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HomeMy WebLinkAboutPCAgenda2025April21.Call to Order 2.Pledge of Allegiance 3.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 4.Committee Reports 5.Citizen Comments 6.Public Hearings 6.A.Rezoning #02-25 of Stephenson Depot Commercial (Croatan Capital II, LLC) - (Mr. Klein) Submitted to rezone +/- 2.78-acres from B2 (General Business) Zoning District to B2 (General Business) District with proffers and +/- 3-acres from M1 (Light Industrial) Zoning District to B2 (General Business) Zoning District with proffers. The property is located at the northeast quadrant of the intersection of Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (VA Route 761) and are identified by Property Identification Numbers 44-A-42 and 44-A-43 in the Stonewall Magisterial District. 6.B.Conditional Use Permit #03-25 for Ehsan Yousefie (Famili Ventures, LLC) - (Mrs. Feltner) Submitted for a slaughterhouse, farm market, and an event center on +/- 45.96-acres. The property is located at 686 Shady Elm Road, Winchester, and is identified by Property Identification Number 74-A-67 in the Back Creek Magisterial District. 6.C.Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway AGENDA PLANNING COMMISSION WEDNESDAY, APRIL 2, 2025 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC04-02-25REZ02-25_Redacted.pdf PC04-02-25REZ02-25_TIA.pdf PC04-02-25CUP03-25_Redacted.pdf 1 Engineering) - (Mrs. Peloquin) Submitted for a special event facility, restaurant, and campground. The property is located at 515 Vaucluse Spring Lane, Stephens City and is identified by Property Identification Number 84-A-53A in the Back Creek Magisterial District. The public hearing comment period was opened on March 19 and was continued to April 2 by the Planning Commission. 7.Other 7.A.Current Planning Applications 8.Adjourn PC04-02-25CUP01-25_Redacted.pdf 2 Planning Commission Agenda Item Detail Meeting Date: April 2, 2025 Agenda Section: Public Hearings Title: Rezoning #02-25 of Stephenson Depot Commercial (Croatan Capital II, LLC) - (Mr. Klein) Attachments: PC04-02-25REZ02-25_Redacted.pdf PC04-02-25REZ02-25_TIA.pdf 3 REZONING #02-25 Stephenson Depot (Croatan Capital II, LLC) Staff Report for the Planning Commission Prepared: March 27, 2025 Staff Contact: M. Tyler Klein, AICP, Senior Planner Executive Summary: Meeting Schedule Planning Commission: April 2, 2025 Action: Pending Board of Supervisors: April 23, 2025 Action: Pending Property Information Property Identification Number (PIN) 44-A-42 & 44-A-43 Address Martinsburg Pike (Route 11) & Old Charles Town Road (Route 761) Magisterial District Stonewall Acreage +/- 5.78-acres Zoning & Present Land Use Zoning: B2 (General Business) & M1 (Light Industrial) Districts Land Use: Residential/Vacant Proposed Zoning B2 (General Business) Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) Land Use: Residential & Vacant South: RA Land Use: Vacant East: M1 (Light Industrial) Land Use: Vacant West: M1 & RA Land Use: Residential Proposed Use This is a request to rezone +/-5.78-acres from B2 (General Business) and M1 (Light Industrial) Zoning Districts to B2 (General Business) Zoning District with proffers to enable commercial development. Positives Concerns The proposed rezoning fully implements Plan policy specific to planned transportation improvements to roadways in the vicinity of the subject property. The proposed rezoning limits site access to one (1) right-in/right-out from Route 11 and The proffer statement excludes a number of uses (Proffer B-2), however, this may not fully provide those uses that “serve nearby residents” as envisioned for this area of the County in the Comprehensive Plan. 4 Page 2 of 5 one (1) full movement entrance from Old Charles Town Road. Pedestrian facilities are to be provided along Route 11 and Old Charles Town Road. Site design controls are proffered to limit building height to 30 feet, a commitment to high-quality construction materials, screening of mechanical equipment, and enhanced landscaping and screening from public streets. The included site controls seek to implement Plan policy specific to neighborhood retail and community scale contained in the Northeast Land Use Plan. Self-storage uses are limited by the GDP to the rear of the site, as not to be the predominate use encouraging the site to be primarily used for neighborhood retail. Monetary contributions are included to off-set impacts to local fire and rescue services. 5 Page 3 of 5 Review Agency Comments: Review Agency Comment Date Comment Summary Status Frederick County (FC) Public Works July 13, 2023 “We offer no comments at this time.” FC Fire Marshal July 11, 2024 “No comments at this time.” FC County Attorney January 28, 2025 See attached comment letter. Comments addressed. Frederick Water July 13, 2023 See attached comment letter. Virginia Department of Transportation (VDOT) February 27, 2025 “VDOT has reviewed the latest GDP for the Stephenson Depot rezoning application and we are in agreement with the proposed entrance locations shown on the plan. Please note that entrance locations are subject to final design and approval by VDOT at the time of final site plan submission. VDOT has no additional comments on this application.” See attached comment letter. Planning & Zoning Staff Analysis: Comprehensive Plan Conformance: The Comprehensive Plan (adopted November 2021) and the Northeast Land Use Plan (NELUP, 2023) provide guidance on the future development of the subject property. The Plan identifies the subject property with a “business” land use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). Further, the NELUP plan states: “The area between Old Charles Town Road and Stephenson Road located immediately east and west of the existing rail corridor is identified for future business uses. More specifically, business uses in this area east of the rail corridor should be of a neighborhood or community scale and be intended to serve the nearby residents of Snowden Bridge and the Stephenson Rural Community Center. Properties west of the rail corridor may be well suited to meet community needs for anchor retail, and further study of these properties may be appropriate to determine whether the inclusion of residential uses would be necessary to support such activity.” The proposed rezoning may not fully implement plan policy specific to business uses envisioned in this area of the County. The proffer statement excludes a number of uses, such as adult retail and amusement, however, this may not fully provide those uses that “serve nearby residents” and 6 Page 4 of 5 of a neighborhood scale. A commitment to uses allowed rather than excluded may better address Plan policy. The proffer statement includes site design controls, including limiting the maximum building height to 30 feet, a commitment to high-quality construction materials, screening roof-mounted mechanical equipment, and enhanced landscaping and screening from public streets. The location of any future self-storage is limited to the rear of the property as to not be the predominate use. The included site design controls seek to implement Plan policy specific to neighborhood retail and community scale contained in the Northeast Land Use Plan. Transportation & Site Access The Plan also identifies transportation improvements in the vicinity of the subject property. Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761) are identified as “improved collector roadways” (see inset below). A future roundabout is also planned at the intersection of the above roadways. The proffer statement includes improvements to serve the proposed development and for the future condition of the adjoining roadways. • Site access is limited to one (1) full movement entrance from Old Charles Town Road and one right-in/right-out from Martinsburg Pike (Proffer C-1); • Turn lanes and tapers to serve future entrances (Proffer C-2, 3, & 4); • Pedestrian facilities including a 10-foot (FT) wide multiuse trail along Martinsburg Pike and a 5-FT wide sidewalk along Old Charles Town Road (Proffer C 5 & 6); • Monetary contributions ($50,000) for Martinsburg Pike transportation improvements (Proffer C-7); and • Right-of-way (ROW) reservation for future intersection improvements (roundabout). The proposal is fully consistent with the planned improvements in the Comprehensive Plan. 7 Page 5 of 5 Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis: Proffers (Dated 03/26/2025) Staff Comment Proffer A – General Development Plan No comment. Proffer B – Land Use Restrictions The proffer statement excludes a number of uses (Proffer B-2), however, this may not fully provide those uses that “serve nearby residents.” A commitment to uses allowed rather than excluded may better to address Plan policy relating to serving nearby residences and neighborhoods (i.e. Snowden Bridge). Proffer C – Transportation Enhancements No comment. Proffer D – Site Design Controls No comment. Proffer E – Monetary Contributions to Offset Impact of Development No comment. The generalized development plan (GDP) dated February 17, 2025, is included below and depicts proffer improvements. Following a public hearing, staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on this rezoning application. 8 £¤11 44 A 42 44 A 43 2482MARTINSBURGPIKE 2455MARTINSBURGPIKE 2518MARTINSBURGPIKE 2457MARTINSBURGPIKE 2459MARTINSBURGPIKE 2485MARTINSBURGPIKE 2546MARTINSBURGPIKE 2489MARTINSBURGPIKE 2527MARTINSBURGPIKE 2537MARTINSBURGPIKE MARTINSBURGPIKEEASY LIVING ST OLD CHARLES TOWN RD Application Parcels Sewer and Water Service A rea B2 (General Business District) B3 (Industr ial Transition District) M1 (Light Industrial District) MH1 (Mobile Hom e Com m unity District) TM (Technology-Manufacturing Par k District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 14, 2025 £¤11§¨¦81 §¨¦81 OLD CHARLES TOWN RDEDWINWAY SNOWDEN BRIDGE BLVDWILLARD STJIREH LNCECEWAY EBERTRD EASYLIVING ST STEPHENSON RD FENWAYCIRLEWIN LNMCCANNS RD MILBURN RDMARTINSBURGPIKEStephenson 0 200 400100 Feet REZ # 02 - 25: Stephenson Depot CommercialPINs: 44 - A - 42, 44 - A - 43Rezoning from B2 to B2 and M1 to B2Zoning Map REZ #02-25 REZ #02-25 9 £¤11 44 A 42 44 A 43 2482MARTINSBURGPIKE 2455MARTINSBURGPIKE 2518MARTINSBURGPIKE 2457MARTINSBURGPIKE 2459MARTINSBURGPIKE 2485MARTINSBURGPIKE 2546MARTINSBURGPIKE 2489MARTINSBURGPIKE 2527MARTINSBURGPIKE 2537MARTINSBURGPIKE MARTINSBURGPIKEEASY LIVING ST OLD CHARLES TOWN RD Application Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 14, 2025 £¤11§¨¦81 §¨¦81 OLD CHARLES TOWN RDEDWINWAY SNOWDEN BRIDGE BLVDWILLARD STJIREH LNCECEWAY EBERTRD EASYLIVING ST STEPHENSON RD FENWAYCIRLEWIN LNMCCANNS RD MILBURN RDMARTINSBURGPIKEStephenson 0 200 400100 Feet REZ # 02 - 25: Stephenson Depot CommercialPINs: 44 - A - 42, 44 - A - 43Rezoning from B2 to B2 and M1 to B2Location Map REZ #02-25 REZ #02-25 10 £¤11 44 A 42 44 A 43 2482MARTINSBURGPIKE 2455MARTINSBURGPIKE 2518MARTINSBURGPIKE 2457MARTINSBURGPIKE 2459MARTINSBURGPIKE 2485MARTINSBURGPIKE 2546MARTINSBURGPIKE 2489MARTINSBURGPIKE 2527MARTINSBURGPIKE 2537MARTINSBURGPIKE MARTINSBURGPIKEEASY LIVING ST OLD CHARLES TOWN RD Application Parcels Sewer and Water Service A reaLong R ange Land Use Business Rural Community Center Sensitive Natural Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 14, 2025 £¤11§¨¦81 §¨¦81 OLD CHARLES TOWN RDEDWINWAY SNOWDEN BRIDGE BLVDWILLARD STJIREH LNCECEWAY EBERTRD EASYLIVING ST STEPHENSON RD FENWAYCIRLEWIN LNMCCANNS RD MILBURN RDMARTINSBURGPIKEStephenson 0 200 400100 Feet REZ # 02 - 25: Stephenson Depot CommercialPINs: 44 - A - 42, 44 - A - 43Rezoning from B2 to B2 and M1 to B2Long Range Land Use Map REZ #02-25 REZ #02-25 11 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 1 STEPHENSON DEPOT COMMERCIAL PROFFER STATEMENT REZONING: RZ # ____ B2, Business General District and M1, Light Industrial District to B2, Business General District PROPERTY: 5.78± acres Tax Parcel #44-A-42 and 44-A-43 (hereafter the “Property”) RECORD OWNER: Croatan Capital II, LLC APPLICANT: Croatan Capital II, LLC PROJECT NAME: Stephenson Depot Commercial ORIGINAL DATE OF PROFFERS: June 30, 2023 REVISION DATE: December 16, 2024; February 4, 2025; March 26, 2025 Preliminary Matters 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 Owners hereby proffer that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #_______ for the rezoning of 8.75± acres from the B2, Business General District and M1, Light Industrial District with proffers and RA, Rural Areas District to the B2, Business General District with proffers, development of the Property shall be done in conformity with the terms and conditions set forth herein, which shall supersede and replace all proffers that have been made prior hereto, except to the extent that such terms and conditions may be subsequently amended or revised by the Owners and such be 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 have no effect whatsoever. These proffers shall be binding upon the Owners and any legal successors, heirs, or assigns and the term “Owner” as used herein shall include any legal successors, heirs, or assigns. The Property is identified as Tax Map Parcels 44-A-42 and 44-A-43 owned by Croatan Capital II, LLC and recorded as Instrument No. 220014000. 12 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 2 PROFFER STATEMENT A) General Development Plan 1. The Owner shall develop the Property in substantial conformance with the General Development Plan – Stephenson Depot Commercial Rezoning, prepared by Greenway Engineering, Inc., dated February 4, 2025 (the “GDP”), which is attached and included with this Proffer Statement as Exhibit A. 2. The purpose of the GDP is to identify the general location of the Retail Center development area, the general location of landscaped areas along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (VA Route 761), the general location of the battlefield interpretation plaza, and the general location of improvements to Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (VA Route 761), to include entrance locations. 3. The content and components of the GDP may be adjusted to accommodate final design and engineering constraints without the need for new conditional rezoning approval by the Frederick County Board of Supervisors, provided said adjustments do not eliminate, relocate, substantially alter, or add upon the project components described herein. B) Land Use Restrictions 1. The Owner hereby proffers that the intensity of commercial uses developed on the Property shall be limited by projected weekday traffic generation to ensure consistency with the traffic impact analysis prepared for this rezoning application. The cumulative projected weekday traffic generation for uses developed on the Property shall not exceed 4,798 daily trips. Projected weekday traffic generation shall be based on data published in the Institute of Traffic Engineers (ITE) Trip Generation Manual, 11th Edition (TripGen 11) and tabulated prior to Site Plan approval for any commercial use proposed on the Property. 2. The Owner hereby proffers to prohibit the following land uses within the Property: Adult Retail Amusement, Arts, Gambling, and Recreation Industries Hardware, Plumbing, Heating Equipment and Supplies Merchant Wholesalers Household Appliances, Electrical, and Electronic Goods Merchant Wholesalers Personal and Household Goods Repair and Maintenance Social Assistance Services Technical and Trade Schools Truck Stops and Fast Fuel Diesel Fueling Wired and Wireless Telecommunication Carriers 13 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 3 3. The Owner hereby prohibits the development of Storage-Service Storage Facilities on the Property except where expressly delineated on the GDP. C) Transportation Enhancements 1. The Owner hereby proffers to provide access to the Property via one full movement commercial entrance on Old Charles Town Road and one right- in/right-out commercial entrance on Martinsburg Pike as depicted on the GDP, both of which shall be open for public use for any use established on the Property. No other entrances shall be permitted on the Property. The Owner proffers to construct both entrances prior to the issuance of the first occupancy permit for the Property. 2. The Owner hereby proffers to construct a right turn lane and a taper on the northbound approach to the full movement entrance on Martinsburg Pike as depicted on the GDP. The Owner proffers to construct this improvement prior to the issuance of the first occupancy permit for the Property. 3. The Owner hereby proffers to construct a right turn lane and a taper on the westbound approach to the full movement entrance on Old Charles Town Road as depicted on the GDP. The Owner proffers to construct this improvement prior to the issuance of the first occupancy permit for the Property. 4. The Owner hereby proffers to construct a left turn lane on the eastbound approach to the full movement entrance on Old Charles Town Road as depicted on the GDP. The Owner proffers to construct this improvement prior to the issuance of the first occupancy permit for the Property. 5. The Owner hereby proffers to construct a 10-foot-wide asphalt multi-purpose trail along the Martinsburg Pike frontage of the Property as depicted on the GDP. The Owner further proffers to interconnect the trail on the Property to the existing trail on the adjoining battlefield property by constructing a trail segment on said property as depicted on the GDP. The trail segment constructed on the battlefield property shall be subject to approval by the Shenandoah Valley Battlefields Foundation. The Owner proffers to construct this improvement prior to the issuance of the first occupancy permit for the Property. 6. The Owner hereby proffers to construct a 5-foot-wide sidewalk along the Old Charles Town Road frontage of the Property as depicted on the GDP. The Owner proffers to construct this improvement prior to the issuance of the first occupancy permit for the Property. 7. The Owner hereby proffers to provide a monetary contribution of $50,000.00 that may be applied towards transportation improvements along the Martinsburg Pike corridor. This monetary contribution may be used unconditionally by Frederick County to fund transportation improvements on the Martinsburg Pike corridor, 14 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 4 which may include the Hopewell/Brucetown intersection and may be used as local match funding for any applicable transportation improvement grant or enhancement application. This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the first Site Plan approved for the Property. 8. The Owner hereby proffers to dedicate right-of-way area sufficient for the construction of the northbound right turn lane and taper on Martinsburg Pike and the westbound right turn lane and taper on Old Charles Town Road, to include the 10-foot-wide multi-purpose asphalt trail and 5-foot-wide concrete sidewalk, as depicted on the GDP. The Owner shall further secure all necessary off-site right- of-way area and easements for the full movement entrance on Martinsburg Pike. The Owner shall prepare and record the right-of-way dedication plat that conveys this area to the Commonwealth of Virginia prior to approval of the first Site Plan for the Property. 9. The Owner hereby proffers to provide a reserve area totaling approximately 3,223 square feet to accommodate future right-of-way requirements for the planned roundabout at the intersection of Martinsburg Pike and Old Charles Town Road as depicted on the GDP. Within 90 days of receiving written request from the Virginia Department of Transportation, the Owner shall dedicate the reservation area, either in whole or in part, to the Commonwealth of Virginia. D) Site Design Controls 1. Historic Interpretation Plaza. The Owner hereby proffers to develop a plaza area for historic interpretation that will be a minimum of 2,000 square feet in area and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed prior to the issuance of the first occupancy permit for the Property. The plaza area will be maintained by the commercial property owners. 2. Historic Information Kiosk. The Owner hereby proffers to develop a kiosk that will be located on the historic interpretation plaza for use as an information center for battlefield and other historic features within the community. The kiosk will be constructed prior to the issuance of the first occupancy permit for the Property and will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Owner will work with the Frederick County Historic Resources Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. The kiosk area will be maintained by the commercial property owners. 15 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 5 3. Building Height. The Owner hereby proffers to limit all structures on the Property to a maximum of thirty (30) feet in height. 4. Construction Materials. The Owner hereby proffers to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. 5. Rooflines. The Owner hereby proffers that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 6. Signage. The Owner hereby proffers to limit the number of freestanding business signs to one sign along each public street frontage. The Owner further proffers to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet in area. 7. Buffers and Screening. The Owner hereby proffers to provide landscape screening to mitigate the viewshed impact between parking areas and public streets, and to enhance the public street frontage of the Property. Landscape screening between parking areas and public streets shall include deciduous trees that are a minimum 2-inch caliper and evergreen trees that are a minimum of four feet in height with the total number of plantings based on three trees per ten linear foot of parking lot frontage. Landscaping between occupied commercial structures and public streets shall include deciduous trees that are a minimum 2-inch caliper with the total number of plantings based on one tree per 40 linear feet of occupied commercial structural frontage. All landscaping shall be oriented not to impact required sight distance at the commercial entrances on public streets. E) Monetary Contribution to Offset Impact of Development The Owner hereby proffers to provide a monetary contribution of $0.10 per developed building square foot for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for such development on the Property. 16 Greenway Engineering June 30, 2023 Stephenson Depot Commercial December 16, 2024 February 4, 2025 March 26, 2025 File #4906R/CMM 6 F) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: CROATAN CAPITAL II, LLC By: Date: Croatan Capital II, LLC Wyatt Wachtel, Managing Member State of California, City/County of To Wit: The foregoing instrument was acknowledged before me this day of 20 by of______________________________ a Limited Liability Company, on behalf of the limited liability company. Notary Public Registration Number: ________________________ My Commission Expires: 17 19 STEPHENSON DEPOT COMMERCIAL REZONING IMPACT ANALYSIS STATEMENT Tax Parcels 44-A-42 and 44-A-43 Stonewall Magisterial District Frederick County, Virginia June 30, 2023 Revised February 21, 2025 Current Owner: Croatan Capital II, LLC Contact Person: Christopher Mohn, AICP Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 20 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 2 STEPHENSON DEPOT COMMERCIAL IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of two parcels totaling approximately 5.78± acres to the B2, General Business District. The subject property includes a 3±-acre parcel owned by Croatan Capital II, LLC identified as Tax Parcel 44-A-42 and a 2.78±-acre parcel also owned by Croatan Capital II, LLC identified as Tax Parcel 44-A- 43. The assemblage is adjacent and east of Martinsburg Pike (U.S. Route 11) and adjacent and north of Old Charles Town Road (VA Route 761). (Please refer to the attached Location Exhibit) Site Information: Location: East side of Martinsburg Pike (U.S. Route 11) and north side of Old Charles Town Road (VA Route 761) Magisterial District: Stonewall District Property ID Numbers: Current Zoning: Current Use: Proposed Zoning: 44-A-42 M1 Vacant B2 44-A-43 B2 Residential B2 Total Rezoning Area: Proposed Use: 5.78± acres Community serving retail center. 