a zoning issue. In fact, her department is not responsible for what Town Attorney George Sonnett explained as ownership use, not land use. She would be stepping out of line if she tried to regulate that exigency. This has been a tender point for some of the neighbors on Royal Lane, as they initially understood that the units would be directed to workforce housing but then learned that was not the case.

Manager of Purchasing Michelle Campbell presents an item to the council.

Also under consideration for the council was a virtual presentation from Stantec Consulting on increases in water and septic fees, followed by several housekeeping measures before the council went into closed session to discuss the town manager position and the disposition of an insolvent EDA.