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065-24 (RezWashingtonCommons)
ORDINANCE .f ■ Action: PLANNING COMMISSION: March 20, 2024 Recommended Approval BOARD OF SUPERVISORS: April 10, 2024 Adopted AMENDING THE ZONING DISTRICT MAP REZONING#02-24 FOR WASHINGTON COMMONS (WASHINGTON COMMONS REAL ESTATE, LLC) WHEREAS, REZONING #02-24 for Washington Commons (Washington Commons Real Estate, LLC) submitted to rezone approximately +/- 1.01-acres of a +/-11.605-acre parcel from the RP (Residential Performance) District to the B2 (General Business) District with proffers, the remaining +/-10.595-acres of the +/-11,605-acre parcel from B2 (General Business)/Ml (Light Industrial) to B2 (General Business)/M 1 (Light Industrial) with proffers, approximately+/- 1.03-acres of a+/-24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers, and the remaining +/-23.60-acres of the +/-24.63 acre parcel from RP (Residential Performance to RP (Residential Performance) with proffers. The properties are on the Southern side of the intersection of Gateway Drive and Route 7 and are identified by Property Identification Numbers 54-5-10 and 54-A-111 in the Red Bud Magisterial District; and WHEREAS, the Frederick County Planning Commission held a public hearing on this rezoning on March 20, 2024, and recommended approval; and WHEREAS, the Frederick County Board of Supervisors held a public hearing on this Rezoning during their regular meeting on April 10, 2024; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this Rezoning to be in the best interest of the public health, safety, and welfare, and in conformance with the Comprehensive Plan; and NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, that in accordance Chapter 165 of the Frederick County Code, Zoning, to rezone approximately+/- 1.01-acres of a +/-11.605-acre parcel from the RP (Residential Performance) District to the B2 (General Business) District with proffers, the remaining +/-10.595-acres of the +/-11.605-acre parcel frons B2 (General Business)/Ml (Light Industrial) to B2 (General Business)/Ml (Light Industrial) with proffers, approximately +/- 1.03-acres of a +/-24.63-acre parcel from the B2 (General Business) District to the RP (Residential Perfonnance) District with proffers, and the remaining +/-23.60-acres of the +/-24.63 acre parcel from RP (Residential Perfornance to RP (Residential Performance) with proffers. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. Res# 065-24 This ordinance shall be in effect on the date of adoption. Passed this 10'x', day of April 2024 by the following recorded vote: Josh E. Ludwig, Chairman Aye Joln1 F. Jewell Aye Heather H. Lockridge Abstain Robert W. Wells Aye Blaine P. Dunn Aye Judith McCann-Slaughter Aye Robert T. Liero Aye A COPY ATTEST 0 Michael L. Bollhoefer Frederick County Adm' istrator Res# 065-24 41G� r CO REZONING APPLICATION#02-24 WASHINGTON COMMONS Staff Report for the Board of Supervisors w " nil Prepared: March 26,2024 Staff Contacts: John A. Bishop, AICP,Assistant Planning Director ]738 Reviewed Action Planning Commission 03/20/24 Recommended Approval Board of Supervisors: 04/10/24 Pending EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 04/10/24 BOARD OF SUPERVISORS MEETING: This is a request to rezone approximately+/-1.01-acres of a+/-11.605-acre parcel from the RP(Residential Performance)District to the B2(General Business)District with proffers,the remaining+/-10.595-acres of the+/-11.605-acre parcel from B2(General Business)/Ml (Light Industrial)to B2(General Business)/M1 (Light Industrial) Districts with proffers, approximately+/-1.03-acres of a+/-24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers, and the remaining+/-23.60-acres of the+/-24.63-acre parcel from RP(Residential Performance to RP(Residential Performance) District with proffers. The applicant is requesting to rezoning +/-1.01-acres from RP to B2 and +/-1.03-acres from B2 to RP, reshuffling some of the existing by right development. This will create better access to the B2 parcels than currently exists under the ordinance,by allowing access to the Gateway Drive and Route 7 intersection. The most substantive element of this application is the proffered construction of the comprehensive planned four(4)lane major collector from the Gateway Drive and Route 7 intersection to their southern property line. Additionally,the applicant has proffered the value of the Capital Impact Model ($9,912.00 per unit) on the newly rezoned residential acreage and $.10 per square foot fire and rescue proffer for construction within the newly rezoned B2 area. In the detailed report below,staff have also noted the need to improve the language on the proffer for Cole Lane improvements and clean up elements of the GDP. Following the required public hearing, a decision regarding this rezoning application by the Board of Suj2ervisors would be appropriate. The A,2,2licant should be prepared to adequately address all concerns raised by the Board of.S'ugervisors. Rezoning 902-24 Washington Commons March 26,2024 Page 2 This report has been prepared by the Frederick County Planning Staff to provide information to the Board of Supervisors to assist them in makinz a decision on this application. It may also be useful to others interested in this zonin,-matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. PROPOSAL: This is a request to rezone approximately+/- 1.01-acres of a+/-11.605-acre parcel from the RP (Residential Performance)District to the B2 (General Business)District with proffers,the remaining +/-10.595-acres of the +/-11.605-acre parcel from B2 (General Business)/M1 (Light Industrial) to B2 (General Business)/Ml (Light Industrial) Districts with proffers, approximately +/-1.03-acres of a +/- 24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers, and the remaining +/-23.60-acres of the +/-24.63-acre parcel from RP (Residential Performance to RP (Residential Performance) District with proffers. LOCATION: The subject property is located on the southern side of the intersection of Gateway Drive and Route 7. MAGISTERIAL DISTRICT: Redbud PROPERTY ID NUMBERS: 54-5-10 & 54-A-111 PROPERTY ZONING:RP(Residential Performance)B2(General Business)&MI (Light Industrial) PRESENT USE: Vacant ADJOINING PROPERTY ZONING& PRESENT USE: North: B2 (General Business) District Use: Retail South: RA (Rural Areas) District Use: Residential East: RP (Residential Performance) District Use: Residential and Self-Storage and M1 (Light Industrial) District West: B2 (General Business)District and Use: Residential and Vacant RP (Residential Performance) District REVIEW EVALUATIONS: Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned B-1 (Neighborhood Business)and M-1 (Light Industrial)Districts.The majority of these parcels were zoned to RP(Residential Performance)District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. 2) Comprehensive Plan The Comprehensive Plan is an official public document that serves as the community's guide for making decisions regarding development,preservation,public facilities and other key components of Rezoning 902-24 Washington Commons March 26,2024 Page 3 community life- The Plan is developed with the input of the public and adopted by the Board of Supervisors (last updated November 2021). In essence, the Comprehensive Plan is a composition of policies used to guide the future physical development of Frederick County in support of the Board's adopted Vision and Core Values as outlined in the plan. The Area Plans in Appendix I of the Comprehensive Plan offer more detailed implementation guidance in the planning areas of the County. Land Use Compatibilily REZ # 02 - 24: Washington Commons PINs:54-A-111,54-5- 10 Rezoning from RP to B2 and B2 to RP Long Range Land Use Map WINCHESTER �!- ` T –r - -` tGATEWAY 4r. FRA MOBILE H 5:U �,• 'R Subdi ASH HOLLOW __ - �ERFL •s .lF7L'• ++d '♦ z e ♦s 4 Appkcatron EaAet Road Plan a♦4D ` Impro,ed Major Arterialrc *♦ ,p.'� e%% ' N.♦ New Major Collector ,at F, +`44*0 Improved Major Callectar a vAli{Y 4wlf qp • 7 - �� Rounhebout wi—ho.telF ` 6crnerand Water Barvree Area Long Range Land Use ♦♦1 0- _- BROOKL \ b<v y \ ® Maxetl-Use ♦ « `•• �"�' ;_. is -• B21 B3 Rssitlantlal,411. High-[)en"Rssitlentlsl,12-16 Wa N Frotlerlck County Planning&Development w 107 sr e Wlncheete,r,VA 22ti01 $40-W-5451 y 0 2W aao aun Feat Map Crealed:February 28,X24 The Senseny/Eastern Frederick Urban Area Plan designates a mix of B2/B3 and Mixed Use for the parcels the applicant is seeking action on. Based upon the location of the parcels in this application,the Senseny/Eastern Frederick Urban Area Plan states the following: "These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority, as the function of the interstate and primary road network is of paramount importance. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the Rezoning 902-24 Washington Commons March 26,2024 Page 4 comprehensive macro use. " The proposal implements the Comprehensive Plan policies for land use as outlined in the Senseny/Eastern Frederick Urban Area Plan. 3) Site Access and Transportation These parcels are impacted by the Eastern Road Plan identified need for a major collector roadway to connect Valley Mill Road and Route 7,thus enabling the diversion of significant traffic that currently enters Route 7 at Exit 315 to a point further east and improving access management and safety at the interchange. The applicant's proffer package,with some needed modifications noted below,meets the transportation needs identified in the Eastern Road Plan element of the Comprehensive Plan. 4)Potential Impacts& Proffers The applicant's proffer statement, dated February 20, 2024, makes accommodations for a number of key items as follows: • Construction, in two phases of the major collector road extension from the Gateway Drive intersection with Route 7 to their southern property line. • Right in right out access on Route 7 to the east of the Gateway Drive intersection. • Upgrades to Route 7 turn lanes at Gateway Drive. • Improvements to the intersection of Regency Lakes Drive and Route 7 to assure that traffic exiting their property via Cole Lane cannot cut over to the left turn lane, thus creating a dangerous weave condition. • Addition of a proffer of$.10 per non-residential building square foot within the area being rezoned to B2. • Addition of a proffer of$9,912.00 (staff note: amount was generated by the County Capital Impact Model)per unit for any residential unit constructed within the area to be newly zoned RP. Staff would offer the following recommendations regarding proffers: • That the applicant consider rewording the Cole Lane proffer(Proffer B. 1. d)to allow greater flexibility to work with the County and VDOT on the correct solution to prevent the movements that would be of concern. • The County attorney has noted some items that need to be cleaned up on the GDP which staff has also shared with the applicant. Rezoning 902-24 Washington Commons March 26,2024 Page 5 Other Review A2ency Comments (original comments included in agenda packet): Review Agency Comment Issuance Status Date Virginia Department of December 19,2023 Partially addressed. Transportation VDOT Frederick County (FC) February 12, 2023 GDP concerns not yet corrected. Attorney Frederick-County Schools July 12, 2023 Partially addressed. FC Public Works October 13, 2022 No comment until siteplan/subdivision. FC Fire Marshal September 23, 2022 Approved without comments. Frederick Water October 3, 2022 1 No comment on rezoning. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 03/20/24 MEETING: The Planning Commission heard this item on March 20, 2024. Following the staff presentation,the Commission asked a number of clarifying questions regarding how the application fits within the comprehensive plan, traffic impacts and pending improvements, and noted the by right nature of the existing zoning on the property. The Commission then unanimously recommended approval. In addition,the Commission endorsed the needed updates to the proffers and the GDP as noted in the staff report. As of the date of this staff report those updated items have not been received. Following the refluired public hearing, a decision regarding this rezoning agglication by the Board ofSu,2ervisors would be appropriate. The Applicant should be12repared to adeauately address all concerns raised by the Board of.S'ugervisors. GATEWAY DR PIKE 1,70, 100 BERM GEiIY LNC -._PIKI 121 ,- •• COLE LN . 161 GATEWAY DR � 124 1694 GATEWAY DR 128 COLE LN- BERP�LLE 171 1J30 GATEWAY DR - - - COLE LN� BERRYVILLE PIKE GATEWAY DR III „_ %\. COLE LN - DO - • • COL VAY DR .. - . "54510 O ....,. •• . 167 . s.•. #,,,.., COLE LN 2 COLE LN 121 1 MAmINTDR :," 156 .,`-. 54=A171 a .'..._"_ ,.. COLE LN 167 127 � � .-......,.... ?,ALLEY MARTIN DR MILL RD 115 MARTIN DR '`• AN 118 DR 118 31 L77 MARTIN DR • • I LLEY VALLEY 112 195 LRD MILL RD UAXIINJ R VALLEY 1 \217 108 187 191. 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BROOKLANDCi �ilSy�� ` BROOKIL.AND 138 r+BA � WINDSTONE DR BROOKL>.4ND1,CT >, y •►i _ COPPERFIELD LN + '_► � • _ -y` �'�.1.'T � . BROOKLAND Ci 'r•• - • �rrQOJ�E��LDM'C� PAR E= V�/�jT{1 -•' � =-5=e=r.:� 200 �CO.,,P RF1ELD LN i ■ Washington Commons Rezoning from RP to B2 • • B2 to RP Location • • GATEWAY DR,-,,, A - PIKE i ma.I a ' � J�` ,190' 100_ •gyp BERRY% GETTYLN • PIKI y F *..s: •• ,121 �. COE LN GATEWAY'DR= •� ip� � 724'1 q. 1694 GATEWAY DR � j28�� COE LN-- BERP LE GATEWAY DR,,. ' �. i r COLE1IN L730 '1: � BERRYVILLE COLE LN DO'. ,�« • • COL.�'. •_.._. VAY-DR �54510 • - WI .• • .. 167 O. COLE LN c o 1 r 190 COLE LN° 121 MARTIN DR 156 : , 167 127 " 54 A 111 COLE LN VALLEY MARTIN'DR 124 MILL RD f 175. MARTIN DR MARTIN DR 118 31 177 MARTIN DR • • LLEY VALLEY 112 .. LRD J„ MILL RD MARTIN DR 1951 VALLEY 217 187 1, 191 MILL RD VALLEY 227 ' 312 108 V'%'fVALLEY MILL RD VALLEY ;.. 317 "' ASH MARTIN DRMILL RDILJRDI i 201 MILL RD233 .-251 ASH ' HOLLOW DR pVALLEY 221 VALLEY HOLLOWDR: -302 !IMILL RD„ VALLEY. VALLEY MILL RD 271 315 , -. ASH •MILLrRD MILLTOD 259 VALLEY - ASH X305"+ HOLLOW DR -fl-• 239 VALLEY MILL'RD 287 -- HOLLOW1L) ASH C .: 141 -.. VALEY MILL•RD VALLEY 307 . - HOLLOW DR MILL RD - - MILL RD 293 VAL EY DO WE BROOKLAND r- .. -. 151 -_'. ._ VALLEY 319_,."'x'-- 116. L `TERM BROOKLAND �� +- L MILL RD VALLEY 339 'DIAMOND CT LL J �•Ir- '• MILL RD,_ °. - TER�� '121 w 313 MILL RD CIR 1$l�� alt - BROOKLANDCi BROOKLAND.Ci w r 327 VALLEY , 111 - . . I BROO 12 NDC 147 - :: VALLEY MILL RD MILL RD MILL RD _HOLLOW 129 a ,` . .123 A VALLEY 103 BROOKLAND TER i• ASH _ BROOKLAD 157 DR • 'SRF BROCKLAND BROOILQAN�51 147 ROOKLAND`Ci e ['�♦ • �ffR /- L� BM KLAND°Ci `161 173 aOr 1127 -F BROOKLANDr �-' BROOKLANDTER, - �� �r" �L73 ♦� - _ • 115 • X0.4-2 ®U•1'7� BRO�OKLAND 110.. '.. BROOKLAND TER TERir" BROOKLAND Ci "152 BROOKLAND - •u► $� �� 'i BR`OND 1 IS ALL. �136 BROOKLAND Ci a BROOKIANDTER �'� BR_OOKLAND 152 ?- 102 BROOKLAN' •� n , E D WINDSTONE DR 164 KLA NED ��......,. - --- ��■ WINDSTOR � �* � � ND.Ci _. •► 104 BROO � dllll/ 56`s �l�dWINDSTONEDR 128 �," - --" 71 WINDSTONE DR05 'ONE DR 148 - WINDSTONE DR�r1�16 - ��Ilr _ 164 'WINDSTONEDR �r••r�� WINDSTONEDR COPPERFIELDLN 117• , . „�,;` b► rrCOJ�ERF�LDLN-.�129 PARu.:. _ � ■' xc2.e:.:: 'T2a •. 200 X200 200 ■ �CO�P jERFOOKLAND 1ELD LN 21 � • iN r Gi4iEWAYDR IKE , 100 GETTY LN - •• 161. GAiE1NAY DR ,> � COLE LN 124 1694 GATEWAY DR COLE LN BERRY`VILLE GATEWAY'DRCOLE LN L730 pp BER RYVILLE ��y�"� PIKE �p 191 '- a,._,,. "' "���• yi\ 124 DO r,. ✓" rr j i ry, i�i� _ 21 VAYDR e,r�� y'✓ r �� r r r. ,_ < • • �I :.COL �. : `.. r r �r�i'riyi ✓� �y�yryy .` 54 5 10 • , ., ' rrrryirrr'i O .. � y�i i rry r�yyyri. 'y��'i i y..� .• • 167 i����y y y r r�y y y r r r r e•" -,j COLE LN •.,, r, �ryy`Fr �y�ri i i���,.,t';�;,+�i✓�y�yi i i y�� ' ' ' �,y, � yiyriri �i i�y�r��yiiryyyyy d �, � y ✓ s ✓ ryi✓ yyy�yi r rrr�, �'y'i"r"r a °.:`t i,;iyi i ryr•,�i�ri i r�ryy �y�iyi i r�yfi �-P rryyiiy � rrry�irrriys��yrrr'. 'YiyP�i�i i i✓ y i i ryi i i ✓�r��y�i i i r�r��r b70 -... - -f y''iiii �iiiiiiii r r r r y yii r r i •� . r r .• r ✓ ✓ ✓ ✓y y y y ✓ ✓ ✓ COLE LN .- �. y ✓ y ,wt ✓ it 12.1 yyyry rrr✓rirr✓r4w, 9 � ryry✓r�yyyrrrrrryryyr�y iyii ri✓r�ifiry �yiii� ` MARTINTL)R r ,��,�,✓ �'°. ..;f r .w✓y j y y r ✓ r�,iy✓ y r r yr r� .. 167 - �r,. 127 fit! > .✓y� yy Amy✓�4�..F er,., .✓ � � � ��i r✓ r � 156,.. 54rA 101 ,+�` r r ✓'r r VALLEY MARTIND _ r - r r ✓ r. r ✓ y r y r COLE LN 124 y.�, - ,� r r ✓x ,.,; i r y iyi.. � i MILL'RD „,�iMARTIN DR my r r y _ r ✓ ✓ y y ✓ 115 ,,, = iyry_ !y'rr r J•i s i. MARTIN DR 118 31 L77 w,MARTIN DR ,y, <✓i yyi i r�r�!ryi • • LLEY VALLEY'112 195 "?w' ✓�, '�, y ,3 '" 'r'�.a" `. u; < - ar. :yt!�y,oymyyy'! ✓�! s` . L RD MILNRD MARTIN DR VALLEY 217 108 187 191 MILL RD VALLEY 227 312 VALLEY VALLEY 3b7� SASH DR VALLEY MILL RD -_I� MARTIN DRD' Ml_ RD _. 201 MILL RD 251 ASH30 _ H LLO OW DR '► `�FVALLEY 221. 233 VALLEY OLLOWDR2, 315'.W-AM WASH MILL RD rM LL RD MLLRD LMILL RD 259 MILL RD VALLEY - A,' 'o 305 HOL OW DR v� 239 VALLEY 287 HOLLOWDVASH 141 r VALLEY.,.,. MILL RD VALLEY 307 HOLLOW DR - BRO- AND 151 -MILL RD MILL RD 293 VALLEY 319 _ '116 156 ?ERA> O``VALLEY MILL RD BROOKLAND " VALLEY 339 'DIAMONDCT DOWELL J -� �rrTERy® 121 '• ✓PMILL,RD� 313 MILL RD CIR ;. o i5ul�,r. - a'a 3VALLEY i1�e: 111 N X19 `E KLAND TER BROOKLAD�i VALLEY MILL RD VALLEY MILL RSD 2BROO , mr` ASH x BR9 121 XF ax 147 MILL RD WMHOLLOW DR • OOKL'AND '�� r e• �. r r 571 BROOKLAND•Ci 123lBROOKLAND Cl103 `1 ' L.J1g BROOKL�4NDM -BROOKL:4N�DC�1DC47TT� � •� \ ^=� ,�:�� vr,p BROOKL'AND•Ci i6l SWO BROOKIANDICT BROOKLAND BROOKLAND,TER BBROOKLQND BROROOKL'ANDS° X 1,10- -' • 152 BROOKIAND - �u►` 81 l BROOKGANDTER ROOKLAND JLIgErj:�g ' Ci �' B � 'a'Y �• �� 4All F `TERj� TER •I I BROOKLAND ! - ..►02,•• BROO. ND NDSiONE DR ' ., � 164��.� �� -• �/ ° B ' T ROOKLAND Gi , • p i „� r � ►illlll//� D9'�aTONE.DR �05�(�i�? - S r 164, - i �' i�•, :. _ 5 COPPERFIELD�LN,` �+ ' ,. n Eri 1..��17�,(��jy. BROOKLANDCT _ � - �•��•• ��► gCOP,PE�FI�ELDLN PARI p ( 1 � '�'-' •— - ,x..200 � ■ �COrjERF1ELD LN '2% :i�'�� �"I-fie_,-' 'S:'.r.•��� To be completed br Plar,..,ng Staff Fee Amount Paid u 53 Zoning Amendment Number C .a. Anticipated PC Hearing Date Date Received oR a 6 Anticipated BOS Hearing Date REZONING APPLICATION FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT 1. Property Owner(s) (please attach additional page(s) if more than two owners): Name: Washington Commons Real Estate LLC Specific Contact Person if Other than Above: Ed Scott Address: 117 W Patrick St. Frederick, MD 21701 Telephone: 301-676-8444 _ Email: eds@atlasrealestateco.com Name: Specific Contact Person if Other than Above: Address: Telephone: Email: 2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s) if necessary): Name: Specific Contact Person if Other than Above: _ Address: Telephone: Email. 3. Law firm, engineering firm, or other person,if any, serving as the primary contact person for this application: Firm Name: Piedmont Design Group Specific Contact Person at Firm: Mike Wiley Address: 5283 Coroporate Drive Suite 300 Frederick, MD 21703 Telephone: 301-788-2217 Email: mike.wiley@wormald.com Please note that, if a law firm, engineering firm, or other person, other than the owner of the property, will be acting on behalf of the owner and/or executing papers on behalf of the owner in connection with the rezoning, the owner will need to execute a power of attorney form granting the firm or person such authority. 12 54 4. Project Name (if any): Washington Commons 5. Property Information: a. Property Identification Number(s): 54-5-10, 54-A-111 b. Total acreage of the parcel(s): 36.23 c. Total acreage of parcel(s) to be rezoned (if other than whole parcel(s) is being rezoned): 2.04 d. Current zoning designation(s) and acreage(s) in each designation: RP, B2 e. Proposed zoning designation(s) and acreage(s) in each designation: B2, RP f. Magisterial District(s): Redbud g. Location -the property is located at(give street address(es) if assigned or otherwise exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Southern side of the intersection of Gateway Drive and Route 7 h. Adjoining Properties: Parcel ID Number Use Zoning Please attach additional page(s) if necessary. Property identification numbers, magisterial districts, and deed book and page numbers/ instrument numbers may be obtained from the Office of the Commissioner of the Revenue, Real Estate Division, 107 North Kent Street, Winchester, VA 22601. 13 55 6. Disclosure of real parties in interest. Virginia Code § 15.2-2289 provides that localities may by ordinance require any applicant for a zoning amendment to snake complete disclosure of the equitable ownership of the real estate to be affected including, in the case of corporate ownership, the name of stockholders, officers, and directors, and in any case the names and addresses of all real parties of interest. Frederick County has, by County Code § 165-101.09, adopted such an ordinance. For each business entity that is an owner or contract purchaser of the property, please list the name and address of each person owning an interest in, or who is an officer or director of, any entity that is an owner or contract purchaser of the property (you need not indicate the amount or extent of the ownership interest). Please note that this requirement does not apply to a corporation whose stock is traded on a national or local stock exchange and having more than 500 shareholders. Please attach additional page(s) if necessary. 7. Checklist. Please check that the following items have been included with this application: ❑ Location Map ❑l Plat Depicting Metes/Bounds of Proposed Zoning Q Impact Analysis Statement Q Proffer Statement (if any) ❑✓ Agency Comments ✓❑ Fee Q Copies of Deed(s)to Property(les) Q Tax Payment Verification Q Digital copies (pdf's) of all submitted items 14 56 8. Signature(s): I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance to change the zoning map of Frederick County,Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we)understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I(we)hereby certify that this application and its accompanying materials are true and accurate to the best of my )knowledge. Owner: Date a If signing on behalf of an entity please state name of entit and your title: V�J f�S�l �7�I U lJ W�►�1r1O� 1�EAt... �JTM 6-ipW A Rv b 5� ren 6 c Owner: Date Tf signing on behalf of an entity,please state name of entity and your title: Other Applicant Party(if any): Date If signing on behalf of an entity,please state name of entity and your title: If additional signature lines are necessary, such as if more than two persons are owners, please use additional copies of this page. 15 57 ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Eastside Holdings LLC PO Box 31 Property#54-9-4 Winchester, VA 22604 NameAmy D. Groah 127 Martin Dr. Property#54-A-112N Winchester, VA 22604 EameHay T Hamilton Jr. 3158 Shawnee Dr. 4-A-112M Winchester, VA 22602 NameChachu LLC 723 Kennedy Dr. Property#54-A-112G Winchester, VA 22601 Name Bruce A. Miller 141 Fegan Rd. Property#54-A-112F Bunker Hill, WV 25413 Name Commonwealth of Virginia PO Box 2249 Property#54-A-110A Staunton, VA 24402 Name Bertha A. Sherman PO Box 1681 Property#54-1-1 Winchester, VA 22604 NameChachu LLC 723 Kennedy Dr. Property#54-1-2 Winchester, VA 22601 Name George W. Miller Jr. 227 Valley Mill Rd. Property#54-1-3 Winchester, VA 22602 16 58 Name and Property Identification Number Address Name Samuel A. &Tammy S. Bock 233 Valley Mill Rd. Property#54-1-4 Winchester, VA 22602 Name PRS Development Services LLC 460 Ridgewood Ln. Apt. 303 Property#54-1-5 Winchester, VA 22601 Name PRS Development Services LLC 460 Ridgewood Ln. Apt. 303 Property#54-1-7 Winchester, VA 22601 Name Phyllis Christine Dunn 4751 Valley Pike Property#54-1-9 Stephens City, VA 22655 Eamclo,hn Giangola 400 Lanny Dr. 4-1-10 Winchester, VA 22601 NameJose Israel Cornejo Henriquez 279 Valley Mill Rd. Property#54-1-11 Winchester, VA 22602 Name Ariel M. Latimer-Rivera 287 Valley Mill Rd. Property 454-1-12 Winchester, VA 22602 Name Maria Aime Villagomez Campuzano 293 Valley Mill Rd. Property#54-1-13 Winchester, VA 22602 NameJesus De Benitez Salvador 224 Washington St. NE Property#54-1-14 Leesburg, VA 20176 NameJudy L. Emerson 307 Valley Mill Rd. Property 454-1-15 Winchester, VA 22602 EameJo,hn Giangola 400 Lanny Dr. 4-1-16 Winchester, VA 22601 Name Rodney L. Brill PO Box 221 Property#54-1-17 Stephenson, VA 22656 Name Walter C Sides 34597 Harry Byrd Hwy Property454-1-18 Round Hill, VA 20141 Name PSK Rentals LLC 40494 Oconnors Circle Property#54-A-109 Leesburg, VA 20175 17 59 Name and Property Identification Number Address EameLa,cel E Vasquez & Nicole M Miralla 526 Moores Xing 4K-1-C24 Roebuck, SC 29376 Name Ash Hollow Estates Homeowners PO Box 2580 Property#54K-1-A Winchester, VA 22604 Name Route 7 Self Storage LLC 225 Caldwell Ln. Property#54-5-8 Winchester, VA 22602 Name All Points Properties LLC 1682 E Gude Dr. STE 201 Property#54-5-4A Rockville, MD 20850 Name Realty Income Properties 21 LLC 11995 EI Camino Real Property#54-5-2 San Diego, CA 92130 NameSibashi Investments LLC 14340 Compton Village Dr. Property#54-5-2A Centerville, VA 20121 Name Gramm Holdings LLC 1659 Berryville Pike Property#54-A-106 Winchester, VA 22603 NameJohn S. Solenberger PO Box 2658 Property#54-A-99A Winchester, VA 22604 Name WIN II LLC PO Box 675 Property#54-A-99C Purcellville, VA 20134 Name Winchester Gateway Station LLC 11501 Northlake Dr. Property#54-A-99J Cincinnati, OH 45249 Name Winchester Gateway Station LLC 11501 Northlake Dr. Property#54-A-99K Cincinnati, OH 45249 Name Winchester Land Holding LLC 625 Millwood Ave. Property#54-A-99L Winchester, VA 22601 Name Winchester Gateway Station LLC 11501 Northlake Dr. Property#54-A-990 Cincinnati, OH 45249 Name Property# 17b 60 �cx Co Special Limited Power of Attorney �4 County of Frederick, Virginia Frederick Planning Website: wwwSeva.us IAI ' Department of Planning &Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665.5651 Facsimile (540) 665-6395 Know All Men By These Presents That: Washington Commons Real Estate LLC Name of Property Owner/Applicant Please note: If the property owner/applicant is an entity,the name of the entity should appear above. If multiple persons own the property or are applicants,an executed power of attorney from each owner will be needed. 117 W Patrick 51.Frederick,MD 21701 301-678.8444 Mailing Address of Property Owner/Applicant Telephone Number as owner of,or applicant with respect to, the tract(s) or parcel(s) of land in Frederick County, Virginia,identified by following property identification numbers: 54-A-111,54-5-10 do hereby make, constitute, and appoint: Mike Wiley Name of Attorney-In-Fact 5283 Corporate Drtve,Suite 300 Frederick,MD 21703 301-788-2217 Mailing Address of Attorney-In-Fact Telephone Number to act as my true and lawful attorney-in-fact for and in my name, place,and stead,with the same full power and authority 1 would have if acting personally, to file and act on my behalf with respect to applic tion with Frederick County,Virginia for the following,for the above identified property: Rezoning 0 Subdivision) Conditional Use Permit 0 Site Plan Q Master Development Plan(prelim. or final) 0 Variance or Zoning Appeal and,further,my attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: . This appointment al ire one year from the day that it is signed, or at such sooner time as x otherwise rescin or odi it. Signature Title(if signing on behalf of an entity) 6f-s State of County/City of � `���._ ,To wit: �/f y�,, y�d `9�{11ti+t �trtrnileiyi I,T /!I 4 /(�// ! _, a Notary Public.,' dkbr. 'Diction aforesaid, certify that the person w o signed the foregoing instrument per y�eare a rrtarand has acknowledged the same before-me in the jurisdiction aforesaid this dad'o� �_ Y � s ommissl�F'14s: Notary Pu is A�i�i #>llroumb�#,l':�� Kerfo-�e�w PROFFER STATEMENT REZONING: RZ# PROPERTIES: Tax Map Parcel Numbers 54-5-10, 11.60 acres and 54-A-111 24.63 acres RECORD OWNERS: WASHINGTON COMMONS RE LLC PROJECT NAME: Washington Commons ORIGINAL DATE OF PROFFERS: August 2022 REVISION DATES: July 20, 2023 October 27, 2023 January 23,2023 January 25,2024 February 20, 2024 MAGISTERIAL DISTRICT: Redbud References herein to the"SUBJECT PROPERTIES" are to the 11.60+/- acres comprising parcel 54-5-10 and the 24.63+/ acres comprising parcel 54-A-111 created by instrument 220002111 and shown on a survey by Piedmont Design Group,LLC dated 11/06/21 Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Owner hereby offers, except where otherwise limited in Proffers C.l.a and C.2.a herein, the following proffers to all of Parcel 54-5-10 (11.60 acres) and all of Parcel 54-A-11 (24.63 acres) that in the event the Board of Supervisors of Frederick County, Virginia shall approve this Rezoning Application#__ for the rezoning of the SUBJECT PROPERTIES specifically 1.01 acres of parcel 54-5-10 from the RP (Residential Performance) Zoning District to the B2 (General Business) Zoning District, with proffers, and 1.03 acres of parcel 54-A-111 from the B2 (General Business) Zoning District to the RP (Residential Performance) Zoning District, with proffers, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Owner and such are approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and Pagel of 4 have no effect whatsoever. These proffers shall be binding upon the Owner and any legal successors, heirs, or assigns. Proffers: A. Development of Parcel Numbers 54-A-111 and 54-5-10 will be in general conformity with the Generalized Development Plan (GDP) dated June 2023, with a revision date January 223, 2024, for the 11.60 acre B-2 and M-1 areas, and the 24.63 RP area. The GDP depicts the Phase 1 and Phase 2 areas of development of Parcel Numbers 54-A-111 and 54-510. B. Site Improvements 1. Access — Phase 1 Access to this property from Berryville Pike (US Route 7) shall be constructed by the Owner as follows: a. The road extension of part of Gateway Drive from Berryville Pike (US Route 7)to a point on the north side of the unnamed tributary to Abrams Creek in the general location indicated as a "New Major Collector" on the Eastern Frederick County Road Plan in the Frederick County Comprehensive Plan adopted November 10, 2021 and noted as Phase 1 on the GDP. Said extension to be built to Virginia Department of Transportation ("VDOT") Major Collector Standards including minimum 105' wide four (4) lane divided major collector roadway for public dedication for acceptance into the VDOT Secondary Road system; and b. A right-in/out access on Berryville Pike (US Route 7) approximately 300 feet east of the aforementioned road extension. c. For the Route 7/Gateway Drive intersection, extending the westbound left-turn lane (500-feet storage length with 100-FT taper) and constructing an eastbound right-turn lane(200-FT storage and 100-FT taper)to serve the development. d. For the Cole Lane/Route 7 intersection, install a vehicular barricade on the right turn/outbound/eastbound US Route 7 acceleration lane to prevent left turns eastbound to the US Route 7/Regency Lakes Drive intersection. i. The Phase 1 transportation improvements shall be completed prior to use and occupancy of the first building within the 11.60-acre property. 2. Access—Phase 2 Access to this property from the Phase 1 Transportation Improvements shall be constructed by the Owner as follows: a. That portion of Gateway Drive Phase 2 as shown on the GDP from the Phase 1 terminus to the southern property line of Parcel 54-A-111 in the general location indicated as a "New Major Collector"on the Eastern Frederick County Road Plan in Page 2 of 4 the Frederick County Comprehensive Plan adopted November 10, 2021, and noted as Phase 2 on the GDP. Said extension to be built to VDOT Major Collector Standards including minimum 105' wide four (4) land divided major collector roadway for public dedication for acceptance into the VDOT Secondary Road system. i. The Phase 2 transportation improvements shall be completed prior to the earlier of(a) use and occupancy of the first building within the 24.63 acre property, or (b) completion of construction by others (including as a result of any successful funding application(s) by Frederick County to the Virginia Department of Transportation and/or any other state agency(ies)) of Gateway Drive from the southern boundary of the Subject Properties to Valley Mill Road. H. The Owner explicitly excludes any construction of an extension of Gateway Drive beyond the boundary of Parcel 54-A-111. C. Land Use 1. B2 Rezoning Area Monetary Contributions—Fire a. In recognition of the increased demand on public services, the owner hereby offers the following cash contributions to be paid at the time of use and occupancy for any portion of a non-residential building that occurs only within the 1.01-acre portion of Parcel 54-5-10 being rezoned RP to B2. The term "building square foot" shall be the combined floor area for each story of the portion of the building placed and occurring only within the 1.01-acre portion of Parcel 54_5-105 _beim-- rezoned RP to B2 This proffer shall not apply to any other areas of the SUBJECT PROPERTIES that are currently zoned B-2 or M-1. i. The owner hereby voluntarily proffers a cash contribution to the Frederick County Fire and Rescue Department $0.10 per non-residential building square foot. 2. RP Rezoning Area Monetary Contributions—Schools, Parks& Recreation, Sherriff, Fire, General Government, Courts, Environmental Services (collectively "Capital Improvement Impacts") a. In recognition of the increased demand on public services, the owner hereby offers the following cash contributions to be paid at the time of use and occupancy for any whole or portion of a residential building that occurs only within the 1.03-acre portion of Parcel 54-A-111 being rezoned B2 to RP. The term "unit" shall be for each fee simple attached, detached, and rental residential dwelling unit or portion thereof built and occurring only within the 1.03-acre portion of Parcel 54-A-111 beiwL, Page 3 of 4 rezoned B2 to RP. This proffer shall not apply to any other areas of the SUBJECT PROPERTIES that are currently zoned RP. i. The owner hereby voluntarily proffers a cash contribution to the Frederick County Capital Improvement Impacts of$9,912.00 per unit. Respectfully Submitted, OWNER Washington Commons RE LLC ow — By: Edward D. Scott Its: Managing Member COMMONWEALTH/STATE OF Maryland COUNTY'CITY OF Frederick,to-wit: The foregoing Proffer Statement was acknowledged before me this U;}7 day of 2024, by Edward D. Scott,the Managing Member of Washington Commons RE LLC. t ��19till"003ri99p�r�t9 f Notary Public: �,� A To U* �,�`, My Commission Expires: [J �� a~ 01 I� ' f Notary Registration# / MTW/PSA/mtw/Y:\GroupWrite\WASHINGTON COMMONS\APPLICATIONS\FRES,, g�Proffer\Redline�4,rPt fifer ,ta,y 7if9�;ti\LY Page 4 of 4 PROJECT SUMMARY PAGE Capital Impacts Model TischlerBise Frederick County,Virginia FISCAL I ECONOMIC I PLANNING SUMMARY OF PROJECT INPUTS Project Name Washington Commoi Project Location Parameters General Service Area lUrban School or School Region Elementary Region Evendale Middle School Region Admiral Byrd High School Millbrook Fire&Rescue Service Area Greenwood Library Region Urban Park Region Urban Number of Dwelling Units Single Family-Detached 0 Single Family-Attached 10 Multifamily 0 Age-Restricted Single Family 0 Additional Housing Unit 0 TOTAL DWELLING UNITS 10 Amount of Nonresidential Square Footage(Gross) Retail 0 Office and Other Services 0 Industrial 0 Institutional 0 TOTAL NONRESIDENTIAL SQUARE FOOTAGE 0 Frederick County Capital Impacts Model Developed by TischlerBise O 2019 Frederick County Capital Impacts Model Run on 1111512023 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 1 of 4 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 2 of 4 TischlerBise FISCAL I ECONOMIC PLANNING SUMMARY OF PROJECT OUTPUTS n so wilril a I,Fwil MWashington Commons CAPITAL COST IMPACTS FOR DEVELOPMENT PROPOSAL RESIDENTIAL ► TOTAL Housing Units 101 10 Projected Population 261 26 Projected Students Projected Elementary School Students 1.9 1.9 Projected Middle School School Students 0.9 0.9 Projected High School Students 0.9 0.9 Projected Total Students 3.7 3.7 Nonresidential Sq.Ft. 0 0 Projected Jobs 0 0 Totalfor the Development .,. FULL CAPITAL IMPACT CAPACITY TRIGGERED INFRASTRUCTURE CATEGORY RESIDENTIAL NONRESIDENTIAL TOTAL RESIDENTIAL NONRESIDENTIAL TOTAL * •► $208,8491 $0 $208,849 $88,886 $0 $88,886 * ► ' ► $15,081 $0 $15,081 $7,348 $0 $7,348 * $4,681 $0` $4,681 $2,489 $0 $2,489 * $39,457 $0 $39,457 $393 $0 $393 * "• ► $688 $0 $688 $0 $0 $0 $3,562 $0 $3,562 $0 $0 $0 • $7,4281 $0 $7,428 $7,428 $0 $7,428 ► $1,994 $0 $1,994 $1,994 $0 $1,994 $1,375 $0 $1,375 $1,375 $0 $1,375 GRAND • • $283,115 $0 $283,115 $109,913 $0 $109,913 ► ►' $268,756 $0 $268,756 $99,116 $0 $99,116 *Cash proffer categories limited to public safety facilities,school facilities,and parks&rec facilities FULL CAPITAL IMPACT CAPACITY TRIGGERED Residential, Nonresidential, Residential, Nonresidential, Average Cost Per Unit per unit per 1,000 sq.ft. per unit per 1,000 sq.ft. $28,312 $0 $10,991 $0 $26,876 $0 $9,912 $0 Frederick County Capital Impacts Model Developed by TischlerBise O 2019 Frederick County Capital Impacts Model Run on 1111512023 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 3 of 4 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 4 of 4 o e� §o 333 1NOW031d a � a s _ z - o w m r n m J ¢o 0 7 ----------------- CD Ei ---------------- ------------ q 5MO m� � i D- Aliiv z 3 \ i W ac 6` s as �9 y, I � o � z _ — -- F.nk� \ a e T 48 WASHINGTON COMMONS I M PACT ANALYSIS STATEMENT On behalf of Washington Commons RE, LLC (Owner), Piedmont Design Group, LLC (Engineer/Applicant) hereby presents this Impact Analysis Statement for the rezoning two isolated areas within the Washington Commons project(Project).The is Owner and Applicant is simultaneously processing a Master Development Plan (MDP). Project contains 36.2306 acres of RP, M1, and 132-zoned properties proposed for commercial (retail, restaurant and convenience service pad sites), and residential uses (single-family attached townhomes). The commercial and residential areas are accessed through Berryville Pike (VA Rt 7), Martin Drive, and a new comprehensively-plan extension of Gateway Drive,which will ultimately connect to Valley Mill Road (VA Rt 659). We note during pre-applications discussions with the previous Director of Planning and Development, he determined that although he could not waive this requirement for certain rezoning requests such as small areas of land which will involve negligible impacts, nonetheless it was characterized as a `minor rezoning' in the sense that it would in fact have negligible impacts and due to the fact the previous mapping for the various zoning demarcation lines appeared to have been a mapping error or oversight by prior planning staff. This application specifically covers two(2)areas within the Project: 1. Rezoning Area One(RA#1)contains 1.01 acres of RP(Residential Performance)zoning adjacent to a 10.05 acre mass of B2 (Business Commercial) zoning. The reason for requesting this area's rezoning is that due to the RP inactive buffer restrictions, site access is hindered to the B2 portion from a proposed comprehensively planned road alignment internal to the Project. 2. Rezoning Area Two(RA#2)contains 1.03 acres of B2 (Business Commercial)zoning adjacent to a 23.59 acre mass of RP(Residential Performance)zoning.The reason for requesting this area's rezoning is that due to the surrounding RP zoning, and the residential nature of the remaining properties along Martin Drive, and the Project's adjoining RP zones, it appears this irregularly- shaped parcel was erroneously mapped as B2, due to a structure on the property's prior use as a restaurant, having been converted from a residence. In addition, it is possible the mapping superseded a possible non-conforming use issue. 1 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx 49 We offer the following information for your consideration. A. Suitability of the Site: The enclosed MDP, depicts, as applicable, the following environmental features within the Project boundaries. If present,we describe their presence or significance below otherwise, some of these features do not lie within RA#1 or RA#2. • 100-year flood plains: An unnamed tributary to Abrams Creek (Creek) traverses the project from northwest to southeast and is the general dividing line within the MDP for the commercial and residential uses. Flows from the creek are intermittent, draining the tributary watershed from surrounding areas. FEMA has not mapped a 100-year floodplain along this stream. However, the Applicant will provide a delineation during the Site Plan Stage. We anticipate the proposed retail and residential uses, including those within RAI and RA2, will be located on the upper areas of the site which are 30-50 feet above the tributary creek or floodplain area,which falls within the stream buffer area. • Wetlands: There are no noted wetlands within the project site. • Steep slopes(over 150/6): The project's steep slopes are indicated on the GDP. RA#1 and RA#2 are not within these areas. • Mature woodlands: The project contains approximately 22.0 acres more or less of forested area. All areas outside of existing or proposed access,stormwater management, and utility easements will remain uncleared; these areas are primarily within the steep slopes adjacent to the creek. • Prime agricultural soils: Per our review of the NRCS Web Soils Survey (WSS; copy in Appendix), the project does not contain any prime agricultural soils. • Soil or bedrock conditions which would create construction difficulties or hazards: The WSS indicates bedrock may be present at depths of 6'to 18.' If encountered,these areas would be hoe-rammed or fractured through blasting and removed as necessary for mass-grading excavation, structure foundations, and utility installations, in accordance with a pre-blasting survey and blasting plan. B. Surrounding Properties: The project is located at the southern side of the existing intersection of Berryville Pike(Rt. 7)and Gateway Drive. It is situated between commercial, industrial, and residential land uses. To the east, lies M-1 Light Industrial Zones with a variety of businesses. North of the project is the Winchester Gateway Shopping Center (B-2 General Business District), and to the south and west lies a mix of commercial (B-2 General Business District) residential areas (RP-Residential Performance). The proposed development honors established land uses per zone. For a comprehensive list of adjoining property owners, see Adjoining Property Owners section of the Rezoning Application. 2 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx 50 C. Traffic: A traffic study to analyze the impact of a continuation of Gateway Drive between Berryville Pike(Rt. 7)and Valley Mill Road has been prepared by Kittelson and Associates and is attached with this submission. 3 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx 51 C. Sewage Conveyance and Water Supply: The site is served by an 8" water main that extends through the northwest portion of the site. The infrastructure will be expanded per Frederick Water requirements to serve the needs of the site. An existing 8"sewer main lies along the bank of the unnamed tributary to Abram's Creek and will be joined as needed to accommodate sewage flows. Distances between the various elements of the project and the sewer main vary. The sewer demand will be realized in two phases. In phase one, the fully built commercial portion of the development will require an estimated flow of 17,275 GPD. Phase two, the solely residential portion, will require an estimated flow of 56,900 GPD. GPD/1,000' Estimated Ultimate Floor Space of Floor Space Flow(GPD) Shopping Center 19,843 300 5,953 Estimated Proposed Seats GPD/Seat Flow(GPD) Restaurant 100 50 5,000 Vehicles Estimated Served GPD/Vehicle Flow(GPD) Service Station 16 10 160 Per Person/ Estimated Employees Per 8 Hr.Shift Flow(GPD) Self-Storage Facility 5 35 175 GPD/1,000' Estimated Ultimate Floor Space of Floor Space Flow(GPD) Retail Tire Center 7,702 300 2,311 Phase One Total 13,599 Estimated Population GPD/Person Flow(GPD) Dwellings 569 100 56,900 Phase Two Total 56,900 Total Estimated Flow 70,499 -Actual sewage flows will be determined during the site engineering phase. -Table is based on Table 3 of SCAT Regulations 9VAC25-790-460. 4of5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx 52 D. Drainage: The rezoning of the subject properties will not affect drainage patterns. The site currently drains to an unnamed Tributary of Abram's Creek northwest of Abram's Creek. The site's proposed development will require the implementation of BMP's and dry ponds that will be designed to meet local, state, and federal stormwater development practices. The final stormwater design and erosion control BMP's will be implemented to mitigate adverse stormwater impacts. E. Solid Waste Disposal Facilities: The rezoning of these properties will not produce solid waste and any production of solid waste associated with the development of this project or in its developed state will be collected and deposited in the Frederick County landfill following via private carrier(s)contracted by the individual users. F. Historic Sites and Structures: There are no historic sites or resources on the properties based on the 2035 Frederick County Comprehensive Plan and the Senseny/Eastern Frederick Land Use Plan. 5of5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx From: Johnson,Joseph NDOT) To: Tyler Klein Cc: John Bishop; Reed.Brad NDOTI;Spielman.Joseph (VDOT) Subject: "[External]"Washington Commons Rezoning Application-VDOT Comment Date: Tuesday,December 19,2023 10:09:20 AM VDOT has reviewed the Washington Commons Rezoning application and associated documents and we offer the following final comments: 1. The revised TIA dated October 2023 addresses VDOT comments from the previous submission in terms of content changes to the report.The proffers put forward for the rezoning action remain insufficient to address traffic impacts related to the development at intersections 2 (Route 7 & I-81N Ramps/Valley Mill Rd) and intersection 3 (Route 7 &Gateway Drive). 2. A connection to Cole Lane will not be permitted without mitigations constructed along Route 7 given the proximity of Cole Lane to the signalized intersection (Regency Lakes Drive). 3. The"private commercial link road"shown on the GDP will need to meet Access Management spacing requirements at the time of final site plan. The TIA shows excessive NB queueing from intersection#3 along the new collector road during ultimate build-out. If the entrance to the "private commercial link road" affects the operation and safety of the intersection at Route 7,this entrance may need to be converted to a right-in/right-out configuration. Joseph W.Johnson, PE Area Land Use Engineer/Edinburg Residency Virginia Department of Transportation 14031 Old Valley Pike/ Edinburg, VA 22824 Phone#540.534.3223 aosephw.johnson_vdot.vir_iq nia.gov COUNTY OF FREDERICK 'f Roderick B. Williams County Attorney =173 540/722-8383 Fax 540/667-0370 E-mail rwillia@fcva.us February 12, 2023 VIA EMAIL TO mike.wileynwormald.com Mr. Michael T. Wiley, P.E., P.L.S. The Wormald Companies & Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 Frederick, Maryland 21703 Re: Rezoning Application—Washington Commons— Tax Map Parcel Numbers 54-A- 111 and 54-5-10 (the"Subject Properties") Dear Mr. Wiley: You have submitted to Frederick County for review a revised proffer statement(the "Proffer Statement''), dated January 23, 2024, for the proposed rezoning of 1.01± acres from the RP (Residential Performance)District to the B2 (General Business) District, and 1.03± acres from the B2 (General Business)District to the RP (Residential Performance) District, in the Redbud Magisterial District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments: • Proffer B — Site Improvements: o The requirement for completion of Phase 1 and Phase 2—prior to use and occupancy of a building within the respective parcel— strongly suggests that the entirety of both parcels should be included in the rezoning and defined as the "SUBJECT PROPERTIES" in the introductory paragraph of the Proffer Statement, in order for the proffer to provide most clearly that the ability to develop anywhere on the respective parcel is made subject to completion of the respective Gateway Drive construction. o Also for clarity, the alternative conditions for the completion of the Phase 2 transportation improvements might better read: "... shall be completed prior to the earlier of(a)use and occupancy of the first building within the 24.63 acre property, or Mr. Michael T. Wiley,P.E.,P.L.S. February 12,2024 Page 2 (b) completion of construction by others (including as a result of any successful funding application(s)by Frederick County to the Virginia Department of Transportation and/or any other state agency(ies)) of Gateway Drive from the southern boundary of the Subject Properties to Valley Mill Road." • Proffer C2 —If the cash proffer amount is based upon the County's Development Impact Model, the proffer should not include references to general government, courts, or environmental services, per the provisions of Virginia Code Section 15.2-2303.4. • Generalized Development Plan (GDP): o The acreage and square footage amounts shown for the non-residential and residential areas do not correspond with the current parcels, whether with or without the rezoning considered. Parcel Number 54-5-10 (which is proposed as the non- residential area)is currently approximately 10.59 acres of B2/M1 zoning and 1.01 acres of RP zoning. No change results in the area being 12.87 acres as shown on the GDP. Parcel Number 54-A-111 (which is proposed as the residential area)is currently approximately 23.60 acres of RP zoning and 1.03 acres of B2 zoning. Again, no change results in the area being 23.19 acres as shown on the GDP. Even if the designations on the GDP do not include the areas proposed for rezoning, the addition of those areas to the respective parcels does not correspond with the acreages in any of the records for this matter. o Zoning district buffers—Because the GDP shows zoning district buffers contiguous to only some of the zoning district lines within or bounding the Subject Properties, this could be construed, presumably mistakenly, as suggesting that zoning district buffers would not be required for those zoning district boundaries for which zoning district buffers are not shown. o Residential Density —County Code Section 165-402.05 limits residential density to 6 units/acre by parcel size, for parcels of 10 to 25 acres. The residential parcel is approximately 24.63 acres. Accordingly, the maximum number of residential units would be approximately 148. I do not see any legal or theoretical basis to include the non-residential parcel as part of the acreage for purposes of the density and total units calculation. The designation on the GDP for 210 residential units could have the effect of authorizing that number of units, which is 62 units more than the current by right allowance, and would require capital impact analysis. Mr. Michael T. Wiley,P.E.,P.L.S. February 12,2024 Page 3 I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerel Roderick B. Williams County Attorney cc: Wyatt Pearson, Director, Planning& Development, Frederick County (via email) John Bishop, Assistant Director, Planning & Development, Frederick County (via email) Stephen L. Pettler, Jr., Esq. (via email) 42 July 12, 2023 Mr. Mike Wiley Piedmont Design Group 5283 Corporate Drive, Suite 300 Frederick, MD 21703 Re: Washington Commons rezoning application Dear Mr. Wiley: Frederick County Public Schools has reviewed the Washington Commons rezoning application submitted to us on July 10, 2023. Our understanding is that this development proposal includes 217 single-family attached units. We estimate that this development will house 79 students, including 41 elementary students, 18 middle school students, and 20 high school students. The County's development impact model may estimate student generation slightly differently, and it will estimate the fiscal impact of this development on the schools. The high school that will be serving this development is currently over capacity. Based on our estimate, the middle school currently has sufficient capacity and the elementary school will go over capacity as a result of this development. However, there are other active developments within the middle school attendance zone, and we anticipate that this school will go over capacity as a result. The cumulative impact of this development and other developments in Frederick County will require construction of new schools and support facilities to accommodate increased student enrollment. Please feel free to contact me at leewa-fcpskl2.