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Home My WebLink About075-25 (2025ComprehensivePlanProposedAmendment(CPPA)(MiddletownBusinessPark)) RESOLUTION �__W_ j Action: BOARD OF SUPERVISORS: June 18,2025 Approved DIRECTING THE PLANNING COMMISSION TO HOLD A PUBLIC HEARING REGARDING AN AMENDMENT TO THE FREDERICK COUNTY COMPREHENSIVE PLAN WHEREAS, The Comprehensive Plan, The Plan, was adopted by the Board of Supervisors on November 10th, 2021; and WHEREAS,this amendment would include two(2)parcels(PIN#'s: 91-A-57&91-A-59)totaling+/-42.49- acres and would modify the future land use designation and planned transportation improvements on the properties; and WHEREAS, the Board of Supervisors had a joint work session on June 18, 2025, to discuss a 2025 Comprehensive Policy Plan Amendment (CPPA) known as Middletown Business Park. The Board of Supervisors directed staff and the Comprehensive Plans and Programs Committee(CPPC)to study this request further and hold the necessary public hearings; and WHEREAS, the Frederick County Board of Supervisors finds it appropriate in the public necessity, convenience,general welfare,and good planning practice to direct the Frederick County Planning Commission to hold a public hearing regarding an amendment to the Comprehensive Plan; NOW, THEREFORE, BE IT REQUESTED by the Frederick County Board of Supervisors that the Frederick County Planning Commission shall hold a public hearing to amend the Comprehensive Plan. Passed this June 18, 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 Michael L.Bollhoefer Frederick County Administrator No. 075-25 �v41G1� , CO q ' COUNTY of FREDERICK Department of Planning and Development 540/665-5651 1758 Fax: 540/665-6395 MEMORANDUM TO: Frederick County Board of Supervisors Frederick County Planning Commission FROM: Planning and Development Staff RE: 2025 Comprehensive Policy Plan Amendment(CPPA)—Middletown Business Park DATE: June 12, 2025 Background: This memo summarizes the 2025 Comprehensive Policy Plan Amendment (CPPA) for Middletown Business Park. The CPPA process allows owners and developers to modify adopted Comprehensive Plan (2021*) policies, text (area plans), and maps. CPPAs are not rezonings, they are a land use planning exercise and otherwise conceptual. When reviewing CPPA requests, the County should determine whether the applicants have demonstrated that a change in land use designation, density, or intensity: • Would the proposal benefit the public health, safety, and welfare? • Is the proposal consistent with the "Goals, Objectives, and Policies" of the Comprehensive Plan? • Will the proposal not be detrimental to the use of properties in the immediate vicinity of the subject property? • Does the proposal have merit and value for the community as a whole? • Will the proposal result in benefits(fiscal, aesthetic, employment, etc.)that will outweigh any significant impact of the change? *The next Comprehensive Plan update will commence later this year and is anticipated to be completed late 2027. Unlike previous years CPPA's,this request has not yet been reviewed by County and outside agencies (Frederick Water, VDOT, Fire and Rescue, Historic Resources Advisory Board) or the County's Comprehensive Plans and Programs Committee (CPPC). As such,the CPPA does not include agency comment letters or a CPPC recommendation. If the request is approved for future study,the applicant will pay the application fee ($3,000) and the application materials will be forwarded for agency comment and ultimately CPPC for review and recommendation. Attached you will find supporting documentation for the requested plan amendment, including the application,proposed plan and map changes, location maps, and other supporting materials. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page of 2025 Request: Project Name Description Magisterial District Middletown Business This is a request to designate+/-42.49-acres from"highway Opequon Park commercial" and "mixed use industrial/office" land use designation to the `B2/BY designation to enable industrial development. The subject properties are already included within the limits of the SWSA and included in the Reliance Road SWSA Area Plan. The proposal also seeks possible realignment of planned transportation improvements in the vicinity of the subject properties, including but not limited to the southern extension of Confidence Lane through the properties and South Buckton Road. The properties are presently zoned B2 (General Business) and RA and the present use is commercial (gas/convenience) and vacant. The subject properties are located immediately east of the Exit 302 interchange (Middletown vicinity) and immediately south of Reliance Road. The applicant is not seeking concurrent processing with a rezoning at this time. Conclusion: Planning and Development staff are seeking consensus from the Planning Commission and the Board of Supervisors on whether the proposed CPPA is appropriate for further study, including agency comments and review by the Comprehensive Plans and Programs Committee. Requested Action: Following a joint discussion, staff are seeking action by the Board to authorize staff to advertise the CPPA for public hearing following further study. Questions regarding the CPPA may be directed to the Planning and Development staff. Attachments: 1. Middletown Business Park—CPPA 2. Resolution 3. CPPA Process Overview Middletown Business Park Draft • • Use Amendment Location and Zoning Map ..... 208�J�,,2082 - .r......... 58 7786 ARLENE'Ci- - "I CAROLYN � ARLENE`CT 2114 \ 2086121 AVE 20921 LENE�Ci MARK DR ,:`- , CONFIDENCE LN ' 21$0' 14 FIRST ARLENE CT F.M RK ` ST,(S..T► 2134 a 2120 2096 rMARK DR r I I FIRS-ST� FIRST ST MARK DR 102 SiST 2129 2112 MARK DR 81 FIRS. FIRST Si 2100 • 128+° 82123 2105 MARK DR 81 6VN DR FIRST Si FIRST Si 2102 2122 2111 '***,FIRST ST 122 AWN DR FIRST Si RELIANCE RD _ 2116 2105 fSHAWN DR FIRST Si °° .' �� ,• 2110 SHAWN DR 223 2105 - RELIANCE RD y. . SHAWN DR 9 • - ,,..$ 219 -.. S BUCKTON RD 91 A 57 �I 91A59 305, RELIANC. :323 CKTON RD. .: 340 .. RELIANCE RD 280 RELIANCE RD - - MF 71 i SUSKI LN.,, zt 111 SUSKI Li 37: RELIANT Aa -S BUCKTON RD L♦� ,�� '-81 281 5 BUCKTON RD t Aw Middletown Business Park Draft • • Use Amendment Existing Long Range Land Use Map 58 7786, 208�J�,,2082 i Si CAROLYN ARLENE'Ci.'ARLENE`CT 2114 ^ \ 2086121 -`V 2140 VE 2 LENERCi MARK DR „�`- , CONFIDENCE LN 149 FIRSTARLENECi ` 2106 ST.(S..T 1►�2 a 2120 20961 rMARK DR r 141� FIRS-ST' FIRSTST MARKDR 102 ' SiST 221129 2112 MARK DR 81 FIRSP. FIRST Si 2100 • 128 ' � 2123 '1 2108 MARK DR 81 WN DR FIRST Si FIRST Si 2102 - 2122 21 11 N%FIRST ST 122 AWN DR FIRST Si RELIANCERD / 2116 2105 SHAWN DR FIRST Si 2110 SHAWN DR �223 2105 ,' RELIANCE RD SHAWN DR • �i S,BUCKTONlRD �� ify!