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PC 06-02-21 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.May 5, 2021 Meeting Minutes 3.B.May 19, 2021 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Public Hearings 6.A.Rezoning #02-21 for Greystone Properties, LLC and White Properties - (Ms. Perkins) Submitted by Greenway Engineering, Inc., to rezone 119.27 acres from the R4 (Residential Planned Community) District to the RP (Residential Performance) District with proffers, and 238.37 acres from the R4 (Residential Planned Community) District to the RA (Rural Areas) District with proffers, totaling 357.64 acres. The properties are located at 964 Cedar Greek Grade, 740 Merrimans Lane, 750 Merrimans Lane, and 760 Merrimans Lane in the Gainesboro Magisterial District, and are identified by Property Identification Numbers 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-3- A and 63-A-2A. AGENDA PLANNING COMMISSION WEDNESDAY, JUNE 2, 2021 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC06-02-21MinutesMay5.pdf PC06-02-21MinutesMay19.pdf PC06-02-21REZ02-21.pdf 1 7.Action Item 7.A.Rezoning #01-21 for One Logistics Park Winchester - (Ms. Perkins) Submitted by Gordon, to rezone 277.16+/- acres from the R4 (Residential Planned Community) District to the B2 (General Business) and M1 (Light Industrial) Districts with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court and Pendleton Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64- A-83 64-A-83A, 64-A-84, 64-A-86 and 64-A 87. 8.Other 9.Adjourn PC06-02-21REZ02-21TransportationImpactAnalysis.pdf PC06-02-21REZ01-21.pdf PC06-02-21REZ01-21TransportationImpactAnalysis.pdf 2 Planning Commission Agenda Item Detail Meeting Date: June 2, 2021 Agenda Section: Meeting Minutes Title: May 5, 2021 Meeting Minutes Attachments: PC06-02-21MinutesMay5.pdf 3 Frederick County Planning Commission Page 3806 Minutes of May 5, 2021 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on May 5, 2021. PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District; H. Paige Manuel, Shawnee District; Elizabeth D. Kozel, Shawnee District; J. Rhodes Marston, Back Creek District; John F. Jewell, Back Creek District; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Charles E. Triplett, Gainesboro District; Alan L. Morrison, Member at Large; Roderick B. Williams, County Attorney. ABSENT: None STAFF PRESENT: Wyatt G. Pearson, Director: Candice E. Perkins, Assistant Director; John A. Bishop, Assistant Director Transportation; Mark R. Cheran, Zoning & Subdivision Administrator; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the May 5, 2021 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon motion made by Commissioner Manuel and seconded by Commissioner Cline the Planning Commission unanimously adopted the agenda for this evening’s meeting. ------------- 4 Frederick County Planning Commission Page 3807 Minutes of May 5, 2021 COMMITTEES Development Review and Regulations Committee – Mtg. 04/22/21 Commissioner Oates reported the Committee discussed a request to add agricultural supply cooperatives as a conditional use in the RA (Rural Areas) and that item is on tonight’s agenda. Transportation Committee – Mtg. 04/26/21 Commissioner Oates reported the Committee discussed the Route 522 Realignment Area Study Update; the Interstate, Primary, and Secondary Road Plan Updates; the Comprehensive Plan Update; and County Project Update. City of Winchester – Mtg. 05/04/21 Commissioner Tagnesi, Winchester City Planning Commission Liaison, reported the Commission heard a CUP for short-term rental use at 303 Fairmont Avenue, discussed the 2020 Annual Report, and the Comprehensive Plan update. Board of Supervisors Supervisor Stegmaier thanked the Planning Commission again for hosting the work session and he looks forward to these types of interactions in the future. CITIZEN COMMENTS Chairman Kenney called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Kenney closed the public comments portion of the meeting. ------------- PUBLIC HEARING Draft Update of the 2021-2022 Frederick County Primary and Interstate Road Improvement Plans. The Primary and Interstate Road Improvement Plans establish priorities for improvements to the Primary and Interstate road networks within Frederick County. Comments from the Transportation Committee will be forwarded to the Planning Commission and board of Supervisors. Ultimately, the priorities adopted by the Board of Supervisors will be forwarded to the Commonwealth Transportation Board for consideration. The Virginia Department of Transportation and the Planning Commission of Frederick County, in accordance with Section 33.22-331 of the Code of Virginia, will conduct a joint public hearing in the Board Room of the Frederick County Government Center, 107 North Kent Street, Winchester, Virginia at 7:00 p.m. on Wednesday, May 5, 2021. The purpose of this public hearing is to receive public comment on the proposed Six Year Plan for Secondary Roads for Fiscal Year 2022. 5 Frederick County Planning Commission Page 3808 Minutes of May 5, 2021 Action – Recommend Approval John A. Bishop, Assistant Director Transportation, presented an overview of this item to consider the update of the 2021-2022 Interstate, Primary Road Improvement Plans. Interstate Plan Updates are as follows: • There are no recommended changes at this time Primary Plan Updates are as follows: • Reorder Route 37 priorities to reflect need over ease of implementation o 1A and 1B flipped o 1C and 1D flipped • Add Route 37 slip ramps from Lenoir Drive Secondary Plan Updates are as follows: • Major Road Improvements o Redbud Road o Renaissance Drive o Crossover Boulevard • Non-Hardsurface Road – Scheduled o No new additions this year o Projects in the later years of the program have had their advertisement dates moved back • Non-Hardsurface Road – Unscheduled o No new additions this year o Germany Road came in immediately before the meeting and will be considered next year Mr. Bishop concluded, the Transportation Committee considered this item on April 26, 2021 and has recommended Board of Supervisors approval. Commissioner Manuel asked when the approximate completion of Crossover Boulevard will be. Mr. Bishop stated contract completion date is September 2021 and it should open to traffic shortly after that. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon a motion made by Commissioner Thomas and seconded by Commissioner Dawson BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the Draft Update of the 2021-2022 Frederick County Primary and Interstate Road Improvement Plans. ------------- 6 Frederick County Planning Commission Page 3809 Minutes of May 5, 2021 INFORMATION/DISCUSSION Ordinance Amendment – Agricultural Supply Cooperatives in the RA Zoning District Mark R. Cheran, Zoning and Subdivision Administrator, reported this is a proposed ordinance amendment to Chapter 165 – Zoning Ordinance to add Agricultural Supply Cooperatives as a conditional use in the RA Zoning District. Amendments are proposed in three areas of the ordinance: • §165-101.02 Definitions and word usage o Agricultural Supply Cooperatives – Establishments primarily engaged in the retail or wholesale distribution of livestock and animal feed, fertilizers, agricultural chemicals, pesticides, seeds, and other agricultural products or services • §165-401.03 Conditional uses o EE. Agricultural Supply Cooperatives • Supplementary Use Regulations – Agricultural Supply Cooperatives located in the RA Zoning District shall meet the following requirements: o The sale of agricultural and garden machinery shall only be permitted as an accessory use o The repair of agricultural machinery or equipment shall be prohibited o Retail fuel sales shall be prohibited; sale of propane or off-road diesel fuel shall be permitted as an accessory use o A site plan shall be submitted to and approve by Frederick County prior to the establishment of the use o B2 General Business Zoning District standards apply, including but not limited to building height, building setbacks, parking setbacks, buffering, screening, and landscaping Mr. Cheran concluded, the DRRC discussed this item at their April 22, 2021 meeting and agreed with the text amendment with minor modifications. Commissioner Marston inquired why fuel sales will be limited. Mr. Cheran stated, the approach is to limit such things like a service station. Commissioner Marston noted, this concerns him because ethanol is a corn based product and farmers use a lot of gasoline. Commissioner Thomas inquired why the maintenance of farm equipment will be prohibited. Mr. Cheran stated the intent is to prevent things such as a public garage which could lead to other issues such as outdoor storage. ------------- OTHER Chairman Kenney announced that he will be stepping down from the Planning Commission as well as all committees the end of 2021. 