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, i K. Wayne Lee, Jr., ALEP Coordinator of Planning and Development cc: Dr. George Hummer, Superintendent of Schools Mr. Shane Goodwin,Assistant Superintendent for Administration Mr. Calvin Davis,Assistant Director of Transportation Mr.Tyler Klein,Senior Planner, Frederick County Planning R. E I V E D 23 Rezoning Comments Frederick County z Public Works& Inspections Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County Dept. of Public Works Frederick County Dept. of Public Works Attn: Director of Engineering Attn: Director of Engineering 107 North Kent Street 107 North Kent Street Winchester, Virginia 22601 Suite 200 (540) 665-5643 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Piedmont Design Group,LLC Telephone: 301-695-6614 x 104 Mailing Address: 5283 Corporate Drive,Suite 300 east and north of Valley Mill Road(VA Rt 659) RECEIVED Location of property: East of Interstate 81,on the south side of Berryville Pike(VA Rt 7), the West side of Cole Lane,and the end of Martin Drive, east and north of Valley Mill Road(VA Rt 659) Frederick County Public Wn,' " 9 inspections Current zoning: RP, B2 Zoning requested: B2,RP _ Acreage: 2.0 Department of Public Works Comments: Public Works Signature &Date: Notice to Dept. of Public Works- Please Return This Form to the Applicant 22 16 '£ Frederick County Fire and Rescue Department Office of the Fire Marshal �iCK C, 1080 Coverstone Drive Winchester,VA 22602 Phone: 540-665-6350 Fax: 540-678-4739 ES fmo@fcva.us Plan Review Rezoning Status: Approved Owner Washington Commons Real Estate, LLC Washington Commons Berryville Pike Winchester, Virginia 22602 Printed Date: 09/23/2022 Engineering Firm Piedmont Design Group, LLC 'General Information Received Date: 09/19/2022 Occupancy Type: Review Begin Date: 09/23/2022 Property Use: Review End Date: 09/23/2022 Activity Number: 1091066 Hours: 1.0000 Review Cause: Application Activity Details Project Name Washington Commons- Rezone Two Split Zoned Areas Comments: Approved without comments. AN,ilp Adam Hounshell Lieutenant/Assistant Fire Marshal Page 1 of 1 21 r Rezoning Comments , Frederick Water Mail to: Hand deliver to: Frederick Water Frederick Water Attn: Engineer Attn: Engineer P.O. Box 1877 315 Tasker Road Winchester, Virginia 22604 Stephens City, Virginia (540) 868-1061 Applicant Please [ill out the information as accurately as possible in order to assist the agency with their 'review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name Piedmont Design Group, LLC Telephone 301-695-6614 x 104 Mailing Address: 5283 Corporate Drive,Suite 300 Frederick, MD 21703 Location of property: East of Interstate 81,on the south side of Berryville Pike(VA Rt 7), the West side of Cole Lane,and the end of Martin Drive, east and north of Valley Mill Road(VA Rt 659) Current zoning: RP, B2 Zoning requested: B2, RP Acreage: 2.0 Frederick Water Comments: AJ C'o�,�r�lTs w dr—' /ss-/44 25 /W/ - 10,2D Svc �� SiT sJ. II Frederick Water Signature & Date: l0 3 Zo Notice to Frederick Waite - Please Return This Form to the Applicant 26 SEP 1 9 2022 65 L���I ART 7 Pµe e 0e� CITY Of WNCHESIER VICINITY MAP SCALE: I" = 2,000' APPROVED BY SUBDIVISION ADMINISTRATOR DATE OWNER'S CER TIFICA TE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT IS BETWEEN THE LANDS OF WASHINGTON COMMONS RE LLC AND WASHINGTON COMMONS RE LLC (PIN #'S 54-10-1, 54-10-9, 54-10-10, 54—A-111, 54—A-112A, 54—A-112C, and 54—A-113) AS APPEARS IN THE ACCOMPANYING PLATS, AND IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND 0 TRUSTEES, IF ANY. M BY Z EDWARD D. SCOTT, MANAGING MEMBER w NOTARY PUBLIC Z STA TE OF Q Z CITY/COUNTY OF 0 m 5 THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON BY EDWARD D. SCOTT ON BEHALF OF WASHINGTON COMMONS RE LLC. Z MY COMMISSION EXPIRES ON 0 (NOTARY PUBLIC) z ENGINEER'S CER TFICA TE Z I HEREBY CERTIFY TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, INFORMATION, AND BELIEF, THAT THE o LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT IS INCIDENTAL TO SUBDIVISION ENGINEERING WORK Y ON THE REFERENCED PROPERTY, AND THAT IT SHOWS ALL OF THE LANDS CONVEYED TO WASHINGTON COMMONS RE LLC BY THREE (3) DEEDS ALL DATED FEBRUARY 14, 2020 AND RECORDED AS INSTRUMENT CD #200001838 (TM 54-5-1, 54-5-10, and 54-5-9), #200001839 (TM 54—A-112A, 54—A-112B. 54—A-112C, w and 54—A-113), #200001840, (TM 54—A-111), ALL RECORDED IN THE OFFICE OF THE CLERK OF THE Z COURT OF FREDERICK COUNTY, VIRGINIA ON FEBRUARY 14, 2020. CD E Z BY MICHAEL T WILEY, PE#21093 EXP 07/31/2022. CD FOR PIEDMONT DESIGN GROUP, LLC Z z SEE SHEETS 10 & 11 FOR LINE AND CURVE TABLES BOUNDARY LINE ADJUSTMENT \ & L 0 T CONSOLIDATION PLAT CD '; PIN 54—ATH111,A54—ANDS o 112AS5I4GA-112BM54—A 112CL 54-1-11.3, 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE: 1"=2,000' DATE 11/06/21 SHEET 1 of 11 wm o Piedmont Design Group, LLC 6& 5283 Corporate Drive, Suite 300 /'//FSs/ONA���G\� Frederick, MD 21703 j 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 66 I L23 L20 L21 p.FLe L19 C5 N L78 L;81-\ ZL43 � L15 � ZL42 L16 ZL41 L 5 L26 C4 ZAA NEW PARCEL 54-5-10 s� �llri 505,398 sf J L37 or L13 1& 11.602)acres L36 � r� HCW acs a•ax "��3Lr— � s L YFJ aea U ZC 38 L34 ZC 7 �\ i ej L28 r.� p ZC8 NEW PARCEL 54-A-111,3 � Ids^ ZL40 1,072,808 sf / or ZL39 24.6283 acres L8 OrL T�9 3a L4 5 L v Z GRAPHIC SCALE Q 300 0 150 300 600 0 z (IN FEET) g SCALE: 1" = 300 FT ARFA RFCONC11IATION z ,4 ,. 11' �ni r I - FLOODPLAIN NOTE. 1 1"; F ;r 11s PER FEMA MAP NO. 51069CO217E EFFECTIVE z 01/29/21, THE SUBJECT PROPERTY UES >- 1,073,80£3 51-A-111 New Area (sf) ENTIRELY WITHIN "AREAS OF MINIMAL FLOOD o HAZARD ZONE X'. z 3 .6383 (acres) 0 m Y L ABBREVIATIONS: CD _. I roi -4— YSB YARD SETBACK - - _r _ 4 A-"11 F FRONT z =i;r, i4 T� S SIDE cD -r,-m - _ 74 = 1�A R REAR w L#,, C# PROPERTY M&B SOb,398 54-5-10 New Area (sf) ZL#,, ZC# ZONING UNE M&B L6033 (acres) RP RESIDENTIAL PERFORMANCE DISTRICT B2 GENERAL BUSINESS DISTRICT CD M1 LIGHT INDUSTRIAL DISTRICT 1,S/8,206 Iolal New Areas 54-A-111 & `,4-b-10 (sf) .... z 54-A-112A PARCEL THREE o 56.3.506 (acres) #*## 54-A-112A PARCEL FOUR c� z BOUNDARY LINE ADJUSTMENT \ ,` T H OF �� & L 0 T CONSOLIDA TION PLA T NCD ���� �C/�/q'; PIN 54—ATH111,A54—ANDS o 112AS5I4GA-112BTON M54—A 112CMONS RE, L 54-1-11.3, 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE: 1" JDO' DATE 11/06/21 SHEET 2 of 11 v _ o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 %FSS/O Frederick, MD 21703 J01-695-6614 PIEDMONT www.piedmontdesigngroup.com 67 \ / L28 54—A - 771 \ / M1 8 s fr acres \ 22"WHITE OAK \ RP \ \Q / Vo 0 Ni Q 5 /a z 0 Z I o m z � m CO 5 � CD a � Y I I z I CD GR,4Pi Nff . CALE I E — Z 10 0 10� — 200 o � _ CD CD ' T CA E: — 1 ` z BOUNDARY LINE ADJUSTMENT \ ,`��p�T H OF & L 0 T CONSOLIDATION PLAT N �� V �C PlN 54—ATH111,A5�SAo 112AS5/4GA0N12BM5�NA�12CLLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE I" lDD' DATE 11/06/21 SHEET 3 of 11 v _ o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 1'%FSSIO N O� Frederick, MD 21703 '//,Ili lOO 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 68 � or 4- 11. 6023 cc L L36 16 25' RYSB • 0' RYSB NEW LINES OF DIVISION L35 25' RYSB \ a • RP togbra�s T rb4tary \ \ \ \ ranch L34 \ \ NEW PARCEL 54—A - 111 1, 072, 808 sf or 24. 6283 acres 3 O RP 5 a z w 0 Z 0 z 0 m 5 a Z s. ........ � L4 Rf�� ID w CD G PHIC SC Z 10 0 50 ' -1 0 Lz / OF CD PA CEL, r�Ll jeT ON OF 60' �c o � E.Y BEf S PARCEL L3 TDI If,TI loc-cz BOUNDARY LINE ADJUSTMENT \ ,`��p�T & L 0 T CONSOLIDATION PLAT N �� V �C PlN 54—ArH111,A5�SAo 112AS5/4GA0N12BM5�NA�12CLLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Li c:wm . No. 21393 = SCALE: 1"=100' DATE 11/06/21 SHEET 4 of 11 v o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 1'%FSSIO N O� Frederick, MD 21703 ,iii iOO 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 69 C4 AA RP • RID • NEW LINES OF DIVISI/35 � RP cn 0 Tie 28.27' ZC7 Ip zcs ZL40 rn4 ZL39 L8 cri CD GRA��PHI ALE E 50 10 2C 100 0 50 100 200 CD CD (IN FEET) SCALE: I" =/00 FT. BOUNDARY LINE ADJUSTMENT & LOT CONSOLIDATION PLAT V&W THE LANDS OF WASHINGTON COMMONS RE, LLC E CD PIN 54—A-111, 54—A-112A, 54—A-112B, 54—A-112C, 54-1-113, 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS WILEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY VIRGINIA Lic. No. 21393 < :wm SCALE: 1 100' � DATE 11106121 SHEET 5 of 11 o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 11111F11SSIONO� Frederick, MD 21703 /0,iii HOO 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 70 L26 L2, L19 / �5 ZC9, LIS i L17 P*� rr•11 /� / ZL43 L15 ZL42 L16 /' ZL41 I �,5o 1k � %B RP NE� �5 � o *3 FSS•'�' � �5 �\ M 5 L37 O �A� RP Q] L36 Z 25'_RYSB_ _ NEW LINES OF DIVISION Las o — Z �. 25' R Y— SB • RP RP Unna'hed w RP to Trrb4tarY � • ams .--- r anah L34 0 Z Zc7 0 NEW PARCEL oZ�8 � 7, 072, 8( p ZL40 3 ID-11-11 Z or 24. 6283 CE ��� GRAPHIC SCALE z 100 0 50 100 200 CDCD l ON FEET) SCALE: 1" = 100 FT z BOUNDARY LINE ADJUSTMENT \ & L 0 T CONSOLIDATION PLAT NCD ���� �C/�/q'; PIN 54-ATH111,A54-ANDS o 112AS5I4GA-112BTON M54- A 112CMONS RE, L 54-1-11.3, 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE NPA DATE 09/15/21 SHEET 6 of 11 :wmo Piedmont Design Group, LLC <�` 5283 Corporate Drive, Suite 300 /'//FSs/ONA� � Frederick, MD 21703 11 i O`` 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 71 GRAPHIC SCALE 100 0 50 100 200 ON FEET) SCALE: 1 100 FT L21 50' FYSB zC ZL43 ZL42 ZL41 NEW PARCEL 54-5- 10 4 505,398 s L37 or 11. 6023 acres .z L36 5' E YSg • 0' R YSB _ _ L35 25 R);SB nna RP aitch \ L34 NEW PARCEL 54—A — 111 7, 072, 808 s f or CD 24. 6285 acres RP BOUNDARY LINE ADJUSTMENT & LOT CONSOLIDATION PLAT V&W THE LANDS OF WASHINGTON COMMONS RE, LLC E PIN 54—A-111, 54—A-112A, 54—A-112B, 54—A-112C, 54-1-113, CD 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS WILEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY VIRGINIA < Lic. No. 21393 SCALE NIA DATE 09115121 SHEET 7 of 11 :wm o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 11111F11SSIONO� Frederick, MD 21703 /01111HOO 301-695-6614 PIEDMONT www.piedmontdesigngroLip.com 72 50' FYSB I _I m -IT i L—� S2 2 L26 I PARCEL 54-5- 70 25' SySB 505,398 sf N Z or 1. 6023 acres Z � } YSB Z _ - ..............:. m 5 - ` Z / `L28 o 4-A — III \ / M1 ID s f �S \ w Z E P GRAPHIC SCALE Z j s 0 50 100 200 o \ CD C \ (IN FEET) \ 29 22"WHITE OAK \ SCALE: 1" = 100 FT. z BOUNDARY LINE ADJUSTMENT \ ,`��p0 H OF & L 0 T CONSOLIDATION PLAT N �� V �C PlN 54—ATH111,A5�SAo 112AS5/4GA0N12BM5�NA�12CLLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE N/A DATE 09/15/21 SHEET 8 of 11 o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 1'%FSSIO N O� Frederick, MD 21703 ,iii iOO 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 73 1 \ \ `L28 \ \ M1 22"WHITE OAK \ \ o \ a / 0/ z 1Q,/ o - - z / m _ i 5 / — ii Q , / — i SSB I I MR;: r � ID / GRA HI SCALE ` 100 0 50 1-06 200 CD i FEET)— — SCAL = I-Do- z BOUNDARY LINE ADJUSTMENT OF & L 0 T CONSOLIDATION PLAT NCD V��p�T PIN 54—ATH111,A5�SAo 112AS5/4GA0N12BM5�NA RE, LLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic:wm . No. 21393 = SCAL: I" 1DO' DATE 09/15/21 SHEET 9 of 11 v o Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 1'%FSSIO N O� Frederick, MD 21703 / ,,,i iOO 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 74 PROPERTY LINE TABLE PROPERTY LINE TABLE Line # Direction Length Line # Direction Length LI S75' 38' 28.00"E 679.55' L21 N64' 05' 28.00"E 56.33' L2 S15' 26' 10.00"W 130.10' L22 S51' 53' 47.00"W 63.19' L3 S75° 20' 07.83"E 59.99' L23 N82' 05' 30.00"E 440.91' L4 S15' 26' 10.00"W 129.78' L24 S4' 57' 48.00"E 274.87' L5 S75° 38' 28.00"E 515.42' L25 S78' 26' 76.00"E 115.79' L6 N75' 38' ,31.00"W 120.65' L26 S82' 33' 0200"E 149.31' L7 N1' 21' 53.00"W 158.50' L27 S1' 03' 08.00"E 83.24' L8 N41' 05' 24.00"W 116.90' L28 N46' 45' 08.00"E 417.08' L9 N7° 29' 57.00"E 177.24' L29 S60' 23' 03.00"E 293.78' L10 N16' 14' 3200"W 121.51' L30 N22' 25' 26.00"E 257.34' L11 N25' 45' 2200"W 33.00' L31 N4° 34' 59.00"E 146.77' L12 S64' 14' 38.00"W 147.73' L32 N6° 34' 01.00"E 100.71' 3 L13 S83' 17' 12.00"W 134.04' L33 N60' 23' 03.00"W 453.34' 0 L14 N64° 05' 25.48"E 362.80' L34 N52' 55' 05.00"W 64.00' a L15 N25° 54' 32.00"W 29.00' L35 N87' 28' 34.61"W 283.23' Z L16 S7° 49' 32.00"E 45.59' L36 S66' 28' 48.44"W 9.02' o L17 N57' 29' 28.00"E 63.28' L37 N22° 07' 05.26"W 213.29' L 18 N58' 29' 38.61"E 31.65' 0 L19 S2" 06' 01.00"W 46.41' Z m L20 N25' 54' 32.00"W 21.00' 5 a Z 0 z PROPERTY CURVE TABLE Curve # Arc Length Radius Delta Chord Direction Chord Length 0 Z m C1 205.39' 50.00' 235' 21' 21" N37' 17' 13"W 88.56' Y o C2 15.71' 20.00' 45' 00' 30" N47' 32' 09"E 15.31' ID z C3 110.63' 300.00' 21' 07' 41" S59' 28' 28"W 110.00' w � z, C4 40.00' 4292.88' 0' 32' 02" N64° 21' 37"E 40.00' Z z C5 209.91' 1839.86' 6' 32' 13" S67' 21' 36"W 209.80' 0 CD C6 110.04' 210.00' 30' 01' 26" S16' 03' 51"E 108.79' U Z O C� Z BOUNDARY LINE ADJUSTMENT \ ,`��pLT H OF b� & L 0 T CONSOLIDATION PLAT N \\01- �C/�/q PIN 54-ATH111,A5�SAo 112AS5/4GA0N12BM5�NA RE, LLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE: N/A DATE 11/06/21 SHEET 10 of 11 :wmo Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 /'//FSs/ONA���G\� Frederick, MD 21703 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 75 ZONING LINE TABLE Line # Direction Length ZL38 S75' 44' 25.70"E 159.96' ZL39 S30' 57' 03.30"W 35.36' ZL40 S37' 18' 52.70"E 7.90' ZL41 S52' 55' 05.00"E 21.41' ZL42 S57' 59' 31.45"W 142.45' ZL43 S51' 36' 5247"W 118.72' ZONING CURVE TABLE Curve # Arc Length Radius Delta Chord Direction Chord Length 3 ZC7 85.54' 70.00' 70' 00' 56" N40' 43' 58"W 80.32' g ZC8 77.75' 121.45' 36' 40' 47" N72 36' 53"E 76.43' a w ZC9 72.98' 1839.86' 2' 16' 22" S69' 32' 10"W 72.97' 0 Z 0 z 0 m 5 a z 0 Z 0 z 0 m Y K O CD Z W Z C' Z Z O CD O U Z O C� Z BOUNDARY LINE ADJUSTMENT pLT H OF & L 0 T CONSOLIDATION PLAT PIN 54—ATH111,A5�SAo 112AS5/4GA0N12BM5�NA RE, LLC 54-1-113 54-5-1, 54-5-9, and 54-5-10 MICHAEL THOMAS UNLEY REDBUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA T = Lic. No. 21393 = SCALE: N/A DATE 09/15/21 SHEET 11 of 11 :wmo Piedmont Design Group, LLC Z 5283 Corporate Drive, Suite 300 Frederick, MD 21703 301-695-6614 PIEDMONT www.piedmontdesigngroup.com 76 9(1 THIS DEED,made and dated this 14th of February,2020,by and between 220 SEAFOOD RESTAURANT,L.C.,a Virginia limited liability company,hereinafter called the Grantor;and WASHINGTON COMMONS RE LLC,a Virginia limited liability company,hereinafter called the Grantee. a oWITNESSETH: That for and inconsideration of the sum of Ten Dollars($10.00), � U o e cash in hand paid,and other good and valuable consideration,the receipt of which is hereby U acknowledged,the Grantor does hereby grant and convey,with general warranty of title,unto athe Grantee,in fee simple,the following tracts or parcels of land,to-wit: m 0 d PARCEL ONE: All of that certain tract or parcel of land,together with the improvements thereon and Nall rights,rights of way and appurtenances thereto belonging,Iying and being situate in S Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, A Virginia,and being more particularly described as containing 7.5446 acres,more or less,and i being more particularly described on that certain plat titled"Plat Showing Boundary Line 3 Adjustment And Consolidation Property Of:Eastside Holdings,L.L.C.And 220 Seafood v Restaurant,L.C."dated September 30,2009,revised December 8,2009,drawn by Cory M. Haynes,L.S.,which plat is attached to that certain Deed,Deed of Boundary Line Adjustment q tr And Deed Of Consolidation dated March 1,2010,of record in the Clerk's Office of the la Ni d Circuit Court of Frederick County,Virginia as Instrument No. 100001808. The aforesaid NNparcel of land is designated as"T.M.54-A-1 12C 220 Seafood Restaurant,L.C.DB 862,PG 1298 7.5446 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of 4 Jack E.Johnson,Et Als,Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated d ° January 22,2020,drawn b Christopher G.Blair,L.S.,a co of which is attached hereto and z azY Y P PY oby this reference made a part hereof as if set out in full;and being a portion of the same lands U � F conveyed to 220 Seafood Restaurant,L.C.by Deed of Boundary Line Adjustment And Deed MiVSB#157737 I L. an Of Confirmation dated January 31,2005,of record in the aforesaid Clerk's Office as 116S- 16S.Braddock St. Winchester,VA Instrument No.050006617. Reference is made to the aforesaid instruments for a more 77; particular description of the property herein conveyed. TAX MAP NO.54-A-112C. The conveyance of the aforesaid property shall include that certain right of way or easement leading from the subject property to Valley Mill Road(VA.Sec.Route 659),as more particularly shown on that certain plat titled"Plat Showing Boundary Line Adjustment And Consolidation Property Of:Eastside Holdings,L.L.C.And 220 Seafood Restaurant, L.C."dated September 30,2009,revised December 8,2009,drawn by Cory M.Haynes,L.S., of record as aforesaid. PARCEL TWO: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,and being more particularly described as containing 21,124 square feet(0.4849 acre),more or less,on the Old Winchester-Berryville Road,and more particularly described by plat of survey drawn by Richard U.Goode,L.S.,dated September 7, 1955,of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 238,at Pages 329-330. The aforesaid parcel of land is designated as"T.M.54-A-113 220 Seafood Restaurant,L.C.Inst.#050006620 0.4849 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als,Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full; and being a portion of the same property acquired by the Grantor by Deed of Confirmation dated March 28,2005,from Barbara G.Ganse and Cathy G.Ganse,et al,of record in the aforesaid Clerk's Office as Instrument No.050006620. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-A-113. Michael L.Bryan VSB#15737 116 S.Braddock St. Winchester,VA 78 PARCEL THREE: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,and being more particularly described as containing 1.00 acre,more or less,located about one-half(1/2)mile east of the City of Winchester,Virginia,and more particularly described by metes and bounds on that certain survey made by Richard U.Goode,L.S.,dated May 26, 1947,attached to that certain Deed of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 200,at Page 469,LESS AND EXCEPT that certain parcel of land containing 22,977 square feet,more or less,conveyed to the Commonwealth of Virginia by Deed of Dedication dated January 16,2020,of record in the aforesaid Clerk's Office as Instrument No. 200001747 . The aforesaid parcel of land is designated as"T.M.54-A-1 12A 220 Seafood Restaurant,L.C.Inst.#050006618 0.1425 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E. Johnson,Et Als,Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22, 2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full; and being a portion of the same property acquired by the Grantor by Deed of Confirmation dated March 28,2005,from Barbara G. Ganse and Cathy G.Ganse,et al,of record in the aforesaid Clerk's Office as Instnunent No. 050006618. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO. 54-A-112A. PARCEL FOUR: All of those two certain lots or parcels of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District,Frederick County,Virginia,containing a total of Michael L.Bryan 22,088 square feet,more or less,located on the southern side of Berryville Pike-Route 7, VSB#15737 116 S.Braddock St. Winchester,VA 79 designated as"22,088 S.F.Of Old Route 37 Right-Of-Way To Be Conveyed By V.D.O.T.To 220 Seafood Restaurant,L.C."on Sheet 2 of 3 of that certain plat titled"Exhibit Of Land Exchange Between The Virginia Department Of Transportation&220 Seafood Restaurant, L.C."dated December 9,2019,drawn by Christopher G.Blair,L.S.,which plat is attached to and made a part of that certain Quitclaim Deed dated January 16,2020,of record in the aforesaid Clerk's Office as Instrument No.200001746 . The aforesaid parcel of land is designated as"T.M.54-A-11213 220 Seafood Restaurant,L.C.Inst.#200001746 0.5071 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E. Johnson,Et Als,Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22, 2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full; and being the same property acquired by 220 Seafood Restaurant,L.C.by Quitclaim Deed dated January 16,2020,of record in the aforesaid Clerk's Office as Instrument No. 200001746 Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-A-112B. This conveyance of the above Parcel One,Parcel Two,Parcel Three and Parcel Four is intended as a conveyance in gross and not by the acre of all of the Grantor's right,title and interest in the lands conveyed hereby. Inclusion of the Tax Map Numbers in this Deed is made pursuant to Virginia Code Section 17.1-252,is not part of the legal description of the Property,and the Grantor does not make any warranty as to their accuracy. This conveyance is made subject to all easements,rights of way and restrictions of record affecting the subject property;provided,however,that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. Michael L.Bryan The Grantor does hereby covenant that it has the right to convey to the Grantee;that VSB#15737 116 S.Braddock St. Winchester,VA 4 80— the Grantee shall have quiet and peaceable possession of the said property,free from all liens and encumbrances;and it will grant such further assurances of title as may be requisite. WITNESS the following signatures and seals: 220 SEAFOOD RESTAURANT,L.C. By: (SEAL) ROBE] By: (SEAL) BARBARA G.GANS' ,Manager STATE OF VIRGINIA,AT LARGE, CITY/CUMM OF WINCHESTER ,tO-Wit: The foregoing instrument was acknowledged before me on the 14 th day of February,2020,by Robert T.Ganse,Manager and Barbara G.Ganse,Manager of 220 Seafood Restaurant,L.C.,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires 3 oZ .7-P �7 THIS INSTRUMENT PREPARED BY: Michael L.Bryan 116 South Braddock Street LRegistration N M.BUTLER Winchester,VA 22601 RY PUBLIC 540-545-4130 ealth of Virginia No,258315 Expires Deeds1220 Seafood to Washington Commons 2/12/20 Michael L.Bryan VSB#15737 116 S.Braddock St. Winchester,VA 81 VICINITY MAP f i B 7 'Ill '111r` t � 4 SCALE. 1" = 1000' NOTES.- 1. THE BOUNDARY INFORMATION SHOWN HEREON IS A COMPOSITE SURVEY OF THE AVAILABLE DEEDS AND PLATS OF RECORD. NO FIELD RUN SURVEY HAS BEEN CONDUCTED BY THIS FIRM. 2. NO TITLE REPORT FURNISHED. EASEMENTS MIGHT EXIST WHICH ARE NOT SHOWN. J. THE PROPER71ES SHOWN HEREON LIES ENTIRELY WITHIN ZONE X, AREAS OF DETERMINED TO BE OUTSIDE THE 0.2X ANNUAL CHANCE FLOODPLAIN, PER N.F.I.P. FLOOD INSURANCE RATE MAP NO. 51069CO217D, DATED SEPTEMBER 2, 2009. 4. TITLE TO THE PROPERTIES SHOWN HEREON ARE VESTED AS FOLLOWS: TM 454-5-1 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM/54-5-9 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM 154-5-10 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM 154-A-111 - BARBARA G. & CATHY G. DANSE - x'150001761 TM 454-A-1124 - 220 SEAFOOD RESTAURANT, L.C. - INST. 1050006618 dt INST 1100001808 TM 154-A-1126 - 220 SEAFOOD RESTAURANT, L.C. - INST. /2000011746 TM 1,54-A-112C - 220 SEAFOOD RESTAURANT, L.C. - DEED BOOK 862, PAGE 1298 & INST. 1050006617 TM,x'54-A-113 - 220 SEAFOOD RESTAURANT, L.C. - INST. 1050006620 SURVEYORS CERTIFICATE I HEREBY CERTIFY THAT THE LAND SHOWN ON THIS COMPOSITE BOUNDARY E)(HIBIT ARE THE LANDS OF JACK E. JOHNSON, ET ALS, AS RECORDED AT INSTRUMENT No. 160009969 AND A PORTION OF LAND IN THE NAME OF 220 SEAFOOD RESTAURANT, L.C. AS RECORDED AT INSTRUMENT No. 050006617, 050006618, 050006620 AND DEED BOOK 862, PAGE 1298,•AND THE LAND OF 13404R4 G. AND CATHY G. 64NSE AS RECORDED AT INSTRUMENT No. 150001761, ALL AMONG OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERKS OFFICE. 7) CHRISTOPHER G. BLAIR, LS /3276 COMPOSITE BOUNDARY EXHIBITp,LTH OF THE LANDS OF .q1� JACK E. JOHNSON, ET ALS, BAR6ARA & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA v0 T I R G,,LAIR D SCALE. AS SHOWN DATE.- JANUARY 22, 2020NO 9' 16 GREENWAY ENGINEERING,INC 151 Windy Hill Lane Ftun y� Winchester, Virginia 22602 Su PN Telephone:(540)662-4185 GREENWAY FAX. (540)722-9528 4905M SHEET 1 OF 5 ENGINEERING www.greenwayeng.com 82 y�o y M. 54-5-1 ,Q�(\.V'�l►r JACK ET ACSNSO NST1160009969 Go 1.2153 C. a T.M. 54-A-112A T.M. 54-5-9 220 SEAFOOD T.M. 54-5-10 S JACK E. JOHNSON, ET ALS RESTAURANT, L.C. JACK E. JOHNSON, ET ALS 3 INST1160009969 INST.1050006618 INST1160009969 � 4.9553 Acres t 0.1425 Acres 4.2933 Acres v (SEE SHEET 4) � y 453.34' 1 N 52'5505'W 462.83' S 60*23'�� h 320.19' 142.63' v 1� T.M. 54-A-1120 1° 220 SEAFOOD •� T.M. 54-A-113 RESTAURANT, L.C. ak 220 SEAFOOD INST./20000 6� TM. 54-A-111 RESTAURANT, L.C. �h 0.5071 Acres h BARBAR4 & CATHY GANSE INST 1050006620 � INST1150001761 a 4849 Acres (SHEET 4) 16.9106 Acres L12 e9 LAO N T.M. 54-A-112C N 220 SEAFOOD N is RESTAURANT, L.C. W t254° DB 862, PG 1298 N'S 38 ZS <s 7.5446 Acres 4 c� w N?G cam' G V' L3 O L1 W 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT PATH pr THE LANDS OF L� JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. a � z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA G.,BLAIR D SCALE. 1" = 200' DATE. JANUARY 22, 2020 .L . No. 76 GREENWAYENGINEERING,INC. 151 Windy Hill Lane CL nsn 97 Winchester, Virginia 22602 S U Rq Telephone:(540)662-4185 GREENWAY FAX(540) 722-9528 4905M SHEET 2 OF 5 ENGINEERING www.greenwayeng.com 8 C T.M. 54-5-1 JACK E. ET ALS NSO . 5 T1160009969 6' 1.2153 Ac. 2 0 v Z � o� T.M. 54-5-9 TM. 54-5-10 I JACK E. JOHNSON, ET ALS :k JACK E. JOHNSON, ET ALS 3 INST 1160009969 0h INST1160009969 ;� 4.9553 Acres P 4.2933 Acres h � y � 453.34' E N 52'55'05'W 46283' g 60'2303 747.12' 320.19' 14263' 1� 4—A-1128 SEAFOOD L.C. ego T.M. 54—A-111 G° 71 Acres 5 84RBAR4 & CATHY GWSE 1NST1150001761 MEET 4) 16.9106 Acres N 1120 N )OD t2 '91. L.C. w 1298 nes �. w µFIG Uti N� 10� 2 9B G 200 0 200 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT P�-TH THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY GANSE & 220 SEAFOOD RESTAURANT, L.C. oG,AAIR z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY VIRGINIA U D SCALE: I" = 200' DATE. JANUARY 22, 2020 !�216 { GREENWAY ENGINEERING, INC. <' 151 Windy Hill Lane $U Rv� Winchester, Virginia 22602 Telephone: (540)662-4185 GREENWAY FAX.-(540) 722-9528 4905M SHEET 3 OF 5 ENGINEERING www.greenwayeng.com 84 o � Co v T.M. 54-5-10 JACK E. JOHNSON, ET ALS INST.1160009969 1 4.2933 Acres T.M. 54-A-1124 ° 220 SEAFOOD RESTAURMT, L.C. INST.1050006618 0.1425 Acres ' T.M. 54-A-1128 220 SEAFOOD RESTAURANT, L.C. 1 INST.12000O 746 0.5071 Acres \ T.M. 54-A-112C 220 SEAFOOD RESTAURANT, L.C. DB 862, PG 1298 7.5444 Acres 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT p,LT H OF THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA UO CH ,BLAIR D SCALE. I" = 80' DATE.- JANUARY 22, 2020 - 6 GREENWA Y ENGINEERING,mc. � 4Q- 151 Windy Hill Lane Q (� --Cos" Winchester, Virginia 22602 S u?"4 Telephone:(540)662-4185 GREENWAY FAX-(540) 722-9528 4905M SHEET 4 OF 5 ENGINEERING www.greenwayeng.com 85 LINE TABLE LINE BEARING DISTANCE L1 N 75-58,37 W 120.65 L2 7-0 W 158.50 L3 V 41'0524 W 116.90 = L4 N 07-29.57"E 7-727- L5 V-1 6'1432 W 121.51 cry L6 I N 254522' W 33.00 L7 N 64'14'J8'E 147.73 L8 N 83'1712 E 7256 L9 N 16'53 51 W 123.88 Ti-o- V'79-5648 W 85.90 TI-1- S 43'29 12 W 139.20 T-12-S 59'2848 E 95.20 L13 N 75'1610 E T4-7-9-2r- 7-,4 4792L14 N 7139 26 E 161.08 T1-5-N 5-729 28 E 77.50 L 16 V-58-7-9 18 E 31.65 L 17 N 56-29'18-E 13500 T-18-V-5 47 E T5-2.-16 -7-- L 19 N 82'05 30 E 206.54 L20 S 10'28 42 E 200.00 L21 S 78'26 06 E 14512 L22 N 78-26'06* W 78.98 L23 T-75-7 57 48 E 274.87 L24 N 82'05 30 E 234.37 L25 S 78'26 16 E 115.79 L26 T 82'33 02 E 149.31 L27 S 01'03'08'E 83.24 QF S 22'25 26 W 257 44 L29 S 0434 59 W 146.77 L30 S 06'340] W 100.71 L31 N 83'17'12 E 61.48 L32 S 83'1712 W 73.82 L33 N-64--05r2-8'E 114.17 L34 N 75'16'10-E 68.48 L35 N 7139 26 E 154.85 L36 7-5'7-2926 E 27.64 07 N 07'49 32 W 1.57 138 N 25-54'32" W 29.00 139 S 64'05 28 W 74Y6-2'--- T4-0-V 02'06 01 E 46.4 J L41 T 25'54 32 E 2.37 142 S 25'54 32 E 18.63 L43 S 64'05'28" W 56.33 L44 N 572928"E 70,40' 145 N 52'0837 £ 46.34 L46 N 51'53 47 E 63.19 L47 N 51-2928 E 14.23 L48 S 0749 32 E 44.02 CURVE TABLE CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH C5 205.41 50.00 235'22 56 N 3716 43 W 88.55 C6 T5-.7-1-r'---20.00 45'00 30 S 4732 03 W 15.31 C7 110.63 300.00 2107 41 S 59'28 28 W TI 0A0 7C7-T8-9-6'T8'3986 150 09 S 65'00'33" W 58.95 C9 15Q95 1839.86 4-42'03' N 68.16 39 E 150.91 C 10 110.05 210.00 30'0131 S 16'03 54 E 108.79 COMPOSITE BOUNDARY EXHIBIT p,LTH OF THE LANDS OF y�E lid JACK E. JOHNSON, ET ALS, BARBARA & CATHY GANSE & 220 SEAFOOD RESTAURANT, L.C. o _-' y REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA U - XJR n SCALE. N/A DATE. JANUARY 22, 20202"!6 GREENWA Y ENGINEERING,mC. 151 Windy Hill Lane Q O Fxn y„ Winchester, Kirginia 22602 S U Rv Telephone:(540)662-4185 G RE E IVVI/AY FAX.,(540) 722-9528 4905M SHEET 5 OF 5 ENGINEERING www.greenwayeng.com 86 c� VIRGINIA:FREDERICK COUNTY.SCT. This instrument of writing was produced to me on at 14:39 p„ /M and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec.58.1-802 of $ D and 58.1 1 have been paid,if assessable. Clerk �1 88 oo"�J�,6 40co THIS DEED,made and dated this 14th of February,2020,by and between BARBARA G.GANSE and CATHY G.GANSE,hereinafter called the Grantors;and WASHINGTON COMMONS RE LLC,a Virginia limited liability company,hereinafter called the Grantee. a a E WITNESSETH: That for and in consideration of the sum of Ten Dollars($10.00), , U ca cash in hand paid,and other good and valuable consideration,the receipt of which is hereby ea � Vacknowledged,the Grantors do hereby grant and convey,with general warranty of title,unto o the Grantee,in fee simple,the following tract or parcel of land,to-wit: a L 7 a All of that certain tract or parcel of land,together with the improvements thereon and d E, all rights,rights of way and appurtenances thereto belonging,lying and being situate in NRed Bud Magisterial District,Frederick County,Virginia,containing 17.090 acres,more or d a less,and more particularly described on that certain plat titled"Boundary Line Adjustment Between The Land Of 220 Seafood Restaurant,L.C.Deed Book 862 Page 1298 And Barbara i o: G.Ganse&Cathy G.Ganse"dated December 13,2004,signed January 31,2005,drawn by 3 S.W.Marsh,L.S.,which plat is attached to that certain Deed of Boundary Line Adjustment � w And Deed Of Confirmation dated January 31,2005,of record in the Clerk's Office of the L 'O d Circuit Court of Frederick County,Virginia as Instrument No.050006617. The aforesaid parcel is designated as"T.M.54-A-111 Barbara&Cathy Ganse Inst.#150001761 16.9106 L Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E. cJohnson,Et Als,Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22, N Q 2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this 4 reference made a part hereof as if set out in full;and being a portion of the same lands IOU Z conveyed to the Grantors herein by Quitclaim Deed dated February 13,2015,from Daniel Martin Johnson,of record in the aforesaid Clerk's Office as Instrument No. 150001761. c� aH Reference is made to the aforesaid instruments for a more particular description of the Michael 1,.Bryan herein conveyed. TAX MAP NO.54-A-111. VSB#15737 property y 116 S.Braddock St. Winchester,VA This is a conveyance in gross and not by the acre of all of the Grantors'right,title and 89 interest in the above-described tract or parcel of land conveyed hereby. Inclusion of the Tax Map Number in this Deed is made pursuant to Virginia Code Section 17.1-252,is not part of the legal description of the Property,and the Grantors do not make any warranty as to its accuracy. This conveyance is made subject to all easements,rights of way and restrictions of record affecting the subject property;provided,however,that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired orlapsed. The Grantors do hereby covenant that they have the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property,free from all liens and encumbrances;and they will grant such further assurances of title as may be requisite. WITNESS the following signatures and seals: (SEAL) BARBARA SE (SEAL) CATHY GANSE STATE OF VIRGINIA,AT LARGE, CITY/6XIMM OF WINCHESTER ,to-wit: The foregoing instrument was acknowledged before me on the 14th day of February,2020,by Barbara G.Ganse and Cathy G.Ganse,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires ..3 1ilfl NOTAR_ _ _____ SHARON M.BUTLER NOTARY PUBLIC Michael L.Bryan Commonwealth of Virginia VSB#15737 Registration No.25 315 116 S.Braddock St. My Commission Expires Winchester,VA 2 90 THIS INSTRUMENT PREPARED BY: Michael L.Bryan 116 South Braddock Street Winchester,VA 22601 540-545-4130 DeedslGanse to Washington Commons 2/12/20 Michael L.Bryan VSB#15737 116 S.Braddock St. Winchester,VA 91 VICINITY MAP an[noEWE� SUE I®® 1-81/R1E. 7 IMMMMAVE SCALE. 1' = 1000' NOTES- 1. THE BOUNMY INFORMATION SHOWN HEREON IS A COMPOSITE SURVEY OF THE AVAILABLE DEEDS AND PLATS OF RECORD. NO FIELD RUN SURVEY HAS BEEN CONDUCTED BY THIS FIRM. 2. NO TITLE REPORT FURNISHED. EASEMENTS MIGHT EXIST WHICH ARE NOT SHOWN. A THE PROPERTIES SHOWN HEREON LIES ENTIRELY WITHIN ZONE X, AREAS OF DETERMINED TO BE OUTSIDE THE 0.2X ANNUAL CHANCE FLOODPLAIN, PER N.FLP. FLOOD INSURANCE R4TE MAP NO. 51069CO2170, DATED SEPTEMBER Z 2009. 4. TALE TO THE PROPERTIES SHOWN HEREON ARE VESTED AS FOLLOWS.• TM 154-5-1 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM 154-5-9 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM,{54-5-10 - JACK E. JOHNSON, ET ALS - INST. 1160009969 TM 1.54-A-111 - BARBARA G. & CATHY G. DANSE - 1150001761 TM 1'54-A-1124 - 220 SEAFOOD RESTAURANT, L.C. - INST. 1050006618 & INST. 1100001808 TM 154-A-112B - 220 SEAFOOD RESTAURANT, L.C. - INST. /20000L 746 TM,x'54-A-112C - 220 SEAFOOD RESTAURANT, L.C. - DEED BOOK 862, PAGE 1298 & INST. 1050006617 TM 154-A-113 - 220 SEAFOOD RESTAURANT, L.C. - INST. 1050006620 SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND SHOWN ON 1HIS COMPOSITE BOUNDARY EXHIBIT ARE THE LANDS OF JACK£. JOHNSON, ET ALS, AS RECORDED AT INSTRUMENT No. 160009969 AND A PORTION OF LAND IN THE NAME OF 220 SEAFOOD RESTAURANT, L.C. AS RECORDED AT INSTRUMENT No. 050006617, 050006618, 050006620 AND DEED BOOK 862, PAGE 1298,AND THE LAND OF BARBARA G. AND CATHY G. DANSE AS RECORDED AT INSTRUMENT No. 150001761, ALL AMONG OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERKS OFFICE. CHRISTOPHER G. BLAIR, LS 13276 COMPOSITE BOUNDARY EXHIBIT PLT H pF THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE moo`' & 220 SEAFOOD RESTAURANT, L.C. REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA �H G,FAIR D SCALE. AS SHOWN I DATE.- JANUARY 22, 2020 1 iNo. 6Z``16 GREENWAY ENGINEERING, INC. 151 Windy Hill Lane 3$- Winchester, Kirginia 22602 S U Rv Telephone:(540)662-4185 GREENINAY FAX.-(540) 722-9528 4905M SHEET 1 OF 5 ENGINEERING www.greenwayeng.com 92 y�0 JACK E ET AOSNSO , 5 �6 0 T1160009969 1.2153 Ac. T.M. 54-A-1124 V `� 220 SEAFOOD T.M. 54-5-10 TM. 54-5-9 RESTAURANT, L.C. J4CK E. JOHNSON, ET ALS 3 JACK E. JOHNSON, ET ALS INST1050006618 INST1160009969 lNST.1160009969 4.2933 Acres h 4.9553 Acres 0.1425 Acres a (SEE SHEET 4) a v 453.34'S 6d' E 7- N 52155105"W 462.83' 2303 h 320.19' 142.63' v T.M. 54-A-1128 220 SEAFOOD T.M. 54-A-11JRESTAURANT, L.C. °P 220 SEAFOOD INST.�20000 ��o T.M. 54-A-111 RESTAURANT, L.C. �^� 0.5071 Acres BARBARA & CATHY GANSE INST.1050006620 INST1150001761 0.4849 Acres (SHEET 4) 16.9106 Acres V0 e9 N T.M. 54-A-112C N 220 SEAFOOD N �s RESTAURANT, L.C. DB 862, PG 1298 E ?538 28. <s 7.5446 Acres w � C11 w �510N 0 [,r G 06 �1 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT p,LT H OF THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. o '? 2 REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA U G,GLAIR D SCALE. 1" = 200' DATE. JANUARY 22, 2020 0. X76 GREENWAY ENGINEERING, INC. < 151 Windy Hill Lane n y» Winchester, Kirginia 22602 $U Rv Telephone:(540)662-4185 GREENINAY FAX.-(540) 722-9528 4905M SHEET 2 OF 5 ENGINEERING www.greenwayeng.com 93 c-� cn V I'. M. 54-5-1 JACK ET ALS NSO 0 T1160009969 L22 � cis L c 1.2153 Ac. y?'a v T.M. 54-5-10 T.M. 54-5-9 3 JACK E. JOHNSON, ET ALS 3 JACK E. JOHNSON, ET ALS INST. 160009969 INST 1160009969 � 4.2933 Acres 4.9553 Acres � y y ' N 52'5505'W 462.83' 483.34'S 60'23'03"E 747.12 320.19' 142.63' m 4-A-1128 SEAFOOD e4• �� L.C. a� T.M. 54-A-111 G� 71 Acres 84RBAR4 & CATHY DANSE IEET 4) INST1150001761 r� 16.9106 Acres Ln N 1120 N 10D '2549. L.C. 1298 U N 15 3a 28 W es w u oLµB SP 2. G UB G Lti 200 0 200 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT NUT H OF THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY GANSE & 220 SEAFOOD RESTAURANT, L.C. 4 REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA UO � R D SCALE. 1" = 200' DATE.- JANUARY 22, 2020 +cf N GREENWAY ENGINEERING,INC. 151 Windy Hill Lane N� S U Rv� .(;,971 Winchester, i/irglnia 22602 Telephone.(540)662-4185 GREENWAY FAX. (540) 722-9528 4905M SHEET 3 OF 5 ENGINEERING www.greenwayeng.com 94 r 0 T.M. 54-5-10 JACK E. JOHNSON, ET ALS INST1160009969 1 4.2933 Acres V T.M. 54—A-112A 220 SEAFOOD RESTAURANT, L.C. 3 INST.1'050006618 0.1425 Acres .`y T.M. 54—A-112B 220 SEAFOOD RESTAURANT, L.C. 1 INST.120000L746 0.5071 Acres �0 q . T.M. 54—A-112C 220 SEAFOOD RESTAURANT, L.C. DB 862, PG 1298 7.5444 Acres vk 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT PATH pr THE LANDS OF k1- JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. O z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA VCH � G,FAIR D SCALE. 1" = 80' 1 DATE.- JANUARY 22, 2020 - 6 GREENWAYENGINEERING,INC C 151 Windy Hill Lane q�OS U R��yO� �vn 9n Winchester, raginia 22602 Telephone:(540)662-4185 GREEN I FAX.-(540) 722-95284905M SHEET 4 OF 5 ENGINEERING www.greenwayeng.com 95 LINE TABLE LINE BEARING DISTANCE TF-N 75'38 31 W 120 65 L2 7 012153 W 158.50 L3 7 41'0524 W 116.90 L4 7 0729 57 E 177.24 15 V-1 F-1 4 32 W 121.51 L6 N 25'45 22 W 33.00 L7 N 64'1438 E 147.73 L8 V-83 E 72.56 L9 V-1-F-5-3 3-IW 12,3.88 L f0 T 79'56 48 W 8590 L 11 S 43'29 12 W 139.20 L 12 S 59'2848 E 95.20 L 13 N 75'16'10'E 147.92 T1-4-V 7139 26 E 161.08 087- T1-5-N 57-29 28 E 77.50 T1-6-W-58--29 18 E 31.65 L 17 N 58'29 18 E 135.00 L18 N 5153 47 E 252.18 T-19-N 82-5555"E 206.54 720 S 10'28 42 E TO-O.00--r- 071-T 78'26 06 E 145.12 722 V 78'26 06 W 78.98 723 T 04'5748 E 274.87 L24 N 82'05 30 E 234.37 L25 S 78'2fi 16 E 11579 L26 T 82'33 02 E 149.31 L27 T 01'0308 E 83.24 128 S 22'25 26 W 257.34 L29 S 04'34 59 W 146.77 L30 S 06,34,o i W 100.71 131 V 83'17 12 E 61.48 732 S 83'17 12 W 73.82 733 N 64'05 28 E 114.17 L34 N 75'1610 E 68.48 L35 N 71'3926 E 154.85 736 W-5-2-9 28 E 27.64 137 V 07'49 32 W 1.57 L38 N 2554 32 W 29.00 L39 T-64 W 248.62 L40 T 02'06 01 E 46.41 L41 S 2554J2"E 2.37 L42 S 25-54J2 E 18.63 L43 S 64'05 28 W 56.33 L44 N 572928 E 70.40 L45 N 52'08 37 E 46.34 L46 W-5 I-*5J-r4-7 E 63.19 L47 N 57-2928 E 14.23 L48 IS 0749'J2-E 44.02 CURVE TABLE CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH C5 205.41 50.00 235'22 56 N 37-16 43 W 88.55 C6 15.71 20.00 45'00 30 S 4732 03 W 15.31 C7 T1 0-6-J 30000 2107 41 S 5928 28 v W 110.00 C7 58.96 1839.86 1'50 09 T 65'00 33 W 58.95 C9 150.95 1839.86 742 03 N 68'16 39 E T5-0.9-1'r'-- T1-0 50.91C]0 11005 210.00 30'0131 7 16'03 54 E 108.79 COMPOSITE BOUNDARY EXHIBIT THE LANDS OF PLT OF`/ JACK E. JOHNSON, ET ALS, BARBARA & CATHY DANSE �o�' 'P. & 220 SEAFOOD RESTAURANT, L.C. oy REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA V IR D SCALE• N/A I DATE JANUARY 22, 2020 L AOML GREENWAY ENGINEERING,INC. `9ti 151 Windy Hill Lane Q FWf) ,y7, Winchester, Virginia 22602 Telephone:(540)662-4185 GREENWAY FAX. (540) 722-9528 4905M SHEET 5 OF 5 ENGINEERING www.greenwayeng.com 96 VIRGINIA:FREDERICK COUNTYSCT, This instrument W wrung was produced to me on c?M H-aDa o at 4'.41 �m and with certificate ack-ow'edgement thereto annexed was admitted to record. Tax Imposed by Sec.58.1-802 of $1r US.CY rd 58.1-801 have been pa'd,if assessable. Clerk 98 20OU01838 THIS DEED,made and dated this 14th of February,2020,by and between JACK E.JOHNSON AND MARGARET R.JOHNSON REVOCABLE LIVING TRUST AGREEMENT BY MARGARET R.JOHNSON,TRUSTEE,now known as the JACK E.JOHNSON FAMILY TRUST BY MARGARET R.JOHNSON. c TRUSTEE,220 SEAFOOD RESTAURANT.L.C.,a Virginia limited liability company, d o z u o a and BARBARA G.GANSE and CATHY G.GANSE,hereinafter called the Grantors;and � L e WASHINGTON COMMONS RE LLC,a Virginia limited liability company,hereinafter U called the Grantee. m WITNESSETH: That for and in consideration of the sum of Ten Dollars($10.00), E: cash in hand paid,and other good and valuable consideration,the receipt of which is hereby Nacknowledged,the Grantors does hereby grant and convey,with special warranty of title(as v e to the interest owned by the Jack E.Johnson Family Trust)and with general warranty of title rA ^ (as to the interests owned by 220 Seafood Restaurant,L.C.and Barbara G.Ganse and Cathy L g G.Ganse),unto the Grantee,in fee simple,the following tracts or parcels of land,to-wit: E d 3 ° PARCEL ONE: � L � w All of that certain tract or parcel of land,together with the improvements thereon and d all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,frontin on the South side of Route No. 7,and designated� g grated as Lot 1 on the plat of 0 0Ash Hollow Industrial Park,containing 1.215 acres,more or less,according to a plat and survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of X24 Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is ai > a designated as"T.M.54-5-1 Jack E.Johnson,et als Inst.4160009969 1.2153 Ac."on that a 0 � certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, USF Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by Michael L.Bryan Christopher G.Blair L.S.,a co of which is attached hereto and b this reference made a vss�Is�s� P PY Y 116 S.Braddock St. Winchester,VA part hereof as if set out in full. Reference is made to the aforesaid instruments for a more 9� cn rn cn particular description of the property herein conveyed. TAX MAP NO.54-5-1. PARCEL TWO: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,fronting on the South side of Route No.7,and designated as Lot 10 on the plat of Ash Hollow Industrial Park,containing 4.293 acres,more or less,according to a plat and survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is designated as"T.M.54-5-10 Jack E.Johnson,et als Inst.#160009969 4.2933 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-5-10. PARCEL THREE: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,fronting on the South side of Route No.7,and designated as Lot 9 on the plat of Ash Hollow Industrial Park,containing 4.955 acres,more or less,according to a plat and survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is designated as"T.M.54-5-9 Jack E.Johnson,et als Inst.#160009969 4.9553 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, MivsB#15737chael L. ryan Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by 116 S.Braddock St. Winchester,VA 2 100 c Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-5-9. Parcel One,Parcel Two and Parcel Three are the same property acquired as follows: (i) A one-third(1/3)undivided interest was acquired by Jack E.Johnson and Margaret R.Johnson as Trustees of the Jack E.Johnson and Margaret R.Johnson Revocable Living Trust Agreement dated May 9, 1997,by that certain Deed of Assignment Of Real Property To Trust dated May 9, 1997,of record in the aforesaid Clerk's Office in Deed Book 879,at Page 673. Jack E.Johnson died on November 10,2003,whereupon the Jack E. Johnson Family Trust was created as a successor trust. A copy of that certain Jack E. Johnson Family Trust Certificate Of Trust Agreement dated February 14,2020 is attached hereto and incorporated herein by reference as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. (ii) A one-third(1/3)undivided interest was acquired by 220 Seafood Restaurant, L.C.by that certain Deed dated October 4,2016,of record in the aforesaid Clerk's Office as Instrument No. 160009969. (iii) A one-third(1/3)undivided interest was acquired by Barbara G.Ganse and Cathy G.Ganse by that certain Deed of Confirmation dated March 28,2005,of record in the aforesaid Clerk's Office as Instrument No.050006619. The conveyance of Parcel One,Parcel Two and Parcel Three is intended as a conveyance in gross and not by the acre of all of the Grantors'right,title and interest in the lands conveyed hereby. Inclusion of the Tax Map Numbers in this Deed is made pursuant to Virginia Code Section 17.1-252,is not part of the legal description of the Property,and the Grantors do not make any warranty as to their accuracy. Michael L.Bryan This conveyance is made subject to all easements,rights of way and restrictions of VSB#15737 116 S.Braddock St. Winchester,VA 3 101-- cn record affecting the subject property;provided,however,that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired orlapsed. WITNESS the following signatures and seals: JACK E.JOHNSON AND MARGARET R.JOHNSON REVOCABLE LIVING TRUST AGREEMENT now known as the JACK E.JOHNSON FF=LY RUS)r By: }(SEAL) MAR ABET R.JOHNSON,Trustee STATE OF VIRGINIA,AT LARGE, CITY OF WINCHESTER,to-wit: The foregoing instrument was acknowledged before me on the 14th day of February, 2020,by Margaret R.Johnson,Trustee of the Jack E.Johnson and Margaret R.Johnson Revocable Living Trust Agreement now known as the Jack E.Johnson Family Trust,whose name is signed to the foregoing Deed dated the 14th day of February,2020. My commission expires 3 A.2-, SHARON M.BUTLER NOTARY PUBLIC Commonwealth of Virginia NOTARY PUBLIU Registration No.25 375 My Commission Expires 220 SEAFOOD RESTAURANT,L.C. ■ By:1EAL) R ANSE,Manager By: A �h !1'+'H.... (SEAL) BA .GANS$,M�aKager STATE OF VIRGINIA,AT LARGE, Michael L.Bryan CITY OF WINCHESTER,to-wit: VSB#15737 116 S.Braddock St. The foregoing instrument was acknowledged before me on the 14th day of February, Winchester,VA 4 192 c-1 2020,by Robert T.Ganse,Manager and Barbara G.Ganse,Manager of 220 Seafood Restaurant,L.C.,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires 3-9 - L/ A 11 r %L� `{ '.{rt_ SHARON M.BUTLER BLIC NOTARY PUBLIC Commonwealth of Virginia Registration No.25 315 My Commission Expires Mb_ k _____(SEAL) BA AKA c,.GANSE (SEAL) CfflRWM.GANSE STATE OF VIRGINIA,AT LARGE, CITY OF WINCHESTER,to-wit: The foregoing instrument was acknowledged before me on the 14th day of February, 2020,by Barbara G.Ganse and Cathy G.Ganse,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires SHARON M.BUTLER THIS INSTRUMENT PREPARED BY: NOTARY PUBLIC Commonwealth of Virginia Michael L.Bryan Registration No,25 116 South Braddock Street My commission Expires Winchester,VA 22601 540-5454130 DeedsUohnson to Washington Commons 2112120 Michael L.Bryan VSB#15737 116 S.Braddock St. Winchester,VA 5 103 VICINITY MAP Fes Tk ®mmmiosmtlmm� � , TRUST CERTIFICATE OF TRUST UNDER SECTION 64.2-804 OF THE VIRGINIA CODE Cn M Ln SETTLOR-GRANTOR: Jack E.Johnson and Margaret R.Johnson CURRENT ACTING TRUSTEE: Margaret R.Johnson DATE OF TRUST: May 9,1997 TRUST EIN: 20-6109683 TITLING OF ASSETS: Jack E.Johnson Family Trust,U/A dated May 9,1997 Margaret R.Johnson,Trustee This Certificate of Trust acknowledges the existence of the above named trust and the authority of the above named trustee on this date,following the death of Jack E.Johnson on November 10,2003. The Trustee may take title to trust property in the name of the Trustee or in the name of the Trust as set forth above. This Certificate of Trust is not intended to alter in any way the provisions of the trust agreement established by the Grantor,but is intended as evidence of the existence of such trust and the authority of the Trustee to act under the trust. This trust is irrevocable. The undersigned certifies that the Trustee has full power and authority, without the joinder of any person whatsoever, to sell, exchange,lease,encumber,or otherwise dispose of the property interest in the trust,or any part thereof, at one time or from time to time,and no person dealing with the Trustee shall be required to make further inquiry as to the right of the Trustee so to act,nor shall such person be required to inquire as to the disposition of any proceeds. This authority shall be construed in accordance with the authorizations provided under Sections 55.1-117,64.2-105 and 26-5.2 of the Code of Virginia. IN WITNESS WHEREOF,the undersigned Trustee has executed this instrument to certify the current existence of the trust in accordance with Virginia Code Section 64.2-804 and does certify that as of this date the trust has not been revoked,modified or amended in any manner that would cause the representations in this Certificate of Trust to be incorrect. TRUSTEE: February 14 ,2020f (SEAL) FFWH�N�SONDate _ COMMONWEALTH OF VIRGINIA CITY OF WINCHESTER,TO-WIT: The foregoing instrument was acknowledged before me this 14th day of February 2020 by Margaret R.Johnson,Trustee. SHARON M.BUTLER NOTARY PUBLIC Commonwealth of Virginia Notary Public Registration No.256315, My Commission Expires 104 c� l do � Ali � T.M. 54-5-1 JACK E. JOHNSO ET ALS 5 Cr NST.1160009969 C 1.2153 Ac s T.M. 54-A-1124 v T.M. 54-5-9 220 SEAFOOD TM. 54-5-10 JACK E. JOHNSON, ET ALS RESTAURANT, L.C. JACK E. JOHNSON, ET ALS INST.1160009969 INST1050006618 INST1160009969 '�� 4.9553 Acres 0.1415 Acres 4.2933 Acres (SEE SHEET 4) y 453.34S 60' E 7' N 52'5505'W 46283" 23'03 h 320.19' 142.0' v bN- T.M. 54A-1128 220 SEAFOOD � T.M. 54-A-113 RESTAURANT, L.C. as 220 SEAFOOD INST.1'20000 6� T.M. 54-A-111 RESTAURANT, LC. �5 0.5071 Acres h 8AR8ARA & CATHY DANSE INST1050006620 v INST1150001761 0.4849 Acres (SHEET 4) 16.9106 Acres L12 � v v� v v� (g VAG Z T.M. 54-A-112C N 220 SEAFOOD ", V1 1254 tc RESTAURANT, L.C. DB 862, PG 1298 1538 28 �s 7.5446 Acres µ 01 W µE1G L q SGµ 00 C3 O �1 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT THE LANDS OF p LT H 0,- JACK FJACK E. JOHNSON, ET ALS, 84R84R4 & CATHY DANSE & 220 SEAFOOD RESTAURANT, L.C. Z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA 00 C ,&AR D SCALE. 1" = 200' 1 DATE.- JANUARY 22, 2020 14-- 6 GREENWAYENGINEERING,INC. 151 Windy Hill Lane Winchester, Plttglnla 22602 S U ft4 Telephone.(540)662-4185 GREENWAY FAX. (540) 722-9528 4905M SHEET 2 OF 5 ENGINEERING www.greenwayeng.com 105 T.M. 54-5-1 JACK EE. T ALS NSO 9 NST.f160009969 ' 1.2153 Ac. y a T.M. 54-5-9 T.M. 54-5-10 JACK E. JOHNSON, ET ALS 3 JACK E. JOHNSON, ET ALS 3 INST1160009969 IW 1160009969 4.2933 Acres a 4.9553 Acres � e v 453.34 N 525505"W 462.83 S 60.23'03 E 747,12' 320.19' 14263' 4-A-112B � SEAFOOD e� "'T, L.C. a� T.M. 54-A-111 G� BARBARA & CATHY DANSE 71 Acres INST1150001761 lEET 4) 16.9106 Acres N 112C N )OD W 1254 g7' L.C. 1298 µ'S3828 es W G DB 2 PG G 0 200 0 200 GRAPHIC SCALE (1N FEET) COMPOSITE BOUNDARY EXHIBIT p,LTH OF THE LANDS OF JACK E. JOHNSON, ET ALS, BARBARA & CATHY CANSE & 220 SEAFOOD RESTAURANT, L.C. a � z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA O bf G,$LAIR y SCALE. I" = 200' DATE. JANUARY 22, 2020 0. 61`7fi GREENWAYENGINEERING,INC. 101- 151 Windy Hill Lane Winchester, Q (` FND 97t Virginia 22602 S u Rv Telephone:(540)662-4185 G RE E NWAY FAX.-(540) 722-9528 4905M SHEET 3 OF 5 ENGINEERING www.greenwayeng.com 106 m V T.M. 54-5-10 JACK E. JOHNSON, ET ALS 1NST.I160009969 4P 4.2933 Acres v 0 T.M. 54—A-112A 220 SEAFOOD RESTAURANT, L.C. INST1050006618 0.1425 Acres T.M. 54—A-112B 220 SEAFOOD RESTAURANT, L.C. 1 INST.120000174 0.5071 Acres 2� V T.M. 54—A-112C 220 SEAFOOD RESTAURANT, L.C. D8 862, PG 1298 7.5444 Acres 80 0 80 GRAPHIC SCALE (IN FEET) COMPOSITE BOUNDARY EXHIBIT THE LANDS OF 'r Pj H JACK E. JOHNSON, ET ALS, BARBARA & CATHY GANSE & 220 SEAFOOD RESTAURANT, L.C. -7) z REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA Q G•.,,KAIR D SCALE.- I" = 80' DATE. JANUARY 22, 2020 6 GREENWAY ENGINEERING,mc. �Q- 151 Windy Hill Lane gti0 $V Rv�`l n y„ Winchester, Virginia 22602 Telephone.(540)662-4185 GREENWAY FAX: (540)722-9528 4905M SHEET 4 OF 5 ENGINEERING www.greenwayeng.com 107 LINE TABU LINE BEARING DISTANCE L 1 N 75'38 31 W 120.65 L2 W-0 T2-17-3 W 158.50 L3 7 41'0524 W 116.90 L4 7 0729 57 E T7-724-'r-- TY-N 16'14 32 W 121.51 c L6 N 25'4522 W 33.00 L7 N 64'14'36"E 147.73 L8 N 83'1712 E 72.56 L9 N 16'5351 W 123.88 L 10 N 79'56 48 W 85.90 T11TTF T 43'29 12 W 139.20 L 12 S 5928 48 E 95.20 L13 N 75'1610 E 147.92 114 N 71;39 26 E 161.08 L 15 N 5729 28 E 77.50 L 16 T-58-79 18 E 31.65 L 17 V 58'29 18 E 135.00 L 18 N 5 1'53 47 E 252.18 L 19 N 82'05 30 E 206.54 120 T 1028 42 E 200.00 T2-F S 782606 E 145.12 722 N 78'26 06 W 78.98 123 S 0457 48 E 274.87 L24 N 82'05 30 E 234.37 L25 S 78-2037T E 115.79 L26 S 82'33 02 E 149.31 127 T 0103 08 E 83.24 L28 S 22'25 26 W 257.34 79 S 0434 59 W 146.77 L30 S 06'34'01" W 100.71 L31 N 83'1712 E 61.48 732 S 83'1712 W 73.82 L33 N 64'05 28 E 114.17 734 N 75'16 10 E 68.48 735 N 7139 26 E 154.85 L36 N 5729 28 E 27.64 737 N 07'49 32 W 1.57 L38 N 25 54 32 W 29.00 139 T-64;0-5�28W 248.62 LAO N 02'06 01 E 46.41 L41 T-23;5--4 32 E 237 L42 S 25'54 32 E 18.63 L43 S 64-0528- W 56.33 L44 7 57'29 28 E 70.40 145 N 52'08 37 E 46.34 L46 W-5-r5J47 E 63.19 747 N 5729 28 E 14.23 748 5 07'49 32 E 44.02 CURVE TABLE CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH C5 205.41 50.00 235'22 56 TJ-7'16 43 W 88.55 C6 15.71 20.00 45700 30 T 4732 03 W 15.31 C7 110.63 300.00 2 f'07 41 T 59'28 28 W 110.00 C7 58.96 1839.86 150 09 T-6370-0-33 W 58.95 C9 150.95 1839.86 4'42 03 N 68'16 39 E 150.91 C 10110.05 210.00 30'0131 S 16'03 54 E 108.79 COMPOSITE BOUNDARY EXHIBIT THE LANDS OF p-TH OF L� JACK E. JOHNSON, ET ALS, BARBARA & CATHY GANSE c� & 220 SEAFOOD RESTAURANT, L.C. ? 2 REDBUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA Uo R G,..&AIR D SCALE. NIA DATE. JANUARY 22, 2020 , 0. 4156 GREENWAY ENGINEERING,INC. 151 Windy Hill Lane �9 ,0 1r- Fxo Winchester, ruginia 22602 SUR v Telephone:(540)662-4185 G RE ENVI FAY FAX.-(540) 722-9528 00:5E SHEET 5 OF 5 ENGINEERING www.greenwayeng.com 108 cn VIRGINIA; FREDERICK COUNTY,SCT. This Instrument of writing was produced to me on aJ q-2a12 st 4:3'7 PM and with certifltste acknowledgement thereto annexed was admitted to record. Tax Imposed by Sec.58,1802 of $ -574- nd 55/88.1.801 have been paid,if assessable. /, Clerk 110 200U0i838 THIS DEED,made and dated this 14th of February,2020,by and between JACK E.JOHNSON AND MARGARET R.JOHNSON REVOCABLE LIVING TRUST AGREEMENT BY MARGARET R.JOHNSON,TRUSTEE,now known as the JACK E.JOHNSON FAMILY TRUST BY MARGARET R.JOHNSON, a 0 E TRUSTEE,220 SEAFOOD RESTAURANT,L.C. a Virginia limited liability company, y o +. U o A and BARBARA G.GANSE and CATHY G.GANSE,hereinafter called the Grantors;and UWASHINGTON COMMONS RE LLC,a Virginia limited liability company,hereinafter m called the Grantee. WITNESSETH: That for and inconsideration of the sum of Ten Dollars($10.00), d F cash in hand paid,and other good and valuable consideration,the receipt of which is hereby ao acknowledged,the Grantors does hereby grant and convey,with special warranty of title(as N Gl o to the interest owned by the Jack E.Johnson Family Trust)and with general warranty of title rEr x C4( as to the interests owned by 220 Seafood Restaurant,L.C.and Barbara G.Ganse and Cathy a+ G.Ganse),unto the Grantee,in fee simple,the following tracts or parcels of land,to-wit: .0 3 PARCEL ONE: ; w All of that certain tract or parcel of land,together with the improvements thereon and L et a all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, C kn kn M Virginia,fronting on the South side of Route No.7,and designated as Lot I on the plat of oAsh Hollow Industrial Park,containing 1.215 acres,more or less,according to a plat and o �tn otA survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of 601' w Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is z designated as"T.M.54-5-1 Jack E.Johnson,et als Inst.