►iA�7��♦ ' 91/A'5 323 � CKTONRD -�/ 340 �� RELIANCE RD �� RELIANCE'RD 110 SUSKI LN - � SUSKI_L do Aa S BUCKTON RD 281 oo �I� `;I S BUCKTON RD Comprehensive Plan Amendment Initiation Request Form Project Name: Middletown Business Park The undersigned,being all of the owner(s),contract purchasers,or the respective duly authorized agent thereof, do hereby petition to change the Comprehensive Plan as shown on the accompanying plans, maps,and graphics which are made part of this application,as follows: PIN From: To: Acres 91-A-57 Highway Commercial/Mixed Use lndustnal/Office B2/133 41.57 91-A-59 Mixed Use Industrial/Office B2/133 0.92 Total Acreage:1 42.49 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): 91-A-57: 226 Reliance Road, Middletown, VA 22645 91-A-59: (no assigned address) Adjacent to and East of Parcel 91-A-57 Provide the following information for all applicable parties,provide additional pages if necessary: Owner of Property Authorized Agent(s) Name:Middletown Properties,LLC Name:J.Randall Minchew,c/o Walsh Colucci law firm Mailing Address: 4273 Valley Mailing Address:Pike 1 E Market Street, Suite 300 _ City/State/zip:Winchester, VA 22602-2462 City/State/Zip:-Leesburg VA 20176-3014 Phone: (540) 667-3752 Phone: 571 -209-5777 ,.,.,,,,,,:jason@aikensgroup.com Email:jrminchew@thelandlawyers.com Contract Purchaser/Lessee Engineer Executive Land Holdings IV, LLC; c/o John Knott Name: Name:,, Mailing Address:3843 West Chester Pike Mailing Address: Newton Square, PA 19073 City/State/Gip:i City/State/Zip:, Phone:215-575-2436 Phone: Email,jknott@equusdevelopment.com Email: _ *Check the box next to the contact to which correspondence should be sent. Docusign Envelope ID:6lB8C9CF-B276-4357-89F3-476532D4FC57 Signatures: I (we),the undersigned, have read the application, understand its intent,and do hereby respectfully make application to and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. Furthermore, I have the power to authorize and hereby grant permission to Frederick County officials and other authorized government agents on official business to enter the property as necessary to process this application. I(we)hereby certify that this application and its accompanying materials are true and accurate to the best of my(our)knowledge. Signed t i i 3i st play of May 2025 John Knott I Vice President Xt C wit ve �A�•ci jjp)j/,�• Signature of Owner Applicant Vgd Qbis � t day of ��,,.' e.-c M ddlefo,-w �� LLL Signature Owne /Applicant J,M SPA, 4 r XcA-5 Signed this day of Signature of Owner/Applicant If anyone other than the owner is signing,a Power of Attorney must he attached. Proposed Comprehensive Plan Man Amendment Request Provide the following information: ❑✓ Completed and signed CPPA Initiation Request Form. ® Justification of proposed CPPA: Describe why the change to the Comprehensive Plan is being proposed and include relevant Comprehensive Plan analysis. Existing Characteristics Analysis. Describe, using text and maps as necessary,the existing zoning, Comprehensive Plan designations, and/or approved uses and densities along with other characteristics of properties that are within: 0 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size 0 Y2 mile if 21 - 100 acres in size 0 1 mile if more than 100 acres in size Trip Generation Analysis that includes a comparison of anticipated maximum trips from the current use to the proposed use. Special Power of Attorney Affidavit for each owner(if applicable). One hard copy of the application package. Digital copy containing all plans, maps,text, and/or graphics in PDF format. ❑ Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer). Existing Comprehensive Plan land use classification(s): Highway Commercial and Mixed Use Industrial/Office Proposed Comprehensive Plan land use classification(s) and respective areas: B2/B3 Existing zoning and land use of the subject parcel(s): B2; RA B3(in forthcoming rezoning application) What use zoning will be requested if the amendment is approved? Proposed Comprehensive Plan Text Amendment Request Provide the following information: ❑✓ Completed and signed CPPA Initiation Request Form. ❑✓ Purpose and intent of text amendment. 21 Reference Plan chapter, goal, policy and/or strategy text that is proposed to be amended. RProposed new or revised text: o Note:Attach and specify text changes with additions underlined and strikethrough of deletions. Comprehensive Plan Consistency Analysis: o Demonstrate how the proposed text amendment furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Plan chapter(s) relative to the text amendment request and why the proposed revision to said goals,policies, and action strategies are appropriate. o Demonstrate how the proposed text amendment is internally consistent with other Comprehensive Plan components that are not the subject of the amendment. o Identify level of service impacts, if any, associated with the request. Identify how the resultant changes would impact or benefit Frederick County. Examples include, but are not limited to,transportation,economic development schools,and public facilities. Special Power of Attorney Affidavit for each owner(if applicable). ❑� One hard copy of the application package. ❑� Digital copy containing all plans,maps,text,and/or graphics in PDF format. Non-Refundable Application Review Fee of $3,000 (payable to the Frederick County Treasurer).To be held until after joint work session recommendation. (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.fcva.us Department of Planning & Development, County of Frederick,Virginia 107 North Kent Street, Suite 202 Winchester,Virginia 22601 Phone 540-665-5651 STATE OF VIRGINIA COUNTY OF FREDERICK This I s day of J (Day) (Month) (Year) (Owner/Contract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. (Own"ontract Purc aser ut ❑rtze Agee (circle on COMMONWEALTH OF VIRGINIA: County of 40.'(J0"/"/ Subscribed and sworn to before me this day of JVKP- in my County and State aforesaid, by the forenamed Principal. rig NO 1 OAK Y P �'°GP��170 U N D/.5'''�i My Commission expires: 01 30 I ad "q :MY C'M 4SS84 09/,70 ZQ a iR£S. 6/1/25,2:58 PM Untitled Page Frederick County, Virginia (4)), Tonya Sibert,Commissioner of the Revenue :3Lss [lit-ision c-mail Real Estate Division e-nwil Pcr,;onal ProjLy Divisi e-mail Coirnmissioner of_the Revenue View Map Property Record Card Owner(s): MIDDLETOWN PROPERTIES LLC Account#: 8026973 Map#: 91 A 57 Property Information Assessment Values Acreagy Desaipucn Buildinc lnfOrr7ldllon =lU�lcf Other Sales in`<)rn-,ation Tansac'ion , istc,ry n i,�.,,�,. P ,i d,,;-r,v, r.esrrl c�c�'cr%j�tiosz(',) MIDDLETOWN PROPERTIES LLC 41.57 ACRES 4273 VALLEY PIKE B2 WINCHESTER,VA 22602 2462 1.« d $884,100 41.57 Acres ,!,_;;�`,. 3'r1_i•zs. OPEQUON 226 RELIANCE RD 07 0016656 >- Ctr; GARAGE IN REAR GATED 10 BLD#2 COMMERCIAL 4 i► -ML: Return to Search Screen Return to Select Name Generate Printer Friendly Version hftps://frdnet.fcva.us/applications/COR_ViewPropertyCards/View_Detail.aspx 1/1 226 RELIANCE RD Location 226 RELIANCE RD Mblu 91/A/ 57/ / Acct# 8026973 Owner IDDL#»TOWN PROPERTIES LLC Class COMMERCIAL/INDUSTRIA Total Market Va... $1,152,780 Appraisal $1,152,829 PID 26973 Buildinq Count 2 Legal Description 41.57 ACRES Water Well Sewer Private Septic District 03: OPEQUON Current Value Appraisal Valuation Year Improvements Land Total 2025 $587,029 $565,800 $1,152,829 , Assessment Valuation Year Improvements Land Total 2025 $586,980 $565,800 $1,152,780 Owner of Record Owner MIDDLETOWN PROPERTIES LLC Sale Price $753,350 Co-Owner Certificate 2007 Address 4273 VALLEY PIKE Book & Page 16656/0 WINCHESTER, VA 22602-2462 Sale Date 10/25/2007 Instrument 00 Ownership History Ownership History Owner Sale Price Certificate Book & Page Instrument Sale Date MIDDLETOWN PROPERTIES LLC $753,3501, 2007 16656/0 00 10/25/2007 CHAPEL ROAD CORP. $0 0 663/167 00 01/01/1900 Building Information Building 1 : Section 1 Year Built: 1967 Living Area 1,949 Building Attributes 6/l/25,2:59 PM Untitled Page Frederic, County, Viralialil Tonya Sibert,Commissioner of the Revenue ness Divixioil c-mail Real Estate Division e-mail Personal Proicrty Division e-mail oil Commissioner of the RCVCnL1C i�rcdcricl. 