21 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 3 COMPREHENSIVE POLICY PLAN Comprehensive Plan Conformity The combined 5.78± acre site is located wholly within the boundaries of the Northeast Land Use Plan (NELUP). The recent update to the NELUP, adopted by the Board of Supervisors on September 27, 2023, designates the future land use of the site as Business, and is subject to the policy text applicable to the Interstate and Martinsburg Pike Commercial and Industrial Areas. This text specifies that business uses planned west of the railroad corridor in the area between Old Charles Town Road and Stephenson Road, which includes the subject acreage, are intended to be neighborhood or community scale for use by nearby residents of Snowden Bridge and the Stephenson Rural Community Center. The proposed commercial rezoning is therefore consistent with the totality of policies guiding future development within this area of the County. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally aligned with the UDA but also extends outside of the UDA to accommodate areas of the County in which only commercial and industrial development is desired, as is the case for most of the Martinsburg Pike (U.S. Route 11) corridor. The entirety of the 5.78±-acre subject property is located within the SWSA. SUITABILITY OF THE SITE Floodplains The 5.78± acre site is located on FEMA NFIP Map #510063-0105 B. This map designates the site as Category C – Area of Minimal Flooding. The FEMA NFIP map identifies the nearest areas of floodplain located on the south side of Old Charles Town Road (Route 761), which are associated with Hiatt Run; therefore, the subject property is not impacted by floodplain area. (Please refer to the attached Environmental Features Map Exhibit) Wetlands The 5.78± acre site does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map and per the Frederick County GIS Database. No evidence of wetland features or vegetation is present on the property; therefore, the subject site is not impacted by wetland areas. (Please refer to the attached Environmental Features Map Exhibit) Steep Slopes The 5.78± acre site is predominately level with slopes ranging from 2 to 7 percent; therefore, the subject property is not impacted by areas of steep slopes. (Please refer to the attached Environmental Features Map Exhibit) 22 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 4 Soil Types The Soil Survey of Frederick County, published by the USDA Soil Conservation Service, was consulted to determine soil types contained on the 5.78± acre site. The subject property contains the following soil types: 16B - Frederick-Poplimento loams, very rocky, 2-7% slopes: this soil type is limited to the southeast corner of the 8.75± acre site, has high shrink-swell potential, and often contains rock outcrops. 39B – Swimley silt loam, 2-7% slopes: this soil type comprises most of the 8.75± acre site, has moderate shrink-swell potential, and is generally suitable for development. The characteristics of this soil type are like those found on developed properties north of the subject site. These soil types can be effectively managed through engineering design and do not pose any constraints for site development. Other Environmental Features The 5.78± acre subject property does not contain areas of lakes, ponds or natural storm water retention areas as defined by the Frederick County Zoning Ordinance. There are no environmental features present that create development constraints for the proposed commercial land use on this site. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RA, Rural Areas District Use: Vacant South: RA, Rural Areas District Use: Vacant, Preserved Battlefield East: M-1, Light Industrial District Use: Vacant West: RA, Rural Areas District Use: Heavy Commercial B2, Business General District Use: Residential TRANSPORTATION The 5.78± acre subject site has approximately 390’ of frontage along Martinsburg Pike (U.S. Route 11) and approximately 880’ of frontage along Old Charles Town Road (VA Route 761). A Traffic Impact Analysis (TIA) has been prepared for the rezoning application by Gorove Slade dated June 30, 2023. The TIA modeling assumes commercial entrances on both Martinsburg Pike and Old Charles Town Road. The TIA provides information 23 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 5 pertaining to existing lane geometry and levels of service at the intersections, accounts for background traffic associated with other planned projects, includes an average annual traffic increase on Martinsburg Pike and Old Charles Town Road, and accounts for a grocery- anchored commercial development on the 5.78± acre site consisting of the grocery store and its accessory components. The TIA assumes conversion of the existing temporary traffic signal at the intersection of Martinsburg Pike and Old Charles Town Road to a roundabout, which is identified as a funded project on VDOT’s Six-Year Road Improvement Program. The TIA utilizes traffic volumes from the 11h Edition of the Institute of Traffic Engineers (ITE) Trip Generation Report for this site along with a regional growth rate of four percent (4%) for Martinsburg Pike south of Old Charles Town Road, two percent (2%) for Martinsburg Pike north of Old Charles Town Road, and four percent (4%) for Old Charles Town Road compounded annually to calculate the 2027 build out conditions. The TIA further indicates that the 5.78± acre site will generate 4,798 vehicle trips per day at total build out in addition to the background traffic volumes. The TIA demonstrates that the intersection of Martinsburg Pike and Old Charles Town Road in the funded roundabout configuration will operate at an acceptable level of service at project build-out, both overall and at AM and PM Peak Hour. The Applicant has considered the impacts associated with the rezoning of the 5.78± acre site as demonstrated by the June 30, 2023 TIA. The Applicant has prepared a proffer statement that is intended to address these impacts, as well as assist with impacts created by background development projects. The proffer statement provides for the establishment of a full movement entrance on Old Charles Town Road and a right-in/right-out entrance on Martinsburg Pike; the construction of a right-turn lane and a taper on the northbound approach to the Martinsburg Pike entrance; construction of a left turn lane on the eastbound approach to the Old Charles Town Road entrance; construction of a right-turn lane and a taper on the westbound approach to the Old Charles Town Road entrance; the provision of an inter-parcel parking lot access drive to support ingress and egress to adjoining parcels; and a monetary contribution for future improvements to the Martinsburg Pike Corridor, to include those associated with the realignment of Hopewell Road and Brucetown Road (Route 672) that can be utilized as matching funds by the County. The Applicants’ proffer statement commits to the implementation of these improvements prior to issuance of the first certificate of occupancy for the 5.78± acre site; therefore, this proposal mitigates transportation impacts associated with this request and assists in the mitigation of transportation impacts created primarily by background traffic generation along the Martinsburg Pike corridor. SEWAGE CONVEYANCE AND TREATMENT As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service within this area of the County. Sewage flow generated by commercial development of the 5.78± acre site is projected to total 9,217 gallons per day. The Applicant will extend all sewer infrastructure required to serve the site. 24 Greenway Engineering Stephenson Depot Commercial Rezoning June 30, 2023 Revised December 16, 2024 Revised February 21, 2025 File #4906R – Impact Analysis Statement 6 WATER SUPPLY As previously stated, the subject property is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service within this area of the County. Water demand generated by commercial development of the 5.78± acre site is projected to total 9,217 gallons per day. The Applicant will extend all sewer infrastructure required to serve the site. SITE DRAINAGE Topographic relief on subject parcels slopes from east to west towards the intersection of Martinsburg Pike (US Route 11) and Old Charles Town Road (Route 761). A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. HISTORICAL SITES AND STRUCTURES The 5.78± acre site does not contain structures deemed to be historically significant, nor are there potentially significant structures adjacent to the subject property. The Frederick County Rural Landmarks Survey identifies Kenilworth (#34-113) approximately ¾ mile north of the subject property and Woodburn (#34-102) approximately ½ mile southwest of the subject property. Neither of these structures are visible from the subject property; therefore, the development of this property will not adversely impact these structures or their viewsheds. The entire 5.78± acre subject property is located within the identified core battlefield area of Second Winchester-Stephenson’s Depot. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this portion of the core battlefield area as “retained integrity”; however, it should be noted that there are two residences that have been developed on the subject property. The Applicant has prepared a proffer statement that includes a section entitled Site Design Controls to mitigate potential impacts to the Second Winchester- Stephenson’s Depot viewshed on the south side of Old Charles Town Road (Route 761). This section of the proffer statement commits future development to reduced permitted structural heights and outdoor lighting fixtures; screening of roof-mounted mechanical equipment; and the reduction of permitted sign height and sign size. Additionally, the proffer statement commits to the placement of an information kiosk within a battlefield interpretive plaza that will provide historic information as deemed appropriate by the County’s Historic Resources Advisory Board (HRAB). Therefore, the Applicants’ proffer statement provides measures to both promote opportunities for historic interpretation and mitigate viewshed impacts to the preserved portion of the core battlefield area. 25 £¤11 MARTINSBURGPIKEOLD CHARLE S T O W N R DJENKINSLOOP EASY LIVI NGST EBE R T R D EDWIN WAYSNOWDEN BRIDGE BLVDJA K E P L FENWAY CIRMILBURN RDBETTYTURNERTRLCSX44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.HISTORICAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOT LOCATION EXHIBIT250 2500 Feet Legend RAILROADS SUBJECT PARCELS PARCELS STONEWALL MAGISTERIAL DISTRICT§¨¦81 £¤11 ¬#37 ¬#7WINCHESTER iSITE CLARKE COUNTY, VIRGINIA26 £¤11 MARTINSBURGPIKEEASYLIVING ST OLD CHARLE S T O W N R DJENKINSLOOPBETTYTURNERTRLEBE R T R D SNOWDEN BRIDGE BLVDFENWAY CIRMILBURNRDCSX44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data. Aerial Data Source: 2023 Frederick County VA.AERIAL EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTAERIAL EXHIBIT250 2500 Feet Legend RAILROADS SUBJECT PARCELS PARCELS STONEWALL MAGISTERIAL DISTRICT27 £¤11 MARTINSBURGPIKEEASYLIVING ST OLD CHARLE S T O W N R DJENKINSLOOPBETTYTURNERTRLEBE R T R D SNOWDEN BRIDGE BLVDFENWAY CIRMILBURNRD44 A 43 44 A 42 CSXMap Data Source: Frederick County, VA. GIS Department, 2024 Data.ZONING EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTZONING EXHIBIT250 2500 Feet Legend RAILROADS SUBJECT PARCELS PARCELSZONE B2 B3 M1 M2 MH1 RP TM STONEWALL MAGISTERIAL DISTRICTAREAS WITH NO COLOR REPRESENT "RA" ZONE 28 £¤11 MARTINSBURG PIKEEASYLIVING ST OLD CHARLE S T O W N R DJENKINSLOOPJIREH LNBETTYTURNERTRLSNOWDENBRIDGEBLVDEBE R T R D FENWAY CIRMILBURNRDCSX44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.NATURAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTNATURAL FEATURES EXHIBIT250 2500 Feet Legend PONDS FLOODPLAIN 2' CONTOURS SANITARY LINE SANITARY FORCEMAIN WATER LINE SUBJECT PARCELS PARCELS STREAM_CENTERLINE RAILROADS STONEWALL MAGISTERIAL DISTRICT644646648 648 646 644 642 640 640 642 642 640 29 £¤11 MARTINSBURGPIKEOLD CHARLE S T O W N R DEDWIN WAYEAS Y LIVINGSTJENKINSLOOP JA K E P L SNOWDEN BRIDGE BLVDFENWAY CIRMILBURN RDEBE R T R D BETTYTURNERTRL44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.HISTORICAL FEATURES EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTHISTORICAL FEATURES EXHIBIT250 2500 Feet Legend SUBJECT PARCELS PARCELSCIVIL WAR BATTLE STEPHENSONS DEPOT STONEWALL MAGISTERIAL DISTRICT30 31 32 33 34 35 36 37 38 39 40 41 42 4. Project Name (if any): 5. Property Information: a. Property Identification Number(s): b. Total acreage of the parcel(s): c. Total acreage of parcel(s) to be rezoned (if other than whole parcel(s) is being rezoned): d. Current zoning designation(s) and acreage(s) in each designation: e. Proposed zoning designation(s) and acreage(s) in each designation: f. Magisterial District(s): 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): 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.  Stephenson Depot Commercial 44-A-42, 44-A-43 5.78+/- acres 5.78+/- acres B2 (with proffers), 2.78+/- acres; M1 (with proffers), 3+/- acres B2 (with proffers), 5.78+/- acres Stonewall Located at northwest quadrant of intersection of Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (VA Route 761); parcel address: 2452 and 2456 Martinsburg Pike See Adjoining Properties List 43 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 make 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 □Plat Depicting Metes/Bounds of Proposed Zoning □Impact Analysis Statement □Proffer Statement (if any) □Agency Comments □Fee □Copies of Deed(s) to Property(ies) □Tax Payment Verification □Digital copies (pdf’s) of all submitted items  Croatan Capital II, LLC: Wyatt Wachtel, 3182 Lone Jack Road, Encinitas, CA 92024 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔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he Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 1DPHDQG3URSHUW\,GHQWLILFDWLRQ1XPEHU$GGUHVV 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ 1DPH 3URSHUW\ $'-2,1,1*3523(57<2:1(56 See attached adjoining properties list and map 46 47 8 £¤11 MARTINSBURGPIKEEASYLIVING ST OLD CHARLE S T O W N R DJENKINSLOOPBETTYTURNERTRLEBE R T R D SNOWDEN BRIDGE BLVDFENWAY CIRMILBURNRDCSX7 2 9 5 3 6 1 4 44 A 43 44 A 42 Map Data Source: Frederick County, VA. GIS Department, 2024 Data.ADJOINER EXHIBITSTEPHENSON DEPOTFREDERICK COUNTY, VIRGINIADATE: 02-05-2025PROJECT ID: 4906RDESIGNED BY: DJCSCALE:1 Inch = 250 FeetµSTEPHENSON DEPOTADJOINER EXHIBIT250 2500 Feet Legend RAILROADS SUBJECT PARCELS PARCELS STONEWALL MAGISTERIAL DISTRICT48 49 50 51 52 53 Traffic Impact Analysis Stephenson Depot Commercial Frederick County, Virginia June 30, 2023 Prepared for: Croatan Capital Management, LLC. 18307 Muncaster Road Derwood, MD 20855 54 Prepared by: 1140 Connecticut Ave NW Suite 1010 Washington, DC 20036 T 202.296.8625 4114 Legato Road Suite 650 Fairfax, VA 22033 T 703.787.9595 225 Reinekers Lane Suite 750 Alexandria, VA 22314 T 703.721.3044 4951 Lake Brook Drive Suite 250 Glen Allen, VA 23060 T 804.362.0578 www.goroveslade.com This document, together with the concepts and designs presented herein, as an instrument of services, is intended for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization by Gorove/Slade Associates, Inc., shall be without liability to Gorove/Slade Associates, Inc. 55 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 3 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com TABLE OF CONTENTS Executive Summary .....................................................................................................................................................................6 Description of Proposed Development ......................................................................................................................................6 Principal Findings and Conclusions ...........................................................................................................................................6 Analysis Components .................................................................................................................................................................6 Analysis Results ..........................................................................................................................................................................7 Overall Conclusion ......................................................................................................................................................................7 Introduction ..................................................................................................................................................................................8 Background Information: Proposed Development (Site & Nearby) ........................................................................................9 Description of the Existing Site ..................................................................................................................................................9 Site Location and Description of the Parcel..............................................................................................................................9 Location within Jurisdiction and Region.................................................................................................................................10 Existing Zoning and Future Land-Use .....................................................................................................................................11 Descriptions of Geographic Scope of Study and Limits of the Study Area ..............................................................................11 Existing Roadway Network ......................................................................................................................................................12 Analysis of 2023 Existing Traffic Volumes ...............................................................................................................................13 Existing Intersection Capacity and Queueing Analysis ............................................................................................................16 Analysis of 2027 Future Conditions Without Development ...................................................................................................18 Future without Development Traffic Volumes ..........................................................................................................................18 Planned Roadway Improvement (Roundabout) ......................................................................................................................18 Regional Growth ........................................................................................................................................................................18 Future without Development Traffic Volumes ........................................................................................................................18 Future without Development Intersection Capacity and Queuing Analysis .............................................................................21 Analysis of 2027 Future Conditions with Development .........................................................................................................23 Site Description ........................................................................................................................................................................23 Proposed Site Access ..............................................................................................................................................................23 Projected Site Trip Generation ................................................................................................................................................24 Distribution and Assignment of Site Traffic ..............................................................................................................................24 Future with Development Traffic Volume .................................................................................................................................25 Future with Development Intersection Capacity and Queuing Analysis ..................................................................................29 Preliminary Left and Right Turn Lane Warrant Assessments ...............................................................................................35 Left Turn Lane Warrant Assessment .......................................................................................................................................35 Right Turn Lane Warrant Assessment .....................................................................................................................................35 Bicycle and Pedestrian Accommodations ..............................................................................................................................36 Preliminary Access Management Assessment ......................................................................................................................36 56 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 4 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Conclusions ...............................................................................................................................................................................39 Analysis Results ........................................................................................................................................................................39 Overall Conclusion ....................................................................................................................................................................39 Appendix A: Scoping Document ..................................................................................................................................................40 Appendix B: Existing Traffic Count Data ......................................................................................................................................40 Appendix C: Level of Service & Delay Definitions .......................................................................................................................40 Appendix D: Analysis Worksheets of 2023 Existing Conditions ..................................................................................................40 