#160009969 1.2153 Aa"on that PC FA x certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, U � F Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by Michael 1 Bryan Christopher G.Blair L.S. a co of which is attached hereto and b this reference made a VSB gt5737 P � PY Y 116 S.Braddock St. Winchester,VA part hereof as if set out in full. Reference is made to the aforesaid instruments for a more 11� c c.n M c.n particular description of the property herein conveyed. TAX MAP NO.54-5-1. PARCEL TWO: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,fronting on the South side of Route No.7,and designated as Lot 10 on the plat of Ash Hollow Industrial Park,containing 4.293 acres,more or less,according to a plat and survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is designated as"T.M.54-5-10 Jack E.Johnson,et als Inst.#160009969 4.2933 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-5-10. PARCEL THREE: All of that certain tract or parcel of land,together with the improvements thereon and all rights,rights of way and appurtenances thereto belonging,lying and being situate in Red Bud Magisterial District(formerly Stonewall Magisterial District),Frederick County, Virginia,fronting on the South side of Route No.7,and designated as Lot 9 on the plat of Ash Hollow Industrial Park,containing 4.955 acres,more or less,according to a plat and survey of H.Bruce Edens,C.L.S.,of record in the Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed Book 495,at Page 282. The aforesaid parcel is designated as"T.M.54-5-9 Jack E.Johnson,et als Inst.#160009969 4.9553 Acres"on that certain plat titled"Composite Boundary Exhibit The Lands Of Jack E.Johnson,Et Als, Michael L.Bryan Barbara&Cathy Ganse&220 Seafood Restaurant,L.C."dated January 22,2020,drawn by VSB#15737 116 S.Braddock St. Winchester,VA 2 112 Christopher G.Blair,L.S.,a copy of which is attached hereto and by this reference made a part hereof as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. TAX MAP NO.54-5-9. Parcel One,Parcel Two and Parcel Three are the same property acquired as follows: (i) A one-third(1/3)undivided interest was acquired by Jack E.Johnson and Margaret R.Johnson as Trustees of the Jack E.Johnson and Margaret R.Johnson Revocable Living Trust Agreement dated May 9, 1997,by that certain Deed of Assignment Of Real Property To Trust dated May 9, 1997,of record in the aforesaid Clerk's Office in Deed Book 879,at Page 673. Jack E.Johnson died on November 10,2003,whereupon the Jack E. Johnson Family Trust was created as a successor trust. A copy of that certain Jack E. Johnson Family Trust Certificate Of Trust Agreement dated February 14,2020 is attached hereto and incorporated herein by reference as if set out in full. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. (ii) A one-third(1/3)undivided interest was acquired by 220 Seafood Restaurant, L.C.by that certain Deed dated October 4,2016,of record in the aforesaid Clerk's Office as Instrument No. 160009969. (iii) A one-third(1/3)undivided interest was acquired by Barbara G.Ganse and Cathy G.Ganse by that certain Deed of Confirmation dated March 28,2005,of record in the aforesaid Clerk's Office as Instrument No.050006619. The conveyance of Parcel One,Parcel Two and Parcel Three is intended as a conveyance in gross and not by the acre of all of the Grantors'right,title and interest in the lands conveyed hereby. Inclusion of the Tax Map Numbers in this Deed is made pursuant to Virginia Code Section 17.1-252,is not part of the legal description of the Property,and the Grantors do not make any warranty as to their accuracy. Michael L.Bryan This conveyance is made subject to all easements,rights of way and restrictions of VSB 815737 116 S.Braddock St. Winchester,VA 3 113 record affecting the subject property;provided,however,that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. WITNESS the following signatures and seals: JACK E.JOHNSON AND MARGARET R.JOHNSON REVOCABLE LIVING TRUST AGREEMENT now known as the JACK E.JOHNSON F Y,Y RUS By: (SEAL) MARGARET R.JO N,Trustee STATE OF VIRGINIA,AT LARGE, CITY OF WINCHESTER,to-wit: The foregoing instrument was acknowledged before me on the 14th day of February, 2020,by Margaret R.Johnson,Trustee of the Jack E.Johnson and Margaret R.Johnson Revocable Living Trust Agreement now known as the Jack E.Johnson Family Trust,whose name is signed to the foregoing Deed dated the 14th day of February,2020. My commission expires r 3{ G` SHARON M.BUTLER NOTARY PUBLIC Commonwealth of Virginia Registration No.25813 15 My Commission Expires 220 SEAFOOD RESTAURANT,L.C. By: ROBERT T. By: 1 AL) BARBARA G. STATE OF VIRGINIA,AT LARGE, CITY OF WINCHESTER,to-wit: Michael L.Bryan VSB#15737 116 S.Braddock St. The foregoing instrument was acknowledged before me on the 14th day of February, Winchester,VA 4 1'14 2020,by Robert T.Ganse,Manager and Barbara G.Ganse,Manager of 220 Seafood Restaurant,L.C.,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires SHARON M.BUTLER NOTARY PUBL NOTARY PUBLIC Commonwealth of Virginia Registration No.25 315 My Commission Expires 2- (SEAL) BARBARA G.GANSE -(SEAL) CATHY .�P►t�ar STATE OF VIRGINIA,AT LARGE, CITY OF WINCHESTER,to-wit: The foregoing instrument was acknowledged before me on the 14th day of February, 2020,by Barbara G.Ganse and Cathy G.Ganse,whose names are signed to the foregoing Deed dated the 14th day of February,2020. My commission expires am NOTARY PUBLIC SHARON M•B125 - THIS INSTRUMENT PREPARED BY: NOTARY PUI Commonwealth Michael L.Bryan Registration No116 South Braddock Street My Commission Expirel Winchester,VA 22601 540-5454130 DecdsVohnson to Washington Commons 2/12/20 Michael L.Bryan VSB#15737 116 S.Braddock St. Winchester,VA c, 115 TRUST CERTIFICATE OF TRUST UNDER SECTION 64.2-804 OF THE VIRGINIA CODE C rn +.c> SETTLOR-GRANTOR: Jack E.Johnson and Margaret R.Johnson CURRENT ACTING TRUSTEE: Margaret R.Johnson DATE OF TRUST: May 9,1997 TRUST EIN: 20-6109683 TITLING OF ASSETS: Jack E.Johnson Family Trust,U/A dated May 9,1997 Margaret R.Johnson,Trustee This Certificate of Trust acknowledges the existence of the above named trust and the authority of the above named trustee on this date,following the death of Jack E.Johnson on November 10,2003. The Trustee may take title to trust property in the name of the Trustee or in the name of the Trust as set forth above. This Certificate of Trust is not intended to alter in any way the provisions of the trust agreement established by the Grantor,but is intended as evidence of the existence of such trust and the authority of the Trustee to act under the trust. This trust is irrevocable. The undersigned certifies that the Trustee has full power and authority, without the joinder of any person whatsoever, to sell, exchange,lease,encumber,or otherwise dispose of the property interest in the trust,or any part thereof, at one time or from time to time,and no person dealing with the Trustee shall be required to make further inquiry as to the right of the Trustee so to act,nor shall such person be required to inquire as to the disposition of any proceeds. This authority shall be construed in accordance with the authorizations provided under Sections 55.1-117,64.2-105 and 26-5.2 of the Code of Virginia. IN WITNESS WHEREOF,the undersigned Trustee has executed this instrument to certify the current existence of the trust in accordance with Virginia Code Section 64.2-804 and does certify that as of this date the trust has not been revoked,modified or amended in any manner that would cause the representations in this Certificate of Trust to be incorrect. TRUSTEE: February 14 ,2020 (SEAL) Date M.�. COMMONWEALTH OF VIRGINIA CITY OF WINCHESTER,TO-WIT: The foregoing instrument was acknowledged before me this 14th day o f February 2020 by Margaret R.Johnson,Trustee. SHARON M.BUTLER NOTARY PUBLIC Commonwealtb of Virginia Reg•stration No.25 315 My Commission Expires 61 h Me Tax R.WayneCorbett,MGDT COUNTY of FREDERICK Office of Treasurer Deputy Treasurer P.O BOX 225 Angela Fritts Whitacre Winchester, Virginia 22604-0225 MGDT Deputy Treasurer Operations 5401665-5607 C.William ornaort,Jr.,MGT Fax 5401662-5838 County Treasurer www.fredtax.com Below is the receipt for your Electronic Payment you made today, Please save this for your records: Payment Date: Payment Date- 9/9/2022 10:51:34 AM Total Taxes Paid: $1,424.96 Payment Type: Electronic Check Convenience Fee: $0.00 Transaction Number: 60380 Electronic Check Total: $1,424.96 Please Allow 24 Business Hours for payment to be processed. Principal Penalty Interest Total Dept Ticket# Description Paid Paid Paid Paid Balance RE2022 433570002 WASHINGTON COMMONS RE LLC $1,424.96 $0.00 $0.00 $1,424.96 $0.00 ASH HOLLOW INDUS PARK L10 62 Online COUNTY of FREDERICK R.WayneCorbett,MGDT Office of Treasurer Deputy Treasurer P.O BOX 225 Angela Fritts Whitacre Winchester, Virginia 22604-0225 MGDT Deputy Treasurer Operations 5401665-5607 C.William arndoff,Jr.,MGT Fax 5401662-5838 County Treasurer www.fredtax.com Below is the receipt for your Electronic Payment you made today, Please save this for your records: Payment Date: Payment Date - 9/9/2022 11:03:14 AM Total Taxes Paid: $3,094.53 Payment Type: Electronic Check Convenience Fee: . $0.00 Transaction Number: 60381 Electronic Check Total: $3,094.53 Please Allow 24 Business Hours for payment to be processed. Principal Penalty Interest Total Dept Ticket# Description Paid Paid Paid Paid Balance RE2022 433500002 WASHINGTON COMMONS RE LLC $3,094.53 $0.00 $0.00 $3,094.53 $0.00 16.91 ACRES Transportation Impact Analysis Washington Commons Frederick County, Virginia August 2021 Revised October 2023 Transportation Impact Analysis Washington Commons Frederick County, Virginia Prepared For: rp,LTH QF Prepared By: O� Kittelson&Associates,Inc. 11480 Commerce Park Drive,Suite 230 Reston,Virginia 20191 © y (703)885-8970 CHRISTOPHER B,T[ESLER Lic.No.47441 Project Manager:Andrew Butsick,PE,RSPI � 41V Project Principal:Chris Tiesler,PE,PTOE Project Analyst: Kylie Caviness ONAl, Project No.28595 Christopher Tiesler g^°n'E s' „p°gsso °;q,Es IN s August 2021 sas_�oo Revised October 2023 Kittelson &Associates, Inc. Traffic Engineer Washington Commons October 2023 Table of Contents TABLE OF CONTENTS ExecutiveSummary...................................................................................................................................2 Introduction.............................................................................................................................................12 ExistingConditions..................................................................................................................................18 Transportation Impact Analysis ..............................................................................................................26 Conclusions and Recommendations.......................................................................................................99 References.............................................................................................................................................108 APPENDICES Appendix A—Scoping Document Appendix B—Traffic Counts Appendix C— Level of Service Description Appendix D— Existing Conditions Level of Service Worksheets Appendix E—2028 Background Conditions Level of Service Worksheets Appendix F—2028 Total Conditions Level of Service Worksheets (Phase 1) Appendix G—2028 Total Conditions Level of Service Worksheets (Phase 2) Appendix H—2034 Background Conditions Level of Service Worksheets (Network Scenario 1) Appendix I—2034 Background Conditions Level of Service Worksheets (Network Scenario 2) Appendix J—2034 Background Conditions Level of Service Worksheets (Network Scenario 3) Appendix K—2034 Total Conditions Level of Service Worksheets (Network Scenario 1) Appendix L—2034 Total Conditions Level of Service Worksheets (Network Scenario 2) Appendix M—2034 Total Conditions Level of Service Worksheets (Network Scenario 3) Kittelson&Associates,Inc. ii Washington Commons October 2023 Table of Contents LIST OF FIGURES Figure1 Site Vicinity Map .........................................................................................................14 Figure 2 Conceptual Site Plan ...................................................................................................15 Figure3 Zoning Map .................................................................................................................16 Figure 4 Existing Lane Configurations and Traffic Control Devices ..........................................20 Figure 5 Existing Traffic Conditions...........................................................................................21 Figure 6 Existing Lane Group Level of Service...........................................................................22 Figure 7 Year 2028 Background Assumed Lane Configurations and Traffic Control Devices...28 Figure 8 Year 2028 Background Traffic Conditions...................................................................29 Figure 9 Year 2028 Background Lane Group Level of Service...................................................30 Figure 10 Estimated Trip Distribution Pattern............................................................................34 Figure 11 By-Right Commercial Net New Site-Generated Trips.................................................35 Figure 12 By-Right Commercial Pass-by Trips.............................................................................36 Figure 13 Residential Site Trips...................................................................................................37 Figure 14 Cumulative Site-Generated Trips................................................................................38 Figure 15 Year 2028 Assumed Lane Configurations and Traffic Control Devices.......................40 Figure 16 Phase 1—By-Right Commercial Only Year 2028 Total Traffic Conditions ..................41 Figure 17 Phase 1—By-Right Commercial Only Year 2028 Total Lane Group Level of Service..42 Figure 18 Phase 2—By-Right Commercial + Residential Year 2028 Total Traffic Conditions.....46 Figure 19 Phase 2—By Right Commercial + Residential Year 2028 Total Lane Group Level of Service.........................................................................................................................47 Figure 20 Design Year 2034 Background Assumed Lane Configurations and Traffic Control Devices (Network Scenario 1).....................................................................................54 Figure 21 Design Year 2034 Background Traffic Conditions (Network Scenario 1)....................55 Figure 22 Design Year 2034 Background Lane Group Level of Service (Network Scenario 1)....56 Figure 23 Design Year 2034 Background Assumed Lane Configurations and Traffic Control Devices (Network Scenario 2).....................................................................................59 Figure 24 Design Year 2034 Background Traffic Conditions (Network Scenario 2)....................60 Figure 25 Design Year 2034 Background Lane Group Level of Service (Network Scenario 2)....61 Kittelson&Associates,Inc. iii Washington Commons October 2023 Table of Contents Figure 26 Design Year 2034 Background Traffic Conditions and Lane Group Level of Service for Gateway Drive Extension Alignment...........................................................................64 Figure 27 Design Year 2034 Assumed Lane Configurations and Traffic Control Devices (Network Scenario1)...................................................................................................................67 Figure 28 Design Year 2034 Total Traffic Conditions (Network Scenario 1)...............................68 Figure 29 Design Year 2034 Total Lane Group Level of Service (Network Scenario 1)...............69 Figure 30 Design Year 2034 Total Assumed Lane Configurations and Traffic Control Devices (Network Scenario 2) ..................................................................................................74 Figure 31 Design Year 2034 Total Trip Reassignment (Network Scenario 2) .............................75 Figure 32 Design Year 2034 Total Traffic Conditions (Network Scenario 2)...............................76 Figure 33 Design Year 2034 Total Lane Group Level of Service (Network Scenario 2)...............77 Figure 34 Design Year 2034 Total Assumed Lane Configurations and Traffic Control Devices (Network Scenario 3) ..................................................................................................83 Figure 35 Design Year 2034 Total Trip Reassignment (Network Scenario 3) .............................84 Figure 36 Design Year 2034 Total Traffic Conditions (Network Scenario 3)...............................85 Figure 37 Design Year 2034 Total Lane Group Level of Service (Network Scenario 3)...............86 Figure 38 Roundabout Concept—Aligned with Brookland Lane................................................92 Figure 39 Roundabout Concept— New Continuous Street.........................................................93 Figure 40 Pedestrian and Bicycle Accommodations...................................................................95 LIST OF TABLES Table 1 Existing Transportation Facilities and Roadway Designations....................................18 Table 2 Existing Conditions—Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection—SimTraffic............................................................23 Table 3 Year 2028 Background Traffic Conditions—Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection—SimTraffic.........................31 Table 4 Estimated Trip Generation..........................................................................................33 Table 5 Phase 1—By-Right Commercial Only Year 2028 Total Traffic Conditions—Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection— SimTraffic ....................................................................................................................43 Table 6 Maximum SimTraffic Queue Comparison— Phase 1—By-Right Commercial Only Year 2028 Traffic Conditions.......................................................................................45 Kittelson&Associates,Inc. iv Washington Commons October 2023 Table of Contents Table 7 Phase 2—By-Right Commercial + Residential Year 2028 Total Traffic Conditions— Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection—SimTraffic.............................................................................................48 Table 8 Maximum SimTraffic Queue Comparison— Phase 2— By-Right Commercial + Residential Year 2028 Traffic Conditions.............................................50 Table 9 Design Year 2034 Background Traffic Conditions (Network Scenario 1) —Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic ....................................................................................................................57 Table 10 Design Year 2034 Background Traffic Conditions (Network Scenario 2) —Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic ....................................................................................................................62 Table 11 Design Year 2034 Background Traffic Conditions (Network Scenario 3) —Summary of Maximum Queue and Delay for Each Lane Group by Intersection — SimTraffic ....................................................................................................................65 Table 12 Design Year 2034 Total Traffic Conditions (Network Scenario 1)—Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic....................................................................................................................70 Table 13 Maximum SimTraffic Queue Comparison (Network Scenario 1) —Year 2034 TrafficConditions........................................................................................................72 Table 14 Design Year 2034 Total Traffic Conditions (Network Scenario 2) —Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic ....................................................................................................................78 Table 15 Maximum SimTraffic Queue Comparison—Year 2034 Traffic Conditions (Network Scenario 2) ..................................................................................................80 Table 16 Gateway Drive Extension/Site Driveway—Additional Westbound Left-Turn Lane and Median Storage—Year 2034 Total Traffic Conditions (Network Scenario 2) .....81 Table 17 Design Year 2034 Total Traffic Conditions (Network Scenario 3) —Summary of Maximum Queue and Delay for Each Lane Group by Intersection — SimTraffic ....................................................................................................................87 Table 18 Maximum SimTraffic Queue Comparison—Year 2034 Traffic Conditions (Network Scenario 3) ..................................................................................................89 Table 19 Traffic Operations for Signal (Network Scenario 2) ....................................................90 Table 20 Traffic Operations for Roundabout (Network Scenario 2)..........................................90 Table 21 Traffic Operations for Roundabout (Network Scenario 3)..........................................91 Kittelson&Associates,Inc. v Section 1 Executive Summary Washington Commons October 2023 Executive Summary EXECUTIVE SUMMARY A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed Washington Commons, in fulfillment of Frederick County, Virginia and Virginia Department of Transportation's (VDOT) requirements for traffic impact studies. The scope of the project analysis was developed in collaboration with County and VDOT staff. Specifically, this analysis includes: ■ Year 2020 existing land use and transportation system conditions within the site vicinity; ■ Forecast year 2028 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak hours including regional growth; ■ Trip generation and distribution estimates for the proposed development; ■ Forecast year 2028 total traffic conditions based on full build out of the development including queuing under two scenarios: o Phase 1 —By-Right Commercial Development Only o Phase 2 —By-Right Commercial + Residential Development; ■ Design Year 2034 Planning Analyses o Background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: ■ Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; ■ Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the I- 81 interchange; ■ Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 181 interchange. o Total traffic conditions based on full build out of the development weekday a.m. and weekday p.m. peak periods under three scenarios: ■ Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the 1-81 interchange; ■ The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the I- 81 interchange; ■ The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange. ■ Conclusions and recommendations. Kittelson&Associates,Inc. 2 Washington Commons October 2023 Executive Summary Based on the results of the transportation impact analysis, the transportation system can adequately support the proposed development assuming provision of the recommended mitigations. TRANSPORTATION IMPACT ANALYSIS FINDINGS The findings of this analysis and our recommendations are discussed below. Existing Conditions ■ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): The northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road with queues extending between 375 to 380 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. o Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. This queue spillback is likely inevitable given the spacing between Cole Lane and Regency Lakes Drive (approximately 100 feet). The SimTraffic model illustrates delays of 47.9 seconds and 123.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 2028 Background Traffic Conditions ■ A two-percent annual growth rate was identified for the 1-81 Ramps and Route 7 (Berryville Pike), while a one-percent annual growth rate was identified for Valley Mill Road. These rates were confirmed through the scoping process to account for near-term regional traffic growth and compounded annually to forecast year 2028 background traffic volumes. ■ No in-process developments were identified for inclusion in this study. ■ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during the weekday peak hours. Kittelson&Associates,Inc. 3 Washington Commons October 2023 Executive Summary 2028 Total Traffic Conditions ■ Site access is proposed via one full-movement driveway approximately 250 feet south of the intersection of Route 7 and Gateway Drive. This requires a new, fourth leg at the signalized intersection of Route 7 and Gateway Drive. Full-movement site access is also proposed on Cole Lane. ■ Phase 1 by-right commercial development is estimated to generate a total of 6,551 net new weekday daily trips, 231 weekday a.m. (127 in, 104 out), and 339 weekday p.m. (173 in, 166 out) peak hour trips when built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 244.1 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. ■ Phase 2, which includes both the by-right commercial and future residential development (not planned by this applicant but requested to be assumed in this TIA by County/VDOT), is estimated to generate a total of 7,786 net new weekday daily trips, 307 weekday a.m. (146 in, 161 out), and 435 weekday p.m. (233 in, 202 out) peak hour trips when fully built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 Kittelson&Associates,Inc. 4 Washington Commons October 2023 Executive Summary (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 139.8 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. 2034 Background Traffic Conditions ■ Three network scenarios were evaluated in accordance with the approved scope o Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the 1-81 interchange. o Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. o Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is completely severed from Route 7. ■ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/1-81 South Ramps (#1): During the weekday p.m. peak hour, the intersection is anticipated to operate at LOS E with 63.6 seconds of control delay. ■ Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. • The westbound through movement is also anticipated to spill back to the upstream Gateway Drive intersection approximately one and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The overall intersection is projected to operate at LOS E and LOS F during the weekday a.m. and weekday p.m. peak hours, respectively. ■ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill Kittelson&Associates,Inc. 5 Washington Commons October 2023 Executive Summary back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 78.2 seconds and 252.3. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 202.9 seconds and 115.1. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8): Underthe assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate at LOS F and LOS E during the weekday a.m. and weekday p.m. peak hours, respectively. ■ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ■ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). 2034 Total Traffic Conditions ■ All 2034 analyses assume full build out of both the by-right commercial development(Phase 1) and potential future residential development (Phase 2). ■ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to year 2034 background traffic conditions under Network Scenario 1, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is Kittelson&Associates,Inc. 6 Washington Commons October 2023 Executive Summary accommodated in the northbound through lane on Valley Mill Road. Also similar to year 2034 background traffic conditions, the westbound through movement is anticipated to spill back to the upstream Gateway Drive intersection approximately two percent of the weekday a.m. and weekday p.m. peak hours. • The SimTraffic analysis illustrates that the control delay at this intersection is anticipated to increase approximately 20 seconds during the weekday a.m. peak hour and decrease by approximately 10 seconds during the weekday p.m. peak hour. The decrease in the weekday p.m. peak hour results from modified signal timing along the adaptive corridor. ■ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 246.1 seconds and 107.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7(Berryville Pike)/Gateway Drive (#3): During the weekday a.m. and weekday p.m. peak hours,the signalized intersection is projected to operate above capacity at LOS E and LOS F. The eastbound through movement is projected to spill back to the upstream ramp terminal intersection approximately 12 and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The northbound queues are projected to spill upstream beyond the proposed commercial site entrance on Gateway Drive (#6) as a result of the rerouted traffic from Valley Mill Road. ■ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions under Network Scenario 2, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. While the deterministic Synchro model shows the critical northbound right-turn movement from Cole Lane operating below capacity at LOS B, the SimTraffic model illustrates higher delays of 94.5 seconds and 193.5 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Kittelson&Associates,Inc. 7 Washington Commons October 2023 Executive Summary ■ Gateway Drive Extension/Site Driveway(#6): During the weekday a.m. and weekday p.m. peak hours, the critical westbound movement is projected to operate at LOS F. The left-turn movements from the site driveway are anticipated to experience delays completing a maneuver onto the four-lane Gateway Drive Extension due to queuing along Gateway Drive resulting from rerouted trips from Valley Mill Road. ■ Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8): Underthe assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate above capacity at LOS F. Similar to year 2034 background conditions under this network scenario, the southbound left-turn is anticipated to be the heaviest movement at the intersection due to the redirection of traffic after the disconnect of Valley Mill Road from Route 7. ■ RIRO/ Route 7 (Berryville Pike) (#10): The critical westbound through movement is anticipated to operate at LOS F during both the weekday a.m. and weekday p.m. peak hours. This results from upstream queues at the adjacent Route 7 (Berryville Pike)/Gateway Drive (#3) intersection spilling back to this node in the SimTraffic model. The westbound movement would not be anticipated to experience any delay as a result of operations/conflicts at this intersection. The northbound right out of the site is anticipated to operate at LOS A during both weekday peak periods. ■ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ■ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). Future Considerations for Route 7 ■ The WinFred MPO in partnership with VDOT, Frederick County, and the City of Winchester contracted with Pennoni to conduct a Traffic Operations Feasibility Study to identify conceptual corridor options to improve operations and safety at the I-81 Exit 315 interchange. Kittelson&Associates,Inc. 8 Washington Commons October 2023 Executive Summary ■ The study found that the Route 7/1-81 North Ramps/Valley Mill Road intersection experiences the highest congestion and overall delay of any intersection in the vicinity as well as the highest crash rate in the study area. ■ Traffic growth is expected to have a significant impact on delay and queueing for several movements at the Route 7/1-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections in the 2034 horizon year. To address these forecast conditions and mitigate historical crash trends,the study recommends the following improvements: o Route 7/1-81 North Ramps/Valley Mill Road: This intersection is projected to be oversaturated underyear 2034 horizon conditions.Valley Mill Road should maintain partial access at its existing intersection with Route 7. A north-south Thru-cut and east-west Partial Median U-Turn are proposed at this intersection to reduce the traffic signal to two phases. An unsignalized directional median would be installed at Martin Drive to facilitate eastbound U-turns and westbound left-turns on Martin Drive. This is the only at-grade solution capable of mitigating the oversaturated conditions. o Route 7/Gateway Drive: This intersection is projected to be oversaturated under year 2034 horizon conditions. A north-south Thru-cut is proposed to reduce the traffic signal to three phases. A signalized U-turn median cutout would be installed to the east between Gateway Drive and Regency Lakes Drive. In year 2034, the northbound queue on Gateway Drive at Route 7 is expected to exceed 1,000 feet, which puts the future connection to Valley Mill Road at risk with queued traffic backing almost to the proposed roundabout at Valley Mill Road/Brookland Drive intersection. o Route 7/Regency Lakes Drive: Install median channelization for the eastbound left- turn lane to prevent Cole Lane traffic from merging across multiple lanes of traffic at the intersection. Lengthen the eastbound left-turn lane at Regency Lakes Drive to support future traffic volumes. o Valley Mill Road/Gateway Drive Extended: Extend Gateway Drive to intersect existing Valley Mill Road at Brookland Drive and install a roundabout. RECOMMENDATIONS This report was developed in concurrence with the scope to satisfy the Frederick County master planning process. As demonstrated in the TIA, Phase 1 (by-right commercial development only) can be accommodated by the supporting transportation network assuming it is built out by 2028. Therefore, the Applicant wishes to move forward with the by-right Phase 1 portion of this development. The following recommendations are also provided for the Route 7/Gateway Drive intersection: Kittelson&Associates,Inc. 9 Washington Commons October 2023 Executive Summary ■ Route 7/Gateway Drive Intersection (#3) o Extend the westbound left-turn lane to a storage length of 500 feet with a 100-foot taper. o Construct an eastbound right-turn lane with a storage of 200 feet and a 100-foot taper. In the event that Valley Mill Road is eventually disconnected from Route 7 and the Gateway Drive Extension is extended south to Valley Mill Road, the following recommendations could be considered: ■ Gateway Drive Extension/Commercial Site Driveway (#6) o Construct a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. o Construct a median along the Gateway Drive Extension to allow for two-stage left- turns from the site driveway. ■ Gateway Drive Extension/Valley Mill Road (#8) o A single-lane roundabout has been demonstrated to be an effective long-term traffic control solution at this future intersection. This could be constructed by others in tandem with the future Route 7 improvements stemming from the WinFred MPO Route 7 Traffic Operations Feasibility Study. Kittelson&Associates,Inc. 10 Section 2 Introduction Washington Commons October 2023 Introduction INTRODUCTION Washington Commons proposes to develop the subject property, which consists of approximately 35.76 acres and is zoned approximately 66 percent RP, 19 percent B-2, and 15 percent M1. The by-right commercial portion of the development, or Phase 1, proposes a 19,054 square-feet discount grocery superstore, 8,500 square-feet tire store, 16-pump gas station and convenience store, 15,000 square- feet pharmacy with drive-through, and a 2,350 square-feet fast-food restaurant with drive-through. The residential portion of the development (referred to herein as"Phase 2") proposes 215 townhomes. The site is located south of Route 7 (Berryville Pike), north and east of Valley Mill Road, and west of Cole Lane in Frederick County, Virginia. As part of site development, a new fourth leg will be constructed southward at the existing Route 7/Gateway Drive traffic signal. Site access is proposed via one full-movement driveway approximately 250 feet south of the Route 7/Gateway Drive intersection, as well as a full movement driveway on Cole Lane. The development is expected to be fully built out in the year 2028. In the future, Frederick County anticipates the eventual extension of Gateway Drive to Valley Mill Road that would be accomplished via a revenue-sharing project or other means not affiliated with this current application. At the time this future connection is made, the existing Valley Mill Road intersection with Route 7 and that I-81 interchange would be eliminated. A future year 2034 planning analysis documented in this report evaluated three network scenarios as part of a sensitivity analysis: ■ Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange. ■ Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. ■ Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is completely severed from Route 7. A site vicinity map is provided in Figure 1. The area surrounding the site is generally suburban with commercial and residential development in immediate vicinity to the site. A preliminary site plan of the development is shown in Figure 2. Figure 3 shows the current zoning. The analysis determines the transportation related impacts associated with the proposed development and was prepared in accordance with Frederick County and Virginia Department of Transportation (VDOT) requirements for traffic impact studies. The study intersections, time periods for analysis, and scope of this project were selected after County and VDOT staff were consulted a scoping letter provided by VDOT for this project is provided in Appendix A. Kittelson&Associates,Inc. 12 Washington Commons October 2023 Introduction A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed development. Specifically, this analysis includes: ■ Year 2020 existing land use and transportation system conditions within the site vicinity; ■ Forecast year 2028 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak hours including regional growth; ■ Trip generation and distribution estimates for the proposed development; ■ Forecast year 2028 total traffic conditions based on full build out of the development including queuing under two scenarios: o Phase 1 —By-Right Commercial Development Only o Phase 2 —Commercial + Residential Development; ■ Design year 2034 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: o Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; o Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange; o Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 181 interchange. ■ Design year 2034 total traffic conditions based on full build out of the development weekday a.m. and weekday p.m. peak periods under three scenarios: o Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the 1-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange. ■ Conclusions and recommendations. Kittelson&Associates,Inc. 13 Washington Commons October 2023 81 N �O GATEWAY DR v V) �O I � e I — 44/ FRRY�i�`F P/k� SITEj\ O v r � m 0 e 522 259 11 0 50 81 u 7 ti 37 FREDERICK COUNTY,VA 50 522 11 81 a E �- Study Intersections Figure Site Vicinity Map 0- Future Study Intersections Frederick County, VA 1 IKITTELSON &ASSOCIATES rr) O Q) b.0 iz ro > A alb4–J M. 4- Nk ILI 4–J ---------- I M u LL N4 "'A\ + AF LANE N 7 \lit0 Z w U L U-) 0 U) 06 V Zo:qejj-Aq pisjnq—dFS:S-EZOZ'111,C) R.p7ljjVd1VyIS,.,n2!j–1,.d-'d–S6SBZ\SZ96Z–qs!lqndov\dwal\leool\elepdde\li!slnqe\sjasn\:0 M N O N v O � b.0m Ca ro > 2 ca to 4- 8 ayq cis w5y 8 ��m �m EE y E5 �mEe ��Ey �� �+ �� •� IO a N m m'a mmo mPa w o =wo g=15 f�c�o fin O a �ac4o �a cgo dao na'ao c4 m° U �;t4CH1:�ayy'OR�� Tl— LL LU r J U Q LL a e v O_ , o � ���sR�aOs�i- _ N W yytiyt ���� a) t ' Q o • . i, 52 ¢ E„ W€o o w g .c Z W JU WO 0 H� m Y as EO:gell-Aed golsinge-wd£S S-EZOZ'LZ loO R.p'7IddVN1WIS Sa,nBid l,odaa S6SSZ\SZ96Z qsllgndoV\dwal\leool\elepdde\lplsinge\sjasn\:0 Section 3 Existing Conditions Washington Commons October 2023 Existing Conditions EXISTING CONDITIONS The following section discusses existing transportation facilities in the immediate vicinity of the site. Transportation Facilities Table 1 summarizes the primary transportation facilities in the site vicinity. Table 1 Existing Transportation Facilities and Roadway Designations Number Speed • of Limit Side- Bicycle Streel Roadway Classification' Lanes (mph)JI Median walks Lanes Parking R4 Other Route 7(Berryville Pike) Principal 4 451 Yes Yes' No No Paved Arterial Valley Mill Road(Route 659) Major 2 35 No Yes' No No Paved Collector Classifications based on VDOT's 2014 Functional Classification Map. Z Route 7 is 35 mph west of Gateway Drive. s Route 7 has sidewalk on the south side between Valley Mill Road and Martin Drive(approximately 575 feet)and on the north side for approximately 675 feet west of Regency Lakes Drive. °Valley Mill Road has sidewalk on the north side for approximately 500 feet south of Route 7. Existing Traffic Volumes and Peak Hour Operations Given reduced traffic volumes due to the COVID-19 pandemic, historical traffic counts were used. Weekday a.m. and p.m. traffic volumes were taken from the STARS Route 7 (Berryville Avenue/Berryville Pike)Corridor Study dated May 2019.The 2018 volumes used in this study were used as baseline weekday a.m. and p.m. volumes for this analysis to reflect 2020 existing conditions. No Saturday analysis was performed, consistent with discussions with VDOT and documented through the scoping process. AppendixA contains the approved scoping document. Turning-movement counts were obtained in February 2021 at Valley Mill Road/Brookland Lane and Route 7/Cole Lane as this intersection was not included in the STARS study.The counts were conducted on a typical weekday morning (6:00 a.m. to 9:00 a.m.) and evening(4:00 p.m.to 7:00 p.m.) during peak time periods.Appendix 8 contains all turning movement count data sheets. Consistent with scoping requirements, operational analyses were performed at the following intersections: ■ Route 7 (Berryville Pike)/I-81 South Ramps ■ Route 7 (Berryville Pike)/Valley Mill Road/I-81 North Ramps ■ Route 7 (Berryville Pike)/Gateway Drive ■ Route 7 (Berryville Pike)/Cole Lane ■ Route 7 (Berryville Pike)/Regency Lakes Drive ■ Gateway Drive Extension/Site Driveway(future) ■ Cole Lane/Site Driveway (future) Kittelson&Associates,Inc. 18 Washington Commons October 2023 Existing Conditions ■ Valley Mill Road/Gateway Drive Extension/Brookland Lane (2034 planning analysis only) ■ Realigned Valley Mill Road/Gateway Drive/Brookland Lane (2034 planning analysis only) Current Levels of Service and Volume-to-Capacity Ratios All level of service (LOS) analyses described in this report was performed in accordance with the procedures stated in the Highway Capacity Manual, 6th Edition (HCM — Reference 1) and report HCM 2000 outputs in accordance with VDOT Traffic Operations and Safety Analysis Manual, Version 2.0 (TOSAM — Reference 2). A description of level of service and the criteria by which they are determined is presented in Appendix C. This analysis is based on the system hourly peak during each of the study periods to evaluate of all intersection levels-of-service. Based on the Route 7 STARS study, the weekday a.m. peak hour was found to be 7:15 a.m. to 8:15 a.m., while the weekday p.m. peak hour was found to be 4:30 p.m. to 5:30 p.m. Traffic operations were modelled using Synchro 11. Traffic signals along Route 7 currently employ an adaptive signal system. Because adaptive signal systems can vary splits and cycle lengths in real time on a cycle-by-cycle basis, deterministic software programs like Synchro that apply HCM methodologies and microsimulation programs (such as SimTraffic) cannot fully reflect their operations. The TOSAM does not provide specific guidance for modeling adaptive signal corridors. Following discussions with VDOT traffic engineering staff to determine an appropriate methodology, the Synchro/SimTraffic models used in this study were calibrated to the extent feasible by this procedure: ■ Cycle lengths in Synchro were matched to the period length in InSync and splits and offsets were synchronized. ■ "Actuated-Coordinated" mode was toggled in Synchro and the "C-Max' setting for coordinated phases was used. Figure 4 illustrates the existing lane configurations and traffic control devices of the study intersections. The initial operational analyses using HCM, 6th Edition procedures in Synchro 11 illustrated one or more intersections within the study network have movements operating above capacity. As such, SimTraffic software was used to calculate maximum queues and delay by lane group. All parameters of the SimTraffic analyses were evaluated in accordance with Section 7.6 of VDOT's TOSAM. Figure 5 shows the overall intersection operational results of the existing traffic operations analysis for the weekday a.m. and weekday p.m. peak hours, respectively. Figure 6 shows the lane group LOS. Table 2 summarizes the SimTraffic peak hour levels of service', maximum back of queue, and delay for each lane group by intersection.Appendix D contains the Synchro and SimTraffic existing conditions level of service worksheets. 1 SimTraffic software does not provide LOS outputs. HCM, 6t" Edition LOS/delay thresholds were applied to the individual movement delays from SimTraffic to determine LOS. This applies to all subsequent tables in this report showing SimTraffic results. Kittelson&Associates,Inc. 19 Washington Commons October 2023 81 N GATEWAY DR Gov BERRYVILLE v 7 44/ SITE U F y4/ �O O 0 0 a a E - STOP SIGN Existing Lane Configurations and Figure -TRAFFIC SIGNAL Traffic Control Devices 4 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 44/ 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM 07 R M M OC 175 LOS=D 570 586 CM=NB C-F NB1146 LOS=E 615� Del=32.2 �795 �8985 --1013 -130760� Del=47.9 23.3� I �NMSO M a ao� r o c c 89--4 LOS=D *-201 89� LOS=D X409 175 LOS=B X76 175 LOS=C "-112 0 788oDel=37.6 X832 788� De1=39.1 X968 1031— Del=15.6 X886 1031� Del=21.3 �1128 174 ** �37 423 ** r68 0—X ** �6 10-X ** r-5 � I � � I � � I � � I � = m�n rmrn o0o mvin H SW- CM= INTERSECTION MOVEMENT(UNSIGNALIZED) LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 173 3191 p°z a *-182 (SIGNALIZED)/INTERSECTION MOVEMENT 11211063 j105 LEVEL OF SERVICE(UNSIGNALIZED) Del= INTERSECTION AVERAGE CONTROL DELAY a (SIGNALIZED)/INTERSECTION MOVEMENT E CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Existing Traffic Conditions Figure Weekday AM and Weekday PM Peak Hours 5 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 44/ 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM ��� WWW _ D--o.B� • �p C--A • FD A �A Bim► s-E �F A�www E ¢C0 ¢wo 00 CC) o C� -D C-,4 rD D� -B E� rC o C� • FD �B �F �F Ate► rE Ate► rF 3 u \ltw \1tw T oow www ¢ LL LLLLWW C---P- A---P- s-A s-E - STOP SIGN To -TRAFFIC SIGNAL T al X - LANE GROUP LEVEL-OF-SERVICE Existing Lane Group Level of Service Figure Weekday AM and Weekday PM Peak Hours 6 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Existing Conditions Table 2 Existing Conditions-Summary of Peak Hour Maximum Queue,and Delay for Each Lane Group by Intersection- SimTraffic DelayIntersection Information A.M.Peak Hour P.M.Peak Hour Traffic Lane Storage Max Delay Max Intersection Control 1ppppr.ach Group Length LOS • eue (sec) LOS • - EB EBL 145 E 144 57.1 F 144 95.2 EBTR B 381 19.5 C 384 25.7 WBL 105 E 97 74.5 F 99 91.3 WB WBT D 383 41.4 D 535 44.6 Route 7(Berryville Pike)/I-81 South WBR B 39 12.9 B 0 14.5 Ramps Signalized NB NUT E 45 56.8 E 101 79.8 (#1) NBR 45 E 40 68.2 E 45 79.0 SBL 875 D 285 42.9 E 281 56.1 SB SBLT D 323 42.9 E 313 56.1 SBR 1000 D 244 39.4 E 326 62.4 Overall D - 32.2 D - 41.2 EBL 225 E 224 66.6 F 213 84.0 EB EBT C 432 32.0 C 413 28.6 EBR 255 B 255 10.1 B 255 14.0 WBL 105 F 104 81.7 F 104 111.9 Route 7(Berryville Pike)/Valley Mill WB WBT D 399 42.3 D 508 52.0 Road/1-81 North Ramps Signalized WBR A 0 5.1 A 235 6.3 NBL 155 D 375 48.9 E 380 56.6 (#2) NB NBTR E 335 61.0 E 344 66.8 SBL 650 D 361 46.2 D 394 54.6 SB SBLT D 397 54.3 E 462 64.6 SBR A 0 5.3 A 0 5.6 Overall D - 37.6 D - 39.1 EB EBL 540 E 112 47.5 E 191 64.5 EBT A 206 7.7 A 87 5.2 Route 7(Berryville Pike)/Gateway WBU 100 A 4 0.0 E 42 61.6 Drive Signalized WB WBT A 199 7.6 B 316 14.7 WBR 225 A 89 8.4 B 223 17.3 (#3) SB SBL E 125 48.4 E 364 58.5 SBR 185 F 152 51.7 E 185 76.7 Overall B - 14.0 C - 25.4 EBT A 350 8.5 B 347 13.1 Route 7(Berryville Pike)/Cole Lane EB EBR 120 A 106 5.4 A 120 6.7 Unsignalized (#4) WB WBT A 12 1.6 A 5 1.8 NB NBR E 88 47.9 F 350 123.3 EB EBL 300 D 112 51.1 E 112 68.2 EBTR A 174 5.4 A 175 7.0 WBL 120 E 57 57.1 F 56 84.3 Route 7(Berryville Pike)/Regency WB WBT B 346 16.8 C 525 22.6 Lakes Drive Signalized WBR 430 A 75 6.1 A 393 7.1 (#5) NB NBLTR A 0 0.0 F 68 80.4 SB SBLT D 171 43.1 D 187 54.4 SBR C 166 24.1 D 206 35.9 Overall B 15.6 C 21.3 As shown in the figures and Table 2, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) The northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road with Kittelson&Associates,Inc. 23 Washington Commons October 2023 Existing Conditions queues extending between 375 to 380 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. Route 7(Berryville Pike)/Cole Lane(#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. This queue spillback is likely inevitable given the spacing between Cole Lane and Regency Lakes Drive (approximately 100 feet).The SimTraffic model illustrates delays of 47.9 seconds and 123.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Kittelson&Associates,Inc. 24 Section 4 Transportation Impact Analysis Washington Commons October 2023 Transportation ImpactAnalysis TRANSPORTATION IMPACT ANALYSIS The transportation impact analysis identifies how the study area's transportation system will operate through total build out of the project. The proposed development is anticipated to be constructed and built out by year 2028. Traffic impacts of the proposed Washington Commons development during the typical weekday a.m. and p.m. peak hours were examined as follows: ■ Background traffic conditions were developed by applying a two-percent compound annual growth rate on the 1-81 Ramps and Route 7, as well as a one-percent annual growth rate on Valley Mill Road to account for growth in the site vicinity between years 2020 and 2028. ■ No in-process developments were identified and therefore included in the background 2028 projected volumes. ■ Year 2028 background weekday a.m. and p.m. peak hour traffic conditions were analyzed at each of the study intersections. ■ Site-generated trips were estimated for the proposed site plan under two scenarios: o Phase 1— By-Right Commercial Development Only o Phase 2— By-Right Commercial + Residential Development; ■ Site trip distribution patterns identified and confirmed through the scoping process were derived from existing traffic patterns and major trip origins and destinations in the study area. ■ Year 2028 total traffic conditions were analyzed at each of the study intersections during the weekday a.m. and p.m. peak hours. ■ Year 2034 background traffic conditions (without site development) were analyzed at each of the study intersections during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: o Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; o Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange; o Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 181 interchange. ■ Year 2034 total traffic conditions were analyzed at each of the study intersections based on full build out of the development during weekday a.m. and weekday p.m. peak periods under three scenarios: o Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the 1-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange; Kittelson&Associates,Inc. 26 Washington Commons October 2023 Transportation ImpactAnalysis o The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is disconnected from Route 7 at the 1-81 interchange. YEAR 2028 TRAFFIC CONDITIONS 2028 Background Traffic Conditions In the 2028 background analysis,traffic operations prior to full build-out of the proposed development are analyzed for the purposes of establishing a baseline against which to measure the specific impacts of the proposed development. Background growth in traffic volumes is attributed to regional growth in the area as well as any specific development within the study area.These two components of growth are discussed below. Regional Growth A two-percent annual growth rate was identified for the 1-81 Ramps and Route 7 (Berryville Pike), while a one-percent annual growth rate was identified for Valley Mill Road. These rates were confirmed through the scoping process to account for near-term regional traffic growth and compounded annually to forecast year 2028 background traffic volumes. In-Process Development Consistent with the scoping document, no in-process developments were identified for inclusion in this study. Figure 7 illustrates year 2028 background traffic assumed lane configurations and traffic control devices. 