1 k nnc View Map Property Record Cord Owner(s): MIDDLETOWN PROPERTIES LLC Account#: 8026975 Map#: 91 A 59 Property Information A.--e--1re_nt Valu=s ,creaw De,ciipt�on BiilcJica !nloirna�ion 5:<�t�_'n O`he� n:?,r_,,erne�':., sales IWmrndtion Ilan-ar�.,on Hisiory �. 3 a ' aY'r��i' „_C',E;!1� •�E'5:�1'1�;1it�11/tip MIDDLETOWN PROPERTIES LLC .92 ACRE t �nrt r, I'Jrlsv!s s zoned 4273 VALLEY PIKE RA WINCHESTER,VA 22602 2462 01 Prior $7,400 .92 Acres OPEQUON 911 Address Not on File 07 0016656 1 1.t't}1 Ef t'lt 1 ASSEMBLAGE View Return to Search Screen Return to Select Name Generate Printer Friendly Version Printable Report https://frdnet.fcva.us/applications/COR_ViewPropertyCardsNiew__Detail.aspx 1/1 O UNASSIGNED Location 0 UNASSIGNED Mblu 91/A/ 59/ / Acct# 8026975 Owner IDDLETOWN PROPERTIES LLC Class SINGLE FAMILY SUBURB Total Market Va... $9,200 Appraisal $9,200 PID 26975 Buildinq Count 1 Legal Description .92 ACRE Water None Sewer None District 03: OPEQUON Current Value Appraisal Valuation Year Improvements Land Total 2025 $0 $9,200 $9,200 1 Assessment i Valuation Year Improvements Land Total 2025 $0 $9,200 $9,200 Owner of Record Owner MIDDLETOWN PROPERTIES LLC Sale Price $753,350 Co-Owner Certificate 2007 Address 4273 VALLEY PIKE Book & Page 16656/0 WINCHESTER, VA 22602-2462 Sale Date 10/25/2007 Instrument 00 Ownership History Ownership History Owner Sale Price Certificate Book & Page Instrument Sale Date MIDDLETOWN PROPERTIES LLC $753,350 2007 16656/0 00 10/25/2007 CHAPEL ROAD CORP. $3,500 0 663/167 00 01/01/1900 LINDSEY, ELDON R. $3,500 0 0/0 00 01/01/1900 Building Information Building 1 : Section 1 Year Built: Living Area: 0 2dr-l. G Property Map - Frederick County, VA `r BAC REEK as rCb� QPEQUON ZoN�r-�� 0 DwN rN 6;2eeN Iieje- S+ V SA� Frederick County Information Technologies 107 N Kent St Winchester,VA 22601 540-6655614s Frederick County obesnot give any expressed or impl.ed varrenhes, 0 210 420 840 Feet conditions,repm5[nta"ons,ACV37rtres olary Iona,vwuwy or t 3 4 otherwise,ccncamrrg any o,a o0he Fredermq,County GS data 114,800 Current Comprehensive Plan Text APPENDIX I - AREA PLANS RELIANCE ROAD AREA LAND USE PLAN - INCLUDING 2014 SEWER AND WATER SERVICE AREA (SWSA) DESIGNATION BOARD OF SUPERVISORS Approved on December 14, 2011 Amended August 13, 2014 Reliance Road Area Land Use Plan 91 APPENDIX I - AREA PLANS RELIANCE ROAD AREA LAND USE PLAN In spring 2010, the Town of Middletown expressed interest in expanding its boundaries to incorporate approximately 250 acres of land on the east side of I-81, Exit 302, following Reliance Road. Shortly thereafter, the Reliance Road Steering Committee (RRSC) was convened. The RRSC was composed of representatives from the Town Council and the Board of Supervisors. The RRSC met various times over the ensuing months. The Town representatives also held a community meeting and met with individual property owners within the study area to gain an understanding of the interest of the property owners in terms of the Town's desired boundary line adjustment with the County, as well as future land use opportunities; these meetings were summarized and presented to the RRSC by Town representatives. It was noted that while approximately 37 acres of B2 General Business Zoning exists within the study area, only one site has been developed and benefits from the Town's water and sewer system: the 2.7-acre site occupied by an existing Exxon service station. The RRSC also evaluated the existing transportation network in addition to water and sewer availability. The RRSC considered the Foresight Middletown plan (adopted into the Town's Comprehensive Plan in 2005), which promoted the implementation of a technology park east of the interstate. The results of these findings led to the crafting of the Reliance Road Area Land Use Plan as a means to illustrate the potential land uses, and the supporting transportation and public water and sewer for the area, to foster further discussions. The land use plan is envisioned to guide land use decisions for an area of approximately 311 acres over the next 20 to 30 years. Recognizing the Town's current water availability, development within the study area will initially be limited until an additional water supply is more readily available. The Board of Supervisors, in approving this update to the area plan, expressly stated that Frederick Water will be the party responsible for providing water and sewer in this area. LAND USE The proximity of the study area to I-81, Exit 302, enhances the opportunities for land uses that benefit from the interstate. As such, commercial and technology uses would be most beneficial at this location. The plan calls for the establishment of approximately 44 acres of commercial uses that serve the travelling public, such as hotels, gasoline service stations, and restaurants. The commercial opportunities would be located immediately east of the interstate interchange, on the north and south sides of Reliance Road. This is also the area where public water and sewer presently serves the existing Exxon service station. These land uses could be implemented through the B2 (Business General) Zoning District. Technology uses are envisioned both north and south of Reliance Road, covering approximately 259 acres. Based on the targeted businesses identified by the Frederick Reliance Road Area Land Use Plan 92 APPENDIX I - AREA PLANS County Economic Development Authority (EDA), the technology uses would include economic sectors such as: Advanced Security, Assembly, Business Services, and Life Sciences. These land uses would be implemented through the OM (Office Manufacturing) Zoning District. In recognition of the continuation of the agricultural and large lot residential land uses adjacent to the study area, efforts should be implemented through the rezoning and development process that mitigate and lessen the adverse impacts that the commercial and technological uses may introduce. Mitigation techniques such as 100-foot distance buffers and landscape screening would be expected. TRANSPORTATION While the existence of I-81, Exit 302, is a strong asset to the areas' transportation network, the actual configuration of the interchange and its close proximity to Buckton Road is not conducive to accommodating future traffic demands. In order for the interchange to operate efficiently and effectively in the future, it is essential to migrate the existing intersection of Reliance and Buckton Roads further east, creating a greater separation distance from the I-81 northbound on/off ramps. Increasing this separation distance will avoid significant degradation of the interchange similar to what has occurred at Exit 307 in Stephens City. In rapidly growing areas, as noted in the Foresight Middletown Plan, controlling and coordinating the number, design and location of new access points to major roadways is critical to maintaining the safety and capacity of the road system as traffic volumes increase. Accordingly, access to Reliance Road should be managed and limited. The plan calls for limiting Reliance Road access to three points: a managed access entrance point in the vicinity of Confidence