Appendix E: Excerpts from Planned Roundabout .......................................................................................................................40 Appendix F: Analysis Worksheets of 2027 Future Conditions without Development ..................................................................40 Appendix G: Analysis Worksheets of 2027 Future Conditions with Development .......................................................................40 Appendix H: Turn Lane Warrants ................................................................................................................................................40 LIST OF FIGURES Figure 1: Site Location and Parcel Map .........................................................................................................................................9 Figure 2: Regional Location .........................................................................................................................................................10 Figure 3: Frederick County Zoning Map ......................................................................................................................................11 Figure 4: Location of Study Intersections ....................................................................................................................................12 Figure 5: 2023 Existing Conditions – Roadway Network Geometric Configuration and Traffic Control Devices ........................14 Figure 6: 2023 Existing Conditions – Peak Hour Vehicular Traffic Volumes ...............................................................................15 Figure 7: 2023 Existing Conditions – Level of Service Results ...................................................................................................17 Figure 8: Projected Regional Growth Traffic Volumes (2023 to 2027) ........................................................................................19 Figure 9: 2027 Future Conditions without Development – Vehicular Traffic Volumes .................................................................20 Figure 10: 2027 Future Conditions without Development – Level of Service Results .................................................................22 Figure 11: Conceptual Development Plan (For Informational Purposes Only) ............................................................................23 Figure 12: Global Vehicular Direction of Approach (Site Trip Distribution) ..................................................................................24 Figure 13: Site Generated Trip Assignment ................................................................................................................................26 Figure 14: Pass-by trip volume assignment .................................................................................................................................27 Figure 15: 2027 Future Conditions with Development .................................................................................................................28 Figure 16: Rerouted Site Trip Volume .........................................................................................................................................30 Figure 17: 2027 Future with Development Volume (With Rerouted Volume) ..............................................................................31 Figure 18: 2027 Future Conditions with Development (With Recommended Improvements) .....................................................33 Figure 19: 2027 Future Conditions with Development (With Rerouted Volume and Recommended Improvements) – Level of Service Results ............................................................................................................................................................................34 Figure 20: Proposed Trail location map .......................................................................................................................................36 Figure 21: Proposed Intersection Spacing ...................................................................................................................................38 57 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 5 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com LIST OF TABLES Table 1: Existing Roadway Network ............................................................................................................................................12 Table 2: 2023 Existing Conditions – Intersection Capacity Analysis Results ..............................................................................16 Table 3: 2027 Future Conditions without Development – Intersection Capacity Analysis Results ..............................................21 Table 4: Site Trip Generation (Peak Hour of the Adjacent Street; ITE 11th Ed.) ..........................................................................24 Table 5: 2027 Future Conditions with Development – Intersection Capacity and Queuing Analysis Results .............................29 Table 6: Left Turn Lane Warrant Assessment Results ................................................................................................................35 Table 7: Right Turn Lane Warrant Assessment Results (2027 Future Conditions with Development) .......................................35 Table 8: VDOT Minimum Intersection Spacing Requirements for Commercial Entrances, Intersections, and Median Crossovers (RDM, Appendix F, Table 2-3) .....................................................................................................................................................37 58 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 6 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Executive Summary This report presents the findings of a Traffic Impact Analysis (TIA) conducted for the proposed Stephenson Depot Commercial development which is generally located on the northeast quadrant at the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. This study was developed in accordance with the Virginia Department of Transportation (VDOT) transportation impact analysis guidelines. The document was prepared in accordance with the best professional practice and standards that assess the impact of a proposed development on the transportation system and recommends improvements to lessen or negate those impacts. Traffic Impact analysis involves the evaluation of anticipated roadway conditions with and without the proposed development and recommends transportation improvements to offset both the impacts of the increase in future traffic volumes and the changes in traffic operations due to the development. The analysis assists public officials and developers to balance interrelations between efficient traffic movements with necessary lane access. Description of Proposed Development The site is situated across four parcels totaling approximately 6.98 acres that can be identified on the Frederick County Tax Map with the following Tax Map #s: 44-A-42, 44-A-43, 44-A-47, and 44-A- 48A. The parcels are currently zoned as a mix of B2 (General Business), M1 (Light Industrial), and RA (Rural Areas) districts with a future land use of Mixed Use Industrial/Office per the Land Use Plan of the 2035 Comprehensive Policy Plan Map. The applicant is proposing to rezone the property to construct a grocery store of approximately 52,390 SF. The development is anticipated to be completed and in operation by 2027. Access to the site will be provided via two future full-movement entrances, one along Martinsburg Pike and one along Old Charles Town Road. Principal Findings and Conclusions Discussions regarding the study assumptions and relevant background information were held with VDOT and the County on April 25, 2023. This scope details the study assumptions and relevant background information discussed in the meetings and correspondence. A copy of the scoping document is included in Appendix A. The analysis contained herein presents the 2023 Existing Conditions, 2027 Future Conditions without Development, and 2027 Future Conditions with Development. The analysis presented in this report supports the following assumptions and major findings: Analysis Components • 2023 existing peak hour volumes were derived via turning movement counts collected at intersections within the study area in April 2023. • As determined based on the discussions and scoping document with VDOT, a regional growth rate of 4.0% per year was applied to Martinsburg Pike south of Old Charles Town Road and 2.0% per year was applied to Martinsburg Pike north of Old Charles Town Road. In addition, a growth rate of 4.0% was applied from 2023-2027 to Old Charles Town Road. • The trip generation associated with the site was based on the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 11th Edition publication. The site is expected to generate approximately 150 new trips during the AM peak hour, 348 new trips during the PM peak hour, and 4798 new daily trips on a typical weekday. • Intersection capacity and queuing analyses were performed for all analysis scenarios at the study area intersections during the weekday morning (AM), and weekday afternoon (PM) peak hours. Synchro, version 11, was used to analyze the study intersections with results based on the Transportation Research Board’s (TRB) Highway Capacity Manual (HCM) methodology and analysis guidelines provided in VDOT’s Traffic Operations and Safety Analysis Manual (TOSAM) (version 59 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 7 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com 2). The analysis herein includes the level of service (LOS), delay, and queue length comparisons for the turning movements analyzed. Analysis Results 2023 Existing Conditions • Based on the capacity analysis of the 2023 Existing Conditions, the signalized intersection operates at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections operate at an acceptable level of service during the AM and PM peak hours. • Based on the queuing analysis performed for the 2023 Existing Conditions, all turning movements at the study intersections have 95th percentile queues that are accommodated within the available storage lengths of the turn bays. 2027 Future Conditions without Development • Based on the capacity analysis of the 2027 Future Conditions without Development, the planned roundabout is expected to operate at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections are expected to operate at an acceptable level of service during the AM and PM peak hours. • Based on the analysis of the 95th percentile queue lengths, all turning movements are expected to have queue lengths that can be accommodated within the available storage length of the turn bays. 2027 Future Conditions with Development • Based on the capacity analysis of the 2027 Future Conditions with Development with recommended improvements, the planned roundabout is expected to operate at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections are expected to operate at an acceptable level of service during the AM and PM peak hours. • Based on the analysis of the 95th percentile queue lengths, all turning movements are expected to have queue lengths that can be accommodated within the available storage length of the turn bays. Overall Conclusion Based on the capacity and queueing analysis results, the proposed development with recommended improvements will not have a substantial impact on the surrounding transportation and roadway network. 60 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 8 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Introduction This report presents the findings of a Traffic Impact Analysis (TIA) conducted for the proposed Stephenson Depot Commercial development which is generally located on the northeast quadrant at the intersection of Martinsburg Pike (Route 11) at Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. The applicant is proposing to rezone the property to construct a grocery store of approximately 52,390 SF. The development is anticipated to be completed and in operation by 2027. Access to the site will be provided via two future full-movement entrances, one along Martinsburg Pike and one along Old Charles Town Road. The following tasks were completed as part of this study effort: • Scoping discussions were held with VDOT and the County on the parameters of this study as well as any relevant background information on April 25, 2023. A copy of the scoping document is included in Appendix A. • Existing conditions were observed in the field to verify roadway geometry, pedestrian and bicycle infrastructure, and traffic flow characteristics. • In order to determine the weekday morning and afternoon peak hour turning movement traffic volumes, traffic counts were conducted on Thursday, April 27, 2023. • The 2027 Future Conditions without Development scenario was projected based on the existing traffic volumes, a regional growth to account for regional growth on the roadway network. • Proposed site traffic volumes were derived based on the methodology outlined in ITE’s Trip Generation Manual, 11th Edition, publication and were assigned to the road network based on the agreed-upon direction of approach discussed during the aforementioned scoping meeting. • The 2027 Future Conditions with Development scenario was projected based on the existing traffic volumes, regional growth, roadway improvements, and plans for the proposed development. • Intersection capacity and queueing analyses were performed for the identified study intersections for the 2023 Existing Conditions, 2027 Future Conditions without Development, and 2027 Future Conditions with Development scenarios during the weekday morning (AM), and weekday afternoon (PM) peak hours. • Intersection capacity and queuing analyses were performed using Synchro, version 11, and SIDRA, version 9, with results based on the Transportation Research Board’s (TRB) Highway Capacity Manual, Sixth Edition (HCM 6) methodology and in following VDOT’s Traffic Operations and Safety Manual (TOSAM) (version 2). Sources of data for this study include the Institute of Transportation Engineers (ITE), VDOT, and the office files and field reconnaissance efforts of Gorove Slade. 61 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 9 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Background Information: Proposed Development (Site & Nearby) Description of the Existing Site Site Location and Description of the Parcel The proposed development constructs up to 52,390 square feet of a grocery store and is generally situated in the northeast quadrant at the intersection of Martinsburg Pike (Route 11) at Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. The proposed development consists of four parcels totaling approximately 6.98 acres that can be identified on the Frederick County Tax Map with the following Tax Map #s: 44-A-42, 44-A-43, 44-A-47, and 44-A- 48A. An aerial of the study vicinity of provided in Figure 1. A description of the proposed development is provided in the Introduction section of this report. Figure 1: Site Location and Parcel Map (Source: Frederick County Tax Mapper https://fredcogis.fcva.us/FrederickCountyGIS/) 62 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 10 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Location within Jurisdiction and Region The location of the site with respect to the surrounding area is presented in Figure 2. Figure 2: Regional Location 63 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 11 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Existing Zoning and Future Land-Use The site is currently zoned as a mix of B2 (General Business), M1 (Light Industrial), and RA (Rural Areas) districts with a future land use of Mixed Use Industrial/Office per the Land Use Plan of the 2035 Comprehensive Policy Plan Map. The existing zoning is presented in Figure 3. Figure 3: Frederick County Zoning Map (Zoning Source: https://fredcogis.fcva.us/PlanningAccessTerminal/) Descriptions of Geographic Scope of Study and Limits of the Study Area The geographic scope of the study area was developed in accordance with VDOT. The vehicular study area includes the following two existing study intersections and one future study intersection. The study intersections are as follows: Intersection 1: Martinsburg Pike (Rte.11) at Easy Living Street/Site Access 1 [Existing full movement, unsignalized], Intersection 2: Martinsburg Pike (Rte.11) at Old Charles Town Road (Rte.761) [Existing full movement, signalized (Roundabout planned in future)], and Intersection 3: Old Charles Town Road (Rte.761) at Site Access 2 [Future full movement, unsignalized] Study intersections 1 and 3 provide full movement access points to the development. An aerial of the study intersections is provided in Figure 4. 64 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 12 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 4: Location of Study Intersections Existing Roadway Network A description of the major roadways within the study area is presented below in Table 1. Table 1: Existing Roadway Network Note: Based on VDOT Historical Traffic Data from 2021. Old Charles Town Rd (Rte. 761) is generally a two-lane undivided Major Collector with a posted speed limit of 40 mph within the vicinity of the Site. The 2021 VDOT ADT shows approximately 6,000 vehicles per day (vpd) from Martinsburg Pike to Stephenson Rd. For the purposes of this analysis, Old Charles Town Rd is assumed to be an east-west roadway. Martinsburg Pike (Rte. 11) is a two-lane undivided Major Collector with a posted speed limit of 45 mph. The 2021 VDOT ADT on Martinsburg Pike (Rte. 11) is 14,000 vpd from I-81 North of Winchester to Old Charles Town Rd and approximately 8,200 vpd from Old Charles Town Rd to Walters Mill Lane. For the purposes of this study, Martinsburg Pike (Rte. 11) is assumed to be a north-south roadway. 65 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 13 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Analysis of 2023 Existing Traffic Volumes In order to determine the weekday morning (AM) and weekday afternoon (PM) peak hour turning movement traffic volumes, turning movement counts (TMC) were collected at the study intersections on Thursday, April 27, 2023. The referenced weekday turning movement counts were collected from 6:00 AM to 9:00 AM and 4:00 PM - 7:00 PM at the following intersections: o Study Intersection 1: Martinsburg Pike at Easy Living Street/Site Access 1 o Study Intersection 2: Martinsburg Pike at Old Charles Town Road • From the turning movement counts, the following system peak hours were determined. o AM Peak Hour: 8:00 AM to 9:00 AM o PM Peak Hour: 4:30 PM to 5:30 PM The 2023 existing road network configuration is presented in Figure 5. The existing AM and PM peak hour traffic volumes for the existing study intersections are shown in Figure 6. The ADT depicted in Figure 6 and in subsequent volume graphics, were calculated based on VDOT published k-factors from 2021, if available, or assumed k-factors per approach of 0.10 and the PM peak hour volumes. The raw existing traffic count data is provided in Appendix B. 66 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 14 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 5: 2023 Existing Conditions – Roadway Network Geometric Configuration and Traffic Control Devices 67 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 15 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 6: 2023 Existing Conditions – Peak Hour Vehicular Traffic Volumes 68 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 16 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Existing Intersection Capacity and Queueing Analysis Intersection capacity and queuing analyses were performed for the 2023 Existing Conditions scenario at the study area intersections during AM and PM peak hours, in accordance with VDOT’s TOSAM (version 2) guidelines. Synchro, version 11, was used to analyze the study intersections with results based on the Transportation Research Board’s (TRB) Highway Capacity Manual (HCM) 6th Edition methodology and include the level of service (LOS), delay, and queue length comparisons for the turning movements analyzed. Lane configurations at study intersections along the road network were field-verified, and the existing traffic volumes discussed in the aforementioned section as well as other relevant data were entered into the analysis models. For this analysis, the existing peak hour factors (PHF) utilized in the analysis of existing conditions were based on the traffic count data collected and were modeled in the Synchro network on a by-intersection basis. PHF in the range of 0.85 to 1.00 was used for the existing scenario, consistent with VDOT analysis guidelines. The heavy vehicle percentages (HV%) utilized per movement were based on existing traffic count data for each lane group. Per the scoping meeting with VDOT and the County staff, it would be considered acceptable to achieve an approach LOS D or better for traffic operations, using HCM 6 methodology. The results of the intersection capacity from Synchro are presented in Table 2 and graphically in Figure 7. The results are expressed in LOS and delay (seconds per vehicle) for overall signalized/all- way stop control intersections and per approach and lane group for all study intersections. The 95th percentile queues were also determined from Synchro and are expressed in feet. The description of different LOS and delays are included in Appendix C. The detailed analysis worksheets of 2023 Existing Conditions are contained in Appendix D. Table 2: 2023 Existing Conditions – Intersection Capacity Analysis Results Based on the capacity analysis of 2023 Existing Conditions, the signalized study intersection is anticipated to operate at an overall acceptable level of service during the AM and PM peak hours. All approaches at all study intersections operate at an acceptable level of service during all peak hours. Based on the queuing analysis performed for the 2023 Existing Conditions, all turning movements at the study intersections have 95th percentile queues that are accommodated within the available storage lengths of the turn bays. 69 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 17 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 7: 2023 Existing Conditions – Level of Service Results 70 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 18 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Analysis of 2027 Future Conditions Without Development For the purposes of this study, the development is anticipated to be constructed by 2027; this scenario analyzes the future without development conditions for the year 2027. Future without Development Traffic Volumes The derivation of future without development traffic volumes was based on assumptions and parameters discussed with VDOT during the scoping process for this study. The future conditions include anticipated inherent regional growth, any potential background developments around the vicinity of the Site, and any anticipated roadway improvements. Planned Roadway Improvement (Roundabout) As discussed in the scoping meeting, one roadway improvement project was identified for consideration in this study. A roundabout at the intersection of Martinsburg Pike at Old Charles Town Road (Intersection #2) is funded and planned to be constructed by 2026 and therefore, is included in all future analysis scenarios. The excerpts related to the planned roundabout are provided in Appendix E. Regional Growth The development is anticipated to be complete in 2027. In order to account for the increased demand on the traffic network between 2023 and 2027, a regional growth rate was applied to future scenarios. This regional growth was anticipated to account for regional development within the at-large area, which would ultimately result in increased roadway demand. Furthermore, the regional growth was anticipated to account for any potential background developments unaccounted for within the vicinity of the study area including the full-build out of Snowden Bridge development. As agreed, upon in the scope for this study, to account for 2027 future conditions, a regional growth rate of 4.0% per year (a total of 16.0%) was applied to Martinsburg Pike south of Old Charles Town Road and 2.0% per year (a total of 8.0%) was applied to Martinsburg Pike north of Old Charles Town Road. In addition, a growth rate of 4.0% was applied to Old Charles Town Road. The regional growth volumes (for the period between 2023 and 2027) are illustrated in Figure 8. As agreed upon in the scoping meeting, no additional background developments were recognized in the vicinity that will impact the study intersections. Future without Development Traffic Volumes In order to forecast future roadway traffic volumes for the year 2027, the 2023 existing traffic volumes were combined with the inherent regional growth traffic volumes. The 2027 Future without Development traffic volumes are illustrated in Figure 9. 