2028 Background Traffic Conditions Figure 8 shows the overall intersection operational results of the year 2028 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 9 shows the year 2028 background lane group level of service. Table 3 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix E contains the Synchro and Sim Traffic year 2028 background traffic operational analysis worksheets. Kittelson&Associates,Inc. 27 Washington Commons October 2023 81 N GATEWAY DR Gov BERRYVILLE v 7 44/ SITE U F y4/ �O O 0 4 0 a ~ �' • ~ - STOP SIGN �,► -TRAFFIC SIGNAL a E Year 2028 Background Assumed Lane Configurations and Figure Traffic Control Devices 7 Frederick County, VA 110F1 KITTELSON X &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 44/ 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM )-+--1049 205 LOS=C 668 318 LOCM=NB C1325—o. NB1343 LOS=E =F721� Del=29.8 931 11810— Del --1187 --153160-4Del=36.1 4.0I � � M � m C58 104 LOS=D *-236 OS=E 479 175 LOS=B �76 175 LOS=B "-112 923� Del=45.5 975 e1=58.9 �1134 1208� Del=15.1 1038 1208� Del=19.9 1322 188 ** 40 ** �71 0� ** 6 10: ** 5 I � I � � I � � I � = NOO �oJC 000 aJ V N G MNO MSO H S CM= INTERSECTION MOVEMENT(UNSIGNALIZED) LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 173 3191 p°z6 182 (SIGNALIZED)/INTERSECTION MOVEMENT 1313 1245 j106 LEVEL OF SERVICE(UNSIGNALIZED) Del= INTERSECTION AVERAGE CONTROL DELAY a (SIGNALIZED)/INTERSECTION MOVEMENT E CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Year 2028 Background Traffic Conditions Figure Weekday AM and Weekday PM Peak Hours $ Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 44/ 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM 000 LLWW _ _ C� • �B C--A • D A� �AAA Com► F �F A� A� 0 LLW WW W LL ¢ww ¢LLW U0 U0 o D� rD C� rF E� rB E� )�*'-A D� FD C� • FF A� • �B ABF B� �F Ate► rE Ate► 3 u \ltw \1tw T wwLL wwLL ¢ w wwooALA C---P- A-♦ s-D s-D - STOP SIGN To -TRAFFIC SIGNAL T al X - LANE GROUP LEVEL-OF-SERVICE Year 2028 Background Lane Group Level of Service Figure Weekday AM and Weekday PM Peak Hours 9 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 3 Year 2028 Background Traffic Conditions-Summary of Peak Hour Maximum Queue,and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak Hou'r= max �- Max Delay • • • Queue ay .UJF rL Control ength (feet) (sec) EB EBL 145 F 145 86.9 F 145 113.6 EBTR C 387 24.6 C 392 30.7 WBL 105 F 51 80.8 F 103 86.5 WB WBT B 667 17.5 D 502 49.8 Route 7(Berryville Pike)/I-81 WBR B 0 14.3 B 195 15.9 South Ramps Signalized NB NUT F 39 109.8 E 100 74.5 (#1) NBR 45 E 36 70.7 E 45 71.4 SBL 875 D 359 50.8 E 384 80.0 SB SBLT D 405 50.8 E 420 80.0 SBR 1000 D 267 44.3 F 457 98.4 Overall C - 29.8 D - 50.9 EBL 225 F 224 90.9 F 224 88.6 EB EBT D 454 37.7 C 499 30.7 EBR 255 B 255 12.0 B 255 18.2 WBL 105 F 104 101.8 F 104 162.9 Route 7(Berryville Pike)/Valley WB WBT D 601 45.8 F 939 112.9 Mill Road/1-81 North Ramps Signalized WBR A 50 5.2 A 749 9.9 NBL 155 E 448 65.4 E 408 60.0 (#2) NB NBTR F 995 83.4 F 687 83.8 SBL 650 E 431 58.3 E 456 65.7 SB SBLT E 494 69.1 F 533 80.7 SBR A 0 5.8 A 123 6.3 Overall D - 45.5 E - 58.9 EB EBL 540 E 122 59.3 E 163 58.2 EBT A 213 8.1 A 122 6.0 Route 7(Berryville Pike)/ WBU 100 D 5 40.5 D 63 49.7 Gateway Drive Signalized WB WBT A 181 7.2 B 414 20.0 WBR 225 A 57 8.5 C 225 21.8 (#3) SB SBL D 145 53.3 E 431 55.2 SBR 185 E 160 58.2 F 185 95.4 Overall B - 14.5 C - 27.6 Route 7(Berryville Pike)/ColeEBT A 317 8.8 B 361 11.9 EB Lane Unsignalized EBR 120 A 72 5.3 A 120 6.8 WB WBT A 23 1.7 A 27 2.1 (#4) NB NBR E 97 36.1 F 319 84.0 EB EBL 300 E 112 55.9 E 112 62.7 EBTR A 180 4.1 A 179 6.6 WBL 120 E 68 61.0 E 74 68.6 Route 7(Berryville Pike)/ WB WBT B 384 17.1 C 549 23.6 Regency Lakes Drive Signalized WBR 430 A 108 5.8 A 396 7.3 (#5) NB NBLTR A 0 0.0 E 58 66.3 SB SBLT D 189 47.2 D 153 50.6 SBR C 155 28.9 C 203 31.2 Overall B 15.1 1 B - 19.9 As shown in the figures Table 3,all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through Kittelson&Associates,Inc. 31 Washington Commons October 2023 Transportation ImpactAnalysis lane on Valley Mill Road with queues extending between 690 to 1,000 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. The overall intersection is projected to operate at LOS E during the weekday p.m. peak hour. Route 7(Berryville Pike)/Cole Lane(#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 36.1 seconds and 84.0 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. The expected delay at this intersection is projected to be lower relative to existing conditions due to changes in the peak hour factor used in the analysis in accordance with TOSAM requirements for modeling future year scenarios. PROPOSED DEVELOPMENT The Applicant proposes to develop the subject property, which consists of approximately 35.76 acres and is zoned approximately 66 percent RP, 19 percent B-2,and 15 percent M1, into two phases. Phase 1 of the development is the by-right commercial portion of the property and includes a 20,670 square- feet discount grocery superstore, 15,400 of various strip retail uses, 16-pump gas station and 5,200 square-foot convenience store, and a 2,300 square-feet fast-food restaurant with drive-through. Phase 2 of the development includes the requested assumption of future residential development (a total of 215 townhomes). The inclusion of assumed residential development was specifically requested by County/VDOT staff to be incorporated into this study,though the applicant has no plans to develop the site beyond the commercial (Phase 1) portion. The site is located south of Route 7 (Berryville Pike), north and east of Valley Mill Road, and west of Cole Lane in Frederick County, Virginia. As part of site development, a new fourth leg will be constructed southward at the existing Route 7/Gateway Drive traffic signal. Site access is proposed via one full-movement driveway approximately 250 feet south of the Route 7/Gateway Drive intersection, as well as a full movement driveway on Cole Lane. Trip Generation Trip generation estimates for the proposed development were developed using the standard reference Trip Generation, 11t1 Edition (Reference 3) published by the Institute of Transportation Engineers (ITE). Table 4 summarizes the trip generation estimates for the proposed development. Kittelson&Associates,Inc. 32 Washington Commons October 2023 Transportation ImpactAnalysis Table 4 Estimated Trip Generation Peak Hour Adjacent Street Pr Weekday AM Peak Weekday PM Pea Hour our M Weekday 16 AL JIML I h Land Use .. Daily totallpin + Supermarket 850 20.670 1,000 SF 2,263 59 35 24 185 93 92 Pass-by(245vo) (416) (14) (7) (7) (44) (22) (22) Strip Retail Plaza 822 15.400 1,000 SF 839 36 22 14 101 51 50 Pass-by(40%)1 (218) (14) (7) (7) (40) (20) (20) Convenience Store/Gasoline 6,674 475 238 237 411 206 205 Station' 945 5.200 1,000 SF Pass-by(76%AM,75%PM) (2,766) (362) (181) (181) (308) (154) (154) Fast Food Restaurant with Drive- 1,075 103 53 50 76 40 36 Through 934 2.300 1,000 SF Pass-by(50%AM,55%PM/Sat) (900) (52) (26) (26) (42) (21) (21) By-Right Commercial Total 10,851 673 348 325 773 390 383 Pass-by Trip Reduction (4,300) (442) (221) (221) (434) (217) (217) Phase 1-Net New Trips: 6,551 231 127 104 339 173 166 Multi-Family Housing(Low-Rise) 220 1 215 dwelling units 1,453 90 22 68 113 71 42 By-Right Commercial+Residential Total 12,304 763 370 393 886 461 425 Passbys (4,300) (442) (221) (221) (434) (217) (217) Internal Trips between commercial and residential (218) (14) (3) (11) (17) (11) (6) (15%of residential trips) 11 Phase 2-Net New Trips 7,786 307 146 161 435 233 202 'Pass-by rates not available for ITE Land Use Code(LUC)822(Strip Retail Plaza).Pass-by rates for ITE LUC 821 (Shopping Plaza)used. 2Land Use Subcategory:VFP(16-24 vehicle fueling positions) As shown in Table 4, Phase 1 is estimated to generate 6,551 net new weekday daily trips, 231 weekday a.m. (127 in, 104 out), and 339 weekday p.m. (173 in, 166 out) peak hour trips when built out in year 2028.Adding Phase 1 to the Phase 2 residential,the combined total is estimated to generate 7,786 net new weekday daily trips, 307 weekday a.m. (146 in, 161 out), and 435 weekday p.m. (233 in, 202 out) peak hour trips when fully built out. Trip Distribution and Trip Assignment Trip distribution estimates for the proposed project were developed based on anticipated future travel patterns observed near the site and major origin/destination patterns in the site vicinity. Figure 10 illustrates the estimated trip distribution pattern. Figure 11 and Figure 12 illustrate the assignment of commercial net new site trips and pass-by trips, respectively. It was assumed 40 percent of inbound trips from the west of the site and 60 percent of exiting trips destined to the east would utilize the right-in/right-out entrance along Route 7. Figure 13 illustrates the residential site trips. Figure 14 displays the cumulative site-generated trips(Figures 10+ 11+ 12)to the surrounding roadway network during the weekday a.m. and p.m. peak hours. Kittelson&Associates,Inc. 33 Washington Commons October 2023 N o\° 81 2�i 0 GATEWAY DR 36X 3z 0 0 BERRYVILLE PIKE 7 Zg0 oho ? 1� 44/ SITE U "9<C Fye/<C 0 2 J Q J E m 0 90 a 11� o a Proposed Trip Distribution (Residential) XX% - Proposed Trip Distribution (Commercial) XX% a E Estimated Trip Distribution Pattern Figure Frederick County, VA 10 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 GATEWAY DR BERRY U LLE PIKE 7 4v S��j/ O� Fy N O WEEKDAY AM WEEKDAY PM WEEKDAY AM WEEKDAY PM M N M R 19 �30 34 4-28 47 4-45 38� 4-44 62� 4-59 © O. m v N V N 15 `23 `78 `124 57 4-47 78 4-75 �4 `r6 o i i � © O 33 4640- 50 640-50 44 68 59 u I I ti (D O N 35 X44 57---40- 4-59 1240- 4-44 2040- 4-59 33 46 a EM n M r N M Retail Net New Site-Generated Trips Figure Frederick County, VA 11 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 GATEWAY DR BERRY U LLE PIKE 7 4v S��j/ O� Fy N O WEEKDAY AM WEEKDAY PM WEEKDAY AM WEEKDAY PM NO PASS-BYS NO PASS-BYS NO PASS-BYS NO PASS-BYS ASSOCIATED WITH ASSOCIATED WITH No WITH ASSOCIATED WITH THIS INTERSECTION THIS INTERSECTION THIS INTERSECTION THIS INTERSECTION © O. R R NO PASS-BYS NO PASS-BYS `132 `132 ASSOCIATED WITH ASSOCIATED WITH THIS INTERSECTION THIS INTERSECTION 0 E © O -64 -111 -64 -111 NO PASS-BYS CAASSOCIATED S-BYS 64 X111 64 X111 ASSOCIATED WITH WITH I I THIS INTERSECTION SECTION u ti N N NO PASS-BYS CAASSOCIATED S-BYS ASSOCIATED WITH WITHTHIS INTERSECTION SECTION -85-40- -85-40- 42 85-40-42 42 E ro ro Retail Pass-by Trips Figure Frederick County, VA 12 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 GATEWAY DR BERRY U LLE PIKE 7 4v S��j/ O� Fy N O WEEKDAY AM WEEKDAY PM WEEKDAY AM WEEKDAY PM M V R 13 �8 7 4-20 22 4-13 15-40- 4-4 9� 4-13 © O. �7 �4 11 4-33 35 F2 �2 �2 �3 f �11 N � E © O 15 v I4 47 )Or _ O 14� -0---4 8-10- 4-13 a---40- 4— )-40----13 a E Residential Site Trips Figure Frederick County, VA 13 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 GATEWAY DR BERRY U LLE PIKE 7 4v S��j/ O� Fy N O WEEKDAY AM WEEKDAY PM WEEKDAY AM WEEKDAY PM r v N V R 32 `38 41 4-48 69 04-58 5340- 4-48 71� 4-72 © O. o R � R R 22 `27 202 `256 68--No- 4-80 113� 4-96 �6 `0 o i i f �3 f �11 - o � cow inm E © O °u -40 �I100 -18 ).4111 148 79 4 6 � O ti 183 - O 4940- 4-48 65 X72 aE � m -71 48 -57 )-**----72 81 � Cumulative Site-Generated Trips Figure Frederick County, VA 14 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis YEAR 2028 TOTAL TRAFFIC CONDITIONS The year 2028 total traffic conditions analysis forecasts how the transportation system in the study area will operate after full build out of proposed development. Figure 15 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for 2028 total traffic conditions. Phase 1 — By-Right Commercial Only By-Right Commercial site-generated trips and pass-by trips shown in Figure 11 and Figure 12, respectively, were added to year 2028 background volumes shown in Figure 7 to arrive at the 2028 total traffic volumes shown in Figure 16. Figure 17 shows the lane group level of service. Table 5 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delayfor each lane group by intersection. Appendix F contains the Synchro and SimTraffic year 2028 total traffic conditions operational worksheets for Phase 1. Kittelson&Associates,Inc. 39 Washington Commons October 2023 N 81 �a GATEWAY DR \\\ � FRRy����FP/k� SITE 7 L'9< <F O © © O -�4�L pel pe, AL .�� 1l�► 4 AL 0 3 u ti i -STOP SIGN a -TRAFFIC SIGNAL Year 2028 Assumed Lane Configurations and Figure Traffic Control Devices 15 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 CM= INTERSECTION MOVEMENT(UNSIGNALIZED) 81 LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE(UNSIGNALIZED) GATEWAY DRDel= INTERSECTION AVERAGE CONTROL DELAY B;RR VILLE PIKE (SIGNALIZED)/INTERSECTION MOVEMENT 7 CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO SITE O� V L9<C�y N 0 WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM o 0 N O N O N OLL'l )+--1094 205 LOS=C X687 318 1 LOS 175 LOS=B X76 175 LOS=C 112 755� Del=32.4 �959 1228� Del= 1246� Del=16.3 1082 1270 Del=20.9 1381 2� R * �7 12� * 0� * �6 10� * 5 1 I 1 I 1 I 1 1 1w © O NOC NV W (rD O NNifl �ifl ON OM LOS=D LOS=E CM=WB CM-WB 104 251 104 502 LOS=A N 980 Del=54.2 1022 1001 Del=63.3 1209 202 LOS=A 256 188- R * r44 458 R * �80 De*l=3.2 r0 De*1=4.0 r0 o 1 I 1 I I I NON ANN 00 00 MNO Mir E © O C1273-0- C1227:-�-P- )05 rnOtoO�C 1003 3� LOSEA 5� LOSEB0.3 144 0 Del=3.7 0 Del=244.1l' j 'fit 'fito� o� O CM=NB a119-,, De1=20.9 CM=EB CM=).* 1378 LOS=B 1313 LOS-B (88-,4 LOS 60-,4 Del=16.3 ~1231 1590 81-,4 Del=2.5 ~1219Del= a v � E Phase 1 - Retail Only Year 2028 Total Traffic Conditions Figure Weekday AM and Weekday PM Peak Hours 16 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 i - STOP SIGN -TRAFFIC SIGNAL GA DR BERRY ILLE PIKE X - LANE GROUP LEVEL-OF-SERVICE 7 44/ SITE O� V L9<C�y N 0+-,$ WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM LLW W UO ow C� DD A� �B A� • �C Com► s-F Ate► rE Ate► s-E LLLL Q W © O +-$ *- C F� A C� FF �A �A BF **� *�"N r Ir r LLLLLL QQ Q E © O mmoo D--%4 ¢ Q .�.�L)*-A 4 4 E A ° B� CA� F�B� Br `t VlMom A D O C� �A C-0. FA A� �A A� �A FAFA FA FA B B� A� A� � a E Phase 1 - Retail Only Year 2028 Total Lane Group Level of Service Figure Weekday AM and Weekday PM Peak Hours 17 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 5 Phase 1-By-Right Commercial Only Year 2028 Total Traffic Conditions-Summary of Peak Hour Maximum Queue,and Delay for Each Lane Group by Intersection-SimTraffic StorageIntersection Information A.M.Peak Hour P.M.Peak Hour-IIIIIIIIII Lane Dela Max Delay Intersection Traffic Cant I Approach Group Length • • • Queue EB EBL 145 F 145 93.0 F 145 124.9 EBTR C 392 22.0 C 397 31.7 WBL 105 E 98 56.9 F 92 90.9 WB WBT C 332 26.3 D 585 48.3 Route 7(Berryville Pike)/1- WBR B 0 14.8 B 89 16.4 81 South Ramps Signalized NB NUT F 51 101.1 F 104 89.9 (#1) NBR 45 E 41 58.0 F 45 86.7 SBL 875 D 354 52.8 E 398 74.9 SB SBLT D 423 52.8 E 464 74.9 SBR 1000 D 268 43.5 F 495 111.1 Overall C - 32.4 D - 51.4 EBL 225 F 225 91.3 F 224 97.0 EB EBT D 614 37.7 C 522 33.7 EBR 255 B 255 15.1 B 255 19.3 WBL 105 F 104 127.2 F 104 190.5 Route 7(Berryville Pike)/ WB WBT E 725 72.7 F 985 102.1 Valley Mill Road/1-81 North WBR A 50 5.4 A 678 10.0 Ramps Signalized NBL 155 E 420 60.8 F 444 82.0 NB NBTR E 770 78.7 F 995 99.2 SBL 650 E 517 73.5 F 584 86.7 SB SBLT F 603 83.6 F 705 105.0 SBR 620 A 247 6.8 A 434 7.8 Overall D - 54.2 E - 63.3 EBL 540 E 150 56.6 E 252 71.7 EB EBT B 362 17.0 C 474 22.2 EBR 150 B 150 14.5 B 150 14.7 WBL 500 D 211 51.3 E 300 64.4 Route 7(Berryville Pike)/ WB WBT B 271 11.5 C 344 23.9 Gateway Drive WBR 225 A 190 3.3 A 225 8.9 Signalized NBL 150 D 174 50.3 E 210 58.3 (#3) NB NBTR B 68 10.5 A 78 9.0 SBL D 112 45.3 D 187 45.8 SB SBTR B 92 11.8 C 206 23.1 SBR 185 B 67 11.8 C 182 23.1 Overall C - 20.3 C - 30.3 Route 7(Berryville Pike)/ EB EBT C 495 16.2 C 508 21.6 Cole Lane Unsignalized EBR 120 B 108 10.8 B 120 13.1 WB WBT A 13 1.7 A 30 2.0 (#4) NB NBR F 139 83.2 F 363 231.3 EB EBL 300 E 111 57.5 E 111 79.4 EBTR A 189 6.1 A 181 6.9 WBL 120 E 66 60.1 E 59 64.7 Route 7(Berryville Pike)/ WB WBT B 396 17.7 C 531 23.0 Regency Lakes Drive Signalized WBR 430 A 121 5.8 A 363 6.7 (#5) NB NBLTR A 0.0 E 73 68.7 SB SBLT D 155 48.0 E 187 74.5 SBR C 156 27.0 D 217 37.9 Overall B - 16.3 C - 20.9 WB WBLR A 93 3.2 A 117 4.0 Gateway Drive/Site Access NBT A 0 0.0 A 0 0.0 Driveway Unsignalized NB NBTR A 0 0.0 A 0 0.0 (#6) SB SBLT A 0 2.3 A 0 2.4 SBT A 0 0.3 A 0 0.9 Kittelson&Associates,Inc. 43 Washington Commons October 2023 Transportation ImpactAnalysis Intersection Information A.M.Peak Hour P.M.Peak Hour Lane • .•- Max Delay Max Delay Interse Traffic Control Approach Group Length LOS Queue (sec) LOS Queue (sec) LA (feet) (feet) 7aye/Site Access EB EBLR A 28 3.7 F 43 244.1 Unsignalized NB NBLT A 0 0.6 D 61 27.6 (#7) SB SBTR A 0 0.1 A 0 0.2 EBT A 12 2.5 A 02.3 Route 7(Berryville Pike)/ EB A A Site Access Driveway Unsignalized(Right- EBR 0 2.5 0 2.5 in;Right-Out) WB WBT A 0 1.8 A 228 5.7 (#10) NB NBR A 101 1.9 A 93 2.0 As shown in the figures and Table 5, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. The SimTraffic analysis illustrates the control delay at this intersection is anticipated to increase approximately nine and four seconds during the weekday a.m. and weekday p.m. peak hours, respectively relative to 2028 background traffic conditions. Route 7(Berryville Pike)/Cole Lane(#4) Similar to existing conditions and year 2028 background traffic conditions,the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 83.2 seconds and 231.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Cole Lane/Site Entrance (#7) During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 244.1 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. SimTraffic Queuing Comparison Table 6 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, any increases in queuing are anticipated to be accommodated by existing or planned storage. Kittelson&Associates,Inc. 44 Washington Commons October 2023 Transportation Impact Analysis Table 6 Maximum SimTraffic Queue Comparison—Phase 1—By-Right Commercial Only Year 2028 Traffic Conditions EBL 145 145 145 0 145 145 0 EBTR 387 392 +5 392 397 +5 WBL 105 51 98 +47 103 92 -11 Route 7(Berryville Pike)/I- WBT 667 332 -335 502 585 +83 81 South Ramps WBR 0 0 0 195 89 -106 NBLT 39 51 +12 100 104 +4 (#1) NBR 45 36 41 +5 145 45 0 SBL 875 359 354 -5 384 398 +14 SBLT 405 423 +18 420 464 +44 SBR 1000 267 268 +1 457 495 +38 EBL 225 224 225 +1 224 224 0 EBT 454 614 +160 499 522 +23 EBR 255 255 255 0 255 1 255 0 Route 7(Berryville Pike)/ WBL 105 104 104 1 0 104 104 0 Valley Mill Road/1-81 WBT 601 725 +124 939 985 +46 North Ramps WBR 50 50 0 749 678 -71 NBL 155 448 420 -28 408 444 +36 (#2) NBTR 995 770 -225 687 995 +308 SBL 650 431 517 +86 456 584 +128 SBLT 494 603 +109 533 705 +172 SBR 620 0 247 +247 123 434 +311 EBL 540 122 150 +28 163 252 +89 EBT 213 362 +149 122 474 +352 EBR 150 N/A 150 N/A N/A 150 N/A WBL 100/500 5 211 +206 63 300 +237 Route 7(Berryville Pike)/ WBT 181 271 +90 414 344 -70 Gateway Drive WBR 225 57 190 +133 225 225 0 (#3) NBL N/A 174 N/A N/A 210 N/A NBTR N/A 68 N/A N/A 78 N/A SBL 145 112 -33 431 187 -244 SBTR N/A 92 N/A N/A 206 N/A SBR 185 160 67 -93 185 182 -3 Route 7(Berryville Pike)/ EBT 317 495 +178 361 508 +147 Cole Lane EBR 120 72 108 +36 120 120 0 WBT 23 13 -10 27 30 +3 (#4) NBR 97 139 +42 319 363 +44 EBL 300 112 111 -1 112 111 -1 EBTR 180 189 +9 179 181 +2 Route 7(Berryville Pike)/ WBL 120 68 66 -2 74 59 -15 Regency Lakes Drive WBT 384 396 +12 549 531 -18 WBR 430 108 121 +13 396 363 -33 (#5) NBLTR 0 0 0 58 73 1 +15 SBLT 1 1 189 155 -34 153 187 1 +34 SBR I 1 155 1 156 +1 203 217 1 +14 Phase 2 — By-Right Commercial + Residential Site-generated trips shown in Figure 14 were added to year 2021 background volumes shown in Figure 8 to arrive at the 2028 total traffic volumes shown in Figure 18. Figure 19 shows the lane group level of service.Table 7 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix G contains the Synchro and SimTraffic year 2028 total traffic conditions operational worksheets for Phase 2. Kittelson&Associates,Inc. 45 Washington Commons October 2023 CM= INTERSECTION MOVEMENT(UNSIGNALIZED) 81 LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE(UNSIGNALIZED) GATEWAY DR Del= INTERSECTION AVERAGE CONTROL DELAY BERRYV LE PIKE (SIGNALIZED)/INTERSECTION MOVEMENT 7 CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO SITE O� V L9<C�y N 0 WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM E�+-- )+--1107 205 318 1 LOS 175 LOS=B X76 175 LOS=C 112 762� 1250� Del= 1261� Del=16.3 1086 1279� Del=21.0 1394 2- 12� * 0� * r-6 10� * 5 1 I 1 I 1 1 1w © O NOS O V)11230 NWifl104 LOS=E 258 104 1 LOS CM=WB CM=WB 991 Del=59.1 1055 1036 Del= LOS=B 202 LOS=A 256 188- R * r46 458 * Del*=12.1 �3 Del=7.6 11 o 1 I 1 I INOOMNr E © O +148 rnO�319 1 LOS=C 1895 4� LOSEA 6� LOSEB 1179 Del=32.71883 0—x Del=3.9 0-x Del=139.8'�tx j fit 'fito�N O CM=NB &--P. LOS=B CM=EBR CM=WB 1392 LOS-B 1327 LOS-A (1375LOS=A60� Del=73.8 ~12351603 81-,, Del=2.5 ~1223Del=9.7 ~1570 tw E Phase 2 - Retail + Residential Year 2028 Total Traffic Conditions Figure Weekday AM and Weekday PM Peak Hours 18 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 i - STOP SIGN -TRAFFIC SIGNAL GA DR BE YV LE PIKE X - LANE GROUP LEVEL-OF-SERVICE 7 44/ SITE O� V L9<C�y N O WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM 000 LLWW UO Ow C �C C DD B� �B A �CCom► s-D �F B�► �E Ate► s-F W W LLLL Q LL © O QLL W QLLLL Q1 jQl� ¢6j1� m F� ,� �A C-0- ,� F D� ]-• FF ]-• FF �B �A o B� �F *� �F **� **� "N r "N r I r I r wwLL LLLLLL ¢¢ ¢¢ E 'C O 0000 D--,x Q Q .�.�L)k-A 4 4 ° E k- B� CA� F�B� B '�'� r `t Vl oo¢ Q U O B� *—A A� �A A� �A A� �A �A FA *-A FA a I I E Phase 2 - Retail + Residential Year 2028 Total Lane Group Figure Level of Service - Weekday AM and Weekday PM Peak Hours 19 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 7 Phase 2-By-Right Commercial+Residential Year 2028 Total Traffic Conditions-Summary of Peak Hour Maximum Queue,and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak Hour Lane Storage Max Intersection Traffic Control Approach Group Length • Max Delay • Dela • Queue EB EBL 145 F 144 88.7 F 145 128.1 EBTR C 388 22.1 C 401 32.8 WBL 105 D 80 51.9 F 96 98.5 WB WBT C 357 27.1 D 569 48.1 Route 7(Berryville Pike)/I- WBR B 0 14.8 B 165 16.4 81 South Ramps Signalized NB NUT E 56 79.3 F 101 102.9 (#1) NBR 45 E 39 60.1 F 45 83.6 SBL 875 D 369 52.2 E 403 77.5 SB SBLT D 404 52.2 E 438 77.5 SBR 1000 D 290 44.4 F 416 87.7 Overall C - 32.4 D - 51.1 EBL 225 F 224 96.7 F 224 106.1 EB EBT D 631 38.1 D 604 35.5 EBR 255 B 255 16.0 C 255 20.8 WBL 105 F 104 131.9 F 104 197.7 Route 7(Berryville Pike)/ WB WBT F 835 83.1 F 1040 116.6 Valley Mill Road/1-81 WBR A 238 5.8 B 819 11.3 North Ramps Signalized NBL 155 E 433 75.7 F 440 82.9 NB NBTR F 1,478 98.5 F 1,033 99.7 SBL 650 E 485 68.2 F 624 97.3 SB SBLT F 575 84.8 F 780 119.3 SBR 620 A 186 6.2 A 495 8.6 Overall E - 59.1 E - 70.1 EBL 540 E 136 56.9 E 217 72.0 EB EBT B 437 17.6 C 447 23.8 EBR 150 B 150 14.9 B 150 15.3 WBL 500 D 230 52.4 E 305 64.8 Route 7(Berryville Pike)/ WB WBT B 304 12.9 C 348 28.1 Gateway Drive WBR 225 A 192 4.4 B 225 11.2 Signalized NBL 150 D 201 48.7 E 216 59.7 (#3) NB NBTR A 80 9.1 A 62 1.6 SBL D 133 45.2 D 173 46.3 SB SBTR B 104 13.9 C 214 24.4 SBR 185 B 51 13.9 C 178 24.4 Overall C - 21.5 C - 32.7 Route 7(Berryville Pike)/ EB EBT B 488 14.1 C 471 19.9 Cole Lane Unsignalized EBR 120 A 108 10.0 B 120 10.1 WB WBT A 26 1.7 A 58 2.1 (#4) NB NBR F 115 73.8 F 352 210.0 EB EBL 300 E 183 57.4 F 111 80.4 EBTR A 151 6.0 A 179 6.6 WBL 120 E 59 60.5 F 65 91.6 Route 7(Berryville Pike)/ WB WBT B 438 18.5 C 528 23.2 Regency Lakes Drive Signalized WBR 430 A 105 5.8 A 397 6.7 (#5) NB NBLTR A 0.0 F 62 86.7 SB SBLT D 158 46.8 E 185 56.1 SBR C 163 26.8 D 215 37.5 Overall B - 16.3 C - 21.0 WB WBLR B 99 12.1 A 118 7.6 Gateway Drive/Site NBT A 6 0.7 A 15 1.0 Access Driveway NB Unsignalized NBTR A 2 0.1 A 0 0.0 (#6) rSB SBLT A 84 2.7 A 76 2.4 SBT A 1 16 1 0.4 A 24 0.5 Kittelson&Associates,Inc. 48 Washington Commons October 2023 Transportation ImpactAnalysis Intersection Information A.M.Peak Hour P.M.Peak Hour Lane Storage max Delay Max Delay Intersection Traffic Control Approach Group Length LOS Queue (sec) LOS Queue (sec) Cole Lane/Site Access EB EBLR A 31 3.9 F 44 139.8 Driveway Unsi nalized A C g NB NUT 0 0.6 50 22.0 (#7) SB SBTR A 0 0.1 A 0 0.2 EBT A 0 2.4 A 16 2.3 Route 7(Berryville Pike)/ Unsignalized EB Site Access Driveway EBR A 0 2.5 A 0 2.5 (Right-in;Right- (#10) Out) WB WBT A 15 2.0 A 313 9.7 NB NBR A 84 1 1.8 A 82 1.6 As shown in the figures and Table 7, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane.The additional demand is accommodated in the through lane on Valley Mill Road. The SimTraffic analysis illustrates the control delay at this intersection is anticipated to increase approximately 13 and 11 seconds during the weekday a.m. and weekday p.m. peak hours, respectively, relative to year 2028 background traffic conditions. Route 7(Berryville Pike)/Cole Lane(#4) Similar to existing conditions and year 2028 background traffic conditions,the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 73.8 seconds and 210.0 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Cole Lane/Site Entrance(#7) During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 139.8 seconds.The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. SimTraffic Queuing Comparison Table 8 below provides a queue comparison between background and total traffic conditions for each study intersection.As shown,any increases in queuing are anticipated to be accommodated by existing or planned storage. Kittelson&Associates,Inc. 49 Washington Commons October 2023 Transportation ImpactAnalysis Table 8 Maximum SimTraffic Queue Comparison—Phase 2—By-Right Commercial+Residential Year 2028 Traffic Conditions Weekday A Storage TWeekday PAL Intersection Movement (fe 13K EBL 145 145 144 -1 145 145 0 EBTR 387 388 +1 392 401 +9 WBL 105 51 80 +29 103 96 -7 Route 7(Berryville Pike) WBT 667 357 -310 502 569 +67 /1-81 South Ramps WBR 0 0 0 195 165 -30 NUT 39 56 +17 100 101 +1 (#1) NBR 45 36 39 +3 45 45 0 SBL 875 359 369 +10 384 403 +19 SBLT 405 404 -1 420 438 +18 SBR 1000 267 290 +23 457 416 -41 EBL 225 224 224 0 224 224 0 EBT 454 631 +177 499 604 +105 EBR 255 255 255 0 255 255 0 Route 7(Berryville Pike) WBL 105 104 104 0 104 104 0 /Valley Mill Road/1-81 WBT 601 835 +234 939 1,040 +101 North Ramps WBR 50 238 +188 749 819 +70 NBL 155 448 433 -15 408 440 +28 (#2) NBTR 995 1,478 +483 684 1,033 +349 SBL 431 485 +54 456 624 +168 SBLT 494 575 +81 533 780 +247 SBR 0 186 +186 123 495 +372 EBL 122 136 +14 163 217 +54 EBT 213 437 +224 122 447 +325 EBR N/A 150 N/A N/A 150 N/A WBL 5 230 +225 63 305 +242 Route 7(Berryville Pike) WBT 181 304 +123 414 348 -66 /Gateway Drive WBR 57 192 +135 225 225 0 (#3) NBL N/A 201 +201 N/A 216 N/A NBTR N/A 80 +80 N/A 62 N/A SBL 145 133 -12 431 173 -258 SBTR N/A 104 +104 N/A 214 N/A SBR 160 51 -109 185 178 -7 Route 7(Berryville Pike) EBT 317 488 +171 361 471 +110 /Cole Lane EBR 72 108 +36 120 120 0 WBT 23 26 +3 27 58 +31 (#4) NBR 97 115 +18 319 352 +33 EBL 112 183 +71 112 111 -1 EBTR 180 151 -29 179 179 0 Route 7(Berryville Pike) WBL 68 59 -9 74 1 65 -9 /Regency Lakes Drive WBT 384 438 +54 549 528 -21 WBR 108 105 -3 396 397 +1 (#5) NBLTR 0 0 0 58 62 +4 SBLT 189 158 -31 153 185 +32 SBR 155 163 +8 203 215 +12 Turn-Lane Warrant Analysis Route 7/Gateway Drive—Eastbound Right Per Appendix F of the VDOT Road Design Manual (RDM), right-turn lanes on a four-lane, divided roadway are required if the warrants in Figure 3-27 are met.The exhibit below shows that an eastbound right-turn lane is warranted at the intersection of Route 7 and Gateway Drive. Kittelson&Associates,Inc. 50 Washington Commons October 2023 Transportation ImpactAnalysis 120 100 FULL-WIDTH TURN LANE AND TAPER REQUIRED O x a 80 LULU J - U_ 2 W .•.•................... 60 :.: ,:TAPER REQUIRED z Q x 40 [7 x a NO TURN LANES OR 'I`AMRS REQUIRED 200 400 600 800 1000 1200 1400 PHV APPROACH TOTAL,VEHICLES PER HOUR FIGURE 3-27 WARRANTS FOR RIGHT TURN TREATMENT(4-LANE HIGHWAY) Appropriate Radius required at all Intersections and Entrances(Commercial or Private). Therefore,the following is proposed: ■ Construct an eastbound right-turn lane with a storage of 200 feet with a 100-foot taper. Route 7/Gateway Drive— Westbound Left Per Appendix F ofthe VDOT Road Design Manual(RDM), left-turn lanes on a four-lane, divided roadway are required if the warrants in Figure 3-3 are met. Today, a westbound left-turn storage lane exists at the intersection of Route 7 and Gateway Drive. The exhibit below shows that an extension of the turn lane should be proposed based on opposing volumes to left-turning volumes. Kittelson&Associates,Inc. 51 Washington Commons October 2023 Transportation Impact Analysis 1600 ,. At-Grade, Unsignalized intersections S=Storage Length Required Note S=100'Min.(See Figure 3-1) I 1406 j 1200 W r000 O O 2 O � 600 O o RI I h1l IN 4 200 i ZZ iIII 0 100 183 200 300 400 500 600 VL LEFT TURNING VOLUME (VPH) FIGURE 3-3 WARRANTS FOR LEFT TURN STORAGE LANES ON FOUR LANE HIGHWAYS Therefore, the following is proposed: ■ Extend the existing westbound left-turn lane to a storage length of 500 feet with a 100-foot taper. DESIGN YEAR 2034 TRAFFIC CONDITIONS A planning analysis of design year 2034 traffic conditions was performed in accordance with the approved scoping document. The 2034 analysis is provided to support long-term planning efforts. Six additional years of background growth were applied to year 2028 background traffic conditions (compound at two percent annually for 1-81 Ramps and Route 7, and one percent annually for Valley Mill Road) to forecast year 2034 traffic conditions. Frederick County Comprehensive Plan The latest Frederick County Comprehensive Plan was adopted on January 25, 2017, with a horizon year of 2035 that is just one year beyond the proposed design year (2034) for this analysis. The following roadway cross section plans are provided in the 2035 Comprehensive Plan on Page 52. ■ Route 7: Urban six-lane divided highway (existing four-lane divided highway) ■ Valley Mill Road: Urban four-lane divided roadway(existing two-lane non-divided roadway) ■ Greenwood Road: Urban four-lane divided roadway (existing two-lane non-divided roadway) Kittelson&Associates,Inc. 52 Washington Commons October 2023 Transportation ImpactAnalysis ■ Senseny Road (south of and parallel to Route 7 and Valley Mill Road): Urban four-lane divided roadway (existing two-lane non-divided roadway) ■ Future Route 37 Bypass For conservative purposes, the roadway modifications listed above will not be assumed for this planning analysis. However, it is worth acknowledging that they will play a significant role in increasing capacity throughout the surrounding region and contribute to mitigating future projected traffic issues along these roads and through the transportation network considered by this analysis. Network Scenarios In the future, Frederick County also anticipates the eventual extension of Gateway Drive to Valley Mill Road that would be accomplished via a revenue-sharing project or other means not affiliated with this current application. At the time this future connection is made, the existing Valley Mill Road intersection with Route 7 and that I-81 interchange would be eliminated.The design year 2034 planning analyses documented in this report evaluated three network scenarios as part of a sensitivity analysis: ■ Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange. ■ Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. ■ Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is completely severed from Route 7. 2034 Background Traffic Conditions — Network Scenario 1 Figure 20 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for Network Scenario 1. Figure 21 shows the overall intersection operational results of the year 2034 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 22 shows the year 2034 background lane group level of service. Table 9 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix H contains the Synchro and SimTraffic year 2034 background traffic operational analysis worksheets for Network Scenario 1. Kittelson&Associates,Inc. 53 Washington Commons October 2023 81 N GATEWAY DR Gov BERRYVILLE v 7 44/ SITE U F y4/ �O O 0 4 0 a ~ �' • ~ - STOP SIGN �,► -TRAFFIC SIGNAL a E Design Year 2034 Background Assumed Lane Configurations and Figure Traffic Control Devices (Network Scenario 1) 20 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 44/ 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM M R N I� NOIP 231 LOS=D 752 773 CM=NB CM)4- t 1512 LOS=F 1492 LO 811� Del=38.5 � 49 �11881 --1337 60� Del=78.2 119 Del=� IM co in Nrnrn r co Nmu°'i C86 )��+--:1488 117 LOS=E *-265 OS=F 540 175 LOS=B �76 175 LOS=1040� Del=69.5 1098 el=92.3 1277 1360� Del=15.8 1169 1360 Del=23200 ** 43 ** 78 0� ** 6 10-x **I � I � � I � � I N(DM ocom o0o G MNO MSO H S �2CM= INTERSECTION MOVEMENT(UNSIGNALIZED) LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 173 C1403 p°4 9 182 (SIGNALIZED)/INTERSECTION MOVEMENT 1479 14071LEVEL OF SERVICE(UNSIGNALIZED) Del= INTERSECTION AVERAGE CONTROL DELAY a (SIGNALIZED)/INTERSECTION MOVEMENT E CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Design Year 2034 Background Traffic Conditions (Network Scenrio 1) Figure Weekday AM and Weekday PM Peak Hours 21 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 GATEWAY DR P� O�v BERRYVILLE PIKE �O 7 O� V SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM o¢w LLLLLL _ C C� • �C C--A • D C �A A Com► F �F g� 0 WW LLW LL LL mLLLL mLLLL UD Ow o D� rF C� rF E rB E )�*'-A D� FF C� • FF A� • B ACF B� �F A�j rE A� 3 u \ltw \1tw T LLLLLL LLLLLL ¢ w ALB wwww CAA B� s-c s-F - STOP SIGN To -TRAFFIC SIGNAL T al X - LANE GROUP LEVEL-OF-SERVICE Design Year 2034 Background Lane Group Level of Service Figure (Network Scenario 1) Weekday AM and Weekday PM Peak Hours 22 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 9 Design Year 2034 Background Traffic Conditions(Network Scenario 1)-Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak Hour M Traffic Lane Storage Max Max Intersection Control Approach Group Length • • Dela • Queue 6��6 (feet) (feet) doo EB EBL 145 F 145 84.3 F 145 121.2 EBTR C 398 31.4 C 398 29.3 WBL 105 F 56 84.6 F 94 99.7 WB WBT C 555 25.4 D 762 44.5 Route 7(Berryville Pike)/I-81 WBR B 80 15.6 B 155 17.6 South Ramps Signalized NB NBLT E 51 70.3 F 102 93.6 (#1) NBR 45 E 39 58.3 E 45 79.5 SBL 875 E 477 76.2 F 664 111.2 SB SBLT A 513 0.0 A 827 0.0 SBR 1000 D 304 51.8 F 756 224.4 Overall D - 38.5 E - 63.6 EBL 225 F 225 137.2 F 224 96.7 EB EBT D 716 49.8 C 464 29.2 EBR 255 C 255 23.9 B 255 16.9 WBL 105 F 104 124.6 F 104 258.7 Route 7(Berryville Pike)/ WB WBT F 822 80.1 F 1321 175.0 Valley Mill Road/1-81 North WBR A 229 5.8 C 1206 21.0 Ramps Signalized NBL 155 F 434 83.4 F 440 91.3 NB NBTR F 2,394 103.4 F 1,706 109.3 SBL 650 F 595 106.1 F 650 136.9 SB SBLT F 779 122.0 F 900 158.0 SBR 620 B 434 10.4 B 620 16.3 Overall E - 69.5 F - 92.3 EB EBL 540 D 117 46.7 E 188 66.5 EBT B 249 10.5 A 153 5.7 Route 7(Berryville Pike)/ WBL 100 C 6 33.5 F 58 81.3 Gateway Drive Signalized WB WBT A 207 7.8 D 844 42.3 WBR 225 A 69 8.2 D 225 44.3 (#3) SB SBL E 133 59.1 E 611 67.9 SBR 185 E 161 71.8 F 185 147.8 Overall B - 15.0 D - 42.9 Route 7(Berryville Pike)/ColeEBT C 473 15.9 B 366 13.7 EB Lane Unsignalized EBR 120 B 120 11.7 A 120 7.8 WB WBT A 27 1.9 A 91 2.8 (#4) NB NBR F 128 78.2 F 458 252.3 EB EBL 300 E 112 61.6 E 112 78.1 EBTR A 179 5.2 A 177 6.1 WBL 120 E 68 73.8 F 37 88.0 Route 7(Berryville Pike)/ WB WBT B 420 18.1 C 552 28.8 Regency Lakes Drive Signalized WBR 430 A 125 6.0 A 430 8.9 (#5) NB NBLTR A 0 0.0 E 58 71.0 SB SBLT D 172 45.9 E 175 57.2 SBR C 160 29.1 D 219 36.7 Overall B 15.8 C - 23.2 As shown in the figures and Table 9, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/1-81 South Ramps(#1) During the weekday p.m. peak hour, the intersection is anticipated to operate at LOS E with 63.6 seconds of control delay. Kittelson&Associates,Inc. 57 Washington Commons October 2023 Transportation ImpactAnalysis Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. The westbound through movement is also anticipated to spill back to the upstream Gateway Drive intersection approximately one and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The overall intersection is projected to operate at LOS E and LOS F during the weekday a.m. and weekday p.m. peak hours, respectively. Route 7(Berryville Pike)/Cole Lane(#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 78.2 seconds and 252.3. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 2034 Background Traffic Conditions — Network Scenario 2 Figure 23 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for Network Scenario 2. Figure 24 shows the overall intersection operational results of the year 2034 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 25 shows the year 2034 background lane group level of service. Table 10 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix 1 contains the year 2034 background traffic operational analysis worksheets for Network Scenario 2. Kittelson&Associates,Inc. 58 Washington Commons October 2023 N 81 �a GATEWAY DR � BF SITE U 7 F z O © © O -�4AL- �L - 1 � 0 3 u ti i -STOP SIGN a -TRAFFIC SIGNAL Design Year 2034 Background Assumed Lane Configurations and Figure Traffic Control Devices (Network Scenario 2) 23 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 O�v BERRYVILLE PIKE / 7 / V / SITE Lql F O WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM o D�: NB 2311 LOS=D *-752 3581 LOCOS-F COS=F1512 LOS=F 1492 LOS=F812� Del=42.2 �1049 1310 Del 1337 F1725 60 Del=209.2 119� De1=115.I 1 M N 51496 )�! �S-C 175-0 1240 (1526Del136033.6 6607 13675 C 0 D O 18 1360 D O 3 O F 1488 0� ** 10� ** ,5 I � I � a CM= INTERSECTION MOVEMENT(UNSIGNALIZED) f34 LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 1663061 LOS=F �1s2 SIGNALIZED/INTERSECTION MOVEMENT 1465 1368� Del=84.8 1409 ( )275 625 j 0LEVEL OF SERVICE(UNSIGNALIZED) * , Del= INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT E CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Design Year 2034 Background Traffic Conditions (Network Scenrio 2) Figure Weekday AM and Weekday PM Peak Hours 24 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 N �C-9 BERRYVILLE PIKE / 7 / V / SITE L'9l F 0 WEEKDAY AM WEEKDAY PM O WEEKDAY AM WEEKDAY PM o¢W LL¢LL _ D-,4 C� • �p C--A • FD E� A Com► F �F D� 0 LLLL LLW LL ¢WLLl C---P- B� rA rC FB EB� FA FC A� • �B A� • �D Ate► �F A-► �F 3 `¢' W wwoo owoo C� • FC C:� • FF Cs-F �F - STOP SIGN i -TRAFFIC SIGNAL al LLLLQ LLLLLL X - LANE GROUP LEVEL-OF-SERVICE Design Year 2034 Background Lane Group Level of Service Figure (Network Scenario 2) Weekday AM and Weekday PM Peak Hours 25 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 10 Design Year 2034 Background Traffic Conditions(Network Scenario 2)-Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information limb A.M.Peak Hour P.M.Peak Hour Traffic Lane e Max Max Delay Intersection Approach or-g • • • Queue Control Group LLtength (feet) (sec) (feet) (sec) EB EBL 145 F 145 116.6 F 145 136.6 EBT C 397 28.8 C 400 32.6 WBL 105 F 80 94.9 F 96 95.6 WB WBT D 744 41.2 D 812 47.0 Route 7(Berryville Pike)/I-81 WBR B 42 16.3 B 255 17.7 South Ramps Signalized NB NBLT F 58 97.3 F 101 101.0 (#1) NBR 45 F 35 88.5 E 45 77.4 SBL 875 E 417 59.9 F 593 95.7 SB SBLT A 468 0.0 A 741 0.0 SBR 1000 D 302 54.1 F 749 214.6 Overall D - 42.2 E - 63.2 EBL 225 F 224 87.4 F 224 110.1 EB EBT B 469 18.2 B 513 18.6 EBR 255 A 0 0.0 A 0 0.0 Route 7(Berryville Pike)/1-81 WBL 105 C 0 30.3 A 0 0.0 North Ramps WB WBT A 553 0.0 C 582 34.2 Signalized WBR A 0 6.9 A 90 8.7 (#2) SBL 650 E 591 70.7 F 615 81.3 SB SBLT A 0 0.0 A 0 0.0 SBR 620 A 255 6.1 A 415 7.1 Overall C - 30.8 C - 33.6 EBL 540 E 463 75.5 E 467 77.5 EB EBT C 937 30.9 C 833 28.8 EBR C 150 25.9 C 150 25.7 WBL 100 F 99 87.1 F 100 145.8 Route 7(Berryville Pike)/ WB WBT C 522 25.9 F 1080 89.1 Gateway Drive WBR 225 C 210 27.9 F 225 101.4 Signalized NBL F 1172 296.5 F 1153 311.4 (#3) NB NBTR F 1176 86.7 F 1172 80.2 SBL D 133 46.8 D 188 48.1 SB SBTR 185 F 139 87.4 F 292 103.8 SBR C 109 28.7 D 184 37.0 Overall E 68.7 F - 84.8 Route 7(Berryville Pike)/ColeEBT E 888 44.2 C 394 15.3 EB Lane Unsignalized EBR 120 D 120 32.0 A 108 9.4 WB WBT A 40 1.8 A 144 4.4 (#4) NB NBR F 207 209.2 F 386 115.1 EB EBL 300 F 112 80.5 E 112 72.1 EBTR A 192 6.5 A 173 5.9 WBL 120 F 82 86.7 F 64 108.6 Route 7(Berryville Pike)/ WB WBT B 476 18.5 D 569 50.9 Regency Lakes Drive Signalized WBR 430 A 213 6.0 B 430 15.9 (#5) NB NBLTR A 0 0.0 E 62 78.3 SB SBLT D 183 53.7 E 188 57.9 SBR D 207 35.2 D 232 38.1 Overall B - 18.4 C - 33.0 EB EBLT F 496 150.0 E 155 47.7 Gateway Drive Extension/ EBR A 0 0.0 A 0 0.0 Valley Mill Road/Brookland WBL B 123 14.1 A 132 6.6 Ln WB Unsignalized WBTR E 508 45.3 C 398 16.0 NB NBLTR F 473 686.3 F 247 115.3 (#8) SB SBL E 413 36.6 D 528 30.9 SBTR C 72 15.5 B 139 10.1 Kittelson&Associates,Inc. 62 Washington Commons October 2023 Transportation ImpactAnalysis As shown in the figures and Table 10, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Cole Lane(#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 202.9 seconds and 115.1. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8) Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate at LOS F and LOS E during the weekday a.m. and weekday p.m. peak hours, respectively. 2034 Background Traffic Conditions — Network Scenario 3 Network Scenario 3 is identical to Scenario 2 except for the future Valley Mill Road/Gateway Drive Extension intersection configuration. In this scenario, Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration. As such, the only operational difference occurs at this single intersection. Figure 24 illustrates the overall intersection operational results and lane group level of service for the Gateway Drive Extension alignment scenarios (Network Scenario 2 and 3). Table 11 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. AppendixJ contains the Synchro and SimTraffic year 2034 background traffic operational analysis worksheets for Network Scenario 3. Kittelson&Associates,Inc. 63 Washington Commons October 2023 81 N 81 N GA DR GATEWAY DR 7 7 J � v v / SITE Ov <<Fy SITE 44 Network Scenario 2 Network Scenario 3 0 0 Assumed Lane 4 41 Configurations = and Traffic Control Devices 1' ,It t © WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM rn r� rn N� V I� NIS o Traffic ✓1�` ✓1L Conditions 1671 LOW 10 k398 781 LOW 388 247 LOW (32 LOW Weekday AM 100—Del=686.3*— 1p�Del=115.3~28 27� Del=99.8 el=70.0 and PM Peak ►r * ►- Hours �1t� �1I1 t t `M M 0 0 o ,1 �,1A �,1A Lane Level of Group `+w .r1� `i 1 `i 1 L Service Weekday AM F PE �c F F and PM Peak A� -B AC-14 �A Hours 'It It B e o LL LL CM= INTERSECTION MOVEMENT(UNSIGNALIZED) LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/INTERSECTION MOVEMENT - STOP SIGN LEVEL OF SERVICE(UNSIGNALIZED) Del= INTERSECTION AVERAGE CONTROL DELAY -TRAFFIC SIGNAL a (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY(UNSIGNALIZED) X - LANE GROUP LEVEL-OF-SERVICE V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Design Year 2034 Background Traffic Conditions and Lane Group Figure Level of Service for Gateway Drive Extension Alignment 26 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 11 Design Year 2034 Background Traffic Conditions(Network Scenario 3)-Summary of Maximum Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak Hour Traffic Lane Storage Max Max Delay Intersection Control Approach Group Length • • Dela • Queue EB EBL 145 F 145 113.9 F 145 129.9 EBTR C 398 27.7 C 400 34.6 WBL 105 F 71 96.3 F 97 96.0 WB WBD 719 40.4 D 609 49.8 Route 7(Berryville Pike)/I-81 T WBR B 0 16.4 B 266 17.7 South Ramps Signalized NB NBLT F 45 101.4 F 104 99.1 (#1) NBR 45 E 39 77.0 F 45 84.0 SBL 875 E 434 61.9 F 752 133.5 SB SBL T A 469 0.0 A 983 0.0 SBR 1000 E 346 56.5 F 817 222.3 Overall D - 42.1 E - 70.2 EB EBL 225 F 224 95.7 F 225 129.9 EBT B 568 19.3 C 587 23.9 Route 7(Berryville Pike)/I-81 WBT C 537 30.0 D 620 36.5 North Ramps Signalized WB WBR A 0 6.6 A 202 8.8 (#2) SB SBL 650 E 526 66.3 F 649 94.1 SBR 620 A 50 5.8 A 838 9.0 Overall C 30.5 D - 38.5 EBL 540 E 461 78.5 E 435 75.3 EB EBT C 774 29.6 C 864 29.5 EBR 150 C 150 25.3 C 150 27.4 WBL 500 F 90 88.0 F 99 153.8 Route 7(Berryville Pike)/ WB WBT C 481 25.2 F 1085 87.2 Gateway Drive WBR 225 C 225 26.0 F 225 96.7 Signalized NBL 150 F 1074 259.3 F 1066 283.2 (#3) NB NBTR E 987 61.9 E 963 66.0 SBL D 135 45.0 D 193 47.2 SB SBTR F 160 91.8 F 291 112.2 SBR 185 C 109 27.4 D 184 40.9 Overall E - 62.4 F - 80.8 Route 7(Berryville Pike)/ColeEBT D 614 26.3 C 495 21.7 EB Lane Unsignalized EBR 120 C 120 18.9 B 120 13.8 WB WBT A 34 1.7 A 144 3.9 (#4) NB NBR F 124 86.3 F 369 164.6 EB EBL 300 E 112 70.9 E 112 77.2 EBTR A 185 6.2 A 186 6.3 WBL 120 F 59 80.8 F 60 104.5 Route 7(Berryville Pike)/ WB WBT B 502 18.7 D 568 39.8 Regency Lakes Drive Signalized WBR 430 A 248 5.8 B 430 11.2 (#5) NB NBLTR A 0 0.0 E 68 78.1 SB SBLT D 180 54.6 E 187 56.7 SBR D 183 36.3 D 250 39.3 Overall B - 18.0 C - 28.4 Gateway Drive Extension/ EB EBLR F 252 99.8 F 177 70.0 Valley Mill Road Unsignalized NB NBTL B 180 12.5 B 193 14.8 (#8) SB SBTR A 0 0.7 A 10 1.1 Kittelson&Associates,Inc. 65 Washington Commons October 2023 Transportation ImpactAnalysis As shown in the figures and Table 11, all study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). 2034 Total Traffic Conditions — Network Scenario 1 The year 2034 total traffic conditions analysis forecasts how the transportation system in the study area will operate to support long-term planning efforts. Figure 27 illustrates year 2034 total traffic assumed lane configurations and traffic control devices. Figure 28 shows the design year 2034 traffic operational results for the weekday a.m. and p.m. peak hours. Figure 29 shows the lane group level of service. Table 12 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix K contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 1. Kittelson&Associates,Inc. 66 Washington Commons October 2023 N 81 Co v� G� GATEWAY DR 44/ RRY����F Pik SITE Ov 7 <<F Z< O © © O -�4�L pel pe, .�� 1l�► 4 IM 0 3 u ti i -STOP SIGN a -TRAFFIC SIGNAL Design Year 2034 Total Assumed Lane Configurations and Figure Traffic Control Devices (Network Scenario 1) 27 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 CM= INTERSECTION MOVEMENT(UNSIGNALIZED) 81 LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE(UNSIGNALIZED) GATE DR Del= INTERSECTION AVERAGE CONTROL DELAY BERRYV LE PIKE (SIGNALIZED)/INTERSECTION MOVEMENT 7 CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO 44/ SITE O� G L9<C�y N 0 WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM EDel=44.9 �+--1097 )+--1107 C1279-0- 231 318 1 LOS 175 LOS=B X76 =C 112852 1250� Del= 1413� Del=18.0 �1217 2.9 �1394 212� * 0� * r-6 �5 1 I 1 I 1 1W © O +Del=89.2 7 1041 LOS=F X506 CM=WB CM=WB 178 1036 Del=82.0 �1230LOS=A 202 LOS=B 256 458 * 82 Dell=7.8 �3 Del*=10.2 �11 1 I I I E © O � o r �O� MO� Oto C-xD 173 LOS=C X1142 319 1 LOS=C 11895 4� LOSEA 1138 Del=23.0 1481179 Del=34.41903 0-xDel=4.2 t lj 'fit l' j fit F N N O CM=NB &1390--p- L0S=F CM=WB CM=)*— Design 1561 LOS-F 1493 LOS-A (1375:-�-o- LO60� Del=246.1 13851603 81-,4 Del=3.5 ~1362el= E Year 2034 Total Traffic Conditions (Network Scenario 1) Figure Weekday AM and Weekday PM Peak Hours 28 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 81 i - STOP SIGN -TRAFFIC SIGNAL GA DR BERRYVI LE PIKE X - LANE GROUP LEVEL-OF-SERVICE 7 44/ SITE V L9<C�y N 0 WEEKDAY AM WEEKDAY PM © WEEKDAY AM WEEKDAY PM Io¢W /LL¢W 00 /ow C� ADD C-1-0 DD A� B CA4 • CCom► �F s-F Ate► rE s-E LLW LLLL Q LL © O mLLLL mLLLL Q1 jQl� Q jQl� F� ,� �A C-0- ,� �B I I F D� ]-• FF ]-• �F �A �B o C� �F �F "N r " **w **w N r I r I r LLLLLL LLLLLL ¢¢ ¢¢ E © O UQWW UQoo Q Q .�.�L)k-B /4 tiL 4 4 ° E k- B� �CA� A�B �Er �'� r `t Vl WWm WWQ Q Q O D �A C �A A� �A A� -C D� FA C FA A� �A A� �C B A (AJL a E Design Year 2034 Total Lane Group Level of Service Figure (Network Scenario 1) Weekday AM and Weekday PM Peak Hours 29 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 12 Design Year 2034 Total Traffic Conditions(Network Scenario 1)-Summary of Maximum Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak HoW Traffic, I" Lane Storage max Max Dela- Intersection Co • • - • Queue s e -,t EB EBL 145 F 145 127.0 F 144 124.8 EBTR C 401 32.0 C 392 31.5 WBL 105 F 83 91.9 F 99 94.6 WB WBT D 510 45.9 D 597 46.7 Route 7(Berryville Pike)/I-81 WBR B 52 16.6 B 259 16.7 South Ramps Signalized NB NBLT F 44 84.0 F 100 110.7 (#1) NBR 45 E 38 63.9 F 45 84.9 SBL 875 E 439 62.6 E 421 77.6 SB SBLT A 493 0.0 A 448 0.0 SBR 1000 D 312 51.1 F 456 88.8 Overall D - 44.9 D - 50.1 EBL 225 F 225 140.1 F 224 103.0 EB EBT D 855 49.8 D 584 35.4 EBR 255 C 255 29.0 C 255 20.9 WBL 105 F 103 230.6 F 104 240.5 Route 7(Berryville Pike)/Valley WB WBT F 1159 144.7 F 1293 151.2 Mill Road/1-81 North Ramps WBR A 843 8.6 B 1129 14.6 Signalized NBL 155 F 441 87.6 F 440 82.9 (#2) NB NBTR F 2,377 100.5 F 1,193 103.1 SBL 650 F 632 112.8 F 613 111.5 SB SBLT F 848 128.2 F 780 131.5 SBR 620 B 434 10.7 B 496 11.4 Overall F - 89.2 F - 82.0 EBL 540 E 152 72.2 E 256 73.9 EB EBT B 401 15.0 C 470 25.7 EBR 150 B 150 11.4 B 150 16.8 WBL 500 E 260 66.3 E 312 64.2 Route 7(Berryville Pike)/ WB WBT B 306 14.9 C 346 30.2 Gateway Drive WBR 225 A 190 5.4 B 225 12.4 Signalized NBL 150 E 214 58.4 E 214 62.4 (#3) NB NBTR B 78 10.3 A 69 9.3 SBL E 139 56.6 D 192 45.0 SB SBTR A 128 0.0 A 229 0.0 SBR 185 C 86 21.3 C 184 25.8 Overall C - 23.0 C - 34.4 Route 7(Berryville Pike)/ColeEBT D 594 25.9 C 439 17.4 EB Lane Unsignalized EBR 120 C 120 17.5 B 120 10.3 WB WBT A 22 1.7 A 58 2.6 (#4) NB NBR F 230 246.1 F 234 107.3 EB EBL 300 F 111 80.7 E 111 73.9 EBTR A 188 6.2 A 173 6.5 WBL 120 E 61 72.7 E 44 72.6 Route 7(Berryville Pike)/Regency WB WBT B 468 18.4 C 541 28.4 Lakes Drive Signalized WBR 430 A 111 5.8 A 287 7.6 (#5) NB NBLTR A 0 0.0 F 69 80.2 SB SBLT D 188 53.0 E 186 55.1 SBR D 187 35.4 D 218 39.4 Overall B - 18.0 C - 22.9 Gateway Drive/Site Access WB WBLR A 107 7.8 B 140 10.2 NBT A 20 0.8 A 17 1.1 Driveway Unsignalized NB NBTR A 2 0.0 A 0.1 (#6) SB SBLT A 30 2.0 A 80 2.5 SBT A 0 0.5 A 0 0.5 Kittelson&Associates,Inc. 70 Washington Commons October 2023 Transportation ImpactAnalysis Intersection Information A.M.Peak Hour P.M.Peak Traffic Lane • .•- DelayMax Intersection Control Approach Group Length LOS Queue (sec) LOS -Y - (feet) ..,&AJ 7ane/Site Access Driveway EB EBLR A 31 4.2 A 31 3.9 Unsignalized NB NBLT A 0 0.6 A 0 0.0 (#7) SB SBTR A 0 0.1 A 0 0.2 RIRO/Route 7(Berryville Pike) EB EBT A 0 2.3 A 0 2.3 EBR A 0 2.4 A 0 2.6 Unsignalized WB WBT A 116 3.5 C 372 15.5 (#10) NB NBR A 1 98 1 2.0 A 88 1.9 As shown in the figures and Table 12, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2) Similar to year 2034 background traffic conditions under Network Scenario 1, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the northbound through lane on Valley Mill Road. Also similar to year 2034 background traffic conditions, the westbound through movement is anticipated to spill back to the upstream Gateway Drive intersection approximately two percent of the weekday a.m. and weekday p.m. peak hours. The SimTraffic analysis illustrates that the control delay at this intersection is anticipated to increase approximately 20 seconds during the weekday a.m. peak hour and decrease by approximately 10 seconds during the weekday p.m. peak hour. The decrease in the weekday p.m. peak hour results from modified signal timing along the adaptive corridor. Route 7(Berryville Pike)/Cole Lane(#4) Similar to existing conditions and year 2034 background traffic conditions,the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 246.1 seconds and 107.