Lane, and two appropriately spaced, preferably roundabout, intersections. As noted in the Transportation Chapter of the Plan, as road projects and development or redevelopment take place, the development and associated transportation facilities should be accessible to all users. The initial access point onto Reliance Road would be established with the relocation of Buckton Road. A second access point onto Reliance Road would be established with the relocation of Huttle Road, to create a single intersection on Reliance Road for relocated Huttle Road and a new road servicing the southern land area. These three Reliance Road access points would facilitate traffic movement to/from Reliance Road to the various future land uses to the north and south. It may also be appropriate to utilize a roundabout at the relocated Buckton Road intersection with Reliance Road as a means to define where the developed portion of Reliance Road ends and the rural land uses of the County begin. A similar technique was suggested by the Foresight Middletown plan as a means to create an entrance to the developed area. Reliance Road Area Land Use Plan 93 APPENDIX I - AREA PLANS Finally, the Foresight Middletown plan calls for Reliance Road within the Town limits to be a boulevard with a landscaped median; the Reliance Road Area Land Use Plan carries this design concept forward east of the interstate. Consistent application of Comprehensive Plan goals to achieve an acceptable level of service on area roads and overall transportation network, level of service C or better, should be promoted. Further, efforts should be made to ensure that additional degradation of the transportation beyond an acceptable level of service shall be avoided. Consideration of future development applications within the study area should only occur when an acceptable level of service has been achieved and key elements and connections identified in this plan have been provided. WATER AND SEWER The Town recently completed an upgrade to its wastewater treatment facility which enables it to treat upwards of 400,000 gpd. Reflective of the slowing economy and the Town's limited water availability, the wastewater facility is currently operating at less than 30 percent capacity; the facility is available to service future wastewater demands. Existing limitations in water availability and the conveyance lines under the interstate may hinder development in the near future. As the Town secures additional water availability, upgrades to the conveyance system could easily be undertaken. Reflective of current water availability, the Town is positioned to dedicate up to 18,000 gpd of water to development on the east side of I-81. This available water resource could facilitate an initial expansion of the commercial land uses to include a hotel, expanded gasoline service station/convenience center, and a restaurant. Any additional commercial uses would certainly warrant additional water resources. Development of the technology park land uses will be limited until additional water resources are identified and available. Technology uses that require limited water resources would certainly be more desirable initially, until the expanded water supply has been secured and accessible. The Board of Supervisors, in approving the 2014 update, expressly stated that Frederick Water will be the party responsible for providing water and sewer in this area. Reliance Road Area Land Use Plan 94 Current Comprehensive Plan Maps Eastern Frederick County jp Long Range Land Use Plan i 1 is A �►� �G ��. . A ,. rL PLO lid r �;i•.�I�'�+5,!!/�ji��'r �•r� � - - O�� o c r i TOwr of Micclletown N-, - Re-Route — �� Buckton Rd Flood '4b Zone `A J� to Right In Q�a�� r pia # Right Out Re-Route.. Entrances : Huttle Rd I J f�� ►r ! e Re-Route ;!! rrra�4~�potential Signal Buckton Rd. � i� �►�� °� - ' or Roundabout `!`�' r�rr Re-Route Bucktouckton Rd ti v `!!! rip Potential Signal� !`+ �a4 , or Roundabout, 0. ! o l�� m 1)There is potential that additional through lanes r would be needed depending upon the scope of development. d 2)This change would require a traffic study under Chapter 527.This study would give the needed `. 4 information to refine roadway system improvement • f expectations. Y� Area Plan Reliance Road Area ^� Road Abandonment 04b.0 Proposed Transportation ll=Sewer and Water Service Area Land _ ■ lan Land Use Legend Ilk V4' t Highway Commercial .QD Mixed Use Industrial\Office #�' ti r 0 0.05 0.1 0.2 0.3 Miles The Comprehensive Plan 11 i i Adopted November 10,2021 ��A��/n•G Property Map - Frederick County, VA BIAC 41F REEK ,��• VA 9 .674-6 I EQUON _ r` +IV .. . d° F5 ' r•.f�.ff f .. ..... �r ,yrc 4 .r Frederick County Information Technologies 107 N Kent St Winchester,VA 22601 a 540-665-5614 �*odedck County does not give any expressed or implied Kerrendes, 0 210 420 840 Feet ts croxhuG�s,renresenlar+o ns,rroermitim o(any Fond,srawAvy.or l— - c aMerx�te,C+orremrlg arty nr a7 of Me i•rerlerick Ccxrr1y G!S aala 1:4,800 Proposed Comprehensive Plan Map 0 O a 10 c� -0 0 a� 2 rn�0 m v m c aci 0 0 a 0 A v 3 c Af 0 \t� v :3 � ••�� C4�a4� C m .so L U .�• � �{� cq N "C r, 3 C lw s cL m � G C rY m Existing Characteristics Analysis Exitin Characteristics Anal sis Comprehensive Plan Amendment Application Submitted b Executive Land Holdings IV, LLC, dba Equus Partners, Ltd. I. Introduction Executive Land Holdings IV, LLC, dba Equus Partners, Ltd. ("Equus" or the "Applicant") is the contract purchaser of two parcels of land identified as Frederick County Tax Map Parcels 91-A-57 and 91-A-59 ("Subject Parcels") located at the southeastern quadrant of I-81/Reliance Road interchange (Exit 302) in the Opequon District of Frederick County. In this application, the Applicant proposes map and text amendments to the Frederick County Comprehensive Plan ("Plan") and components of the Plan identified as the Reliance Road Area Land Use Plan ("RRALUP") and the Eastern Frederick County Land Use Plan ("EFCLUP") that are applicable to the Subject Parcels. Specifically, the Applicant proposes that that the RRALUP and the EFCLUP maps in the Plan be amended such that the Subject Parcels are planned for ` 132/133" uses, instead of the "Highway Commercial" and "Mixed Use Industrial/Office" planning designations as currently depicted in those maps and also that these maps be amended to allow for a possible realignment of the proposed southern extension of Confidence Lane through the Subject Parcels so as to allow for an industrial development without a bisecting public road. Additionally, the Applicant proposes text amendment to the Plan to conform to the proposed map amendments. In accordance with the Comprehensive Plan Map Amendment Application requirements, an Existing Characteristics Analysis for properties within one half- mile of the Subject Parcels is provided below. II. Existing Characteristics Analvsis To the immediate north of the Subject Parcels, there is an Exxon gas station on the south side of Reliance Road, and there is a Sheetz gas station on the north side of Reliance Road directly across from the Exxon station. Both gas stations were developed under the B2 zoning district regulations. Further north is the Exit 302 interchange of Reliance Road and I-81, with accompanying ramps for traffic entering and exiting the interstate. On the western other side of I-81 is the Town of (L0312216.DOCX/1 