71 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 19 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 8: Projected Regional Growth Traffic Volumes (2023 to 2027) 72 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 20 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 9: 2027 Future Conditions without Development – Vehicular Traffic Volumes 73 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 21 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Future without Development Intersection Capacity and Queuing Analysis Intersection capacity and queueing analyses were performed for the 2027 Future Conditions without Development scenario at the study area intersections during the AM and PM peak hours, in accordance with VDOT’s TOSAM (version 2) guidelines. Synchro, version 11, and SIDRA, version 9, were used to analyze the study intersections with results based on TRB’s HCM 6th Edition methodology and include LOS, delay, and queue length comparisons for the turning movements analyzed. For this analysis, the intersection PHF utilized in the analysis of future conditions was determined based on the 2023 existing traffic counts, with a minimum of 0.92. The HV% were based on the existing traffic count data. As mentioned previously, it would be considered acceptable to achieve an approach LOS D or better for traffic operations using HCM methodology. The results of the intersection capacity and queuing analyses from Synchro and SIIDRA are presented in Table 3 and graphically in Figure 10. The results are expressed in LOS and delay (seconds per vehicle) for overall signalized intersections and per approach and lane group for all study intersections. The 95th percentile queues were also determined from Synchro and are expressed in feet. The detailed analysis worksheets of the 2027 Future Conditions without Development are contained in Appendix F. Table 3: 2027 Future Conditions without Development – Intersection Capacity Analysis Results Based on the capacity analysis of 2027 Future Conditions without Development, the roundabout study intersection is anticipated to operate at an overall acceptable level of service during the AM and PM peak hours. All approaches at all study intersections operate at an acceptable level of service during all peak hours. Based on the queuing analysis performed for the 2027 Future Conditions without Development, all turning movements at the study intersections have 95th percentile queues that can be accommodated within the available storage lengths of the turn bays. 74 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 22 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 10: 2027 Future Conditions without Development – Level of Service Results 75 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 23 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Analysis of 2027 Future Conditions with Development For the purposes of this study, the development is anticipated to be constructed by 2027; this scenario analyzes the future with development conditions for the year 2027. Site Description The site is generally situated on the northeast quadrant at the intersection of Martinsburg Pike (Route 11) at Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. The proposed development is situated across four parcels totaling approximately 6.98 acres that can be identified on the Frederick County Tax Map with the following Tax Map #s: 44-A-42, 44-A-43, 44-A-47, and 44-A- 48A. The applicant is proposing to rezone the property to construct a grocery store of approximately 52,390 SF. The development is anticipated to be completed and in operation by 2027. A conceptual plan for the Site is illustrated in Figure 11. Proposed Site Access Access to the site will be provided via two future full-movement entrances, one along Martinsburg Pike and one along Old Charles Town Road. Figure 11: Conceptual Development Plan (For Informational Purposes Only) 76 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 24 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Projected Site Trip Generation In order to calculate the trips generated by the proposed Development, the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 11th Edition, the publication was used to determine the total trips going into and out of the subject study site during the weekday AM and PM peak hours as well as the typical number of weekday daily trips. The projected trip generation for the proposed development with pass-by reduction associated with this site is depicted in Table 4. There is no internal capture reduction applied. Table 4: Site Trip Generation (Peak Hour of the Adjacent Street; ITE 11th Ed.) As illustrated in the table above, the site is anticipated to generate approximately 150 new trips during the AM peak hour, 348 new trips during the PM peak hour, and 4,798 new daily trips on a typical weekday. Distribution and Assignment of Site Traffic The distribution and assignment of the site generated trips were based on the existing traffic patterns, engineering judgment, and the nature of the proposed development, and with the guidance and input from VDOT and County staff. The site direction of approach and trip distribution is illustrated in Figure 12. Figure 12: Global Vehicular Direction of Approach (Site Trip Distribution) In Out Total In Out Total Total Proposed Development Supermarket 850 52.39 kSF of GFA 88 62 150 229 229 458 4,908 Total Proposed Trips without Reductions 88 62 150 229 229 458 4,908 Pass-bys - Supermarket*24%PM Only 0 0 0 -55 -55 -110 -110 Total Proposed Trips with Reductions 88 62 150 174 174 348 4,798 *Pass-by rates based on ITE Trip Generation 11th Edition. Due to unavailability of daily pass-by rates, daily pass-by trips were assumed same as PM peak pass-by trips. Land Use ITE Code Size AM Peak Hour PM Peak Hour Daily ------ W e e k d a y ------ 77 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 25 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Future with Development Traffic Volume In order to project future traffic volumes on the roadways in the vicinity of the development, trips generated from the development were assigned to the road network based on the previously mentioned direction of approach. The primary site traffic assignment is illustrated for the AM and PM peak hours in Figure 13. Pass-By Trips Pass-by trip reductions consider site trips drawn from the existing traffic stream on an adjacent street, recognizing that trips drawn to a site would otherwise already traverse the adjacent street regardless of the existence of the site. The pass-by reduction rates utilized are as per ITE Trip Generation 11th Edition. Figure 14 shows the pass-by trip volume assignment. The 2027 Future with Development traffic volumes are calculated by adding site trips and pass-by trips to the 2027 Future without Development traffic volumes and are illustrated in Figure 15. 78 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 26 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 13: Site Generated Trip Assignment 79 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 27 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 14: Pass-by trip volume assignment 80 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 28 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 15: 2027 Future Conditions with Development 81 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 29 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Future with Development Intersection Capacity and Queuing Analysis Intersection capacity and queuing analyses were performed for the 2027 Future Conditions with Development scenario at the study area intersections during the AM and PM peak hours, in accordance with VDOT’s TOSAM (version 2) guidelines. Synchro, version 11, was used to analyze the study intersections with results based on TRB’s HCM 6th Edition methodology and include LOS, delay, and queue length comparisons for the turning movements analyzed. For the purposes of this analysis, the intersection PHF utilized in the analysis of future conditions was determined based on the 2023 existing traffic counts, with a minimum of 0.92 as agreed to in the scoping document. The HV% were based on the existing conditions scenario, with any new approaches based on the existing counts and the Site truck trip generation. The proposed lane configuration with development in-place is illustrated in Figure 18. As mentioned previously, it would be considered acceptable to achieve an approach LOS D or better for traffic operations using HCM methodology. The results of the intersection capacity and queuing analyses from Synchro are presented in Table 5 and graphically in Figure 19. The results are expressed in LOS and delay (seconds per vehicle) for overall signalized intersections and per approach and lane group for all study intersections. The 95th percentile queues were also determined from Synchro and are expressed in feet. The detailed analysis worksheets of the 2027 Future Conditions with Development scenario are contained in Appendix G. Table 5: 2027 Future Conditions with Development – Intersection Capacity and Queuing Analysis Results As discussed in the scoping meeting, drivers will tend to avoid turning movements with longer delays if reasonable alternative routes are available. Accordingly, 20 westbound left turning vehicles from Site Access 1 were rerouted to make a southbound right at Site Access 2 and a “left turn” at the roundabout to continue southbound on Martinsburg Pike. The rerouted volume is illustrated in Figure 16 and the 2027 Future with Development volume is illustrated in Figure 17. The Applicant is providing both left and right turn lanes with tapers at both site accesses as part of recommended improvements that meets or exceeds the VDOT’s turn lane requirements as discussed in the subsequent section. Effective Storage LOS Delay 95th %LOS Delay 95th %LOS Delay 95th % Length (ft.)(sec/veh)Queue (ft.)(sec/veh)Queue (sec/veh)Queue [1] 1 Easy Living St/Site Access 1 (E/W) at Martinsburg Pike (N/S) Overall Intersection (TWSC) Eastbound Approach B 13.3 C 17.2 C 17.2 Eastbound Left/Thru/Right B 13.3 5 C 17.2 0.2 C 17.2 8 Westbound Approach C 16.4 D 31.9 D 25.9 Westbound Left C 19.4 8 E 44.9 0.3 E 37.8 40 Westbound Thru/Right 75 A 9.9 3 B 12.5 0.1 B 12.5 10 Northbound Approach Northbound Left 150 A 8.5 0 A 8.3 0 A 8.3 3 Southbound Approach Southbound Left 150 A 8.0 0 A 9.0 0 A 9.0 3 2 Old Charles (E/W) at Martinsburg Pike (N/S) Overall Intersection (MIT-Roundabout)B 10.7 271.5 B 10.1 191.5 B 10.5 213.9 Westbound Approach B 12.3 99.6 C 20.9 3.9 C 22.1 213.9 Northbound Approach A 4.9 51.1 A 4.9 1.8 A 4.9 120.1 Southbound Approach B 16.3 271.5 B 12.4 9.8 B 12.5 177.4 3 Old Charles (E/W) at Site Access 2 (N/S) Overall Intersection (TWSC) Eastbound Approach Eastbound Left A 8.4 3 A 8.4 0.1 A 8.4 5 Southbound Approach B 12.9 C 17.5 C 17.2 Southbound Left/Right B 12.9 5 C 17.5 0.2 C 17.2 30 [1] PM Peak Hour (With Volume Rerouting) Effective storage length is based on the storage length plus one-half of the taper length per TOSAM guidelines. PM Peak Hour No. Intersection (Movement) NOTES: AM Peak Hour Analysis Software SynchroSIDRASynchro82 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 30 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 16: Rerouted Site Trip Volume 83 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 31 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 17: 2027 Future with Development Volume (With Rerouted Volume) 84 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 32 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com As mentioned previously, it would be considered acceptable and/or desirable to achieve an approach LOS D or better for traffic operations using HCM methodology. With the proposed development and rerouting of trips, all study intersections are anticipated to operate at acceptable level of service (LOS D or better) overall for the roundabout and by-approach at all intersections during the AM and PM peak hours. Based on the analysis of the 95th percentile queue lengths, all turning movements are expected to have queue lengths that can be accommodated within the available storage length of the turn bays. 85 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 33 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 18: 2027 Future Conditions with Development (With Recommended Improvements) 86 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 34 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 19: 2027 Future Conditions with Development (With Rerouted Volume and Recommended Improvements) – Level of Service Results 87 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 35 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Preliminary Left and Right Turn Lane Warrant Assessments Left and right turn lane warrants are based off VDOT’s Road Design Manual (RDM), Appendix F. In order to determine the need for exclusive left or right turn lanes at the site accesses along Martinsburg Pike & Old Charles Town Road, the traffic data and anticipated development program provided in the Analysis of 2027 Future Conditions with Development section were utilized. Additional graphics and information regarding the methodology used to determine the turn lane warrants is provided in Appendix H. Warrants for left-turn storage lanes on two-lane highways at unsignalized intersections are based on Figure 3-5 to Figure 3-22 in Appendix F of VDOT’s RDM. The figures provide graphical representations for determining the necessity of a left turn lane by comparing the advancing volumes of a given approach and the respective opposing volumes with respect to the percentage of left turning vehicles of the advancing volumes and the design speed of a given roadway. Warrants for left-turn storage lanes on four-lane highways at unsignalized intersections on based on Figure 3-3 in Appendix F of VDOT’s RDM. The figure provides a graphical representation for determining the necessity of a left turn lane by comparing the advancing volumes of a given approach and the respective opposing volumes with respect to if the roadway is divided or undivided. Warrants for right‐turn storage lanes on two‐ and four‐lane highways at intersections are based on Figure 3‐26 and Figure 3‐27 in Appendix F of VDOT’s RDM. These figures provide a graphical representation for determining the necessity of a right turn lane by comparing the total volumes of a given approach with their respective right turn volumes. Left Turn Lane Warrant Assessment Table 6 shows that per VDOT RDM, a left turn lane is warranted on the southbound approach at Intersection 1 and the eastbound approach at Intersection 3, given the opposing volume, advancing volume, and the left turning volume for the 2027 Future with Development conditions. Table 6: Left Turn Lane Warrant Assessment Results Right Turn Lane Warrant Assessment Table 7 shows that per VDOT RDM, a right turn lane and a taper is warranted on the northbound approach at Intersection 1. In addition, a taper is warranted on the westbound approach at intersection 3, given the right turning volume, approach volume, and the minimum right turn lane and taper thresholds. Table 7: Right Turn Lane Warrant Assessment Results (2027 Future Conditions with Development) The Applicant is providing both left and right turn lanes along with tapers at both site accesses which meets or exceeds the VDOT requirements. 88 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 36 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Bicycle and Pedestrian Accommodations There is an existing trail on the west side along Martinsburg Pike south of Old Charles Town Road which continues along Old Charles Town Road on the south side of the road. The Applicant is providing a 10 ft trail along the Martinsburg Pike frontage which will connect to the existing trail as shown in Figure 20. Figure 20: Proposed Trail location map Preliminary Access Management Assessment The minimum spacing standards for the Commonwealth of Virginia are specified in VDOT’s Road Design Manual (RDM). Appendix F of the RDM focuses primarily on access management practices. The minimum spacing standards are particularly specified in Table 2-2 through Table 2-4. Table 2-2 provides guidance on the minimum spacing standard for commercial 89 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 37 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com entrances, intersections, and median crossovers, and is based on a roadway’s speed limit and functional classification. Tables 2-3 and 2-4 provide guidance for minimum spacing standards for the spacing between interchanges and intersections or commercial entrances. Both Martinsburg Pike and Old Charles Town Road in the vicinity of the proposed development are classified by VDOT as a major collector roadway. The speed limit on the roadway segment in the vicinity of the study area is 45 mph on Martinsburg Pike and 40 mph on Old Charles Town Road. The applicable intersection spacing requirements (centerline-to-centerline) per RDM Appendix F Table 2-3 are illustrated in Table 8. This section evaluates the minimum spacing requirements at the site entrances for the proposed site. The proposed intersection spacings by roadway are illustrated in Figure 21. Table 8: VDOT Minimum Intersection Spacing Requirements for Commercial Entrances, Intersections, and Median Crossovers (RDM, Appendix F, Table 2-3) As shown in the figure below, the proposed spacing at both site accesses meets the minimum spacing requirements as per VDOT RDM Appendix F guidelines. 90 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 38 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Figure 21: Proposed Intersection Spacing 91 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 39 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Conclusions This report presents the findings of a Traffic Impact Analysis (TIA) conducted for the proposed Stephenson Depot Commercial development which is generally located on the northeast quadrant at the intersection of Martinsburg Pike (Route 11) at Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. The site is situated across four parcels totaling approximately 6.98 acres that can be identified on the Frederick County Tax Map with the following Tax Map #s: 44-A-43, 44-A-42, 44-A-47, and 44-A- 48A. The parcels are currently zoned as a mix of B2 (General Business), M1 (Light Industrial), and RA (Rural Areas) districts with a future land use of Mixed Use Industrial/Office per the Land Use Plan of the 2035 Comprehensive Policy Plan Map. The applicant is proposing to rezone the property to construct a grocery store of approximately 52,390 SF. The development is anticipated to be completed and in operation by 2027. Access to the site will be provided via two future full-movement entrances, one along Martinsburg Pike and one along Old Charles Town Road. Analysis Results 2023 Existing Conditions • Based on the capacity analysis of the 2023 Existing Conditions, the signalized intersection operates at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections operate at an acceptable level of service during the AM and PM peak hours. • Based on the queuing analysis performed for the 2023 Existing Conditions, all turning movements at the study intersections have 95th percentile queues that are accommodated within the available storage lengths of the turn bays. 2027 Future Conditions without Development • Based on the capacity analysis of the 2027 Future Conditions without Development, the planned roundabout is expected to operate at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections are expected to operate at an acceptable level of service during the AM and PM peak hours. • Based on the analysis of the 95th percentile queue lengths, all turning movements are expected to have queue lengths that can be accommodated within the available storage length of the turn bays. 2027 Future Conditions with Development • Based on the capacity analysis of the 2027 Future Conditions with Development with recommended improvements, the planned roundabout is expected to operate at an overall acceptable level of service during the AM and PM peak hours. • All approaches at all study intersections are expected to operate at an acceptable level of service during the AM and PM peak hours. • Based on the analysis of the 95th percentile queue lengths, all turning movements are expected to have queue lengths that can be accommodated within the available storage length of the turn bays. Overall Conclusion Based on the capacity and queueing analysis results, the proposed development with recommended improvements will not have a substantial impact on the surrounding transportation and roadway network. 