7 Frederick County Planning Commission Page 3810 Minutes of May 5, 2021 ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Cline to adjourn the meeting. This motion was seconded by Commissioner Manuel and unanimously passed. The meeting adjourned at 7:25 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ___________________________ Roderick B. Williams, Secretary 8 Planning Commission Agenda Item Detail Meeting Date: June 2, 2021 Agenda Section: Meeting Minutes Title: May 19, 2021 Meeting Minutes Attachments: PC06-02-21MinutesMay19.pdf 9 Frederick County Planning Commission Page 3811 Minutes of May 19, 2021 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on May 19, 2021. PRESENT: Kevin Kenney, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District; William H. Cline, Stonewall District; H. Paige Manuel, Shawnee District; Elizabeth D. Kozel, Shawnee District; John F. Jewell, Back Creek District; Christopher M. Mohn, Red Bud District; Kathleen Dawson, Red Bud District; Charles E. Triplett, Gainesboro District; Alan L. Morrison, Member at Large; Roderick B. Williams, County Attorney. ABSENT: Gary R. Oates, Stonewall District; . Rhodes Marston, Back Creek District. STAFF PRESENT: Wyatt G. Pearson, Director: Candice E. Perkins, Assistant Director; Mark R. Cheran, Zoning & Subdivision Administrator; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Chairman Kenney called the May 19, 2021 meeting of the Frederick County Planning Commission to order at 7:00 p.m. Chairman Kenney commenced the meeting by inviting everyone to join in a moment of silence. ADOPTION OF AGENDA Upon motion made by Commissioner Cline and seconded by Commissioner Thomas the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Cline and seconded by Commissioner Thomas, the Planning Commission unanimously adopted the minutes from the March 17, 2021 and April 21, 2021 meetings. ------------- 10 Frederick County Planning Commission Page 3812 Minutes of May 19, 2021 COMMITTEES Comprehensive Plans and Programs Committee – Mtg. 05/10/21 Commissioner Mohn reported the Committee discussed a request from Clarke County to authorize Frederick Water to provide public water and sewer service in the Double Tollgate area. It was recommended that this receives further study. City of Winchester – Mtg. 05/18/21 Commissioner Richardson, Winchester City Planning Commission Liaison, reported the Commission tabled an Ordinance Amendment to allow towing yards as a by right use. They also discussed the short term rental ordinance. Board of Supervisors Supervisor Stegmaier thanked Staff again for having the work session with the Planning Commission and the Board of Supervisors. CITIZEN COMMENTS Chairman Kenney called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Kenney closed the public comments portion of the meeting. ------------- PUBLIC HEARING Ordinance Amendment – Agricultural Supply Cooperatives in the RA Zoning District Action – Recommend Approval Mark R. Cheran, Zoning and Subdivision Administrator, reported this is a proposed ordinance amendment to Chapter 165 – Zoning Ordinance to add Agricultural Supply Cooperatives as a conditional use in the RA (Rural Areas) Zoning District. He continued; Amendments are proposed to three areas of the ordinance: 1. A proposed definition for Agricultural Supply Cooperatives • §165-101.02 Definitions and word usage o Agricultural Supply Cooperatives – an agricultural cooperative association, organized under Article 2 of Chapter 3 of Title 13.1 of the Code of Virginia, and that is primarily engaged in the retail or wholesale distribution of livestock and animal feed, fertilizers, agricultural chemicals, pesticides, seeds, and other agricultural products or services 2. Inclusion of Agricultural Supply Cooperatives as a conditional use in the RA Zoning District • §165-401.03 Conditional Uses o EE. Agricultural Supply Cooperatives 11 Frederick County Planning Commission Page 3813 Minutes of May 19, 2021 3. Supplementary Use Regulations - Agricultural Supply Cooperatives located in the RA (Rural Areas) Zoning District shall meet all the following requirements: • The sale of agricultural and garden machinery shall only be permitted as an accessory use. • The repair of agricultural and garden machinery shall be prohibited. • The bulk sale of gasoline, propane, off-road diesel or other types of fuel may be permitted as an accessory use. • A site plan shall be submitted to and approved by Frederick County prior to the establishment of the use. • B2 (General Business) Zoning District standards apply, including but not limited to building height, building setbacks, parking setbacks, buffering, screening, and landscaping. Mr. Charan shared the history of this proposal: The DRRC discussed this item at their meeting on April 22, 2021 and sent it forward for discussion; the Planning Commission discussed this item at their May 5, 2021 meeting and sent it to the Board of Supervisors for discussion; The Board of Supervisors discussed this item at their meeting on May 12, 2021 and sent it forward to Public Hearing. Commissioner Thomas asked if a farmer with a truck that has farm use tags on it can fill his gas tank at this proposed area. Mr. Cheran stated that would not be permitted. Commissioner Manuel commented that the farmer could fill a bulk tank on the back of the truck though. Chairman Kenney called for anyone who wished to speak regarding this Public Hearing to come forward at this time. No one came forward to speak and Chairman Kenney closed the public comment portion of the hearing. Upon a motion made by Commissioner Thomas and seconded by Commissioner Triplett BE IT RESOLVED, the Frederick County Planning Commission does recommend approval of Ordinance Amendment – Agricultural Supply Cooperatives in the RA Zoning District. Yes: Kenney, Thomas, Triplett, Mohn, Dawson, Morrison, Kozel, Jewell, Manuel, Cline No: Molden Absent: Oates, Marston ------------- ADJOURNMENT No further business remained to be discussed and a motion was made by Commissioner Manuel to adjourn the meeting. This motion was seconded by Commissioner Triplett and unanimously passed. The meeting adjourned at 7:15 p.m. Respectfully submitted, ____________________________ Kevin W. Kenney, Chairman ___________________________ Roderick B. Williams, Secretary 12 Planning Commission Agenda Item Detail Meeting Date: June 2, 2021 Agenda Section: Public Hearings Title: Rezoning #02-21 for Greystone Properties, LLC and White Properties - (Ms. Perkins) Attachments: PC06-02-21REZ02-21.pdf PC06-02-21REZ02-21TransportationImpactAnalysis.pdf 13 REZONING APPLICATION #02-21 Greystone Properties & White Properties Staff Report for the Planning Commission Prepared: May 20, 2021 Staff Contacts: Candice E. Perkins, AICP, CZA, Assistant Director John A. Bishop, AICP, Assistant Director - Transportation Reviewed Action Planning Commission: 06/02/21 Pending Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 119.27 acres of land zoned R4 (Residential Planned Community) District with proffers to the RP (Residential Performance) District with proffers to develop an age restricted community, and 238.37 acres zoned R4 (Residential Planned Community) District with proffers to the RA (Rural Areas) District with proffers, for a total of 357.64 acres. LOCATION: The subject properties are located east of Route 37 and Merriman’s Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester, in the Gainesboro Magisterial District. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 06/02/21 PLANNING COMMISSION MEETING: The subject properties are part of the original Willow Run development which was approved in 2007 revised in 2009 and 2012. Rezoning #21-06 was approved for up to 1,390 residential units and 32.4 acres for commercial uses. The Applicant proposes to develop the 119.27 acres with an age restricted community. The site is located within the limits of the Western Jubal Early Land Use Plan (WJELUP) of the 2035 Comprehensive Plan. The Plan identifies the site with commercial and residential land use designations which is consistent with the current zoning. Furthermore, the Plan calls for the residential areas to develop with single family detached and small lot units with a density of four units per acre. With this proposed rezoning, the 119.27 acres requested to be rezoned from the R4 District to the RP District is generally consistent with the Plan; however, the requested downzoning of the 238 acres to the RA District is inconsistent with the Plan. Staff would note that the 238 acres has the potential to develop with up to 47 by-right, five-acre, single family residential units, which does not conform with the future vision for this area. It should be noted that the monetary proffer per unit proposed for the residential units that could develop on the RA portion of the site does not adequately cover the impact on County facilities as projected in the County’s Capital Impact Model (CapIM) – See Proffer D.2. The transportation network identified in the Comprehensive Plan calls for the extension of Jubal Early Drive as an east/west through road and the construction of a new interchange at Route 37. In addition, a public major collector road is planned to facilitate traffic movement in a north-south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. Alternative modes of transportation, such as pedestrian and bicycle facilities, and an interconnected system of multi-purpose trails and sidewalks are also planned. The proffers that currently apply to the site provide for the construction of these roadways and pedestrian accommodations. The current application proposes to downzone a majority of the area where the future Jubal Early Drive right-of-way is located and 14 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 2 provides for a right-of-way dedication with a 25-year expiration clause. The area where the north/south connection was located is planned to become a private gated access for the age restricted community – thereby eliminating this connection. There is also the potential, should the 238 acres be developed with rural lots, that there would no longer be feasible option to construction the north/south connection from Cedar Creek Grade to Jubal Early Drive would not be possible. The revisions to the transportation and pedestrian networks proposed with this rezoning are inconsistent with the Comprehensive Plan and the future vision for this area. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 15 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 3 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by Staff where relevant throughout this Staff report. Reviewed Action Planning Commission: 06/02/21 Pending Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 119.27 acres of land zoned R4 (Residential Planned Community) District with proffers to the RP (Residential Performance) District with proffers to develop an age restricted community, and 238.37 acres zoned R4 (Residential Planned Community) District with proffers to the RA (Rural Areas) District with proffers, for a total of 357.64 acres. LOCATION: The subject properties are located east of Route 37 and Merriman’s Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-3-A and 63-A- 2A PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Agricultural and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Residential City of Winchester Residential & open space South: RA (Rural Areas) Use: Agricultural and residential RP (Residential Performance) Residential East: City of Winchester Use: Residential West: RA (Rural Areas) Use: Residential and recreational RP (Residential Performance) Residential 16 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter from Bradley S. Riggleman, P.E., Area Land Use Engineer dated January 15, 2021. Frederick Water: Please refer to review comment #3 date April 7, 2021 from Eric Lawrence. Approved as submitted. Please see letter from Eric R. Lawrence, AICP, Executive Director dated April 7, 2021. Frederick County Department of Public Works: We offer no additional comments at this time. Frederick County Department of Inspections: Site plan comments shall be provided at site plan submittal. No comments for Residential Rezoning. Frederick County Fire Marshall: Plan approved. Winchester Regional Airport: No comment. County of Frederick Attorney: Please see email from Rod Williams, County Attorney, dated December 1, 2020. Frederick County Park & Recreation: Comment response dated 10-13-20 appears to resolve previous Parks and Recreation comments. Frederick County Public Schools: We have looked at the Greystone and White Rezoning. We note that a reduction in RP zoning is proposed (rezoning to RA), as well as an age restriction on all of the remaining RP. Because there are no impacts on the school system, we offer no comments. City of Winchester: Please see email from Timothy Youmans, Planning Director, dated February 14, 2020. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re-mapped from R-2 to A-2 (Agricultural General) pursuant to the County’s comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re-mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. 17 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 5 On February 28, 2007 the Board of Supervisors approved Rezoning Application #21-06 which rezoned the properties from the RA (Rural Areas) District to the R4 (Residential Planned Community) District with proffers; the application was revised in 2009 and 2012. 2) Comprehensive Plan Analysis The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use The 2035 Comprehensive Plan and the Western Jubal Early Land Use Plan (WJELUP) provide guidance on the future development of the property. The property is located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). The 2035 Comprehensive Plan identifies this property with residential and commercial land use designations; the Plan calls for single family detached and small lot units with a density of four units per acre. Comprehensive Plan - Land Use Conformance While the area shown to be rezoned from R4 to RP is generally consistent with the Plan, the proposed downzoning 238 acres to the RA District is inconsistent with the Plan. The current zoning of the site provides for commercial and higher density residential land uses. The 238 acres has the potential to develop with up to 47 by-right single-family residential units, which does not conform with the future vision for this area. It should be noted that the Applicant has proffered to prohibit the use of the Transfer of Development Rights (TDR) Program for the RA portion of the site. Transportation The WJELUP calls for the extension of Jubal Early Drive as an east/west through road and the construction of a new interchange at Route 37 (The Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37 to allow for the construction of this new interchange). The extension of Jubal Early Drive through this site is envisioned to be an urban four-lane divided highway with landscaped medians and pedestrian accommodations such as sidewalks and bicycle facilities. In addition, a major collector road is planned to facilitate traffic movement in a north-south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. Alternative modes of transportation, such as pedestrian and bicycle facilities, and an interconnected system of multi-purpose trails and sidewalks are planned for Jubal Early Drive and the roadway providing the north-south connection. 18 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 6 3) Transportation The 2035 Comprehensive Plan and the WJELUP call for the extension of Jubal Early Drive as a major collector roadway to Route 37 with an interchange with Route 37. In addition, the plans call for a north/south major collector roadway through the site to connect Jubal Early Drive and Cedar Creek Grade. The plans also call for the availability of bicycle and pedestrian facilities. While the existing proffers associated with the 2012 rezoning provide these roadways, the current proposal does not. The current proposal only provides for the right-of-way for Jubal Early Drive for a limited time period (with construction by others) and converts the north/south connection to a private roadway associated with the gated community. 4) Environmental The FEMA National Flood Insurance Program (NFIP) map identifies floodplain areas associated with Abrams Creek on the site. Wetland areas associated with Abrams Creek area also identified on the site as demonstrated on the National Wetlands Inventory (NWI). Karst features are known to exist on the property. The applicant has proffered to conduct a geotechnical analysis on all residential properties platted within 100 feet of the pronounced sinkhole area prior to the issuance of building permits of such lots. 5) Proffers The proffers associated with this rezoning application are as follows, Staff has identified concerns with the proffers that are shown in bold italic: Proffer Statement – Dated October 16, 2019 with revision date March 25, 2021: A) Land Use 1. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to develop a maximum of 300 age-restricted dwelling units on their Properties which shall be limited to single-family small lot units. 2. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer that 100% of the dwelling units will be rented or sold such that at least one resident in each unit is a person at least age 55 or older. 3. The Owners of the 238.37± acres proposed for RA, Rural Areas zoning proffer that the use of Transfer of Development Rights (TDR) will be prohibited for this acreage. B) Transportation 1. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to develop the age-restricted community as a gated community with internal private streets if approved by the Board of Supervisors per Section 144-24C(2)(c) of the County Code. 19 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 7 Should the Board of Supervisors not approve the internal private street waiver, the Owners proffer to develop the age-restricted community per Section 144-24C(2)(b) of the County Code. Staff Note: The Comprehensive Plan calls for a public major collector roadway connection between the Jubal Early Drive extension and Cedar Creek grade. The proffers that currently apply to the site provide for the construction of this connection. The current application proposes to develop an age restricted community with a gated access – thereby eliminating this connection. Staff also notes the need for a public bicycle and pedestrian connection between Cedar Creek grade and future Jubal Early Drive. This concern also applies to proffer B2. Staff Note: Should the 238 acres be developed with rural lots, there is the potential that there would no longer be a feasible location for the construction of the north/south connection from Cedar Creek Grade to Jubal Early Drive. 2. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to develop the age-restricted community with gated access at the primary entrance located on Cedar Creek Grade if the Board of Supervisors allows a complete system of private streets within the proffered age-restricted community. The gated access entrance shall be designed to provide for sufficient vehicle stacking to prevent vehicles from backing up onto Cedar Creek Grade and shall provide for a sufficient vehicle recovery area to allow vehicles to turn around at the entrance gate if necessary. The proposed improvement identified in this section shall be completed prior to the issuance of the first Certificate of Occupancy Permit within the 119.27± acre project area, exclusive of model homes. 3. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to improve Cedar Creek Grade to provide for a separated westbound right-turn/taper lane with an approximate 150’ storage length and a 50’ taper length; a separated eastbound left- turn/taper lane with an approximate 200’ storage length and a 200’ taper length; and a separated eastbound median protected acceleration lane with an approximate 225’ storage length and a 145’ taper length meeting to provide safe turning movements for vehicles entering and exiting the age-restricted community without impacting through traffic movement on the Cedar Creek mainline. The Cedar Creek Grade improvements identified in this section are further described on Cedar Creek Grade Improvements Exhibit dated March 25, 2021 which is proffered by the Owners. The proposed improvement identified in this section shall be completed prior to the issuance of the first Certificate of Occupancy Permit within the 119.27± acre project area, exclusive of model homes. 4. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to dedicate right-of-way for Public Use that is 20 feet in width beyond the Cedar Creek Grade frontage improvements identified in proffer section B2 above. The right-of-way dedication shall be provided from Tax Map Parcel 63-A-2A as part of the Subdivision Plat for the age-restricted community. 5. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to provide a gated access at the Cidermill Lane connection to the age-restricted community. The gated access shall be created for emergency access only to provide a second 20 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 8 means of emergency access into the age-restricted community. The Owners shall coordinate with the Frederick County and City of Winchester Emergency Services Divisions to ensure that the design for emergency access is appropriate for emergency service responders. The proposed improvement identified in this section shall be completed prior to the issuance of the first Certificate of Occupancy Permit within the 119.27± acre project area, exclusive of model homes. 6. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to provide right-of-way dedication for the future extension of West Jubal Early Drive that is 102 feet in width to allow for the construction of an urban four-lane divided collector road with raised median, curb and gutter, sidewalk, and a 10-foot shared use path by others. The right-of-way dedication shall be located in the general area identified on the Greystone Properties & White Family Properties Rezoning Proposed Zoning & ROW Map Exhibit dated March 25, 2021. The Owners proffer to provide permanent and temporary easements along both sides of the 102-foot right-of-way dedication area consistent with the approved road design plan for this construction project. The Owners proffer to provide for the 102-foot right-of-way dedication as part of the Subdivision Plat for the age-restricted community and further proffer to provide the permanent and temporary easements within 90 days of written request by the County subsequent to final road design plan approval required for construction of this project. Staff Note: The current proffers that are applicable to the properties in this rezoning allow for the construction of the Jubal Early Drive extension and interchange with Route 37. 7. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to reserve an area within the open space of the age-restricted community sufficient for a future gated access connection to the future extension of West Jubal Early Drive if the Board of Supervisors allows a complete system of private streets within the proffered age-restricted community. The reservation area for the future gated access connection will be provided as a component of the Final Subdivision Plat and shall be sufficient to provide for vehicle stacking to prevent vehicles from backing up onto West Jubal Early Drive and shall provide for a sufficient vehicle recovery area to allow vehicles to turn around at the entrance gate if necessary. The Owners shall bond this improvement prior to Final Subdivision Plat approval; and shall construct this improvement in conjunction with the final phase of development which shall be completed prior to the issuance of the 250th Certificate of Occupancy Permit within the 119.27± acre project area. 8. The Owners of Tax Parcels 53-A-90 and 53-A-92A proposed for RA, Rural District zoning proffer to reserve an area for future right-of-way dedication that is 102 feet in width to allow for the construction of an urban four-lane divided collector road with raised median, curb and gutter, sidewalk, and a 10-foot shared use path by others. The right-of-way reservation area shall be located in the general area identified on the Greystone Properties & White Family Properties Rezoning Proposed Zoning & ROW Map Exhibit dated March 25, 2021. Additionally, the Owners proffer to provide permanent and temporary easements along both sides of the 102-foot right-of-way dedication area consistent with the approved road design plan for this construction project. The 102-foot right-of-way and permanent and temporary easement areas are proffered to be reserved for future dedication at no cost to the County for a period of 21 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 9 25 years beginning on the date of rezoning approval. The 102-foot right-of-way and permanent and temporary easement areas are proffered to be dedicated to the County during the 25-year reservation period if the County is successful in securing approved road design plans and funding for the complete construction of the future West Jubal Early Drive extension project between the existing right-of-way in the City of Winchester to the Route 37 bridge overpass. The reservation areas for the 102-foot right-of-way and permanent and temporary easements shall terminate on the date that is 25 years from the date of rezoning approval if the County is not successful in securing approved road design plans and funding for the complete construction of the West Jubal Early Drive extension project between the existing right-of-way in the City of Winchester to the Route 37 bridge overpass. Staff Note: The right-of-way reservation for Jubal Early Drive and the Merrimans Lane realignment that are identified in this proffer and proffer B9 should not have a sunset due to the significant difficulty in securing funding for large transportation projects. Staff Note: Should the 238 acres be developed with rural lots, there is the potential that there would no longer be a feasible location for the construction of the north/south connection from Cedar Creek Grade to Jubal Early Drive. 9. The Owners of Tax Parcel 53-A-92A proposed for RA, Rural District zoning proffer to reserve an area for future right-of-way dedication that is 80 feet in width to allow for the relocation of Merriman’s Lane by others in the general area identified on the Greystone Properties & White Family Properties Rezoning Proposed Zoning & ROW Map Exhibit dated March 25, 2021. Additionally, the Owners proffer to provide permanent and temporary easements along both sides of the 80-foot right-of-way dedication area consistent with the approved road design plan for this construction project. The 80-foot right-of-way and permanent and temporary easement areas are proffered to be reserved for future dedication at no cost to the County for a period of 25 years beginning on the date of rezoning approval. The 80-foot right-of-way and permanent and temporary easement areas are proffered to be dedicated to the County during the 25-year reservation period if the County is successful in securing approved road design plans and funding for the complete construction of the future West Jubal Early Drive extension project between the existing right-of-way in the City of Winchester to the Route 37 bridge overpass. The reservation areas for the 80-foot right-of-way and permanent and temporary easements shall terminate on the date that is 25 years from the date of rezoning approval if the County is not successful in securing approved road design plans and funding for the complete construction of the West Jubal Early Drive extension project between the existing right-of-way in the City of Winchester to the Route 37 bridge overpass. C) Sanitary Sewer Conveyance 1. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to incur the costs for the development of a pretreatment system and chemical feed system for the sanitary sewer pump station and 12-inch sewer force main serving the age- restricted dwelling units. 22 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 10 2. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to assume the responsibility for the operation and maintenance of the pretreatment system and chemical feed system serving the age-restricted dwelling units until such a time that Frederick Water advises that sufficient flows are available to eliminate this need. 3. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to construct a 12-inch sewer force main between the on-site sewer pump station and the existing off-site 12-inch sewer force main located on the south side of Cedar Creek Grade. 4. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to coordinate with Frederick Water during the Subdivision Design Plan process to determine the projected sewer flows consistent with the adopted Frederick Water Sanitary Sewer Master Plan and provide sufficient land area to allow for the initial design of the on-site sewer pump station and the future expansion of the on-site sewer pump station by others. 5. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to provide easements to the sanitary sewer system to provide flow access to the on-site sewer pump station. D) Monetary Contributions 1. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to provide a monetary contribution of $308.00 for each age-restricted residential dwelling unit prior to the issuance of a certificate of occupancy permit. 2. The Owners of the 238.37± acres proposed for RA, Rural Areas District zoning proffer to proffer to provide a monetary contribution of $9,078.00 for each traditional five-acre lot and for each rural preservation lot that is created prior to the issuance of a certificate of occupancy permit for any dwelling unit within these lots. Staff Note: The County’s Capital Impact Model (CapIM) shows an impact per RA residential unit of $22,403; the proffer associated with this rezoning does not adequately address the projected impact on County facilities. E) Environmental 1. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to identify and delineate a developmentally sensitive area (“DSA”) boundary on the Master Development Plan for this acreage that will identify the location of wetland areas. Information regarding potential impacts within the DSA and methods for mitigation will be incorporated as a component of the Subdivision Design Plan for this acreage. 2. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to provide a resource protection area (“RPA”) buffer of 50 feet adjacent to the DSA boundary. No portion of any residential lot will be platted within the RPA and disturbance 23 Rezoning #02-21 Greystone Properties & White Properties May 20, 2021 Page 11 activities will be limited to road crossing, pedestrian and bicycle facility crossing, and utility crossing. 3. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to develop a wetlands enhancement landscaping plan within the portion of the DSA that is located on the south side of the West Jubal Early Drive right-of-way dedication area described in Section B(6) of the Proffer Statement. The Owners proffer to include this landscaping plan as information on the Subdivision Design Plan and install the landscaping within this area of the project during the first favorable planting season following issuance of the Land Disturbance Permit for the project. The Owners proffer to establish language within the Property Owner Association documents for maintenance of this area and to allow access to this area to Shenandoah University for the purpose of studying and monitoring the wetland enhancement project as an outdoor land lab educational opportunity. 4. The Owners of the 119.27± acres proposed for RP, Residential Performance District zoning proffer to conduct a geotechnical analysis on all residential lots that are platted within 100 feet of the major karst feature located on tax map parcel 53-((A))-91 prior to the issuance of building permits for such lots. ATTACHMENTS: • Location Maps • Proffer Statement • Cedar Creek Grade Improvements Exhibit & Zoning/ROW Map • Current Approved Proffers for Willow Run (2012) • Approved Master Development Plan (Sheet 2) • Impact Analysis Statement • Review Agency Comments • Rezoning Application Form • Transportation Impact Analysis 24 ROSCOMMONSubdivision ¬«37 Winchester 63 A 2A 53 A 91 53 3 A 53 A92A 53 A 92A 53 A 90 53 A 90 53 A 92 53 A 92B 1331CEDAR CREEK GR 160CLAYHILL DR 184CLAYHILL DR208CLAYHILL DR 141CLAYHILL DR 1107CEDARCREEK GR 1025CEDAR CREEK GR 116HARVEST RIDGE DR 1520CEDAR CREEK GR 1346CEDARCREEK GR 130CLAYHILL DR 1151CEDARCREEK GR 201SHANNON CT 1226CEDARCREEK GR 1064CEDARCREEK GR 1029CEDARCREEK GR 195SHANNON CT 240BALLYGAR DR 191SHANNON CT 1100CEDARCREEK GR 151HARVESTRIDGE DR 949CEDARCREEK GR 127SHANNON CT 205BALLYGAR DR 105SHANNON CT 1266CEDARCREEK GR 101SHANNON CT100SHANNON CT 103SHANNON CT 1281MERRIMANS LN 141MERRIFIELD LN 1221MERRIMANS LN 1251MERRIMANS LN 118PARKINS LN 324ORCHARD LN 143PARKINS LN 1179MERRIMANS LN 133PARKINS LN 277ORCHARD LN 119SAINT ANDREWS CT 161SAINTANDREWS CT 1115MERRIMANS LN 225SAINT ANDREWS CT 174SAINTANDREWS CT 1101MERRIMANS LN 365ROCKHARBOR DR 208SAINT ANDREWS CT 234SAINT ANDREWS CT 1074MERRIMANS LN 280SAINT ANDREWS CT250SAINT ANDREWS CT 107LACOSTA CT 878MERRIMANS LN 130LACOSTA CT 103LACOSTA CT 866MERRIMANS LN 102LACOSTA CT 100OKEEFE DR 113OKEEFE DR 108OKEEFE DR 733MERRIMANS LN 117OKEEFE DR 108CAMBRIDGE PL 107CAMBRIDGE PL 101CAMBRIDGE PL 105DUTTON PL 165WARD AVE 104DUTTON PL 1832WAYLAND DR RANDOLPHPL TAYLORGRACE CTSPRINGHOUSECTWAYLAND DR WHISTLERCT WINDER CTT A Y L OR D R WHEATFIELDLN P E M B E R TO NDR D U T T O NPL LA C O STA C TCEDAR CREEK GRRODESCIRBROOKDALECTCLEBURNELN ORCHARDHILL DR NESTERDRCRISMANAVE DALTONPLKERSHAWLNKI N G S T ON C T BITTERSW EETC TLOMAXDR WHAR T ONCI RTILGHMANLN S OF I AWAYMAHONE DRGORDONPL BARKSDALELNHARRISONSTCRESTVIEWTER ROBYNTERD O U G L A S S TCIDERMILLLNAPPLESEED C TVALLEYAVEROSSERLNSTONELEIGHDRPARKI NS L NWINDWOOD DRTOWERAVEOKEEFEDRSULLYCTCLAYTONRIDGE DRMERRIMANS LNHARVEST RIDGE DRJOHNSTONCTS T E R LI N G D RMAGRUDERCTRAMSEURLN GOLDENFIELDLNSHANNON CTS U M M E R F IE LD LN H E THPL HOMER DRHONEYSUCKLELNHARVESTDRCLAYHILL DRHANDLEYAVE SELDONDR C A M B RID G E P L CHELSEA DR MEADOWCTBEEHIVE WAYMELVOR LNHILLCREST ALYMASSANUTTENTERME ADOWB R ANCH AVE STONELEIGHRDWAYNE DRSTONERIDGE DRMIDDLE RDBUCKNER DR TREYS DRHILLMANDR A R M I S T E A D S T S A I N T A N D R E W S C T W JUBAL EARLY DR BRECKINRIDGE LN ORCHARD L NROCK HARBOR DRApplication Parcels Sewer and Water Service A rea R4 (Residential Planned Com munity Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 11, 2021 Winchester Round H illRound H ill MERRIMANS LNVALLEY AVECEDAR CREEK GR TEVIS STMIDDLE RDHANDLEY AVE WEEMS LN JEFFERSON ST MELVOR LNLACOSTA CTBUCKNER DR TAFT AVE¬«37 ¬«37 0 1,300 2,600650 Feet R E Z # 0 2 - 2 1 : G r e y s t o n e P r o p e r t i e s a n d W h it e P r o p e r t i e sPINs: 5 3 - A - 9 0 , 5 3 - A - 9 1 , 5 3 - A - 9 2 , 5 3 - A - 9 2 A , 5 3 - A - 9 2 B , 5 3 - 3 - A , 6 3 - A - 2 ARezoning f r o m R 4 t o R P a n d R AZoning M a p REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 25 ROSCOMMONSubdivision ¬«37 Winchester 63 A 2A 53 A 91 53 3 A 53 A92A 53 A 92A 53 A 90 53 A 90 53 A 92 53 A 92B 1331CEDAR CREEK GR 160CLAYHILL DR 184CLAYHILL DR208CLAYHILL DR 141CLAYHILL DR 1107CEDARCREEK GR 1025CEDAR CREEK GR 116HARVEST RIDGE DR 1520CEDAR CREEK GR 1346CEDARCREEK GR 130CLAYHILL DR 1151CEDARCREEK GR 201SHANNON CT 1226CEDARCREEK GR 1064CEDARCREEK GR 1029CEDARCREEK GR 195SHANNON CT 191SHANNON CT 240BALLYGAR DR 1100CEDARCREEK GR 151HARVESTRIDGE DR 949CEDARCREEK GR 127SHANNON CT 205BALLYGAR DR 105SHANNON CT 1266CEDARCREEK GR 101SHANNON CT100SHANNON CT 103SHANNON CT 1281MERRIMANS LN 141MERRIFIELD LN 1221MERRIMANS LN 1251MERRIMANS LN 118PARKINS LN 324ORCHARD LN 143PARKINS LN 1179MERRIMANS LN 133PARKINS LN 277ORCHARD LN 119SAINT ANDREWS CT 161SAINTANDREWS CT 1115MERRIMANS LN 225SAINT ANDREWS CT 174SAINTANDREWS CT 1101MERRIMANS LN 365ROCKHARBOR DR 208SAINT ANDREWS CT 234SAINT ANDREWS CT 1074MERRIMANS LN 280SAINT ANDREWS CT250SAINT ANDREWS CT 107LACOSTA CT 878MERRIMANS LN 130LACOSTA CT 103LACOSTA CT 866MERRIMANS LN 102LACOSTA CT 100OKEEFE DR 113OKEEFE DR 108OKEEFE DR 733MERRIMANS LN 117OKEEFE DR 108CAMBRIDGE PL 107CAMBRIDGE PL 101CAMBRIDGE PL 105DUTTON PL 165WARD AVE 104DUTTON PL 1832WAYLAND DR RANDOLPHPL TAYLORGRACE CTSPRINGHOUSECTWAYLAND DR WHISTLERCT WINDER CTT A Y L OR D R WHEATFIELDLN P E M B E R TO NDR D U T T O NPL LA C O STA C TCEDAR CREEK GRRODESCIRBROOKDALECTCLEBURNELN ORCHARDHILL DR NESTERDRCRISMANAVE DALTONPLKERSHAWLNKI N G S T ON C T BITTERSW EETC TLOMAXDR WHAR T ONCI RTILGHMANLN S OF I AWAYMAHONE DRGORDONPL BARKSDALELNHARRISONSTCRESTVIEWTER ROBYNTERD O U G L A S S TCIDERMILLLNAPPLESEED C TVALLEYAVEROSSERLNSTONELEIGHDRPARKI NS L NWINDWOOD DRTOWERAVEOKEEFEDRSULLYCTCLAYTONRIDGE DRMERRIMANS LNHARVEST RIDGE DRJOHNSTONCTS T