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Home My WebLink About057-25 (RezStephensonDepotCommercial) ORDINANCE �i- Action: PLANNING COMMISSION: April 2, 2025 Recommended Approval BOARD OF SUPERVISORS: April 23, 2025 Adopted AMENDING THE ZONING DISTRICT MAP REZONING#02-25 FOR STEPHENSON DEPOT COMMERCIAL (CROATAN CAPITAL II,LLC) WHEREAS, REZONING #02-25 for Stephenson Depot Commercial (Croatan Capital II, LLC) submitted to rezone 2.78+/- acres from B2 (General Business)Zoning District to B2 (General Business)Zoning 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 is identified by Property Identification Numbers 44-A-42 and 44-A-43 in the Stonewall Magisterial District; and WHEREAS,the Frederick County Planning Commission held a public hearing on this rezoning on April 2,2025, and recommended approval;and WHEREAS, the Frederick County Board of Supervisors held a public hearing on April 23,2025; and WHEREAS,the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of public health, safety,and welfare,and in conformance with the Comprehensive Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, that Chapter 165 of the Frederick County Code, Zoning, the Zoning District Map is amended in accordance with Rezoning #02-25 for Stephenson Depot Commercial(Croatan Capital II,LLC)submitted to rezone 2.78+/-acres from B2(General Business) Zoning District to B2(General Business)Zoning District with proffers and 3+/-acres from M 1 (Light Industrial)Zoning District to B2 (General Business)Zoning District with proffers. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the date of adoption. Passed this 23`a day of April 2025 by the following recorded vote: Josh E.Ludwig,Chairman Aye John F. Jewell Aye Heather H.Lockridge Aye Robert W.Wells Aye Blaine P.Dunn Aye Judith McCann-Slaughter Aye Robert T.Liero Aye A COPY ATTEST r, Michael L. Bollh yfer No.057-25 Frederick Couni /Administrator / REZONING#02-25 Stephenson Depot Commercial (Croatan Capital II,LLC) Staff Report for the Board of Supervisors Prepared:April 14,2025 Staff Contact: M. Tyler Klein,AICP, Senior Planner Executive Summary: Meeting Schedule Planning Commission: April 2, 2025 Action: Approved 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 Gas station with convenience, included in the policy specific to planned transportation proffered permitted use list, is not typically improvements to roadways in the vicinity of associated with"anchor retail" as envisioned the subject property. in the Comprehensive Plan. However,this use may be appropriate given the site's crossroads Proffered(4/3/25)permitted use list seeks to location. address plan policy specific to desired retail Page 2 of 5 uses on subject properties and self-service storage facilities are limited to the rear of the property as not to be the predominate use. 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. Monetary contributions are included to off-set impacts to local fire and rescue services. Review Agency Comments: Review Agency Comment Comment Summary Status Date Frederick July 13, 2023 "We offer no comments at this time." County (FC) Public Works FC Fire July 11, 2024 "No comments at this time." Marshal FC County January 28, See attached comment letter. Comments Attorney 2025 addressed. Frederick Water July 13, 2023 See attached comment letter. Virginia February 27, "VDOT has reviewed the latest GDP Department of 2025 for the Stephenson Depot rezoning Transportation application and we are in agreement (VDOT) 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 Page 3 of 5 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�partially implements plan policy specific to business uses envisioned in this area of the County. Gas station with convenience, included in the proffered permitted use list, is not typically associated with"anchor retail"as envisioned in the Comprehensive Plan. However, this use may be appropriate given the sites crossroads location. 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 to include 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 fullconsistent with the planned improvements in the Comprehensive Plan. Page 4 of 5 40#' #100 05 r- r4 _ r �a Proffer Statement, Generalized Development Plan (GDP), &Impact Anal Proffers Staff Comment (Dated 04/03/2025) Proffer A—General Development Plan No comment. Proffer B —Land Use Restrictions Gas station with convenience, included in the proffered permitted use list(Proffer B-2),is not typically associated with "anchor retail" as envisioned in the Comprehensive Plan. However, this use may be appropriate given the sites crossroads location. Proffer C—Transportation Enhancements No comment. Proffer D— Site Design Controls No comment. Proffer E — Monetary Contributions to Offset No comment. Impact of Development The generalized development plan (GDP) dated February 17, 2025, is included below and depicts proffer improvements. Page 5 of 5 W-.Ig =T 01E M, R2 LU _wZz PLANNING COMMISSION SUMMARY&ACTION FOR THE 04/02/25 MEETING: The Planning Commission held a public hearing on April 2, 2025. During the applicant's presentation,they noted their willingness to further amend the proffers to specify what uses would be allowed on the property including: adult and child-care facilities, food and beverage retailers, food services/restaurant/other eating places, gas stations with convenience store (excluding truck stops/fast fuel diesel fueling/fuel dealers, offices, personal care services, pet care services, retrial trade excluding adult retail/manufactured home dealers/tire dealers/tobacco etc., self-service storage facilities (as restricted on GDP), and veterinary services. One (1) member of the public spoke, noting they were not in favor or opposed to the proposed rezoning and expressing a desire to have uses allowed that harmonized with surrounding residential uses and would not adversely impact traffic and congestion at the intersection of Old Charles Town Road and Martinsburg Pike. The primary discussion among the Commission was allowed uses and it was noted that having a permitted use list rather than a prohibited use list was preferred to ensure Plan policy specific to retail at that intersection was implemented. The Planning Commission unanimously recommended approval of the proposed rezoning with the amendments to the proffers offered voluntarily by the applicant(Commissioners Kozel& McKay absent). Following a public hearing, staff is seeking a decision from the Board of Supervisors on this Rezoning application REZ # 02 - 25: Stephenson Depot Commercial PINs: 44 - A - 42, 44 - A - 43 Rezoning from B2 to B2 and M1 to B2 Zoning Map 2518 MARTINSBURG PIKE MMOMM REZ#02-25 11 REZ#02-25 sy ° • - " .;, is t�.� { ��K :.�� •4 • �o�P rlygyF 3`rFAyFNs� r G LD CHARLES TDWN RI) Application • x ja G 3P e �g Parcels :r t •.s. �P�eQe��cc m°� eR cFBFN Sewer and Water Service Area B2(General Business District) V ANNSRp g B3(Industrial Transition District) / M1 (Light Industrial District) N r MH1(Mobile Home Community District) 1 TM(Technology-Manufacturing Park District) 7 \ N __ E �1 S r r r Frederick County Planning&Development _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 100 200 400 Feet Map Created:March 14,2025 REZ # 02 - 25: Stephenson Depot Commercial PINs: 44 - A - 42, 44 - A - 43 Rezoning from B2 to B2 and M1 to B2 Location Map h. I� 4: f� M . /f REZ#02-25 11 REZ#02-25 O tO cHA x4m RAF vQ •�. Ab 01 • ® , � t �rod� •- I • ¢� =P Ste P.. nson �� •`.*, T � rm $ Bic CHARLES TOWN RD •2x•�-Y!v t- - 'iR,'..''rl �Q\•10 J� RipCF�FN Application r N Parcels 1 Sewer and Water Service Area 7 \ N -- E �1 S r r r " Frederick County Planning&Development _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 100 200 400 Feet Map Created:March 14,2025 REZ # 02 - 25: Stephenson Depot Commercial PINs: 44 - A - 42, 44 - A - 43 Rezoning from B2 to B2 and M1 to B2 Long Range Land Use Map REZ#02-25 11 REZ#02-25 O`D CHARtFS t AWN RD � CFC SrFA ,. rt��?.'lygyF NFNso NN y Ncsr 11 y Step nson =F yam" 4w@ qa A?�i LD CHARLES TOWN RD Application Parcels Sewer and Water Service Area gyNSRo g Long Range Land Use / (�7 Business N Rural Community Center 1 0 Sensitive Natural Areas 7 \ WE �J S r r r Frederick County Planning&Development _ 107 N Kent St Winchester,VA 22601 540-665-5651 0 100 200 400 Feet Map Created:March 14,2025 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 STEPHENSON DEPOT COMMERCIAL PROFFER STATEMENT REZONING: RZ #-02-25 B2, Business General District and MI, 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 11, LLC PROJECT NAME: Stephenson Depot Commercial ORIGINAL DATE OF PROFFERS: June 30, 2023 REVISION DATE: December 16, 2024; February 4, 2025, April 3, 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 902-25 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. File#4906R/CMM 1 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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, I ph Edition (TripGen 11) and tabulated prior to Site Plan approval for any commercial use proposed on the Property. 2. The Owner hereby proffers to restrict the principal land uses permitted on the Property to the B2 District uses listed below. All other principal land uses permitted in the B2 District shall be prohibited. ;tl,ir the D,- efty- • Adult and Child Day-Care Facilities • Food and Beverage Retailers (excluding Fruit and Vegetable Stands) • Food Services, Restaurants, and Other Eating Places • Gas Station with Convenience Store (excluding Truck Stops, Fast Fuel Diesel Fueling, and Fuel Dealers) File#4906R/CMM 2 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 • Offices of Real Estate, Finance, and Insurance • Personal Care Services including Hair, Nail, Beauty Salon, and Barber Shops (excluding Escort Services, Turkish Baths and Steam Baths) • Pet Care Services with all activities and animals kept within the fully enclosed primary structure • Retail Trade (excluding Adult Retail, Manufactured Home Dealers, Tire Dealers, and Tobacco, Electronic Cigarette, and other Smoking Supplies Retailers • Self-Service Storage Facilities (as restricted on the GDP) • Veterinary Services with all activities and animals kept within the fully enclosed primary structure (excluding livestock) A,a„lt Retail T eehiiie l afid Trade Wir-ed and Wireless Tel ,, ,,,,,,. 6ei Carriers 3. The Owner hereby prohibits the development of SelfS e&a -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. File#4906R/CMM 3 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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, 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. File#4906R/CMM 4 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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. 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. File#4906R/CMM 5 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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. 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, File#4906R/CMM 6 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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: File#4906R/CMM Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 STEPHENSON DEPOT COMMERCIAL PROFFER STATEMENT REZONING: RZ 902-25 B2, Business General District and Ml, 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 11, LLC PROJECT NAME: Stephenson Depot Commercial ORIGINAL DATE OF PROFFERS: June 30, 2023 REVISION DATE: December 16, 2024; February 4, 2025; April 3, 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 902-25 for the rezoning of 8.75± acres from the B2, Business General District and MI, 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. File#4906R/CMM 1 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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, I ph Edition (TripGen 11) and tabulated prior to Site Plan approval for any commercial use proposed on the Property. 