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. SimTraffic Queuing Comparison Table 13 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, any increases in queuing are anticipated to be accommodated by existing or planned storage. Kittelson&Associates,Inc. 71 Washington Commons October 2023 Transportation ImpactAnalysis Table 13 Maximum SimTraffic Queue Comparison(Network Scenario 1)—Year 2034 Traffic Conditions Weekday Ail Weekday PUMMMwi Storage AL Intersection Movement (feet) 13K TALM&AL11"M"A EBL 145 145 145 0 145 144 -1 EBTR 398 401 +3 398 392 -6 WBL 105 56 83 +27 94 99 +5 Route 7(Berryville Pike) WBT 555 510 -45 762 597 -165 /1-81 South Ramps WBR 80 52 -28 155 259 +104 NUT 51 44 -7 102 100 -2 (#1) NBR 45 39 38 -1 45 45 0 SBL 875 477 439 -38 664 421 -243 SBLT 513 493 -20 827 448 -379 SBR 1,000 304 312 +8 756 456 -300 EBL 225 225 225 0 224 224 0 EBT 716 855 +139 464 584 +120 EBR 255 255 255 0 255 255 0 WBL 105 104 103 -1 104 104 0 Route 7(Berryville Pike) WBT 822 1,159 +337 1,321 1,293 -28 /Valley Mill Road/1-81 WBR 229 843 +614 1,206 1,129 -77 North Ramps NBL 155 434 441 +7 440 440 0 (#2) NBTR 2,394 2,377 -17 1,706 1,193 -513 NBR 0 0 0 0 0 0 SBL 650 595 632 +37 650 613 -37 SBLT 779 848 +69 900 780 -120 SBR 620 434 434 0 620 496 -124 EBL 540 117 152 +35 188 256 +68 EBT 249 401 +152 153 470 +317 EBR 150 N/A 150 N/A N/A 150 N/A WBL 100/500 6 260 +254 58 312 +254 Route 7(Berryville Pike) WBT 207 306 +99 844 346 -498 /Gateway Drive WBR 225 69 190 +121 225 225 0 (#3) NBL 150 N/A 214 N/A N/A 214 N/A NBTR N/A 78 N/A N/A 69 N/A SBL 133 139 +6 611 192 -419 SBTR N/A 128 N/A N/A 229 N/A SBR 185 161 86 -75 185 184 -1 Route 7(Berryville Pike) EBT 473 594 +121 366 439 +73 /Cole Lane EBR 120 120 120 0 120 120 0 WBT 27 22 -5 91 58 -33 (#4) NBR 128 230 +102 458 234 -224 EBL 300 112 111 -1 112 111 -1 EBTR 179 188 +9 177 173 -4 Route 7(Berryville Pike) WBL 120 68 61 -7 37 1 44 +7 /Regency Lakes Drive WBT 420 468 +48 552 541 -11 WBR 430 125 111 -14 430 287 -143 (#5) NBLTR 0 0 0 58 69 +11 SBLT 172 188 +16 175 186 +11 SBR 160 187 +27 219 218 -1 2034 Total Traffic Conditions — Network Scenario 2 The year 2034 traffic conditions analysis under Network Scenario 2 forecast how the transportation system in the study area will operate to support long-term planning efforts, including the goal to remove access to and from Valley Mill Road at the 1-81 N Ramps. Network Scenario 2 assumes Valley Mill Road will fully close and restrict all movements at the intersection of Route 7/1-81 N Ramps.These Kittelson&Associates,Inc. 72 Washington Commons October 2023 Transportation ImpactAnalysis impacted trips are rerouted via the new Gateway Drive extension, which is expected to connect south to Valley Mill Road and align with Brookland Lane as a new fourth leg. Figure 30 illustrates year 2034 total traffic assumed lane configurations and traffic control devices assuming all movements are restricted to and from Valley Mill Road at the Route 7/1-81 N Ramps intersection with the extension of Gateway Drive to Valley Mill Road/Brookland Lane, while Figure 31 shows the assignment of all site generated trips for this condition. Note: the assignment of site trips under Scenario 2 assumes some portion of the pass-by trips come from through trips on Gateway Boulevard Extension (rather than solely from Route 7 under Network Scenario 1). Figure 32 shows the 2034 total traffic operational results for the weekday a.m. and p.m. peak hours. Figure 33 shows the lane group level of service. Table 14 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix L contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 2. Kittelson&Associates,Inc. 73 Washington Commons October 2023 N 81 Q� GATE Wq R . B 44/ RRYV���F Pik SITTEE �O 7 <F O © © O -�4�L © O O 4 4 A4 tt V 0 � m a i -STOP SIGN a -TRAFFIC SIGNAL Design Year 2034 Total Assumed Lane Configurations and Figure Traffic Control Devices (Network Scenario 2) 30 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 GATEWA DR BERRY ILLE PIKE 44-40- 4-45 44--- )-40---45 7 •//� 44/ SITE U N N `203 `195 32 f 51 0 WEEKDAY AM WEEKDAY PM * /W * / I NI ifJ N N 32 `32 41---00� *-48 41 *-48 4� 4� 0 0 N N Q 22 22 F 68--- �80 68� �80 o (30 E 0 -23--- *--73 C10---- *--78 111 118 123 1\ /W 50 45 39 )-*---45rn66 60� MM O 40 a ---O� 40 F E Design Year 2034 Total Cumulative Site-Generated Trip Assignment Figure (Network Scenario 2) 31 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 fDel=23.6 -0— GATEW DR 175 175 1 LOS=D "-112 BERR ILLE PIKE 1404 1404 Del=45.6 x1533 7010� * �5 11W main 441 SITE O� 0 V • NN (SDN N cr1 s cr1 s LOS=F X203 LOS=F 195 R� Del=1060.2 X32 Del=608.7 X51 0 WEEKDAY AM WEEKDAY PM t P t P mm �� O23fDe1=59.5 �+— D+--1 3581 LOS851371� Del=12� EB fCM=A LOS=EBF I, 4 LOS=A 4 LOS=F 0-%4 Del=44.4 0-%, Del=1*31.4 © I I o� or m0 Nm a i a m LOS=E ►` LOS=D ►` aC8--�' 117 Del=72.6 513 117 Del=54.7 718 , Q1308 X1576 1594 X1687167 LOSCM=NB X411 CM=SC k-401 10�Del=2052~10 58 ~10 0 * . �9 . X28 © I N C1442-0- ►F X71 3061 LOS=E 1824.4 1525 353 1728 Del=69.9 1051 i iIRfICM=WB CM=WB�! �MnI 1566--,4 6 LOW X1359 1551 LOS=F X1708 � Del=52.0 60� Del=93.3 O CM= INTERSECTION MOVEMENT(UNSIGNALIZED) 1552 LOS=FCM=NB X1382 1532 LOSNB Amo LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 60-,4 Del=94.5 119—,, Del=193.5 (SIGNALIZED)/INTERSECTION MOVEMENT r LEVEL OF SERVICE(UNSIGNALIZED) tw Del= INTERSECTION AVERAGE CONTROL DELAY a (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Design Year 2034 Total Traffic Conditions (Network Scenario 2) Figure Weekday AM and Weekday PM Peak Hours 32 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 JW pW GATEWAY DR BERRY U LLE PIKE A� �c A�• �F 7 s-E s-F 7 7 v Q LL SITEj/ Ov O' V • �9<< NA— >-F >-F 0+--$ WEEKDAY AM WEEKDAY PM **' **' WI W LL m FC� s-F A� F<LLW p Q p QWW O]WW CAt ', 4 —4117 —4117PC A� �aA �A A� �A E UWpp pWpp /4 LL Q F_ �o F--0- D a FF F- sF A F F CA� FFr �� Iw A� F W W U �F O � A C-0. F A C-0. �A SFA B� Z -STOP SIGN i -TRAFFIC SIGNAL X - LANE GROUP LEVEL-OF-SERVICE Design Year 2034 Total Lane Group Level of Service Figure (Network Scenario 2) Weekday AM and Weekday PM Peak Hours 33 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 14 Design Year 2034 Total Traffic Conditions(Network Scenario 2)-Summary of Maximum Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak Hourm Traffic Lane Storage Max D- max Dela Intersection Control Approach Group Length • • • Queue Ij EB EBL 145 F 145 122.0 F 145 122.7 EBTR D 399 54.8 C 400 33.4 WBL 105 F 82 110.9 F 82 103.3 WB WBT D 639 40.1 D 680 49.8 Route 7(Berryville Pike)/I-81 WBR B 243 15.8 B 44 17.1 South Ramps Signalized NB NBLT F 45 120.4 F 100 82.8 (#1) NBR 45 E 39 71.9 E 45 75.1 SBL 875 F 817 148.1 F 763 168.5 SB SBLT A 1,040 0.0 A 1,041 0.0 SBR 1000 E 660 55.6 F 795 187.9 Overall E - 59.5 E - 73.3 EB EBL 225 F 225 182.5 F 225 142.5 Route 7(Berryville Pike)/1-81 EBT F 1,276 142.4 E 1,001 63.8 WBT C 499 26.0 C 531 29.0 North Ramps Signalized WB WBR A 0 6.5 A 90 7.9 (#2) SB SBL 650 F 635 91.8 F 650 125.2 SBR 620 A 559 7.3 B 908 14.3 Overall E - 72.6 D - 54.7 EBL 540 F 540 115.6 F 540 98.7 EB EBT F 11365 121.8 F 1,338 86.7 EBR 150 F 150 123.1 F 150 92.2 WBL 500 F 100 135.6 F 100 120.8 Route 7(Berryville Pike)/ WB WBT D 1,0431 37.3 D 1,098' 39.4 Gateway Drive WBR 225 C 225 29.2 C 225 34.6 Signalized NBL 150 E 1,0972 77.3 F 9202 86.5 (#3) NB NBTR C 9372 24.0 D 7692 39.5 SBL D 146 45.0 D 197 44.2 SB SBTR E 143 77.1 F 354 119.5 SBR 185 C 111 30.7 D 185 42.9 Overall F - 84.4 E - 69.9 Route 7(Berryville Pike)/ColeEB EBT C 562 22.4 C 490 18.3 Lane EBR 120 C 120 16.7 B 120 11.2 Unsignalized WB WBT A 93 3.6 A 168 8.1 (#4) NB NBR F 146 94.5 F 373 193.5 EB EBL 300 E 112 77.8 F 112 80.1 EBTR A 185 6.3 A 184 6.3 WBL 120 E 87 76.6 F 93 126.7 Route 7(Berryville Pike)/ WB WBT C 502 31.4 F 574 81.8 Regency Lakes Drive Signalized WBR 430 A 264 8.0 C 430 22.0 (#5) NB I NBLTR A F 67 81.9 SB SBLT E 197 55.2 E 173 57.6 SBR C 183 34.8 D 289 47.4 Overall C - 23.6 D - 45.6 WB WBLR F 171 1060.2 F 171 608.7 Gateway Drive Site Access NBT F 823 169.3 F 648 88.4 Driveway Unsignalized NB NBTR F 844 51.2 B 639 10.4 (#6) SB SBLT B 99 10.2 A 94 9.2 SBT A 180 1.1 A 67 0.9 Cole Lane/Site Access Driveway EB EBLR A 30 4.4 F 37 131.4 Unsignalized NB NBLT A 0 0.0 D 123 28.0 (#7) SB SBTR A 0 0.2 A 0 0.2 Kittelson&Associates,Inc. 78 Washington Commons October 2023 Transportation ImpactAnalysis Intersection Information A.M.Peak Hour P.M.Peak Hour max Max Intersection Traffic Approach Lan • LOS Queue • Length (feet) (sec) (feet) (sec) • LOS Queue elay • • . EB EBLT E 241 49.4 A 38 3.7 EBR A 0 0.0 A 0 0. Gateway Drive Extension/Valley Mill Road/Brookland Lane WB WBL A 33 3.2 A 21 3.66 Unsignalized WBTR C 303 16.4 A 5 0.9 (#8) NB NBLTR F 304 205.2 A 63 9.2 SB SBL C 216 18.0 C 258 15.8 SBTR B 52 11.0 A 105 7.2 EBT A 11 2.7 A 0 1.6 RIRO/Route 7(Berryville Pike) EB EBR A 0 2.3 A 0 0.7 Unsignalized WB WBT F 691 52.0 F 746 93.3 (#10) NB NBR A 74 1.8 A 81 2.7 'Includes upstream westbound through queue from BIRO/Route 7(Berryville Pike)(#10)due to node location. 21ncludes upstream northbound through queue from Gateway Drive/Site Access Driveway(#6). As shown in the figures and Table 14, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7(Berryville Pike)/Gateway Drive(#3) During the weekday a.m. and weekday p.m. peak hours, the signalized intersection is projected to operate above capacity at LOS E and LOS F.The eastbound through movement is projected to spill back to the upstream ramp terminal intersection approximately 12 and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The northbound queues are projected to spill upstream beyond the proposed commercial site entrance on Gateway Drive (#6) as a result of the rerouted traffic from Valley Mill Road. Route 7(Berryville Pike)/Cole Lane(#4) Similar to existing conditions and year 2034 background traffic conditions under Network Scenario 2, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. While the deterministic Synchro model shows the critical northbound right-turn movement from Cole Lane operating below capacity at LOS B, the SimTraffic model illustrates higher delays of 94.5 seconds and 193.5 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Gateway Drive Extension/Site Driveway(#6) During the weekday a.m. and weekday p.m. peak hours, the critical westbound movement is projected to operate at LOS F. The left-turn movements from the site driveway are anticipated to experience delays completing a maneuver onto the four-lane Gateway Drive Extension due to queuing along Gateway Drive resulting from rerouted trips from Valley Mill Road. Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8) Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to Kittelson&Associates,Inc. 79 Washington Commons October 2023 Transportation ImpactAnalysis operate above capacity at LOS F. Similar to year 2034 background conditions under this network scenario, the southbound left-turn is anticipated to be the heaviest movement at the intersection due to the redirection of traffic after the disconnect of Valley Mill Road from Route 7. RIRO/Route 7(Berryville Pike)(#10) The critical westbound through movement is anticipated to operate at LOS F during both the weekday a.m. and weekday p.m. peak hours. This results from upstream queues at the adjacent Route 7 (Berryville Pike)/Gateway Drive (#3) intersection spilling back to this node in the SimTraffic model. The westbound movement would not be anticipated to experience any delay as a result of operations/conflicts at this intersection. The northbound right out of the site is anticipated to operate at LOS A during both weekday peak periods. SimTraffic Queuing Comparison Table 15 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, both increases and decreases in expected queueing are shown due to reprioritization of signal timing under the adaptive signal system. For example, queues on the eastbound approach to the Route 7 (Berryville Pike) Gateway Drive intersection are anticipated to increase by several car lengths, while the queues on the northbound approach are anticipated to decrease substantially relative to year 2034 background traffic conditions under this scenario. The signal timing under future conditions can be adjusted under the adaptive system to help balance these completing movements based on real time traffic conditions. Table 15 Maximum SimTraffic Queue Comparison—Year 2034 Traffic Conditions(Network Scenario 2) IN Storage W Weekday AM mow Weekday PM a Intersection Movement (feet) 13K Total e EBL 145 145 145 0 145 145 0 EBTR 397 399 +2 400 400 0 WBL 105 80 82 +2 96 82 -14 Route 7(Berryville Pike) WBT 744 639 -105 812 680 -132 /1-81 South Ramps WBR 42 243 +201 255 44 -211 NBLT 58 45 -13 101 100 -1 (#1) NBR 45 35 39 +4 45 45 0 SBL 875 417 817 +400 593 763 +170 SBLT 468 1,040 +572 741 1,041 +300 SBR 1000 302 660 +358 749 795 +46 EBL 225 224 225 +1 224 225 +1 Route 7(Berryville Pike) EBT 469 1,276 +807 513 1,001 +488 /1-81 North Ramps WBT 553 499 -54 582 531 -51 WBR 0 0 0 90 90 0 (#2) SBL 650 591 635 +44 615 650 +35 SBR 620 255 559 +304 415 908 +493 Kittelson&Associates,Inc. 80 Washington Commons October 2023 Transportation ImpactAnalysis Storage Weekday AMWl Weekday PM 1 4% BK Total BK Total EBL 540 463 540 +77 467 540 +73 EBT 937 1365 +428 833 1,338 +505 EBR 150 150 150 0 150 150 0 WBL 100/500 99 100 +1 100 100 0 Route 7(Berryville Pike) WBT 522 1,043' +521 1,080 1,098' +18 /Gateway Drive WBR 225 210 225 +15 225 225 0 (#3) NBL 1,172 1,0972 -75 1,153 9202 -233 NBTR 1,176 9372 -239 1,172 7692 -403 SBL 133 146 +13 188 197 +9 SBTR 139 143 +4 292 354 +62 SBR 185 109 111 +2 184 185 +1 Route 7(Berryville Pike) EBT 888 562 -326 394 490 +96 /Cole Lane EBR 120 120 120 0 108 120 +12 WBT 40 93 +53 144 168 +24 (#4) NBR 207 146 -61 386 373 -13 EBL 300 112 112 0 112 112 0 EBTR 192 185 -7 173 184 +11 Route 7(Berryville Pike) WBL 120 82 87 +5 64 93 +29 /Regency Lakes Drive WBT 476 502 +26 569 574 +5 WBR 430 213 264 +51 430 430 0 (#5) NBLTR 0 0 0 62 67 +5 SBLT 183 197 +14 188 173 -15 SBR 207 183 -24 232 289 +57 'Includes upstream westbound through queue from RIRO/Route 7(Berryville Pike)(#10)due to node location. 2Includes upstream northbound through queue from Gateway Drive/Site Access Driveway(#6). Mitigations Given the projected demand along the Gateway Drive Extension under year 2034 traffic conditions in Network Scenario 2,the addition of a separate westbound left-turn lane from the site driveway(Study Intersection #6) would help reduce delays experienced by the heavier westbound right-turn movement. The design of the median along the Gateway Drive Extension can also be designed to accommodate two-stage left-turns from the site driveway, which was not assumed in this analysis. Table 16 below illustrates the anticipated operations of the Gateway Drive Extension/Site Driveway (#6) intersection with the addition of an exclusive left-turn lane and the addition of a median permitting a two-stage left-turn out of the site. This analysis was performed using Synchro software, as SimTraffic software is not able to accurately account for two-stage left-turns. Table 16 Gateway Drive Extension/Site Driveway—Additional Westbound Left-Turn Lane and Median Storage—Year 2034 Total Traffic Conditions(Network Scenario 2) Intersection Information Peak Hour P.M.Peak Hour Intersection Traffic Approach Lane Storage Lengto 951h Percentile .• Delay Control Group (feet) Queue(feet) ,; Queue WB WBL 200 D 15 26.5 D 32 34.5 WLR B 41 14.1 B 34 12.8 Gateway Drive Two WB Approach C - 15.8 C - 17.3 /Site Access Way N BTR - - 0 0.0 0 0.0 Driveway Stop- NB Approach - - 0.0 - - 0.0 (#6) Control SBI SBL 100 B 335 11.2 B 33 10.5 S BT 0 0.0 0 0.0 SB Approach 5.1 3.0 As shown, the critical westbound left-turn movement is anticipated to operate at LOS D or better. As such, the following is recommended: Kittelson&Associates,Inc. 81 Washington Commons October 2023 Transportation ImpactAnalysis ■ Develop a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. ■ Develop a median along the Gateway Drive Extension to allow for two-stage left-turns from the site driveway. 2034 Total Traffic Conditions — Network Scenario 3 The year 2034 traffic conditions analysis under Network Scenario 3 forecast how the transportation system in the study area will operate to support long-term planning efforts, including the goal to remove access to and from Valley Mill Road at the 1-81 N Ramps. Like Network Scenario 2, Network Scenario 3 assumes Valley Mill Road will fully close and restrict all movements at the intersection of Route 7/1-81 N Ramps. These impacted trips are rerouted via the new Gateway Drive extension, which is expected to connect south to Valley Mill Road as a new continuous street. The curved geometry of this alignment is different than the previous scenario and does not align with the existing intersection of Valley Mill Road/Brookland Lane. Instead, the Network Scenario 3 alignment involves a new intersection providing access to the closed-off Valley Mill Road and Brookland Lane. Figure 34 illustrates year 2034 total traffic assumed lane configurations and traffic control devices assuming all movements are restricted to and from Valley Mill Road at the Route 7/1-81 N Ramps intersection with the extension of Gateway Drive to align as a continuous street with Valley Mill Road, while Figure 35 shows the assignment of all site generated trips for this condition. Note:the assignment of site trips under Scenario 3 assumes some portion of the pass-by trips come from through trips on Gateway Boulevard Extension (rather than solely from Route 7 under Network Scenario 1). Figure 36 shows the 2034 total traffic operational results for the weekday a.m. and p.m. peak hours. Figure 37 shows the lane group level of service. Table 17 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix M contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 3. Kittelson&Associates,Inc. 82 Washington Commons October 2023 N Q� 81 C-J v� C) GATE Wq DR BFRRyj/ P/k� SITE UOv 7 R 0 0 0 0 -�4 �* -AL m © O 0 0 4 A41 tt V Vtt om 3 u ti i -STOP SIGN a -TRAFFIC SIGNAL Design Year 2034 Total Assumed Lane Configurations and Figure Traffic Control Devices (Network Scenario 3) 34 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 GATEWAY DR BERRYV LE PIKE 44— )*-45 44� )-40---45 7 •////\ v SITE p O / G MI 6l .�Fy 203 N 19 5 'b 32 51 WEEKDAY AM WEEKDAY PM * * 1 r p � f R32 R`32 41---00� *-48 41---00� *-48 4� 4--$ Q 22 220 �s8--- 68 *_80 0 E © 80 t t M M O -23---00- *--73 C10---- *--78 111 118 123 1\ /W 50 45 39 )-*---45rn66 60� MM O 40 a ---O� 40 F E Design Year 2034 Total Cumulative Site-Generated Trip Assignment Figure (Network Scenario 3) 35 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 N O of GATEWAY DR 175-0 LOS=B X76 C175-0LOS=D "-112 BERRYV LE PIKE 1341 Del=18.7 F1214 el=45.0 F1533 0� �6 r5 7 * * � I � � I � 000 mvin •////\ 44/ v SITE O O / G (EC2156502 " W 195 RO . r 51 0 WEEKDAY AM WEEKDAY PM l' N 110'1 N If1 O 1 231 LOS=E 784 358--4 LOS=E X805 852---0- Del=68.8 F 1097 1371-0- Del=65.6 -+--1229 2� r7 12—,, r18 EB t �I f �I COS=A � COS=E NMc �I,nM/ 4--$ LOS=A 4 LOS=E N 0-4 DDeel=44.3 0-4 Delel=4*4.0 © 11 11 o� o� (00 NOJ a i a LOS=E ►` LOS 117 513 =E ►` 117 718 1308 Del=79.0 1576 1594� Del=55.2 1687 o J1 J1 CM=EB CM=EB 2471 LOW 1461 LOS=C 27 Delel=5*5.7 32-4 Delel=2*4.5 ° © 11 11 o v r 0 166—$ LOS-F X71 306 $ LOS=E X182 a 1386 Del--85.2 0525 1728 Del=69.9 0851 1 1 �I i R f �I "o CM=WB CM=WB 1 1 ! 1 I I 1451LOS=D X1359 1551 LOS=F X1708 66� Del=29.5 60� Del=89.8 O CM= INTERSECTION MOVEMENT(UNSIGNALIZED) 1489 CMLOSNF X1382 1532 LOSNB Amo LOS=INTERSECTION MOVEMENT LEVEL OF SERVICE 60-,4Del=102.1 119—,, Del=162.4 (SIGNALIZED)/INTERSECTION MOVEMENT r LEVEL OF SERVICE(UNSIGNALIZED) Del= INTERSECTION AVERAGE CONTROL DELAY a (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY(UNSIGNALIZED) V/C= INTERSECTION VOLUME-TO-CAPACITY RATIO Design Year 2034 Total Traffic Conditions (Network Scenario 3) Figure Weekday AM and Weekday PM Peak Hours 36 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 © WEEKDAY AM WEEKDAY PM 81 ow ow GATEWAY DR BERRY U LLE PIKE A �B A �F 7 rF rF _ 7 7 SITE Gv 0 / V Qm QQ q<< N 1�► 11�► >-F F 0 WEEKDAY AM WEEKDAY PM t 1'� t I LL w LL U wLL`LL` LLQ):�+:- �y �� O F� • �g F 1 •�F l A-< E-< LLLLLL Q Q QLLLL mLLLL m F- • �A F-$ • A 0 F-< C� it© it QQ QQ a FFF � sF A� FD C� )= r �� Iw A� D wwU —L) O C� F A C ABSTOP SIGN t' ' -TRAFFIC SIGNAL E X - LANE GROUP LEVEL-OF-SERVICE Design Year 2034 Total Lane Group Level of Service Figure (Network Scenario 3) Weekday AM and Weekday PM Peak Hours 37 Frederick County, VA 110F1 KITTELSON &ASSOCIATES Washington Commons October 2023 Transportation ImpactAnalysis Table 17 Design Year 2034 Total Traffic Conditions(Network Scenario 3)-Summary of Maximum Queue and Delay for Each Lane Group by Intersection-SimTraffic Intersection Information A.M.Peak Hour P.M.Peak HouiM Traffic.& Lane Storage Max Max Dela Intersection Control Approach Group Length • • Dela • Queue EB EBL 145 F 145 120.4 F 145 127.2 EBTR D 400 44.6 D 400 35.1 WBL 105 F 68 99.7 F 102 101.7 WB WBT D 481 40.3 D 733 50.0 Route 7(Berryville Pike)/I-81 WBR B 15.8 B 100 17.4 South Ramps Signalized NB NBLT F 48 83.4 F 102 84.8 (#1) NBR 45 F 40 84.6 F 45 89.9 SBL 875 F 821 201.6 F 708 129.3 SB SBLT F 1167 A 882 SBR 1000 E 854 62.6 F 742 156.4 Overall E - 68.8 E - 65.6 EB EBL 225 F 225 203.2 F 225 155.1 Route 7(Berryville Pike)/1-81 EBT F 1276 160.8 E 888 63.5 WBT C 485 26.4 C 556 30.6 North Ramps Signalized WB WBR A 0 6.7 A 0 7.8 (#2) SB SBL 650 F 636 95.4 F 650 126.1 SBR 620 A 567 7.4 B 920 13.2 Overall E - 79.0 E - 55.2 EBL 540 F 540 116.0 F 540 97.3 EB EBT F 1352 124.8 F 1280 82.6 EBR 150 F 150 126.5 F 150 88.8 WBL 500 F 100 132.5 F 100 128.7 Route 7(Berryville Pike)/ WB WBT D 8691 36.4 D 1,1161 43.4 Gateway Drive Signalized WBR 225 C 225 30.6 D 225 39.7 NBL 150 E 994 2 77.4 F 954 2 86.8 (#3) NB NBTR C 8202 26.0 C 7532 33.3 SBL D 133 43.9 D 186 43.4 SB SBTR E 142 79.8 F 348 123.1 SBR 185 C 106 29.8 D 185 44.9 Overall F - 85.2 E - 69.9 Route 7(Berryville Pike)/ColeEBT C 545 21.6 C 483 16.9 EB Lane Unsignalized EBR 120 B 120 12.8 B 120 10.1 WB WBT A 67 2.4 A 156 7.8 (#4) NB NBR F 152 102.1 F 402 162.4 EB EBL 300 E 112 75.4 E 112 78.2 EBTR A 194 6.4 A 180 6.2 WBL 120 F 91 92.1 F 100 119.1 Route 7(Berryville Pike)/ WB WBT B 486 19.6 F 574 80.1 Regency Lakes Drive Signalized WBR 430 A 182 6.1 C 430 21.0 (#5) NB NBLTR A 0 0.0 E 61 67.5 SB SBLT E 180 55.5 E 205 59.5 SBR D 182 35.1 D 241 41.4 Overall B - 18.7 D - 45.0 Gateway Drive/Site Access WB WBLR F 186 1169.1 F 186 650.2 NBT F 754 154.5 F 684 113.2 Driveway Unsignalized NB NBTR E 741 38.6 C 650 21.7 (#6) SB SBL B 99 10.7 A 96 8.9 SBT A 155 0.8 A 110 0.8 Cole Lane/Site Access EB EBLR A 29 4.3 E 33 44.0 Driveway Unsignalized NB NBLT A 0 0.2 A 36 7.9 (#7) SB SBTR A 0 0.2 A 0 0.2 Realigned Valley Mill Road/ EB EBLR F 228 55.7 C 144 24.5 Closed Valley Mill Rd Access Unsignalized NB NBLT A 155 9.3 A 108 6.0 (#8) SB SBTR A 0 0.4 A 9 1 0.6 Kittelson&Associates,Inc. 87 Washington Commons October 2023 Transportation ImpactAnalysis Intersection Information A.M.Peak Hour _A, P.M.Peak Hour max ax Traffic an. PStorage D-lay Qu Intersection Approach L Contro • . Length - (feet) (sec) (feet) EBT A 4 2.9 A 0 1.6 RIR O/Route 7(Berryville Pike) EB EBR A 0 2.6 A 0 0.7 Unsignalized (#10) WB WBT D 495 29.5 F 738 89.8 NB NBR A 80 1.9 A 67 2.5 'Includes upstream westbound through queue from RIRO/Route 7(Berryville Pike) (#10)due to node location. 'Includes upstream northbound through queue from Gateway Drive/Site Access Driveway(#6). As shown in the figures and Table 17, all study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). SimTraffic Queuing Comparison Table 18 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, both increases and decreases in expected queueing are shown due to reprioritization of signal timing under the adaptive signal system. For example, queues on the eastbound approach to the Route 7 (Berryville Pike) Gateway Drive intersection are anticipated to increase, while the queues on the northbound approach are anticipated to decrease substantially relative to no-build conditions. The signal timing under future conditions should be adjusted under the adaptive system to help balance these completing movements based on real time traffic conditions. Kittelson&Associates,Inc. 88 Washington Commons October 2023 Transportation ImpactAnalysis Table 18 Maximum SimTraffic Queue Comparison—Year 2034 Traffic Conditions(Network Scenario 3) Weekday A Storage _I AL Weekday PUMMMwi Intersection Movement (feet) 13K TA"&"M"A EBL 145 145 145 0 145 1450 EBTR 398 400 +2 400 400 0 WBL 105 71 68 -3 97 102 +5 Route 7(Berryville Pike) WBT 719 481 -238 609 733 +124 /1-81 South Ramps WBR 0 0 0 266 100 -166 NUT 45 48 +3 104 102 -2 (#1) NBR 45 39 40 +1 45 45 0 SBL 875 434 821 +387 752 708 -44 SBLT 469 1,167 +698 983 882 -101 SBR 1000 346 854 +508 817 742 -75 EBL 225 224 225 +1 225 225 0 Route 7(Berryville Pike) EBT 568 1,276 +708 587 888 +301 /1-81 North Ramps WBT 537 485 -52 620 556 -64 WBR 0 0 0 202 0 -202 (#2) SBL 650 526 636 +110 649 650 +1 SBR 620 50 567 +517 838 920 +82 EBL 540 461 540 +79 435 540 +105 EBT 774 1,352 +578 864 1,280 +416 EBR 150 150 150 0 150 150 0 WBL 100/500 90 100 +10 99 100 +1 Route 7(Berryville Pike) WBT 481 869' +388 1,085 1,116' +31 /Gateway Drive WBR 225 225 225 0 225 225 0 (#3) NBL 150 1,074 9941 -80 1,066 9541 -112 NBTR 987 8201 -167 963 7531 -210 SBL 135 133 -2 193 186 -7 SBTR 160 142 -18 291 348 +57 SBR 185 109 106 -3 184 185 +1 Route 7(Berryville Pike) EBT 614 545 -69 495 483 -12 /Cole Lane EBR 120 120 120 0 120 120 0 WBT 34 67 +33 144 156 +12 (#4) NBR 124 152 +28 369 402 +33 EBL 300 112 112 0 112 112 0 EBTR 185 194 +9 186 180 -6 Route 7(Berryville Pike) WBL 120 59 91 +32 60 100 +40 /Regency Lakes Drive WBT 502 486 -16 568 574 +6 WBR 430 248 182 -66 430 430 0 (#5) N BLTR 0 0 0 68 61 -7 SBLT 180 180 0 187 205 +18 SBR 183 182 -1 250 241 -9 'Includes upstream westbound through queue from RIRO/Route 7(Berryville Pike)(#10)due to node location. 2Includes upstream northbound through queue from Gateway Drive/Site Access Driveway(#6). Mitigations Similar to Network Scenario 2,the westbound approach to the Gateway Drive Extension/Site Driveway intersection (#6) would benefit from the following improvements: ■ Develop a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. ■ Develop a median along the Gateway Drive Extension to allow for two-stage left-turns from the site driveway. Kittelson&Associates,Inc. 89 Washington Commons October 2023 Transportation ImpactAnalysis TRAFFIC CONTROL AT GATEWAY DRIVE EXTENSION/VALLEY MILL ROAD Under Network Scenario 2 & 3, various types of intersection control were evaluated at the Gateway Drive Extension/Valley Mill Road intersection under design year 2034 total traffic conditions. The two alignments of Gateway Drive Extension have different right of way implications, as do the intersection control forms themselves. For both of these network scenarios, a roundabout was evaluated in addition to two-way stop control (indicated in the previous analyses), and a traffic signal. Network Scenario 2: Gateway Drive Extension Aligned with Brookland Lane Under Network Scenario 2, where Gateway Drive connects south to Valley Mill Road in alignment with Brookland Lane, a signal was warranted under Warrant #2 - Four-Hour Warrant. Both a signal and roundabout were compared for this intersection in addition to the stop-controlled approach already shown. Table 19 summarizes the operational results for the traffic signal. Table 19 Traffic Operations for Signal(Network Scenario 2) A�01` Weekday A.M.Peak Hour Weekday P.M.Peak Hour ritersection Traffic Control Approach • D- • Delay EB C 0.58 20.4 C 0.48 24.6 Valley Mill Road& WB B 0.29 11.7 B 0.29 17.4 Brookland Lane/ Signal NB C 0.42 31.9 C 0.34 28.0 Gateway Drive Extension SB C 0.64 20.2 C 0.88 21.1 Overall B 0.67 17.8 C 0.83 20.6 As shown in Table 19, the signal operates at LOS D in both the weekday a.m. and p.m. peak hour. Traffic operations for the roundabout were evaluated using Sidra 8 and are summarized in Table 20. A roundabout operates better than a two-way stop controlled, or signalized intersection. A diagram showing a layout of the roundabout and land needed is shown in Figure 38. This roundabout would impact a total of six (6) parcels, with full takes of likely four (4) properties. Table 20 Traffic Operations for Roundabout(Network Scenario 2) FR�� Weekday A.M.Peak Hour Weekday P.M.Peak Hour Intersection Traffic Control Approach • D- • Delay _AL Valley Mill Road& EB A 0.21 6.1 A 0.17 8.4 WB A 0.46 8.9 A 0.42 7.6 Brookland Lane/ Roundabout NB A 0.14 6.0 A 0.16 7.7 Gateway Drive SB A 0.28 5.2 B 0.61 10.1 Extension Overall A 7.0 A 9.0 As shown in Table 20, the roundabout operates at LOS A in both the weekday a.m. and p.m. peak hour. Network Scenario 3: Gateway Drive Extension Aligned with Valley Mill Road(east) In this scenario, Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in Kittelson&Associates,Inc. 90 Washington Commons October 2023 Transportation ImpactAnalysis a "T-intersection" configuration. In this configuration, a traffic signal was not warranted under any condition. Therefore, only a roundabout and two-way stop control were considered. Traffic operations for the roundabout were evaluated using Sidra 8 and are summarized in Table 21. A roundabout operates better than a two-way stop controlled, or signalized intersection. A diagram showing a layout of the roundabout and land needed is shown in Figure 39. This roundabout would impact a total of nine (9) parcels (not including significant impacts to the proposed development) and would likely require full acquisition of six (6) properties. Table 21 Traffic Operations for Roundabout(Network Scenario 3) Weekday A.M.Peak Hour Weekday P.M.Peak Hour Intersection Traffic Control • D- • Delay(sec)Mill Road& EB A 0.31 7.0 A 0.28 8.7 Brookland Lane/ Roundabout NB A 0.46 8.9 A 0.42 7.6 Gateway Drive SB A 0.28 5.2 B 0.61 10.1 Extension Overall A 7.2 A 9.1 As shown in Table 21, the roundabout operates at LOS A in both the weekday a.m. and p.m. peak hour. Both Table 20 and Table 21 show that a roundabout performs much better operationally than the minor stop-control or signal in both network scenarios. While either roundabout alignment could work, property impacts vary between the two scenarios. Network Scenario 2, aligned with Brookland Lane, would result in the smallest property impact. Ultimately, we recommend aligning Gateway Drive Extension with Brookland Lane as the preferred network scenario due to its optimal traffic operations, safety, and minimized property impacts. Kittelson&Associates,Inc. 91 M N o •�� ._ 00 � oj M N O — LZ M1 C: a O C)'rn N O O W O r 1 C) ro ?) i �P 4 �I W Y 4 -6 u (a LLA C • � 1 t y �� y ^1 ® �. a) ° _ rj LIJ 10 r L 9, f- lz °- P V t KL NDAS �Rpp rz W _ -_N LA l�r a BR0OKLA -G- \ O _ r"- 22 I �;� a C i Orr is r J � > . �.,*��'R,l`� } '�. ��� � � fir',•,. � f ZEn w to �O a "n so 3 z0'gel,noAey yairnge—wtlzSz[—EZOz'SZAeW 95052\Sz\'H Washington Commons October 2023 Transportation ImpactAnalysis PEDESTRIAN AND BICYCLE ACCOMMODATIONS An existing shared-use path on Route 7 currently terminates at Martin Drive. VDOT and Frederick County have indicated they would like to extend that connection to Gateway Drive. Given the limited pedestrian facilities at the intersection of Route 7 and Gateway Drive today, it is recommended that pedestrian and bike access would be created in the installment of two crosswalks and pedestrian signals —one for the east-west movement across the new fourth leg to the south of the intersection, and one for the north-south movement across the eastern Route 7 approach.This connection would lead to the existing curb ramps and sidewalk in the northeast quadrant of Route 7/Gateway Drive. In addition to this proposed access, potential alignments of pedestrian and bicycle access should be considered, whether through a frontage path adjacent to Route 7 or a path through the proposed development. Grading and slopes along Route 7 between Martin Drive and Gateway Drive may present challenges, and any new facility should be constructed to meet current ADA standards. Figure 40 displays the recommended accommodations. Kittelson&Associates,Inc. 94 M N O N Q) o 0 O b. 4A LZ 0 Na � > � 077—076 a-- >� a--+ ( -0 C: E O E u O v N Lr) O° a u _0 73 LL O U O m m a � Co LU~ g Q •_ ro U) �� 4-1N C) Q 3 w CD N 4- _O O N CL C _ LLJ O U X d � W N L t6 rZ D) O� X U� WO ~U) Ob:gellnoAed golsinge-wdbS:S-EZOZ'LSloO OMp'7IddVN1WIS sa,n8id l,odaa S6SSZ\SZ96Z gsllgndoV\dwal\leool\elepdde\lplsinge\sjasn\:0 Washington Commons October 2023 Transportation ImpactAnalysis FUTURE CONSIDERATIONS FOR ROUTE 7 The WinFred MPO in partnership with VDOT, Frederick County, and the City of Winchester contracted with Pennoni to conduct a Traffic Operations Feasibility Study to identify conceptual corridor options to improve operations and safety at the 1-81 Exit 315 interchange, including the following elements: ■ Forecast traffic conditions for horizon year 2034 using trip generation from this TIA and incorporate adjacent regional growth. ■ Assess traffic and safety for Route 7 at the 1-81 Northbound Ramp (Exit 315)/Valley Mill Road intersection. ■ Evaluate a range of access scenarios to accommodate future master planned development (Washington Commons) and serve traffic on Valley Mill Road south of Route 7. ■ Evaluate coordination of Gateway Drive Extended impacts south of Route 7 by others to determine the most efficient Route 7 concept to increase through speeds on Berryville Pike. ■ Develop a concept plan alternative for future public funding applications. The study found that the Route 7/1-81 North Ramps/Valley Mill Road intersection experiences the highest congestion and overall delay of any intersection in the vicinity as well as the highest crash rate in the study area. The Gateway Drive intersection is also expected to operate with high levels of congestion in the 2034 scenario. Study findings are summarized below. Roadway Accesa== ■ Improvements needed to address crash incidents at NB Exit 315 signal. ■ Scenario 5 (full access) will best accommodate future development traffic that uses Valley Mill Road. ■ Gateway Drive Extended needs additional lanes at Route 7 for increased turns for adequate operations. Traffic Operations ■ Removal of signal phase(s) at the Route 7/1-81 North Ramps (Exit 315) through the implementation of a Thru-cut intersection configuration would provide the largest capacity benefit. ■ Grade-separated alternative (Echelon interchange form) not feasible without major impacts to Valley Mill Road and 1-81 limited access. ■ A Partial Center Turn Overpass interchange configuration at Valley Mill Road would provide the best operational performance, but would be significantly more expensive, require more local access removal relative to other alternatives, and would entail a more involved FHWA approval process. Kittelson&Associates,Inc. 96 Washington Commons October 2023 Transportation ImpactAnalysis ■ A Thru-cut and Partial Median U-Turn (PMUT) at the Route 7/1-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections, respectively, provide best corridor speed & queue improvements for Route 7 at a more achievable magnitude of cost. Traffic growth is expected to have a significant impact on delay and queueing for several movements at the Route 7/1-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections in the 2034 horizon year. To address these forecast conditions and mitigate historical crash trends, the study recommends the following improvements: ■ Route 7/1-81 North Ramps/Valley Mill Road: This intersection is projected to be oversaturated under year 2034 horizon conditions. Valley Mill Road should maintain partial access at its existing intersection with Route 7.A north-south Thru-cut and east-west Partial Median U-Turn are proposed at this intersection to reduce the traffic signal to two phases. An unsignalized directional median would be installed at Martin Drive to facilitate eastbound U-turns and westbound left-turns on Martin Drive. This is the only at-grade solution capable of mitigating the oversaturated conditions. ■ Route 7/Gateway Drive: This intersection is projected to be oversaturated under year 2034 horizon conditions. A north-south Thru-cut is proposed to reduce the traffic signal to three phases. A signalized U-turn median cutout would be installed to the east between Gateway Drive and Regency Lakes Drive. In year 2034, the northbound queue on Gateway Drive at Route 7 is expected to exceed 1,000 feet, which puts the future connection to Valley Mill Road at risk with queued traffic backing almost to the proposed roundabout at Valley Mill Road/Brookland Drive intersection. ■ Route 7/Regency Lakes Drive: Install median channelization for the eastbound left-turn lane to prevent Cole Lane traffic from merging across multiple lanes of traffic at the intersection. Lengthen the eastbound left-turn lane at Regency Lakes Drive to support future traffic volumes. ■ Valley Mill Road/Gateway Drive Extended: Extend Gateway Drive to intersect existing Valley Mill Road at Brookland Drive and install a roundabout. Kittelson&Associates,Inc. 97 Section 5 Conclusions and Recommendations Washington Commons October 2023 Conclusions and Recommendations CONCLUSIONS AND RECOMMENDATIONS Based on the results of the transportation impact analysis,the transportation system can accommodate full build-out of the proposed development and assuming provision of the recommended mitigations. The findings of this analysis are discussed below. Existing Conditions ■ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): The northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road with queues extending between 375 to 380 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. o Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. This queue spillback is likely inevitable given the spacing between Cole Lane and Regency Lakes Drive (approximately 100 feet). The SimTraffic model illustrates delays of 47.9 seconds and 123.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 2028 Background Traffic Conditions ■ A two-percent annual growth rate was identified for the 1-81 Ramps and Route 7 (Berryville Pike), while a one-percent annual growth rate was identified for Valley Mill Road. These rates were confirmed through the scoping process to account for near-term regional traffic growth and compounded annually to forecast year 2028 background traffic volumes. ■ No in-process developments were identified for inclusion in this study. ■ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps(#2): Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during the weekday peak hours. Kittelson&Associates,Inc. 99 Washington Commons October 2023 Conclusions and Recommendations 2028 Total Traffic Conditions ■ Site access is proposed via one full-movement driveway approximately 250 feet south of the intersection of Route 7 and Gateway Drive. This requires a new, fourth leg at the signalized intersection of Route 7 and Gateway Drive. Full-movement site access is also proposed on Cole Lane. ■ Phase 1 by-right commercial development is estimated to generate a total of 6,551 net new weekday daily trips, 231 weekday a.m. (127 in, 104 out), and 339 weekday p.m. (173 in, 166 out) peak hour trips when built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 244.1 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. ■ Phase 2, which includes both the by-right commercial and future residential development (not planned by this applicant but requested to be assumed in this TIA by County/VDOT), is estimated to generate a total of 7,786 net new weekday daily trips, 307 weekday a.m. (146 in, 161 out), and 435 weekday p.m. (233 in, 202 out) peak hour trips when fully built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 Kittelson&Associates,Inc. 100 Washington Commons October 2023 Conclusions and Recommendations (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 139.8 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. 2034 Background Traffic Conditions ■ Three network scenarios were evaluated in accordance with the approved scope o Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the 1-81 interchange. o Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. o Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a "T-intersection" configuration, and Valley Mill Road is completely severed from Route 7. ■ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/1-81 South Ramps (#1): During the weekday p.m. peak hour, the intersection is anticipated to operate at LOS E with 63.6 seconds of control delay. ■ Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. • The westbound through movement is also anticipated to spill back to the upstream Gateway Drive intersection approximately one and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The overall intersection is projected to operate at LOS E and LOS F during the weekday a.m. and weekday p.m. peak hours, respectively. ■ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill Kittelson&Associates,Inc. 101 Washington Commons October 2023 Conclusions and Recommendations back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 78.2 seconds and 252.3. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 202.9 seconds and 115.1. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8): Underthe assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate at LOS F and LOS E during the weekday a.m. and weekday p.m. peak hours, respectively. ■ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ■ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). 2034 Total Traffic Conditions ■ All 2034 analyses assume full build out of both the by-right commercial development(Phase 1) and potential future residential development (Phase 2). ■ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7 (Berryville Pike)/Valley Mill Road/1-81 Northbound Ramps (#2): Similar to year 2034 background traffic conditions under Network Scenario 1, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is Kittelson&Associates,Inc. 102 Washington Commons October 2023 Conclusions and Recommendations accommodated in the northbound through lane on Valley Mill Road. Also similar to year 2034 background traffic conditions, the westbound through movement is anticipated to spill back to the upstream Gateway Drive intersection approximately two percent of the weekday a.m. and weekday p.m. peak hours. • The SimTraffic analysis illustrates that the control delay at this intersection is anticipated to increase approximately 20 seconds during the weekday a.m. peak hour and decrease by approximately 10 seconds during the weekday p.m. peak hour. The decrease in the weekday p.m. peak hour results from modified signal timing along the adaptive corridor. ■ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 246.1 seconds and 107.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ■ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ■ Route 7(Berryville Pike)/Gateway Drive (#3): During the weekday a.m. and weekday p.m. peak hours,the signalized intersection is projected to operate above capacity at LOS E and LOS F. The eastbound through movement is projected to spill back to the upstream ramp terminal intersection approximately 12 and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The northbound queues are projected to spill upstream beyond the proposed commercial site entrance on Gateway Drive (#6) as a result of the rerouted traffic from Valley Mill Road. ■ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions under Network Scenario 2, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. While the deterministic Synchro model shows the critical northbound right-turn movement from Cole Lane operating below capacity at LOS B, the SimTraffic model illustrates higher delays of 94.5 seconds and 193.5 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Kittelson&Associates,Inc. 103 Washington Commons October 2023 Conclusions and Recommendations ■ Gateway Drive Extension/Site Driveway(#6): During the weekday a.m. and weekday p.m. peak hours, the critical westbound movement is projected to operate at LOS F. The left-turn movements from the site driveway are anticipated to experience delays completing a maneuver onto the four-lane Gateway Drive Extension due to queuing along Gateway Drive resulting from rerouted trips from Valley Mill Road. ■ Gateway Drive Extension/Valley Mill Road/Brookland Lane(#8): Underthe assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate above capacity at LOS F. Similar to year 2034 background conditions under this network scenario, the southbound left-turn is anticipated to be the heaviest movement at the intersection due to the redirection of traffic after the disconnect of Valley Mill Road from Route 7. ■ RIRO/ Route 7 (Berryville Pike) (#10): The critical westbound through movement is anticipated to operate at LOS F during both the weekday a.m. and weekday p.m. peak hours. This results from upstream queues at the adjacent Route 7 (Berryville Pike)/Gateway Drive (#3) intersection spilling back to this node in the SimTraffic model. The westbound movement would not be anticipated to experience any delay as a result of operations/conflicts at this intersection. The northbound right out of the site is anticipated to operate at LOS A during both weekday peak periods. ■ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ■ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). Future Considerations for Route 7 ■ The WinFred MPO in partnership with VDOT, Frederick County, and the City of Winchester contracted with Pennoni to conduct a Traffic Operations Feasibility Study to identify conceptual corridor options to improve operations and safety at the I-81 Exit 315 interchange. Kittelson&Associates,Inc. 104 Washington Commons October 2023 Conclusions and Recommendations ■ The study found that the Route 7/1-81 North Ramps/Valley Mill Road intersection experiences the highest congestion and overall delay of any intersection in the vicinity as well as the highest crash rate in the study area. ■ Traffic growth is expected to have a significant impact on delay and queueing for several movements at the Route 7/1-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections in the 2034 horizon year. To address these forecast conditions and mitigate historical crash trends,the study recommends the following improvements: o Route 7/1-81 North Ramps/Valley Mill Road: This intersection is projected to be oversaturated underyear 2034 horizon conditions.Valley Mill Road should maintain partial access at its existing intersection with Route 7. A north-south Thru-cut and east-west Partial Median U-Turn are proposed at this intersection to reduce the traffic signal to two phases. An unsignalized directional median would be installed at Martin Drive to facilitate eastbound U-turns and westbound left-turns on Martin Drive. This is the only at-grade solution capable of mitigating the oversaturated conditions. o Route 7/Gateway Drive: This intersection is projected to be oversaturated under year 2034 horizon conditions. A north-south Thru-cut is proposed to reduce the traffic signal to three phases. A signalized U-turn median cutout would be installed to the east between Gateway Drive and Regency Lakes Drive. In year 2034, the northbound queue on Gateway Drive at Route 7 is expected to exceed 1,000 feet, which puts the future connection to Valley Mill Road at risk with queued traffic backing almost to the proposed roundabout at Valley Mill Road/Brookland Drive intersection. o Route 7/Regency Lakes Drive: Install median channelization for the eastbound left- turn lane to prevent Cole Lane traffic from merging across multiple lanes of traffic at the intersection. Lengthen the eastbound left-turn lane at Regency Lakes Drive to support future traffic volumes. o Valley Mill Road/Gateway Drive Extended: Extend Gateway Drive to intersect existing Valley Mill Road at Brookland Drive and install a roundabout. RECOMMENDATIONS This report was developed in concurrence with the scope to satisfy the Frederick County master planning process. As demonstrated in the TIA, Phase 1 (by-right commercial development only) can be accommodated by the supporting transportation network assuming it is built out by 2028. Therefore, the Applicant wishes to move forward with the by-right Phase 1 portion of this development. The following recommendations are also provided for the Route 7/Gateway Drive intersection: ■ Route 7/Gateway Drive Intersection (#3) Kittelson&Associates,Inc. 105 Washington Commons October 2023 Conclusions and Recommendations o Extend the westbound left-turn lane to a storage length of 500 feet with a 100-foot taper. o Construct an eastbound right-turn lane with a storage of 200 feet and a 100-foot taper. In the event that Valley Mill Road is eventually disconnected from Route 7 and the Gateway Drive Extension is extended south to Valley Mill Road, the following recommendations could be considered: ■ Gateway Drive Extension/Commercial Site Driveway (#6) o Construct a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. o Construct a median along the Gateway Drive Extension to allow for two-stage left- turns from the site driveway. ■ Gateway Drive Extension/Valley Mill Road (#8) o A single-lane roundabout has been demonstrated to be an effective long-term traffic control solution at this future intersection. This could be constructed by others in tandem with the future Route 7 improvements stemming from the WinFred MPO Route 7 Traffic Operations Feasibility Study. Kittelson&Associates,Inc. 106 Section 6 References Washington Commons October 2023 References REFERENCES 1. Transportation Research Board. Highway Capacity Manual, 6th Edition. 2016. 2. Virginia Department of Transportation. Traffic Operations and Safety Analysis Manual, Version 2.0. February 2020. 3. Institute of Transportation Engineers. Trip Generation, 11th Edition. 2021. Kittelson&Associates,Inc. 108 Appendix A Scoping Letter VDOTVirginia Department PRE-SCOPE OF WORK MEETING FORM of Transportation Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Kylie Caviness &John Callow, PE -Kittelson&Associates, Inc. Tele: (703) 885-8970 E-mail: kcaviness@kittelson.com Developer/Owner Name: Edward Scott-Washington Commons RE LLC Tele: (301) 676-8444 E-mail: EDS@AtlasRealEstateCo.com Project Information Project Name: Washington Commons Locality/County: Frederick County,VA Project Location: (Attach regional and site See Figure 1 - attached s cific location ma Submission Type Comp Plan ❑ Rezoning ® Site Plan ❑ Subd Plat ❑ The application proposes to develop approximately 35.76 acres of land contained between Route 7 (Berryville Pike), Cole Lane, Martin Drive, and Valley Mill Road in Frederick County,Virginia. The commercial portion of the development proposes an discount grocery superstore (19,054 SF), tire store (8,500 SF), gas station and convenience store(16 fueling positions),pharmacy w/drive-through (15,000 SF), and a fast-food restaurant with drive-through(2,350 SF). The residential component includes 215 townhomes. Figure 2 (attached) shows the conceptual site plan. The development is anticipated to be built out/constructed by 2028. Phase 1 (year Project Description: 2028) assumes two access points: one full movement driveway approximately 250 (Including details on the land feet south of the Route 7/Gateway Drive intersection, and a full movement access use,acreage, phasing,access on Cole Lane. In the future, the new roadway extending south from the Route location,etc. Attach additional sheet if necessary) 7/Gateway Drive intersection into the site is expected to be connected south(by others or a revenue sharing project with the County and VDOT) through to Valley Mill Road. At the time this connection is made, access to Valley Mill Road at Route 7 will be fully restricted. Two future 2034 planning-level analyses will be performed-one without this new connection, and one with this connection. For the new connection at Valley Mill Road and Gateway Drive Extension, two alignments will be anlayzed- one assuming Gateway Drive Extension continues south and aligns with Brookland Lane as a four-legged intersection, and one assuming Valley Mill Road and Gateway Drive Extension are connected as a new, curved continuous street not aligned with Brookland Lane. It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Proposed Use(s): (Check all that apply;attach Residential ® Commercial ® Mixed Use ❑ Other ❑ additional pages as necessary) Residential Uses(s) Number of Units: 215 townhomes ITE LU Code(s): 220 Other Use(s) ITE W Code(s): Commercial Use(s) ITE LU Code(s): 854 848 Independent Variable(s): 960 881 934 Square Ft or Other Variable: Total Peak Hour Trip Less than 100 ❑ 100 -499 ❑ 500 —999 ® 1,000 or more ❑ Projection: Traffic Impact Analysis Assumptions Study Period Existing Year: 2020 Build-out Year: 2028 Design Year: 2034 Study Area Boundaries North: Route 7 South: Valley Mill Road (Attach map) East: Regency Lakes Drive West: Valley Mill Road/I-81 SB Ramp In the future, the new roadway extending south from the Route 7/Gateway Drive intersection into the site is expected to be connected south(by others or a revenue sharing project with the County and VDOT) through to Valley Mill Road. At the External Factors That time this connection is made, access to Valley Mill Road at Route 7 will be Could Affect Project restricted. Two future 2034 planning-level analyses will be performed- one without (Planned road improvements, this new connection, and one with this connection. For the new connection at Valley other nearby developments) Mill Road and Gateway Drive Extension, two alignments will be anlayzed -one assuming Gateway Drive Extension continues south and aligns with Brookland Lane as a four-legged intersection, and one assuming Valley Mill Road and Gateway Drive Extension are connected as a new, curved continuous street not aligned with Brookland Lane. Consistency With Comprehensive Plan Yes (Land use,transportation plan) Given current/reduced traffic volumes due to the COVID-19 pandemic, historical traffic counts will be used where available. Per previous discussions with VDOT Available Traffic Data staff, weekday AM and PM traffic volumes will be taken from the recent Route 7 (Historical,forecasts) STARS study(2018 data), and a Saturday analysis will not be performed.Note that the trip generation of the proposed development on Saturday is only slightly higher than weekday PM peak hour levels, while roadway volumes on a typical Saturday It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. tend to be lower than the weekday PM peak hour levels. Therefore, the weekday AM and PM time periods should be sufficient to evaluate the development's impact. Route 7 STARS Study: TMCs collected 11/2018 on Route 7 at Gateway Drive, Valley Mill Road, and Regency Lakes Drive 24-hr Tube counts collected 11/2018 on Route 7 at Regency Lakes Drive 2019 AADT Volumes from VDOT: Route 7 =28,000 [I-81 and Clarke Co. line] Route 659 (Valley Mill Rd)= 10,000 (Berryville Pike to Brookland Lane) Route 659 (Valley Mill Rd)—7,400 (Brookland Lane to Greenwood Rd) Route 658 Brookland Ln —3,100 alley Mill Rd to Dead End Road Name: I-81 (West) Residential: 34% (22% I-81 S, Road Name: Route 7 (West) 12% I-81 N) Residential: 36% Trip Distribution Commercial: 32% (18% I-81 S, Commercial:-27% (Attach sketch) 14% I-81 N)SEE FIGURE 3 Road Name: Route 7 (East) Road Name: Valley Mill Road(South) Residential: 19% Residential: 11% Commercial: 32% Commercial: 9% Annual Vehicle Trip Route 7/I-81: 2% Peak Period for Study ® AM ® PM ❑ SAT Valley Mill Rd: (check all that apply) Growth Rate: I% Peak Hour of the Generator 6-9 AM 4-7 PM 1.Route 7 /I-81 S Ramp 6.Site Driveway/Gateway Drive Extension new 2.Route 7/Valley Mill Road! 7.Site Driveway/Cole Lane (future) Study Intersections I-81 N Ram and/or Road Segments 3.Route 7/Gateway Drive $•Proposed Roadway/Valley Mill Road/ (Attach additional sheets as Brookland Lane 2034 Planning Anal sis only) necessary) 4.Route 7/Cole Lane 9. 