Existing Characteristics Analysis,Exit 302 CPAM final 6-1-2025 006260 000015) Middletown with the Middletown Liberty gas station and truck stop, a McDonald's, and an Econo Lodge Inn & Suites all developed under Town of Middletown zoning district regulations. Further north is a development consisting of single family detached homes, as well as the Middletown/Lord Fairfax Sewer and Water Service Area, occupied by Laurel Ridge Community College. To the east of Subject Parcels, the RRALUP map extends the Mixed Use Industrial/Office planning designation for approximately 0.15 miles. Parcels further east are zoned RA and improved with detached single-family homes, consistent with the Rural Areas designation of the Plan. Other RA-zoned parcels are located southeast on Reliance Road and are outside of the "Mixed Use Industrial/Office" area. All of the lands currently planned for"Highway Commercial" and"Mixed Use Industrial/Office" uses in the RRALUP are within this relatively small, southernmost portion of the Sewer and Water Service Area ("SWSA") in Frederick County. The Plan maps for the RRALUP and the EFCLUP in the vicinity of the Subject Parcels currently recommend "Highway Corridor" uses for the western portion of the Subject Parcels and for "Mixed Use Industrial/Office" uses on the eastern portion of the Subject Parcels. The RRALUP "Mixed Use Industrial/Office" use extends approximately 0.4 miles from the southernmost corner of the Subject Parcels. Properties to the southwest of the Subject Parcels are zoned RA and improved with a combination of single family detached homes and associated outbuildings, the majority of which access Buckton Road. To the west of the property is 1-81. On the other side of that interstate highway is the Town of Middletown, with parcels subject to the Town's zoning ordinance with business and residential uses. Main Street in the Town of Middletown is within one half-mile of the Subject Parcels. The Plan recommends targeted industrial business development in the vicinity of the Subject Parcels and for area plans to identify and incorporate ample areas of business and industrial land uses. The Plan also highlights the value of office and industrial business development to the County. Amending the Plan to reflect a change from "Highway Corridor" and "Mixed Use Industrial/Office" to "132/133" aligns with the stated goals of the Plan while focusing development in areas that the Plan has already allocated for such development. The rerouting of Confidence Lane would accomplish the Plan's goal (L0312216.DOCX/1 Existing Characteristics Analysis,Exit 302 CPAM final 6-1-2025 006260 000015) of accommodating future traffic demands and permitting future users of the parcels to develop them more efficiently. III. Conclusion The Applicant believes that a "B2B3" planning designation for the Subject Parcels on the RRALUP and EFCLUP maps would allow for a superior and more- attractive industrial development that would occur through a rezoning of the Subject Parcels to the B3 zoning district than would development under the current "Highway Commercial" and "Mixed Use Industrial/Office" designations. The Applicant does not believe that additional interstate highway-serving commercial uses, such as truck stops, gas stations, and fast food restaurants are needed on the Subject Parcels and that appropriate high-quality industrial uses as allowed in the B3 zoning district would be more appropriate. There are already multiple businesses serving the needs of travelers on I-81, with a hotel, a fast food restaurant, and three gas stations surrounding Exit 302. This proposed nomination to the Plan supports the stated goals of the Plan while also attracting a broader business base to Frederick County. Through amending the Plan from "Highway Commercial" and"Mixed Use Industrial/Office" to `B2B3", and followed by a subsequent rezoning of the Subject Parcels to the B3 zoning district,the County would expand its opportunities for business growth while remaining true to the long-term visions presented in the Plan. Further, the amendment to the text of the RRALUP concerning the rerouting of Confidence Lane near the Properties would increase the marketability for future users of the Property by allowing them the option of constructing a secure campus, while also addressing the potential increase in traffic around Exit 302 of I-81. (L0312216.DOCX/1 Existing Characteristics Analysis,Exit 302 CPAM final 6-1-2025 006260 000015) Justification of Proposed CPPA Statement of Justification Comprehensive Plan Amendment Application Submitted by Executive Land Holdings IV LLC dba Equus Partners Ltd. I. Introduction: Executive Land Holdings IV, LLC, dba Equus Partners, Ltd. ("Equus" or the "Applicant") is the contract purchaser of two parcels of land identified as Frederick County Tax Map Parcels 91-A-57 and 91-A-59 ("Subject Parcels") located at the southeastern quadrant of I-81/Reliance Road interchange (Exit 302) in the Opequon District of Frederick County. In this application, the Applicant proposes map and text amendments to the Frederick County Comprehensive Plan ("Plan") and components of the Plan identified as the Reliance Road Area Land Use Plan ("RRALUP") and the Eastern Frederick County Land Use Plan ("EFCLUP") that are applicable to the Subject Parcels. Specifically, the Applicant proposes that that the RRALUP and the EFCLUP maps in the Plan be amended such that the Subject Parcels are planned for "B2/B3" uses, instead of the "Highway Commercial" and "Mixed Use Industrial/Office" planning designations as currently depicted in those maps and also that these maps be amended to allow for a possible realignment of the proposed southern extension of Confidence Lane through the Subject Parcels so as to allow for a business and industrial development without a bisecting public road. Additionally, the Applicant proposes text amendment to the Plan to conform to the proposed map amendments. The Applicant would first note that its proposed amendment furthers the goals set out by the Reliance Road Steering Committee ("RRSC") in 2010. The RRSC crafted the RRALUP to illustrate potential land uses, and found that commercial and technology uses would be most beneficial in the Reliance Road Area. The Applicant believes that a change in the land use planning designation of the Subject Parcels from Highway Commercial and Mixed Use Industrial/Office to B2/B3 would better accomplish the overall goals and intent of the Plan. The Plan highlights the focus on targeted office and industrial business development opportunities, as well as Frederick County's transportation infrastructure, such as an abandonment of a substandard portion of Old Buckton Road adjacent to I-81. The proposed Plan amendment would allow for a future rezoning of the Subject Parcels for this targeted development and better utilize the small area benefitted by inclusion in the Sewer (L0312215.DOCX/1 Statement of Justification,Equus Exit 302 CPAM final 6-1-25 006260 000015)1 and Water Service Area ("SWSA") for quality industrial development rather than interstate-serving highway corridor retail uses. ,Furthermore, the Applicant's proposed amendment to the Plan would effectuate one of the key goals in the Plan calling for strategically-situated office and industrial development. This proposed amendment to the Plan furthers those goals. The