2. The Owner hereby proffers to restrict the principal land uses permitted on the Property to the B2 District uses listed below. All other principal land uses permitted in the B2 District shall be prohibited. • Adult and Child Day-Care Facilities • Food and Beverage Retailers (excluding Fruit and Vegetable Stands) • Food Services, Restaurants, and Other Eating Places • Gas Station with Convenience Store (excluding Truck Stops, Fast Fuel Diesel Fueling, and Fuel Dealers) • Offices of Real Estate, Finance, and Insurance File#4906R/CMM 2 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 • Personal Care Services including Hair,Nail,Beauty Salon, and Barber Shops (excluding Escort Services, Turkish Baths and Steam Baths) • Pet Care Services with all activities and animals kept within the fully enclosed primary structure • Retail Trade (excluding Adult Retail, Manufactured Home Dealers, Tire Dealers, and Tobacco, Electronic Cigarette, and other Smoking Supplies Retailers) • Self-Service Storage Facilities (as restricted on the GDP) • Veterinary Services with all activities and animals kept within the fully enclosed primary structure (excluding livestock) 3. The Owner hereby prohibits the development of Self-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 File#4906R/CMM 3 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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, 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. File#4906R/CMM 4 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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. 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 File#4906R/CMM 5 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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. File#4906R/CMM 6 Greenway Engineering June 30,2023 Stephenson Depot Commercial December 16,2024 February 4,2025 April 3,2025 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: File#4906R/CMM 7 VA ',UMf1OO MOI2iMSHA a a x z�)xzs)a �v)x�is)�v ��m�Nois a o woa•6ueAemuew6-.mm :JNIN:�iT nTINNH r e 2 9 a ers6•ZZA lobs)meal AVMN33HO cv-v-ve'zv-v-ve wu a � 58L6•Z88 IobS)Lauo LIOUIM G6 o ZoBZZ eryl6yA'aaysayaulM IVIOU3NHOO lOd3d SNOSNDHJ�US auel 111H APUIM LSL NOLLIONOO 3.US!DNIISIX3 - g z z a V v� MY u O ? 0 H z ® z Z O 0 N Q z w w � zozo w I , 2 Z 0 Z 0 30000 o r 2 r 2 000 0 - U V U V W .... -� I-..., _.T S •� � � � - � \\2 its / 9 IAT!RUN - � w cz lz MM r r� 0 r Y iv mN�w' p8oy o z _ o o prN 5a 51 s u \C 1 i s Y Z 33ujsio -) tt 7 l _ � 1 1 VA 'AIN1103 XJMCIH2I x Niay xi:�xa ,LJ[US[Q'IdR[3,LSI�dIH'I'IdM3N0,LS ��iA '�4 o s AVMN33219 -WIOU�MNOO lOd�4 SNOSN�]HdS1S _ y w _ NV-Id 1NDAJOIDADC1-VH3N3J V 1191HX3 - = U r K I 0 \ I Q 3 NwW� M a� o O Q U o3p ZQyN S2 �r¢ o w of oLLo z �a O z50rO p¢ K w� F Z I r rpU pLL � LL � y a i J w¢0� �5z�oz n z o� ¢wo zom. ' gfsF ti Q O vi c7LL¢a woc=7a�Do cOi _ w w LL w a— ccN w�zQ oLLLLU>�Ok .- LU LL w ma w�rc�LLSwwmQ�w� � � I / YJ U rcwrnw�j�¢zZrZ co < zrnU ❑off ¢wz / g / OW zy vi�LLrc3a�v�irca a�LLrn ' / 4 — b n. 8( _ r Kuv Qs� P 4 zz A, x{ "� -- �� ° - Ml S� AS '�� b3 � -� a° II o o w I ¢ STEPHENSON DEPOT COMMERCIAL REZONING IMPACT ANALYSIS STATEMENT Tax Parcels 44-A-42 and 44-A-43 Stonewall Magisterial District Frederick County, Virginia 44 A 43 44 A 42 46 �;fi,-lift - ot6 1 - eNARL� To R % rt L1 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 Greenway Engineering June 30,2023 Stephenson Depot Commercial Rezoning Revised December 16,2024 Revised February 21,2025 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 M 1 Vacant B2 44-A-43 B2 Residential B2 Total Rezoning Area: 5.78± acres Proposed Use: Community serving retail center. File#4906R—Impact Analysis Statement 2 Greenway Engineering June 30,2023 Stephenson Depot Commercial Rezoning Revised December 16,2024 Revised February 21,2025 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 9510063-0105 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) File#4906R—Impact Analysis Statement 3 Greenway Engineering June 30,2023 Stephenson Depot Commercial Rezoning Revised December 16,2024 Revised February 21,2025 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-15 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 File#4906R—Impact Analysis Statement 4 Greenway Engineering June 30,2023 Stephenson Depot Commercial Rezoning Revised December 16,2024 Revised February 21,2025 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 llh 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. File#4906R—Impact Analysis Statement 5 Greenway Engineering June 30,2023 Stephenson Depot Commercial Rezoning Revised December 16,2024 Revised February 21,2025 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 (934-113) approximately 3/4 mile north of the subject property and Woodburn (934-102) approximately 1/2 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. 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Attach a copy of your application form, location map, proffer statement,impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Location of property: Corner of Martinsburg Pike and Old Charles Town Road in the Stonewall District Current zoning: M1 &RA Zoning requested: B2 Acreage: 6.98 Department of Public Works Comments: We o4r r,o Go�+�►+'►�twfS �" �ir,f:.l" 7�7�' Public Works Signature & Date: -7-13"Z3 Notice to Dept. of Public Works - Please Return This Form to the Applicant 22 COUNTY OF FREDERICK r Austin Cano Acting County Attorney ■ 540/722-8383 E-mail Austin.cano@fcva.us January 28, 2025 VIA E-MAIL Mr. Christopher Mohn Greenway Engineering, Inc. 115 Windy Hill Lane Winchester, VA 22602 Re: Rezoning Application— Stephenson Depot Commercial Tax Parcel Numbers 44-A-42, 44-A-43, and 44-A-48 (the "Property") Dear David: You have submitted to Frederick County for review a revised proposed proffer statement (the "Proffer Statement") for the proposed rezoning of the Property, 8.75± acres in the Stonewall Magisterial District, from the B2 (Business General) and M1 (Light Industrial) with proffers, and RA, Rural Areas Zoning Districts, to the B2 (General Business) Zoning District, with proffers. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement, in its updated form, would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments: • Section A(3): This staement should be changed so that the sentence to include the italicized text for sake clarity: "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, or substantially alter or add upon the project components described herein." • Section B(3): This statement should be updated to more precisely define the area that self-storage facilities will not be permitted on. The attached GDP notes where such facilities may be, but there is no affirmative indication of where they are restricted. This proffer should be changed to so state, in the affirmative, where self-storage facilities are restricted, to avoid potential confusion in proving a negative. Mr. Christopher Mohn January 28,2025 Page 2 • Section C(1): This statement should be changed so that the sentence to include the italicized text for sake clarity: "The Owner hereby proffers to provide access to the Property via two full movement commercial entrances on Martinsburg Pike and Old Charles Town Road as depicted on the GDP, both of which shall be open for public use for any use established on the Property. No more than two full movement entrances shall be permitted on the Property. The Owner proffers to construct both full movement entrances prior to the issuance of the first occupancy permit for the Property." • Section C(7): This statement should be changed to note that the monetary contribution may be applied towards other legal purpose beyond the stated restrictions, such as by noting that the contributions may be applied towards right-of-way acquisition, engineering, or construction costs to allow for the development of improvements on the Martinsburg Pike corridor among other proper purposes. • The first sentence in paragraph on the top of page 7, above the signature blocks, is substantively the same as the last sentence in the "Preliminary Matters" paragraph on the first page, with the exception that it uses the undefined term"the Applicants;"this term was changed, pursuant to the previous attorney comments, to "the Owners." As such, the sentence may be deleted as repetition; however, to the extent that the language is desirable, the language should be updated to match the language from page 1 for clarity. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, im Austin K. Cano Acting County Attorney cc: John Bishop, Assistant Director of Planning & Development, Frederick County (via e- mail) Tyler Klein, Senior Planner, Frederick County (via email) r" Rezoning Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal Frederick County Fire & Rescue Dept. 1800 Coverstone Drive Attn: Fire Marshal Winchester, Virginia 22602 Public Safety Building (540) 665-6350 1800 Coverstone Drive Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application farm, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 windy Hill Lane Winchester,VA 22602 Location of property: Corner of Martinsburg Pike and Old Charles Town Road in the Stonewall District Current zoning: M1 & RA Zoning requested: B2 Acreage: 6.98 Fire Marshal's Comments: -- Fire Marshal's Signature & Date: ^ Notice to Fire Marshal- Please Return This Form to the Applicant 23 RECEIVED JUN 3 0.2023 - Frederick County Fire and Rescue Department 5,t a Office of the Fire Marshal �%CK c 1080 Coverstone Drive s1_ Winchester, VA 22602 .: Phone: 540-665-6350 Fax: 540-678-4739 ` REso fmo@fcva.us Plan Review Rezoning Status: Approved Applicant Croatan Capital II, LLC 0 Martinsburg Pk/Old Charlestown Rd Stephenson, Virginia 22656 Engineering Firm : Printed Date: 07/11/2023 Greenway Engineering General Information AL Received Date: 06/30/2023 Occupancy Type: Outside or Special Review Begin Date: 07/11/2023 Property Review End Date: 07/11/2023 Property Use: Hours: 1.0000 Activity Number: 1066050 Review Cause: New Construction Comments: No comments at this time. Adam Hounshell Lieutenant/Assistant Fire Marshal Page 1 of 1 Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Hand deliver to: Frederick County Frederick County Department of Parks & Recreation Department of Parks &Recreation 107 North Kent Street County Administration Bldg., 2nd Floor Winchester, Virginia 22601 107 North Kent Street (540) 665-5678 Winchester; Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester,VA 22602 Location of property: Corner of Martinsburg Pike and Old Charles Town Road in the Stonewall District Current zoning: M1 &RA Zoning requested: B2 Acreage: 6.98 Department of Parks & Recreation Comments: Pks. & Rec. Signature & Date- ? Z Notice to Department of Parks & Recreation - Please Return This Form to the Applicant 24 Chris Mohn From: Wayne Lee <Leew@fcpskl2.net> Sent: Wednesday, July 12, 2023 4:50 PM To: Chris Mohn Cc: George Hummer; Shane Goodwin; Calvin Davis;Tyler Klein Subject: Stephenson Depot Commercial rezoning application Chris, Good afternoon. We have reviewed the above-referenced application. As this is a commercial rezoning, we offer no comments. Wayne Kenneth Wayne Lee, Jr., ALEP Coordinator of Planning and Development Planning and Construction Office Frederick County Public Schools 1415 Amherst Street Winchester, VA 22601 (office) 540-662-3889 x88249 leew_4gfcpsk12.net www.FrederickCountySchoolsVA.ne* Inspire 2025: A Promise for Progress This e-mail message and any attachments are for the sole use of the intended recipient and may contain confidential or privileged information. Receipt by anyone other than the intended recipient(s) is not a waiver of any legal privilege or confidentiality protected under law. Any unauthorized review, use, disclosure or distribution is prohibited and may be a violation of law. If you are not the intended recipient or a person responsible for delivering this message to an intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message.All communications may also be subject to Virginia's Freedom of Information Act. 1 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 Fax: 540/ 665-6395 September 26, 2023 Marisa Whitacre Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Stephenson Depot Rezoning Application Property Identification Numbers (PINS):44-A-42,44-A-43,44-A-47, &44-A-48A Magisterial District: Stonewall Dear Ms. Whitacre: The Historic Resources Advisory Board (HRAB) considered the above referenced rezoning application during their September 19, 2023 meeting. The rezoning application is for +/- 6.98 acres made up of four (4) parcels (Property Identification Numbers: 44-A-42, 44-A-43, 44-A-47, 44-A-48A) from the RA (Rural Areas) Zoning District (1.2 acres), the B2 (General Business) Zoning