92 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 40 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com TECHNICAL APPENDIX Appendix A: Scoping Document Appendix B: Existing Traffic Count Data Appendix C: Level of Service & Delay Definitions Appendix D: Analysis Worksheets of 2023 Existing Conditions Appendix E: Excerpts from Planned Roundabout Appendix F: Analysis Worksheets of 2027 Future Conditions without Development Appendix G: Analysis Worksheets of 2027 Future Conditions with Development Appendix H: Turn Lane Warrants 93 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 41 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix A: Scoping Document 94 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. THIS IS A CHAPTER 870 STUDY PRE-SCOPE OF WORK MEETING FORM 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: Tele: E-mail: Kevin Sitzman, Gorove Slade Associates Inc. 703.787.9595 ksitzman@goroveslade.com Developer/Owner Name: Tele: E-mail: Steve Joseph spjcaj@aol.com Project Information Project Name: Stephenson Depot Commercial Locality/County: Frederick County, Virginia Project Location: (Attach regional and site specific location map) The proposed development is generally located on the northeast quadrant at the intersection of Martinsburg Pike (Route 11) at Old Charles Town Road (Route 761) in the Stonewall Magisterial District of Frederick County, Virginia. Submission Type Comp Plan REZ/SUP Site Plan Subd Plat Project Description: (Including details on the land use, acreage, phasing, access location, etc. Attach additional sheet if necessary) The site is situated across four parcels totaling approximately 6.98 acres that can be identified on the Frederick County Tax Map with the following Tax Map #s: 44-A-43, 44-A-42, 44-A-47, and 44-A- 48A. The parcels are currently zoned as a mix of B2 (General Business), M1 (Light Industrial), and RA (Rural Areas) districts with a future land use of Mixed Use Industrial/Office per the Land Use Plan of the 2035 Comprehensive Policy Plan Map. The applicant is proposing to rezone the property to construct a grocery store of approximately 52,390 SF. The development is anticipated to be completed and in operation by 2027. Access to the site will be provided via two future full-movement entrances, one along Martinsburg Pike and Old Charles Town Road each. Proposed Use(s): (Check all that apply; attach additional pages as necessary) Residential Commercial Mixed Use Other Residential Uses(s) ITE LU Code(s): Number of Units: Commercial Use(s) ITE LU Code(s): 850 Square Ft or Other Variable: 52.39 kSF Other Use(s) ITE LU Code(s): Square Ft or Other Variable: 95 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. Total Peak Hour Trip Projection: (with pass-by reductions) Less than 100 100 – 499 500 – 999 1,000 or more Traffic Impact Analysis Assumptions Study Period Existing Year: 2023 Build-out Year: 2027 Design Year: N/A Study Area Boundaries (Attach map) North: N/A South: Old Charles Town Road West: Martinsburg Pike East: N/A External Factors That Could Affect Project (Planned road improvements, other nearby developments) A roundabout is proposed at the intersection of Martinsburg Pike at Old Charles Town Road and is included in all future analysis scenarios. The Roundabout is proposed for 2026. Annual Growth Rate included accounts for any nearby developments. Consistency With Comprehensive Plan (Land use, transportation plan) Yes Available Traffic Data (Historical, forecasts) 2023 New Traffic Counts 2021 VDOT AADT Data Trip Distribution (Please refer to attached Figure 2 in Supplement.) Road Name: Martinsburg Pike (to/from the North) – 20% Road Name: Martinsburg Pike (to/from the South) – 70% Road Name: Old Charles Town Road (to/from the East) – 10% Road Name: N/A Annual Vehicle Trip Growth Rate: (See Note 4.) (See Note 4.) (Simple Growth) Peak Period for Study (check all that apply) AM PM SAT Peak Hour of the Adj. (with Pass-by) (to be used in study) AM: 150 / PM: 348 / Daily: 4,798 (After Reductions) Study Intersections and/or Road Segments (Attach additional sheets as necessary) (Please refer to attached Figure 1 in Supplement.) 1. Martinsburg Pike at Old Charles Town Road 7. 2. Old Charles Town Road at Site Access 1 8. 3. Martinsburg Pike at Site Access 2 9. 4. 10. 5. 11. 6. 12. Trip Adjustment Factors Internal allowance Reduction: Yes No Pass-by allowance Reduction: Yes No (Only as per ITE provided rates) Software Methodology Synchro HCS (v.2000/+) SIDRA CORSIM Other 96 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. Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) Martinsburg Pike at Old Charles Town Road Analysis Software: Synchro (version 11) & SIDRA (version 8 or 9) Results: Highway Capacity Manual (HCM) 6th Edition Methodology (See Note 9.) Queue Lengths to be Reported: 95th Percentile Improvement(s) Assumed or to be Considered Roundabout at Martinsburg Pike and Old Charles Town Road. Background Traffic Studies Considered None. Plan Submission Master Development Plan (MDP) Generalized Development Plan (GDP) Preliminary/Sketch Plan Other Plan type (Final Site, Subd. Plan) Additional Issues to be Addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures Other (_________________________) 97 Stephenson Depot Commercial – Scoping Document Supplement Page A1 Gorove/Slade www.goroveslade.com NOTES on ASSUMPTIONS: 1. Synchro files/signal timings will be obtained from VDOT. 2. The scenarios to be included in the study are 2023 Existing Conditions, 2027 Future Conditions without Development, 2027 Future Conditions with Development. The study will analyze AM and PM peak hours for the above scenarios. 3. Existing turning movement counts will be collected and utilized to develop existing conditions volumes. 4. In order to project future traffic conditions, a regional growth rate of 4.0% per year will be applied to Martinsburg Pike south of Old Charles Town Road. A growth rate of 2.0% per year will be applied to Martinsburg Pike north of Old Charles Town Road. On Old Charles Town Road, a growth rate of 4.0% will be applied from 2023-2027. Refer Figure 4. 5. Existing peak hour factors will be based on the traffic counts and utilized on a by-intersection basis. Peak hours factors by an intersection in the range of 0.85 to 1.00 will be used for an existing scenario. Peak hour factors of 0.92 will be used for all future scenarios if the existing peak hour factor by intersection is less than 0.92, and for all new intersections. 6. Heavy vehicle percentages (HV%) will be based on existing counts. For any new intersection and at site entrances, the HV% will be based on existing counts and Site truck trip generation, per movement. 7. For any approach, a level of service (LOS) D or better would be considered acceptable/desirable for traffic operations. For all approaches, the projected future conditions without development LOS and delay will be maintained in the future with development conditions. Will show intersection, approach, and movement LOS. 8. 95th percentile queue lengths will be provided in addition to the capacity analyses. The queue lengths will be determined from Synchro. 9. HCM 6 methodology will be utilized in the capacity analyses where applicable; HCM 2000 methodology will be utilized if HCM 6 methodology is not applicable. 10. Preliminary access management and turn lane assessment will be provided at the proposed site entrances. 11. Pedestrian and Bicycle accommodation information will be included in the study. SIGNED: _________________________________ DATE: 06/14/2023 Applicant or Consultant PRINT NAME: _____Kevin Sitzman, PE____________ Applicant or Consultant SIGNED: _________________________________ DATE: VDOT Representative PRINT NAME: ____________________________ VDOT Representative 98 Stephenson Depot Commercial – Scoping Document Supplement Page A2 Gorove/Slade www.goroveslade.com SIGNED: _________________________________ DATE: Local Government Representative PRINT NAME: _____________________________ Local Government Representative 99 Stephenson Depot Commercial – Scoping Document Supplement Page A3 Gorove/Slade www.goroveslade.com Table 1: Trip Generation – Peak Hour of the Adjacent Street (ITE 11th Edition) Table 2: VDOT AADT Published from 2017 to 2021 Figure 1: Site Location and Study Intersections In Out Total In Out Total Total Proposed Development Supermarket 850 52.39 kSF of GFA 88 62 150 229 229 458 4,908 Total Proposed Trips without Reductions 88 62 150 229 229 458 4,908 Pass-bys - Supermarket*24%PM Only 0 0 0 -55 -55 -110 -110 Total Proposed Trips with Reductions 88 62 150 174 174 348 4,798 *Pass-by rates based on ITE Trip Generation 11th Edition. Due to unavailability of daily pass-by rates, daily pass-by trips were assumed same as PM peak pass-by trips. Land Use ITE Code Size AM Peak Hour PM Peak Hour Daily ------ W e e k d a y ------ Road Segment:From:To:2017 2018 2019 2020 2021 2017 - 2021 2018 - 2021 2019 - 2021 2020 - 2021 Martinsburg Pike I-81 North of Winchester Old Charles Town Rd 13,000 13,000 13,000 12,000 14,000 1.87% 2.50% 3.77% 16.67% Martinsburg Pike Old Charles Town Rd Walters Mill Lane 7,800 7,600 7,600 7,200 8,200 1.26% 2.57% 3.87% 13.89% Old Charles Town Rd Martinsburg Pike Stephenson Rd 5,200 5,100 5,100 5,300 6,200 4.50% 6.73% 10.26% 16.98% Note: Highlighted cells shows factored short term traffic count data. 100 Stephenson Depot Commercial – Scoping Document Supplement Page A4 Gorove/Slade www.goroveslade.com Figure 2: Direction of Approach 101 Stephenson Depot Commercial – Scoping Document Supplement Page A5 Gorove/Slade www.goroveslade.com Figure 3: Conceptual Site plan (Informational Purposes Only) 102 Stephenson Depot Commercial – Scoping Document Supplement Page A6 Gorove/Slade www.goroveslade.com Figure 4: Growth Percentages and Trips 103 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 42 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix B: Existing Traffic Count Data 104 National Data & Surveying ServicesIntersection Turning Movement Count Location:Martinsburg Pike & Old Charles Town Rd City:Stephenson Project ID: Control:Signalized Date: NS/EW Streets: 0110110000001010 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 03210045400000038050143 6:15 AM 03127057000000041030177 6:30 AM 02913048200000066040198 6:45 AM 05123029100000070050242 7:00 AM 04541058300000093050272 7:15 AM 052370210000000099090299 7:30 AM 057510585000000106080312 7:45 AM 06149037900000074060272 8:00 AM 054670992000000550110288 8:15 AM 0486501188000000700120294 8:30 AM 0576201175000000920100307 8:45 AM 04960014109000000970150344 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :0 566 505 0 75 1008 00000090109303148 APPROACH %'s :0.00% 52.85% 47.15% 0.00% 6.93% 93.07% 0.00% 0.00%90.64% 0.00% 9.36% 0.00% PEAK HR :08:00 AM 41 TOTAL PEAK HR VOL :0 208 254 045364 0000003140 48 0 1233 PEAK HR FACTOR :0.000 0.912 0.948 0.000 0.804 0.835 0.000 0.000 0.000 0.000 0.000 0.000 0.809 0.000 0.800 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0110110000001010 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 4:00 PM 011798077700000079090387 4:15 PM 01158501271000000780140375 4:30 PM 0129970117100000079070394 4:45 PM 01101110175900000062090368 5:00 PM 01289901178000000820100408 5:15 PM 0 126 114 0786000000690120414 5:30 PM 012310701080000000610110392 5:45 PM 09911001254000000810100366 6:00 PM 0 110 104 0961000000740120370 6:15 PM 09810101177000000700170374 6:30 PM 0102760127500000061060332 6:45 PM 083810856000000580100296 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :0 1340 1183 0 127 845 0000008540 127 0 4476 APPROACH %'s :0.00% 53.11% 46.89% 0.00% 13.07% 86.93% 0.00% 0.00%87.05% 0.00% 12.95% 0.00% PEAK HR :04:30 PM 12:00 AM TOTAL PEAK HR VOL :0 493 421 0 46 294 00000029203801584 PEAK HR FACTOR :0.000 0.955 0.923 0.000 0.676 0.855 0.000 0.000 0.000 0.000 0.000 0.000 0.890 0.000 0.792 0.000 04:30 PM - 05:30 PM 0.9570.952 0.914 0.897 PM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 08:00 AM - 09:00 AM 0.8960.955 0.831 0.808 AM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 23-260063-001 4/27/2023 Data - Total Martinsburg Pike Martinsburg Pike Old Charles Town Rd Old Charles Town Rd 105 National Data & Surveying ServicesIntersection Turning Movement Count Location:Martinsburg Pike & Old Charles Town Rd City:Stephenson Project ID: Control:Signalized Date: NS/EW Streets: 0110110000001010 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 03000200000000005 6:15 AM 031016000000100012 6:30 AM 040028000000200016 6:45 AM 0410012000000201020 7:00 AM 0101006000000501023 7:15 AM 073009000000500024 7:30 AM 092017000000200021 7:45 AM 0111008000000300023 8:00 AM 0730114000000000025 8:15 AM 0166016000000100030 8:30 AM 0740010000000101023 8:45 AM 0610418000000101031 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :0872301010600000023040253 APPROACH %'s :0.00% 79.09% 20.91% 0.00% 8.62% 91.38% 0.00% 0.00%85.19% 0.00% 14.81% 0.00% PEAK HR :08:00 AM 41 0 0 TOTAL PEAK HR VOL :0361406480000003020109 PEAK HR FACTOR :0.000 0.563 0.583 0.000 0.375 0.667 0.000 0.000 0.000 0.000 0.000 0.000 0.750 0.000 0.500 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0110110000001010 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 4:00 PM 0121023000000200020 4:15 PM 0111004000000201019 4:30 PM 0100012000000000013 4:45 PM 00100200000000003 5:00 PM 042004000000200012 5:15 PM 041004000000100010 5:30 PM 02000500000000007 5:45 PM 00001200000000003 6:00 PM 061001000000200010 6:15 PM 01100400000030009 6:30 PM 04200000000030009 6:45 PM 052001000000200010 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :05912043200000017010125 APPROACH %'s :0.00% 83.10% 16.90% 0.00% 11.11% 88.89% 0.00% 0.00%94.44% 0.00% 5.56% 0.00% PEAK HR :04:30 PM 291 0 0 TOTAL PEAK HR VOL :01840112000000300038 PEAK HR FACTOR :0.000 0.450 0.500 0.000 0.250 0.750 0.000 0.000 0.000 0.000 0.000 0.000 0.375 0.000 0.000 0.000 Data - HT Martinsburg Pike Martinsburg Pike Old Charles Town Rd Old Charles Town Rd 0.568 0.614 0.625 AM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND PM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 23-260063-001 4/27/2023 04:30 PM - 05:30 PM 0.7310.550 0.813 0.375 08:00 AM - 09:00 AM 0.879 106 National Data & Surveying ServicesIntersection Turning Movement Count Location:Martinsburg Pike & Easy Living St City:Stephenson Project ID: Control:No Control Date: NS/EW Streets: 0100010001000000 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 1360005010301100000102 6:15 AM 332000652010700000110 6:30 AM 131000840010500000122 6:45 AM 355000841000600000149 7:00 AM 2470007620201100000140 7:15 AM 360000941000900000167 7:30 AM 359000800000800000150 7:45 AM 464000730010900000151 8:00 AM 460000930010800000166 8:15 AM 2580001002000200000164 8:30 AM 267000761030700000156 8:45 AM 0620001162020600000188 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :2863100099112014089000001765 APPROACH %'s :4.25% 95.75% 0.00% 0.00% 0.00% 98.80% 1.20% 0.00% 13.59% 0.00% 86.41% 0.00% PEAK HR :08:00 AM 41 TOTAL PEAK HR VOL :824700038550602300000674 PEAK HR FACTOR :0.500 0.922 0.000 0.000 0.000 0.830 0.625 0.000 0.500 0.000 0.719 0.000 0.000 0.000 0.000 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0100010001000000 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 4:00 PM 5122000823010600000219 4:15 PM 10118000772020200000211 4:30 PM 11 124 000781030700000224 4:45 PM 8110000691030400000195 5:00 PM 12131000823010500000234 5:15 PM 9124 000944010300000235 5:30 PM 8128000750010700000219 5:45 PM 6105000671020200000183 6:00 PM 6117000675020900000206 6:15 PM 9105000791020300000199 6:30 PM 796000860030200000194 6:45 PM 589000613010300000162 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :96 1369 0 0 0 917 24 0 22 0 53 000002481 APPROACH %'s :6.55% 93.45% 0.00% 0.00% 0.00% 97.45% 2.55% 0.00% 29.33% 0.00% 70.67% 0.00% PEAK HR :04:30 PM 12:00 AM TOTAL PEAK HR VOL :4048900032390801900000888 PEAK HR FACTOR :0.833 0.933 0.000 0.000 0.000 0.859 0.563 0.000 0.667 0.000 0.679 0.000 0.000 0.000 0.000 0.000 23-260063-002 4/27/2023 Data - Total Martinsburg Pike Martinsburg Pike Easy Living St Easy Living St AM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 08:00 AM - 09:00 AM 0.8960.924 0.826 0.725 PM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 04:30 PM - 05:30 PM 0.9450.925 0.847 0.675 107 National Data & Surveying ServicesIntersection Turning Movement Count Location:Martinsburg Pike & Easy Living St City:Stephenson Project ID: Control:No Control Date: NS/EW Streets: 0100010001000000 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 12000300000000006 6:15 AM 03000500001000009 6:30 AM 0400011000000000015 6:45 AM 0500010100010000017 7:00 AM 0110005100010000018 7:15 AM 070008100010000017 7:30 AM 090008000000000017 7:45 AM 1100007000010000019 8:00 AM 0700013000020000022 8:15 AM 0150007000000000022 8:30 AM 1800010001010000021 8:45 AM 0600021000000000027 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :3870001083010800000210 APPROACH %'s :3.33% 96.67% 0.00% 0.00% 0.00% 97.30% 2.70% 0.00% 11.11% 0.00% 88.89% 0.00% PEAK HR :08:00 AM 41 0 0 TOTAL PEAK HR VOL :13600051001030000092 PEAK HR FACTOR :0.250 0.600 0.000 0.000 0.000 0.607 0.000 0.000 0.250 0.000 0.375 0.000 0.000 0.000 0.000 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0100010001000000 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 4:00 PM 0130004000010000018 4:15 PM 0100004000000000014 4:30 PM 190003000000000013 4:45 PM 11000300000000005 5:00 PM 04000300000000007 5:15 PM 13000410000000009 5:30 PM 02000300002000007 5:45 PM 00000300000000003 6:00 PM 06000100000000007 6:15 PM 01000400000000005 6:30 PM 04000000000000004 6:45 PM 13000100000000005 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES :45600033100030000097 APPROACH %'s :6.67% 93.33% 0.00% 0.00% 0.00% 97.06% 2.94% 0.00% 0.00% 0.00% 100.00%0.00% PEAK HR :04:30 PM 291 0 0 TOTAL PEAK HR VOL :31700013100000000034 PEAK HR FACTOR :0.750 0.472 0.000 0.000 0.000 0.813 0.250 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 23-260063-002 4/27/2023 04:30 PM - 05:30 PM 0.6540.500 0.700 08:00 AM - 09:00 AM 0.852 PM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0.617 0.607 0.500 AM NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND Data - HT Martinsburg Pike Martinsburg Pike Easy Living St Easy Living St 108 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 43 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix C: Level of Service & Delay Definitions 109 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com TECHNICAL MEMORANDUM Subject: Level of Service Definitions Introduction The purpose of this memorandum is to define the level of service (LOS) metric that commonly used as a measure of effectiveness (MOE) for traffic operations. All capacity analyses are based on the procedures specified by the Transportation Research Board’s (TRB) Highway Capacity Manual (HCM), which is currently on its sixth edition. Level of service ranges from A to F. A brief description of each level of service for signalized and unsignalized intersections is provided below. Signalized Intersections Level of service is based upon the traffic volume present in each lane on the roadway, the capacity of each lane at the intersection and the delay associated with each directional movement. The levels of service for signalized intersections are defined below: •Level of Service A describes operations with very low average delay per vehicle, i.e., less than 10.0 seconds. This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop. Short signal cycle lengths may also contribute to low delay. •Level of Service B describes operations with average delay in the range of 10.1 to 20.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, causing higher levels of average delay. •Level of Service C describes operations with delay in the range of 20.1 to 35.0 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is significant at this level although many still pass through the intersection without stopping. This is generally considered the lower end of the range of the acceptable level of service in rural areas. •Level of Service D describes operations with delay in the range of 35.1 to 55.0 seconds per vehicle. At LOS D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, and/or high traffic volumes as compared to the roadway capacity. Many vehicles are required to stop and the number of vehicles that do not have to stop declines. Individual signal cycle failures, where all waiting vehicles do not clear the intersection during a single green time, are noticeable. This is generally considered the lower end of the range of the acceptable level of service in urban areas. •Level of Service E describes operations with delay in the range of 55.1 to 80.0 seconds per vehicle. These higher delay values generally indicate poor progression, long cycle lengths, and high traffic volumes. Individual cycle failures are frequent occurrences. LOS E has been set as the limit of acceptable conditions. •Level of Service F describes operations with average delay in excess of 80.0 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with over-saturation, i.e., when traffic arrives at a flow rate that exceeds the capacity of the intersection. It may also occur at high volumes with many individual cycle failures. Poor progression and long cycle lengths may also contribute to such delays. 110 Level of Service Definitions Page 2 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Unsignalized Intersections At an unsignalized intersection, the major street through traffic and right-turns are assumed to operate unimpeded and therefore receive no level of service rating. The level of service for the minor street and the major street left-turn traffic is dependent on the volume and capacity of the available lanes, and, the number and frequency of acceptable gaps in the major street traffic to make a conflicting turn. The level of service grade is provided for each conflicting movement at an unsignalized intersection and is based on the total average delay experienced by each vehicle. The delay includes the time it takes a vehicle to move from the back of a queue through the intersection. The unsignalized intersection level of service analysis does not account for variations in driver behavior or the effects of nearby traffic signals. Therefore, the results from this analysis usually indicate worse levels of service than may be experienced in the field. The unsignalized intersection level of service descriptions are provided below: •Level of Service A describes operations where there is very little to no conflicting traffic for a minor side street movement, i.e., an average total delay of less than 10.0 seconds per vehicle. •Level of Service B describes operations with average total delay in the range of 10.1 to 15.0 seconds per vehicle. •Level of Service C describes operations with average total delay in the range of 15.1 to 25.0 second per vehicle. •Level of Service D describes operations with average total delay in the range of 25.1 to 35.0 seconds per vehicle. •Level of Service E describes operations with average total delay in the range of 35.1 to 50.0 seconds per vehicle. •Level of Service F describes operations with average total delay of 50 seconds per vehicle. LOS F exists when there are insufficient gaps of suitable size to allow a side street demand to cross safely through or enter a major street traffic stream. This level of service is generally evident from extremely long total delays experienced by side street traffic and by queuing on the minor approaches. It is important to note that LOS F may not always result in long queues but may result in adjustments to normal driver behavior. 111 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 44 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix D: Analysis Worksheets of 2023 Existing Conditions 112 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan: 2023 EX AM Stephenson Grocery Synchro 11 Report 2023 EX AM Page 1 Intersection Int Delay, s/veh 0.6 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 6 23 8 248 386 5 Future Vol, veh/h 6 23 8 248 386 5 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 150 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 17 13 13 15 13 0 Mvmt Flow 7 26 9 276 429 6 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 726 432 435 0 - 0 Stage 1 432 ----- Stage 2 294 ----- Critical Hdwy 6.57 6.33 4.23 - - - Critical Hdwy Stg 1 5.57 ----- Critical Hdwy Stg 2 5.57 ----- Follow-up Hdwy 3.653 3.417 2.317 - - - Pot Cap-1 Maneuver 370 601 1069 - - - Stage 1 624 ----- Stage 2 723 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 367 601 1069 - - - Mov Cap-2 Maneuver 470 ----- Stage 1 619 ----- Stage 2 723 ----- Approach EB NB SB HCM Control Delay, s 11.7 0.3 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1069 - 568 - - HCM Lane V/C Ratio 0.008 - 0.057 - - HCM Control Delay (s) 8.4 - 11.7 - - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0 - 0.2 - - 113 Queues 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2023 EX AM Stephenson Grocery Synchro 11 Report 2023 EX AM Page 2 Lane Group WBL WBR NBT NBR SBL SBT Lane Group Flow (vph) 349 53 231 282 50 404 v/c Ratio 0.68 0.11 0.48 0.22 0.11 0.56 Control Delay 28.0 7.0 22.9 1.1 9.7 14.