5.Route 7/Regency Lakes Drive 10. Trip Adjustment Factors Internal allowance: ❑ Yes ® No Pass-by allowance: ® Yes ❑ No /o Reduction: trips Reduction: per ITE/o trips Software Methodology ® Synchro ❑ HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM ❑ Other Route 7/Gateway Drive: proposed 4th leg(Gateway Drive extended) added to Traffic Signal Proposed existing signalized intersection. The signal modification will include a pedestrian or Affected connection from the south to the north side of Gateway Drive on the east side to (Analysis software to be used, connection to existing sidewalk on the north. progression speed,cycle length) A future year planning level analysis(year 2034) will test two scenarios where the Gateway Drive extension into the subject site will be"punched through"to Valle It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Mill Road(by others). At the same time, movements to/from Valley Mill Road at Route 7 will be fully restricted. A VJuST analysis will be performed for each of these scenarios at the new intersection of Valley Mill Road/Gateway Drive Extension- one as a four-legged intersection aligned with Brookland Lane, and one as a three-legged intersection not aligned with Brookland Lane. In the future, the new roadway extending south from the Route 7/Gateway Drive intersection into the site is expected to be connected south(by others or a revenue sharing project with the County and VDOT)through to Valley Mill Road. At the time this connection is made, access to Valley Mill Road at Route 7 will be restricted. Two future 2034 planning-level analyses will be performed- one without this new connection, and one with this connection. For the new connection at Valley Mill Road and Gateway Drive Extension, two alignments will be anlayzed - one assuming Gateway Drive Extension continues south and aligns with Brookland Lane as a four-legged intersection, and one assuming Valley Mill Road and Gateway Improvement(s) Drive Extension are connected as a new, curved continuous street not aligned with Assumed or to be Brookland Lane. Considered The global trip distribution shown in Figure 3 will be unaffected by these changes. However, existing traffic and some site-generated trips will be re-assigned to the network based on these changes for the Valley Mill Road/Gateway Drive extension planning analysis and likely preferred travel paths. Additionally, an existing shared-use path on Route 7 currently terminates at Martin Drive. VDOT and the County have indicated they would like to extend that connection to Gateway Drive. The study will include a discussion about pedestrian and bicycle access to the shopping center on the north side of Route 7/Gateway Drive and consider potential alignments of such a connection(along Route 7 frontage or through the proposed development). Background Traffic As noted previously, weekday AM and PM turning movement counts at the Studies Considered identified study intersections will be taken from the Route 7 STARS study. No other specific background or"in-process" developments/studies were identified for inclusion in this study. Plan Submission ❑ Master Development Plan (MDP) ® Generalized Development Plan (GDP) ❑ Preliminary/Sketch Plan ❑ Other Plan type (Final Site, Subd. Plan) Additional Issues to be ® Queuing analysis ❑ Actuation/Coordination ❑ Weaving analysis Addressed ❑ Merge analysis ® Bike/Ped Accommodations ❑ Intersection(s) ❑ TDM Measures ❑ Other It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. NOTES on ASSUMPTIONS: All parameters of the study will be compliant with the provisions and analysis procedures established in the current version of VDOT's Traffic Operations and Safety Analysis Manual (TOSAM). Detailed signal timing information for signalized study intersections will be obtained from VDOT staff. SIGNED: DATE: Applicant or Consultant PRINT NAME: Applicant or Consultant It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Washington Commons SCOPE OF WORK MEETING ADDITIONS TO THE REQUIRED ELEMENTS,CHANGES TO THE METHODOLOGY OR STANDARD ASSUMPTIONS,AND SIGNATURE PAGE Any additions to the Required Elements or changes to the Methodology or Standard Assumptions due to special circumstances that are approved by VDOT: AGREED: DATE: 06/07/2021 Applicant or Consultant PRINT NAME: Kylie Caviness Applicant or Consultant SIGNED: A4i DATE: PRINTNAME: BRADLEY VDOT Representative SIGNED: DATE: Local Government Representative PRINT NAME: Local Government Representative Washington Commons June 2011 N Q� U�v GATEWAY 81 Q SITE Ov 7 U L"9< s '�o 0 O 4 0 F- 0 522 0 259 E 11 50 ry 81 7 a' 37 O FREDERICK COUNTY,VA So 522 x� 0 b T� 11 81 a E 0 �-Study Intersections Study Area Figure 0-Future Study Intersections Frederick County, VA 1. ll KNKITTELSON &ASSOCIATES (U r*4 LL Elie "C > MOOD w., 4-J ................... j! M1 Will CU --WL—,CcLE LANE' log Fff I --I 1:��LLL 0 CU q im L 0 4M2 IE41, - J- 41 Tla�R/ > Z JU w 0 Zo:qejjnoAej ajAopo-wdsZ:Zj-jZoZ'ZZjdv &mp,sainOij-2uidon59505Z\89Z6—qsiiqndiv\dwat\jml\elepdde\alAopa\s n\.*j Washington Commons June 2021 N 81 0 GATEWAY DR J'6% V BERRYVILLE PIKE 7 19% 40 L / SITE o0 �,Loio Lq E V Ro o s s 0 v E 9� 0 0 3 a Proposed Trip Distribution (Residential) XX% - Proposed Trip Distribution (Commercial) XX% Trip distribution outputs provided by District Planning from 2019 Streetlight data 0 Figure Proposed Trip Distribution g Frederick County, VA 3 KKITTELSON &ASSOCIATES Washington Commons ITE 10th Edition Peak Hour Adjacent Street Weekday Weekday AM Peak Hour Weekday PM Peak Hour Land Use' ITE Code Units Daily Total In Out Out Discount Superstore 1,731 08 i8 i0 160 80 80 Passby(2851.) 854 19.054 1,000 SF (364) (46) (5) (5) (30) (17) (17) Tire Store 543 23 15 8 34 15 1G Passby(2851.) 848 8.500 1,000SF (152) (5) (3) (3) (46) (5) (5) Super Convenience Market/Gas Station 960 16 fueling 3,688 449 225 224 367 184 183 Passby(63%AM,66%PM/Sat) positions (2,434) (282) (141) (141) (202) (121) (121) Pharmacy/Drugstore with rive roug Window 881 15.000 1,000 SF 1.637 58 31 1 27 154 77 77 Passby(49%) (802) (28) (14) (14) (76) (38) (38) Fast Food Restaurant with rive 1,107 SO 48 46 77 40 37 Through 934 2.350 1,000 SF Passby(49%AM,50%PM/Sat) (554) (46) (23) (23) (38) (19) (19) Multi-Family Housing(Low-Rise)-215 Dwelling Units' 20%using ITE rates 220 43 d.u. 284 21 5 10 28 1e 10 80%using VDOT Staunton rates 172 d.u. 1,401 108 25 89 100 89 51 Total 10,391 801 377 424 960 503 �257 57 Passbys (4,306) (372) (186) (186) (400) (200) 200) Net New Trips 6,085 429 191 &238 560 303 1.Referenced from ITE Trip Generation Manual,10th Edition. 2.Land Use Code 960 pass-by not available.Assumed pass-by rates of LUC 853(Convenience Market with Gas Pumps). 3.Per VDOT staff direction,the trip generation for 20 percent of total multifamily housing units were estimated using ITE rates,and the remaining 80 precent were calculated using VDOT Staunton trip generation rates. VDOTVirginia Department of Transportation Input 80% of the total#of townhomes/ condos/apartments Staunton within the proposed development Townhome,Condos or Apartment Number of units: 172 80% =this new rate 20% =traditional ITE rate Weekday Trip Rate Trips Daily 8.145 1401 This worksheet estimates#trips from 80%of proposed mufti- AM Peak Hour Enter 0.145 25 family units applicant should AM Peak Hoar Exit 0.485 83 also estimate#trips from remaining 20%of muni-family AM Peak Hour Total 0.63 108 units using the appropriate ITE land use code(to%vnhome PM Peak Hour Enter 0.52 89 condo apartment etc) For example,to estimate trips for PM Peak Hour Exit 0.295 51 proposed 200 tosvnhomes. PM Peak Hour Total 0.815 140 applicant should input 160 units into this worksheet apply ITE #230 Townhome trip rate to Multifamily Low-Rise remaining 40 units,and add these together Appendix B Traffic Counts apaq ara-- suam TTS-_ n alai; wasm7 E F-,F n z 3 l-' - __ _ _ :q"s "; _ wp = _o N N � N (A _ = a-= N - _r urn in, err._ man d 312.0; may AM ___ �aY - -a114 oil F h - a - _-'4 __ __ _•• - m ___ C e Q :v O n N N N N 7,�� _ � o�� ----- ---- L) oo m pN z°2 -- --- - - (A o N__ ___ 0"01 ---- !! WAS a _ _ _ 'Ivan nHns wow OEM; 0 a _o N N � N (A _ = a-= 211 10 00 E z 8] sums- 31-9. _3 ana spa - - Any E qpXM6 pis F _ _ d 4ang Foul niq 'en- -wa n2y aug sun m _ O ANil _e N _ F m Uii in cn a C N show! 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Vag 102, ;jj �z 7 1 s is-my 1 0=0 90=2 110 WIT M1 WO "us W 1 into, ma= s= � N � n U o F w _ Q _ __ =c=== =c ___ _ ___ �n C N r CL 5a ----- ---- jai __ _ - eco ... cec ase NN v IN 20211 "m F a QUIP KAQ ing j ,- - v C e ----- ----- _.o N���_ 'man; __ te" = - _.... _ luF _- U = ,� r _ „_-.,, C � .77 mo oil CN Z �� NaLzl y ---- --- - -� _ wz iiv�tna" - _ o y N 8 _ _ ;any - C� Bey ¢3" zaz-= -z�- z�F-= _ F - - Type of peak hour being reported:Intersection Peal< Method for determining peak hour:Total Entering Volume LOCATION: Cole Ln--Rte 7 (RI RO+Cole to Regency Lakes/WB Rte 7) QC JOB#: 15372801 CITY/STATE: Frederick,VA DATE:Tue, Feb 23 2021 o 1 Peak-Hour:8:00 AM--9:00 AM 0 0 0 * Peak 15-Min:8:15 AM--8:30 AM 0 0 0 0 0 0 s 0 0 s 21 . 0 1 t 0 . 0 0 . 0 -Y t 0 . 0 0.75 0 r OF821 . 0 �0 '.. 0 y 01111111111 . 0 60 60 1 r 0 y 16 5 4 5 1 r 0 . 63 . 0 3 a 21 1 16 ❑ *073 * 60 38 u Li} ot 5 2.6 DATA TMT DWES COMMEAYME5 0 0 0 41111111111111110 -1 L 0 0 0 r t 0 o y . o 0 + r 0 � f r 0 � 0 0 0 /A * L NSA ~ � L t . � J t N/A y . t N/A ,}, N/A y .N/A Cole Ln Cole Ln Rte 7(RIRO+Cole to Regency Rte 7(RIRO+Cole to Regency 15-Min Count Lakes/WB Rte 7) Lakes/WB Rte 7) Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Total Total Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 6:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:15 AM 0 1 0 0 0 0 0 0 0 0 1 0 0 0 0 0 2 6:30 AM 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 6:45 AM 0 2 0 0 0 0 0 0 0 0 2 0 0 0 0 0 4 7 7:00 AM 2 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 3 10 7:15 AM 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 2 10 7:30 AM 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 2 11 7:45 AM 2 0 0 0 0 0 0 0 0 0 8 0 0 0 0 0 10 17 8:00 AM 1 0 3 0 0 0 0 0 0 0 8 0 0 0 0 0 12 26 8:15 AM 6 0 4 0 0 0 0 0 0 0 20 0 0 0 0 0 30 54 8:30 AM 7 1 3 0 0 0 0 0 0 0 17 0 0 0 0 0 28 80 8:45 AM 7 0 6 0 0 0 0 0 0 0 15 0 0 0 0 0 28 98 Peak 15-Min Northbound Southbound Eastbound Westbound Total Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U All Vehicles 24 0 16 0 0 0 0 0 0 0 80 0 0 0 0 0 120 Heavy Trucks 0 0 0 0 0 0 0 0 4 0 0 0 4 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/202110:13 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Page 1 of 1 Type of peak hour being reported:Intersection Peal< Method for determining peak hour:Total Entering Volume LOCATION: Cole Ln--Rte 7 (RI RO+Cole to Regency Lakes/WB Rte 7) QC JOB#: 15372802 CITY/STATE: Frederick,VA DATE:Tue, Feb 23 2021 0 ❑14 Peak-Hour:4:15 PM—5:15 PM 0 0 a 0 * Peak 15-Min:4:15 PM--4:30 PM 0 o 0 0 0 0 i • t. i 34 + 0 �t �, 0 + 0 0 + 0 ' t 0 . 0 0.85 0 y FO-%] + 0 EEI 0 y . 0 119y 1191. r 0 * 79 0B40B7 r 0 . 13 13 34 14 79 4 . * 0 096 * 119 127 uaLi} ot 0.8 0.8 DATA TMT DReffS COM MUMffffS °� o 0 0 -1 .0 4 -, L 0 t 0 0 > t 0 i o � � . o 0 1 r 0 1 * r 0 0 0 0 /A * L NSA ~ N/A y . + N/A ,}, N/A y .N/A Ft s /A * ~ N/A r F Cole Ln Cole Ln Rte 7(RIRO+Cole to Regency Rte 7(RIRO+Cole to Regency 15-Min Count Lakes/WB Rte 7) Lakes/WB Rte 7) Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Total Total Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 14 1 12 0 0 0 0 0 0 0 37 0 0 0 0 0 64 4:15 PM 10 2 18 0 0 0 0 0 0 0 35 0 0 0 0 0 65 4:30 PM 7 5 21 0 0 0 0 0 0 0 26 0 0 0 0 0 59 4:45 PM 13 3 16 0 0 0 0 0 0 0 25 0 0 0 0 0 57 245 5:00 PM 1 4 4 24 0 0 0 0 0 0 0 33 0 0 0 0 0 65 246 5:15 PM 0 0 27 0 0 0 0 0 0 0 29 0 0 0 0 0 56 237 5:30 PM 9 0 26 0 0 0 0 0 0 0 28 0 0 0 0 0 63 241 5:45 PM 11 3 15 0 0 0 0 0 0 0 23 0 0 0 0 0 52 236 6:00 PM 7 2 14 0 0 0 0 0 0 0 16 0 0 0 0 0 39 210 6:15 PM 10 2 6 0 0 0 0 0 0 0 5 0 0 0 0 0 23 177 6:30 PM 5 2 5 0 0 0 0 0 2 0 9 0 0 0 0 0 23 137 6:45 PM 2 1 4 0 0 0 0 0 0 0 2 0 0 0 0 0 9 94 Peak 15-Min Northbound Southbound Eastbound Westbound Total Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U All Vehicles 40 8 72 0 0 0 0 0 0 0 140 0 0 0 0 0 260 Heavy Trucks 0 0 0 0 0 0 0 0 4 0 0 0 4 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/202110:13 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Page 1 of 1 Type of peak hour being reported:Intersection Peal< Method for determining peak hour:Total Entering Volume LOCATION: Brookland Ln-- Valley Mill Rd QC JOB#: 15372803 CITY/STATE: Frederick,VA DATE:Tue, Feb 23 2021 o ❑o Peak-Hour:7:30 AM--8:30 AM 0 0 0 * Peak 15-Min:7:45 AM--8:00 AM + 0 0 0 0 0 0 0 + 0 0 + 435 t 0 1 t 0 . 364 2.1 . 0 ' t 0 . 25 0.9 182 * Q91 a 355 EKI 7.7 y . 25 216 y 34 7 t 9 , 199 6.9 4 2.9 1 r 0 . 75 5.9 � 0.87 17 � +yI } f��y �+y � �' 0 t 43❑97 u Lit Counts 23 1 DATA TMT DWES COMMEAYME5 I 0 0 0 - .0 4 L 0 t t 0 0 r 0 r h ♦ r 0 0 0 O F N/A L N/A y . t N/A M N/A-0 .N/A 15-Min Count Brookland Ln Brookland Ln Valley Mill Rd Valley Mill Rd Period (Northbound) (Southbound) (Eastbound) (Westbound) Total Hourly Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Totals 6:00 AM 13 0 5 0 0 0 0 0 0 15 4 0 0 48 0 0 85 6:15 AM 18 0 2 0 0 0 0 0 0 23 1 0 1 60 0 0 105 6:30 AM 24 0 8 0 0 0 0 0 0 16 3 0 0 100 0 0 151 6:45 AM 18 0 7 0 0 0 0 0 0 21 3 0 0 73 0 0 122 463 7:00 AM 22 0 8 0 0 0 0 0 0 37 2 0 3 90 0 0 162 540 7:15 AM 24 0 9 0 0 0 0 0 0 28 5 0 0 95 0 0 161 596 7:30 AM 24 0 4 0 0 0 0 0 0 37 7 0 2 88 0 0 162 607 7:45 AM 18 0 6 0 0 0 0 0 0 48 8 0 0 105 0 0 185 670 8:00 AM 17 0 2 0 0 0 0 0 0 44 12 0 4 75 0 0 154 662 8:15 AM 21 0 5 0 0 0 0 0 0 53 7 0 3 87 0 0 176 1 677 8:30 AM 26 0 6 0 0 0 0 0 0 41 4 0 0 77 0 0 154 669 8:45 AM 12 0 7 0 0 0 0 0 0 23 7 0 9 68 0 0 126 610 Peak 15-Min Northbound Southbound Eastbound Westbound Total Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U All Vehicles 72 0 24 0 0 0 0 0 0 192 32 0 0 420 0 0 740 Heavy Trucks 0 0 0 0 0 0 0 8 0 0 8 0 16 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Report generated on 3/2/202110:13 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Page 1 of 1 Type of peak hour being reported:Intersection Peal< Method for determining peak hour:Total Entering Volume LOCATION: Brookland Ln-- Valley Mill Rd QC JOB#: 15372804 CITY/STATE: Frederick,VA DATE:Tue, Feb 23 2021 0 0 Peak-Hour:4:30 PM—5:30 PM 0 0 + Peak 15-Min:4:30 PM--4:45 PM 10 1 0 ♦ 0 I 0 s o L 414 . 0 } t, 0 . 374 1.2 + 0 ./ t 0 . OB 0.86-] .86 422-* Q93 346 EHI :. 1.7+ 01111111111 . 0.9 549 y 127-4 r 28 , 444 154 08 7 r 0 . 1.6 2.9 115 +y �y �+y � * 0 68 0 22 15 90 u Lit Counts 0.6 2.2 DATA TMT DWES COMMEAYME5 I 0 0 0 - L 0 > t 0 0 0 0 . ., . 0 0 1 r 0 r 0 } r 1 � � 0 0 0 /A * NSA ~ L N/A y . t N/A N/A y .N/A s /A * N/A r F 15-Min Count Brookland Ln Brookland Ln Valley Mill Rd Valley Mill Rd Period (Northbound) (Southbound) (Eastbound) (Westbound) Total Hourly Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Totals 4:00 PM 20 0 5 0 0 0 0 0 0 111 21 0 6 71 0 0 234 4:15 PM 19 0 2 0 0 0 0 0 0 107 22 0 7 70 0 0 227 4:30 PM 15 0 4 0 0 0 0 0 0 120 40 0 7 86 0 0 272 4:45 PM 26 0 4 0 0 0 0 0 0 99 30 0 4 72 0 0 235 968 5:00 PM 9 0 6 0 0 0 0 0 0 106 24 0 6 100 0 0 251 985 5:15 PM 18 0 8 0 0 0 0 0 0 97 33 0 11 88 0 0 255 1013 5:30 PM 19 0 7 0 0 0 0 0 0 101 28 0 11 87 0 0 253 994 5:45 PM 22 0 2 0 0 0 0 0 0 100 25 0 9 86 0 0 244 1003 6:00 PM 15 0 4 0 0 0 0 0 0 109 30 0 8 74 0 0 240 992 6:15 PM 14 0 2 0 0 0 0 0 0 91 30 0 2 82 0 0 221 958 6:30 PM 14 0 4 0 0 0 0 0 0 73 28 0 10 73 0 0 202 907 6:45 PM 14 0 3 0 0 0 0 0 0 77 21 1 7 65 0 0 188 851 Peak 15-Min Northbound Southbound Eastbound Westbound Total Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U All Vehicles 60 0 16 0 0 0 0 0 0 480 160 0 28 344 0 0 1088 Heavy Trucks 0 0 0 0 0 0 0 12 4 0 0 0 16 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Report generated on 3/2/202110:13 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Page 1 of 1 Appendix C Level of Service Description Washington Commons October 2023 Appendix C Level-of-Service Concept APPENDIX C LEVEL-OF-SERVICE CONCEPT Level of service(LOS) is a concept developed to quantify the degree of comfort(including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various level of service from "A" to "F".2 Signalized Intersections The six level-of-service grades are described qualitatively for signalized intersections in Table C1. Additionally,Table C2 identifies the relationship between level of service and average control delay per vehicle. Control delay is defined to include initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. Using this definition, Level of Service "D" is generally considered to represent the minimum acceptable design standard. Table C1 Level-of-Service Definitions(Signalized Intersections) Level of Service Average Delay per Vehicle low average control delay,less than 10 seconds per vehicle.This occurs when progression is extremely A favorable,and most vehicles arrive during the green phase.Most vehicles do not stop at all.Short cycle lengths may also contribute to low delay. Average control delay is greater than 10 seconds per vehicle and less than or equal to 20 seconds per vehicle.This B generally occurs with good progression and/or short cycle lengths.More vehicles stop than for a level of service A, causing higher levels of average delay. Average control delay is greater than 20 seconds per vehicle and less than or equal to 35 seconds per vehicle.These higher delays may result from fair progression and/or longer cycle lengths.Individual cycle failures may begin to C appear at this level.The number of vehicles stopping is significant at this level,although many still pass through the intersection without stopping. Average control delay is greater than 35 seconds per vehicle and less than or equal to 55 seconds per vehicle.The influence of congestion becomes more noticeable.Longer delays may result from some combination of unfavorable D progression,long cycle length,or high volume/capacity ratios.Many vehicles stop,and the proportion of vehicles not stopping declines.Individual cycle failures are noticeable. Average control delay is greater than 55 seconds per vehicle and less than or equal to 80 seconds per vehicle.This is usually considered to be the limit of acceptable delay.These high delay values generally(but not always)indicate E poor progression,long cycle lengths,and high volume/capacity ratios.Individual cycle failures are frequent occurrences. Average control delay is in excess of 80 seconds per vehicle.This is considered to be unacceptable to most drivers. This condition often occurs with oversaturation.It may also occur at high volume/capacity ratios below 1.0 with F many individual cycle failures.Poor progression and long cycle lengths may also contribute to such high delay values. Most of the material in this Appendix is adapted from the Transportation Research Board,Highway Capacity Manual,(2000). z Most of the material in this Appendix is adapted from the Transportation Research Board, Highway Capacity Manual, (2010). Kittelson&Associates,Inc. C1 Washington Commons October 2023 Appendix C Level-of-Service Concept Table C2 Level-of-Service Criteria for Signalized Intersections DelayLevel of OIL A <10.0 B >10 and(20 C >20 and(35 D >35 and(55 E >55 and(80 F >80 Unsignalized Intersections Unsignalized intersections include two-way stop-controlled(TWSC) and all-way stop-controlled (AWSC) intersections. The 2010 Highway Capacity Manual (HCM) provides models for estimating control delay at both TWSC and AWSC intersections.A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table C3. A quantitative definition of level of service for unsignalized intersections is presented in Table C4. Using this definition, Level of Service "E" is generally considered to represent the minimum acceptable design standard. Table C3 Level-of-Service Criteria for Unsignalized Intersections DelayLevel of e Average A • Nearly all drivers find freedom of operation. • Very seldom is there more than one vehicle in queue. • Some drivers begin to consider the delay an inconvenience. B • Occasionally there is more than one vehicle in queue. C • Many times there is more than one vehicle in queue. • Most drivers feel restricted,but not objectionably so. D • Often there is more than one vehicle in queue. • Drivers feel quite restricted. • Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accommodated by the movement. E • There is almost always more than one vehicle in queue. • Drivers find the delays approaching intolerable levels. • Forced flow. F • Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. Kittelson&Associates,Inc. C2 Washington Commons October 2023 Appendix C Level-of-Service Concept Table C4 Level-of-Service Criteria for Unsignalized Intersections Level of Service Average Control Delay per Vehicle(Seconds)<10.0 B >10.0 and(15.0 C >15.0 and(25.0 D >25.0 and(35.0 E >35.0 and(50.0 F >50.0 It should be noted that the level-of-service criteria for unsignalized intersections are somewhat different than the criteria used for signalized intersections. The primary reason for this difference is that drivers expect different levels of performance from different kinds of transportation facilities. The expectation is that a signalized intersection is designed to carry higher traffic volumes than an unsignalized intersection. Additionally, there are a number of driver behavior considerations that combine to make delays at signalized intersections less galling than at unsignalized intersections. For example, drivers at signalized intersections are able to relax during the red interval, while drivers on the minor street approaches to TWSC intersections must remain attentive to the task of identifying acceptable gaps and vehicle conflicts. Also, there is often much more variability in the amount of delay experienced by individual drivers at unsignalized intersections than signalized intersections. For these reasons, it is considered that the control delay threshold for any given level of service is less for an unsignalized intersection than for a signalized intersection. While overall intersection level of service is calculated for AWSC intersections, level of service is only calculated for the minor approaches and the major street left turn movements at TWSC intersections. No delay is assumed to the major street through movements. For TWSC intersections, the overall intersection level of service remains undefined: level of service is only calculated for each minor street lane. In the performance evaluation of TWSC intersections, it is important to consider other measures of effectiveness (MOEs) in addition to delay, such as v/c ratios for individual movements, average queue lengths, and 95th-percentile queue lengths. By focusing on a single MOE for the worst movement only, such as delay for the minor-street left turn, users may make inappropriate traffic control decisions. The potential for making such inappropriate decisions is likely to be particularly pronounced when the HCM level-of-service thresholds are adopted as legal standards, as is the case in many public agencies. Kittelson&Associates,Inc. C3 Appendix D Existing Conditions Level of Service Worksheets SimTraffic Performance Report Washington Commons 2020 Existing AM 2020 Existing AM 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 4.5 2.0 0.5 0.0 0.0 0.0 0.1 26.4 5.2 1.3 3.3 1.2 Total Del/Veh (s) 57.1 19.5 7.6 74.5 41.4 12.9 56.8 54.5 68.2 42.9 39.4 32.2 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.1 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.6 1.3 3.3 Total Del/Veh (s) 66.6 32.0 10.1 81.7 42.3 5.1 48.9 61.0 48.3 46.2 54.3 5.3 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.4 Total Del/Veh (s) 37.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.2 0.2 3.8 0.2 Total Del/Veh (s) 47.5 7.7 7.6 8.4 48.4 51.7 14.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.1 0.0 0.1 0.0 Total Del/Veh (s) 8.5 5.4 1.6 47.9 6.0 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.7 0.1 2.7 0.3 2.6 0.2 0.2 0.3 Total Del/Veh (s) 51.1 5.4 57.1 16.8 6.1 43.1 24.1 15.6 Total Network Performance Denied Del/Veh(s) 1.5 Total Del/Veh (s) 76.1 Washington Commons SimTraffic Report 2020 Existing AM Page 1 Queuing and Blocking Report Washington Commons 2020 Existing AM 2020 Existing AM Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 144 381 346 97 362 383 39 45 40 285 323 244 Average Queue(ft) 113 206 125 12 230 248 1 7 6 148 186 112 95th Queue(ft) 177 376 290 51 337 355 39 30 28 249 281 202 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 5 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 10 15 0 35 0 1 Queuing Penalty(veh) 31 28 0 3 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB NB NB NB B19 B19 Directions Served L T T R L T T L L TR T T Maximum Queue(ft) 224 414 432 255 104 350 399 205 209 240 41 166 Average Queue(ft) 101 221 225 82 40 204 246 107 125 165 3 36 95th Queue(ft) 218 358 367 236 94 309 358 181 191 249 34 134 Link Distance(ft) 1231 1231 1323 1323 155 155 155 118 118 Upstream Blk Time(%) 4 7 23 0 5 Queuing Penalty(veh) 0 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 7 4 0 1 35 Queuing Penalty(veh) 1 6 7 1 4 13 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B20 SB SB Directions Served T L LT Maximum Queue(ft) 95 361 397 Average Queue(ft) 16 182 236 95th Queue(ft) 130 306 357 Link Distance(ft) 2362 876 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 650 _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2020 Existing AM Page 2 Queuing and Blocking Report Washington Commons 2020 Existing AM 2020 Existing AM Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 102 112 195 206 4 146 199 89 125 69 152 132 Average Queue(ft) 40 58 69 78 0 50 82 15 56 15 80 33 95th Queue(ft) 86 100 165 179 2 109 152 56 105 47 141 94 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 2 0 0 0 Queuing Penalty(veh) 0 0 0 1 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 350 346 106 12 11 88 Average Queue(ft) 101 92 7 0 1 27 95th Queue(ft) 276 262 54 8 9 84 Link Distance(ft) 1059 1059 112 112 526 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 120 Storage Blk Time(%) 4 0 Queuing Penalty(veh) 3 0 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 174 146 57 331 346 75 171 166 Average Queue(ft) 89 113 107 8 159 162 20 77 63 95th Queue(ft) 121 179 149 37 268 286 57 144 130 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 9 20 10 ' Queuing Penalty(veh) 0 122 61 Storage Bay Dist(ft) 300 120 430 _ Storage Blk Time(%) 9 20 0 14 0 Queuing Penalty(veh) 48 36 0 1 0 _ Network Summary Network wide Queuing Penalty:366 Washington Commons SimTraffic Report 2020 Existing AM Page 3 SimTraffic Performance Report Washington Commons 2020 Existing PM 2020 Existing PM 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 30.1 27.8 32.2 0.0 0.0 0.1 8.7 32.1 11.7 1.3 3.3 10.9 Total Del/Veh (s) 95.2 25.7 16.3 91.3 44.6 14.5 78.9 79.8 79.0 56.1 62.4 41.2 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.9 1.5 3.2 Total Del/Veh (s) 84.0 28.6 14.0 111.9 52.0 6.3 56.6 66.8 46.3 54.6 64.6 5.6 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.5 Total Del/Veh (s) 39.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.2 0.0 0.0 0.0 0.0 0.3 3.4 0.4 Total Del/Veh (s) 64.5 5.2 61.6 14.7 17.3 58.5 76.7 25.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 7.1 0.3 Total Del/Veh (s) 13.1 6.7 1.8 123.3 12.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 2.2 0.5 2.4 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 68.2 7.0 2.3 84.3 22.6 7.1 80.4 76.6 22.4 54.4 42.6 35.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.3 Total Del/Veh (s) 21.3 Total Network Performance Denied Del/Veh(s) 7.8 Total Del/Veh (s) 90.9 Washington Commons SimTraffic Report 2020 Existing PM Page 1 Queuing and Blocking Report Washington Commons 2020 Existing PM 2020 Existing PM Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 144 384 380 99 379 535 101 45 281 313 326' Average Queue(ft) 140 345 299 23 242 264 39 25 159 198 182 95th Queue(ft) 172 422 441 69 352 418 92 56 253 286 292 Link Distance(ft) 344 344 1231 1231 90 1256 Upstream Blk Time(%) 41 9 4 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 40 35 0 43 13 12 Queuing Penalty(veh) 202 93 0 8 3 3 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 213 395 413 255 104 498 508 235 181 204 246 47 Average Queue(ft) 95 198 192 115 68 342 377 10 97 118 161 2 95th Queue(ft) 187 326 331 246 117 465 493 104 162 184 256 29 Link Distance(ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time(%) 2 6 23 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 6 2 0 6 43 Queuing Penalty(veh) 0 6 10 1 30 29 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB Directions Served T T L LT Maximum Queue(ft) 176 98 394 462 Average Queue(ft) 33 8 233 285 95th Queue(ft) 129 76 351 411 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 4 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 650 _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2020 Existing PM Page 2 Queuing and Blocking Report Washington Commons 2020 Existing PM 2020 Existing PM Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 183 191 81 87 42 241 316 223 259 364 185 176 Average Queue(ft) 99 111 17 21 5 116 158 69 114 143 160 142 95th Queue(ft) 159 170 55 64 25 208 267 169 192 335 207 206 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 0 12 3 0 5 7 1 Queuing Penalty(veh) 0 1 5 1 15 6 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB NB Directions Served T T R T R Maximum Queue(ft) 327 347 120 5 350 - Average Queue(ft) 145 146 24 0 142 95th Queue(ft) 291 307 103 5 370 Link Distance(ft) 1059 1059 112 526 Upstream Blk Time(%) 5 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 120 - Storage Blk Time(%) 9 0 Queuing Penalty(veh) 11 1 - Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 175 144 56 489 525 393 68 187 206 - Average Queue(ft) 98 128 116 6 260 296 49 19 80 102 95th Queue(ft) 122 163 138 33 419 467 205 53 151 183 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 19 37 16 0 0 0 Queuing Penalty(veh) 0 231 103 0 0 0 Storage Bay Dist(ft) 300 120 430 _ Storage Blk Time(%) 19 37 0 22 1 0 Queuing Penalty(veh) 100 64 0 1 1 0 _ Network Summary Network wide Queuing Penalty:926 Washington Commons SimTraffic Report 2020 Existing PM Page 3 Appendix E 2028 Background Conditions Level of Service Worksheets SimTraffic Performance Report Washington Commons 2028 Background AM 2028 Background AM 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 9.4 5.8 9.0 0.2 0.0 0.0 0.1 40.6 4.5 1.4 3.2 2.4 Total Del/Veh (s) 86.9 24.6 8.3 80.8 17.5 14.3 76.4 109.8 70.7 50.8 44.3 29.8 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 1.7 1.3 3.2 Total Del/Veh (s) 90.9 37.7 12.0 101.8 45.8 5.2 65.4 83.4 69.4 58.3 69.1 5.8 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.4 Total Del/Veh (s) 45.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.2 3.8 0.2 Total Del/Veh (s) 59.3 8.1 40.5 7.2 8.5 53.3 58.2 14.5 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 8.8 5.3 1.7 36.1 5.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.2 0.0 2.1 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 55.9 4.1 61.0 17.1 5.8 47.2 28.9 15.1 Total Network Performance Denied Del/Veh(s) 2.3 Total Del/Veh (s) 89.7 Washington Commons SimTraffic Report 2028 Background AM Page 1 Queuing and Blocking Report Washington Commons 2028 Background AM 2028 Background AM Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 145 387 362 51 439 667 39 36 359 405 267 Average Queue(ft) 135 304 227 7 106 132 5 6 188 232 127 95th Queue(ft) 174 437 394 29 293 398 24 27 302 355 233 Link Distance(ft) 344 344 1231 1231 90 1256 Upstream Blk Time(%) 20 3 0 0 111111111111110 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 22 34 0 6 1 0 Queuing Penalty(veh) 79 70 0 0 0 0 14 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 454 450 255 104 556 601 50 227 220 242 147 Average Queue(ft) 115 246 252 86 45 331 382 2 133 141 196 24 95th Queue(ft) 222 403 415 246 100 542 594 50 214 214 263 104 Link Distance(ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time(%) 13 16 50 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 2 12 8 0 2 28 Queuing Penalty(veh) 9 12 15 2 9 11 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB Directions Served T T L LT Maximum Queue(ft) 206 753 431 494 Average Queue(ft) 117 334 247 297 95th Queue(ft) 247 1204 393 448 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 31 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 _ Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 _ Washington Commons SimTraffic Report 2028 Background AM Page 2 Queuing and Blocking Report Washington Commons 2028 Background AM 2028 Background AM Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 104 122 194 213 5 146 181 57 145 142 160 144 Average Queue(ft) 42 61 57 78 0 51 79 12 64 22 85 40 95th Queue(ft) 89 104 138 162 2 109 145 41 115 80 143 106 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 1 0 0 0 0 Queuing Penalty(veh) 0 0 0 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 317 301 72 13 23 97 F Average Queue(ft) 91 74 4 0 1 27 95th Queue(ft) 249 233 37 8 18 71 Link Distance(ft) 1059 1059 112 112 526 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 120 - Storage Blk Time(%) 4 0 Queuing Penalty(veh) 2 0 - Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 180 146 68 369 384 108 189 155 Average Queue(ft) 92 116 90 7 193 200 18 84 77 95th Queue(ft) 119 193 155 37 319 336 71 156 141 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 11 23 8 ' Queuing Penalty(veh) 0 159 53 Storage Bay Dist(ft) 300 120 430 _ Storage Blk Time(%) 11 23 0 17 0 0 Queuing Penalty(veh) 67 40 0 1 0 0 _ Network Summary Network wide Queuing Penalty:531 Washington Commons SimTraffic Report 2028 Background AM Page 3 SimTraffic Performance Report Washington Commons 2028 Background PM 2028 Background PM 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 294.2 291.1 304.1 0.0 0.0 0.1 9.0 51.8 14.4 1.4 3.2 110.4 Total Del/Veh (s) 113.6 30.7 18.1 86.5 49.8 15.9 74.5 66.3 71.4 80.0 98.4 50.9 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 5.9 4.2 3.4 0.0 0.0 0.0 2.1 1.8 3.2 Total Del/Veh (s) 88.6 30.7 18.2 162.9 112.9 9.9 60.0 83.8 64.3 65.7 80.7 6.3 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 2.0 Total Del/Veh (s) 58.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.1 0.0 0.0 0.0 0.0 0.3 3.4 0.3 Total Del/Veh (s) 58.2 6.0 49.7 20.0 21.8 55.2 95.4 27.6 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.1 0.0 0.2 0.0 Total Del/Veh (s) 11.9 6.8 2.1 84.0 9.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 2.6 0.8 2.6 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 62.7 6.6 5.7 68.6 23.6 7.3 56.6 66.3 14.3 48.1 50.6 31.2 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.4 Total Del/Veh (s) 19.9 Total Network Performance Denied Del/Veh(s) 72.5 Total Del/Veh (s) 114.3 Washington Commons SimTraffic Report 2028 Background PM Page 1 Queuing and Blocking Report Washington Commons 2028 Background PM 2028 Background PM Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 392 376 103 500 502 195 100 45 384 420 457 Average Queue(ft) 141 364 337 25 293 306 8 41 25 223 264 259 95th Queue(ft) 171 381 421 75 441 449 134 97 54 374 417 437 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 71 16 6 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 46 54 0 47 15 9 Queuing Penalty(veh) 270 173 0 9 4 2 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 450 499 255 104 926 939 749 193 204 253 90 Average Queue(ft) 108 226 232 141 71 665 693 169 100 111 189 7 95th Queue(ft) 211 374 395 281 121 1080 1094 700 178 184 273 53 Link Distance(ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time(%) 0 0 5 6 46 0 Queuing Penalty(veh) 1 1 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 10 5 1 8 55 Queuing Penalty(veh) 1 10 24 4 45 40 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 204 434 456 533 123 Average Queue(ft) 84 114 288 343 6 95th Queue(ft) 219 509 438 499 109 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 20 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 0 0 Queuing Penalty(veh) 0 1 0 _ Washington Commons SimTraffic Report 2028 Background PM Page 2 Queuing and Blocking Report Washington Commons 2028 Background PM 2028 Background PM Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 158 163 106 122 63 351 414 225 343 431 185 176 Average Queue(ft) 91 104 21 28 5 177 234 104 125 179 165 149 95th Queue(ft) 145 156 72 83 29 313 381 247 265 437 208 204 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 0 22 12 0 9 12 1 Queuing Penalty(veh) 0 2 21 3 29 11 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 342 361 120 7 27 319 Average Queue(ft) 142 148 19 0 1 108 95th Queue(ft) 295 309 91 8 12 259 Link Distance(ft) 1059 1059 112 112 526 Upstream Blk Time(%) j ' Queuing Penalty(veh) Storage Bay Dist(ft) 120 - Storage Blk Time(%) 9 0 Queuing Penalty(veh) 10 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 179 151 74 513 549 396 58 153 203 - Average Queue(ft) 95 128 119 8 283 326 51 20 76 99 95th Queue(ft) 123 168 146 37 448 505 217 49 136 175 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 13 30 16 0 2 Queuing Penalty(veh) 0 216 112 0 0 Storage Bay Dist(ft) 300 120 430 _ Storage Blk Time(%) 13 30 0 25 3 0 Queuing Penalty(veh) 81 52 0 1 3 1 _ Network Summary Network wide Queuing Penalty: 1130 Washington Commons SimTraffic Report 2028 Background PM Page 3 Appendix F 2028 Total Conditions Level of Service Worksheets — Phase 1 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 17.4 14.4 16.7 0.1 0.0 0.0 0.7 53.8 4.8 1.2 3.2 4.8 Total Del/Veh (s) 93.0 22.0 10.5 56.9 26.3 14.8 49.4 101.1 58.0 52.8 43.5 32.4 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 1.5 0.3 0.5 0.0 0.0 0.0 2.0 1.6 3.6 Total Del/Veh (s) 91.3 37.7 15.1 127.2 72.7 5.4 60.8 78.7 64.0 73.5 83.6 6.8 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.6 Total Del/Veh (s) 54.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.1 0.6 Total Del/Veh (s) 56.6 17.0 14.5 44.3 51.3 11.5 3.3 50.3 10.5 45.3 11.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.1 Total Del/Veh (s) 20.3 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.6 0.4 0.0 0.0 0.0 0.3 Total Del/Veh (s) 16.2 10.8 1.7 0.1 83.2 10.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.3 0.0 2.3 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 57.5 6.1 60.1 17.7 5.8 48.0 27.0 16.3 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBR SBL SBT All Denied Del/Veh(s) 0.2 0.0 0.0 0.1 Total Del/Veh (s) 3.2 2.3 0.3 2.7 Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 1 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 3.7 0.6 0.1 0.4 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.2 0.0 Total Del/Veh (s) 2.5 2.5 1.8 1.9 2.2 Total Zone Performance Denied Del/Veh(s) 4.0 Total Del/Veh (s) 616.9 Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 2 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 145 392 379 98 226 332 51 41 354 423 268' Average Queue(ft) 136 298 225 10 135 148 7 6 204 247 131 95th Queue(ft) 168 456 414 45 208 267 34 28 324 361 229 Link Distance(ft) 344 344 1231 1231 90 1256 Upstream Blk Time(%) 26 4 0 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 27 29 0 26 1 1 Queuing Penalty(veh) 103 60 0 2 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 225 579 614 255 104 696 725 50 225 218 234 109 Average Queue(ft) 117 295 314 124 53 438 469 2 126 137 187 17 95th Queue(ft) 224 507 538 310 108 703 730 50 218 211 259 81 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 10 14 47 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 1 14 12 1 4 46 Queuing Penalty(veh) 7 14 22 3 21 21 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 202 536 517 603 247 Average Queue(ft) 97 152 298 359 32 95th Queue(ft) 234 576 516 600 258 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 24 1 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 1 0 Queuing Penalty(veh) 0 7 1 _ Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 3 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 134 150 316 362 150 211 240 271 190 139 174 68 Average Queue(ft) 58 81 195 222 62 116 120 152 19 50 97 25 95th Queue(ft) 110 130 302 335 170 187 205 246 101 119 154 55 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 0 1 0 Queuing Penalty(veh) 0 1 0 Storage Bay Dist(ft) 540 540 150 500 225 150 Storage Blk Time(%) 14 0 0 2 0 0 1 Queuing Penalty(veh) 17 2 0 1 0 0 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 112 77 92 67 Average Queue(ft) 57 18 42 20 95th Queue(ft) 102 55 78 50 - Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) Queuing Penalty(veh) Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 495 485 108 4 13 139 Average Queue(ft) 241 216 14 0 0 42 95th Queue(ft) 478 458 77 3 10 110 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) 0 0 ' Queuing Penalty(veh) 1 1 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 12 0 Queuing Penalty(veh) 7 1 _ Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 4 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue(ft) 111 189 154 66 396 372 121 155 156 - Average Queue(ft) 96 138 120 8 224 201 20 81 72 95th Queue(ft) 123 178 145 36 365 340 76 137 132 Link Distance(ft) 111 111 515 515 566 566 Upstream Blk Time(%) 14 34 15 Queuing Penalty(veh) 0 239 107 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 14 34 0 21 0 0 Queuing Penalty(veh) 88 59 0 1 0 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB Directions Served LR Maximum Queue(ft) 93 Average Queue(ft) 45 95th Queue(ft) 75 Link Distance(ft) Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 28 Average Queue(ft) 4 95th Queue(ft) 20 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 5 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM-Phase 1 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB NB Directions Served T R Maximum Queue(ft) 12 101 Average Queue(ft) 0 20 95th Queue(ft) 10 70 Link Distance(ft) 313 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty:787 Washington Commons SimTraffic Report 2028 Total AM-Phase 1 Page 6 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 389.5 387.7 407.7 0.0 0.0 0.1 32.5 78.1 19.0 1.3 3.1 145.6 Total Del/Veh (s) 124.9 31.7 17.1 90.9 48.3 16.4 89.9 76.2 86.7 74.9 111.1 51.4 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.1 2.7 1.9 2.1 0.0 0.0 0.0 2.4 2.0 3.5 Total Del/Veh (s) 97.0 33.7 19.3 190.5 102.1 10.0 82.0 99.2 79.6 86.7 105.0 7.8 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 1.3 Total Del/Veh (s) 63.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh(s) 0.1 0.0 0.1 0.0 1.8 1.6 0.3 0.0 0.0 0.0 0.1 0.7 Total Del/Veh (s) 71.7 22.2 14.7 64.4 64.1 23.9 8.9 58.3 0.4 9.0 45.8 23.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.7 Total Del/Veh (s) 30.3 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.4 0.2 0.0 0.0 11.8 0.6 Total Del/Veh (s) 21.6 13.1 2.0 30.3 231.3 19.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 2.5 0.6 2.4 0.1 0.1 0.1 0.2 0.3 0.2 Total Del/Veh (s) 79.4 6.9 3.3 64.7 23.0 6.7 68.7 68.1 22.8 56.5 74.5 37.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.4 Total Del/Veh (s) 20.9 Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 1 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBR SBL SBT All Denied Del/Veh(s) 0.3 0.2 0.0 0.2 Total Del/Veh (s) 4.0 2.4 0.9 3.1 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 77.9 0.0 40.1 Total Del/Veh (s) 244.1 27.6 0.2 18.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.1 0.2 0.1 Total Del/Veh (s) 2.3 2.5 5.7 2.0 4.0 Total Zone Performance Denied Del/Veh(s) 93.9 Total Del/Veh (s) 778.7 Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 2 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 397 376 92 511 585 89 104 45 398 464 495 Average Queue(ft) 136 365 333 22 311 328 3 40 24 235 279 291 95th Queue(ft) 188 383 434 65 453 487 64 96 55 385 448 538 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 73 17 7 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 49 55 0 45 16 13 0 0 Queuing Penalty(veh) 302 176 0 8 4 3 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 480 522 255 104 968 985 678 227 223 262 167 Average Queue(ft) 93 261 281 166 81 646 676 177 134 132 213 33 95th Queue(ft) 195 415 459 311 127 1064 1086 627 224 213 273 124 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 0 0 15 14 67 2 Queuing Penalty(veh) 1 1 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 14 10 1 24 50 Queuing Penalty(veh) 0 15 44 6 149 39 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 221 828 584 705 434 Average Queue(ft) 154 328 370 439 57 95th Queue(ft) 263 888 579 680 353 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 46 1 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 2 0 Queuing Penalty(veh) 0 9 1 _ Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 3 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 209 252 450 474 150 300 344 340 225 149 210 78 Average Queue(ft) 116 132 222 257 49 176 250 275 114 89 136 26 95th Queue(ft) 180 205 390 426 153 279 351 361 288 170 206 58 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 5 9 2 Queuing Penalty(veh) 0 39 74 3 Storage Bay Dist(ft) 540 540 150 500 225 150 Storage Blk Time(%) 0 17 0 0 5 23 1 1 8 Queuing Penalty(veh) 0 22 2 0 9 42 4 1 9 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB _ Directions Served L L TR R Maximum Queue(ft) 187 164 206 182 Average Queue(ft) 98 50 106 63 95th Queue(ft) 167 125 175 145 Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 1 0 Queuing Penalty(veh) 1 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 508 498 120 21 30 363 Average Queue(ft) 254 244 27 1 1 220 95th Queue(ft) 487 485 109 11 14 453 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) 0 0 22 Queuing Penalty(veh) 0 3 29 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 16 0 Queuing Penalty(veh) 19 2 _ Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 4 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 111 181 145 59 525 531 363 73 187 217 _ Average Queue(ft) 94 137 119 6 326 315 51 19 81 105 95th Queue(ft) 121 174 135 31 490 483 216 54 153 184 Link Distance(ft) 111 111 515 515 119 566 566 Upstream Blk Time(%) 16 44 18 1 1 0 Queuing Penalty(veh) 0 332 137 0 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 16 44 0 27 2 0 Queuing Penalty(veh) 101 77 0 1 2 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB Directions Served LR Maximum Queue(ft) 117 - Average Queue(ft) 57 95th Queue(ft) 95 Link Distance(ft) Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue(ft) 43 61 Average Queue(ft) 9 26 95th Queue(ft) 39 96 Link Distance(ft) 87 Upstream Blk Time(%) 21 ' Queuing Penalty(veh) 0 Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 5 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM-Phase 1 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue(ft) 191 228 93 Average Queue(ft) 23 41 16 95th Queue(ft) 138 175 63 Link Distance(ft) 706 706 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 1666 Washington Commons SimTraffic Report 2028 Total PM-Phase 1 Page 6 Appendix G 2028 Total Conditions Level of Service Worksheets — Phase 2 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 14.4 12.5 15.4 0.0 0.0 0.0 0.1 39.3 5.5 1.3 3.2 4.2 Total Del/Veh (s) 88.7 22.1 10.9 51.9 27.1 14.8 62.3 79.3 60.1 52.2 44.4 32.4 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.2 0.1 0.1 0.0 0.0 0.0 1.7 1.5 3.2 Total Del/Veh (s) 96.7 38.1 16.0 131.9 83.1 5.8 75.7 98.5 87.2 68.2 84.8 6.2 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.5 Total Del/Veh (s) 59.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.1 0.2 0.0 0.0 0.0 0.0 0.1 0.6 Total Del/Veh (s) 56.9 17.6 14.9 42.6 52.4 12.9 4.4 48.7 5.9 9.1 45.2 13.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.1 Total Del/Veh (s) 21.5 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.2 0.3 0.0 0.0 0.0 0.1 Total Del/Veh (s) 14.1 10.0 1.7 0.3 73.8 9.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.6 0.1 2.5 0.4 2.4 0.2 0.2 0.3 Total Del/Veh (s) 57.4 6.0 60.5 18.5 5.8 46.8 26.8 16.3 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 0.4 0.2 0.1 0.1 0.0 0.0 0.1 Total Del/Veh (s) 12.1 3.6 0.7 0.1 2.7 0.4 2.8 Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 1 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 3.9 0.6 0.1 0.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 2.4 2.5 2.0 1.8 2.2 Total Zone Performance Denied Del/Veh(s) 3.4 Total Del/Veh (s) 651.5 Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 2 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 144 388 369 80 341 357 56 39 369 404 290 Average Queue(ft) 136 304 222 10 141 155 8 5 206 247 138 95th Queue(ft) 168 451 408 41 262 285 34 25 325 363 243 Link Distance(ft) 344 344 1231 1231 90 1256 Upstream Blk Time(%) 25 3 0 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 29 30 0 27 1 0 Queuing Penalty(veh) 109 61 0 2 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 598 631 255 104 802 835 238 226 214 245 141 Average Queue(ft) 114 294 318 124 53 496 529 12 132 130 212 36 95th Queue(ft) 217 537 578 310 106 783 809 150 225 200 253 124 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 17 15 71 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 1 13 11 1 3 47 Queuing Penalty(veh) 3 14 22 3 13 22 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 219 1233 485 575 186 Average Queue(ft) 165 725 286 348 9 95th Queue(ft) 260 1600 452 530 128 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 58 0 ' Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 0 0 Queuing Penalty(veh) 0 2 0 _ Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 3 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 126 136 399 437 150 230 276 304 192 149 201 80 Average Queue(ft) 55 81 200 230 62 115 134 169 22 79 127 31 95th Queue(ft) 103 123 323 355 168 192 235 272 104 155 189 61 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 0 0 0 Queuing Penalty(veh) 0 1 1 0 Storage Bay Dist(ft) 540 540 150 500 225 150 - Storage Blk Time(%) 14 0 0 0 3 0 0 4 Queuing Penalty(veh) 20 2 0 0 2 0 0 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 133 97 104 51 - Average Queue(ft) 62 19 44 16 95th Queue(ft) 112 61 83 44 - Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) Queuing Penalty(veh) Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 488 480 108 26 5 115 Average Queue(ft) 221 202 17 1 0 37 95th Queue(ft) 442 420 86 12 5 102 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 11 0 Queuing Penalty(veh) 7 1 _ Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 4 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB A Directions Served L T TR L T T R LT R Maximum Queue(ft) 111 183 151 59 438 416 105 158 163 - Average Queue(ft) 96 135 118 7 233 210 17 79 80 95th Queue(ft) 121 175 145 34 381 361 69 140 149 Link Distance(ft) 111 111 515 515 566 566 Upstream Blk Time(%) 14 31 15 0 0 Queuing Penalty(veh) 0 222 108 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 14 31 0 22 0 Queuing Penalty(veh) 88 54 0 1 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue(ft) 99 6 2 84 16 Average Queue(ft) 50 0 0 19 1 95th Queue(ft) 80 4 2 64 17 Link Distance(ft) 198 198 205 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 100 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 31 Average Queue(ft) 4 95th Queue(ft) 22 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 5 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM-Phase 2 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB A Directions Served T T R Maximum Queue(ft) 3 15 84 Average Queue(ft) 0 1 15 95th Queue(ft) 3 8 61 Link Distance(ft) 706 706 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty:765 Washington Commons SimTraffic Report 2028 Total AM-Phase 2 Page 6 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 495.5 492.8 462.3 0.0 0.0 0.1 17.8 56.7 13.1 1.4 3.2 187.4 Total Del/Veh (s) 128.1 32.8 14.5 98.5 48.1 16.4 102.9 97.9 83.6 77.5 87.7 51.1 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 11.7 8.4 6.5 0.0 0.0 0.0 2.3 2.1 3.4 Total Del/Veh (s) 106.1 35.5 20.8 197.7 116.6 11.3 82.9 99.7 84.7 97.3 119.3 8.6 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 3.5 Total Del/Veh (s) 70.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh(s) 0.1 0.0 0.1 0.0 3.7 4.9 1.4 0.1 0.0 0.0 0.1 0.7 Total Del/Veh (s) 72.0 23.8 15.3 63.3 64.8 28.1 11.2 59.7 1.6 8.3 46.3 24.4 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 1.9 Total Del/Veh (s) 32.7 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.1 0.2 0.0 0.0 17.9 0.8 Total Del/Veh (s) 19.9 10.1 2.1 53.0 210.0 18.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 2.7 0.7 2.4 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 80.4 6.6 4.9 91.6 23.2 6.7 67.0 86.7 21.5 56.1 42.9 37.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.4 Total Del/Veh (s) 21.0 Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 1 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 0.3 0.3 0.1 0.1 0.2 0.0 0.2 Total Del/Veh (s) 7.6 4.5 1.0 0.0 2.4 0.5 3.0 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 27.6 0.0 14.9 Total Del/Veh (s) 139.8 22.0 0.2 15.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.1 0.2 0.1 Total Del/Veh (s) 2.3 2.5 9.7 1.6 6.1 Total Zone Performance Denied Del/Veh(s) 120.5 Total Del/Veh (s) 794.9 Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 2 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 401 374 96 455 569 165 101 45 403 438 416 Average Queue(ft) 139 364 339 20 306 323 7 43 25 251 291 250 95th Queue(ft) 180 384 429 63 424 469 130 100 54 378 421 415 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 73 20 9 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 51 57 0 46 20 9 Queuing Penalty(veh) 316 180 0 8 5 2 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 531 604 255 104 1031 1040 819 227 218 254 168 Average Queue(ft) 98 275 298 167 78 737 770 275 129 133 212 34 95th Queue(ft) 206 446 496 315 125 1277 1300 861 223 212 268 127 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 1 1 0 15 16 68 1 Queuing Penalty(veh) 3 4 0 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 16 12 1 18 52 Queuing Penalty(veh) 1 17 56 5 109 42 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 222 865 624 780 495 Average Queue(ft) 156 332 399 470 73 95th Queue(ft) 263 864 602 729 401 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 49 1 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 3 0 Queuing Penalty(veh) 0 15 2 _ Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 3 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 204 217 438 447 150 305 337 348 225 149 216 62 Average Queue(ft) 122 136 226 255 66 187 264 293 134 97 144 28 95th Queue(ft) 186 199 388 415 177 301 364 368 308 178 214 54 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 8 15 3 Queuing Penalty(veh) 0 66 117 4 Storage Bay Dist(ft) 540 540 150 500 M 225 150 Storage Blk Time(%) 0 19 0 0 8 31 1 1 11 Queuing Penalty(veh) 0 33 3 1 16 56 5 1 14 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB A _ Directions Served L L TR R Maximum Queue(ft) 173 152 214 178 Average Queue(ft) 98 54 112 65 95th Queue(ft) 165 126 184 149 Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 1 0 Queuing Penalty(veh) 1 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 471 452 120 29 58 352 Average Queue(ft) 247 233 24 2 4 220 95th Queue(ft) 446 437 101 25 33 450 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) 0 0 21 Queuing Penalty(veh) 0 1 28 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 15 0 Queuing Penalty(veh) 18 1 _ Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 4 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB A Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 111 179 146 65 528 518 397 62 185 215 _ Average Queue(ft) 95 134 119 5 325 314 46 18 81 105 95th Queue(ft) 121 170 139 32 500 491 200 49 154 185 Link Distance(ft) 111 111 515 515 119 566 566 Upstream Blk Time(%) 19 43 18 1 1 Queuing Penalty(veh) 0 329 137 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 19 43 0 26 2 0 Queuing Penalty(veh) 124 76 0 1 2 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB SB SB Directions Served LR T L T Maximum Queue(ft) 118 15 76 24 - Average Queue(ft) 57 1 14 1 95th Queue(ft) 94 7 50 17 Link Distance(ft) 198 205 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 100 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue(ft) 44 50 Average Queue(ft) 10 25 95th Queue(ft) 38 94 Link Distance(ft) 87 Upstream Blk Time(%) 17 ' Queuing Penalty(veh) 0 Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 5 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM-Phase 2 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB EB WB WB NB A Directions Served T T T T R Maximum Queue(ft) 16 2 286 313 82 Average Queue(ft) 1 0 61 83 15 95th Queue(ft) 16 2 275 318 59 Link Distance(ft) 313 313 706 706 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 1 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 1804 Washington Commons SimTraffic Report 2028 Total PM-Phase 2 Page 6 Appendix H 2034 Background Conditions Level of Service Worksheets (Network Scenario 1) SimTraffic Performance Report Washington Commons 2034 Background AM 2034 Background AM 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 22.6 17.6 20.9 0.4 0.0 0.0 0.1 44.5 4.2 1.5 3.2 6.0 Total Del/Veh (s) 84.3 31.4 9.9 84.6 25.4 15.6 70.3 35.8 58.3 76.2 51.8 38.5 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.8 1.0 0.6 0.0 0.0 0.0 7.3 7.1 7.1 Total Del/Veh (s) 137.2 49.8 23.9 124.6 80.1 5.8 83.4 103.4 89.7 106.1 122.0 10.4 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 1.9 Total Del/Veh (s) 69.