District (2.78 acres with proffers), and the M1 (Light Industrial)Zoning District (3 acres with proffers)to the B2 Zoning District with proffers. The properties are at the northeastern corner of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761) in the Stonewall Magisterial District. Following their review of this application, the HRAB recommended approval of the application and recommended the applicants extend the open space shown on the General Development Plan (GDP) along Old Charles Town Road to preserve the remaining portions of the original road and conduct a Phase 2 architectural study of the Burton Hoover House located at 2452 Martinsburg Pike (DHR ID# 034-0945) to update the Virginia Cultural Resources Information System (VCRIS) records prior to removing the structure. Thank you for the opportunity to comment on this application. Please call if you have any questions or concerns. Sincerely, mw� Kayla Peloquin, Planner Planning& Development cc: Gary Crawford, HRAB Chairman 107 North rent Street, Suite 202 9 Winchester, Virginia 22601-5000 r FREDERICK 'VVAT E R 315 Tasker Road PH(540)868-1061 Eric R.Lawrence Stephens City,Virginia 22655 Fax(540)868-1429 Executive Director www.FrederickWater.com July 13, 2023 Chris Mohn Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Rezoning Application Comment Stephenson Depot Commercial Tax Map Numbers: 44-A-42, 43, 47, and 48A 6.98 acres Dear Mr. Mohn: Thank you for the opportunity to offer review comments on the Stephenson Depot Commercial rezoning application package, dated June 30, 2023, and received at Frederick Water on July 3, 2023. Frederick Water offers comments limited to the anticipated impact/effect upon Frederick Water's public water and sanitary sewer system and the demands thereon. The project parcels are located within the sewer and water service area (SWSA), and therefore by county policy, Frederick Water's water and sewer services are available. The application's Impact Statement and proffers are silent on the projected quantities of water and sewer generation from the proposed land use, but a supplemental sewer feasibility report, dated June 2, 2023, was received and has been considered in the evaluation of the rezoning application. Water service is available via existing 10- and 16-inch water mains located adjacent to the site. Adequate drinking water supply presently exists. Sanitary sewer service is not presently available in the immediate vicinity. As demonstrated in the applicant's sewer feasibility report, a regional approach to extending sanitary sewer to the subject site will be warranted prior to the site's development. Frederick Water would note that the funding and construction of improvements to facilitate the sewer service will be the responsibility of the benefiting property owners and their development programs, not Page 2 Stephenson Depot Comm—cial rezoning application Chris Mohn July 13, 2023 Frederick Water. As captured in the applicant's feasibility report, preliminary cost estimates for the improvements necessary to serve the subject site would be over$730,000. Water and sanitary sewers are to be constructed in accordance with Frederick Water standards and specifications. Easements will be required to accommodate infrastructure that is dedicated to Frederick Water. Please be aware that Frederick Water is offering these review comments without the benefit or knowledge of a proffered proposed use and water and sewer demands for the site. Please keep in mind that water supplies and sanitary sewer conveyance capacities change daily; with each new customer connection bring additional demands and generated flows. Upgrades to the sanitary sewer system will be necessary for the project to connect and contribute to the system. This letter does not guarantee system capacities to accommodate your development proposal. Thank you for the opportunity to offer review comments. Sincerely, Eric R. Lawrence Executive Director From: Johnson.Joseph(VDOT) To: Chris Mohn.Tyler Klein(tkleinCla fcva.us) Cc: Spielman,Jo_senh MOT) Subject: Re: Stephenson Depot Commercial GDP:Updated Entrances Date: Thursday, February 27,2025 11:52:41 AM Chris/Tyler, 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. Joseph W.Johnson, PE 'area Land Use Engineer/Edinburg Residenc Virginia Department of Transportation 14031 Old Valley Pike/ Edinburg. VA 22824 Phone#540.534.3223 Jose h�w.johnson(L vdot.virginia.gov To be completed by Planning •f Fee Amount Paid T Zoning Amendment Number _ Anticipated PC Hean.. Date .Z Date Received Anticipated BOS Hearing Date REZONING APPLICATION FREDERICK COUNTY, VA DEPARTMENT OF PLANNING & DEVELOPMENT 1. Property Owner(s) (please attach additional page(s) if more than two owners): Name: Croatan Capital II, LLC Specific Contact Person if Other than Above: Steve Joseph Address: 707 Torrance Blvd., STE 220, Redondo Beach, CA 90277 Telephone: 301-938-9077 Email: spjcaj@aol.com Name: Specific Contact Person if Other than Above: Address: Telephone: _ Email: 2. Other Applicant Party (such as a contract purchaser) (please attach additional page(s) if necessary): Name: Specific Contact Person if Other than Above: Address: Telephone: Email. 3. Law firm, engineering firm, or other person, if any, serving as the primary contact person for this application: Firm Name: Chris Mohn Specific Contact Person at Firm: Greenway Engineering Address: 151 Windy Hill Lane Telephone: 540-662-4185 Email: cmohn@greenwayeng.com Please note that, if a law firm, engineering firm, or other person, other than the owner of the property, will be acting on behalf of the owner and/or executing papers on behalf of the owner in connection with the rezoning, the owner will need to execute a power of attorney form granting the firm or person such authority. 12 4. Project Name (if any): Stephenson Depot Commercial 5. Property Information: a. Property Identification Number(s): 44-A-42, 44-A-43 b. Total acreage of the parcel(s): 5.78+/- acres c. Total acreage of parcel(s)to be rezoned(if other than whole parcel(s) is being rezoned): 5.78+/- acres d. Current zoning designation(s) and acreage(s) in each designation: B2 (with proffers), 2.78+/- acres; M1 (with proffers), 3+/- acres e. Proposed zoning designation(s) and acreage(s) in each designation: B2 (with proffers), 5.78+/- acres f. Magisterial District(s): Stonewall 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): 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 h. Adjoining Properties: Parcel ID Number Use Zoning See Adjoining Properties List Please attach additional page(s) if necessary. Property identification numbers, magisterial districts, and deed book and page numbers/ instrument numbers may be obtained from the Office of the Commissioner of the Revenue, Real Estate Division, 107 North Kent Street, Winchester, VA 22601. 13 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. Croatan Capital II, LLC: Wyatt Wachtel, 3182 Lone Jack Road, Encinitas, CA 92024 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 14 8. Signature(s): I (we), the undersigned, do hereby respectf2111y make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I(we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Owner: Date 2 2Av I 2S' If signing on behalf of an entity, please state name of entity and your title: C Ca ,\ra I-%- t wA3,-CJN ,-J O. Owner: Date If signing on behalf of an entity, please state name of entity and your title: Other Applicant Party(if any): Date If signing on behalf of an entity, please state name of entity and your title: If additional signature lines are necessary, such as if more than two persons are owners, please use additional copies of this page. 15 ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name See attached adjoining properties list and map Property# Name Property# Name Property# Name Property# Name Property# Name Property# Name Property# Name Property# Name Property# 16 �I CO CO CO (D 1 CO N c 1 cV a � LO LO LO LO 0 o C. o N N N (O N N N N N N N N N N N N N N N N N � aQQQQaQaa � H- ZZZZW' wR' w W O O O O W W W W n ~WZZZWpW ! ! 41 aWWWWWW V 5- ILMm UUU, W W W w Z Z Z ZLLI q zcU) ccoU) UU)) � � � � � Y Y Y Y LO N CLCLCLd ❑ ❑ z CDo (D (D J Q W m w w w w m ❑ z J a N CXcmnc°n° ° c°n° UZ Lu� � .i In a Ozzzz = N wpWWW0'(D = Q rO CL 222rn0 0 000LO t— Lc) N (n LO LO LO LO N N d' v v lqr N m N N N N Z W ❑ oo m W Q Q Y Q a 0 0 �— z ❑ 2 L U :E J Z ~ 3 z UQw O wCD2 W 0- 0o U O LL ❑ w U U U U w 1'J J J _J W '^ w J J J J Y U V J U) U) w co ❑ U J H W W w W J LLIZ i- - — — — Qcn � cn m E E E E z Q H W Z WWWWO Wf- Q >- m d 0- a- ❑ w z 0, O z W O O O O U Z � Jwwww2z Z > w < u_ a- 0 Q J J J JL _ Q ca COW rl ❑ 2 2 2 2 w Q > ZU) U) U) !) W W z ❑ ❑ ❑ ❑ W W v3 2 W U) It I v 00 -,f 4 N Q � � aQQQ � aQQQ ; m Q04 CO v LO CO f� ao laad OSZ=yOul l 3lVOS wO3*2u3Aemu-0 rmm�n ON I H 39NI`JN3 OfO:I.9 O3NOIS3O N9064:OI i33rONd SZOZ-SO-ZO31VO S8Lb'ZZL'ObS.j AVMN33H!D 1181HX3 N3NIOfO`d i0laUSI4lVR131SIJVWllVM3NOlS 5 91 b'Z99'O45I A VINI9UA`.11Nnoo)iOR1343213 Z09LZ VA'�alsayow,M —SIN APu!MLSL lOd3O NOSN3Hd31S -3ul'8uu000ISU3AUMuaaJg �� 1I81HX3213NIOf4V 1Od34 NOSN3Hd31S GA-19 3OORI9 N3OMONS z � 3 Ny�g>iyy kS� \ m a 3 0 u1 W J a' U Q O ro V Q O LO N OLL N N a a a a C �d7 LO v �S N 2� 6� ;e,, g �l Allgg ooa 5,v J W In a U J O LU W � � U r � U) a rn W o J 0 N b��-ibylN a x o LL COG Special Limited Power of Attorney v County of Frederick, Virginia Frederick Planning Website: www.fcva.us liJS Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents'That: Croatian Capital II LLC Name of Property Owner/Applicant Plcasr dote: if thr property owiwl;applicant is an entity,the mane of tlic enlily shoold appcar,above, li'multiple persons own the property or arc applicants,an executed power of attorney from each owner will be needed. 707 Torrance Blvd-Suite 220,Redondo Beach,CA 90277 (7601846-1360 Mailing Address of Property Owner/Applicant Telephone Number as owner of, or applicant with respect to, the tract(s) or parcel(s) of land in Frederick County, Virginia, identified by following property identification numbers: 44-A-42 and 44-A-43 do hereby make, constitute, and appoint: Greenway Engineering, Inc. Name of Attorney-ln-Fact 151 Windy Hill Lane,Winchester,VA 22602 (540)662-4185 Mailing Address of Attorney-in-Fact 'telephone Number to act as my true and lawful attorney-in-fact for and in my mime,place,and stead,with the same full power and authority I would have if acting personally,to file and act on my behalf with respect to application with Frederick County, Virginia for the follow , for the above identified property: ❑✓ Rezoning Subdivision Conditional Use.Permit Site Plan Master Development Plan(prelim. or final) Variance or Zoning Appeal and,further,my attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: NIA This appointment sliali expire one year from the clay that it is signed, or at such sooner time as I otherwise rescind or modify it. Signature Title(if sign MP A) State of County/City of ,ak, �J'Ci sz To wit: I, Q2'it a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this M day of 20 25- My Commission Expires: 1'l`�r cL, )o 202'3 Notary Public Registration Number: r ,�."•;t, R 0B ERT M. EILL 1 0 ' Lea, COMM.