E R LI N G D RMAGRUDERCTRAMSEURLN GOLDENFIELDLNSHANNON CTS U M M E R F IE LD LN H E THPL HOMER DRHONEYSUCKLELNHARVESTDRCLAYHILL DRHANDLEYAVE SELDONDR C A M B RID G E P L CHELSEA DR MEADOWCTBEEHIVE WAYMELVOR LNHILLCREST ALYMASSANUTTENTERME ADOWB R ANCH AVE STONELEIGHRDWAYNE DRSTONERIDGE DRMIDDLE RDBUCKNER DR TREYS DRHILLMANDR A R M I S T E A D S T S A I N T A N D R E W S C T W JUBAL EARLY DR BRECKINRIDGE LN ORCHARD L NROCK HARBOR DRApplication Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 11, 2021 Winchester Round H illRound H ill MERRIMANS LNVALLEY AVECEDAR CREEK GR TEVIS STMIDDLE RDHANDLEY AVE WEEMS LN JEFFERSON ST MELVOR LNLACOSTA CTBUCKNER DR TAFT AVE¬«37 ¬«37 0 1,300 2,600650 Feet R E Z # 0 2 - 2 1 : G r e y s t o n e P r o p e r t i e s a n d W h it e P r o p e r t i e sPINs: 5 3 - A - 9 0 , 5 3 - A - 9 1 , 5 3 - A - 9 2 , 5 3 - A - 9 2 A , 5 3 - A - 9 2 B , 5 3 - 3 - A , 6 3 - A - 2 ARezoning f r o m R 4 t o R P a n d R ALocation M a p REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 26 ROSCOMMONSubdivision ¬«37 Winchester 63 A 2A 53 A 91 53 3 A 53 A92A 53 A 92A 53 A 90 53 A 90 53 A 92 53 A 92B 1331CEDAR CREEK GR 184CLAYHILL DR208CLAYHILL DR 160CLAYHILL DR 141CLAYHILL DR 1107CEDARCREEK GR 1025CEDAR CREEK GR 116HARVEST RIDGE DR 1520CEDAR CREEK GR 1346CEDARCREEK GR 130CLAYHILL DR 1151CEDARCREEK GR 201SHANNON CT 1226CEDARCREEK GR 1064CEDARCREEK GR 1029CEDARCREEK GR 195SHANNON CT 240BALLYGAR DR 191SHANNON CT 1100CEDARCREEK GR 151HARVESTRIDGE DR 949CEDARCREEK GR 127SHANNON CT 205BALLYGAR DR 105SHANNON CT 1266CEDARCREEK GR 101SHANNON CT100SHANNON CT 103SHANNON CT 1281MERRIMANS LN 141MERRIFIELD LN 1221MERRIMANS LN 1251MERRIMANS LN 118PARKINS LN 324ORCHARD LN 143PARKINS LN 1179MERRIMANS LN 133PARKINS LN 277ORCHARD LN 119SAINT ANDREWS CT 161SAINTANDREWS CT 1115MERRIMANS LN 225SAINT ANDREWS CT 174SAINTANDREWS CT 1101MERRIMANS LN 365ROCKHARBOR DR 208SAINT ANDREWS CT 1074MERRIMANS LN 250SAINT ANDREWS CT 280SAINT ANDREWS CT 107LACOSTA CT 878MERRIMANS LN 130LACOSTA CT 103LACOSTA CT 866MERRIMANS LN 102LACOSTA CT 100OKEEFE DR 113OKEEFE DR 108OKEEFE DR 733MERRIMANS LN 117OKEEFE DR 107CAMBRIDGE PL 108CAMBRIDGE PL 101CAMBRIDGE PL 105DUTTON PL 165WARD AVE 104DUTTON PL 1832WAYLAND DR RANDOLPHPL TAYLORGRACE CTSPRINGHOUSECTWAYLAND DR WHISTLERCT WINDER CTT A Y L OR D R WHEATFIELDLN P E M B E R TO NDR D U T T O NPL LA C O STA C TCEDAR CREEK GRRODESCIRBROOKDALECTCLEBURNELN ORCHARDHILL DR NESTERDRCRISMANAVE DALTONPLKERSHAWLNKI N G S T ON C T BITTERSW EETC TLOMAXDR WHAR T ONCI RTILGHMANLN S OF I AWAYMAHONE DRGORDONPL BARKSDALELNHARRISONSTCRESTVIEWTER ROBYNTERD O U G L A S S TCIDERMILLLNAPPLESEED C TVALLEYAVEROSSERLNSTONELEIGHDRPARKI NS L NWINDWOOD DRTOWERAVEOKEEFEDRSULLYCTCLAYTONRIDGE DRMERRIMANS LNHARVEST RIDGE DRJOHNSTONCTS T E R LI N G D RMAGRUDERCTRAMSEURLN GOLDENFIELDLNSHANNON CTS U M M E R F IE LD LN H E THPL HOMER DRHONEYSUCKLELNHARVESTDRCLAYHILL DRHANDLEYAVE SELDONDR C A M B RID G E P L CHELSEA DR MEADOWCTBEEHIVE WAYMELVOR LNHILLCREST ALYMASSANUTTENTERME ADOWB R ANCH AVE STONELEIGHRDWAYNE DRSTONERIDGE DRMIDDLE RDBUCKNER DR TREYS DRHILLMANDR A R M I S T E A D S T S A I N T A N D R E W S C T W JUBAL EARLY DR BRECKINRIDGE LN ORCHARD L NROCK HARBOR DRApplication Parcels Sewer and Water Service A reaLong R ange Land Use Residential Business Extractive Mining Commercial Rec Sensitive Natural Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: May 11, 2021 Winchester Round H illRound H ill MERRIMANS LNVALLEY AVECEDAR CREEK GR TEVIS STMIDDLE RDHANDLEY AVE WEEMS LN JEFFERSON ST MELVOR LNLACOSTA CTBUCKNER DR TAFT AVE¬«37 ¬«37 0 1,300 2,600650 Feet R E Z # 0 2 - 2 1 : G r e y s t o n e P r o p e r t i e s a n d W h it e P r o p e r t i e sPINs: 5 3 - A - 9 0 , 5 3 - A - 9 1 , 5 3 - A - 9 2 , 5 3 - A - 9 2 A , 5 3 - A - 9 2 B , 5 3 - 3 - A , 6 3 - A - 2 ARezoning f r o m R 4 t o R P a n d R ALong R a n g e L a n d U s e M a p REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 REZ #02-21 27 28 29 30 31 32 33 34 35 36 37 38 39 ! ! ! ! PA R KINS LNLACOSTACTM ER RIFIELD LN SAINT ANDREW S C T O R C H A R D L NROCK HARBOR DRËÊ37 ËÊ37 63 A 2A 53 A 91 53 3 A 53 A 92 53 A 90 53 A 90 53 A 92B 53 A92A 53 A 92A H A RVEST D R H A N D L EY AVE S ELDON DR J O H N STONCTA R M IS T E A D ST HILLMAN DR TREYS DR TAYLOR GRACECTBA R K S D A L E L N ORCHARDHILLDR ROSSERLN CEDAR CREEK GRADE BEEHIVE WAY STERLINGDR TILGHMANLNWAYNED R CI D E R M IL L L N MELVO R L NCLAYTONRIDGEDRMERRIMANSLN SULLYCT R A M SEURLNMEADO W B R A N CHAVEHONEYSUCKLELNCHELSEA DRSTONELEIGHDRBRECKE N RI DGELNWJUBALEARLYD R RT 37 NRT 37 SWinchester & Western RR Map Data Source: Frederi ck C ounty, Va. GIS Department, 2019 Data PROPOSED ZONING & ROW MAPGAINESBORO MAGISTERIAL DISTRICTGREYSTONE/WHITE PROPERTIESFREDERICK COUNTY, VIRGINIADATE: 03-25-2021PROJECT ID: 3800GDESIGNED BY: MEWSCALE:1 Inch = 650 FeetLegend Parcel Bou ndary Subject Parcels Winchester L imits ROW Reservation Ar ea ROW Dedica tion Area Primary S ite A ccess !Age Restricted Comm unity G ated Acce ss P oi nts Frederi ck Cou nt y Zoning RA (Rural Area District) RP (Residential, Performance District) 650 0 650 Feet µGREYSTONE PROPERTIES &WHITE FAMILY PROPERTIES REZONINGPROPOSED ZONING & ROW MAPREZONINGFuture West Jubal Ea rly Driv e Res ervation A rea(Proff er B8) Fut ure Merrim ans La neReservation A rea(Proff er B9) Proffe r B (7) Proffe r B (6) 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 GREYSTONE PROPERTIES, LLC & WHITE FAMILY PROPERTIES AGE-RESTRICTED & RURAL AREA REZONING IMPACT ANALYSIS STATEMENT Tax Parcels 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-3-A & 63-A-2A Gainesboro Magisterial District Frederick County, Virginia March 25, 2021 Contact Person: Evan Wyatt, Director of Land Planning Greenway Engineering, Inc. 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 64 File #3800G Impact Analysis Statement/EAW 2 GREYSTONE PROPERTIES, LLC & WHITE FAMILY PROPERTIES AGE-RESTRICTED & RURAL AREA REZONING IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of the previously approved Willow Run Traditional Neighborhood Development owned by Greystone Properties, LLC; 740 LLC; 750 LLC; Willow Grove.V LC; and Willow Springs Estate, LLC identified as Tax Map Parcels 53-A-90, 53-A-91, 53-A- 92, 53-A-92A, 53-A-92B, 53-3-A and 63-A-2A. The subject properties are located on the north side of Cedar Creek Grade (Route 622), the east side of Route 37 and Merriman’s Lane (Route 621), the south side of the Winchester & Western Railroad, and the west side of the City of Winchester Corporate Limits. The 357.64± acre subject properties are currently zoned R4, Residential Planned Community District and the Property Owners propose to rezone the entirety of the subject properties area to RP, Residential Performance District and RA, Rural Areas District with proffers to allow for the development of an age-restricted residential community on the Greystone Properties, LLC parcels and to maintain agricultural land use and family residential dwellings on the 740 LLC, 750 LLC, Willow Grove.V LC, and Willow Springs Estate, LLC properties (White Family Properties). Basic information Location: Fronting on the north side of Cedar Creek Lane (Route 622) and Merriman’s Lane (Route 621); Adjoining Route 37, Winchester & Western Railroad, and the City of Winchester Corporate Limits Magisterial District: Gainesboro District Tax Parcel Numbers: 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-3-A and 63-A-2A Current Zoning: R4, Residential Planned Community District Current Use: Agricultural and Family Residential Dwellings Proposed Zoning: RP, Residential Performance District (119.27± acres) RA, Rural Areas District (238.37± acres) 65 File #3800G Impact Analysis Statement/EAW 3 Proposed Use: Age-Restricted Residential Community (119.27± acres) Agricultural and Family Residential Dwellings (238.37± acres) Total Rezoning Area: 357.64± acres with proffers COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land use development is encouraged in the County. The 357.64± acre subject properties are currently located within the UDA; therefore, expansion of the UDA boundary to accommodate the proposed age-restricted residential community on 119.27± acres (Tax Parcels 53-A-91 and 63-A-2A) and the rezoning of the 238.37± acres to accommodate the agricultural and family residential dwellings (Tax Parcels 53-A-90, 53-A-92, 53-A-92A, 53-A-92B and 53-3-A) is not required for this rezoning application. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also extends outside of the UDA to accommodate areas of the County in which commercial and industrial land use development is only desired. The 357.64± acre subject properties are currently located within the SWSA; therefore, expansion of the SWSA boundary to accommodate the proposed age-restricted residential community on 119.27± acres (Tax Parcels 53-A-91 and 63-A-2A) and the rezoning of the 238.37± acres to accommodate the agricultural and family residential dwellings (Tax Parcels 53-A-90, 53-A-92, 53-A-92A, 53- A-92B and 53-3-A) is not required for this rezoning application. Comprehensive Plan The 357.64± acre subject properties are a component of the Western Jubal Early Land Use Plan (WJELUP) which is a large area plan within the County’s Comprehensive Policy Plan. The WJELUP includes approximately 600 acres that is bound by Route 37, Cedar Creek Grade (Route 622), Merriman’s Lane (Route 621) and the City of Winchester Corporate Limits. The WJELUP identifies the predominant land use as urban and suburban residential which is expected to consist of single-family detached and single-family small lot units with a gross residential density of four dwelling units per acre (4 DU/Acre). The WJELUP also identifies two commercial land bays located at the intersection of Route 37 and Cedar Creek Grade and at the future intersection of Route 37 and West Jubal Early Drive. The WJELUP identifies the extension of West Jubal Early Drive to a new interchange at Route 37; as well as a north-south major collector road as the primary transportation improvements within the study area. 66 File #3800G Impact Analysis Statement/EAW 4 The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age- restricted residential community is located within the portion of the WJELUP that is planned for future Residential Land Use. The proposed age-restricted residential community will be developed as single-family small lot units with a residential gross density that will not exceed 4 DU/Acre. The rezoning of the 238.37± acres to accommodate the agricultural and family residential dwellings will not allow for the development of residential land use at a gross density of 4 DU/Acre and will not allow for commercial development. However, the WJELUP identifies these future land uses should the 238.37± acres be considered for future development through a subsequent rezoning process, similar to other RA District properties located within the WJELUP area. SUITABILITY OF THE SITE Access The subject properties are located on the north side of Cedar Creek Grade (Route 622) and the south side of Merriman’s Lane which currently serves as the primary means of access to the 357.64± area. The 119.27± acre portion of the subject properties proposed for an age- restricted residential community will be developed as a gated community if the Board of Supervisors allows for a complete system of private streets within the project. The age- restricted community will access Cedar Creek Grade and the Proffer Statement commits to significant improvements on Cedar Creek Grade to ensure the safety of the traveling public. The age-restricted community adjoins Cidermill Lane within the City of Winchester and the Proffer Statement commits to provide a gated connection point that will serve as a secondary emergency access point for the project. The Proffer Statement specific to the 119.27± acre portion of the properties that is proposed to be rezoned to the RP District provides for a 102’ right-of-way dedication with permanent and temporary easements for the future West Jubal Early Drive project and provides for the construction of a gated access entrance by the developer that will allow for connectivity to West Jubal Early Drive when it is developed in the future. The 238.37± acre portion of the subject properties that is proposed to be rezoned to the RA District will continue to use Merriman’s Lane (Route 621) and Orchard Lane as access. The Proffer Statement specific to this portion of the subject properties provides for a 25-year reservation of right-of-way for the future extension of West Jubal Early Drive and for the relocation of Merriman’s Lane. Flood Plains The subject properties contain areas of floodplain in conjunction with Abrams Creek which encompass portions of Tax Parcels 53-A-90, 53-A-91, 53-A-92, 53-A-92A and 53-A-92B. FEMA NFIP Map #51069C0212D, Effective Date September 2, 2009 identifies the location of floodplains and floodways within these tax parcels. The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community will be designed to avoid floodplain areas; therefore, there will be no impacts to this environmental feature. 67 File #3800G Impact Analysis Statement/EAW 5 Wetlands The subject properties contain areas of wetlands in conjunction with Abrams Creek as demonstrated on the National Wetlands Inventory (NWI) Map and information from the Frederick County GIS Database. The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community will be designed to avoid wetland areas; therefore, there will be no impacts to this environmental feature. Soil Types The 357.64± acre subject properties contain five soil types as demonstrated by the Soil Survey of Frederick County, Virginia, and the Frederick County GIS Database. The following soil types are present on site: 5B Carbo Silt Loam 2-7% slope 14B-14D Frederick-Poplimento Loams 2-25% slope 16C-16D Frederick-Poplimento Loams, Very Rocky 7-25% slope 17C/17E Frederick-Poplimento – Rock Outcrop Complex 2-45% slope 29 Massanetta Loam The Frederick-Poplimento Loams and Massanetta Loam are identified as a prime agricultural soil. The Frederick-Poplimento Loams comprise the majority of the 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community. This soil type has moderate shrink-swell potential and is appropriate for the development of residential structures. Geotechnical analysis will be conducted in conjunction with the development of the private street systems and community building serving the age- restricted residential community. Other Environmental Features The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age- restricted residential community contains an area of steep slope surrounding a pronounced sinkhole that is located within the central portion of Tax Parcel 53-A-91. Residential structures will not be developed within this area; however, the project design may incorporate recreational amenities within this area. Additionally, the Proffer Statement requires geotechnical analysis for all residential lots that are platted within 100 feet of the pronounced sinkhole area prior to the issuance of building permits for these lots. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: PUD-LR, Planned Unit Development Use: Residential (City) South: RP, Residential Performance District Use: Residential RA, Rural Areas District Agricultural & Commercial 68 File #3800G Impact Analysis Statement/EAW 6 East: PUD-HR, Planned Unit Development Use: Residential (City) West: RP, Residential Performance District Use: Residential RA, Rural Areas District Residential & Golf Course TRANSPORTATION A Transportation Impact Analysis (TIA) has been prepared for the 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community. The TIA dated November 2019 prepared by Kittelson & Associates, Inc. is consistent with the approved VDOT Scoping document which includes analysis of the age- restricted residential project entrance on Cedar Creek Grade, the Route 37 interchange on and off ramps, and the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester. Additionally, the TIA includes analysis of an annualized traffic growth rate of 1%; background traffic conditions during the weekday AM/PM Peak Hour periods; and total traffic conditions based on full build out of the age-restricted community through forecast year 2027. The TIA analysis provides a Level of Service (LOS) at the Route 37 interchange on and off ramps and the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester during the weekday AM/PM Peak Hour periods based on existing conditions and based on background conditions. The TIA analysis identifies a LOS B/B for the Route 37 southbound on and off ramps (existing and background conditions); a LOS C/B for the Route 37 northbound on and off ramps (existing and background conditions); and a LOC C/C for the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester (existing and background conditions). The TIA analysis provides a LOS for these intersections, as well as the age-restricted residential project entrance on Cedar Creek Grade at full build out of the age-restricted community through forecast year 2027. The LOS at full build out of the project demonstrates no change to the LOS C/B for the Route 37 northbound on and off ramps and the LOC C/C for the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester. The TIA demonstrates a minor change of a LOS B/C for the Route 37 southbound on and off ramps compared to a LOS B/B without the age-restricted residential community. The TIA demonstrates a LOS D/F for the age-restricted residential project entrance primarily due to left-turn movements onto Cedar Creek Grade. The TIA further states that there are no noticeable operational impacts for Cedar Creek Grade mainline traffic between Route 37 and the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester. The Owners have worked collaboratively with VDOT and the County to develop an off-site design plan for Cedar Creek Grade to address the LOS issue identified for left turn movements onto Cedar Creek Grade and to expand the length and storage capacity of right and left turn lanes and taper lanes on Cedar Creek Grade serving the proposed project. The Traffic Consultant who prepared the initial TIA has modeled the improvements identified in the off-site design plan for Cedar Creek Grade and has issued a Technical Memorandum confirming that these improvements result in a LOS C for left-turn