Applicant also proposes a minor relocation of the planned extension of Confidence Lane south of Reliance Road as depicted in the RRALUP map to allow for the optional development of an industrial campus on the Subject Parcels rather than one bisected by a public road. This proposed relocation will, of course, need to secure approval by the Virginia Department of Transportation ("VDOT") and be supported by proffered transportation improvements to be specified and committed to during the forthcoming rezoning process. Additionally, the Applicant will advance the recommendations in the RRALUP and Appendix I of the Plan to seek Board of Supervisors' approval of an abandonment of a substandard portion of Old Buckton Road adjacent to 1-81 and construction of an improved road network in accord with the RRALUP as designed and approved by VDOT during the rezoning process. The Applicant's proposed amendment to the Plan to allow for a 132/133 planning designation on the Subject Parcels adjacent to I-81 within the SWSA, together with the above-referenced road improvements,will enhance its ability bring strong, attractive, tax-base-enhancing business and industrial development to the Subject Parcels. II. Proposed Map Amendment to the Plan: The Applicant has filed with this application a proposed revision to the RRALUP map that can also be reflected in the larger-scale EFCLUP map showing: (1) the proposed B2/133 planning designation on the Subject Parcels instead of the current "Highway Commercial" and "Mixed Use Industrial/Office" planning designations, and (2) the proposed minor relocation of the planned extension of Confidence Lane south of Reliance Road as depicted in the RRALUP map. III. Proposed Text Amendment to the Plan: In regard to its proposed text amendment to the Plan, the Applicant would propose a few textual few clarifications and additional details. (L0312215.DOCX/1 Statement of Justification,Equus Exit 302 CPAM final 6-1-25 006260 000015}2 Specifically, the Applicant would propose that certain text items shown as stmek out be deleted and that new text items shown underlined be added. Land Use The proximity of the study area to I-81, Exit 302, enhances the opportunities for land uses that benefit from the interstate. As such, commercial and technology uses would be most beneficial at this location. The plan calls for the establishment of approximately 44 acres of commercial and industrial uses. diat &epee the #wPeHing pubUe; , Rt..f;. ns. and i..,..tauo., n fs These commercial and industrial opportunities would be located immediately east of the interstate interchange, on the north and south sides of Reliance Road. This is also the area where public water and sewer presently serves the existing Exxon service station. These land uses could be implemented through the B2 (General Business) and B3 (Industrial Transition) Zoning Districts. Technology and Industrial uses are envisioned both north and south of Reliance Road, covering approximately 259 acres. Based on the targeted businesses identified by the Frederick County Economic Development Authority (EDA), the technology uses would include economic sectors such as: Advanced Security, Assembly, Business Services, and Life Sciences. These land uses would be implemented through the OM (Office Manufacturing), B2 (General Business), and B3 (.Industrial Transition) Zoning Districts. In recognition of the continuation of the agricultural and large lot residential land uses adjacent to the study area, efforts should be implemented through the rezoning and development process that mitigate and lessen the adverse impacts that the commercial and technological uses may introduce. Mitigation techniques such as 100 foot distance buffers and landscape screening would be expected. Transportation The init Commercial and industrial access points onto Reliance Road would be established with the relocation of Buckton Road as gRproved by VDOT during review and approval of a legislative rezoning-gpplication with proffered transportation improvements. An s-eeeiT access point onto Reliance Road would be established with the relocation of Huttle Road, to create a single intersection on Reliance Road for relocated Huttle Road and a new road servicing the southern land area. (L0312215.DOCX/1 Statement of Justification,Equus Exit 302 CPAM final 6-1-25 006260 000015)3 IV. Conclusion: The Applicant would respectfully ask that its proposed amendment to the map and text components of the Plan as discussed in this application be approved and submits that these proposals will promote and encourage a high-quality campus business and industrial development on the Subject Parcels under the B3 zoning district regulations and supported by proffered commitments to be determined in the context of that forthcoming rezoning application. (L0312215.DOCX/1 Statement of Justification,Equus Exit 302 CPAM final 6-1-25 006260 00001514 Trip Generation Comparison Between Proposed Development Under B3 Zoning and Uses Allowed under B2 Zoning and Highway Commercial Planning 2 J § B m J B °CD m « ± E ! ƒ - CD � $ CL M % » i § ■ ( ° \ 2 § f . � J 2 � § $ Q g $ 2 N k 2 2 § 2 ) 2 g@ a 2 pp�r Land Use: 832 High-Turnover (Sit-Down) Restaurant Description This land use consists of sit-down eating establishments with turnover rates of approximately one hour or less. This type of restaurant is usually moderately priced and frequently belongs to a restaurant chain. Generally, these restaurants serve lunch and dinner; they may also be open for breakfast and are sometimes open 24 hours per day. Some facilities contained within this land use may also contain a bar area for serving food and alcoholic drinks. Quality restaurant (land use 831), fast-food restaurant without drive-through window (land use 833), fast-food restaurant with drive-through window (land use 834), fast-food restaurant with drive-through window and no indoor seating (land use 835), and drinking place (land use 836) are related uses. Additional Data Vehicle occupancy ranged from 1.39 to 1.69 persons per automobile on an average weekday. The average for the sites that were surveyed was approximately 1.52. A significant number of the studies in this land use were conducted prior to 1980. A study was conducted to test the sensitivity of the older versus newer data. It was determined that there is no statistically significant difference between the pre-and post-1980 data, therefore, all of the data points were retained to maximize the size of the data base. Users should exercise caution when applying statistics during the A.M. peak period as the sites contained in the data base for this land use may or may not be open for breakfast. The sites were surveyed from the 1960s to the 1990s throughout the United States. Source Numbers 2, 4, 5, 72, 90, 100, 126, 269, 275, 280, 300, 301, 305, 338, 340, 341, 358, 384, 424, 432, 437, 438, 444 Trip Generation, 6th Edition 1375 Institute of Transportation Engineers r High-Turnover (Sot-Down) Restaurant (832) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday Number of Studies: 12 Average 1000 Sq. Feet GFA: 7 Directional Distribution: 50% entering, 50% exiting I Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 130.34 73.51 - 246.00 43.77 Data Plot and Equation i 1,500 1,400 - - - - - - - . . . . . . . .. . . - r 1,300 1,200 . . . . . . . . .. ... . .. . W ,r H 1,100 ' - - - - - - , .. ._. ._. •. . . . . . _. . . . -C . .... . ?,; � X 1,000 Aid 900 . X ,. . . . . . . .... . . . . . . ._ . . . . . . . . . . . . . . > Q ~ 800 . . .. . . . _ ... . .. . .:. . . . . . . . . ... .. ... ._. . .. . . . 