#2348367 0 �� _ �m NOTARY PUBLIC-CALIFORNIA � 5AN DIEGO COUNTY 0 FIRES MAR.20J 2025 220014000 Please Return To: Prepared by: THE GOLDSCHEIN LAW FIRM Scott B.Goldschein Esquire 9711 Washingtonian Boulevard,Suite 201 The Goldschein Law Finn,PC North Potomac,MD 20878 9711 Washingtonian Boulevard Grantee Address:707 Torrance Blvd,Suite 220 Suite 201 Redondo Beach,CA 90277 North Potomac,MD 20878 Grantor Address:Frontier Registered Agency Service,LLC VA Bar No.26504 270 W.Pearl Avenue,Suite 103 Jackson WY 83001 Consideration: None/Deed of Gift THIS DEED IS TAX EXEMPT PURUSANT TO SECTION Tax ID: 44-A-43 58.1-81 l(d)OF THE ANNOTATED CODE OF VIRGINIA Tax ID: 44-A-42 THIS DEED OF GIFT is made as of this day of Q ben<2022, by 1855 RIVENDELL, LLC, a Wyoming limited liability company, party of the first part ("GRANTOR"), and CROATAN CAPITAL II,LLC,a Virginia limited liability company,party of the second part, ("GRANTEE"). WITNESSETH that for and inconsideration of Ten Dollars cash in hand paid, the receipt and sufficiency of which is hereby acknowledged, the GRANTOR, does hereby grant and convey, unto the GRANTEE, all of its right, title and interest, in fee simple, and with General Warranty and English Covenants of Title, the property, situate and lying, and being in Frederick County Virginia, and more particularly described as follows: PARCEL I: All that certain parcel of land,together with all improvements thereon and appurtenances thereunto belonging, located in the Stonewall Magisterial District,Frederick County, Virginia,about four(4)miles North of Winchester,and designated"Pin 44-A-43", containing 2.7760 acres,more or less,and as more particularly described on that certain Boundary Survey dated May 24,2006 and recorded on May 12,2008,in the Land records of the Clerk's Office of the Circuit Court of Frederick County,Virginia,as Instrument Number 080005787. AND BEING the same property conveyed to the Grantor by Deed recorded as instrument number 210021632,among the aforesaid Land Records. For Information Only Property Address: 2452 Martinsburg Pike,Parcel 44 A 43 (Bishop/Amari),Winchester, VA 22602 Tax ID: 44-A-43 Tax Account Number 8008905 PARCEL 2: All those certain tracts.or parcels of land containing 2 acres, 30 perches,more or less, and 1 acre, more or less,lying and being situate in Stonewall Magisterial District,Frederick County,Virginia. AND BEING same property conveyed to the Grantor by Deed recorded as instrument number 210021631,among the aforesaid Land Records. For Information Only: Property Address: 3 ac Old Charlestown Road,Winchester,VA 22602 Tax ID: 44-A-42 Tax Account Number 9008904 This conveyance is made subject to covenants,conditions,restrictions,easements and rights of way of record. Grantor covenants that it has the right to convey the aforesaid property unto Grantee;that Grantee shall have quiet possession thereof;that Grantor has done no act to encumber said property and that Grantor will execute such further assurances of the property as may be requisite. WITNESS the following signature and seal as of the date first above written. GRANTOR: WITNESS: 1$55 RIVENDELL,LLC, a Wyoming limited liability company By; (SEAL) Name: W'{�1,r vJr�eH:-rcL - Title: RnJ A C� N G m21x 8e iL State of California ) County of 5�4 On O 9 20:2,before me,e C�r9�i9�6�a 6Yf� a Notary Public, personally appe � o ved to me on the basis of satisfactory evidence to be the person(s) whose name(s Ware s bseWM A the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s),or-the entity upon behalf of which the person(s)acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. - C.COAPANGO ORTIZ z Commission No.23881p4 NOTARY PUBLIC-CALIFORNIA a 5igna (Seal) # Canmissbn E�Pies�Decem6er24,2Q25 Z I Z iNSI `UME-NT 2200 4000 RECORDED IN THE CLERK'S OFFICE OF FnEDERIGK CIiX'.'C 3IT COURT ON MOYEMBER 28 s 2022 AT 12 s O3 PM REBECCA R. HOGAN''. CLERK RECORDED B;: L NP Frederick Home Frederick County Virginia LIFE A-r TWE rOP Pay/Lookup Taxes Payment Home Personal Prc ` "" ° ,, r"")g T- 1- 'irking Violation Pay FOIA Charges Other Payments ShoppingC,.,,,-, Inquiry of Real Estate Map Number: 44 A 42 View Man Name: CROATAN CAPITAL II LLC 7Account#I Dept# TYcket# Seq# Due Date "Cutueu JIU1101iftn o u AMUUut (Click Below) Due ViewBill View Back of Bill 8008904 RE2022 46337 1 6/6/2022 2022 REAL ESTATE $0.00 ViewBill View Back 8008904 RE2022I 46337 2 1/18/2023 2022 REAL ESTATE $0.00 of Bill ViewBill Vie Biack 8008904 RE2023 8518 1 6/5/2023 2023 REAL ESTATE $0.00 ViewBill View Back 8008904 RE2023 8518 2 12/5/2023 2023 REAL ESTATE $0.00 of Bill ViewBill View Back 8008904 RE2024 8568 1 6/5/2024 2024 REAL ESTATE $0.00 of Bill ViewBill View Back 8008904 RE2024 8568 2 12/5/2024 2024 REAL ESTATE $0.00 I I of Bill Total Due: $0.00 Return to Search Frederick Home Frederick County Virginia LIFE A-r TWE rOP Pay/Lookup Taxes Payment Home Personal Prc ` "" ° ,, r"")g T- 1— 'irking Violation Pay FOIA Charges Other Payments ShoppingC,.,,,-, Inquiry of Real Estate Map Number: 44 A 43 View Man Name: CROATAN CAPITAL II LLC 7Account#I Dept# TYcket# Seq# Due Date "Cutueu iu 01iftn o u AMUUut (Click Below) Due ViewBill View Back 8008905 RE2022 46338 1 6/6/2022 2022 REAL ESTATE $0.00 of Bill View Back ViewBill of Bill 8008905 RE2022 46338 2 1/18/2023 2022 REAL ESTATE $0.00 ViewBill Vie Biack 8008905 RE2023 8519 1 6/5/2023 2023 REAL ESTATE $0.00 ViewBill View Back 8008905 RE2023 8519 2 12/5/2023 2023 REAL ESTATE $0.00 of Bill ViewBill View Back 8008905 RE2024 8569 1 6/5/2024 2024 REAL ESTATE $0.00 of Bill I ViewBill View Back 8008905 RE2024 8569 2 12/5/2024 2024 REAL ESTATE $0.00 I I of Bill Total Due: $0.00 Return to Search Traffic Impact Analysis Stephenson Depot Commercial Frederick County, Virginia June 30, 2023 Prepared for: Croatan Capital Management, LLC. 18307 Muncaster Road Derwood, MD 20855 GOROVE SL ►DE TranspGrta-iorn Planners and Engineers Prepared by: GOROVE SLADE Tr,nsporta'ion I'll annors and Engineers 1140 Connecticut Ave NW 4114 Legato Road 225 Reinekers Lane 4951 Lake Brook Drive Suite 1010 Suite 650 Suite 750 Suite 250 Washington, DC 20036 Fairfax, VA 22033 Alexandria, VA 22314 Glen Allen, VA 23060 T 202.296.8625 T 703.787.9595 T 703.721.3044 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. Traffic Impact Analysis—Stephenson Depot Commercial Page 3 June 30,2023 TABLE OF CONTENTS ExecutiveSummary.....................................................................................................................................................................6 Description of Proposed Development......................................................................................................................................6 Principal Findings and Conclusions...........................................................................................................................................6 AnalysisComponents.................................................................................................................................................................6 AnalysisResults..........................................................................................................................................................................7 OverallConclusion......................................................................................................................................................................7 Introduction..................................................................................................................................................................................8 Background Information: Proposed Development(Site& Nearby)........................................................................................9 Descriptionof 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 ExistingRoadway 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 RegionalGrowth........................................................................................................................................................................18 Future without Development Traffic Volumes........................................................................................................................18 Future without Development Intersection Capacity and Queuing Analysis.............................................................................21 Analysis of 2027 Future Conditions with Development.........................................................................................................23 SiteDescription........................................................................................................................................................................23 ProposedSite Access..............................................................................................................................................................23 ProjectedSite 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 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 4 June 30,2023 Conclusions...............................................................................................................................................................................39 AnalysisResults........................................................................................................................................................................39 OverallConclusion....................................................................................................................................................................39 AppendixA: 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 AppendixH: Turn Lane Warrants................................................................................................................................................40 LIST OF FIGURES Figure 1: Site Location and Parcel Map.........................................................................................................................................9 Figure2: 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 Figure16: 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 ServiceResults............................................................................................................................................................................34 Figure 20: Proposed Trail location map.......................................................................................................................................36 Figure 21: Proposed Intersection Spacing...................................................................................................................................38 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 5 June 30,2023 LIST OF TABLES Table1: 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 11t" 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 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 6 June 30,2023 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 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws �asrr Traffic Impact Analysis—Stephenson Depot Commercial Page 7 June 30,2023 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 8 June 30,2023 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, 11t" 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws� �asrr Traffic Impact Analysis—Stephenson Depot Commercial Page 9 June 30,2023 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. N ` a , 44-A-43 e. X.,} ..•fir a ' -� �ULyJ'fItA 171.E S> Legend Site Location `•_ xXXx Parcel ID Figure 1: Site Location and Parcel Map (Source: Frederick County Tax Mapper https://fredco-gis.fcva.us/FrederickCountyGIS/) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 10 June 30,2023 Location within Jurisdiction and Region The location of the site with respect to the surrounding area is presented in Figure 2. N -11 t: IJ t~ a Y •� �r o , s_. Fl. �,,, � ✓ Legend r e7K j � Site Location Figure 2: Regional Location 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis-Stephenson Depot Commercial Page 11 June 30,2023 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. 8 B3 56A r •255=. N 5 MMLOPM MMt i �'.• Add— • �� . se 9S: ltl5 <'/L • tiZMFQ Csr 49 :i I [15' 21v2 DMO.