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 28.0 7.0 22.9 1.1 9.7 14.7 Queue Length 50th (ft) 111 0 76 0 10 98 Queue Length 95th (ft) #249 23 140 19 24 164 Internal Link Dist (ft) 660 966 562 Turn Bay Length (ft) 400 325 175 Base Capacity (vph) 592 550 985 1236 455 1032 Starvation Cap Reductn 000000 Spillback Cap Reductn 000000 Storage Cap Reductn 000000 Reduced v/c Ratio 0.59 0.10 0.23 0.23 0.11 0.39 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 114 HCM Signalized Intersection Capacity Analysis 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2023 EX AM Stephenson Grocery Synchro 11 Report 2023 EX AM Page 3 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (vph) 314 48 208 254 45 364 Future Volume (vph) 314 48 208 254 45 364 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)7.3 7.3 7.6 7.3 7.6 7.6 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 0.85 1.00 1.00 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (prot)1787 1553 1624 1524 1597 1681 Flt Permitted 0.95 1.00 1.00 1.00 0.61 1.00 Satd. Flow (perm)1787 1553 1624 1524 1033 1681 Peak-hour factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 349 53 231 282 50 404 RTOR Reduction (vph) 0 39 0 126 0 0 Lane Group Flow (vph) 349 14 231 156 50 404 Heavy Vehicles (%)1% 4% 17% 6% 13% 13% Turn Type Prot custom NA pm+ov D.P+P NA Protected Phases 442416 Permitted Phases 5 2 2 Actuated Green, G (s) 16.0 16.0 16.4 32.4 20.1 27.7 Effective Green, g (s) 16.0 16.0 16.4 32.4 20.1 27.7 Actuated g/C Ratio 0.27 0.27 0.28 0.55 0.34 0.47 Clearance Time (s) 7.3 7.3 7.6 7.3 7.6 7.6 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 487 424 454 842 389 794 v/s Ratio Prot c0.20 0.01 0.14 0.05 0.01 c0.24 v/s Ratio Perm 0.05 0.04 v/c Ratio 0.72 0.03 0.51 0.19 0.13 0.51 Uniform Delay, d1 19.3 15.6 17.7 6.5 13.1 10.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 5.0 0.0 0.9 0.1 0.2 0.5 Delay (s)24.2 15.7 18.6 6.6 13.2 11.2 Level of Service C BBABB Approach Delay (s) 23.1 12.0 11.5 Approach LOS C B B Intersection Summary HCM 2000 Control Delay 15.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.71 Actuated Cycle Length (s) 58.6 Sum of lost time (s)22.5 Intersection Capacity Utilization 51.3% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group 115 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan: 2023 EX PM Stephenson Grocery Synchro 11 Report 2023 EX PM Page 1 Intersection Int Delay, s/veh 0.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 8 19 40 491 323 9 Future Vol, veh/h 8 19 40 491 323 9 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 150 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 083411 Mvmt Flow 9 20 43 522 344 10 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 957 349 354 0 - 0 Stage 1 349 ----- Stage 2 608 ----- Critical Hdwy 6.4 6.2 4.18 - - - Critical Hdwy Stg 1 5.4 ----- Critical Hdwy Stg 2 5.4 ----- Follow-up Hdwy 3.5 3.3 2.272 - - - Pot Cap-1 Maneuver 288 699 1172 - - - Stage 1 719 ----- Stage 2 547 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 277 699 1172 - - - Mov Cap-2 Maneuver 402 ----- Stage 1 692 ----- Stage 2 547 ----- Approach EB NB SB HCM Control Delay, s 11.6 0.6 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1172 - 573 - - HCM Lane V/C Ratio 0.036 - 0.05 - - HCM Control Delay (s) 8.2 - 11.6 - - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0.1 - 0.2 - - 116 Queues 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2023 EX PM Stephenson Grocery Synchro 11 Report 2023 EX PM Page 2 Lane Group WBL WBR NBT NBR SBL SBT Lane Group Flow (vph) 304 40 514 439 48 308 v/c Ratio 0.70 0.09 0.74 0.31 0.13 0.34 Control Delay 34.9 9.5 26.1 1.0 8.5 10.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 34.9 9.5 26.1 1.0 8.5 10.0 Queue Length 50th (ft) 122 0 202 0 9 69 Queue Length 95th (ft) #262 24 319 21 22 111 Internal Link Dist (ft) 657 966 562 Turn Bay Length (ft) 400 325 175 Base Capacity (vph) 556 530 1042 1388 399 1198 Starvation Cap Reductn 000000 Spillback Cap Reductn 000000 Storage Cap Reductn 000000 Reduced v/c Ratio 0.55 0.08 0.49 0.32 0.12 0.26 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 117 HCM Signalized Intersection Capacity Analysis 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2023 EX PM Stephenson Grocery Synchro 11 Report 2023 EX PM Page 3 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (vph) 292 38 493 421 46 296 Future Volume (vph) 292 38 493 421 46 296 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)7.3 7.3 7.6 7.3 7.6 7.6 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 0.85 1.00 1.00 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (prot)1787 1615 1827 1599 1770 1827 Flt Permitted 0.95 1.00 1.00 1.00 0.30 1.00 Satd. Flow (perm)1787 1615 1827 1599 551 1827 Peak-hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 304 40 514 439 48 308 RTOR Reduction (vph) 0 31 0 176 0 0 Lane Group Flow (vph) 304 9 514 263 48 308 Heavy Vehicles (%)1% 0% 4% 1% 2% 4% Turn Type Prot custom NA pm+ov D.P+P NA Protected Phases 442416 Permitted Phases 5 2 2 Actuated Green, G (s) 15.2 15.2 23.5 38.7 26.9 34.5 Effective Green, g (s) 15.2 15.2 23.5 38.7 26.9 34.5 Actuated g/C Ratio 0.24 0.24 0.36 0.60 0.42 0.53 Clearance Time (s) 7.3 7.3 7.6 7.3 7.6 7.6 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 420 380 664 957 293 975 v/s Ratio Prot c0.17 0.01 c0.28 0.06 0.01 c0.17 v/s Ratio Perm 0.10 0.06 v/c Ratio 0.72 0.02 0.77 0.27 0.16 0.32 Uniform Delay, d1 22.8 19.0 18.2 6.2 11.9 8.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 6.1 0.0 5.6 0.2 0.3 0.2 Delay (s)28.8 19.0 23.8 6.4 12.2 8.6 Level of Service C B C A B A Approach Delay (s) 27.7 15.8 9.1 Approach LOS C B A Intersection Summary HCM 2000 Control Delay 16.8 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.76 Actuated Cycle Length (s) 64.6 Sum of lost time (s)22.5 Intersection Capacity Utilization 65.0% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 118 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 45 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix E: Excerpts from Planned Roundabout 119 POTENTIAL RIGHT OF WAY DEDICATION WITHFUTURE DUAL LANES ROUNDABOUTAPPROX. RIGHT OF WAY DEDICATION WITHTHIS ROAD IMPROVEMENTS151 Windy Hill Lane Winchester, Virginia 22602 Telephone: (540) 662-4185 Fax: (540) 722-9528 www.greenwayeng.com FND 1971 E N G I N E E R I N GSHEET OFDESIGNED BY:FILE NO.SCALE:DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIA OFFICES IN: WINCHESTER, VA & MARTINSBURG, WV26715TUNG NIKI ADHIKUSUMA120 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 46 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix F: Analysis Worksheets of 2027 Future Conditions without Development 121 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan: 2027 FB AM Stephenson Grocery Synchro 11 Report 2027 FB AM Page 1 Intersection Int Delay, s/veh 0.6 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 6 23 8 268 417 5 Future Vol, veh/h 6 23 8 268 417 5 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 150 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 17 13 13 15 13 0 Mvmt Flow 7 25 9 291 453 5 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 765 456 458 0 - 0 Stage 1 456 ----- Stage 2 309 ----- Critical Hdwy 6.57 6.33 4.23 - - - Critical Hdwy Stg 1 5.57 ----- Critical Hdwy Stg 2 5.57 ----- Follow-up Hdwy 3.653 3.417 2.317 - - - Pot Cap-1 Maneuver 351 582 1047 - - - Stage 1 608 ----- Stage 2 712 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 348 582 1047 - - - Mov Cap-2 Maneuver 455 ----- Stage 1 603 ----- Stage 2 712 ----- Approach EB NB SB HCM Control Delay, s 11.9 0.2 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1047 - 550 - - HCM Lane V/C Ratio 0.008 - 0.057 - - HCM Control Delay (s) 8.5 - 11.9 - - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0 - 0.2 - - 122 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan: 2027 FB PM Stephenson Grocery Synchro 11 Report 2027 FB PM Page 1 Intersection Int Delay, s/veh 0.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 8 19 40 531 350 9 Future Vol, veh/h 8 19 40 531 350 9 Conflicting Peds, #/hr 0 00000 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 150 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 083411 Mvmt Flow 9 20 43 565 372 10 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1028 377 382 0 - 0 Stage 1 377 ----- Stage 2 651 ----- Critical Hdwy 6.4 6.2 4.18 - - - Critical Hdwy Stg 1 5.4 ----- Critical Hdwy Stg 2 5.4 ----- Follow-up Hdwy 3.5 3.3 2.272 - - - Pot Cap-1 Maneuver 262 674 1144 - - - Stage 1 698 ----- Stage 2 523 ----- Platoon blocked, % - - - Mov Cap-1 Maneuver 252 674 1144 - - - Mov Cap-2 Maneuver 380 ----- Stage 1 671 ----- Stage 2 523 ----- Approach EB NB SB HCM Control Delay, s 11.9 0.6 0 HCM LOS B Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR Capacity (veh/h)1144 - 548 - - HCM Lane V/C Ratio 0.037 - 0.052 - - HCM Control Delay (s) 8.3 - 11.9 - - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0.1 - 0.2 - - 123 MOVEMENT SUMMARY Site: 101 [Rte.11 - Rte.761 - FB AM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance INPUT VOLUMES DEMAND FLOWS 95% BACK OF QUEUE Mov ID Turn Deg. Satn Aver. Delay Level of Service Prop. Que Effective Stop Rate Aver. No. Cycles Aver. Speed [ Total HV ] [ Total HV ][ Veh. Dist ] veh/h % veh/h % v/c sec veh ft mph South: Rte 11 - Northbound 8 T1 241 17.0 262 17.0 0.218 5.4 LOS A 1.5 42.0 0.28 0.44 0.28 37.3 18 R2 295 6.0 321 6.0 0.203 4.5 LOS A 0.0 0.0 0.00 0.50 0.00 39.2 Approach 536 10.9 583 10.9 0.218 4.9 LOS A 1.5 42.0 0.12 0.47 0.12 38.3 East: Rte. 761 -Westbound 1 L2 364 1.0 396 1.0 0.476 12.2 LOS B 3.4 84.8 0.64 0.74 0.64 33.7 16 R2 56 4.0 61 4.0 0.476 6.7 LOS A 3.4 84.8 0.64 0.74 0.64 33.5 Approach 420 1.4 457 1.4 0.476 11.4 LOS B 3.4 84.8 0.64 0.74 0.64 33.7 North: Rte.11 - Southbound 7 L2 52 13.0 57 13.0 0.695 18.9 LOS B 7.9 216.9 0.90 0.98 1.15 33.8 4 T1 422 13.0 459 13.0 0.695 13.3 LOS B 7.9 216.9 0.90 0.98 1.15 33.7 Approach 474 13.0 515 13.0 0.695 13.9 LOS B 7.9 216.9 0.90 0.98 1.15 33.7 All Vehicles 1430 8.8 1554 8.8 0.695 9.8 LOS A 7.9 216.9 0.53 0.72 0.62 35.3 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: SIDRA Roundabout LOS. 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: SIDRA Standard. Delay Model: SIDRA Standard (Geometric Delay is included). Queue Model: HCM Queue Formula. Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D). HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 | Copyright © 2000-2020 Akcelik and Associates Pty Ltd | sidrasolutions.com Organisation: GOROVE/SLADE ASSOCIATES, INC. | Licence: PLUS / 1PC | Processed: Friday, June 30, 2023 11:27:58 AM Project: P:\3270\001. Stephenson Grocery\Analysis\Sidra\2027 FB Sidra 9.sip9 124 MOVEMENT SUMMARY Site: 101 [Rte.11 - Rte.761 - FB PM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance INPUT VOLUMES DEMAND FLOWS 95% BACK OF QUEUE Mov ID Turn Deg. Satn Aver. Delay Level of Service Prop. Que Effective Stop Rate Aver. No. Cycles Aver. Speed [ Total HV ] [ Total HV ][ Veh. Dist ] veh/h % veh/h % v/c sec veh ft mph South: Rte 11 - Northbound 8 T1 572 4.0 584 4.0 0.426 5.2 LOS A 3.7 94.7 0.31 0.44 0.31 39.2 18 R2 488 1.0 498 1.0 0.300 4.4 LOS A 0.0 0.0 0.00 0.50 0.00 40.0 Approach 1060 2.6 1082 2.6 0.426 4.9 LOS A 3.7 94.7 0.17 0.47 0.17 39.6 East: Rte. 761 -Westbound 1 L2 339 1.0 368 1.0 0.560 17.0 LOS B 4.9 123.1 0.84 0.99 1.03 31.6 16 R2 44 0.0 48 0.0 0.560 11.2 LOS B 4.9 123.1 0.84 0.99 1.03 31.8 Approach 383 0.9 416 0.9 0.560 16.3 LOS B 4.9 123.1 0.84 0.99 1.03 31.6 North: Rte.11 - Southbound 7 L2 53 2.0 58 2.0 0.516 14.2 LOS B 4.2 108.7 0.77 0.78 0.80 36.1 4 T1 343 4.0 373 4.0 0.516 8.7 LOS A 4.2 108.7 0.77 0.78 0.80 36.9 Approach 396 3.7 430 3.7 0.516 9.4 LOS A 4.2 108.7 0.77 0.78 0.80 36.8 All Vehicles 1839 2.5 1928 2.5 0.560 8.4 LOS A 4.9 123.1 0.45 0.65 0.50 36.9 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: SIDRA Roundabout LOS. 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: SIDRA Standard. Delay Model: SIDRA Standard (Geometric Delay is included). Queue Model: HCM Queue Formula. Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D). HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 | Copyright © 2000-2020 Akcelik and Associates Pty Ltd | sidrasolutions.com Organisation: GOROVE/SLADE ASSOCIATES, INC. | Licence: PLUS / 1PC | Processed: Friday, June 30, 2023 11:28:11 AM Project: P:\3270\001. Stephenson Grocery\Analysis\Sidra\2027 FB Sidra 9.sip9 125 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 47 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix G: Analysis Worksheets of 2027 Future Conditions with Development 126 HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan: 2027 TF AM Stephenson Grocery Synchro 11 Report 2027 TF AM Page 1 Intersection Int Delay, s/veh 1.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 6 0 23 26 0 12 8 268 37 16 419 5 Future Vol, veh/h 6 0 23 26 0 12 8 268 37 16 419 5 Conflicting Peds, #/hr 0 00000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 75 150 - 150 150 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 17 0 13 2 2 2 13 15 2 2 13 0 Mvmt Flow 7 0 25 28 0 13 9 291 40 17 455 5 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 828 841 458 813 803 291 460 0 0 331 0 0 Stage 1 492 492 - 309 309 ------- Stage 2 336 349 - 504 494 ------- Critical Hdwy 7.27 6.5 6.33 7.12 6.52 6.22 4.23 - - 4.12 - - Critical Hdwy Stg 1 6.27 5.5 - 6.12 5.52 ------- Critical Hdwy Stg 2 6.27 5.5 - 6.12 5.52 ------- Follow-up Hdwy 3.653 4 3.417 3.518 4.018 3.318 2.317 - - 2.218 - - Pot Cap-1 Maneuver 274 303 581 297 317 748 1046 - - 1228 - - Stage 1 531 551 - 701 660 ------- Stage 2 648 637 - 550 546 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 265 296 581 279 310 748 1046 - - 1228 - - Mov Cap-2 Maneuver 265 296 - 279 310 ------- Stage 1 526 543 - 695 654 ------- Stage 2 631 631 - 519 538 ------- Approach EB WB NB SB HCM Control Delay, s 13.3 16.4 0.2 0.3 HCM LOS B C Minor Lane/Major Mvmt NBL NBT NBREBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1046 - - 466 279 748 1228 - - HCM Lane V/C Ratio 0.008 - - 0.068 0.101 0.017 0.014 - - HCM Control Delay (s) 8.5 - - 13.3 19.4 9.9 8 - - HCM Lane LOS A - - B C A A - - HCM 95th %tile Q(veh) 0 - - 0.2 0.3 0.1 0 - - 127 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan: 2027 TF AM Stephenson Grocery Synchro 11 Report 2027 TF AM Page 2 Intersection Int Delay, s/veh 0.6 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 27 347 420 9 6 18 Future Vol, veh/h 27 347 420 9 6 18 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 150 - - 150 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 71222 Mvmt Flow 29 377 457 10 7 20 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 467 0 - 0 892 457 Stage 1 - - - - 457 - Stage 2 - - - - 435 - Critical Hdwy 4.12 - - - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy 2.218 - - - 3.518 3.318 Pot Cap-1 Maneuver 1094 - - - 312 604 Stage 1 - - - - 638 - Stage 2 - - - - 653 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1094 - - - 304 604 Mov Cap-2 Maneuver - - - - 304 - Stage 1 - - - - 621 - Stage 2 - - - - 653 - Approach EB WB SB HCM Control Delay, s 0.6 0 12.9 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1094 - - - 484 HCM Lane V/C Ratio 0.027 - - - 0.054 HCM Control Delay (s) 8.4 - - - 12.9 HCM Lane LOS A - - - B HCM 95th %tile Q(veh) 0.1 - - - 0.2 128 HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan: 2027 TF PM Stephenson Grocery Synchro 11 Report 2027 TF PM Page 1 Intersection Int Delay, s/veh 4.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 8 0 19 81 0 54 40 512 92 40 345 9 Future Vol, veh/h 8 0 19 81 0 54 40 512 92 40 345 9 Conflicting Peds, #/hr 0 00000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 75 150 - 150 150 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 0 002228322411 Mvmt Flow 9 0 20 86 0 57 43 545 98 43 367 10 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1167 1187 372 1099 1094 545 377 0 0 643 0 0 Stage 1 458 458 - 631 631 ------- Stage 2 709 729 - 468 463 ------- Critical Hdwy 7.1 6.5 6.2 7.12 6.52 6.22 4.18 - - 4.12 - - Critical Hdwy Stg 1 6.1 5.5 - 6.12 5.52 ------- Critical Hdwy Stg 2 6.1 5.5 - 6.12 5.52 ------- Follow-up Hdwy 3.5 4 3.3 3.518 4.018 3.318 2.272 - - 2.218 - - Pot Cap-1 Maneuver 172 190 678 190 214 538 1149 - - 942 - - Stage 1 587 570 - 469 474 ------- Stage 2 428 431 - 575 564 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 144 175 678 173 197 538 1149 - - 942 - - Mov Cap-2 Maneuver 144 175 - 173 197 ------- Stage 1 565 544 - 452 456 ------- Stage 2 368 415 - 532 538 ------- Approach EB WB NB SB HCM Control Delay, s 17.2 31.9 0.5 0.9 HCM LOS C D Minor Lane/Major Mvmt NBL NBT NBREBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1149 - - 323 173 538 942 - - HCM Lane V/C Ratio 0.037 - - 0.089 0.498 0.107 0.045 - - HCM Control Delay (s) 8.3 - - 17.2 44.9 12.5 9 - - HCM Lane LOS A - - C E B A - - HCM 95th %tile Q(veh) 0.1 - - 0.3 2.4 0.4 0.1 - - 129 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan: 2027 TF PM Stephenson Grocery Synchro 11 Report 2027 TF PM Page 2 Intersection Int Delay, s/veh 2 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 66 527 369 31 31 63 Future Vol, veh/h 66 527 369 31 31 63 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 150 - - 150 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 11222 Mvmt Flow 72 573 401 34 34 68 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 435 0 - 0 1118 401 Stage 1 - - - - 401 - Stage 2 - - - - 717 - Critical Hdwy 4.12 - - - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy 2.218 - - - 3.518 3.318 Pot Cap-1 Maneuver 1125 - - - 229 649 Stage 1 - - - - 676 - Stage 2 - - - - 484 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1125 - - - 214 649 Mov Cap-2 Maneuver - - - - 214 - Stage 1 - - - - 633 - Stage 2 - - - - 484 - Approach EB WB SB HCM Control Delay, s 0.9 0 17.5 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1125 - - - 389 HCM Lane V/C Ratio 0.064 - - - 0.263 HCM Control Delay (s) 8.4 - - - 17.5 HCM Lane LOS A - - - C HCM 95th %tile Q(veh) 0.2 - - - 1 130 HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan: 2027 TF PM Mit Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 1 Intersection Int Delay, s/veh 3.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 8 0 19 61 0 54 40 512 92 40 345 9 Future Vol, veh/h 8 0 19 61 0 54 40 512 92 40 345 9 Conflicting Peds, #/hr 0 00000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 75 150 - 150 150 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 0 002228322411 Mvmt Flow 9 0 20 65 0 57 43 545 98 43 367 10 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1167 1187 372 1099 1094 545 377 0 0 643 0 0 Stage 1 458 458 - 631 631 ------- Stage 2 709 729 - 468 463 ------- Critical Hdwy 7.1 6.5 6.2 7.12 6.52 6.22 4.18 - - 4.12 - - Critical Hdwy Stg 1 6.1 5.5 - 6.12 5.52 ------- Critical Hdwy Stg 2 6.1 5.5 - 6.12 5.52 ------- Follow-up Hdwy 3.5 4 3.3 3.518 4.018 3.318 2.272 - - 2.218 - - Pot Cap-1 Maneuver 172 190 678 190 214 538 1149 - - 942 - - Stage 1 587 570 - 469 474 ------- Stage 2 428 431 - 575 564 ------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 144 175 678 173 197 538 1149 - - 942 - - Mov Cap-2 Maneuver 144 175 - 173 197 ------- Stage 1 565 544 - 452 456 ------- Stage 2 368 415 - 532 538 ------- Approach EB WB NB SB HCM Control Delay, s 17.2 25.9 0.5 0.9 HCM LOS C D Minor Lane/Major Mvmt NBL NBT NBREBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1149 - - 323 173 538 942 - - HCM Lane V/C Ratio 0.037 - - 0.089 0.375 0.107 0.045 - - HCM Control Delay (s) 8.3 - - 17.2 37.8 12.5 9 - - HCM Lane LOS A - - C E B A - - HCM 95th %tile Q(veh) 0.1 - - 0.3 1.6 0.4 0.1 - - 131 HCM 6th Roundabout 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2027 TF PM Mit Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 2 Intersection Intersection Delay, s/veh 11.3 Intersection LOS B Approach WB NB SB Entry Lanes 1 2 1 Conflicting Circle Lanes 1 1 1 Adj Approach Flow, veh/h 471 1231 471 Demand Flow Rate, veh/h 475 1264 488 Vehicles Circulating, veh/h 699 60 429 Vehicles Exiting, veh/h 625 857 745 Ped Vol Crossing Leg, #/h 0 0 0 Ped Cap Adj 1.000 1.000 1.000 Approach Delay, s/veh 20.5 7.6 11.9 Approach LOS C A B Lane Left Left Right Left Designated Moves LR LT R LT Assumed Moves LR LT R LT RT Channelized Lane Util 1.000 0.553 0.447 1.000 Follow-Up Headway, s 2.609 2.535 2.535 2.609 Critical Headway, s 4.976 4.544 4.544 4.976 Entry Flow, veh/h 475 699 565 488 Cap Entry Lane, veh/h 676 1345 1345 891 Entry HV Adj Factor 0.992 0.962 0.989 0.964 Flow Entry, veh/h 471 672 559 471 Cap Entry, veh/h 671 1293 1330 859 V/C Ratio 0.702 0.520 0.420 0.548 Control Delay, s/veh 20.5 8.4 6.8 11.9 LOS C A A B 95th %tile Queue, veh 6 3 2 3 132 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan: 2027 TF PM Mit Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 3 Intersection Int Delay, s/veh 2.3 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 66 527 369 31 31 83 Future Vol, veh/h 66 527 369 31 31 83 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 150 - - 150 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 11222 Mvmt Flow 72 573 401 34 34 90 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 435 0 - 0 1118 401 Stage 1 - - - - 401 - Stage 2 - - - - 717 - Critical Hdwy 4.12 - - - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy 2.218 - - - 3.518 3.318 Pot Cap-1 Maneuver 1125 - - - 229 649 Stage 1 - - - - 676 - Stage 2 - - - - 484 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1125 - - - 214 649 Mov Cap-2 Maneuver - - - - 214 - Stage 1 - - - - 633 - Stage 2 - - - - 484 - Approach EB WB SB HCM Control Delay, s 0.9 0 17.2 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1125 - - - 418 HCM Lane V/C Ratio 0.064 - - - 0.296 HCM Control Delay (s) 8.4 - - - 17.2 HCM Lane LOS A - - - C HCM 95th %tile Q(veh) 0.2 - - - 1.2 133 MOVEMENT SUMMARY Site: 101 [Rte.11 - Rte.761 - TF AM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance INPUT VOLUMES DEMAND FLOWS 95% BACK OF QUEUE Mov ID Turn Deg. Satn Aver. Delay Level of Service Prop. Que Effective Stop Rate Aver. No. Cycles Aver. Speed [ Total HV ] [ Total HV ][ Veh. Dist ] veh/h % veh/h % v/c sec veh ft mph South: Rte 11 - Northbound 8 T1 278 17.0 302 17.0 0.253 5.4 LOS A 1.8 51.1 0.30 0.44 0.30 37.2 18 R2 320 6.0 348 6.0 0.220 4.5 LOS A 0.0 0.0 0.00 0.50 0.00 39.2 Approach 598 11.1 650 11.1 0.253 4.9 LOS A 1.8 51.1 0.14 0.48 0.14 38.2 East: Rte. 761 -Westbound 1 L2 382 1.0 415 1.0 0.518 13.0 LOS B 3.9 99.6 0.70 0.79 0.72 33.4 16 R2 56 4.0 61 4.0 0.518 7.5 LOS A 3.9 99.6 0.70 0.79 0.72 33.2 Approach 438 1.4 476 1.4 0.518 12.3 LOS B 3.9 99.6 0.70 0.79 0.72 33.4 North: Rte.11 - Southbound 7 L2 54 13.0 59 13.0 0.759 21.3 LOS C 9.8 271.5 0.96 1.07 1.34 32.7 4 T1 448 13.0 487 13.0 0.759 15.6 LOS B 9.8 271.5 0.96 1.07 1.34 32.6 Approach 502 13.0 546 13.0 0.759 16.3 LOS B 9.8 271.5 0.96 1.07 1.34 32.6 All Vehicles 1538 9.0 1672 9.0 0.759 10.7 LOS B 9.8 271.5 0.57 0.76 0.70 34.8 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: SIDRA Roundabout LOS. 