700 , .. . .. .. . . .. . . . . . .. { : 600 ,. . . . . . . . . . . ... . . . . . . .. :. . . . . . .. .... .. . .. . k 500 - 4 5 6 7 8 9 10 11 12 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2 Trip Generation,6th Edition 1376 Institute of Transportation Engineers High-Turnover (Sit-Down) Restaurant (8132) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 22 Average 1000 Sq. Feet GFA: 6 Directional Distribution: 52% entering, 48% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 9.27 0.53 - 25.60 7.46 Data Plot and Equation 130 X 120 . . . . . . . . . . . . . , . . . . . 110 100 . . . . . . . • sr. W90 . .. . . . S0 a .X. . ,. . .. . . . .Ys' ,��. , . . . . 70 . ..... .... . ... .:. ... .. . .. . .. . N60 . ... . . . . . . .... .. . .. .. . ... . . . ... . .. . .. :. .. . . ._ . .._ ._X ' Q50 ;•X. . . .. . . . . . . .yrl�r'. . a . .. .X: . ..... .... . . . .. ..... . . . . H 40 �.'.. . ... .. . , . . . . .. .. . 30 . . .... . . .. . . . .. ... ... - --- --- . .. . . 20 . . . . ... . . .X• .., . . . . ..... .. .. ... .. . .. . . . ... . . . . 10 X.. . . . . X X X 2 3 4 5 6 7 8 9 10 11 12 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2 Trip Generation,6th Edition 1377 Institute of Transportation Engineers High-Turnover (Sit-Down) Restaurant (832) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 34 Average 1000 Sq. Feet GFA: 6 Directional Distribution: 60% entering, 40% exiting Trip Generation per 1000 Sq. Feet (cross Floor Area Average Rate Range of Rates Standard Deviation 10.86 2.80 - 62.00 9.83 Data Plot and Equation 220 210 x 190 ... . . . .. . . ... . . . . . . _. . .; .. .. . : . . . 180 170 . . . .. . . . . 160 . . . , . . . .- . .. . 150 - - - a 140 t . .. . .!'y . 130 : . . .. . .. .. ... . . . . . . . 120 > 110 :_ . .. . .. ..... ... .... . .. . .. .. . .. .�4 --- --- . . .._._.. ... .. 100 a. .. ..... . ... », . . .. .. . .. . . . . . . ._. :.. . . . . . . . . . .,. . . . 80 . ~ 70 X. . . . . . . .. .X. . . . . . . . . . s . .. . ._.. . . . . 60 X 50 X. . . '•7t . . ........ .... .. .. . ... ... .. 40 •_- 30 - 20 X. _ . . . . .X:. . . x 10 2 3 4 5 6 7 8 9 10 11 12 13 14 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2=*.*. Trip Generation,6th Edition 1378 Institute of Transportation Engineers Land Use: 834 Fast-Food Restaurant with Drive-Through window Description This category includes fast-food restaurants with drive-through windows. This type of restaurant is characterized by a large carryout clientele; long hours of service(some are open for breakfast, all are open for lunch and dinner, some are open late at night or 24 hours); and high turnover rates for eat-in customers. Quality restaurant (land use 831), high-turnover(sit-down) restaurant (land use 832),fast-food restaurant without drive-through window (land use 833), fast-food restaurant with drive-through window and no indoor seating (land use 835), and drinking place (land use 836) are related uses. Additional Data It has been speculated that hamburger restaurants may generate trips at a higher rate than other types of fast-food restaurants. The data base was tested in an attempt to verify this assumption; the data neither verified nor disproved it. Future research is needed in this area. Some studies have been omitted from this land use category as a result of a detailed examination of the existing data contained in this land use classification. The only sites now included in this land use are those that clearly identify that a drive-through facility was present at the site. Users should exercise caution when applying statistics during the A.M. peak period as the sites contained in the data base for this land use may or may not be open for breakfast. The sites were surveyed from the 1980s to the 1990s throughout the United States, with many conducted in the Milwaukee; Indianapolis; and Washington, D.C. metropolitan areas. Source Numbers 163, 164, 168, 180, 181, 241, 245, 278, 294, 300, 301, 319, 338, 340, 342, 343, 358, 389, 438 Trip Generation, 6th Edition 1400 Institute of Transportation Engineers Fast-Food Restaurant with Drive-Through Window (834) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday Number of Studies: 21 Average 1000 Sq. Feet GFA: 3 Directional Distribution: 50% entering, 50% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 496.12 195.98 - 1132.92 242.52 Data Plot and Equation 5,000 i 4,000 . . . . . . .. .. . . . . x w 3,000 . . . . . . . ... . ...... ... U X X xx X j d 2,000 . ._. X ... . . . . .... . . . . . . . Q X : , H X X X' 1,000 . .. .. . .. . .... . . . . . . . . . X X: X ' X ,x 0 1 2 3 4 5 6 7 6 9 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2=**** Trip Generation,6th Edition 1401 Institute of Transportation Engineers Fast-Food Restaurant with Drive-Through Mndow (334) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 63 Average 1000 Sq. Feet GFA: 4 Directional Distribution: 51% entering, 49% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area 111 Average Rate Range of Rates Standard Deviation 49.86 0.32 - 163.33 29.60 Data Plot and Equation 500 - x 400 . . .. . . . . . . .. .. . . . . . . . . . . . .. U) : x ; W xx X X � . . . . , . .. .. ._. . . . ... .. . ... . . . . .. . . . . .. . 300 X.: X.. ';. x o X X N �C X x > X x x X, x x :..x. a� zoo x Q : X�F: x. x x 100 - ?CXX.. . ... . . , - - - - - - -•- - - - - X. X X X X x xx :x 0 — — 1 2 3 4 5 6 7 8 9 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2=**** Trip Generation,6th Edition 1402 Institute of Transportation Engineers Land Use: 846 Gasoline/Service Station with Convenience Market and Car wash Description Service stations are generally located at intersections or freeway interchanges. This land use includes service stations with convenience markets and car washes where the primary business is the fueling of motor vehicles, although they may also have facilities for servicing and repairing motor vehicles. Gasoline/service station (land use 844), gasoline/service station with convenience market (land use 845), convenience market(open 24 hours, land use 851), convenience market (open 15-16 hours, land use 852), and convenience market with gasoline pumps (land use 853) are related uses. Additional Data The independent variable vehicle fueling position is defined as the maximum number of vehicles that can be fueled simultaneously. The sites were surveyed from the late 1980s to the 1990s throughout the United States. Source Numbers 334, 340, 347, 348, 355, 385, 440, 445 Trip Generation, 6th Edition 1476 Institute of Transportation Engineers Gasoline/Service Station with Convenience Market and Car Wash (646) Average Vehicle Trip Ends vs: Vehicle Fueling Positions On ae Weekday Number of Studies: 10 Average Vehicle Fueling Positions: 12 Directional Distribution: 50% entering, 50% exiting Trip Generation per Vehicle Fueling Position Average Rate Range of Rates Standard Deviation 152.84 97.20 - 250.88 45.80 Data Plot and Equation 2,700 2,600 . . . . . . . 2,500 . . . . . . i . . .. . ... . , . . 2,400 . . . . . . . .... .. . . . ... ,.. ,. .._.. •. .. 2,300 I ; . . ...... ter..:. . . . . 2,200 . . . . . ... :. , . . . . . 