-O • 45 45 18A , , 2155 a�`� 4,924#1 .. P i. I.... a��yOV lr !A 1 OAA I' 152 4' 150 1 • fi 42 203 Legend • Site Location 4o m s Figure 3: Frederick County Zoning Map (Zoning Source: https://fredcogis.fcva.us/PIanningAccessTerminai/) 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 gorovesi ae.cw-n Traffic Impact Analysis—Stephenson Depot Commercial Page 12 June 30,2023 4SITE I l de, Roa Legend �f Site Location Existing Study Intersections} #� Future Study Intersections} 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 Roadway RTE# Classification Speed Limit (vpd) (vpd) Road Segment Between: k-factor Martinsburg Pike I US 11 1 Major Collector 1 45 1 14,000 1 15,000 i-SlNarthofWinchesterl Did Charleslrown Rd 0.0835 Martinsburg Pike US 11 Major Collector 1 45 1 8.200 1 8.700 Od Char•.es-o4vn Rd Waters M Lane 0.0929 Old Charles Town Rd 761 Major Collector 40 6,000 1 6,400 Martinsburg Pike Stephenson Rd 0.103 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 1-81 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws �asrr Traffic Impact Analysis—Stephenson Depot Commercial Page 13 June 30,2023 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 14 June 30,2023 N 1 v , Legend t T Site Location Existing Study Intersection{s) Future Study Intersections) 27 Y Y in en Easy Living - Old Charles St Town Road (D a) (D Legend oExisting Number t J Future Intersection Future — Existing Roadway Intersection One Way Travel Lane 0/Z/0 Traffic Control Device Type Figure 5: 2023 Existing Conditions-Roadway Network Geometric Configuration and Traffic Control Devices 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 15 June 30,2023 N Of %.; -a T- �. er. :f' is r. r ,a Legend Site Location Existing Study Intersection(s) ® Future Study Intersection(s) 018,310 Y 8,730 Y m C a 7t 48138 co � M 0 CD v ( � 3141292 El— Easy Living Old Charles 618 own Road 23119 a, tM C%1 o ao � a4q N E Q N (U Y M ,C d 8,730 Ia 15,020 Legend aExisting Number 0 Future Intersection Future — Existing Roadway Intersection itOne Way Travel Lane AMIPM Peak Hour Traffic Aor Average Daily Traffic Figure 6: 2023 Existing Conditions—Peak Hour Vehicular Traffic Volumes 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 16 June 30,2023 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 AM Peak Hour PM Peak Hour Effectme Storage LOS D-lay 95th% LOS Delay NO. Intersection(Movennent) Length Ift.) tseciveh) Queue Ift.) iseciveh) Queue 121 Synchro Synchro 1 Easy Living St IEfW}at Martinsburg Pike IN1s} overall Intersection ITWSC) -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Eastbound Approach a 11.7 a 11.6 Eastbound-Leff'Right B 11.7 5 B 11.6 5 ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- No rth bou nd Approach Northbound Left 150 A 0.4 0 A 8.2 3 2 Old Charles lUW}at Martinsburg Pike INls� Overall Intersection Isigna]ized� B 15.1 B 16.8 --------------------------------------------------------------------------------------------------------------------------------------------------------------------MsthofindApp roach C 23.1 C 277 Westbound Left C 24.2 #249 C 28.8 #262 Westbound Right 400 B 15.7 23 B 19.0 24 --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- NorthboundApproaah a 12.0 a 15.a No rth b ou nd T hru B 18.6 140 C 23.8 319 Northbound Right .A 6.6 19 A 6.4 21 -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Southbound Approach 8 11.5 A 9.1 Southbound Left 325 B 13.2 24 B 122 22 Southbound Thru 175 B 11.2 164 A 8.6 111 NOTES: [1,' Effective storage length is based on the storage lef?gth plus or e-ha'f Lf tl�_,taper Lagth per TOSAM guidelines. P.9ah parcerVe queues(reported from Syr-clxo)exceed capacity,actual queues may be longer.Queues shown are based at the Mxrrtum after two cycles. 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 gorovesi ae.cw-n Traffic Impact Analysis-Stephenson Depot Commercial Page 17 June 30,2023 N -t t Legend Site Location r Existing Study Intersection(s) QFuture Study Intersection(s) Y �� BIA m y IL °:�► I1 BIB m `m Q CIC Easy Living Old Charles St (D Town Road BIB a) m a in U Q Legend Existing Number Future Intersection Future Existing Roadway Intersection One Way Travel Lane �/z/v Traffic Control Device Type A€n`M' Movement Level of Service AM/PM Approach Level of Service AMfPM Overall Level of Service Figure 7: 2023 Existing Conditions-Level of Service Results 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 18 June 30,2023 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 19 June 30,2023 N s Legend { , t' 0 Site Location Existing Study Intersections) r O Future Study Intorsectionis) 2) Y_ Y_ S] i1 Q 4 11 (n U) CD � CO M cc � � � 50147 1 Easy Living Old Charles St T 0I0 own Road 010 o 2) CD _ Sa N S] M a C C OLegend aExisting Number V Future Intersection Future Existing Roadway Intersection 4 One Way Travel Lane AMIPM Peak Hour Traffic Figure 8: Projected Regional Growth Traffic Volumes(2023 to 2027) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 20 June 30,2023 N t �- Legend P Site Location Existing Study Intersections) ® Future Study Intersections) 8,980 0) Y 10,120 Y 1��► 4Ln a M a R N 56144 N � LO � � 3641339 rn Easy Livings Old Charles St 618 Town Road 23119 o 00 L M CO Q !�? : it c Ln N E N M aF 9,400 FTT42o Legend OExisting Number aFuture Intersection Future — Existing Roadway Intersection 4 One Way Travel Lane AM1PM Peak Hour Traffic AOT Average Daily Traffic Figure 9: 2027 Future Conditions without Development—Vehicular Traffic Volumes 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws �asrr Traffic Impact Analysis—Stephenson Depot Commercial Page 21 June 30,2023 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 SYDRA 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 AM Peak Hour PM Peak Hour Analysis No. Intersection(Movement) Effective Storage LOS D•lay 95th% LOS Delay QueueSoftware Length(ft.) (seciveh) Queue(ft.) (sedveh) 1 Easy Living St(EIW)at Martinsburg Pike INIS) o Overall Intersection JWSC)- EastboundApproach 8 11.9 8 11.9 EastboundLeft.+Right 8 -9 6 8 ��-- 6o ---------- ------------------------------------------------------------------- ---------------- - ------------------------------------------- --------------- - ---------------------------------- Northbound Approach Northbound Left 150 A 8-5 0 A 8-3 3 2 Old Charles IEPM at Martinsburg Pike INIS) Q Overall Intersection IMrr-Roundabout} A 9.8 216.9 A 8.4 123.1 tr N Westbound Approach 8 11A 84.4 8 16.3 123.1 ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- NorthboundApproach A 4.9 42 A 4.9 94.7 ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- SouthboundApproach 8 13.9 216.9 A 9.4 108.7 NOTES: jg Effec[rve storage length rs owed or?[Ire storage lertgtO plus ox-hdf of the taper tengtn per TOSAM gruidePnes. 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws� �as�ri Traffic Impact Analysis—Stephenson Depot Commercial Page 22 June 30,2023 N �t Legend 0 Site Location r Existing Study Intersection(s) Future Study Intersections) U Y , BIA m y AIA IL m_ I1 E Q: B16 m Easy Living Old Charles St VA Town Road BIB a) I m r a a a = a Legend Existing Roadway Future Improvements (by Others) Future 4 One Way Travel Lane Intersection I/Z/V Traffic Control Device Type AM!PM Movement Level of Service AMIPM Approach Level of Service AMfPM Overall Level of Service QRoundabout(Mitigation) Figure 10: 2027 Future Conditions without Development—Level of Service Results 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 23 June 30,2023 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. t� I•n1 / oo tnv o R E w a LL � I w --- - ----- _ - - -- - Figure 11: Conceptual Development Plan(For Informational Purposes Only) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 24 June 30,2023 Projected Site Trip Generation In order to calculate the trips generated by the proposed Development, the Institute of Transportation Engineers' (ITE) Tr��i Generation Manual, 11t" 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 1111 Ed. Proposed Development Supermarket 850 kSFofGFA 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. 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. SITE 70� 1a� Legend XX% Direction of Approach Figure 12: Global Vehicular Direction of Approach (Site Trip Distribution) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 25 June 30,2023 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 11t" 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 26 June 30,2023 AMP* SITE F. tii' 0 Site Location �' •` ' '�:F ® Existing Study intersections] Future Study lntersection�s] Y Y 12135 010 4 010 �' 18149 <J 26173 y Easy Living Site Access Old Charles St 010 Town Road � _h 010 G G R R 0I0 o o M M ry e c Q n N Legend L O Existing Number a r 9117 co 4 010 0 Future Intersection Old Charles Old Charles Existing Roadway Town Road Town Road Recommended 27152 Improvements 010 4 One Way Travel Lane AM/PM Peak Hour Traffic Figure 13: Site Generated Trip Assignment 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 27 June 30,2023 SITE s . .,• ;, Legend _ 0 Site Location ��f � ��;: ® existing Study intersections] ,� ® Future Study lntersection�s] 010 o 0119 0 0 0 0 0 0 010 O 010 018 �r Easy Living Site Access Old Charles St O10 Town Road 0/0 o zM o 0 010 Q o c o c C C ' N Legend t Existing Number a 0/14 0CD 01-14 0 Future Intersection Old Charles Iy Old Charles Existing Roadway Town Road Town Road Recommended 0114 Improvements 0/-14 4 One Way Travel Lane AM/PM Peak Hour Traffic Figure 14: Pass-by trip volume assignment 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis-Stephenson Depot Commercial Page 28 June 30,2023 N 1 Legend 0 Site Location Existing Study Intersection(s) Future Study Intersection[sf Q 9,680 Y 11,620 m Y Ln ILW d M CD Q co 4 56144 N 12154 co ur a `r t�7 Ln 382i388 l � � 010 N � � ,� L► � 26181 �r T Easy Living Site Access Old Charles 5t 618 Town Road 010 ► m o N N CD rrs r- 7 � — M `7 ro Ln M 23119 °Q co M �3 c ~ M N M M Y M Y 10,890 2 E 19,860 ��`1 1,998 � Legend f U) N M ¢ t 0 Existing Number 9131 6i 4 4201369 O Future Intersection Old Charles Old Charles Existing Roadway Town Road Town Road Recommended Improvements 0 27166 347/527 0 One Way Travel Lane AM/PM Peak Hour Traffic AOT Average Daily Traffic Figure 15: 2027 Future Conditions with Development 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis-Stephenson Depot Commercial Page 29 June 30,2023 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 PM Peak Hour AMPeakHour PM Peak Hour twrth Volume Rerouting) Analysis No. Intersection(Movemen Effective Storage LOS Delay 95th% LOS Delay 95th% LOS Delay 95th% Software t) r Length(fL) (seciveh) Queue(ft.) (seclveh) Queue (seciveh) Queue 1 Easy Living StlSite Access 1(ENV)at Martinsburg Pike(NIS) Overall Intersection(TWSC) Eastbound ...................................................................................................... ............................................................... .......................................................................................................... Eastbound Approach 8 13 1.3 C 17.2 C 17.1 o Eastbound Left/Thru/Right B 13.3 5 C 17.2 0.2 C 17.2 8 ......tbou........proi................................................................................................................................................................................................................................................................. t Wes tbound Approach C 16d D 31.9 D 25.9 a Westbound Left C 19.4 8 E 44.9 0.3 E 37.8 40 ur 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(EIW)at Martinsburg Pike (NIS) < Overall Intersection(MIT-Roundabout) g :::4.9 0.7::271:.5 B 10.1 191.5 B 10.5 213.9 0 ................................................................... h Wes tbound Approach B 2.3 C 20.9 3.9 C 11.1 213.9 Northbound Approach A A 4.9 1.8 A 4.9 120.1 Southbound Approach B 6.3 B 12.4 9.8 B 12.5 177.4 3 Old Charles(ENV)at Site Access 2 (NIS) ° Overall Intersection(TWSC) t � Eastbound Approach Eastbound Left A 8.4 3 A 8.4 0.1 A 8.4 5 v) ................................................................................................................................................................................8.......................................................................................................... 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 NOTES: (1]Effective stoage length is based on the storage length plus onshalfofthe taper length per TOSAMguidelines. 