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.1 3.8 0.2 Total Del/Veh (s) 46.7 10.5 33.5 7.8 8.2 59.1 71.8 15.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 15.9 11.7 1.9 78.2 10.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.1 0.0 2.4 0.4 2.4 0.2 0.2 0.2 Total Del/Veh (s) 61.6 5.2 73.8 18.1 6.0 45.9 29.1 15.8 Total Network Performance Denied Del/Veh(s) 9.1 Total Del/Veh (s) 138.1 Washington Commons SimTraffic Report 2034 Background AM Page 1 Queuing and Blocking Report Washington Commons 2034 Background AM 2034 Background AM Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 398 372 56 376 555 80 51 39 477 513 304 Average Queue(ft) 138 343 270 7 209 237 3 8 7 278 324 156 95th Queue(ft) 178 432 414 31 354 434 57 32 28 456 499 281 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 34 5 0 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 20 52 0 15 1 0 Queuing Penalty(veh) 82 120 0 1 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 225 681 716 255 104 796 822 229 228 215 251 141 Average Queue(ft) 162 388 409 165 45 498 546 41 150 141 215 40 95th Queue(ft) 275 666 703 344 102 953 986 350 247 220 258 130 Link Distance(ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time(%) 0 1 0 21 21 73 1 Queuing Penalty(veh) 1 2 0 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 6 28 25 1 2 49 Queuing Penalty(veh) 31 34 49 5 10 21 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 219 2143 595 779 434 Average Queue(ft) 175 1269 405 492 130 95th Queue(ft) 249 2681 680 854 547 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 62 18 4 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 7 0 Queuing Penalty(veh) 2 40 3 _ Washington Commons SimTraffic Report 2034 Background AM Page 2 Queuing and Blocking Report Washington Commons 2034 Background AM 2034 Background AM Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 98 117 232 249 6 174 207 69 133 113 161 150 Average Queue(ft) 35 56 91 112 0 59 92 12 62 18 90 44 95th Queue(ft) 79 99 177 194 3 133 170 44 116 77 151 118 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 2 0 0 0 0 Queuing Penalty(veh) 0 0 1 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 468 473 120 8 27 128 Average Queue(ft) 177 180 14 0 1 38 95th Queue(ft) 434 448 76 5 13 117 Link Distance(ft) 1059 1059 112 112 526 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 120 Storage Blk Time(%) 10 0 Queuing Penalty(veh) 6 1 - Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 179 155 68 420 420 125 172 160 Average Queue(ft) 94 132 116 9 226 234 20 80 72 95th Queue(ft) 122 182 146 43 366 377 78 144 136 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 12 30 12 0 0 ' Queuing Penalty(veh) 0 236 92 0 0 Storage Bay Dist(ft) 300 120 430 _ Storage Blk Time(%) 12 30 0 20 0 0 Queuing Penalty(veh) 80 53 0 1 0 _ Network Summary Network wide Queuing Penalty:872 Washington Commons SimTraffic Report 2034 Background AM Page 3 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM-Scenario 1 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 506.5 501.2 503.2 0.2 0.0 0.1 7.9 41.7 11.5 6.4 7.7 197.3 Total Del/Veh (s) 121.2 29.3 14.7 99.7 44.5 17.6 77.9 93.6 79.5 111.2 224.4 63.6 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 25.1 27.8 24.5 0.0 0.0 0.0 25.2 26.7 25.9 Total Del/Veh (s) 96.7 29.2 16.9 258.7 175.0 21.0 91.3 109.3 87.7 136.9 158.0 16.3 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 15.6 Total Del/Veh (s) 92.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.6 3.7 0.4 Total Del/Veh (s) 66.5 5.7 81.3 42.3 44.3 67.9 147.8 42.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.1 0.1 44.2 1.7 Total Del/Veh (s) 13.7 7.8 2.8 252.3 17.0 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 18.6 10.5 12.5 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 78.1 6.1 3.3 88.0 28.8 8.9 68.6 71.0 27.9 57.2 46.8 36.7 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 5.1 Total Del/Veh (s) 23.2 Total Network Performance Denied Del/Veh(s) 139.1 Total Del/Veh (s) 169.7 Washington Commons SimTraffic Report 2034 Background PM-Scenario 1 Page 1 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM-Scenario 1 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 398 377 94 498 762 155 102 45 664 827 756 Average Queue(ft) 138 365 329 21 273 303 7 40 26 387 514 518 95th Queue(ft) 182 386 436 67 414 547 128 91 56 731 1068 956 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 73 17 3 5 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 _ 1000 Storage Blk Time(%) 52 53 0 45 14 13 0 4 2 Queuing Penalty(veh) 344 188 0 8 3 3 1 21 13 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 457 464 255 104 1315 1321 1206 223 220 259 156 Average Queue(ft) 113 249 254 165 77 1075 1089 666 125 128 217 32 95th Queue(ft) 224 392 408 309 125 1545 1538 1417 219 214 267 120 Link Distance(ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time(%) 4 5 0 15 16 73 1 Queuing Penalty(veh) 26 31 2 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 1 12 7 1 20 56 Queuing Penalty(veh) 4 14 34 6 124 43 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 220 1447 650 900 620 Average Queue(ft) 174 702 527 671 297 95th Queue(ft) 257 1719 749 1030 807 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 62 3 14 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 1 16 1 Queuing Penalty(veh) 7 98 9 _ Washington Commons SimTraffic Report 2034 Background PM-Scenario 1 Page 2 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM-Scenario 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue(ft) 172 188 127 153 58 806 844 225 482 611 185 176 Average Queue(ft) 85 99 23 31 5 395 450 148 161 327 176 163 95th Queue(ft) 150 161 82 100 29 873 918 294 361 648 205 200 Link Distance(ft) 1323 1323 1059 1059 782 782 Upstream Blk Time(%) 0 1 0 2 Queuing Penalty(veh) 2 5 0 0 Storage Bay Dist(ft) 540 540 100 225 185 185 Storage Blk Time(%) 0 33 30 1 21 29 3 Queuing Penalty(veh) 0 3 54 7 71 27 3 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 366 363 120 71 91 458 _ Average Queue(ft) 145 138 20 9 13 243 95th Queue(ft) 308 315 94 57 68 557 Link Distance(ft) 1059 1059 112 112 526 Upstream Blk Time(%) 0 1 18 ' Queuing Penalty(veh) 2 5 0 Storage Bay Dist(ft) 120 Storage Blk Time(%) 9 0 Queuing Penalty(veh) 11 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB _ Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 177 146 37 548 552 430 58 175 219 _ Average Queue(ft) 95 132 116 4 357 409 105 17 82 101 95th Queue(ft) 121 170 143 23 553 591 371 47 154 180 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 19 40 16 4 1 8 Queuing Penalty(veh) 0 328 127 0 0 Storage Bay Dist(ft) 300 120 IIL__ 430 Storage Blk Time(%) 19 40 0 28 10 0 Queuing Penalty(veh) 130 71 0 1 2 _ Network Summary Network wide Queuing Penalty: 1842 Washington Commons SimTraffic Report 2034 Background PM-Scenario 1 Page 3 Appendix 1 2034 Background Conditions Level of Service Worksheets (Network Scenario 2) SimTraffic Performance Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM-Scenario 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 61.7 59.9 35.2 0.3 0.0 0.0 10.9 85.5 6.4 1.5 3.2 17.9 Total Del/Veh (s) 116.6 28.8 13.8 94.9 41.2 16.3 62.4 97.3 88.5 59.9 54.1 42.2 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 3.5 2.1 0.7 Total Del/Veh (s) 87.4 18.2 30.3 6.9 70.7 6.1 30.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 0.1 0.0 0.1 0.0 0.0 0.0 28.4 0.0 0.0 0.1 0.2 Total Del/Veh (s) 75.5 30.9 25.9 87.1 25.9 27.9 296.5 86.7 82.0 46.8 87.4 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.6 3.9 Total Del/Veh (s) 28.7 68.7 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.1 0.4 0.0 0.1 0.0 Total Del/Veh (s) 44.2 32.0 1.8 209.2 26.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.3 0.0 3.0 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 80.5 6.5 86.7 18.5 6.0 53.7 35.2 18.4 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh(s) 1.8 1.1 3.2 0.3 0.4 276.3 272.5 0.0 0.0 0.0 26.3 Total Del/Veh (s) 150.0 101.6 14.1 45.3 42.6 686.3 628.8 36.6 15.5 8.2 101.9 Total Network Performance Denied Del/Veh(s) 20.4 Total Del/Veh (s) 149.6 Washington Commons SimTraffic Report 2034 Background AM-Scenario 2 Page 1 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM-Scenario 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 397 381 80 472 744 42 58 35 417 468 302 Average Queue(ft) 135 351 294 10 271 290 3 7 6 253 292 181 95th Queue(ft) 185 435 448 48 413 501 56 34 28 384 430 286 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 54 11 0 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 37 46 0 40 2 1 Queuing Penalty(veh) 150 106 0 3 0 0 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue(ft) 224 469 465 506 553 555 591 255 Average Queue(ft) 132 277 286 335 381 339 387 21 95th Queue(ft) 233 400 406 471 507 518 569 232 Link Distance(ft) 1244 1244 1335 1335 876 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 2 9 0 0 0 Queuing Penalty(veh) 10 11 0 1 1 Washington Commons SimTraffic Report 2034 Background AM-Scenario 2 Page 2 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM-Scenario 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 124 463 907 937 150 99 465 522 210 150 1172 1176 Average Queue(ft) 59 120 370 406 84 35 205 247 54 146 1094 1004 95th Queue(ft) 110 327 797 841 184 84 362 411 178 167 1317 1623 Link Distance(ft) 1335 1335 1061 1061 1126 1126 Upstream Blk Time(%) 0 53 39 Queuing Penalty(veh) 0 168 124 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 3 20 1 0 28 17 0 7 71 Queuing Penalty(veh) 0 5 56 4 1 10 12 1 21 223 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 133 83 139 109 Average Queue(ft) 59 16 59 24 95th Queue(ft) 118 57 116 66 - Link Distance(ft) 782 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 877 888 120 40 29 207 Average Queue(ft) 461 469 20 2 1 67 95th Queue(ft) 825 833 93 20 13 180 Link Distance(ft) 1061 1061 112 112 526 Upstream Blk Time(%) 0 0 0 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 24 0 Queuing Penalty(veh) 14 1 _ Washington Commons SimTraffic Report 2034 Background AM-Scenario 2 Page 3 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM-Scenario 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB A Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 192 161 82 434 476 213 183 207 _ Average Queue(ft) 97 147 121 7 232 254 25 80 82 95th Queue(ft) 121 188 147 40 383 407 121 149 165 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 24 53 1 18 0 0 Queuing Penalty(veh) 0 411 138 0 0 Storage Bay Dist(ft) 300 M 120 430 Storage Blk Time(%) 24 53 0 19 1 0 Queuing Penalty(veh) 162 93 0 1 1 0 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue(ft) 496 123 508 473 413 72 Average Queue(ft) 213 10 211 297 122 26 95th Queue(ft) 600 100 502 593 337 59 Link Distance(ft) 1042 1164 460 1126 1126 Upstream Blk Time(%) 2 42 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 300 Storage Blk Time(%) 15 0 13 Queuing Penalty(veh) 0 0 1 Network Summary Network wide Queuing Penalty: 1729 Washington Commons SimTraffic Report 2034 Background AM-Scenario 2 Page 4 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM-Scenario 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 639.6 650.9 687.9 0.1 0.0 0.1 10.7 81.0 14.5 3.4 4.9 251.9 Total Del/Veh (s) 136.6 32.6 10.6 95.6 47.0 17.7 75.6 101.0 77.4 95.7 214.6 63.2 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 3.6 2.6 0.8 Total Del/Veh (s) 110.1 18.6 34.2 8.7 81.3 7.1 33.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.5 0.0 12.0 0.1 0.4 Total Del/Veh (s) 77.5 28.8 25.7 142.0 145.8 89.1 101.4 311.4 80.2 75.7 48.1 103.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.8 1.2 Total Del/Veh (s) 37.0 84.8 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.1 0.1 3.2 0.2 Total Del/Veh (s) 15.3 9.4 4.4 115.1 13.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 59.2 42.9 44.4 0.1 0.1 0.1 0.2 0.2 0.2 Total Del/Veh (s) 72.1 5.9 3.1 108.6 50.9 15.9 78.3 64.3 23.2 57.9 53.2 38.1 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 20.8 Total Del/Veh (s) 33.0 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh(s) 0.1 0.2 2.7 0.4 0.4 27.5 19.0 0.0 0.0 0.0 2.1 Total Del/Veh (s) 47.7 15.8 6.6 13.9 16.0 115.3 83.7 30.9 10.1 9.3 29.7 Washington Commons SimTraffic Report 2034 Background PM-Scenario 2 Page 1 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM-Scenario 2 Total Network Performance Denied Del/Veh(s) 170.4 Total Del/Veh (s) 154.7 Washington Commons SimTraffic Report 2034 Background PM-Scenario 2 Page 2 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM-Scenario 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 400 374 96 544 812 255 101 45 593 741 749 Average Queue(ft) 132 364 323 21 317 336 17 38 25 343 431 503 95th Queue(ft) 195 383 461 62 468 561 169 92 55 671 909 894 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 78 19 5 2 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 46 60 0 44 13 11 0 2 0 Queuing Penalty(veh) 304 213 0 8 3 2 0 12 2 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue(ft) 224 501 513 555 582 90 602 615 415 Average Queue(ft) 126 250 268 371 415 3 380 429 49 95th Queue(ft) 235 395 411 526 557 53 575 615 354 - Link Distance(ft) 1244 1244 1335 1335 1335 876 Upstream Blk Time(%) 0 - Queuing Penalty(veh) 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 2 10 0 1 0 Queuing Penalty(veh) 17 11 0 2 3 - Washington Commons SimTraffic Report 2034 Background PM-Scenario 2 Page 3 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM-Scenario 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 196 467 814 833 150 100 1075 1080 225 150 1153 1172 Average Queue(ft) 105 147 315 363 119 67 842 904 151 145 974 749 95th Queue(ft) 182 311 611 675 197 113 1220 1253 297 168 1350 1532 Link Distance(ft) 1335 1335 1061 1061 1126 1126 Upstream Blk Time(%) 1 2 22 18 Queuing Penalty(veh) 6 18 59 48 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 1 17 2 7 42 49 1 8 75 Queuing Penalty(veh) 0 4 105 17 49 30 89 6 19 183 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 188 157 292 184 Average Queue(ft) 104 52 142 100 95th Queue(ft) 170 127 235 200 - Link Distance(ft) 782 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 3 0 Queuing Penalty(veh) 5 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 383 394 108 132 144 386 - Average Queue(ft) 155 162 16 44 69 142 95th Queue(ft) 342 356 84 125 156 357 Link Distance(ft) 1061 1061 112 112 526 Upstream Blk Time(%) 1 3 3 ' Queuing Penalty(veh) 7 25 0 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 11 0 Queuing Penalty(veh) 13 1 _ Washington Commons SimTraffic Report 2034 Background PM-Scenario 2 Page 4 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM-Scenario 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB A Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 173 144 64 560 569 430 62 188 232 _ Average Queue(ft) 94 127 115 6 462 492 224 17 85 110 95th Queue(ft) 124 169 144 34 649 642 558 49 154 193 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 15 34 16 19 36 0 Queuing Penalty(veh) 0 276 126 0 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 15 34 0 37 34 1 Queuing Penalty(veh) 104 59 0 2 39 6 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue(ft) 155 132 398 247 528 139 Average Queue(ft) 39 8 80 85 179 40 95th Queue(ft) 153 84 314 259 407 92 Link Distance(ft) 1042 1164 460 1126 1126 Upstream Blk Time(%) 2 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 300 Storage Blk Time(%) 0 0 3 Queuing Penalty(veh) 0 0 1 Network Summary Network wide Queuing Penalty: 1876 ' Washington Commons SimTraffic Report 2034 Background PM-Scenario 2 Page 5 Appendix J 2034 Background Conditions Level of Service Worksheets (Network Scenario 3) SimTraffic Performance Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM-Scenario 3 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 56.1 52.5 35.5 0.1 0.0 0.0 0.1 79.2 4.1 1.5 3.2 16.0 Total Del/Veh (s) 113.9 27.7 14.2 96.3 40.4 16.4 101.4 98.4 77.0 61.9 56.5 42.1 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 3.3 2.0 0.7 Total Del/Veh (s) 95.7 19.3 30.0 6.6 66.3 5.8 30.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 0.1 0.0 0.1 0.0 0.0 0.0 0.0 28.1 0.0 0.0 0.1 0.1 Total Del/Veh (s) 78.5 29.6 25.3 69.1 88.0 25.2 26.0 259.3 61.9 42.2 45.0 91.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.6 3.8 Total Del/Veh (s) 27.4 62.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 26.3 18.9 1.7 86.3 15.7 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.2 0.0 2.4 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 70.9 6.2 80.8 18.7 5.8 54.6 36.3 18.0 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh(s) 409.2 0.0 458.8 0.0 0.0 0.0 0.0 91.7 Total Del/Veh (s) 99.8 20.7 80.9 12.5 9.3 0.7 0.5 24.5 Total Zone Performance Denied Del/Veh(s) 38.3 Total Del/Veh (s) 942.9 Washington Commons SimTraffic Report 2034 Background AM-Scenario 3 Page 1 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM-Scenario 3 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB A Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 145 398 375 71 480 719 45 39 434 469 346' Average Queue(ft) 133 347 285 8 263 285 6 5 249 286 178 95th Queue(ft) 188 445 443 38 406 511 28 25 388 428 304 Link Distance(ft) 344 344 1244 1244 90 1256 Upstream Blk Time(%) 54 7 0 ' Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 39 46 0 40 2 1 Queuing Penalty(veh) 157 106 0 3 0 0 _ Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue(ft) 224 547 568 527 537 490 526 50 Average Queue(ft) 143 293 301 320 369 319 375 2 95th Queue(ft) 249 464 471 472 503 468 521 50 Link Distance(ft) 1244 1244 1335 1335 876 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 3 10 Queuing Penalty(veh) 18 11 Washington Commons SimTraffic Report 2034 Background AM-Scenario 3 Page 2 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM-Scenario 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 143 461 766 774 150 90 442 481 225 150 1074 987 Average Queue(ft) 65 121 359 390 85 37 195 236 52 147 1017 432 95th Queue(ft) 127 315 706 744 187 82 352 403 167 164 1245 1093 Link Distance(ft) 1335 1335 1061 1061 1050 1050 Upstream Blk Time(%) 35 0 Queuing Penalty(veh) 113 0 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 3 21 1 1 27 14 0 9 71 Queuing Penalty(veh) 0 5 57 4 5 9 10 1 28 221 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 135 99 160 109 Average Queue(ft) 58 13 58 25 95th Queue(ft) 111 55 119 68 - Link Distance(ft) 782 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 602 614 120 34 13 124 Average Queue(ft) 311 320 18 1 0 37 95th Queue(ft) 562 574 88 16 7 95 Link Distance(ft) 1061 1061 112 112 526 Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 20 0 Queuing Penalty(veh) 12 1 _ Washington Commons SimTraffic Report 2034 Background AM-Scenario 3 Page 3 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM-Scenario 3 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB A Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 185 156 59 447 502 248 180 183 _ Average Queue(ft) 97 139 121 8 229 257 26 85 80 95th Queue(ft) 122 176 147 36 375 419 129 152 152 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 18 40 18 0 0 Queuing Penalty(veh) 0 302 132 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 18 40 0 19 1 0 Queuing Penalty(veh) 119 71 0 1 1 0 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB Directions Served LR LT T Maximum Queue(ft) 252 180 160 Average Queue(ft) 179 73 23 95th Queue(ft) 290 159 104 Link Distance(ft) 263 395 395 Upstream Blk Time(%) 19 Queuing Penalty(veh) 52 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 1440 - Washington Commons SimTraffic Report 2034 Background AM-Scenario 3 Page 4 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM-Scenario 3 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 709.8 709.3 665.2 0.2 0.0 0.0 21.3 120.1 26.7 27.6 26.1 275.2 Total Del/Veh (s) 129.9 34.6 18.3 96.0 49.8 17.7 80.0 99.1 84.0 133.5 222.3 70.2 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 4.7 3.6 1.0 Total Del/Veh (s) 129.9 23.9 36.5 8.8 94.1 9.0 38.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 0.2 0.1 0.3 0.0 0.0 0.0 0.0 16.7 0.0 26.6 0.1 0.4 Total Del/Veh (s) 75.3 29.5 27.4 153.8 145.9 87.2 96.7 283.2 66.0 40.9 47.2 112.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.8 1.9 Total Del/Veh (s) 40.9 80.8 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.1 98.9 4.0 Total Del/Veh (s) 21.7 13.8 3.9 164.6 17.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 14.6 10.3 11.2 0.1 0.1 0.1 0.2 0.2 0.2 Total Del/Veh (s) 77.2 6.3 2.9 104.5 39.8 11.2 78.1 77.1 20.0 56.7 35.5 39.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 5.0 Total Del/Veh (s) 28.4 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh(s) 140.8 0.0 134.9 0.0 0.0 0.0 0.0 18.6 Total Del/Veh (s) 70.0 2.4 59.7 14.8 8.7 1.1 0.9 11.8 Washington Commons SimTraffic Report 2034 Background PM-Scenario 3 Page 1 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM-Scenario 3 Total Zone Performance Denied Del/Veh(s) 196.3 Total Del/Veh (s) 1039.0 Washington Commons SimTraffic Report 2034 Background PM-Scenario 3 Page 2 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM-Scenario 3 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 400 385 97 528 609 266 104 45 752 983 817 Average Queue(ft) 134 369 337 20 336 350 10 40 25 445 597 572 95th Queue(ft) 189 391 428 65 475 512 150 98 56 843 1235 1031 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 76 21 7 11 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 44 58 0 45 15 16 1 9 2 Queuing Penalty(veh) 294 208 0 8 4 3 5 47 10 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue(ft) 225 587 586 573 620 202 640 649 838 - Average Queue(ft) 127 293 312 386 426 9 452 500 162 95th Queue(ft) 236 591 603 556 589 129 679 708 700 Link Distance(ft) 1244 1244 1335 1335 1335 876 Upstream Blk Time(%) 1 1 2 Queuing Penalty(veh) 10 11 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 3 14 0 2 2 Queuing Penalty(veh) 19 17 1 6 14 _ Washington Commons SimTraffic Report 2034 Background PM-Scenario 3 Page 3 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM-Scenario 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 184 435 827 864 150 99 1085 1074 225 150 1066 963 Average Queue(ft) 100 153 344 394 124 66 809 855 146 146 914 384 95th Queue(ft) 168 349 737 807 196 112 1176 1200 292 162 1263 1027 Link Distance(ft) 1335 1335 1061 1061 1050 1050 Upstream Blk Time(%) 0 0 1 1 23 0 Queuing Penalty(veh) 0 1 4 10 61 0 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 2 17 2 7 42 49 1 7 75 Queuing Penalty(veh) 0 7 109 12 49 30 89 7 16 183 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 193 166 291 184 Average Queue(ft) 104 52 152 101 95th Queue(ft) 174 129 271 207 - Link Distance(ft) 782 782 782 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 7 1 Queuing Penalty(veh) 11 2 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 478 495 120 144 141 369 Average Queue(ft) 216 226 27 36 51 183 95th Queue(ft) 451 469 109 120 139 437 Link Distance(ft) 1061 1061 112 112 526 Upstream Blk Time(%) 1 2 10 ' Queuing Penalty(veh) 7 14 0 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 16 0 Queuing Penalty(veh) 19 2 _ Washington Commons SimTraffic Report 2034 Background PM-Scenario 3 Page 4 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM-Scenario 3 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB A Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 186 161 60 556 568 430 68 187 250 _ Average Queue(ft) 95 135 117 6 424 457 161 17 81 112 95th Queue(ft) 121 181 147 33 619 633 478 50 151 206 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 18 40 17 10 18 Queuing Penalty(veh) 0 326 141 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 18 40 0 34 20 0 Queuing Penalty(veh) 122 70 0 2 23 3 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB SB SB Directions Served LR LT T T TR Maximum Queue(ft) 177 193 163 2 10 - Average Queue(ft) 101 66 25 0 0 95th Queue(ft) 184 168 118 2 5 Link Distance(ft) 263 395 395 1050 1050 Upstream Blk Time(%) 1 Queuing Penalty(veh) 2 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) _ Zone Summary Zone wide Queuing Penalty: 1979 _ Washington Commons SimTraffic Report 2034 Background PM-Scenario 3 Page 5 Appendix K 2034 Total Conditions Level of Service Worksheets (Network Scenario 1) SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 130.8 130.9 172.5 0.0 0.0 0.0 4.2 113.7 6.2 1.4 3.2 38.5 Total Del/Veh (s) 127.0 32.0 18.0 91.9 45.9 16.6 77.9 84.0 63.9 62.6 51.1 44.9 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 8.6 7.8 10.1 0.0 0.0 0.0 3.1 2.9 4.4 Total Del/Veh (s) 140.1 49.8 29.0 230.6 144.7 8.6 87.6 100.5 87.8 112.8 128.2 10.7 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 3.5 Total Del/Veh (s) 89.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh(s) 0.0 0.0 0.0 0.0 0.3 0.7 0.3 0.0 0.0 0.0 0.1 0.5 Total Del/Veh (s) 72.2 15.0 11.4 53.9 66.3 14.9 5.4 58.4 2.4 10.3 56.6 21.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 0.3 Total Del/Veh (s) 23.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 1.5 1.0 0.0 0.0 2.8 0.8 Total Del/Veh (s) 25.9 17.5 1.7 52.5 246.1 18.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.3 0.0 2.3 0.4 2.3 0.2 0.2 0.3 Total Del/Veh (s) 80.7 6.2 72.7 18.4 5.8 53.0 35.4 18.0 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 0.2 0.2 0.1 0.1 0.0 0.0 0.1 Total Del/Veh (s) 7.8 4.0 0.8 0.0 2.0 0.5 1.9 Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 1 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 4.2 0.6 0.1 0.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 2.3 2.4 3.5 2.0 2.8 Total Zone Performance Denied Del/Veh(s) 28.6 Total Del/Veh (s) 790.3 Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 2 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 401 388 83 428 510 52 44 38 439 493 312 Average Queue(ft) 134 365 316 9 304 320 3 7 6 265 311 172 95th Queue(ft) 190 417 440 42 408 457 70 29 27 403 447 280 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 67 16 0 0 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 41 56 0 43 1 0 Queuing Penalty(veh) 176 131 0 3 0 0 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 225 831 855 255 103 1151 1159 843 231 225 239 152 Average Queue(ft) 140 447 472 163 60 850 873 166 153 146 209 46 95th Queue(ft) 242 735 773 343 115 1417 1425 695 241 222 254 143 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 0 1 1 24 23 72 2 Queuing Penalty(veh) 0 4 7 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 3 27 27 1 12 56 Queuing Penalty(veh) 16 32 53 5 70 28 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 216 2225 632 848 434 Average Queue(ft) 183 1438 442 540 154 95th Queue(ft) 225 2723 677 870 595 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 66 18 3 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 7 0 Queuing Penalty(veh) 1 41 3 _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 3 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 137 152 384 401 150 260 284 306 190 150 214 78 Average Queue(ft) 67 88 174 201 39 135 154 186 28 93 141 29 95th Queue(ft) 120 132 322 357 138 233 269 292 130 176 211 60 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 1 2 2 Queuing Penalty(veh) 0 6 16 2 Storage Bay Dist(ft) 540 540 150 500 225 150 Storage Blk Time(%) 9 0 0 1 8 0 0 8 Queuing Penalty(veh) 13 1 0 1 6 1 0 9 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 139 121 128 86 Average Queue(ft) 60 22 53 19 95th Queue(ft) 122 73 100 54 - Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 0 Queuing Penalty(veh) 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 594 591 120 20 22 230 Average Queue(ft) 370 356 15 1 1 88 95th Queue(ft) 594 586 79 10 14 247 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) 0 ' Queuing Penalty(veh) 0 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 19 0 Queuing Penalty(veh) 11 1 _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 4 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue(ft) 111 188 150 61 468 441 111 188 187 _ Average Queue(ft) 96 142 118 7 267 241 20 84 80 95th Queue(ft) 119 183 141 34 414 389 86 153 149 Link Distance(ft) 111 111 515 515 566 566 Upstream Blk Time(%) 21 49 1 17 0 0 Queuing Penalty(veh) 0 391 134 0 0 Storage Bay Dist(ft) 300 M 120 430 Storage Blk Time(%) 21 49 0 23 0 0 Queuing Penalty(veh) 150 85 0 1 0 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB Directions Served LR T TR L Maximum Queue(ft) 107 20 2 30 Average Queue(ft) 50 1 0 2 95th Queue(ft) 85 10 2 13 Link Distance(ft) 198 198 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 100 Storage Blk Time(%) Queuing Penalty(veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 31 Average Queue(ft) 4 95th Queue(ft) 21 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 5 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM-Scenario 1 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue(ft) 87 116 98 _ Average Queue(ft) 9 13 17 95th Queue(ft) 89 109 64 Link Distance(ft) 706 706 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 1400 Washington Commons SimTraffic Report 2034 Total AM-Scenario 1 Page 6 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 456.2 446.5 456.7 0.0 0.0 0.1 18.1 69.7 18.9 1.4 3.2 172.1 Total Del/Veh (s) 124.8 31.5 17.6 94.6 46.7 16.7 81.4 110.7 84.9 77.6 88.8 50.1 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 3.7 5.0 5.0 0.0 0.0 0.0 8.5 7.7 10.2 Total Del/Veh (s) 103.0 35.4 20.9 240.5 151.2 14.6 82.9 103.1 86.7 111.5 131.5 11.4 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 3.7 Total Del/Veh (s) 82.0 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 0.1 0.0 0.1 12.3 9.2 1.7 0.1 0.0 0.0 0.1 0.7 3.8 Total Del/Veh (s) 73.9 25.7 16.8 64.2 30.2 12.4 62.4 1.4 9.3 45.0 25.8 34.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.1 0.2 0.0 33.8 1.4 Total Del/Veh (s) 17.4 10.3 2.6 107.3 13.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 8.4 12.4 13.9 0.1 0.1 0.2 0.2 0.1 0.2 Total Del/Veh (s) 73.9 6.5 2.7 72.6 28.4 7.6 80.2 78.9 27.7 55.1 51.3 39.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 5.8 Total Del/Veh (s) 22.9 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 0.4 0.3 0.1 0.1 0.1 0.0 0.2 Total Del/Veh (s) 10.2 5.0 1.1 0.1 2.5 0.5 3.2 Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 1 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL SBT All Denied Del/Veh(s) 0.1 0.0 0.0 Total Del/Veh (s) 3.9 0.2 0.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 0.3 0.2 0.2 Total Del/Veh (s) 2.3 2.6 15.5 1.9 9.2 Total Zone Performance Denied Del/Veh(s) 113.8 Total Del/Veh (s) 772.0 Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 2 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 144 392 379 99 424 597 259 100 45 421 448 456 Average Queue(ft) 136 363 331 18 297 315 10 34 23 255 293 256 95th Queue(ft) 186 378 447 59 416 499 151 89 53 385 424 430 Link Distance(ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time(%) 73 17 0 5 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 48 54 0 44 13 11 Queuing Penalty(veh) 302 173 0 8 3 2 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue(ft) 224 522 584 255 104 1276 1293 1129 224 213 257 157 Average Queue(ft) 97 279 303 179 85 934 962 403 121 123 217 26 95th Queue(ft) 201 450 501 322 126 1449 1466 1091 208 202 269 106 Link Distance(ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time(%) 1 2 0 11 13 70 0 Queuing Penalty(veh) 7 10 0 0 0 0 0 Storage Bay Dist(ft) 225 255 105 Storage Blk Time(%) 0 16 12 1 29 52 Queuing Penalty(veh) 1 17 54 6 177 43 Intersection: 2: 1-81 N RampNalley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue(ft) 227 936 613 780 496 Average Queue(ft) 161 382 436 528 151 95th Queue(ft) 266 987 669 847 590 Link Distance(ft) 118 2362 876 Upstream Blk Time(%) 52 6 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 650 620 _ Storage Blk Time(%) 0 7 1 Queuing Penalty(veh) 2 41 4 _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 3 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 208 256 471 470 150 312 346 344 225 150 214 69 Average Queue(ft) 123 138 243 283 67 199 278 298 133 104 149 28 95th Queue(ft) 195 215 411 454 181 313 369 366 307 182 218 56 Link Distance(ft) 1325 1325 313 313 205 205 Upstream Blk Time(%) 0 11 19 3 Queuing Penalty(veh) 0 86 149 5 Storage Bay Dist(ft) 540 540 150 500 225 150 Storage Blk Time(%) 0 21 0 0 11 34 1 1 13 Queuing Penalty(veh) 0 38 3 2 21 63 5 2 15 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB _ Directions Served L L TR R Maximum Queue(ft) 192 167 229 184 Average Queue(ft) 96 50 113 67 95th Queue(ft) 164 122 194 159 - Link Distance(ft) 786 786 786 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 1 0 Queuing Penalty(veh) 2 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 439 438 120 56 58 234 Average Queue(ft) 223 218 29 11 11 127 95th Queue(ft) 409 409 112 67 67 238 Link Distance(ft) 706 706 111 111 395 Upstream Blk Time(%) 1 1 ' Queuing Penalty(veh) 6 9 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 14 0 Queuing Penalty(veh) 17 2 _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 4 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 111 173 146 44 541 528 287 69 186 218 _ Average Queue(ft) 95 132 119 5 362 342 63 18 81 110 95th Queue(ft) 122 163 137 31 548 523 264 52 156 189 Link Distance(ft) 111 111 515 515 119 566 566 Upstream Blk Time(%) 16 39 18 5 6 Queuing Penalty(veh) 0 295 136 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 16 39 0 31 7 0 Queuing Penalty(veh) 101 68 0 2 7 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB SB Directions Served LR T L Maximum Queue(ft) 140 17 80 - Average Queue(ft) 60 1 12 95th Queue(ft) 104 10 48 Link Distance(ft) 198 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 100 Storage Blk Time(%) 0 Queuing Penalty(veh) 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 31 Average Queue(ft) 6 95th Queue(ft) 25 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 5 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM-Scenario 1 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue(ft) 332 372 88 _ Average Queue(ft) 109 134 16 95th Queue(ft) 454 479 64 Link Distance(ft) 706 706 Upstream Blk Time(%) 1 1 Queuing Penalty(veh) 8 11 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 1904 Washington Commons SimTraffic Report 2034 Total PM-Scenario 1 Page 6 Appendix L 2034 Total Conditions Level of Service Worksheets (Network Scenario 2) SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 91.2 88.4 136.9 0.1 0.0 0.0 0.1 51.6 8.0 11.0 10.7 29.1 Total Del/Veh (s) 122.0 42.9 54.8 110.9 40.1 15.8 96.7 120.4 71.9 148.1 55.6 59.5 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 4.4 2.9 1.0 Total Del/Veh (s) 182.5 142.4 26.0 6.5 91.8 7.3 72.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 2.1 1.5 2.4 0.0 9.3 35.3 19.8 2.2 0.0 3.2 0.1 0.2 Total Del/Veh (s) 115.6 121.8 123.1 97.5 135.6 37.3 29.2 77.3 24.0 18.5 45.0 77.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.6 12.2 Total Del/Veh (s) 30.7 84.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.7 0.6 0.1 0.0 0.6 0.4 Total Del/Veh (s) 22.4 16.7 3.6 0.1 94.5 14.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.1 0.0 13.0 7.9 10.5 0.2 0.2 3.5 Total Del/Veh (s) 77.8 6.3 76.6 31.4 8.0 55.2 34.8 23.6 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 1759.7 1767.2 95.6 101.8 0.1 0.0 349.2 Total Del/Veh (s) 858.6 1060.2 169.3 51.2 10.2 1.1 112.9 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 4.4 0.0 0.2 0.3 Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 1 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh(s) 0.2 0.2 3.3 0.3 0.4 57.5 45.5 0.0 0.0 0.0 5.9 Total Del/Veh (s) 46.1 49.4 3.2 16.4 15.6 205.2 177.8 18.0 11.0 4.0 39.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.1 0.0 1.4 0.1 0.7 Total Del/Veh (s) 2.7 2.3 52.0 1.8 25.6 Total Zone Performance Denied Del/Veh(s) 104.9 Total Del/Veh (s) 1014.4 Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 2 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 399 387 82 555 639 243 45 39 817 1040 660 Average Queue(ft) 136 361 316 7 262 279 8 6 5 417 493 220 95th Queue(ft) 185 420 454 37 432 485 151 26 24 815 1017 569 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 64 19 0 0 1 6 Queuing Penalty(veh) 0 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 39 59 0 40 1 0 1 7 0 Queuing Penalty(veh) 165 135 0 3 0 0 5 38 1 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue(ft) 225 1276 1268 464 499 610 635 559 Average Queue(ft) 176 878 890 296 346 401 449 74 95th Queue(ft) 289 1564 1569 415 449 615 651 458 - Link Distance(ft) 1244 1244 1330 1330 876 Upstream Blk Time(%) 5 8 2 Queuing Penalty(veh) 32 53 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 2 55 0 1 1 Queuing Penalty(veh) 13 64 0 4 7 Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 3 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 135 540 1365 1357 150 100 338 352 225 176 274 93 Average Queue(ft) 58 308 1227 1240 119 96 301 312 110 149 262 33 95th Queue(ft) 113 689 1645 1636 199 110 343 362 280 168 274 73 Link Distance(ft) 1330 1330 293 293 253 253 Upstream Blk Time(%) 9 12 38 37 57 Queuing Penalty(veh) 89 119 257 253 243 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 40 49 1 55 29 54 1 12 69 Queuing Penalty(veh) 2 66 188 10 311 44 38 3 47 276 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 146 108 143 111 Average Queue(ft) 58 19 67 27 95th Queue(ft) 118 69 119 75 - Link Distance(ft) 788 788 788 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 559 562 120 93 88 146 Average Queue(ft) 318 309 19 28 28 48 95th Queue(ft) 546 535 92 109 113 126 Link Distance(ft) 713 713 112 112 384 Upstream Blk Time(%) 0 0 2 2 ' Queuing Penalty(veh) 0 1 12 16 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 18 0 Queuing Penalty(veh) 11 1 _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 4 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB A Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 185 152 87 502 474 264 197 183 _ Average Queue(ft) 95 140 118 9 311 301 67 87 78 95th Queue(ft) 120 181 145 46 534 531 295 159 148 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 18 44 17 8 10 Queuing Penalty(veh) 0 349 132 0 0 Storage Bay Dist(ft) 300 120 W 430 Storage Blk Time(%) 18 44 0 31 11 0 Queuing Penalty(veh) 128 77 0 2 8 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue(ft) 171 823 844 99 180 Average Queue(ft) 161 710 672 55 16 95th Queue(ft) 179 956 1064 101 96 Link Distance(ft) 790 790 253 Upstream Blk Time(%) 28 24 Queuing Penalty(veh) 89 76 Storage Bay Dist(ft) 100 Storage Blk Time(%) 2 0 Queuing Penalty(veh) 3 1 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 30 Average Queue(ft) 4 95th Queue(ft) 20 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 5 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM-Scenario 2 Intersection: 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB A Directions Served LT L TR LTR L TR Maximum Queue(ft) 241 33 303 304 216 52 _ Average Queue(ft) 89 1 98 153 80 22 95th Queue(ft) 296 30 288 419 174 48 Link Distance(ft) 1044 1170 462 790 790 Upstream Blk Time(%) 11 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 300 Storage Blk Time(%) 4 0 2 Queuing Penalty(veh) 0 0 0 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB EB WB WB NB Directions Served T T T T R Maximum Queue(ft) 3 11 683 691 74 Average Queue(ft) 0 0 348 363 10 95th Queue(ft) 3 6 790 802 50 Link Distance(ft) 293 293 713 713 Upstream Blk Time(%) 2 3 Queuing Penalty(veh) 13 20 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) _ Zone Summary Zone wide Queuing Penalty:3408 _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 2 Page 6 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 650.7 646.7 660.8 0.3 0.0 0.0 14.6 67.8 11.9 10.8 10.9 260.3 Total Del/Veh (s) 122.7 33.4 20.7 103.3 49.8 17.1 82.8 81.8 75.1 168.5 187.9 73.3 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 27.4 24.7 6.4 Total Del/Veh (s) 142.5 63.8 29.0 7.9 125.2 14.3 54.7 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 3.5 3.0 3.6 9.3 40.3 15.3 2.6 0.0 0.1 0.1 0.3 0.8 Total Del/Veh (s) 98.7 86.7 92.2 120.8 39.4 34.6 86.5 39.5 18.4 44.2 119.5 42.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 13.1 Total Del/Veh (s) 69.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.4 0.4 0.5 0.0 13.8 1.0 Total Del/Veh (s) 18.3 11.2 8.1 51.3 193.5 20.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 294.4 305.8 304.1 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 80.1 6.3 1.5 126.7 81.8 22.0 73.5 81.9 20.7 57.6 24.4 47.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 148.3 Total Del/Veh (s) 45.6 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 1616.7 1544.0 10.3 7.1 0.0 0.0 254.6 Total Del/Veh (s) 503.7 608.7 88.4 10.4 9.2 0.9 55.2 Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 1 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 12.4 0.0 6.7 Total Del/Veh (s) 131.4 28.0 0.2 17.4 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh(s) 0.1 0.1 2.5 0.4 0.4 0.1 0.1 0.0 0.0 0.0 0.2 Total Del/Veh (s) 3.7 1.0 3.6 0.9 0.9 9.2 8.1 15.8 7.2 5.7 8.1 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 5.9 0.1 2.9 Total Del/Veh (s) 1.6 0.7 93.3 2.7 47.2 Total Zone Performance Denied Del/Veh(s) 264.1 Total Del/Veh (s) 935.9 Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 2 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 400 389 82 452 680 44 100 45 763 1041 795 Average Queue(ft) 135 370 337 18 312 331 2 38 24 522 638 533 95th Queue(ft) 188 391 436 59 427 529 44 93 55 946 1228 1006 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 74 22 0 5 7 Queuing Penalty(veh) 0 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 - 1000 Storage Blk Time(%) 44 55 0 46 15 10 1 11 0 Queuing Penalty(veh) 304 198 0 8 3 2 3 60 2 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue(ft) 225 975 1001 495 531 90 644 650 908 Average Queue(ft) 143 548 570 315 358 3 533 566 457 95th Queue(ft) 261 1154 1180 455 489 65 747 745 1175 — Link Distance(ft) 1244 1244 1330 1330 1330 876 Upstream Blk Time(%) 1 1 15 — Queuing Penalty(veh) 8 11 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 2 34 1 10 9 Queuing Penalty(veh) 18 39 3 30 69 — Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 3 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 185 540 1338 1335 150 100 335 352 225 167 272 130 Average Queue(ft) 102 347 1027 1059 143 97 307 319 193 146 260 44 95th Queue(ft) 173 693 1660 1653 180 107 325 347 307 173 272 93 Link Distance(ft) 1330 1330 293 293 253 253 Upstream Blk Time(%) 3 4 43 46 58 Queuing Penalty(veh) 38 52 366 392 219 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 26 41 8 51 27 58 1 10 71 Queuing Penalty(veh) 2 79 294 54 341 52 106 10 34 235 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 197 167 354 185 Average Queue(ft) 104 53 156 110 95th Queue(ft) 171 127 277 213 - Link Distance(ft) 788 788 788 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 7 1 Queuing Penalty(veh) 11 2 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 490 476 120 168 157 373 Average Queue(ft) 256 239 22 103 111 208 95th Queue(ft) 491 467 99 170 167 417 Link Distance(ft) 713 713 112 112 384 Upstream Blk Time(%) 5 11 15 ' Queuing Penalty(veh) 40 92 19 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 15 0 Queuing Penalty(veh) 18 1 _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 4 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB A Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 184 151 93 573 574 430 67 173 289 _ Average Queue(ft) 94 137 119 6 523 526 326 19 85 125 95th Queue(ft) 121 179 140 40 631 639 620 52 157 239 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 18 40 18 45 63 0 Queuing Penalty(veh) 0 331 146 0 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 18 40 0 57 60 1 Queuing Penalty(veh) 127 69 0 3 67 11 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB SB Directions Served LR T TR L T T Maximum Queue(ft) 171 648 639 94 67 22 - Average Queue(ft) 165 439 237 45 4 1 95th Queue(ft) 184 698 642 84 48 31 Link Distance(ft) 790 790 253 253 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 100 Storage Blk Time(%) 1 0 Queuing Penalty(veh) 2 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue(ft) 37 123 Average Queue(ft) 6 29 95th Queue(ft) 31 143 Link Distance(ft) 226 Upstream Blk Time(%) 6 ' Queuing Penalty(veh) 0 Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 5 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM-Scenario 2 Intersection: 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB A Directions Served LT L TR LTR L TR Maximum Queue(ft) 38 21 5 63 258 105 _ Average Queue(ft) 8 1 0 34 106 35 95th Queue(ft) 29 9 5 57 200 78 Link Distance(ft) 1044 1170 462 790 790 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 300 Storage Blk Time(%) Queuing Penalty(veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue(ft) 737 746 81 Average Queue(ft) 685 699 8 95th Queue(ft) 809 809 48 Link Distance(ft) 713 713 Upstream Blk Time(%) 7 15 Queuing Penalty(veh) 66 132 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 4169 Washington Commons SimTraffic Report 2034 Total PM-Scenario 2 Page 6 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway II 2034 Total AM-Scenario 2-Mitigation t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations r 0 Vii tt Traffic Volume(veh/h) 32 203 656 61 249 298 Future Volume(Veh/h) 32 203 656 61 249 298 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 35 221 713 66 271 324 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type Raised Raised Median storage veh) 1 1 Upstream signal(ft) 855 352 pX, platoon unblocked vC,conflicting volume 1450 390 779 vC1,stage 1 conf vol 746 vC2,stage 2 conf vol 704 vCu, unblocked vol 1450 390 779 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) 5.8 tF(s) 3.5 3.3 2.2 p0 queue free% 83 64 68 cM capacity(veh/h) 203 615 847 Direction, Lane# WB 1 WB 2 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 35 221 475 304 271 162 162 Volume Left 35 0 0 0 271 0 0 Volume Right 0 221 0 66 0 0 0 cSH 203 615 1700 1700 847 1700 1700 Volume to Capacity 0.17 0.36 0.28 0.18 0.32 0.10 0.10 Queue Length 95th(ft) 15 41 0 0 35 0 0 Control Delay(s) 26.5 14.1 0.0 0.0 11.2 0.0 0.0 Lane LOS D B B Approach Delay(s) 15.8 0.0 5.1 Approach LOS C Intersection Summary Average Delay 4.3 Intersection Capacity Utilization 47.2% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 2-Mitigation Page 1 Queues Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total AM-Scenario 2-Mitigation --11� -4— t Lane Group EBT WBL WBT NBT SBL SBT Lane Group Flow(vph) 193 10 458 105 320 42 v/c Ratio 0.55 0.02 0.47 0.42 0.62 0.09 Control Delay 25.1 12.9 3.4 34.2 22.6 20.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 25.1 12.9 3.4 34.2 22.6 20.0 Queue Length 50th(ft) 57 2 3 39 100 12 Queue Length 95th(ft) #174 12 52 98 203 39 Internal Link Dist(ft) 1003 1138 430 775 Turn Bay Length (ft) 300 Base Capacity(vph) 396 476 974 509 582 556 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.49 0.02 0.47 0.21 0.55 0.08 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Washington Commons Synchro 11 Report 2034 Total AM-Scenario 2-Mitigation Page 2 HCM Signalized Intersection Capacity Analysis Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total AM-Scenario I2-Mitigation --1. 4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r Traffic Volume(vph) 167 10 0 9 10 411 0 80 17 294 34 5 Future Volume(vph) 167 10 0 9 10 411 0 80 17 294 34 5 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 4.5 6.0 4.5 4.5 6.0 4.5 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 0.98 1.00 0.98 Flt Protected 0.95 0.95 1.00 1.00 0.95 1.00 A Satd. Flow(prot) 1814 1805 1622 1856 1805 1866 Flt Permitted 0.44 0.51 1.00 1.00 0.42 1.00 Satd. Flow(perm) 834 976 1622 1856 796 1866 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 182 11 0 10 11 447 0 87 18 320 37 5 RTOR Reduction (vph) 0 0 0 0 229 0 0 9 0 0 4 0 Lane Group Flow(vph) 0 193 0 10 229 0 0 96 0 320 38 0 Heavy Vehicles(%) 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Turn Type pm+pt NA Perm pm+pt NA NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 6 Actuated Green, G (s) 30.1 36.9 36.9 9.3 29.6 17.9 Effective Green, g(s) 30.1 36.9 36.9 9.3 29.6 17.9 Actuated g/C Ratio 0.40 0.49 0.49 0.12 0.39 0.24 Clearance Time(s) 4.5 6.0 4.5 4.5 6.0 4.5 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 332 485 792 228 503 442 v/s Ratio Prot 0.00 c0.14 0.05 c0.12 0.02 v/s Ratio Perm c0.23 0.01 c0.13 v/c Ratio 0.58 0.02 0.29 0.42 0.64 0.09 Uniform Delay, d1 17.8 10.2 11.5 30.6 17.3 22.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.6 0.0 0.2 1.3 2.6 0.1 Delay(s) 20.4 10.3 11.7 31.9 19.9 22.5 Level of Service C B B C B C Approach Delay(s) 20.4 11.7 31.9 20.2 Approach LOS C B C C Intersection Summary HCM 2000 Control Delay 17.8 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.67 _ Actuated Cycle Length(s) 75.5 Sum of lost time(s) 21.0 Intersection Capacity Utilization 69.9% ICU Level of Service C Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total AM-Scenario 2-Mitigation Page 3 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway II 2034 Total PM-Scenario 2-Mitigation t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations I r 0 1 tt Traffic Volume(veh/h) 51 195 555 51 265 664 Future Volume(Veh/h) 51 195 555 51 265 664 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 55 212 603 55 288 722 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type Raised Raised Median storage veh) 1 1 Upstream signal(ft) 855 352 pX, platoon unblocked vC,conflicting volume 1568 329 658 vC1,stage 1 conf vol 630 vC2,stage 2 conf vol 937 vCu, unblocked vol 1568 329 658 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) 5.8 tF(s) 3.5 3.3 2.2 p0 queue free% 69 68 69 cM capacity(veh/h) 176 673 939 Direction, Lane# WB 1 WB 2 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 55 212 402 256 288 361 361 Volume Left 55 0 0 0 288 0 0 Volume Right 0 212 0 55 0 0 0 cSH 176 673 1700 1700 939 1700 1700 Volume to Capacity 0.31 0.32 0.24 0.15 0.31 0.21 0.21 Queue Length 95th(ft) 32 34 0 0 33 0 0 Control Delay(s) 34.5 12.8 0.0 0.0 10.5 0.0 0.0 Lane LOS D B B Approach Delay(s) 17.3 0.0 3.0 Approach LOS C Intersection Summary Average Delay 3.9 - Intersection Capacity Utilization 45.0% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 2-Mitigation Page 1 Queues Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total PM-Scenario 2-Mitigation --11� -4— t Lane Group EBT WBL WBT NBT SBL SBT Lane Group Flow(vph) 96 30 447 98 637 143 A Ratio 0.45 0.09 0.58 0.38 0.85 0.14 Control Delay 32.1 18.1 5.7 30.0 27.5 9.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 32.1 18.1 5.7 30.0 27.5 9.3 Queue Length 50th(ft) 31 9 3 31 164 24 Queue Length 95th(ft) 91 28 63 82 #423 65 Internal Link Dist(ft) 1003 1138 430 775 Turn Bay Length (ft) 300 Base Capacity(vph) 273 329 858 624 821 1234 i Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced A Ratio 0.35 0.09 0.52 0.16 0.78 0.12 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Washington Commons Synchro 11 Report 2034 Total PM-Scenario 2-Mitigation Page 2 HCM Signalized Intersection Capacity Analysis Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total PM-Scenario I2-Mitigation --1. 4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r 1 Traffic Volume(vph) 78 10 0 28 10 401 0 68 22 586 127 5 Future Volume(vph) 78 10 0 28 10 401 0 68 22 586 127 5 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 4.5 6.0 5.5 4.5 6.0 4.5 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 0.97 1.00 0.99 Flt Protected 0.96 0.95 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1819 1805 1622 1837 1805 1890 Flt Permitted 0.45 0.50 1.00 1.00 0.42 1.00 Satd. Flow(perm) 861 945 1622 1837 798 1890 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 85 11 0 30 11 436 0 74 24 637 138 5 RTOR Reduction (vph) 0 0 0 0 293 0 0 15 0 0 1 0 Lane Group Flow(vph) 0 96 0 30 154 0 0 83 0 637 142 0 Heavy Vehicles(%) 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Turn Type pm+pt NA Perm pm+pt NA NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 6 Actuated Green, G (s) 16.1 22.7 22.7 9.2 36.3 36.3 Effective Green, g(s) 16.1 22.7 22.7 9.2 36.3 36.3 Actuated g/C Ratio 0.23 0.33 0.33 0.13 0.53 0.53 Clearance Time(s) 4.5 6.0 5.5 4.5 6.0 4.5 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 200 330 533 244 727 994 v/s Ratio Prot 0.00 c0.10 0.05 c0.27 0.07 v/s Ratio Perm c0.11 0.03 c0.19 v/c Ratio 0.48 0.09 0.29 0.34 0.88 0.14 Uniform Delay, d1 22.8 16.1 17.2 27.1 12.5 8.