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: SIDRA Standard. Delay Model: SIDRA Standard (Geometric Delay is included). Queue Model: HCM Queue Formula. Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D). HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 | Copyright © 2000-2020 Akcelik and Associates Pty Ltd | sidrasolutions.com Organisation: GOROVE/SLADE ASSOCIATES, INC. | Licence: PLUS / 1PC | Processed: Friday, June 30, 2023 11:35:15 AM Project: P:\3270\001. Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 134 MOVEMENT SUMMARY Site: 101 [Rte.11 - Rte.761 - TF PM - Mit (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance INPUT VOLUMES DEMAND FLOWS 95% BACK OF QUEUE Mov ID Turn Deg. Satn Aver. Delay Level of Service Prop. Que Effective Stop Rate Aver. No. Cycles Aver. Speed [ Total HV ] [ Total HV ][ Veh. Dist ] veh/h % veh/h % v/c sec veh ft mph South: Rte 11 - Northbound 8 T1 645 4.0 658 4.0 0.484 5.3 LOS A 4.7 120.1 0.36 0.44 0.36 39.0 18 R2 537 1.0 548 1.0 0.330 4.5 LOS A 0.0 0.0 0.00 0.50 0.00 40.0 Approach 1182 2.6 1206 2.6 0.484 4.9 LOS A 4.7 120.1 0.20 0.47 0.20 39.4 East: Rte. 761 -Westbound 1 L2 408 1.0 443 1.0 0.717 22.6 LOS C 8.5 213.9 0.96 1.18 1.45 29.3 16 R2 44 0.0 48 0.0 0.717 16.8 LOS B 8.5 213.9 0.96 1.18 1.45 29.5 Approach 452 0.9 491 0.9 0.717 22.1 LOS C 8.5 213.9 0.96 1.18 1.45 29.3 North: Rte.11 - Southbound 7 L2 57 2.0 62 2.0 0.648 17.3 LOS B 6.9 177.4 0.91 0.95 1.10 34.9 4 T1 396 4.0 430 4.0 0.648 11.8 LOS B 6.9 177.4 0.91 0.95 1.10 35.6 Approach 453 3.7 492 3.7 0.648 12.5 LOS B 6.9 177.4 0.91 0.95 1.10 35.5 All Vehicles 2087 2.5 2190 2.5 0.717 10.5 LOS B 8.5 213.9 0.53 0.74 0.68 35.7 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: SIDRA Roundabout LOS. 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: SIDRA Standard. Delay Model: SIDRA Standard (Geometric Delay is included). Queue Model: HCM Queue Formula. Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D). HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 | Copyright © 2000-2020 Akcelik and Associates Pty Ltd | sidrasolutions.com Organisation: GOROVE/SLADE ASSOCIATES, INC. | Licence: PLUS / 1PC | Processed: Friday, June 30, 2023 11:36:11 AM Project: P:\3270\001. Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 135 MOVEMENT SUMMARY Site: 101 [Rte.11 - Rte.761 - TF PM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance INPUT VOLUMES DEMAND FLOWS 95% BACK OF QUEUE Mov ID Turn Deg. Satn Aver. Delay Level of Service Prop. Que Effective Stop Rate Aver. No. Cycles Aver. Speed [ Total HV ] [ Total HV ][ Veh. Dist ] veh/h % veh/h % v/c sec veh ft mph South: Rte 11 - Northbound 8 T1 645 4.0 658 4.0 0.484 5.3 LOS A 4.7 120.0 0.36 0.44 0.36 39.0 18 R2 537 1.0 548 1.0 0.330 4.5 LOS A 0.0 0.0 0.00 0.50 0.00 40.0 Approach 1182 2.6 1206 2.6 0.484 4.9 LOS A 4.7 120.0 0.20 0.47 0.20 39.4 East: Rte. 761 -Westbound 1 L2 388 1.0 422 1.0 0.685 21.5 LOS C 7.6 191.5 0.94 1.14 1.37 29.7 16 R2 44 0.0 48 0.0 0.685 15.7 LOS B 7.6 191.5 0.94 1.14 1.37 29.9 Approach 432 0.9 470 0.9 0.685 20.9 LOS C 7.6 191.5 0.94 1.14 1.37 29.8 North: Rte.11 - Southbound 7 L2 57 2.0 62 2.0 0.659 17.2 LOS B 7.2 184.8 0.90 0.94 1.10 35.0 4 T1 416 4.0 452 4.0 0.659 11.7 LOS B 7.2 184.8 0.90 0.94 1.10 35.7 Approach 473 3.8 514 3.8 0.659 12.4 LOS B 7.2 184.8 0.90 0.94 1.10 35.6 All Vehicles 2087 2.5 2190 2.5 0.685 10.1 LOS B 7.6 191.5 0.52 0.73 0.66 36.0 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: SIDRA Roundabout LOS. 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: SIDRA Standard. Delay Model: SIDRA Standard (Geometric Delay is included). Queue Model: HCM Queue Formula. Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D). HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 | Copyright © 2000-2020 Akcelik and Associates Pty Ltd | sidrasolutions.com Organisation: GOROVE/SLADE ASSOCIATES, INC. | Licence: PLUS / 1PC | Processed: Friday, June 30, 2023 11:36:14 AM Project: P:\3270\001. Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 136 Traffic Impact Analysis – Stephenson Depot Commercial June 30, 2023 Page 48 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Appendix H: Turn Lane Warrants 137 INT 3 - EBL - 2027 TF AM Peaky = -6E-06x3+ 0.0094x2- 6.8063x + 1981.6R² = 1010020030040050060070080090010000 100 200 300 400 500 600 700 800 900 1000V0, Opposing Volume (VPH)VA, Advancing Volume (VPH)VDOT RDM-F Figure 3-5Warrant for Left Turn Storage Lanes on 2-Lane Highways at 40-mph & 10% Left Turns Not WarrantedWarranted138 INT 1 - SBL - 2027 TF PM PeakINT 3 - EBL - 2027 TF PM Peaky = -7E-06x3+ 0.0107x2- 7.4989x + 1930R² = 0.9997010020030040050060070080090010000 100 200 300 400 500 600 700 800 900 1000V0, Opposing Volume (VPH)VA, Advancing Volume (VPH)VDOT RDM-F Figure 3-6Warrant for Left Turn Storage Lanes on 2-Lane Highways at 40-mph & 15% Left Turns Not WarrantedWarranted139 AASHTO/VDOT Left Turn Lane Warrant Assessment Background: Project Information: Project: Project ID: Intersection(s) and Movement(s): Scenario: Analysis: Design Speed (mph): 40 (40, 50, or 60?) Assessment Summary: Study Scenario Opposing Vol. (VPH) Advancing Vol. (VPH) Left Turn Vol. (VPH) Left Turn % Minimum Opposing Threshold (VPH) VDOT RDM F Figure Treatment INT 1 - SBL - 2027 TF AM Peak 313 440 16 3.64%535 Fig. 3-4 Not Warranted INT 1 - SBL - 2027 TF PM Peak 644 394 40 10.15%200 Fig. 3-6 Full-width Lane and Taper Warranted INT 3 - EBL - 2027 TF AM Peak 429 374 27 7.22%416 Fig. 3-5 Full-width Lane and Taper Warranted INT 3 - EBL - 2027 TF PM Peak 400 593 66 11.13%0 Fig. 3-6 Full-width Lane and Taper Warranted Left Turn Lane Warrant Assessment Stephenson Grocery TIA 3270-001 1 - Rte. 11 and Easy Living St / Site Access 1 Gorove Slade 2027 Total Future with Development Warrants for left-turn storage lanes on two-lane highways at unsignalized intersections are based on Figure 3-4 to Figure 3-21 in Appendix F of the Virginia Department of Transportation's (VDOT) Road Design Manual (RDM). The figures provide a graphical representation for determining the necessity of a left turn lane by comparing the advancing volumes of a given approach and the respective opposing volumes and are differentiated by design speed and percent left turning volume. Two-Lane Highways Based on AASHTO / VDOT RDM Appendix F Input VDOT Calculated Thesholds 3 - Old Charles Town Road and Site Access 2 Gorove Slade 140 INT 1 - SBL - 2027 TF AM Peaky = -2E-06x3+ 0.0053x2- 5.5692x + 2132.8R² = 1010020030040050060070080090010000 100 200 300 400 500 600 700 800 900 1000V0, Opposing Volume (VPH)VA, Advancing Volume (VPH)VDOT RDM-F Figure 3-4Warrant for Left Turn Storage Lanes on 2-Lane Highways at 40-mph & 5% Left Turns Not WarrantedWarranted141 RDM Right Turn Lane Warrant Assessment Two-Lane Highway Background: Project Information: Project: Project ID: Intersection(s) and Movement(s): Scenario: Analyst: Study Scenario Approach Volume Right Turn Volume Minimum Right Turn Taper Threshold Minimum Right Turn Full Lane Threshold Treatment INT 1 - NBR - 2027 TF AM Peak 313 37 39 77 Not Warranted INT 1 - NBR - 2027 TF PM Peak 644 92 20 40 Full-width Lane and Taper Required INT 3 - WBR - 2027 TF AM Peak 429 9 27 62 Not Warranted INT 3 - WBR - 2027 TF PM Peak 400 31 30 66 Taper Required 2027 Total Future with Development Gorove Slade Warrants for right-turn storage lanes on two-lane highways at unsignalized intersections are based on Figure 3-26 in Appendix F of the Virginia Department of Transportation's (VDOT) Road Design Manual (RDM). This figure provides a graphical representation for determining the necessity of a right turn lane and / or taper by comparing the total volumes of a given approach with their respective right turn volumes. Stephenson Grocery TIA 3270-001 1 - Rte. 11 and Easy Living St / Site Access 1 3 - Old Charles Town Road and Site Access 2 Right Turn Lane Warrant Assessment Two-Lane Highways Based on NCHRP Report 279 / VDOT RDM Appendix F "Intersection Channelization Guide" Taper Required Full-width Turn Lane and Taper Required INT 1 - NBR - 2027 TF AM Peak INT 1 - NBR - 2027 TF PM Peak INT 3 - WBR - 2027 TF AM Peak INT 3 - WBR - 2027 TF PM Peak 0 20 40 60 80 100 120 0 200 400 600 800PHV Right Turns, Vehicles Per HourPHF Approach Total, Vehicles Per Hour Right Turn Lane Warrant for 2-Lane Highways (VDOT RDM Appendix F Figure 3-26) Not Warranted Gorove Slade Transportation Engineers and Planners 142 Planning Commission Agenda Item Detail Meeting Date: April 2, 2025 Agenda Section: Public Hearings Title: Conditional Use Permit #03-25 for Ehsan Yousefie (Famili Ventures, LLC) - (Mrs. Feltner) Attachments: PC04-02-25CUP03-25_Redacted.pdf 143 CONDITIONAL USE PERMIT #03-25 Famili Ventures, LLC., (Ehsan Yousefie) Slaughterhouse, Farm Market, and Special Events Facility Staff Report for the Planning Commission Prepared: March 26, 2025 Staff Contact: Amy Feltner, Planner Executive Summary: Meeting Schedule Planning Commission: April 2, 2025 Action: Pending Board of Supervisors: April 23, 2025 Action: Pending Property Information Property Identification Number (PIN) 74-A-67 Address 686 Shady Elm Road Magisterial District Back Creek Acreage +/- 45.96 acres Zoning & Present Land Use Zoning: RA (Rural Areas) Land Use: Agricultural/Residential Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) District Land Use: Residential & Agricultural South: RA (Rural Areas) District Land Use: Residential & Agricultural East: RA (Rural Areas) District Land Use: Vacant & Light Industrial West : RA (Rural Areas) District Land Use: Residential & Agricultural Proposed Use This is a request to establish a slaughterhouse, farm market and special event facility on an existing farm. Review Agency Comments: Review Agency Comment Date Comment Summary Virginia Department of Transportation (VDOT) December 11, 2024 “The existing entrance does not meet the minimum requirements for an Agritourism Entrance. A turn lane warrant analysis will need to be conducted based on the amount of added traffic with this CUP. If deemed warranted by the analysis, a turn lane 144 Page 2 of 7 and/or taper shall be installed with the construction of a VDOT approved Agritourism Entrance [50’ radii & minimum 30 feet per §3.2-6400 of the Code of Virginia]. The entrance site plan would need to contain (1) entrance dimensions, (2) entrance profile, (3) culvert profile, (4) sight distance triangle, (5) typical sections, (6) grading plan, including positive drainage, and (7) show roadway dedication” Frederick-Winchester Health Department February 25, 2025 “No objection to the Butcher Shop and Market since the employee bathrooms were approved by a Professional Engineer for 2 employees/7 days a week. Portable toilets can be utilized for special events but are required to be removed after each event. There are no bathrooms approved for visitors/customers/other workers on the property. Virginia Dept of Consumer Services may need to be contacted to approve the market. (USDA approved for resale)” Frederick County (FC) Public Works December 6, 2024 “No comments at this time.” FC Inspections November 25, 2024 “The General Market and the Butcher Shop are exempt per Farm exception that is in place. The Event Center and the associated temporary tents, deck, platform will need to comply with the Virginia Building Construction Code and ICC A117.1-2017 for accessibility.” FC Fire Marshal November 20, 2024 “Charcoal grills shall not be placed within 10 feet of any structure or combustible materials. A non- combustible storage container with secure lid and scoop shall be provided at each grill for the disposal of all ashes when unattended. Portable Fire Extinguishers shall be required in commercial buildings, a minimum of one 5# ABC. Recommend at least one fire extinguisher to be in close proximity and accessible to grilling areas as well. Any and all future development shall comply 145 Page 3 of 7 with the Frederick County Fire Prevention Code as applicable.” Frederick Water November 20, 2024 “No comment at this time.” Planning & Zoning: Application Proposal: The 45.96 +/- acre parcel is currently used for agriculture and farming. There is an existing, approved Conditional Use Permit (CUP) for a bed and breakfast (CUP #03-01) located at 688 Shady Elm Road, an approved site plan for a telecommunications tower (SP #71-06 & SP #11-07) located at 121 Soldiers Rest Lane, and an approved Short-Term Lodging (STL) Permit located at 686 Shady Elm Road. The applicant proposes utilizing existing structures on the property for the slaughterhouse operation, the butcher shop, and the proposed farm market. The proposed special event facility will use a newly constructed pad with a deck for temporary tents, when needed, for the events. Slaughterhouse. The slaughtering of animals and butchering operations will be held inside the existing 1,008 square feet building and will be accessed by employees only. The butcher shop is located approximately 600 feet from Shady Elm Road, 421 feet from the Hedgebrook Hills Subdivision to the south, 633 feet from Soldiers Rest Lane to the north, and 997 feet from the west of the property (Long Creek Farm Agricultural & Forestal District). A contract will be signed for the rendering of the carcasses through Darling Ingredients, formally Valley Proteins. Animal supplies will be kept within the existing animal barn. The slaughterhouse/butcher shop will not open to the public and will have one employee for the operational hours of 10 a.m. to 6 p.m., Wednesday through Sunday. A future addition of a walk- in-cooler is proposed for the slaughterhouse. Operations of the slaughterhouse and packaging of the meat are regulated, and requires approval, through the United States Department of Agriculture (USDA) which is initiated by the Virginia Department of Agricultural and Consumer Services (VDACS). Farm Market The farm market will operate within an existing 1,050 square foot freestanding building. The market will be open to the public from 10 a.m. to 6 p.m., Tuesday through Sunday. The applicant anticipates 40-60 customers per day. The market will provide fresh meats and wholesale items such as rice, beans, spices, and milk. Additional items such as canned goods, items for the barbeque, and locally handcrafted crafts/jewelry are also proposed. One employee is proposed for the market in addition to the employee for the slaughterhouse. An approved restroom facility for the two employees only is provided in the market. The resale of meat products is regulated through the Virginia Department of Agricultural Services (see Virginia Department of Health comments). 146 Page 4 of 7 Picnic and Barbecue Grill area The applicant proposes a picnic area with six picnic tables equipped with their own park-style barbeque grill for family outings or birthday parties. There are two proposed areas for the charcoal grill and picnic area. The applicant will begin with six picnic table and grill areas but will expand to a total of 30. Shades or canopies will be available for the guests’ comfort if needed. Guests will be responsible for providing their own cooking materials and preparing the food(s) on the grill independently. Special Events Facility The special event facility will operate year-round, seven days a week, from 7 a.m. until 10 p.m. with a maximum capacity of 150 guests. The event area is located between the existing approved bed and breakfast and the short-term lodging facilities. The two residential facilities are independent from the special events center. Special events, as defined, are prohibited in associations with short-term lodging use (§165-204-35). The short-term lodging facility would not be rented during the special events; however, the existing bed and breakfast would be available at an additional cost for the special event lessees. The closest dwelling, located off Soldiers Rest Lane, is located approximately 350-400 feet to the west of the proposed event center location. The pad area, adjacent to the proposed 50 ft. x 60 ft. deck, will be for the setting up of temporary tents measuring 60 ft. x 100 ft. The tents will be placed by a local company and removed after each event. Food will be catered from an outside catering company. Music provided in association with the event center will end no later at 10 p.m. Portable restroom facilities shall be provided for the event center and be screened from view, as required by the Zoning Ordinance. Parking Parking is provided separately for the market and the event center. There are 30 parking spaces proposed for the market area, petting area, and pick your own area. Fifty-two spaces are being proposed for the event center that are shared with the Bed and Breakfast lodging facility and picnic area. The short-term lodging has private parking for two vehicles. Staff Analysis: §165-103.02 of the Zoning Ordinance on standards for Conditional Use Permits states that the Planning Commission and Board shall consider the following standards when considering Conditional Use Permits: A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. • The Rural Area (RA) zoning district is intended to preserve large, open parcels of land, scenic views, and to preserve prime agricultural and locally significant soils. The parcel contains 46+/- acres of agricultural land and is surrounded on the north, south and west by other RA zoned parcels. An 88.91 +/- acre parcel directly across from the farm is zoned 147 Page 5 of 7 M-1 (Light Industrial District). The special events facility, a farm market, and a slaughterhouse are each permitted with a conditional use permit in the Rural Area (RA) zoning district. B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. • Agritourism activities are activities carried out on a farm that allow members of the general public, for recreational, entertainment, or educational purposes, to view or enjoy rural activities. Agritourism is a by-right use in the RA zoning district and includes farming and harvesting your own activities. These activities are an agritourism activity whether or not the participants paid to participate in the activity. • A CUP is required for the operation of the slaughterhouse, farm market, and special event center. The proposed CUPs may not adversely affect the use and enjoyment of surrounding properties should all conditions be followed to mitigate impacts such as noise and traffic volume. C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the County and with the intent of this chapter. • The property is located west of the Shady Elm Economic Development Plan Area in the Kernstown area. The Comprehensive Plan identifies this area to remain rural in nature. One goal in the Rural Area section of the Comprehensive Plan is that the “County should continue to support and encourage new land used in the rural area.”. Other land uses, in addition to agricultural uses, may allow property owners to keep properties intact rather than subdividing. The proposed use is generally consistent with the Comprehensive Plan. D. The conditional use shall not adversely affect the natural character and environment of the County. • The use proposed does not adversely affect the nature character. If the operation is operated as proposed and the conditions listed in specific use section are followed, the operation should not adversely affect the environmental surroundings. E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. • Per the recommended conditions of approval, the applicant would be required to submit a site plan. The site plan will address the entrance requirements and the vehicular access to the facility. The site plan shall be reviewed and approved by the Virginia Department of Transportation (VDOT) and the Frederick County Fire Marshal’s office for entrance design and apparatus access. The event center pad and deck will also be reviewed at the site plan stage. Temporary tents require separate permitting and inspection through the Building Inspection Department and the Fire Marshals Office. Public Works will also review the site plan. No other disturbance to the property is proposed. 148 Page 6 of 7 • The Virginia Health Department approved the private septic system for the two employees and limited the portable restrooms for the special event centers, which are to be removed after each use, however, there are no other restroom facilities on site for use of a public restroom as it relates to the market and visitors of the farm. F. The conditional use shall conform with all applicable regulations of the district in which it is located. • The Zoning Ordinance defines a special event facility as “a facility or site utilized for events that are typically conducted on a single day, but which may be conducted for up to three consecutive days, for which attendance is permitted only by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties” (§165-101-02). The proposed use meets the definition of a special events facility. • Special event facilities are permitted in the RA zoning district with an approved conditional use permit. Additional regulations are included for special event facilities in §165-204.30. All travel aisles shall be graveled, and portable toilet facilities shall be permitted providing that they are screened from all adjoining properties and roads. The portable toilet location and screening, the parking area, drive aisles, and entrance shall be shown on the site plan. • Slaughterhouses are permitted in the RA zoning district with an approved conditional use permit. Additional regulations are included for slaughterhouses in §165-204.17 and require the facility to be maintained and operated in a clean and sanitary manner. All buildings, animal unloading/staging areas, and animal pens shall be a minimum of 100 feet from any property line. No new structures are being proposed in relation to the slaughterhouse. The existing facility is more than 100 feet from the adjoining property lines and the area does not exceed 20,000 square feet. Additional regulations require the operations to be under roof, and that doors, windows, and other openings be screened with a fourteen-gauge mesh. The current buffering and screening appear to be sufficient. Virginia Agriculture and Consumer Services regulates meat processing and preparation, as well as any additional waste disposals. • Farm markets (off-premises) are permitted in the RA zoning district with an approved CUP. The market will be regulated with the slaughterhouse under the Virginia Department of Agriculture and Consumer Services. Additional regulations of the zoning ordinance require parking and customer access to the facility. Parking has been provided and will also be reviewed at the site plan submittal stage once the CUP is approved. • The bed and breakfast is an existing operation approved by a previous CUP. The applicant is in the process of obtaining the license and approval through the Virginia Department of Health for the operation of the bed and breakfast (annual inspection & approval). The short- term lodging is also an approved business facility. Short-term lodging is prohibited from being in association with the special events facility. Recommendation: Should the Planning Commission find the use to be appropriate, staff would suggest the following conditions for the CUP: 149 Page 7 of 7 1. All review agency comments and requirements shall be complied with at all times. 