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Ws� as�ri Traffic Impact Analysis-Stephenson Depot Commercial Page 30 June 30,2023 N 2 Legend Site Location Q Existing Study Intersect€onis) Future Study I ntersection(s) 2) Y_ � Y_ C N O o 0 [L CD 0/0 N o — 010 a a 4 0/0 QI l olio 01-20 Easy Living Site Access Old Charles 5t 010 own Road � �` 010 1► CM O o O CM o 0 010 o 0 0 M o 0 c c iO N Legend Cn N N t Existing Number N c 010 o c 4010 Future Intersection Old Charles Old Charles Existing Roadway Town Road Town Road Recommended Improvements D!0 010 > 4 One Way Travel Lane AMIPM Peak Hour Traffic Figure 16: Rerouted Site Trip Volume 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 31 June 30,2023 N a- Legend 0 Site Location Existing Study Intersection(s) ® Future Study Intersection(s) (DI 9,680 Y � 11,420 Y � ca � a Cl) CD t Q, n a 12154 00 56144 u'. a r cv 010 382I40$ 0 H 26161 Easy Living Site Access Old Charles 5t 618 own Road 010 ), 0) O N N QJ Ln ti 23119 °4 00(n CD Cl) R N C N C N M 10,690 a 19,860 2,218 ) Legend �f C a U � Existing Number c Q 9/31 4 4201369 a Future Intersection Old Charles � Old Charles Existing Roadway Town Road Town Road Recommended 271ss Improvements � �`' 3471527 ► 40 One Way Travel Lane AWPM Peak Hour Traffic AST Average Daily Traffic Figure 17: 2027 Future with Development Volume(With Rerouted Volume) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 32 June 30,2023 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 33 June 30,2023 N ,+ Legend 0 Site Location Existing Study Intersection(s) Future Study Intersection(s) L Y Y I C C_ Easy Living 0 Site Access Old Charles St 0 Ait;,-ownRoad (Q Y (p Y � N Legend N N 1 U Existing Roadway t� 1► Future Improvements � {by Others} Recommended Old Charles Old Charles Improvements Town Road Town Road One Way Travel Lane L/TZ/7 Traffic Control Device Type Roundabout(Mitigation) Figure 18: 2027 Future Conditions with Development(With Recommended Improvements) 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis-Stephenson Depot Commercial Page 34 June 30,2023 N �t `f s �'- Legend 0 Site Location Existing Study Intersection(s) ® Future Study Intefsection(s) � Y �;�, BIB Q a IL L`J m a AIB v BIC m CIE Easy Living Site Access Old Charles St *X Town Road B/( ( � m `m a in g a B/C 2 NLegend U_ a) ) Existing Roadway Recommended Improvements Future Improvements(by Others) Old Charles Old Charles 4 One way Travel Lane Town Road Town Road Q/z/p Traffic Control Device Type AMrPM Movement Level of Service AIA AM/PM Approach Level of Service AMfPM Overall Level of Service Roundabout(Mitigation) Figure 19: 2027 Future Conditions with Development(With Rerouted Volume and Recommended Improvements)- Level of Service Results 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroves"de.cw'n Traffic Impact Analysis—Stephenson Depot Commercial Page 35 June 30,2023 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 Opposing Vol. Vol. Vol. Treatment INT 1 -5BL-2027 TF AM Peak 313 440 16 3.64% Fig,3-4 Not Warranted INT 1 -SBL-2027 TF PM Peak 644 394 40 10.15% Fig.3-6 Full-width Lane and Taper Warranted INT 3-EBL-2027 TF AM Peak 429 374 27 7.22% Fig.3-5 Full-width Lane and Taper Warranted INT 3-EBL-2027 TF PM Peak 400 593 66 11.13% Fig.3-6 Full-width Lane and Taper Warranted 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) Approach Right Turn Minimum Right Minimum Right Study Scenario Volume Volume Turn Taper Turn Full Lane Treatment Threshold Threshold 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 The Applicant is providing both left and right turn lanes along with tapers at both site accesses which meets or exceeds the VDOT requirements. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 36 June 30,2023 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. TA I l4 1 b I 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 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 Traffic Impact Analysis—Stephenson Depot Commercial Page 37 June 30,2023 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) — Minimum Centerline to Centerline Spacing(Feet) Highway Design Speed (Type 1) (Type 2) (Type 3) Functional Class (mph) Signalized Unsignalized Full Access I (Type 4) Intersection Intersection or Full Directional Partial Access Crossover Crossover Principal Arterial 5 30 mph 1,050 880 440 250 ............................................................•---•--..--.............. .............................................. ................----........................................................................ 35 to 45 mph 1,320 1,050 565 305 ...................................... .•----..........-----.------------.......................................................... ---...................................., >50mph 2,640 1,320 750 495 Minor Arterial <30 mph 880 660 355 200 .................................. 35 to 45 mph 1,050 660 470 250 .---..................................................................................................................................- —..................................................... .... 50mph 1,320 1,050 555 425 Collector <30 mph 660 440 225 200 _............................... ............--.-...,-,......-.--......... I ................................ 35 to 45 mph 660 440 335 250 ............... ........................--....-....,......-.._.......... 50mph 1,050 660 445 360 Notes. 1- Based on the Virginia Department of Transportation's(VD07)Road Design Manual(RDM),Appendix F Table 2-2 for Minimum Spacing Standards 2. Design speed for roadways with posted speed of 45 mph or less is at least equal to the posted speed.For roadways with a posted speed of 50 mph or higher, the design speed is at least 5 mph higher than the posted speed. Where design speed is not available, the posted speed should be used. 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis-Stephenson Depot Commercial Page 38 June 30,2023 SP ^560 Ft. (44U Ft.Reqd) } _ Legend ^45Q Ft. {335Ft.Reqdi OldChat., OExisting Intersection aFuture Intersection O Road Network Proposed Access X ft. Measured Spacing (X ft.Reqd) Required Spacing Figure 21: Proposed Intersection Spacing 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 39 June 30,2023 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 gorovesi ae.cw-n Traffic Impact Analysis—Stephenson Depot Commercial Page 40 June 30,2023 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 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 41 June 30,2023 Appendix A: Scoping Document 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com THIS IS A CHAPTER 870 STUDY XVDOTof Virginia Department PRE-SCOPE OF WORK MEETING FORM Transportation Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting maybe postponed. Contact Information Consultant Name: Kevin Sitzman, Gorove Slade Associates Inc. Tele: 703.787.9595 E-mail: ksitzman@goroveslade.com Developer/Owner Name: Steve Joseph Tele: E-mail: spjcaj@aol.com Project Information Project Name: Stephenson Depot Commercial Locality/County: Frederick County,Virginia Project Location: The proposed development is generally located on the northeast quadrant at the (Attach regional and site intersection of Martinsburg Pike(Route 11)at Old Charles Town Road(Route 761)in the specific location map) Stonewall Magisterial District of Frederick County,Virginia. Submission Type Comp Plan ❑ REZ/SUP ® Site Plan ❑ Subd Plat ❑ 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 Project Description: (General Business), M1 (Light Industrial),and RA(Rural Areas) districts with a future (Including details on the land land use of Mixed Use Industrial/Office per the Land Use Plan of the 2035 use,acreage,phasing,access Comprehensive Policy Plan Map. location,etc. Attach additional sheet if necessary) 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. Residential ❑ Commercial M Mixed Use ❑ Other ❑ Residential Uses(s) Proposed Use(s): ITE LU Code(s): Other Use(s) (Check all that apply;attach Number of Units: ITE LU Code(s): additional pages as necessary) Commercial Use(s) Square Ft or Other Variable: ITE LU Code(s): 850 Square Ft or Other Variable: 52.39 kSF 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 Less than 100 ❑ 100-499 ® 500-999 ❑ 1,000 or more ❑ reductions Traffic Impact Analysis Assumptions Study Period Existing Year: 2023 Build-out Year: 2027 Design Year: N/A Study Area Boundaries North: N/A South: Old Charles Town Road (Attach map) West: Martinsburg Pike East: N/A External Factors That A roundabout is proposed at the intersection of Martinsburg Pike at Old Charles Town Could Affect Project Road and is included in all future analysis scenarios.The Roundabout is proposed for (Planned road improvements, 2026. other nearby developments) Annual Growth Rate included accounts for any nearby developments. Consistency With Comprehensive Plan Yes Land use,transportationplan) Available Traffic Data 2023 New Traffic Counts (Historical,forecasts) 2021 VDOT AADT Data Road Name: Martinsburg Pike (to/from Road Name: Martinsburg Pike (to/from the Trip Distribution the North) - 20% South) - 70% (Please refer to attached Road Name: Old Charles Town Road Figure 2 in Supplement.) Road Name: N/A (to/from the East) - 10% Peak Period for Annual Vehicle Trip Study ®AM ®PM ❑ SAT (See Note 4.) check all that apply) Growth Rate: (Simple Growth) Peak Hour of the (See Note 4.) AM: 150 /PM: 348 /Daily: 4,798 (After Adj. (with Pass-by) Reductions) to be used in stud 1 Martinsburg Pike at Old Charles 7 Town Road 2 Old Charles Town Road at Site 8 Study Intersections Access 1 and/or Road Segments (Attach additional sheets as 3. Martinsburg Pike at Site Access 2 9. necessary) (Please refer to attached 4. 10. Figure 1 in Supplement.) 5. 11. 6. 12. Trip Adjustment Internal allowance Reduction: ❑Yes ® No Pass-by allowance Reduction: ®Yes ❑ No Factors (Only as per ITE provided rates) Software Methodology ® Synchro ❑ HCS (v.2000/+) ® SIDRA ❑ CORSIM ❑ Other It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Traffic Signal Proposed Martinsburg Pike at Old Charles Town Road or Affected Analysis Software: Synchro (version 11) &SIDRA(version 8 or 9) (Analysis software to be used, progression speed,cycle length) Results: Highway Capacity Manual (HCM) 6th Edition Methodology(See Note 9.) Queue Lengths to be Reported: 95th Percentile Improvement(s) Assumed or to be Roundabout at Martinsburg Pike and Old Charles Town Road. Considered Background Traffic None. Studies Considered Plan Submission ❑ Master Development Plan (MDP) ® Generalized Development Plan (GDP) ® Preliminary/Sketch Plan ❑ Other Plan type (Final Site, Subd. Plan) Additional Issues to be ® Queuing analysis ❑Actuation/Coordination ❑Weaving analysis Addressed ❑ Merge analysis ® Bike/Ped Accommodations ® Intersection(s) ❑ TDM Measures ❑ Other (_ ) It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Stephenson Depot Commercial—Scoping Document Supplement Page Al 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. 7& SIGNED: DATE: 06/14/2023 Applicant or Consultant PRINT NAME: Kevin Sitzman, PE Applicant or Consultant SIGNED: DATE: VDOT Representative PRINT NAME: VDOT Representative Gorove/Slade www.goroveslade.com Stephenson Depot Commercial—Scoping Document Supplement Page A2 SIGNED: DATE: Local Government Representative PRINT NAME: Local Government Representative Gorove/Slade www.goroveslade.com Stephenson Depot Commercial—Scoping Document Supplement Page A3 Table 1:Trip Generation—Peak Hour of the Adjacent Street(ITE 11th Edition) Land Use Code Size AM Peak Hour PM Peak Hour Daily In Out • 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 Tripswith 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-bv rates,daily pass-bv trips were assumed same as PM peak pass-bv trips. Table 2:VDOT AADT Published from 2017 to 2021 020 Martinsburg Pike 1-81 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 shortterm traffic count data. AL SIT Old Charles rolvn'?()ad k Legend Site Location �] Existing Study Intersection{sJ [�1 Future Study Intersection{s) Figure 1:Site Location and Study Intersections Gorove/Slade www.goroveslade.com 1►. y .. ; rN. �Fs Stephenson Depot Commercial—Scoping Document Supplement Page A4 �oUCharles yawn R�a� s. .. {-r % .+ .. / Direction t/ p Figure 2: Direction of Approach Stephenson Depot Commercial—Scoping Document Supplement Page A5 si I'A a�o-raxn—� IL ilillilllllllllllllllIlljlll -E Figure 3:Conceptual Site plan(Informational Purposes Only) Gorove/Slade www.goroveslade.com }9 J Stephenson Depot Commercial—Scoping Document Supplement Page A6 eF M -ff �.