2,100 • ... . . . , . . . I1J 2,000 . ._. . ... _ . _ . . . . . . .. . ,r- ... .. . . . .. . . . . . . . . . . 1,900 ,._. .. _ . . .... ... ... . .. . . . . U 1,800 ... . . . ... ....... . . . .. .... . .. j 1,600 . . . . . . . .... ... ....... .... ....... . Q .' II 1,500 . .. . .. ..z. .-- ----- a. _ . . . . . . _ 1,400 ;. ., . .._ ._.. .. . ... .. 1,300 _ .,, .. . ... ..... .... . .. . . . . x 1,200 . . . . . . ... . .. ... ........ .. . ...:.. . . . . . . . .,. ... , .. .. . ... . .. 1,100 ;. _ . . . . . 1,000 . . . . .. . . . .:. ... . . .. X 900 8 9 10 11 12 13 14 15 16 X=Number of Vehicle Fueling Positions X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2=".* Trip Generation,6th Edition 1478 Institute of Transportation Engineers Gasoline/Service Station with Convenience Market and Car Wash (846) Average Vehicle Trip Ends vs: Vehicle Fueling Positions On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 18 Average Vehicle Fueling Positions: 11 Directional Distribution: 51% entering, 49% exiting Trip Generation per Vehicle Fueling Position Average Rate Range of Rates Standard Deviation 10.64 4.33 - 29.00 6.14 Data Plot and Equation 240 220 . .... . . .. . . . . 210 _ .. _. .... . ... . . . ... . . . . . . . .... . .. 200 . . . . . . . C_. . . . , .. . . .,.... . . . . .. . . . . . . 190 . . . . .- --- --- .. ... . ... . .. . . .:. .. .. . .. -_. ._; ._.... -. . ... ... . . . .. 180 r ........ . . m .. . ._ a170 . . ... . .... . ... . ..... . . ._. . . . _... . . . . . . . . F160 . .... c.. . ... .. . .. . . .. . . ......r ... F .. ... . . . .. . .... . . . 150 . . . .. .. . . ., :.. . . . . . . .. . .. ... . .. ... . . . ... ... . . . . .:. . . . . . ..... .. . .. . . . . . . > 140 .. ... . . .. . 130 .. . . . . . -- . ... . .. . . ... . ... ... . .. . . . . . . . .} Q120 . . . . . . . . . ..... . . . . . .. . . ... .. . ... . ..... ..... . . . . . . H 110 . . .. ..... ... .. .. 100 ;. . . . . . .,. . .. . .... ;,".... . . . . . . .... . .. 90 . . .. .. ............. .. ... . ,., , 80 1 . ._. . . . . . . .. . . .. i •- ._. i 70 . 60 . .. .. . .. . .. . . . . . . . . ..- j�. 50 5 6 7 8 9 10 11 12 13 14 15 16 X= Number of Vehicle Fueling Positions X Actual Data Points ------ Average Rate Fitted Curve Equation: Not given R2=**** Trip Generation,6th Edition 1479 Institute of Transportation Engineers PON- Land Use: 710 General Office Building Description A general office building houses multiple tenants; it is a location where affairs of businesses, commercial or industrial organizations, or professional persons or firms are conducted. An office building or buildings may contain a mixture of tenants including professional services; insurance companies; investment brokers; and tenant services such as a bank or savings and loan institution, a restaurant or cafeteria, and service retail facilities. Nearly all of the buildings surveyed were in suburban locations. Corporate headquarters (land use 714), single tenant office building (land use 715), and office park (land use 750) are related uses. If information is known about individual buildings, it is suggested that the general office building category be used rather than office parks when estimating trip generation for one or more office buildings in a single development. The office park category is more general, and it should be used when a breakdown of individual or different uses is not known. If the general office building category is used and if additional buildings, such as banks, restaurants, or retail stores are included in the development,then the development should be treated as a multiuse project. On the other hand, if the office park category is used, internal trip making is already reflected in the data and does not need to be considered. When the buildings are interrelated (defined by shared parking facilities or the ability to easily walk between buildings) or house one tenant, it is suggested that the total area or employment of all the buildings be used for calculating the trip generation. When the individual buildings are isolated and not related to one another, it is suggested that the trip generation be calculated for each building separately and then summed. Additional Data Average weekday transit trip ends— Transit service was either nonexistent or negligible at the majority of the sites surveyed in this land use. Recent studies indicate increased use of transit, carpools, and other transportation demand management (TDM) strategies. Information has not been analyzed to document the impacts of TDM measures on the total site generation. The average building occupancy varied considerably within the studies where occupancy data was provided. For buildings with occupancy rates reported, the average percent of occupied gross leasable area was 88 percent. In some regions peaking may occur earlier or later and last somewhat longer than the traditional 7:00 A.M. to 9:00 A.M. and 4:00 P.M. to 6:00 P.M. peak period time frames. The sites were surveyed from the 1960s to the 1990s throughout the United States. Trip Generation, 6th Edition 1043 Institute of Transportation Engineers General Office Building (7 10) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday Number of Studies: 78 Average 1000 Sq. Feet GFA: 199 Directional Distribution: 50% entering, 50% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 11.01 3.58 - 28.80 6.13 Data Plot and Equation 15,000 14,000 ._. . . `. . .. .;._.. . ,. ... ._.. .. . . . .. . . . . . 13,000 ......... .... .. . .. ..... .. ._._ 12,000 , .. . , . _, .. .. ._ ... .�.r F....t . .. . .. . 11,000 co 10,000 . . . : . . . . ... ...... LLJ ax. .. . . . . 9,000 ._. _. . : "� 8,000 7,000 .. .• . . CM a� 6,000 -- - . - -- . ._ •. r .x X. ,. . . . . . Q5,000 . .. . ._ . . . . . .. . _J X. . _ .x. . . . . . ..... . . .., . ; 4,000 . . . . : —X. : . . . . .. .x . . .. ._.. x3,000 - - -- _: . . . . . . _ '{. . . . . .... . . . . .:. . .. . ... . ...: .. .,.; .. .._: _.. 2,000 x . . . . . . . . . . . . .. ... ......... �x is 1,000 X. . . . . . . . . . :. . .. . .. .....:. .. ,. _ x 0 0 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points Fitted Curve ------ Average Rate Fitted Curve Equation: Ln(T)=0.768 Ln(X)+3.654 R2=0.80 Trip Generation,6th Edition 1052 Institute of Transportation Engineer., Genera! Office Building (710) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, A.M. Peak Hour Number of Studies: 216 Average 1000 Sq. Feet GFA: 223 Directional Distribution: 88% entering, 12% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 1.56 0.60 - 5.98 1.40 Data Plot and Equation 4,000 3,000 co Q N U , 2,000 . . . . . . - - - x - N j °X Q .' II x X F- ,Sc 1,000 . - . . . - - - x . . .. • - - -- - - - . . .x. - . . . . x x ' 7txX7x x �x ` 0 — — 0 1000 2000 3000 X= 1000 Sq. Feet Gross Floor Area X Actual Data Points Fitted Curve ------ Average Rate Fitted Curve Equation: Ln(T)=0.797 Ln(x)+1.558 R2=0.83 Trip Generation,6th Edition 1053 Institute of Transportation Engineers nn O a� (n (1) i U ,U 00 -0 O N vi s N 7 O a) 0 — CO U 0- CO Cco CO(n 0 /1 a v C a) (D 7 00 U) to 7 (D O U to S C Q a) o 0 U � E _ coQc)to 0 oc � = N 2 U E Q c V 0 < to O O a a) U O coo U U s U O 06 0 �= • 00 O C U O Co U N � U O cn a) a) O — E O � L U U D a� o 0 00 O D a) (1) � o w (n U U dS > .� c0 L cn O 8- oC • : • • • • L Q E U b.0 L N O o N — a) � U -Q U Co *' a) N () to E a) LL Q E O O O O N • Z Z U • • U Co N 4 C