2. A site plan shall be submitted to and approved by Frederick County prior to the establishment of the uses. The site plan shall meet the requirements of the Frederick County Zoning Ordinance including the additional regulations for special event facilities contained in §165-204.30, slaughterhouses contained in §165-204.17, emergency access contained in §165-204.03 and requires an approved commercial entrance from the Virginia Department of Transportation (VDOT). 3. The slaughterhouse and farm market operations are limited to two employees’ total. 4. Hours of operation for the slaughterhouse is 10 a.m. – 6 p.m. Wednesday through Sunday. 5. Hours of operation for the farm market is 10 a.m. – 6 p.m. Tuesday through Sunday with a maximum of 40-60 customers daily. 6. Hours of operation of the special event center is 7 a.m. – 10 p.m. daily, with a maximum of 150 attendees. 7. Portable restroom facilities shall be provided for guests during special events and removed thereafter. 8. The public picnic area is seasonal from May 1st to October 31st, annually. Temporary (portable) restroom facilities shall be provided for use by the customer and removed after each season. The location of the restroom facilities shall be clearly identified on the site plan. 9. Slaughterhouse and associated processing operations shall be approved by the Virginia Department of Agricultural Services/Meat and Poultry Division. An approval letter shall be provided to the County prior to the approval of the site plan. 10. Amplified outdoor music shall conclude by 10:00 PM. 11. Public access to the property is restricted to one (1) commercial entrance from Shady Elm Road. Use of Soldiers Rest Lane for commercial access is prohibited. 12. Any expansion or change of the uses shall require a new CUP. Following a public hearing, staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on this CUP application. 150 SHADYELM FARMSSubdivision HEDGEBROOKHILLSSubdivision 74 A 67 970SHADYELM RD 834SHADYELM RD 186SKYJES LN 180SKYJES LN 164SKYJES LN 138SKYJES LN 113HOCKMAN CT 831SHADYELM RD 147HOCKMAN CT 133HOCKMAN CT 553SHADYELM RD 191HOCKMAN CT 171HOCKMAN CT 114HOCKMAN CT 130HOCKMAN CT 166HOCKMAN CT 750SHADYELM RD 190HOCKMAN CT 188HOCKMAN CT 561SHADYELM RD 561SHADYELM RD 127SOLDIERSREST LN 225SOLDIERSREST LN 110INDUSTRIAL DR 229SOLDIERSREST LN 227SOLDIERSREST LN 231SOLDIERSREST LN 243SOLDIERS REST LN 243SOLDIERSREST LN 480SHADYELM RD275SOLDIERSREST LN 3735MIDDLE RD RENAISSANCE DR HOCKMAN CT SHADY ELM RDSOLDIERS REST LNApplication Sewer and Water Service A rea Parcels M1 (Light Industrial District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 18, 2025 NAR ROWLN SKYJESLN SHADY ELM RDHOCKMAN CT INDUSTRIAL DR RENAISSANCE DR G R A S SY L N P R O S P E R IT Y D RSOLDIERSREST LN¬«37 ¬«37 0 540 1,080270 Feet CUP # 03 - 25: Ehsan Yousefie (Famili Ventures, LLC)PIN: 74 - A - 67Slaughterhouse, Farm Market and Event CenterZoning Map CUP #03-25 151 SHADYELM FARMSSubdivision HEDGEBROOKHILLSSubdivision 74 A 67 970SHADYELM RD 834SHADYELM RD 186SKYJES LN 180SKYJES LN 164SKYJES LN 138SKYJES LN 113HOCKMAN CT 831SHADYELM RD 147HOCKMAN CT 133HOCKMAN CT 553SHADYELM RD 191HOCKMAN CT 171HOCKMAN CT 114HOCKMAN CT 130HOCKMAN CT 166HOCKMAN CT 750SHADYELM RD 190HOCKMAN CT 188HOCKMAN CT 561SHADYELM RD 561SHADYELM RD 127SOLDIERSREST LN 225SOLDIERSREST LN 110INDUSTRIAL DR 229SOLDIERSREST LN 227SOLDIERSREST LN 231SOLDIERSREST LN 243SOLDIERS REST LN 243SOLDIERSREST LN 480SHADYELM RD275SOLDIERSREST LN 3735MIDDLE RD RENAISSANCE DR HOCKMAN CT SHADY ELM RDSOLDIERS REST LNApplication Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: March 18, 2025 NAR ROWLN SKYJESLN SHADY ELM RDHOCKMAN CT INDUSTRIAL DR RENAISSANCE DR G R A S SY L N P R O S P E R IT Y D RSOLDIERSREST LN¬«37 ¬«37 0 540 1,080270 Feet CUP # 03 - 25: Ehsan Yousefie (Famili Ventures, LLC)PIN: 74 - A - 67Slaughterhouse, Farm Market and Event CenterLocation Map CUP #03-25 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 Planning Commission Agenda Item Detail Meeting Date: April 2, 2025 Agenda Section: Public Hearings Title: Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway Engineering) - (Mrs. Peloquin) Attachments: PC04-02-25CUP01-25_Redacted.pdf 175 CONDITIONAL USE PERMIT #01-25 Vaucluse Holdings Inc (Greenway Engineering) Special Event Facility, Restaurant, and Campground/Resort Staff Report for the Planning Commission Prepared: March 26, 2025 Staff Contact: Kayla Peloquin, AICP, Planner II Executive Summary: Meeting Schedule Planning Commission: March 19, 2025 Planning Commission: April 2, 2025 Action: Tabled Action: Pending Board of Supervisors: April 23, 2025 Action: Pending Property Information Property Identification Number (PIN) 84-A-53A Address Vaucluse Spring Lane Magisterial District Back Creek Acreage +/- 44.25 acres Zoning & Present Land Use Zoning: RA (Rural Areas) Land Use: Vacant; existing historic structures Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) District Land Use: Residential South: RA (Rural Areas) District Land Use: Residential East: RA (Rural Areas) District Land Use: Undeveloped/Agricultural West: RA (Rural Areas) District Land Use: Undeveloped/Agricultural Proposed Use This is a request for a conditional use permit to establish a special event facility, restaurant, and campground/resort. 176 Page 2 of 6 Review Agency Comments: Review Agency Comment Date Comment Summary Virginia Department of Transportation (VDOT) February 6, 2025 Concern that additional trips proposed could have a negative impact on the current transportation system. Vaucluse Road is gravel and is not in the County Secondary Road Improvement Plan, so improvements to the road are not in the foreseeable future. Currently, average daily traffic (ADT) is 80 vehicles, impact could be 4-5 times the current traffic count. Can not support the CUP. Virginia Department of Health January 21, 2025 Can not make favorable comment until proposed septic system submission is received for the new proposed uses. Application will be required to the Office of Drinking Water for increased use and to VDH for the hotel, pool, and restaurant. Frederick County (FC) Public Works January 14, 2025 A comprehensive review will be done at the time of site plan. FC Inspections January 10, 2025 New structures and renovations of existing structures must comply with current codes. Each structure, including the pool, must be permitted independently. The land disturbance permit required prior to any construction. FC Fire Marshal January 13, 2025 Fire Department access to all assembly areas and structures and fire lane markings, where required, shall meet Frederick County Fire Prevention Code (FCFPC). New and existing structures requiring a ‘change of use’ shall meet fire protection requirements. Historic Resources Advisory Board (HRAB) February 21, 2025 Recommended approval. Planning & Zoning: Site History: CUP #11 -23 was approved for this property in January 2024 to allow for a special event facility, a recreation area and resort, and a restaurant open to the public. The previous CUP did not propose 177 Page 3 of 6 any new structures on the property, only a minor building addition for more kitchen space in the Manor House. The applicants have not submitted a site plan following approval of CUP #11-23 and are now seeking an expansion of the approved uses that requires a new CUP. Application Proposal: The new proposal includes a restaurant open to the public at the Manor House and a second public restaurant at the Chumley House. Several new structures are proposed such as 12 cabins, an artist studio, a party barn, a pavilion, and equipment storage facilities. Additions are proposed to four (4) existing structures, and others. Approximately 124 new parking spaces are proposed to accommodate guests and an estimated 45 employees on rotating shifts. A number of proposed uses such as the art gallery and spa, are considered accessory to the campground/resort. The spa and gallery would be primarily for guests but would be open to the public as well. The applicant proposes a maximum of 40 events per year with a maximum of 160 guests per event. Special events and music would be concluded no later than 11:00 PM. Hours of operation for the restaurants and other uses may vary seasonally. Staff Analysis: §165-103.02 of the Zoning Ordinance regarding standards for Conditional Use Permits states that the Planning Commission and Board shall consider the following standards when considering CUPs: A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. • This area is predominately rural in nature, with scattered residences and existing special event facility (Trumpet Vine Farm) on Vaucluse Road. The proposed conditional use would allow for additional structures on the property but would not necessarily alter the rural character of the area. B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. • The CUP w ould not adversely affect the use and enjoyment of surrounding properties should all conditions be followed to mitigate impacts such as noise. C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the County and with the intent of this chapter. • The Comprehensive Plan, last updated by the Board of Supervisors in 2021, provides guidance when considering land use actions. The Plan identifies the subject property with a “rural” land use designation. The property is outside the limits of the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The property is not part of any small area plan. Chapter 2 of the Plan (Rural Areas) states the goal to “promote the County’s preferred uses for the rural areas, including supportive uses for agriculture, historic preservation, tourism, and strengthening land conservation initiatives” (pg. 14). Chapter 4 (Business Development) outlines the goal of recognizing diverse land use for 178 Page 4 of 6 tourism related activities with a strategy to “Ensure that business owners are supported in their efforts to bring tourism activities to the local consumer market” (pg. 34). The application proposal would bring visitors to the County to enjoy the many attractions and businesses. The proposed uses are generally consistent with the rural planned land use identified in the Comprehensive Plan. D. The conditional use shall not adversely affect the natural character and environment of the County. • The conditional use would not adversely affect the natural character and environment. The engineered site plan that will be required must include an erosion and sediment control plan and a stormwater management plan approved by Public Works prior to site work. E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. • There are not currently adequate septic facilities for the proposed use. The applicants have worked with soil engineers to determine where additional drainfields will be located to handle the proposed use. • VDOT indicated concern in their comment that additional trips could have a negative impact on a gravel road that is not slated for improvements. It would be unlikely that VDOT could require improvements not directly associated with the entrance to the property at the site plan stage. F. The conditional use shall conform with all applicable regulations of the district in which it is located. • The Zoning Ordinance includes additional regulations for special event facilities (§165- 204.30) primarily regarding surface materials for driveways and off-street parking. These requirements must be shown on the site plan. • The Zoning Ordinance includes additional regulations for campgrounds (§165-204.03) specifying a maximum density of 10 cabins per acre and the need for a Category C buffer in relation to surrounding properties containing residential uses. These requirements must be shown on the site plan. Planning Commission Summary & Action from the March 19, 2025 Meeting: The Planning Commission held a public hearing on March 19, 2025. The Planning Commission discussed the previously approved CUP #11 -23, which allowed for one public restaurant and kitchen expansion in the Manor House, no new structures, and 12-15 special events per year with a maximum of 130 guests per event. VDOT comments on the previous CUP stated there would be “little measurable impact on Vaucluse Road and the entrance to the property would meet all entrance requirements when trees to the west were removed.” There was discussion by the Commission as to why VDOT didn’t express concern regarding Vaucluse Road during the previous CUP but is not supporting the proposed CUP as impacts would be too significant on Vaucluse Road. Staff noted that the new proposal includes an increase in daily traffic to the site for the restaurants and additional cabins whereas the previous CUP would mainly have generated traffic 179 Page 5 of 6 sporadically during special events. Furthermore, staff noted VDOT must assume the worst-case scenario from a trip generation perspective without the application narrative clearly limiting the uses to certain hours or days of the week. The Planning Commission asked for clarification as to why this use was defined as a “campground,” and staff stated that no tent camping or RV parking is proposed, but the addition of cabins falls under the campground definition and would require adherence to the additional regulations for campgrounds in §165-204.03. The applicant, Jan Van Haute, explained that his partners have been working to maintain the grounds and would like to add a second, more “approachable” restaurant in the Chumley House that would seat up to 30 people. The Manor House would be the fine-dining restaurant that could seat 64 people maximum. Mr. Van Haute described other aspirations for the property including vegetable gardens and meadows with native wildflowers. Mr. Van Haute stated both restaurants would not be open 7 days/week, which would reduce the number of trips and that the 160-guest maximum does not mean most events will have that many people. Special events such as corporate retreats or family gatherings could have 20-40 guests. Mr. Van Haute added that events held prior to the construction of the event barn would likely be tented events held outside near the center of the property. Mr. Van Haute stated a wedding would require a full buy out of the property, meaning restaurants and other amenities would be for event guests only. They may work with a limo service to shuttle people from other local hotels. The applicant did not foresee the property generating 320-400 trips per day as indicated in VDOT’s comment. Staff recommended tabling the application to allow the applicant more time to find a solution with VDOT. Commissioners expressed support for the expanded business idea as it would be a benefit to the community. Some commissioners expressed concern with the VDOT comments and that VDOT may not have fully understood the application proposal and did not believe their comments regarding impact to the roadways are justified. The Planning Commission tabled the application until the next meeting on April 2, 2025, and left the public hearing open. Recommendation: Should the Planning Commission find the use to be appropriate, staff would suggest the following conditions for the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An engineered site plan meeting all requirements of the Zoning Ordinance, including additional regulations for Special Event Facilities (§165-204.30) and Campgrounds (§165- 204.03), shall be reviewed and approved by Frederick County prior to establishment of the uses. 3. Tractor truck trailer deliveries to the property are prohibited. 4. Special events may not exceed 160 guests. 5. A maximum of 40 special events may be held per year. 6. Both restaurants may be open to the public on the same day for a maximum of four (4) days per week. Both restaurants may be open to guests staying on the property seven (7) days a week. 7. Amplified outdoor music shall conclude by 11 :00 PM. 180 Page 6 of 6 8. Approval of this CUP #01-24 will void and replace CUP #11 -23. 9. Any expansion or change of uses shall require a new CUP. Following a public hearing, staff is seeking a recommendation from the Planning Commission to forward to the Board of Supervisors on this CUP application. 181 84 A 53A 520KLINESMILL RD 566KLINESMILL RD 478KLINESMILL RD 172KLINESMILL RD 245VAUCLUSE RD 660KLINESMILL RD 211VAUCLUSESPRING 619VAUCLUSE RD 266VAUCLUSE RD 831VAUCLUSE RD 388VAUCLUSE RD 360VAUCLUSE RD 530VAUCLUSE RD VAUCLUSE SPRING LNV AU CL U S E R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 1 3, 2025 £¤11KLINES MILL RDDARTERJODRVAUC LU SESPRING LN COYOTERIDGE LNVAUCLUSE RD 0 580 1,160290 Feet CUP # 01 - 25: Vaucluse Holdings, Inc.PIN: 84 - A - 53ASpecial Event Facility, Restaurant, and Campground/ResortLocation Map CUP #01-25 182 84 A 53A 520KLINESMILL RD 566KLINESMILL RD 478KLINESMILL RD 172KLINESMILL RD 245VAUCLUSE RD 660KLINESMILL RD 211VAUCLUSESPRING 619VAUCLUSE RD 266VAUCLUSE RD 831VAUCLUSE RD 388VAUCLUSE RD 360VAUCLUSE RD 530VAUCLUSE RD VAUCLUSE SPRING LNV AU CL U S E R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 1 3, 2025 £¤11KLINES MILL RDDARTERJODRVAUC LU SESPRING LN COYOTERIDGE LNVAUCLUSE RD 0 580 1,160290 Feet CUP # 01 - 25: Vaucluse Holdings, Inc.PIN: 84 - A - 53ASpecial Event Facility, Restaurant, and Campground/ResortZoning Map CUP #01-25 183 184 185 186 Item 12 The purpose of this CUP is to request additional uses and events to the recently approved CUP #11-23, approved January 11, 2024. Applicant requests to add a public restaurant in the Chumley House, gallery and spa, artist studio, event hall, demonstration garden and cabins. New structures would consist of 12 cabins, an artist studio, a party barn, a pavilion, equipment storage facilities, and additions on 4 existing structures. The applicant would be shifting the existing driving lane to provide access to all locations and providing additional parking at the administrative building, garden, manor house and cabins. The proposed new car parking areas would consist of 124± new spaces. Public Parking 40 spaces by the event garden 8 spaces by the gallery/spa Private Parking 30 spaces for employee parking 16 spaces for cabins (1 per unit) 30 spaces at manor house for overnight guests and restaurant approved with previous CUP. Private facilities reserved for staff, lodging and dining guests and special events on the grounds include: ➢ Gallery ➢ Pool ➢ Equipment Building ➢ Administration Building ➢ Mill House and pond ➢ Main House ➢ Cabins ➢ Pavilion ➢ Party Barn ➢ Artist Studio ➢ Gardens The gallery/spa is primarily for lodging guests but will be open for public use. There are 5 spa rooms in the facility in which visits from the public will be limited to 40 trips per day (20 trips in and 20 trips out). Applicant request to hold 40 events per year indoor/outdoor, with no more than 160 guests per event. Outdoor events would end by 11PM and music will be cut off no later than 11 PM. Hours of operation will vary by season. The property will be open seven days a week and serve meals to both guests and the public. The applicant proposes there will be 45 employees on the grounds with rotating shifts. Additional septic will be required for the addition of the restaurant and cabins, new drainfields have been located to suffice the additional uses on the property. The plan is consistent with the County’s 2035 Comprehensive Plan. 187 VAUCLUSE SPRINGVAUCLUSE SPRING SCHEMATIC DESIGN PACKAGE November 2024 188 EXISTING CONDITIONS PLAN November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 740750760770740730730750760770780790730740750720ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELE C ELEC EL EC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC EL EC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELEC ELEC ELEC ELEC ELEC ELEC ELE C ELE C E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC EL EC ELE C ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELE C ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC E LEC ELE C ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC EL EC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C ELEC ELEC ELE C ELEC ELEC ELEC E LEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELE CELEC ELEC ELEC ELEC E LEC ELEC ELEC ELEC ELEC ELE CEL EC ELEC ELEC ELEC ELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE CELEC ELEC ELEC ELEC ELEC ELEC WWELEC ELEC ELEC E LEC E LEC E LEC E LEC ELEC ELE C E LE C ELE C ELE C ELEC ELE C ELE C ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELEC ELEC ELE C E LEC E LE C E LE C E LEC E LEC ELEC E LEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELE C ELEC ELE C ELE C ELEC E LEC E LE C ELEC E LEC ELEC EL EC E LEC E LEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC ELEC 140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com eVAUCLUSE ROADWW140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com e GALLERY/SPA1 KEY EQUIPMENT STRUCTURES 2 SPRING POND 3 POND AREA CABINS 4 PAVILION 5 6 7 8 9 POOL MILL HOUSE ADMINISTRATION/STAFF BUILDING CHUMLEY HOUSE PARTY BARN & TERRACE GARDEN10 WOODLAND CABINS11 RELOCATED DRIVE13 MAIN HOUSE14 MAIN HOUSE CABINS15 MEADOW16 VALET & EVENT PARKING17 FARM STAND & DEMONSTRATION GARDEN18 PRODUCTION GARDEN19 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 16 17 18 19 ARTIST STUDIO12 12W W140B Purcellville Gateway Drive, #517 Purcellville, VA 20132 703.850.9323 . www.huntlandsla.com e GALLERY/SPA1 KEY EQUIPMENT STRUCTURES 2 SPRING POND 3 POND AREA CABINS 4 PAVILION 5 6 7 8 9 POOL MILL HOUSE ADMINISTRATION/STAFF BUILDING CHUMLEY HOUSE PARTY BARN & TERRACE GARDEN10 WOODLAND CABINS11 RELOCATED DRIVE13 MAIN HOUSE14 MAIN HOUSE CABINS15 MEADOW16 VALET & EVENT PARKING17 FARM STAND & DEMONSTRATION GARDEN18 PRODUCTION GARDEN19 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 16 17 18 19 ARTIST STUDIO12 12 189 190 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 2 3 1 1 1 2 2 3 3 191 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 4 6 8 6 6 76 7 7 8 192 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 10 9 9 9 10 10 10 11 11 11 193 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 1412 14 15 16 12 12 14 14 15 194 INSPIRATION IMAGES November 2024 VAUCLUSE SPRINGVAUCLUSE SPRING 16 16 18 18 18 18 18 19 19 19 195 196 197 198 199 200 201 202 203 Inspection Dept. 1/10/25 Vaucluse Spring CUP Comments. Based on the information provide on the CUP permit application, below are the comments. •The new structures that will be constructed on the property shell comply with the current Virginia Construction Code (VCC), the current Standard for Accessible and Usable Building and Facilities (ICC A 117.1) and the current Virginia Energy Conservation Code (VECC). The installation of the pool shell comply with the current International Swimming Pool and Spa Code (ISPSC). •Renovation/addition to existing building shell comply with the current VCC in conjunction with the current Virginia Existing Building Code (VEBC). •Provide a code analysis for each of the structures on permit review plans. •Each of the structures to include the pool will be permitted independently. Certificate of Occupancy (CO) shell be issued for each of the buildings upon satisfaction of all permits issued on the building and finial inspections concluded. •Construction cannot commence until all permits to include Land Disturbance permit has been obtained. 204 205 Planning Commission Agenda Item Detail Meeting Date: April 2, 2025 Agenda Section: Other Title: Current Planning Applications Attachments: 206