•. SITE Legend Growth Rates(%per Figure 1 ■ Growth Traffic Impact Analysis—Stephenson Depot Commercial Page 42 June 30,2023 Appendix B: Existing Traffic Count Data 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com National Data&surveying servicesIntersection Turning Movement Count Location:Martinsburg Pike&Old Charles Town Rd City:Stephenson Project ID:23-260063-001 Control:Signalized Date:4/27/2023 Data-Total NS/EW Streets: Martinsburg Pike Martinsburg Pike Old Charles Town Rd Old Charles Town Rd NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 1 0 1 1 0 0 0 0 0 0 1 0 1 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 0 32 10 0 4 54 0 0 0 0 0 0 38 0 5 0 143 6:15 AM 0 31 27 0 5 70 0 0 0 0 0 0 41 0 3 0 177 6:30 AM 0 29 13 0 4 82 0 0 0 0 0 0 66 0 4 0 198 6:45 AM 0 51 23 0 2 91 0 0 0 0 0 0 70 0 5 0 242 7:00 AM 0 45 41 0 5 83 0 0 0 0 0 0 93 0 5 0 272 7:15 AM 0 52 37 0 2 100 0 0 0 0 0 0 99 0 9 0 299 7:30 AM 0 57 51 0 5 85 0 0 0 0 0 0 106 0 8 0 312 7:45 AM 0 61 49 0 3 79 0 0 0 0 0 0 74 0 6 0 272 8:00 AM 0 54 67 0 9 92 0 0 0 0 0 0 55 0 11 0 288 8:15 AM 0 48 65 0 11 88 0 0 0 0 0 0 70 0 12 0 294 8:30 AM 0 57 62 0 11 75 0 0 0 0 0 0 92 0 10 0 307 8:45 AM 0 49 60 0 14 109 0 0 0 0 0 0 97 0 15 0 344 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTALVOLUMES: 0 566 505 0 75 1008 0 0 0 0 0 0 901 0 93 0 3148 APPROACH 01,'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-09:00 AM TOTAL PEAK HR VOL: 0 208 254 0 45 364 0 0 0 0 0 0 314 0 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 0.896 0.955 0.831 0.808 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 1 0 1 1 0 0 0 0 0 0 1 0 1 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 74:45 0 117 98 0 7 77 0 0 0 0 0 0 79 0 9 0 387 0 115 85 0 12 71 0 0 0 0 0 0 78 0 14 0 375 0 129 97 0 11 71 0 0 0 0 0 0 79 0 7 0 394 0 110 111 0 17 59 0 0 0 0 0 0 62 0 9 0 368 0 128 99 0 11 78 0 0 0 0 0 0 82 0 10 0 408 0 126 114 0 7 86 0 0 0 0 0 0 69 0 12 0 414 5:30 PM 0 123 107 0 10 80 0 0 0 0 0 0 61 0 11 0 392 5:45 PM 0 99 110 0 12 54 0 0 0 0 0 0 81 0 10 0 366 6:00 PM 0 110 104 0 9 61 0 0 0 0 0 0 74 0 12 0 370 6:15 PM 0 98 101 0 11 77 0 0 0 0 0 0 70 0 17 0 374 6:30 PM 0 102 76 0 12 75 0 0 0 0 0 0 61 0 6 0 332 6:45 PM 0 83 81 0 8 56 0 0 0 0 0 0 58 0 10 0 296 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTALVOLUMES: 0 1340 1183 0 127 845 0 0 0 0 0 0 854 0 127 0 4476 APPROACH Ws: 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-05:30 PM TOTAL PEAK HR VOL: 0 493 421 0 46 294 0 0 0 0 0 0 292 0 38 0 1584 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 0.957 0.952 0.914 0.897 National Data&surveying servieesIntersection Turning Movement Count Location:Martinsburg Pike&Old Charles Town Rd City:Stephenson Project ID:23-260063-001 Control:Signalized Date:4/27/2023 Data-HT NS/EW Streets: Martinsburg Pike Martinsburg Pike Oki Charles Town Rd Old Charles Town Rd NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 1 0 1 1 0 0 0 0 0 0 1 0 1 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 0 3 0 0 0 2 0 0 0 0 0 0 0 0 0 0 5 6:15 AM 0 3 1 0 1 6 0 0 0 0 0 0 1 0 0 0 12 6:30 AM 0 4 0 0 2 8 0 0 0 0 0 0 2 0 0 0 16 6:45 AM 0 4 1 0 0 12 0 0 0 0 0 0 2 0 1 0 20 7:00 AM 0 10 1 0 0 6 0 0 0 0 0 0 5 0 1 0 23 7:15 AM 0 7 3 0 0 9 0 0 0 0 0 0 5 0 0 0 24 7:30 AM 0 9 2 0 1 7 0 0 0 0 0 0 2 0 0 0 21 7:45 AM 0 11 1 0 0 8 0 0 0 0 0 0 3 0 0 0 23 8:00 AM 0 7 3 0 1 14 0 0 0 0 0 0 0 0 0 0 25 8:15 AM 0 16 6 0 1 6 0 0 0 0 0 0 1 0 0 0 30 8:30 AM 0 7 4 0 0 10 0 0 0 0 0 0 1 0 1 0 23 8:45 AM 0 6 1 0 4 18 0 0 0 0 0 0 1 0 1 0 31 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES: 0 87 23 0 10 106 0 0 0 0 0 0 23 0 4 0 253 APPROACH Ws; 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: 09:00 AM-09:00 AM TOTAL PEAK HR VOL: 0 36 14 0 6 48 0 0 0 0 0 0 3 0 2 0 109 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 0.879 0.568 0.614 0.625 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 1 0 1 1 0 0 0 0 0 0 1 0 1 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 74:45 0 12 1 0 2 3 0 0 0 0 0 0 2 0 0 0 20 0 11 1 0 0 4 0 0 0 0 0 0 2 0 1 0 19 0 10 0 0 1 2 0 0 0 0 0 0 0 0 0 0 13 0 0 1 0 0 2 0 0 0 0 0 0 0 0 0 0 3 0 4 2 0 0 4 0 0 0 0 0 0 2 0 0 0 12 0 4 1 0 0 4 0 0 0 0 0 0 1 0 0 0 10 5:30 PM 0 2 0 0 0 5 0 0 0 0 0 0 0 0 0 0 7 5:45 PM 0 0 0 0 1 2 0 0 0 0 0 0 0 0 0 0 3 6:00 PM 0 6 1 0 0 1 0 0 0 0 0 0 2 0 0 0 10 6:15 PM 0 1 1 0 0 4 0 0 0 0 0 0 3 0 0 0 9 6:30 PM 0 4 2 0 0 0 0 0 0 0 0 0 3 0 0 0 9 6:45 PM 0 5 2 0 0 1 0 0 0 0 0 0 2 0 0 0 10 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES: 0 59 12 0 4 32 0 0 0 0 0 0 17 0 1 0 125 APPROACH Ws; 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-05:30 PM TOTAL PEAK HR VOL: 0 18 4 0 1 12 0 0 0 0 0 0 3 0 0 0 38 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 0.731 0.550 0.813 0.375 National Data&surveying servicesIntersection Turning Movement Count Location:Martinsburg Pike&Easy Living St City:Stephenson Project ID:23-260063-002 Control:No Control Date:4/27/2023 Data-Total NS/EW Streets: Martinsburg Pike Martinsburg Pike Easy Living St Easy Living St NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 1 36 0 0 0 50 1 0 3 0 11 0 0 0 0 0 102 6:15 AM 3 32 0 0 0 65 2 0 1 0 7 0 0 0 0 0 110 6:30 AM 1 31 0 0 0 84 0 0 1 0 5 0 0 0 0 0 122 6:45 AM 3 55 0 0 0 84 1 0 0 0 6 0 0 0 0 0 149 7:00 AM 2 47 0 0 0 76 2 0 2 0 11 0 0 0 0 0 140 7:15 AM 3 60 0 0 0 94 1 0 0 0 9 0 0 0 0 0 167 7:30 AM 3 59 0 0 0 80 0 0 0 0 8 0 0 0 0 0 150 7:45 AM 4 64 0 0 0 73 0 0 1 0 9 0 0 0 0 0 151 8:00 AM 4 60 0 0 0 93 0 0 1 0 8 0 0 0 0 0 166 8:15 AM 2 58 0 0 0 100 2 0 0 0 2 0 0 0 0 0 164 8:30 AM 2 67 0 0 0 76 1 0 3 0 7 0 0 0 0 0 156 8:45 AM 0 62 0 0 0 116 2 0 2 0 6 0 0 0 0 0 188 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES: 28 631 0 0 0 991 12 0 14 0 89 0 0 0 0 0 1765 APPROACH Ws: 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-09:00 AM TOTAL PEAK HR VOL: 8 247 0 0 0 385 5 0 6 0 23 0 0 0 0 0 674 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 0.896 0.924 0.826 0.725 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 74:45 5 122 0 0 0 82 3 0 1 0 6 0 0 0 0 0 219 10 118 0 0 0 77 2 0 2 0 2 0 0 0 0 0 211 11 124 0 0 0 78 1 0 3 0 7 0 0 0 0 0 224 8 110 0 0 0 69 1 0 3 0 4 0 0 0 0 0 195 12 131 0 0 0 82 3 0 1 0 5 0 0 0 0 0 234 9 124 0 0 0 94 4 0 1 0 3 0 0 0 0 0 235 5:30 PM 8 128 0 0 0 75 0 0 1 0 7 0 0 0 0 0 219 5:45 PM 6 105 0 0 0 67 1 0 2 0 2 0 0 0 0 0 183 6:00 PM 6 117 0 0 0 67 5 0 2 0 9 0 0 0 0 0 206 6:15 PM 9 105 0 0 0 79 1 0 2 0 3 0 0 0 0 0 199 6:30 PM 7 96 0 0 0 86 0 0 3 0 2 0 0 0 0 0 194 6:45 PM 5 89 0 0 0 61 3 0 1 0 3 0 0 0 0 0 162 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 0 0 0 0 0 2481 APPROACH Ws; 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-05:30 PM TOTAL PEAK HR VOL: 40 489 0 0 0 323 9 0 8 0 19 0 0 0 0 0 888 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 0.945 0.925 0.847 0.675 National Data&surveying servicesIntersection Turning Movement Count Location:Martinsburg Pike&Easy Living St City:Stephenson Project ID:23-260063-002 Control:No Control Date:4/27/2023 Data-HT NS/EW Streets: Martinsburg Pike Martinsburg Pike Easy Living St Easy Living St NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 6:00 AM 1 2 0 0 0 3 0 0 0 0 0 0 0 0 0 0 6 6:15 AM 0 3 0 0 0 5 0 0 0 0 1 0 0 0 0 0 9 6:30 AM 0 4 0 0 0 11 0 0 0 0 0 0 0 0 0 0 15 6:45 AM 0 5 0 0 0 10 1 0 0 0 1 0 0 0 0 0 17 7:00 AM 0 11 0 0 0 5 1 0 0 0 1 0 0 0 0 0 18 7:15 AM 0 7 0 0 0 8 1 0 0 0 1 0 0 0 0 0 17 7:30 AM 0 9 0 0 0 8 0 0 0 0 0 0 0 0 0 0 17 7:45 AM 1 10 0 0 0 7 0 0 0 0 1 0 0 0 0 0 19 8:00 AM 0 7 0 0 0 13 0 0 0 0 2 0 0 0 0 0 22 8:15 AM 0 15 0 0 0 7 0 0 0 0 0 0 0 0 0 0 22 8:30 AM 1 8 0 0 0 10 0 0 1 0 1 0 0 0 0 0 21 8:45 AM 0 6 0 0 0 21 0 0 0 0 0 0 0 0 0 0 27 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES: 3 87 0 0 0 108 3 0 1 0 8 0 0 0 0 0 210 APPROACH Ws; 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: 09:00 AM-09:00 AM TOTAL PEAK HR VOL: 1 36 0 0 0 51 0 0 1 0 3 0 0 0 0 0 92 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 0.852 0.617 0.607 0.500 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL 74:45 0 13 0 0 0 4 0 0 0 0 1 0 0 0 0 0 18 0 10 0 0 0 4 0 0 0 0 0 0 0 0 0 0 14 1 9 0 0 0 3 0 0 0 0 0 0 0 0 0 0 13 1 1 0 0 0 3 0 0 0 0 0 0 0 0 0 0 5 0 4 0 0 0 3 0 0 0 0 0 0 0 0 0 0 7 1 3 0 0 0 4 1 0 0 0 0 0 0 0 0 0 9 5:30 PM 0 2 0 0 0 3 0 0 0 0 2 0 0 0 0 0 7 5:45 PM 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 3 6:00 PM 0 6 0 0 0 1 0 0 0 0 0 0 0 0 0 0 7 6:15 PM 0 1 0 0 0 4 0 0 0 0 0 0 0 0 0 0 5 6:30 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 6:45 PM 1 3 0 0 0 1 0 0 0 0 0 0 0 0 0 0 5 NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL TOTAL VOLUMES: 4 56 0 0 0 33 1 0 0 0 3 0 0 0 0 0 97 APPROACH Ws; 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-05:30 PM TOTAL PEAK HR VOL: 3 17 0 0 0 13 1 0 0 0 0 0 0 0 0 0 34 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 0.654 0.500 0.700 Traffic Impact Analysis—Stephenson Depot Commercial Page 43 June 30,2023 Appendix C: Level of Service & Delay Definitions 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com GOROVE SLADE Transportation Planners and Engineers 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 v P,COM Level of Service Definitions Page 2 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. 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com Traffic Impact Analysis—Stephenson Depot Commercial Page 44 June 30,2023 Appendix D: Analysis Worksheets of 2023 Existing Conditions 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan:2023 EX AM Intersection Int Delay,s/veh 0.6 Movement QMEBR NBL NBT SB_ BR - 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 0 0 0 0 0 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 NBT EBLn1 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 Stephenson Grocery Synchro 11 Report 2023 EXAM Page 1 Queues 2: Rte.11 & Rte. 761 Old Charles II Timing Plan:2023 EX AM t i 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 1 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 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.59 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. Stephenson Grocery Synchro 11 Report 2023 EXAM Page 2 HCM Signalized Intersection Capacity Analysis 2: Rte.11 & Rte. 761 Old Charles II Timing Plan:2023 EX AM t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations r + r Traffic Volume(vph) 314 48 208 254 45 364 1 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 Fit Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1787 1553 1624 1524 1597 1681 Fit 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 4 4 2 4 1 6 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 B B A B B 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 Stephenson Grocery Synchro 11 Report 2023 EXAM Page 3 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan:2023 EX PM Intersection j Int Delay, s/veh 0.7 Movement L BRq Lane Configurations Traffic Vol,veh/h j 8 19 40 491 323 9 Future Vol,veh/h 8 19 40 491 323 9 Conflicting Peds,#/hr 0 0 0 0 0 0 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 0 8 3 4 11 Mvmt Flow 9 20 43 522 344 10 Major/Minor 'I W Majorl 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 NBT EBLn1 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 Stephenson Grocery Synchro 11 Report 2023 EX PM Page 1 Queues 2: Rte.11 & Rte. 761 Old Charles II Timing Plan: 2023 EX PM t i 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 1 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 Retluctn 0 0 0 0 0 0 Spillback Cap Retluctn 0 0 0 0 0 0 Storage Cap Retluctn 0 0 0 0 0 0 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. Stephenson Grocery Synchro 11 Report 2023 EX PM Page 2 HCM Signalized Intersection Capacity Analysis 2: Rte.11 & Rte. 761 Old Charles II Timing Plan:2023 EX PM t i Movement WBL WBR NBT NBR SBL SBT Lane Configurations r + r Vii + 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 Fit Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1787 1615 1827 1599 1770 1827 Fit 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 4 4 2 4 1 6 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, dl 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 Stephenson Grocery Synchro11 Report 2023 EX PM Page 3 Traffic Impact Analysis—Stephenson Depot Commercial Page 45 June 30,2023 Appendix E: Excerpts from Planned Roundabout 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com �xrxaaxr�isa IDIHLS[Q'IVIURISI9M TIVARKOIS AVMN33b9 ev-v-w'vav-v-w'cv-v-vc`ev-v-vc'av-v-w wi - �d10l��WWOO lOdC]� SNOSNDHdD1S M s, i JEONOO ino),v1 311S , / 01 y / i I I . I � Traffic Impact Analysis—Stephenson Depot Commercial Page 46 June 30,2023 Appendix F: Analysis Worksheets of 2027 Future Conditions without Development 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan:2027 FB AM Intersection j Int Delay, s/veh 0.6 Movement SBR Lane Configurations Traffic Vol,veh/h j 6 23 8 268 417 5 Future Vol,veh/h 6 23 8 268 417 5 Conflicting Peds,#/hr 0 0 0 0 0 0 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 Majorl 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 FB NB SB HCM Control Delay, s 11.9 0.2 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 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 Stephenson Grocery Synchro 11 Report 2027 FB AM Page 1 HCM 6th