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.8 0.1 0.3 0.8 11.5 0.1 Delay(s) 24.6 16.2 17.5 28.0 24.0 8.4 Level of Service C B B C C A Approach Delay(s) 24.6 17.4 28.0 21.1 ` Approach LOS C B C C Intersection Summary HCM 2000 Control Delay 20.6 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.83 _ Actuated Cycle Length(s) 69.0 Sum of lost time(s) 22.0 Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total PM-Scenario 2-Mitigation Page 3 MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt Aligned with Brookland Lane 2034 Tot AM] New Site Site Category: (None) Roundabout �movement Performance -Vehicles I Mov Turn Demand Flows Deg. Average Levelof 95%Back of Queue Prop. Effective Aver. No. Average IID Total HV Satn Delay Service Vehicles Distance Queued Stop Rate Cycles Speed • South: Brookland Ln 3 L2 1 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.7 8 T1 87 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.6 18 R2 18 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 33.6 Approach 107 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.5 East:Valley Mill Rd 1 L2 10 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 6 T1 11 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.0 16 R2 447 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 32.1 Approach 467 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 32.1 North: Gateway Dr Extension 7 L2 323 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 4 T1 37 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 14 R2 5 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 31.8 Approach 365 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 West:Valley Mill Rd 5 L2 182 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.2 2 T1 11 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.1 12 R2 1 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 31.3 Approach 193 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.2 All Vehicles 1133 3.0 0.463 7.0 LOS A 2.7 70.0 0.42 0.32 0.42 32.5 Site Level of Service(LOS)Method: Delay&v/c(HCM 6).Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio(degree of saturation)per movement. LOS F will result if v/c> 1 irrespective of movement delay value(does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements(v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity:Traditional M1. HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt Aligned with Brookland Lane 2034 Tot PM] New Site Site Category: (None) Roundabout �movement Performance -Vehicles i Mov Turn Demand Flows Deg. Average Levelof 95%Back of Queue Prop. Effective Aver. No. Average IID Total HV Satn Delay Service Vehicles Distance Queued Stop Rate Cycles Speed • South: Brookland Ln 3 L2 1 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.8 8 T1 74 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.8 18 R2 24 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 32.8 Approach 99 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.5 East:Valley Mill Rd 1 L2 30 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.6 6 T1 11 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.6 16 R2 436 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 32.6 Approach 477 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 32.7 North: Gateway Dr Extension 7 L2 637 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 4 T1 138 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 14 R2 5 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 29.9 Approach 780 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 West:Valley Mill Rd 5 L2 85 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 2 T1 11 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 12 R2 1 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 30.5 Approach 97 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 All Vehicles 1453 3.0 0.609 9.0 LOS A 5.7 145.3 0.40 0.25 0.40 31.6 Site Level of Service(LOS)Method: Delay&v/c(HCM 6).Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio(degree of saturation)per movement. LOS F will result if v/c> 1 irrespective of movement delay value(does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements(v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity:Traditional M1. HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt 2034 Tot AM -Continuous Street] New Site Site Category: (None) Roundabout �movement Performance -Vehicles i Mov Turn Demand Flows Deg. Average Levelof 95%Back of Queue Prop. Effective Aver. No. Average IID Total HV Satn Delay Service Vehicles Distance Queued Stop Rate Cycles Speed • South:Valley Mill Road 3 L2 21 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.2 8 T1 447 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 Approach 467 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 North: Gateway Dr Extension 4 T1 323 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 35.1 14 R2 42 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 34.1 Approach 365 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 35.0 West:Access to Brookland Lane/Old Valley Mill Road 5 L2 268 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 31.8 12 R2 29 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 30.9 Approach 298 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 31.7 All Vehicles 1130 3.0 0.463 7.2 LOS A 2.7 70.0 0.42 0.32 0.42 33.3 Site Level of Service(LOS)Method: Delay&v/c(HCM 6).Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio(degree of saturation)per movement. LOS F will result if v/c> 1 irrespective of movement delay value(does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements(v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity:Traditional M1. HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt 2034 Tot PM -Continuous Street] New Site Site Category: (None) Roundabout �movement Performance -Vehicles i Mov Turn Demand Flows Deg. Average Levelof 95%Back of Queue Prop. Effective Aver. No. Average IID Total HV Satn Delay Service Vehicles Distance Queued Stop Rate Cycles Speed • South:Valley Mill Road 3 L2 41 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 8 T1 436 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 Approach 477 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 North: Gateway Dr Extension 4 T1 637 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 32.6 14 R2 143 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 31.7 Approach 780 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 32.5 West:Access to Brookland Lane/Old Valley Mill Road 5 L2 159 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 31.3 12 R2 35 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 30.4 Approach 193 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 31.1 All Vehicles 1451 3.0 0.608 9.1 LOS A 5.7 145.2 0.40 0.25 0.40 32.7 Site Level of Service(LOS)Method: Delay&v/c(HCM 6).Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio(degree of saturation)per movement. LOS F will result if v/c> 1 irrespective of movement delay value(does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements(v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity:Traditional M1. HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. Appendix M 2034 Total Conditions Level of Service Worksheets (Network Scenario 3) Queues Washington Commons 1: 1-81 S Ramp & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 -11 --1. 4--- t Lane Group EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR Lane Group Flow(vph) 251 928 8 1192 852 5 4 324 325 242 v/c Ratio 0.86 0.44 0.12 0.86 0.56 0.08 0.02 0.96 0.96 0.45 Control Delay 82.7 16.8 54.1 51.9 2.1 67.8 0.0 92.0 92.6 8.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 82.7 16.8 54.1 51.9 2.1 67.8 0.0 92.0 92.6 8.0 Queue Length 50th(ft) 215 190 7 420 0 5 0 308 309 0 Queue Length 95th(ft) #402 368 m10 m#650 m9 20 0 #508 #510 72 Internal Link Dist(ft) 311 1238 59 1233 Turn Bay Length (ft) 145 105 45 875 1000 Base Capacity(vph) 291 2090 68 1391 1509 66 242 342 342 537 i Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.86 0.44 0.12 0.86 0.56 0.08 0.02 0.95 0.95 0.45 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 1 HCM Signalized Intersection Capacity Analysis Washington Commons 1: 1-81 S Ramp & Route 7 (Berryville Pike) 2034 Total AMII-Scenario 3 --1. 4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 0 tt r r 4 r Traffic Volume(vph) 231 852 2 7 1097 784 2 3 4 597 0 223 Future Volume(vph) 231 852 2 7 1097 784 2 3 4 597 0 223 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 6.2 5.7 5.9 6.4 4.0 8.6 8.6 9.1 9.1 9.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 0.95 0.95 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.98 1.00 0.95 0.95 1.00 Satd. Flow(prot) 1626 3405 1770 3471 1509 1826 1583 1504 1504 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.98 1.00 0.95 0.95 1.00 Satd. Flow(perm) 1626 3405 1770 3471 1509 1826 1583 1504 1504 1538 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 251 926 2 8 1192 852 2 3 4 649 0 242 RTOR Reduction (vph) 0 0 0 0 0 0 0 0 4 0 0 187 Lane Group Flow(vph) 251 928 0 8 1192 852 0 5 0 324 325 55 Heavy Vehicles(%) 11% 6% 2% 2% 4% 7% 2% 2% 2% 14% 2% 5% Turn Type Prot NA Prot NA Free Split NA Prot Split NA Prot Protected Phases 5 2 1 6 4 4 4 3 3 3 Permitted Phases Free Actuated Green, G (s) 25.1 76.1 1.0 51.0 140.0 2.0 2.0 31.6 31.6 31.6 Effective Green, g(s) 25.1 76.1 1.0 51.0 140.0 2.0 2.0 31.6 31.6 31.6 Actuated g/C Ratio 0.18 0.54 0.01 0.36 1.00 0.01 0.01 0.23 0.23 0.23 Clearance Time(s) 6.2 5.7 5.9 6.4 8.6 8.6 9.1 9.1 9.1 Vehicle Extension(s) 3.0 5.0 3.0 5.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 291 1850 12 1264 1509 26 22 339 339 347 v/s Ratio Prot c0.15 0.27 0.00 c0.34 0.00 0.00 0.22 c0.22 0.04 v/s Ratio Perm c0.56 v/c Ratio 0.86 0.50 0.67 0.94 0.56 0.19 0.00 0.96 0.96 0.16 Uniform Delay, d1 55.8 20.0 69.3 43.1 0.0 68.2 68.0 53.5 53.6 43.5 Progression Factor 1.00 1.00 0.80 1.24 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 22.2 1.0 52.2 8.7 0.8 3.6 0.0 36.9 37.5 0.2 Delay(s) 77.9 21.0 107.6 62.1 0.8 71.8 68.1 90.5 91.1 43.7 Level of Service E C F E A E E F F D Approach Delay(s) 33.1 36.8 70.1 78.0 Approach LOS C D E E Intersection Summary HCM 2000 Control Delay 44.7 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.97 Actuated Cycle Length(s) 140.0 Sum of lost time(s) 30.3 Intersection Capacity Utilization 84.4% ICU Level of Service E _ Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 2 Queues Washington Commons 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd 2034 Total AM-Scenario 3 Lane Group EBL EBT WBT WBR SBL SBR Lane Group Flow(vph) 127 1422 1713 558 761 278 v/c Ratio 0.85 0.64 0.93 0.58 0.96 0.54 Control Delay 95.6 21.5 33.7 10.7 74.9 21.6 Queue Delay 0.0 0.0 0.0 1 0.0 0.0 0.0 Total Delay 95.6 21.5 33.7 10.7 74.9 21.6 Queue Length 50th(ft) 105 567 527 136 353 85 Queue Length 95th(ft) m#186 m331 m653 m180 #478 179 Internal Link Dist(ft) 1238 1353 854 Turn Bay Length (ft) 225 650 620 Base Capacity(vph) 153 2205 1833 963 800 516 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.83 0.64 0.93 0.58 0.95 0.54 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 3 HCM Signalized Intersection Capacity Analysis Washington Commons 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd 2034 Total AM-Scenario 3 Movement EBL EBT WBT WBR SBL SBR Lane Configurations tt tt r r Traffic Volume(vph) 117 1308 1576 513 700 256 Future Volume(vph) 117 1308 1576 513 700 256 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time(s) 6.7 5.3 5.3 5.3 4.5 4.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.97 1.00 Frt 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1752 3282 3406 1468 3072 1509 Flt Permitted 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(perm) 1752 3282 3406 1468 3072 1509 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 127 1422 1713 558 761 278 RTOR Reduction (vph) 0 0 0 173 0 123 Lane Group Flow(vph) 127 1422 1713 385 761 155 Heavy Vehicles(%) 3% 10% 6% 10% 14% 7% Turn Type Prot NA NA Perm Perm Perm Protected Phases 5 2 6 Permitted Phases 6 4 4 Actuated Green, G (s) 12.0 94.1 75.4 75.4 36.1 36.1 Effective Green, g(s) 12.0 94.1 75.4 75.4 36.1 36.1 Actuated g/C Ratio 0.09 0.67 0.54 0.54 0.26 0.26 Clearance Time(s) 6.7 5.3 5.3 5.3 4.5 4.5 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 150 2205 1834 790 792 389 v/s Ratio Prot 0.07 c0.43 c0.50 - v/s Ratio Perm 0.26 c0.25 0.10 v/c Ratio 0.85 0.64 0.93 0.49 0.96 0.40 Uniform Delay, d1 63.1 13.3 30.0 20.2 51.3 43.0 Progression Factor 0.98 1.50 0.93 1.48 1.00 1.00 Incremental Delay, d2 26.8 1.1 5.1 0.9 22.8 0.7 Delay(s) 88.8 21.1 33.0 30.8 74.0 43.6 Level of Service F C C C E D Approach Delay(s) 26.6 32.5 65.9 Approach LOS C C E Intersection Summary HCM 2000 Control Delay 37.7 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.94 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 16.5 Intersection Capacity Utilization 83.8% ICU Level of Service E _ Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 4 Queues Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 t Lane Group EBL EBT EBR WBL WBT WBR NBL NBT SBL SBT SBR Lane Group Flow(vph) 180 1567 420 166 1234 77 868 66 92 71 69 v/c Ratio 0.74 1.11 0.51 1.08 0.81 0.09 1.12 0.19 0.25 0.63 0.27 Control Delay 81.8 81.5 6.9 156.7 25.7 0.4 118.3 14.0 63.7 44.2 2.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 81.8 81.5 6.9 156.7 25.7 0.4 118.3 14.0 63.7 44.2 2.6 Queue Length 50th(ft) 81 -866 90 -172 180 0 -467 6 42 9 0 Wd Queue Length 95th(ft) m110 m#970 m130 #328 321 m1 #598 46 73 #81 0 Internal Link Dist(ft) 1353 329 268 771 Turn Bay Length (ft) 540 150 100 225 150 185 Base Capacity(vph) 245 1418 821 154 1528 832 777 416 365 112 254 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.73 1.11 0.51 1.08 0.81 0.09 1.12 0.16 0.25 0.63 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 5 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 r .4- t Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations tt r ft r Traffic Volume(vph) 166 1442 386 1 152 1135 71 799 7 53 85 9 Future Volume(vph) 166 1442 386 1 152 1135 71 799 7 53 85 _ 9 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.6 7.6 Lane Util. Factor 0.97 0.95 1.00 1.00 0.95 1.00 0.97 1.00 0.97 0.95 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.87 1.00 0.87 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow(prot) 3433 3223 1583 1770 3374 1568 3433 1621 3242 1508 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow(perm) 3433 3223 1583 1770 3374 1568 3433 1621 3242 1508 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 180 1567 420 1 165 1234 77 868 8 58 92 10 RTOR Reduction (vph) 0 0 127 0 0 0 43 0 47 0 0 58 Lane Group Flow(vph) 180 1567 293 0 166 1234 34 868 19 0 92 13 Heavy Vehicles(%) 2% 12% 2% 2% 2% 7% 3% 2% 0% 2% 8% 0% Turn Type Prot NA Perm Prot Prot NA Prot Prot NA Prot NA Protected Phases 5 2 1 1 6 6 3 8 7 4 Permitted Phases 2 Actuated Green, G (s) 9.9 60.7 60.7 12.2 62.5 62.5 31.7 25.7 15.7 5.9 Effective Green, g(s) 9.9 60.7 60.7 12.2 62.5 62.5 31.7 25.7 15.7 5.9 Actuated g/C Ratio 0.07 0.43 0.43 0.09 0.45 0.45 0.23 0.18 0.11 0.04 Clearance Time(s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.6 7.6 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 242 1397 686 154 1506 700 777 297 363 63 v/s Ratio Prot 0.05 c0.49 c0.09 0.37 0.02 c0.25 0.01 0.03 c0.01 v/s Ratio Perm 0.19 v/c Ratio 0.74 1.12 0.43 1.08 0.82 0.05 1.12 0.06 0.25 0.20 Uniform Delay, d1 63.8 39.6 27.6 63.9 33.8 21.9 54.1 47.2 56.8 64.8 Progression Factor 1.09 0.67 0.44 1.24 0.65 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 7.7 61.5 1.2 87.1 4.1 0.1 69.5 0.1 0.4 1.6 Delay(s) 77.1 88.0 13.3 166.2 26.2 22.0 123.6 47.3 57.2 66.3 Level of Service E F B F C C F D E E Approach Delay(s) 72.6 41.7 118.2 62.2 Approach LOS E D F E Intersection Summary HCM 2000 Control Delay 71.5 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 1.07 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 30.0 Intersection Capacity Utilization 92.9% ICU Level of Service F Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 6 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 4/ Movement SBR Lan2[Configurations r Traffic Volume(vph) 120 Future Volume(vph) 120 Ideal Flow(vphpl) 1900 Total Lost time(s) 7.6 Lane Util. Factor 0.95 Frt 0.85 Flt Protected 1.00 Satd. Flow(prot) 1461 Flt Permitted 1.00 Satd. Flow(perm) 1461 Peak-hour factor, PHF 0.92 Adj. Flow(vph) 130 RTOR Reduction (vph) 66 Lane Group Flow(vph) 3 Heavy Vehicles(%) 5% Turn Type Prot Protected Phases 4 Permitted Phases Actuated Green, G (s) 5.9 Effective Green, g(s) 5.9 Actuated g/C Ratio 0.04 Clearance Time(s) 7.6 Vehicle Extension(s) 3.0 Lane Grp Cap(vph) 61 v/s Ratio Prot 0.00 - v/s Ratio Perm v/c Ratio 0.05 - Uniform Delay, d1 64.4 Progression Factor 1.00 - Incremental Delay, d2 0.3 Delay(s) 64.7 - Level of Service E Approach Delay(s) Approach LOS Intersection Summary Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 7 HCM Unsignalized Intersection Capacity Analysis Washington Commons 4: Cole Lane & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations ft r tt r Traffic Volume(veh/h) 1489 60 0 1382 0 42 Future Volume(Veh/h) 1489 60 0 1382 0 42 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 1618 65 0 1502 0 46 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type Raised Raised Median storage veh) 2 2 Upstream signal(ft) 1154 168 pX, platoon unblocked 0.59 0.72 0.59 vC,conflicting volume 1683 2369 809 vC1,stage 1 conf vol 1618 vC2,stage 2 conf vol 751 vCu, unblocked vol 767 476 0 tC,single(s) 4.1 6.8 7.0 tC,2 stage(s) 5.8 tF(s) 2.2 3.5 3.4 p0 queue free% 100 100 93 cM capacity(veh/h) 505 285 632 Direction, Lane# EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 809 809 65 751 751 46 Volume Left 0 0 0 0 0 0 Volume Right 0 0 65 0 0 46 cSH 1700 1700 1700 1700 1700 632 Volume to Capacity 0.48 0.48 0.04 0.44 0.44 0.07 Queue Length 95th(ft) 0 0 0 0 0 6 - Control Delay(s) 0.0 0.0 0.0 0.0 0.0 11.1 Lane LOS B Approach Delay(s) 0.0 0.0 11.1 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 51.2% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 8 Queues Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 Lane Group EBL EBT WBL WBT WBR SBT SBR Lane Group Flow(vph) 190 1458 7 1320 83 115 138 v/c Ratio 0.75 0.57 0.10 0.66 0.07 0.63 0.26 Control Delay 55.1 11.1 66.8 22.2 0.1 74.6 11.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 55.1 11.1 66.8 22.2 0.1 74.6 11.1 Queue Length 50th(ft) 182 260 6 398 0 102 25 Queue Length 95th(ft) m180 m261 23 601 0 162 65 Internal Link Dist(ft) 88 481 576 Turn Bay Length (ft) 300 120 430 Base Capacity(vph) 297 2542 69 1994 1199 204 552 - Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 - Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.57 0.10 0.66 0.07 0.56 0.25 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 9 HCM Signalized Intersection Capacity Analysis Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike) 2034 Total AMII-Scenario 3 --1. .4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 0 tt r 44 4 r Traffic Volume(vph) 175 1341 0 6 1214 76 0 0 0 106 0 127 Future Volume(vph) 175 1341 0 6 1214 76 0 0 0 106 0 127 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 7.6 5.7 7.6 5.7 5.7 7.1 7.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1719 3252 1543 3312 1509 1736 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow(perm) 1719 3252 1543 3312 1509 1736 1538 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 190 1458 0 7 1320 83 0 0 0 115 0 138 RTOR Reduction (vph) 0 0 0 0 0 21 0 0 0 0 0 70 Lane Group Flow(vph) 190 1458 0 7 1320 62 0 0 0 0 115 68 Heavy Vehicles(%) 5% 11% 0% 17% 9% 7% 0% 0% 0% 4% 0% 5% Turn Type Prot NA Prot NA pt+ov Split NA pt+ov Protected Phases 5 2 1 6 64 3 3 4 4 45 Permitted Phases Actuated Green, G (s) 20.6 103.4 1.5 84.3 104.7 14.7 42.4 Effective Green, g(s) 20.6 103.4 1.5 84.3 104.7 14.7 42.4 Actuated g/C Ratio 0.15 0.74 0.01 0.60 0.75 0.10 0.30 Clearance Time(s) 7.6 5.7 7.6 5.7 7.1 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 252 2401 16 1994 1128 182 465 v/s Ratio Prot c0.11 0.45 0.00 c0.40 0.04 c0.07 0.04 v/s Ratio Perm v/c Ratio 0.75 0.61 0.44 0.66 0.06 0.63 0.15 Uniform Delay, d1 57.3 8.7 68.8 18.4 4.6 60.1 35.6 Progression Factor 0.85 1.41 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.5 0.4 18.0 1.7 0.0 7.0 0.1 Delay(s) 53.1 12.6 86.8 20.2 4.7 67.0 35.8 Level of Service D B F C A E D Approach Delay(s) 17.3 19.6 0.0 50.0 Approach LOS B B A D Intersection Summary HCM 2000 Control Delay 20.8 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.72 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 28.7 Intersection Capacity Utilization 66.1% ICU Level of Service C Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 10 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway II 2034 Total AM-Scenario 3 t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y t I tt Traffic Volume(veh/h) 32 203 656 61 249 298 Future Volume(Veh/h) 32 203 656 61 249 298 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 35 221 713 66 271 324 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 348 pX, platoon unblocked vC,conflicting volume 1450 390 779 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 1450 390 779 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 58 64 68 cM capacity(veh/h) 84 615 847 Direction, Lane# WB 1 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 256 475 304 271 162 162 Volume Left 35 0 0 271 0 0 Volume Right 221 0 66 0 0 0 cSH 331 1700 1700 847 1700 1700 Volume to Capacity 0.77 0.28 0.18 0.32 0.10 0.10 Queue Length 95th(ft) 155 0 0 35 0 0 Control Delay(s) 45.0 0.0 0.0 11.2 0.0 0.0 Lane LOS E B Approach Delay(s) 45.0 0.0 5.1 Approach LOS E Intersection Summary Average Delay 8.9 Intersection Capacity Utilization 58.2% ICU Level of Service B Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 11 HCM Unsignalized Intersection Capacity Analysis Washington Commons 7: Cole Lane & Site Access Driveway II 2034 Total AM-Scenario 3 t t Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume(veh/h) 4 0 0 38 60 0 Future Volume(Veh/h) 4 0 0 38 60 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 4 0 0 41 65 0 Pedestrians Lane Width (ft) Walking Speed(ft/s) j Percent Blockage Right turn flare(veh) _ bm Median type None None Median storage veh) Upstream signal(ft) pX, platoon unblocked vC,conflicting volume 106 65 65 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 106 65 65 tC,single(s) 6.4 6.2 4.1 tC,2 stage(s) 91 tF(s) 3.5 3.3 2.2 p0 queue free% 100 100 100 cM capacity(veh/h) 897 1005 1550 Direction, Lane# EB 1 NB 1 SB 1 Volume Total 4 41 65 Volume Left 4 0 0 Volume Right 0 0 0 cSH 897 1550 1700 Volume to Capacity 0.00 0.00 0.04 Queue Length 95th(ft) 0 0 0 Control Delay(s) 9.0 0.0 0.0 Lane LOS A Approach Delay(s) 9.0 0.0 0.0 Approach LOS A Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 13.3% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 12 HCM Unsignalized Intersection Capacity Analysis Washington Commons 8: Gateway Drive Extension & Valley Mill Rd II 2034 Total AM-Scenario 3 t t Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4t Traffic Volume(veh/h) 247 27 19 411 294 39 Future Volume(Veh/h) 247 27 19 411 294 39 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 268 29 21 447 320 42 Pedestrians Lane Width (ft) Walking Speed(ft/s) J Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 1133 pX, platoon unblocked vC,conflicting volume 606 181 362 vC1,stage 1 conf vol - vC2,stage 2 conf vol vCu, unblocked vol 606 181 362 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 37 97 98 cM capacity(veh/h) 425 837 1208 Direction, Lane# EB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 297 170 298 213 149 Volume Left 268 21 0 0 0 Volume Right 29 0 0 0 42 cSH 447 1208 1700 1700 1700 Volume to Capacity 0.66 0.02 0.18 0.13 0.09 Queue Length 95th(ft) 119 1 0 0 0 Control Delay(s) 27.6 1.1 0.0 0.0 0.0 Lane LOS D A Approach Delay(s) 27.6 0.4 0.0 Approach LOS D Intersection Summary Average Delay 7.4 Intersection Capacity Utilization 46.6% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 13 HCM Unsignalized Intersection Capacity Analysis Washington Commons 10: RIRO & Route 7 (Berryville Pike) 2034 Total AM-Scenario 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations ft r tt r Traffic Volume(veh/h) 1451 66 0 1359 0 90 Future Volume(Veh/h) 1451 66 0 1359 0 90 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 1577 72 0 1477 0 98 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 409 913 pX, platoon unblocked 0.58 0.71 0.58 vC,conflicting volume 1577 2316 788 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 527 1 343 0 tC,single(s) 4.1 6.8 6.9 tC,2 stage(s) tF(s) 2.2 3.5 3.3 p0 queue free% 100 100 84 cM capacity(veh/h) 604 449 628 Direction, Lane# EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 788 788 72 738 738 98 Volume Left 0 0 0 0 0 0 Volume Right 0 0 72 0 0 98 cSH 1700 1700 1700 1700 1700 628 Volume to Capacity 0.46 0.46 0.04 0.43 0.43 0.16 Queue Length 95th(ft) 0 0 0 0 0 14 - Control Delay(s) 0.0 0.0 0.0 0.0 0.0 11.8 Lane LOS B - Approach Delay(s) 0.0 0.0 11.8 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 52.3% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total AM-Scenario 3 Page 14 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 103.9 101.6 80.0 0.5 0.0 0.0 0.2 143.6 9.8 31.4 30.4 37.7 Total Del/Veh (s) 120.4 44.6 22.1 99.7 40.3 15.8 58.6 83.4 84.6 201.6 62.6 68.8 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.0 3.6 2.4 0.8 Total Del/Veh (s) 203.2 160.8 26.4 6.7 95.4 7.4 79.0 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 2.0 1.6 2.2 0.0 4.0 18.6 7.9 3.7 0.0 4.1 0.1 0.2 Total Del/Veh (s) 116.0 124.8 126.5 132.5 132.1 36.4 30.6 77.4 26.0 16.4 43.9 79.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.6 7.1 Total Del/Veh (s) 29.8 85.2 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.7 0.7 0.0 0.0 0.0 0.4 Total Del/Veh (s) 21.6 12.8 2.4 0.1 102.1 13.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh(s) 0.3 0.0 2.9 0.5 2.5 0.2 0.2 0.3 Total Del/Veh (s) 75.4 6.4 92.1 19.6 6.1 55.5 35.1 18.7 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 1797.5 1807.0 105.9 96.6 0.1 0.0 350.7 Total Del/Veh (s) 942.2 1169.1 154.5 38.6 10.7 0.8 105.9 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 0.1 0.0 0.1 Total Del/Veh (s) 4.3 0.2 0.2 0.3 Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 1 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh(s) 119.5 0.0 136.3 0.0 0.0 0.0 0.0 27.9 Total Del/Veh (s) 55.7 8.7 51.2 9.3 5.9 0.4 0.1 16.1 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 1.0 0.1 0.5 Total Del/Veh (s) 2.9 2.6 29.5 1.9 15.4 Total Zone Performance Denied Del/Veh(s) 120.5 Total Del/Veh (s) 907.7 Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 2 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue(ft) 145 400 386 68 410 481 48 40 821 1167 854 Average Queue(ft) 135 357 310 9 260 272 7 6 505 634 337 95th Queue(ft) 186 440 456 40 384 416 33 27 948 1291 887 Link Distance(ft) 344 344 1244 1244 90 1256 Upstream Blk Time(%) 64 18 15 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 _ Storage Blk Time(%) 38 57 0 40 2 1 2 19 0 Queuing Penalty(veh) 160 130 0 3 0 0 10 96 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue(ft) 225 1274 1276 463 485 614 636 567 Average Queue(ft) 183 976 989 297 345 421 471 84 95th Queue(ft) 290 1587 1595 422 459 624 666 484 Link Distance(ft) 1244 1244 1324 1324 876 Upstream Blk Time(%) 6 9 0 Queuing Penalty(veh) 44 61 0 Storage Bay Dist(ft) 225 650 650 - Storage Blk Time(%) 3 60 0 1 1 Queuing Penalty(veh) 19 69 0 3 4 Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 3 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 121 540 1352 1351 150 100 361 374 225 177 270 79 Average Queue(ft) 54 310 1272 1279 126 95 314 326 97 148 263 25 95th Queue(ft) 105 693 1566 1564 197 112 387 400 265 172 270 57 Link Distance(ft) 1324 1324 325 325 254 254 Upstream Blk Time(%) 9 13 25 27 60 Queuing Penalty(veh) 92 128 169 183 256 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 42 48 2 51 36 48 0 11 68 Queuing Penalty(veh) 2 69 186 12 286 56 34 3 42 272 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 133 87 142 106 Average Queue(ft) 55 15 66 27 95th Queue(ft) 110 54 123 70 - Link Distance(ft) 787 787 787 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 541 545 120 65 67 152 Average Queue(ft) 302 289 19 11 12 45 95th Queue(ft) 528 516 91 65 66 130 Link Distance(ft) 703 703 112 112 491 Upstream Blk Time(%) 0 1 ' Queuing Penalty(veh) 3 4 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 17 0 Queuing Penalty(veh) 10 1 _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 4 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB A Directions Served L T TR L T T R LT R Maximum Queue(ft) 112 194 158 91 486 480 182 180 182 _ Average Queue(ft) 94 141 119 9 264 250 23 86 82 95th Queue(ft) 122 182 144 47 424 408 119 160 158 Link Distance(ft) 112 112 515 515 566 566 Upstream Blk Time(%) 15 42 16 0 0 Queuing Penalty(veh) 0 320 124 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 15 42 0 23 1 0 Queuing Penalty(veh) 99 73 0 1 1 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB SB Directions Served LR T TR L T T Maximum Queue(ft) 186 754 741 99 155 15 Average Queue(ft) 175 689 633 57 15 1 95th Queue(ft) 190 851 908 99 91 15 Link Distance(ft) 723 723 254 254 Upstream Blk Time(%) 22 7 0 Queuing Penalty(veh) 71 23 0 Storage Bay Dist(ft) 100 Storage Blk Time(%) 2 0 Queuing Penalty(veh) 4 1 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue(ft) 29 Average Queue(ft) 4 95th Queue(ft) 20 Link Distance(ft) Upstream Blk Time(%) ' Queuing Penalty(veh) Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 5 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM-Scenario 3 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB A Directions Served LR LT T Maximum Queue(ft) 228 155 119 _ Average Queue(ft) 140 51 15 95th Queue(ft) 247 140 77 Link Distance(ft) 269 395 395 Upstream Blk Time(%) 6 Queuing Penalty(veh) 20 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB WB WB NB Directions Served T T T R Maximum Queue(ft) 4 478 495 80 Average Queue(ft) 0 197 215 11 95th Queue(ft) 5 587 603 51 Link Distance(ft) 325 703 703 Upstream Blk Time(%) 0 1 Queuing Penalty(veh) 3 4 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty:3152 Washington Commons SimTraffic Report 2034 Total AM-Scenario 3 Page 6 Queues Washington Commons 1: 1-81 S Ramp & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 -11 --1. 4--- t Lane Group EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR Lane Group Flow(vph) 369 1425 19 1267 830 21 24 296 297 290 A Ratio 0.98 0.72 0.27 1.04 0.55 0.33 0.10 1.06 1.07 0.56 Control Delay 94.4 25.5 52.0 82.2 2.8 79.6 0.8 125.4 126.4 9.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 94.4 25.5 52.0 82.2 2.8 79.6 0.8 125.4 126.4 9.7 Queue Length 50th(ft) -370 536 18 -642 0 19 0 -311 -313 0 Queue Length 95th(ft) #572 634 m23 m#645 m0 49 0 #510 #512 83 Internal Link Dist(ft) 311 1238 59 1233 Turn Bay Length (ft) 145 105 45 875 1000 Base Capacity(vph) 378 1980 72 1214 1509 64 241 278 278 520 i Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced A Ratio 0.98 0.72 0.26 1.04 0.55 0.33 0.10 1.06 1.07 0.56 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 1 HCM Signalized Intersection Capacity Analysis Washington Commons 1: 1-81 S Ramp & Route 7 (Berryville Pike) 2034 Total PMII-Scenario 3 --1. 4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 0 tt r r 4 r Traffic Volume(vph) 358 1371 12 18 1229 805 16 5 23 575 0 281 Future Volume(vph) 358 1371 12 18 1229 805 16 5 23 575 0 281 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 6.2 5.7 5.9 6.4 4.0 8.6 8.6 9.1 9.1 9.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 0.95 0.95 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.96 1.00 0.95 0.95 1.00 Satd. Flow(prot) 1626 3402 1770 3471 1509 1794 1583 1504 1504 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.96 1.00 0.95 0.95 1.00 Satd. Flow(perm) 1626 3402 1770 3471 1509 1794 1583 1504 1504 1538 Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Adj. Flow(vph) 369 1413 12 19 1267 830 16 5 24 593 0 290 RTOR Reduction (vph) 0 0 0 0 0 0 0 0 23 0 0 236 Lane Group Flow(vph) 369 1425 0 19 1267 830 0 21 1 296 297 54 Heavy Vehicles(%) 11% 6% 2% 2% 4% 7% 2% 2% 2% 14% 2% 5% Turn Type Prot NA Prot NA Free Split NA Prot Split NA Prot Protected Phases 5 2 1 6 4 4 4 3 3 3 Permitted Phases Free Actuated Green, G (s) 32.5 77.4 3.4 47.3 140.0 4.0 4.0 25.9 25.9 25.9 Effective Green, g(s) 32.5 77.4 3.4 47.3 140.0 4.0 4.0 25.9 25.9 25.9 Actuated g/C Ratio 0.23 0.55 0.02 0.34 1.00 0.03 0.03 0.18 0.18 0.18 Clearance Time(s) 6.2 5.7 5.9 6.4 8.6 8.6 9.1 9.1 9.1 Vehicle Extension(s) 3.0 5.0 3.0 5.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 377 1880 42 1172 1509 51 45 278 278 284 v/s Ratio Prot c0.23 0.42 0.01 c0.37 0.01 0.00 0.20 c0.20 0.03 v/s Ratio Perm c0.55 v/c Ratio 0.98 0.76 0.45 1.08 0.55 0.41 0.02 1.06 1.07 0.19 Uniform Delay, d1 53.4 24.1 67.4 46.4 0.0 66.8 66.1 57.0 57.0 48.2 Progression Factor 1.00 1.00 0.73 1.22 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 40.2 2.9 3.3 43.8 0.6 5.3 0.1 72.1 73.3 0.3 Delay(s) 93.6 27.0 52.7 100.1 0.6 72.2 66.2 129.2 130.3 48.5 Level of Service F C D F A E E F F D Approach Delay(s) 40.7 60.7 69.0 103.1 Approach LOS D E E F Intersection Summary HCM 2000 Control Delay 61.1 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 1.07 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 30.3 Intersection Capacity Utilization 94.5% ICU Level of Service F _ Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 2 Queues Washington Commons 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd 2034 Total PM-Scenario 3 Lane Group EBL EBT WBT WBR SBL SBR Lane Group Flow(vph) 124 1696 1795 764 849 343 A Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Control Delay 120.1 18.7 49.7 0.6 87.3 0.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 120.1 18.7 49.7 0.6 87.3 0.4 Queue Length 50th(ft) 120 272 —904 0 —423 0 Queue Length 95th(ft) m#177 m283 m#980 m0 #553 0 Internal Link Dist(ft) 1238 1353 854 Turn Bay Length (ft) 225 650 620 Base Capacity(vph) 130 2098 1761 1468 829 1509 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced A Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 3 HCM Signalized Intersection Capacity Analysis Washington Commons 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd 2034 Total PM-Scenario 3 Movement EBL EBT WBT WBR SBL SBR Lane Configurations tt tt r r Traffic Volume(vph) 117 1594 1687 718 798 322 Future Volume(vph) 117 1594 1687 718 798 322 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time(s) 6.7 5.3 5.3 4.0 7.4 4.0 Lane Util. Factor 1.00 0.95 0.95 1.00 0.97 1.00 Frt 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1752 3282 3406 1468 3072 1509 Flt Permitted 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(perm) 1752 3282 3406 1468 3072 1509 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 - Adj. Flow(vph) 124 1696 1795 764 849 343 RTOR Reduction (vph) 0 0 0 0 0 0 Lane Group Flow(vph) 124 1696 1795 764 849 343 Heavy Vehicles(%) 3% 10% 6% 10% 14% 7% Turn Type Prot NA NA Free Prot Free Protected Phases 5 2 6 4 Permitted Phases Free Free Actuated Green, G (s) 10.4 89.5 72.4 140.0 37.8 140.0 Effective Green, g(s) 10.4 89.5 72.4 140.0 37.8 140.0 Actuated g/C Ratio 0.07 0.64 0.52 1.00 0.27 1.00 Clearance Time(s) 6.7 5.3 5.3 7.4 Vehicle Extension(s) 3.0 3.0 3.0 3.0 - Lane Grp Cap(vph) 130 2098 1761 1468 829 1509 v/s Ratio Prot 0.07 c0.52 c0.53 c0.28 v/s Ratio Perm 0.52 0.23 v/c Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Uniform Delay, d1 64.6 18.8 33.8 0.0 51.1 0.0 Progression Factor 1.16 0.87 0.90 1.00 1.00 1.00 Incremental Delay, d2 45.6 2.0 19.3 0.6 37.5 0.4 Delay(s) 120.4 18.3 49.6 0.6 88.6 0.4 Level of Service F B D A F A Approach Delay(s) 25.3 35.0 63.2 Approach LOS C C E Intersection Summary HCM 2000 Control Delay 37.8 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 1.03 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 19.4 Intersection Capacity Utilization 92.0% ICU Level of Service F _ Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 4 Queues Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 t Lane Group EBL EBT EBR WBL WBT WBR NBL NBT SBL SBT SBR Lane Group Flow(vph) 322 1424 766 206 1401 192 701 89 197 176 172 A Ratio 0.94 1.02 0.88 1.01 0.93 0.23 1.04 0.26 0.66 0.81 0.65 Control Delay 83.8 52.6 21.3 121.2 41.2 5.9 99.3 16.5 72.0 40.2 15.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 83.8 52.6 21.3 121.2 41.2 5.9 99.3 16.5 72.0 40.2 15.2 Queue Length 50th(ft) 150 -679 286 -202 292 0 -354 11 90 15 0 Md Queue Length 95th(ft) m#192 m#801 m514 m#325 #771 m56 #479 62 132 #144 40 Internal Link Dist(ft) 1353 329 268 771 Turn Bay Length (ft) 540 150 100 225 150 185 Base Capacity(vph) 343 1402 872 203 1506 825 674 343 335 216 265' Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced A Ratio 0.94 1.02 0.88 1.01 0.93 0.23 1.04 0.26 0.59 0.81 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 5 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 r .4- t Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations tt r tt r Traffic Volume(vph) 306 1353 728 10 185 1331 182 666 13 71 187 16 Future Volume(vph) 306 1353 728 10 185 1331 182 666 13 71 187 16 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.8 7.6 Lane Util. Factor 0.97 0.95 1.00 1.00 0.95 1.00 0.97 1.00 0.97 0.95 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.87 1.00 0.86 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow(prot) 3433 3223 1583 1770 3374 1568 3433 1632 3242 1493 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow(perm) 3433 3223 1583 1770 3374 1568 3433 1632 3242 1493 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow(vph) 322 1424 766 11 195 1401 192 701 14 75 197 17 RTOR Reduction (vph) 0 0 184 0 0 0 106 0 62 0 0 152 Lane Group Flow(vph) 322 1424 582 0 206 1401 86 701 27 0 197 24 Heavy Vehicles(%) 2% 12% 2% 2% 2% 7% 3% 2% 0% 2% 8% 0% Turn Type Prot NA Perm Prot Prot NA Prot Prot NA Prot NA Protected Phases 5 2 1 1 6 6 3 8 7 4 Permitted Phases 2 Actuated Green, G (s) 14.0 60.9 60.9 16.1 62.5 62.5 27.5 24.1 13.0 6.0 Effective Green, g(s) 14.0 60.9 60.9 16.1 62.5 62.5 27.5 24.1 13.0 6.0 Actuated g/C Ratio 0.10 0.43 0.43 0.12 0.45 0.45 0.20 0.17 0.09 0.04 Clearance Time(s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.8 7.6 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 343 1402 688 203 1506 700 674 280 301 63 v/s Ratio Prot 0.09 c0.44 c0.12 0.42 0.05 c0.20 0.02 0.06 c0.02 v/s Ratio Perm 0.37 v/c Ratio 0.94 1.02 0.85 1.01 0.93 0.12 1.04 0.10 0.65 0.38 Uniform Delay, d1 62.6 39.5 35.3 62.0 36.7 22.7 56.2 48.8 61.3 65.2 Progression Factor 1.02 0.81 0.72 1.06 0.86 3.98 1.00 1.00 1.00 1.00 Incremental Delay, d2 19.0 20.1 5.9 57.8 9.0 0.3 45.5 0.2 5.0 3.8 Delay(s) 82.7 52.3 31.4 123.6 40.8 90.6 101.7 48.9 66.4 69.0 Level of Service F D C F D F F D E E Approach Delay(s) 49.8 55.6 95.8 66.9 Approach LOS D E F E Intersection Summary HCM 2000 Control Delay 59.7 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 0.99 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 30.0 Intersection Capacity Utilization 95.9% ICU Level of Service F Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 6 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 4/ Movement SBR Lan2[Configurations r Traffic Volume(vph) 314 Future Volume(vph) 314 Ideal Flow(vphpl) 1900 Total Lost time(s) 7.6 Lane Util. Factor 0.95 Frt 0.85 Flt Protected 1.00 Satd. Flow(prot) 1461 Flt Permitted 1.00 Satd. Flow(perm) 1461 Peak-hour factor, PHF 0.95 Adj. Flow(vph) 331 RTOR Reduction (vph) 165 Lane Group Flow(vph) 7 Heavy Vehicles(%) 5% Turn Type Prot Protected Phases 4 Permitted Phases Actuated Green, G (s) 6.0 Effective Green, g(s) 6.0 Actuated g/C Ratio 0.04 Clearance Time(s) 7.6 Vehicle Extension(s) 3.0 Lane Grp Cap(vph) 62 v/s Ratio Prot 0.01 v/s Ratio Perm v/c Ratio 0.12 Uniform Delay, d1 64.5 Progression Factor 1.00 Incremental Delay, d2 0.9 Delay(s) 65.3 Level of Service E Approach Delay(s) Approach LOS Intersection Summary Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 7 HCM Unsignalized Intersection Capacity Analysis Washington Commons 4: Cole Lane & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations tt r tt r Traffic Volume(veh/h) 1532 119 0 1770 0 131 Future Volume(Veh/h) 1532 119 0 1770 0 131 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate(vph) 1613 125 0 1863 0 138 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type Raised Raised Median storage veh) 2 2 Upstream signal(ft) 1154 168 pX, platoon unblocked 0.60 0.79 0.60 vC,conflicting volume 1738 2544 806 vC1,stage 1 conf vol 1613 vC2,stage 2 conf vol 932 vCu, unblocked vol 913 272 0 tC,single(s) 4.1 6.8 7.0 tC,2 stage(s) 5.8 tF(s) 2.2 3.5 3.4 p0 queue free% 100 100 79 cM capacity(veh/h) 456 614 648 Direction, Lane# EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 806 806 125 932 932 138 Volume Left 0 0 0 0 0 0 Volume Right 0 0 125 0 0 138 cSH 1700 1700 1700 1700 1700 648 Volume to Capacity 0.47 0.47 0.07 0.55 0.55 0.21 Queue Length 95th(ft) 0 0 0 0 0 20 - Control Delay(s) 0.0 0.0 0.0 0.0 0.0 12.1 Lane LOS B Approach Delay(s) 0.0 0.0 12.1 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 57.1% ICU Level of Service B Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 8 Queues Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 t Lane Group EBL EBT WBL WBT WBR NBT SBT SBR Lane Group Flow(vph) 177 1428 5 1548 113 17 100 173 A Ratio 0.81 0.57 0.08 0.77 0.10 0.25 0.70 0.37 Control Delay 70.4 9.1 68.4 25.6 0.4 60.8 87.4 22.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 70.4 9.1 68.4 25.6 0.4 60.8 87.4 22.3 Queue Length 50th(ft) 169 221 5 512 0 11 89 59 Queue Length 95th(ft) m192 m260 20 742 4 38 #172 130 Internal Link Dist(ft) 88 481 109 576 Turn Bay Length (ft) 300 120 430 Base Capacity(vph) 240 2504 59 2008 1142 68 152 465 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced A Ratio 0.74 0.57 0.08 0.77 0.10 0.25 0.66 0.37 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 9 HCM Signalized Intersection Capacity Analysis Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike) 2034 Total PMII-Scenario 3 --1. .4--- t i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 0 tt r 4 r Traffic Volume(vph) 175 1404 10 5 1533 112 8 4 5 98 1 171 Future Volume(vph) 175 1404 10 5 1533 112 8 4 5 98 1 171 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time(s) 7.6 5.7 7.6 5.7 5.7 8.3 7.1 7.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 1.00 0.85 0.96 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.98 0.95 1.00 Satd. Flow(prot) 1719 3251 1543 3312 1509 1783 1741 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.98 0.95 1.00 Satd. Flow(perm) 1719 3251 1543 3312 1509 1783 1741 1538 Peak-hour factor, PHF 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 Adj. Flow(vph) 177 1418 10 5 1548 113 8 4 5 99 1 173 RTOR Reduction (vph) 0 0 0 0 0 39 0 5 0 0 0 64 Lane Group Flow(vph) 177 1428 0 5 1548 74 0 12 0 0 100 109 Heavy Vehicles(%) 5% 11% 0% 17% 9% 7% 0% 0% 0% 4% 0% 5% Turn Type Prot NA Prot NA pt+ov Split NA Split NA pt+ov Protected Phases 5 2 1 6 64 3 3 4 4 45 Permitted Phases Actuated Green, G (s) 17.9 96.8 1.0 79.9 91.4 2.0 11.5 36.5 Effective Green, g(s) 17.9 96.8 1.0 79.9 91.4 2.0 11.5 36.5 Actuated g/C Ratio 0.13 0.69 0.01 0.57 0.65 0.01 0.08 0.26 Clearance Time(s) 7.6 5.7 7.6 5.7 8.3 7.1 Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap(vph) 219 2247 11 1890 985 25 143 400 v/s Ratio Prot c0.10 0.44 0.00 c0.47 0.05 c0.01 c0.06 0.07 v/s Ratio Perm v/c Ratio 0.81 0.64 0.45 0.82 0.07 0.48 0.70 0.27 Uniform Delay, d1 59.4 11.9 69.2 24.2 8.9 68.5 62.6 41.2 Progression Factor 0.90 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 12.1 0.8 27.0 4.1 0.0 14.0 13.9 0.4 Delay(s) 65.6 12.8 96.3 28.3 8.9 82.4 76.5 41.6 Level of Service E B F C A F E D Approach Delay(s) 18.6 27.2 82.4 54.4 Approach LOS B C F D Intersection Summary HCM 2000 Control Delay 25.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.80 _ Actuated Cycle Length(s) 140.0 Sum of lost time(s) 28.7 Intersection Capacity Utilization 79.2% ICU Level of Service D Analysis Period(min) 15 c Critical Lane Group Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 10 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway II 2034 Total PM-Scenario 3 t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y 0 1 tt Traffic Volume(veh/h) 51 195 555 51 265 664 Future Volume(Veh/h) 51 195 555 51 265 664 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 55 212 603 55 288 722 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 348 pX, platoon unblocked vC,conflicting volume 1568 329 658 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 1568 329 658 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 24 68 69 cM capacity(veh/h) 72 673 939 Direction, Lane# WB 1 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 267 402 256 288 361 361 Volume Left 55 0 0 288 0 0 Volume Right 212 0 55 0 0 0 cSH 247 1700 1700 939 1700 1700 Volume to Capacity 1.08 0.24 0.15 0.31 0.21 0.21 Queue Length 95th(ft) 283 0 0 33 0 0 Control Delay(s) 123.5 0.0 0.0 10.5 0.0 0.0 Lane LOS F B Approach Delay(s) 123.5 0.0 3.0 Approach LOS F Intersection Summary Average Delay 18.6 Intersection Capacity Utilization 56.5% ICU Level of Service B Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 11 HCM Unsignalized Intersection Capacity Analysis Washington Commons 7: Cole Lane & Site Access Driveway II 2034 Total PM-Scenario 3 t t Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume(veh/h) 4 0 0 127 119 0 Future Volume(Veh/h) 4 0 0 127 119 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 4 0 0 138 129 0 Pedestrians Lane Width (ft) Walking Speed(ft/s) j Percent Blockage Right turn flare(veh) _ bm Median type None None Median storage veh) Upstream signal(ft) pX, platoon unblocked vC,conflicting volume 267 129 129 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 267 129 129 tC,single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 99 100 100 cM capacity(veh/h) 727 926 1469 Direction, Lane# EB 1 NB 1 SB 1 Volume Total 4 138 129 Volume Left 4 0 0 Volume Right 0 0 0 cSH 727 1469 1700 Volume to Capacity 0.01 0.00 0.08 Queue Length 95th(ft) 0 0 0 Control Delay(s) 10.0 0.0 0.0 Lane LOS A Approach Delay(s) 10.0 0.0 0.0 Approach LOS A Intersection Summary Average Delay 0.1 Intersection Capacity Utilization 16.7% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 12 HCM Unsignalized Intersection Capacity Analysis Washington Commons 8: Gateway Drive Extension & Valley Mill Rd II 2034 Total PM-Scenario 3 t t Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 4t Traffic Volume(veh/h) 146 32 38 401 586 132 Future Volume(Veh/h) 146 32 38 401 586 132 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 159 35 41 436 637 143 Pedestrians Lane Width (ft) Walking Speed(ft/s) J Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 1133 pX, platoon unblocked vC,conflicting volume 1008 390 780 vC1,stage 1 conf vol - vC2,stage 2 conf vol vCu, unblocked vol 1008 390 780 tC,single(s) 6.8 6.9 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 30 94 95 cM capacity(veh/h) 229 614 846 Direction, Lane# EB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 194 186 291 425 355 Volume Left 159 41 0 0 0 Volume Right 35 0 0 0 143 cSH 258 846 1700 1700 1700 Volume to Capacity 0.75 0.05 0.17 0.25 0.21 Queue Length 95th(ft) 136 4 0 0 0 Control Delay(s) 51.8 2.5 0.0 0.0 0.0 Lane LOS F A Approach Delay(s) 51.8 1.0 0.0 Approach LOS F Intersection Summary Average Delay 7.2 Intersection Capacity Utilization 52.6% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 13 HCM Unsignalized Intersection Capacity Analysis Washington Commons 10: RIRO & Route 7 (Berryville Pike) 2034 Total PM-Scenario 3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations ft r tt r Traffic Volume(veh/h) 1551 60 0 1708 0 79 Future Volume(Veh/h) 1551 60 0 1708 0 79 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate(vph) 1686 65 0 1857 0 86 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) 409 913 pX, platoon unblocked 0.58 0.77 0.58 vC,conflicting volume 1686 2614 843 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 720 1 210 0 tC,single(s) 4.1 6.8 6.9 tC,2 stage(s) tF(s) 2.2 3.5 3.3 p0 queue free% 100 100 86 cM capacity(veh/h) 513 591 629 Direction, Lane# EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 843 843 65 928 928 86 Volume Left 0 0 0 0 0 0 Volume Right 0 0 65 0 0 86 cSH 1700 1700 1700 1700 1700 629 Volume to Capacity 0.50 0.50 0.04 0.55 0.55 0.14 Queue Length 95th(ft) 0 0 0 0 0 12 - Control Delay(s) 0.0 0.0 0.0 0.0 0.0 11.6 Lane LOS B Approach Delay(s) 0.0 0.0 11.6 Approach LOS B Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 54.4% ICU Level of Service A Analysis Period(min) 15 Washington Commons Synchro 11 Report 2034 Total PM-Scenario 3 Page 14 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 1: 1-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh(s) 685.3 684.3 732.5 0.3 0.0 0.0 43.8 129.5 32.6 3.3 4.4 272.6 Total Del/Veh (s) 127.2 35.1 18.7 101.7 50.0 17.4 81.7 84.8 89.9 129.3 156.4 65.6 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh(s) 0.0 0.0 0.0 0.1 22.1 20.5 5.3 Total Del/Veh (s) 155.1 63.5 30.6 7.8 126.1 13.2 55.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh(s) 5.2 3.7 5.1 0.0 12.0 37.0 19.8 2.7 0.0 3.0 0.1 0.4 Total Del/Veh (s) 97.3 82.6 88.8 121.9 128.7 43.4 39.7 86.8 33.3 16.6 43.4 123.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh(s) 0.8 13.1 Total Del/Veh (s) 44.9 69.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh(s) 0.3 0.4 0.4 0.0 8.1 0.6 Total Del/Veh (s) 16.9 10.1 7.8 27.2 162.4 18.2 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh(s) 0.0 0.0 0.0 266.7 274.0 281.1 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 78.2 6.2 3.4 119.1 80.1 21.0 66.0 67.5 21.2 59.5 29.1 41.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh(s) 133.9 Total Del/Veh (s) 45.0 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh(s) 1627.0 1633.1 24.0 20.3 0.1 0.0 264.1 Total Del/Veh (s) 650.2 646.8 113.2 21.7 8.9 0.8 66.5 Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 1 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh(s) 0.1 7.4 0.0 3.8 Total Del/Veh (s) 44.0 7.9 0.2 4.8 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh(s) 4.1 0.0 3.3 0.0 0.0 0.0 0.0 0.5 Total Del/Veh (s) 24.5 1.1 13.3 6.0 1.8 0.6 0.4 4.2 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh(s) 0.0 0.0 5.6 0.1 2.8 Total Del/Veh (s) 1.6 0.7 89.8 2.5 45.9 Total Zone Performance Denied Del/Veh(s) 283.4 Total Del/Veh (s) 848.2 Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 2 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 Intersection: 1: 1-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue(ft) 145 400 383 102 598 733 100 102 45 708 882 742 Average Queue(ft) 134 370 336 20 322 337 3 40 24 436 510 431 95th Queue(ft) 191 392 437 65 497 548 101 95 55 776 951 827 Link Distance(ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time(%) 76 20 0 8 2 Queuing Penalty(veh) 0 0 0 0 0 Storage Bay Dist(ft) 145 105 45 875 1000 Storage Blk Time(%) 44 56 0 46 16 14 0 4 0 Queuing Penalty(veh) 299 202 0 8 4 3 2 21 1 Intersection: 2: Route 7 (Berryville Pike) & 1-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue(ft) 225 888 878 515 556 644 650 920 Average Queue(ft) 147 537 561 327 375 540 579 419 95th Queue(ft) 266 1152 1174 477 517 746 747 1133 Link Distance(ft) 1244 1244 1324 1324 876 Upstream Blk Time(%) 1 1 12 - Queuing Penalty(veh) 8 12 0 Storage Bay Dist(ft) 225 650 650 Storage Blk Time(%) 4 33 1 7 8 Queuing Penalty(veh) 34 38 2 24 59 Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 3 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue(ft) 200 540 1273 1280 150 100 372 378 225 169 270 103 Average Queue(ft) 100 315 967 1012 143 96 337 347 176 147 262 34 95th Queue(ft) 178 668 1638 1631 180 109 357 372 310 171 269 75 Link Distance(ft) 1324 1324 325 325 254 254 Upstream Blk Time(%) 3 4 40 44 62 Queuing Penalty(veh) 37 53 342 377 231 Storage Bay Dist(ft) 540 540 150 100 225 150 Storage Blk Time(%) 0 23 39 8 52 40 59 1 10 70 Queuing Penalty(veh) 2 70 286 52 344 78 108 8 32 234 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue(ft) 186 163 348 185 Average Queue(ft) 100 49 167 115 95th Queue(ft) 165 121 285 218 - Link Distance(ft) 787 787 787 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 185 Storage Blk Time(%) 8 2 Queuing Penalty(veh) 13 3 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue(ft) 481 483 120 156 155 402 Average Queue(ft) 242 225 27 101 112 185 95th Queue(ft) 462 444 109 169 167 414 Link Distance(ft) 703 703 112 112 491 Upstream Blk Time(%) 5 10 4 ' Queuing Penalty(veh) 40 83 5 Storage Bay Dist(ft) 120 _ Storage Blk Time(%) 14 0 Queuing Penalty(veh) 16 2 _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 4 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB A Directions Served L T TR L T T R LTR LT R Maximum Queue(ft) 112 180 147 100 571 574 430 61 205 241 _ Average Queue(ft) 93 136 119 10 524 526 315 17 91 117 95th Queue(ft) 120 173 137 52 624 633 621 47 170 208 Link Distance(ft) 112 112 515 515 119 566 566 Upstream Blk Time(%) 16 39 17 46 63 Queuing Penalty(veh) 0 323 145 0 0 Storage Bay Dist(ft) 300 120 430 Storage Blk Time(%) 16 39 0 56 60 1 Queuing Penalty(veh) 111 68 0 3 67 11 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue(ft) 186 684 650 96 110 - Average Queue(ft) 178 518 392 45 5 95th Queue(ft) 192 795 822 85 52 Link Distance(ft) 723 723 254 Upstream Blk Time(%) 4 1 Queuing Penalty(veh) 10 4 Storage Bay Dist(ft) 100 Storage Blk Time(%) 1 0 Queuing Penalty(veh) 3 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue(ft) 33 36 Average Queue(ft) 4 8 95th Queue(ft) 20 63 Link Distance(ft) 166 Upstream Blk Time(%) 3 ' Queuing Penalty(veh) 0 Storage Bay Dist(ft) _ Storage Blk Time(%) Queuing Penalty(veh) _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 5 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM-Scenario 3 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB SB A Directions Served LR LT T TR Maximum Queue(ft) 144 108 41 9 _ Average Queue(ft) 69 29 3 0 95th Queue(ft) 131 84 35 5 Link Distance(ft) 269 395 395 723 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue(ft) 738 737 67 Average Queue(ft) 678 689 5 95th Queue(ft) 817 812 35 Link Distance(ft) 703 703 Upstream Blk Time(%) 7 14 Queuing Penalty(veh) 65 128 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Zone Summary Zone wide Queuing Penalty: 4070 _ Washington Commons SimTraffic Report 2034 Total PM-Scenario 3 Page 6