TWSC 1: Rte.11 & Easy Living St Timing Plan:2027 FB PM Intersection j Int Delay, s/veh 0.7 Movement L BRq Lane Configurations Traffic Vol,veh/h j 8 19 40 531 350 9 Future Vol,veh/h 8 19 40 531 350 9 Conflicting Peds,#/hr 0 0 0 0 0 0 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 0 8 3 4 11 Mvmt Flow 9 20 43 565 372 10 Major/Minor Minor2 Majorl 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 FB NB SB HCM Control Delay, s 11.9 0.6 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 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 Stephenson Grocery Synchro 11 Report 2027 FB PM Page 1 MOVEMENT SUMMARY V Site: 101 [Rte.11 - Rte.761 - FB AM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance Mov Turn INPUT DEMAND Deg. Aver. Level of 95% BACK OF Prop. Effective Aver. Aver. ID VOLUMES FLOWS Satn Delay Service QUEUE Que Stop No. Speed Veh. Dist Rate Cycles 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(Akcelik M3D). HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 i Copyright©2000-2020 Akcelik and Associates Pty Ltd i sidrasolutions.com Organisation:GOROVE/SLADEASSOCIATES,INC. I Licence: PLUS/1PC I Processed:Friday,June 30,2023 11:27:58AM Project: P:\3270\001.Stephenson Grocery\Analysis\Sidra\2027 FB Sidra 9.sip9 MOVEMENT SUMMARY T7 Site: 101 [Rte.11 - Rte.761 - FB PM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance Mov Turn INPUT DEMAND Deg. Aver. Level of 95% BACK OF Prop. Effective Aver. Aver. ID VOLUMES FLOWS Satn Delay Service QUEUE Que Stop No. Speed Veh. Dist Rate Cycles 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(Akcelik M3D). HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 i Copyright©2000-2020 Akcelik and Associates Pty Ltd i sidrasolutions.com Organisation:GOROVE/SLADE ASSOCIATES,INC. I Licence: PLUS/1 PC I Processed:Friday,June 30,2023 11:28:11 AM Project: P:\3270\001.Stephenson Grocery\Analysis\Sidra\2027 FB Sidra 9.sip9 Traffic Impact Analysis—Stephenson Depot Commercial Page 47 June 30,2023 Appendix G: Analysis Worksheets of 2027 Future Conditions with Development 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan:2027 TF AM Intersection Int Delay, s/veh 1.5 Movement EBL EBT EBRML WBJ&BR NBL NJ&NB_ BL,WBT SB_ Lane Configurations t r Traffic Vol,veh/h 6 0 23 26 1 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 0 0 0 0 0 0 0 0 0 0 0 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 IIK_ 7 0 25 28 0 13 9 291 40 17 455 5 Major/Minor r or2 Minorl Majorl Major2 Conflicting Flow All 828 841 458 813 803 291 460 0 0 331 0 0 Stage 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 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 NBR EBLn1WBLnlWBLn2 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 Stephenson Grocery Synchro 11 Report 2027 TF AM Page 1 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan:2027 TF AM Intersection j Int Delay, s/veh 0.6 Movement EBL EBT WBT WBR SBASBR Lane Configurations Vii + + r Traffic Vol,veh/h 27 347 420 9 1 6 18 Future Vol,veh/h 27 347 420 9 6 18 Conflicting Peds,#/hr 0 0 0 0 0 0 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 7 1 2 2 2 Mvmt Flow 29 377 457 10 7 20 major/minor 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 i 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 WBR SBLn1 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 Stephenson Grocery Synchro 11 Report 2027 TF AM Page 2 HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan: 2027 TF PM Intersection Int Delay, s/veh 4.5 Movement EBL EBT EBRBL WBR NBL NfNB BL,&BT SB: Lane Configurations t r Traffic Vol,veh/h 8 0 19 81 fi 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 0 0 0 0 0 0 0 0 0 0 0 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 0 0 2 2 2 8 3 2 2 4 11 Mvmt Flow 9 0 20 86 0 57 43 545 98 43 367 10 Major/Minor Minor2 Minorl Mal orl 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 SIB - HCM Control Delay, s 17.2 31.9 0.5 0.9 HCM LOS C D Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLnlWBLn2 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 Stephenson Grocery Synchro 11 Report 2027 TF PM Page 1 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan: 2027 TF PM Intersection j Int Delay, s/veh 2 Movement EBL EBT WBT WBR SSBR Lane Configurations Vii + + r Traffic Vol,veh/h 66 527 369 31 31 63 Future Vol,veh/h 66 527 369 31 31 63 Conflicting Peds,#/hr 0 0 0 0 0 0 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 1 1 2 2 2 Mvmt Flow 72 573 401 34 34 68 major/minor Majorl 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 WBR SBLn1 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 Stephenson Grocery Synchro 11 Report 2027 TF PM Page 2 HCM 6th TWSC 1: Rte.11 & Easy Living St/Site Access 1 Timing Plan: 2027 TF PM Mit Intersection m _ Int Delay, s/veh 3.5 Movement EBL EBT EBRBL WBR NBL NfNB BL,&BT SB: i Lane Configurations t r Traffic Vol,veh/h 8 0 19 61 fi 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 0 0 0 0 0 0 0 0 0 0 0 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 0 0 2 2 2 8 3 2 2 4 11 Mvmt Flow 9 0 20 65 0 57 43 545 98 43 367 10 Major/Minor Minor2 Minorl Mal orl 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 SIB - HCM Control Delay, s 17.2 25.9 0.5 0.9 HCM LOS C D Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLnlWBLn2 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 Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 1 HCM 6th Roundabout 2: Rte.11 & Rte. 761 Old Charles Timing Plan: 2027 TF PM Mit Intersection = Intersection Delay,s/veh 11.3 Intersection LOS B mm 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 Atlj 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 Atlj 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 Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 2 HCM 6th TWSC 3: Rte. 761 Old Charles & Site Access 2 Timing Plan: 2027 TF PM Mit Intersection j Int Delay, s/veh 2.3 Movement EBL EBT WBT WBR SSBR Lane Configurations Vii + + r Traffic Vol,veh/h 66 527 369 31 31 83 Future Vol,veh/h 66 527 369 31 31 83 Conflicting Peds,#/hr 0 0 0 0 0 0 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 1 1 2 2 2 Mvmt Flow 72 573 401 34 34 90 major/minor Majorl 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 WBR SBLn1 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 Stephenson Grocery Synchro 11 Report 2027 TF PM Mit Page 3 MOVEMENT SUMMARY V Site: 101 [Rte.11 - Rte.761 -TF AM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance Mov Turn INPUT DEMAND Deg. Aver. Level of 95% BACK OF Prop. Effective Aver. Aver. ID VOLUMES FLOWS Satn Delay Service QUEUE Que Stop No. Speed Veh. Dist Rate Cycles 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(Akcelik M3D). HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 i Copyright©2000-2020 Akcelik and Associates Pty Ltd i sidrasolutions.com Organisation:GOROVE/SLADEASSOCIATES,INC. I Licence: PLUS/1PC I Processed:Friday,June 30,2023 11:35:15AM Project: P:\3270\001.Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 MOVEMENT SUMMARY V Site: 101 [Rte.11 - Rte.761 -TF PM -Mit(Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance Mov Turn INPUT DEMAND Deg. Aver. Level of 95% BACK OF Prop. Effective Aver. Aver. ID VOLUMES FLOWS Satn Delay Service QUEUE Que Stop No. Speed Veh. Dist Rate Cycles 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(Akcelik M3D). HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 i Copyright©2000-2020 Akcelik and Associates Pty Ltd i sidrasolutions.com Organisation:GOROVE/SLADE ASSOCIATES,INC. I Licence: PLUS/1 PC I Processed:Friday,June 30,2023 11:36:11 AM Project: P:\3270\001.Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 MOVEMENT SUMMARY V Site: 101 [Rte.11 - Rte.761 -TF PM (Site Folder: General)] Site Category: (None) Roundabout Vehicle Movement Performance Mov Turn INPUT DEMAND Deg. Aver. Level of 95% BACK OF Prop. Effective Aver. Aver. ID VOLUMES FLOWS Satn Delay Service QUEUE Que Stop No. Speed Veh. Dist Rate Cycles 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(Akcelik M3D). HV(%)values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. SIDRA INTERSECTION 9.0 i Copyright©2000-2020 Akcelik and Associates Pty Ltd i sidrasolutions.com Organisation:GOROVE/SLADEASSOCIATES,INC. I Licence: PLUS/1PC I Processed:Friday,June 30,2023 11:36:14AM Project: P:\3270\001.Stephenson Grocery\Analysis\Sidra\2027 TF Sidra 9.sip9 Traffic Impact Analysis—Stephenson Depot Commercial Page 48 June 30,2023 Appendix H: Turn Lane Warrants 4114 Legato Road / Suite 650 / Fairfax, VA 22033 / T 703.787.9595 goroveslade.com O 00 O �2 o + x v co c m O L 00 L m O N � � 11 � NNN O LL O O + M '^ N x V/ O 00 LU VI 2 LU O W I ^I J N O O H > O O E c J ea o LL J o o oo > LL O CD N eQ. (o a c 06 co ~ CD v >O i �'' O > F- 11 O O J O co i O O O N "a O v O C � c0 L L 0 Z O O O O O O O O O O O O O O O O O O O O O O O O a0 1— (O LO V co N (Hdn) awnlon buisodd0 `On O O O Cl) � O O N � t to X i O 00 O V O I— O N x C O O O II . NN O LL Y t O M 00 O L cc I I 3 C T N O O N O J � 2 m W = Cl) � m Z J N O d N i M O ~ LL E i to N O o = J N O > J 0)cc \ m o LL O LO Cl) c co �\�ed > i od z �e� Q 0 �a�e v > F- Cl) O r V o LO �C o m J L O }' O = O N L L cc .0 O � O C N L L Z O O O O O O O O O O O O O � 000 O- (D OO V Om N (Hdn) awnlon buisodd0 `On AASHTO/VDOT Left Turn Lane Warrant Assessment Left Turn Lane Warrant Assessment Two-Lane Highways Based on AASIFTO/VDOT RDM Appendix F Background: 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. Project Information: Project: Stephenson Grocery TIA Project ID: 3270-001 Intersection(s)and Movement(s): 1-Rte.11 and Easy Living St/Site Access 1 3-Old Charles Town Road and Site Access 2 Scenario: 2027 Total Future with Development Analysis: Gorove Slade Design Speed(mph): 40 (40,50,or 60?) Assessment Summary: Input VDOT Calculated Thesholds ft •. Opposing Minimum y Sc.na,ioJ Vol. Vol. Left Turn%Stud JW VDOT RDM F Figure Treatment INT 1-SBL-2027 TF AM Peak 313 44C 16 3.64% 535 Fi .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 Gorove Slade O 00 O N O co N N +� C + N � O LO O Lj O O ' N � m 11 LO N ry O O O + 00 O LU 3 N 11 � T O 2 � � N Q � o N = LL m d > O F- N i to E J co O > LL J oO 0) LL O U) z c og > � L Q O Q F- � E v > > H O O O J co L O = O i N L -0 O v O C L L 0 0 Z O O O O O O O O O O O O O O O O O O O O O O O O a0 1— (O LO V co N (HdN awnlon buisodd0 `On RDM Right Turn Lane Warrant Assessment Two-Lane Highway Right Turn Lane Warrant Assessment Two-Lane Highways Based on NCHRP Report 279/VDOT RDM Appendix F "Intersection Channelization Guide" Backaround: 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 Manua/(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. Proiect Information: Project: Stephenson Grocery TIA ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Project ID: 3270-001 ...........................................................................................................................................................t.................................................................................................................................................................................................................................................................................................................................................................................. Intersections)and Movement(s): 1 -Rte. 11 and Easy Living St/Site Access 1 ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 3-Old Charles Town Road and Site Access 2 ......................................................................................................................................................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Scenario: 2027 Total Future with Development .... .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Analyst: Gorove Slade Approach Right Turn Minimum Right Minimum Right ThresholdStudy Scenario Volume Volume Turn Taper Turn Full Lane Treatment M" Threshold 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 Right Turn Lane Warrant for 2-Lane Highways (VDOT RDM Appendix F Figure 3-26) 120 Full-width Turn Lane and Taper Require 100 INT 1 -NBR-2027 TF PM Deak = 80 Q_ a U 60 Taper Required E 0 40 it NBR- 027 TF AM Peak _ INI2- - M Pealk- 20 Not Warranted a 0 0 200 400 600 800 PHF Approach Total,Vehicles Per Hour Gorove Slade Transportation Engineers and Planners