movements from the 69 File #3800G Impact Analysis Statement/EAW 7 project onto Cedar Creek Grade. These off-site improvements are provided on the proffered Cedar Creek Grade Improvements Exhibit dated March 25, 2021. The Owners have provided a Proffer Statement to mitigate transportation impacts associated with the rezoning of the 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community and to assist Frederick County with the ability to work with VDOT to secure funding for the future extension of West Jubal Early Drive to Route 37. The proffered transportation improvements include the following: ➢ Improvements to Cedar Creek Grade to include a westbound separated right-turn lane that provides an approximate 150’ storage length/50’ taper length meeting the requirements of the approved VDOT traffic study. ➢ Improvements to Cedar Creek Grade to include an eastbound separated left-turn lane that provides an approximate 200’ storage length/200’ taper length meeting the requirements of the approved VDOT traffic study. ➢ Improvements to Cedar Creek Grade to include an eastbound separated median protected acceleration lane that provides an approximate 225’ storage length/180’ taper length meeting the requirements of the approved VDOT traffic study. ➢ A 20’ right-of-way dedication along the Cedar Creek Grade property frontage outside of the limits of the Cedar Creek Grade improvements for future corridor widening. ➢ Construction of a gated entrance to the age-restricted community with sufficient vehicle stacking and vehicle recovery area to prevent traffic from backing up onto Cedar Creek Grade if the Board of Supervisors allows a complete system of private streets within the community. ➢ Construction of an emergency only gated access at the Cidermill Lane connection to provide a second means of emergency access for the age-restricted community. ➢ A 102’ right-of-way dedication with permanent and temporary easements throughout the limits of the proposed RP District property to accommodate the future extension of West Jubal Early Drive. ➢ A 102’ right-of-way reservation with permanent and temporary easements throughout the limits of the proposed RA District property to accommodate the future extension of West Jubal Early Drive for a period of 25 years. ➢ An 80’ right-of-way reservation with permanent and temporary easements within the proposed RA District property to accommodate the future relocation of Merriman’s Lane to the extension of Jubal Early Drive for a period of 25 years. The Owner’s Proffer Statement provides for transportation improvements and commitments that will adequately mitigate transportation impacts associated with this rezoning proposal. SEWAGE CONVEYANCE AND TREATMENT The subject property is located within the Sewer and Water Service Area (SWSA); therefore, the property is entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service and owns and maintains the public sewer infrastructure within this area of the County. Frederick Water adopted the 2017 Sanitary 70 File #3800G Impact Analysis Statement/EAW 8 Sewer Master Plan to assess sanitary sewer facility needs for development and growth within their service area and the subject property is a component of the Southern Service Region. Frederick Water has developed a 12-inch sewer force main which is located directly across Cedar Creek Grade from the 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-restricted residential community. The 12-inch sewer force main connects to the 18-inch Hoge Run sewer interceptor which is the main transmission line to the Parkins Mill Wastewater Treatment Plant (PMWTP). The 12-inch sewer force main and the 18-inch Hoge Run sewer interceptor have sufficient capacities for transmission of sewer effluent to the PMWTP. The PMWTP has a maximum design flow treatment capacity of 5.0 MGD and is currently operating at approximately 50% of design capacity. The Owner’s Proffer Statement states that there will be a maximum of 300 age-restricted residential dwellings that are developed within the subject property. Based on comparable discharge patterns and typical flows from residential developments, a 300 gallons/day per dwelling unit is an appropriate conservative sewer demand projection specific to this rezoning application. Q = 300 gallons/day per age-restricted dwelling unit Q = 300 GPD x 300 age-restricted dwelling units Q = 90,000 GPD TOTAL: Q = 90,000 GPD projected sewer demand Frederick Water has identified the need for the development of a pretreatment system and a chemical feed system for the sanitary sewer pump station and the 12-inch sewer force main serving the age-restricted community for the purpose of odor control until there is sufficient flow in the 12-inch sewer force main. The Proffer Statement provides for the development of these systems; as well as for the costs necessary for the on-going operation and maintenance of these systems until Frederick Water advises that sufficient flows are available to eliminate this need. Additionally, the Proffer Statement provides for the construction of a 12-inch sewer force main internal to the project; sufficient land area within the project to accommodate future expansion of the on-site sewer pump station; and easements to adjoining properties to allow connections to the on-site sanitary sewer system. Frederick Water has adequate infrastructure in place to meet the projected sewer demands for the proposed age-restricted project for the transmission and treatment of sewer effluent. The Proffer Statement provides for the development of a pretreatment system and a chemical feed system for the benefit of the sanitary sewer pump station and 12-inch sewer force main which includes costs for on-going operations and maintenance. It should also be noted that the Owners of the subject property proposed for the age-restricted residential community have an existing agreement with Frederick Water that involves annual payments of residential meters to assist in the cost of the installation of the 12-inch sewer force main. Therefore, the proposed rezoning can be sufficiently accommodated by public sewer service through a system with adequate conveyance, capacity, and treatment. 71 File #3800G Impact Analysis Statement/EAW 9 WATER SUPPLY The subject property is located within the Sewer and Water Service Area (SWSA); therefore, the property is entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service and owns and maintains the public water infrastructure within this area of the County. Frederick Water has an existing 20-inch water transmission main located along the western boundary of the subject properties which is being extended to connect the existing 4.0 MGD ground water storage tank to other existing elevated water storage tanks to provide redundancy through the public water transmission system. The Owner’s Proffer Statement states that there will be a maximum of 300 age-restricted residential dwellings that are developed within the subject property. Based on comparable discharge patterns and typical flows from residential developments, a 300 gallons/day per dwelling unit is an appropriate conservative water demand projection specific to this rezoning application. Q = 300 gallons/day per age-restricted dwelling unit Q = 300 GPD x 300 age-restricted dwelling units Q = 90,000 GPD TOTAL: Q = 90,000 GPD projected water demand Frederick Water obtains potable water from local quarries which are treated at the Diehl Filtration Plant (3.2 MGD) and the Anderson Filtration Plant (4.0 MGD). Frederick Water has sufficient water capacity to serve the subject property based on current and future demands. Therefore, the proposed rezoning can be sufficiently accommodated by public water service with adequate conveyance, capacity, and treatment. SITE DRAINAGE The topographic relief specific to the 357.64± acres generally directs drainage towards Abrams Creek located in the northern portion of the subject properties. A small portion of the age-restricted residential community site directs drainage towards Cedar Creek Grade (Route 622). The age-restricted residential community design will evaluate stormwater quality and quantity and appropriate measures will be implemented on-site to mitigate stormwater impacts. The Owner will work with the Department of Public Works during the Site Development Plan process to identify stormwater volumes from the proposed development of the subject property to ensure that there are no detrimental impacts to Abrams Creek, Cedar Creek Grade, and adjoining properties. All stormwater management plans and erosion and sedimentation control plans associated with the development of the age-restricted residential community will be required to 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. 72 File #3800G Impact Analysis Statement/EAW 10 SOLID WASTE DISPOSAL The impact on solid waste disposal facilities associated with the development of the proposed age-restricted residential community on the 119.27± acre portion of the 357.64± acre subject properties can be projected from an average annual residential consumption of 5.4 cubic yards per household (Civil Engineering Reference Manual, 4th edition). It is anticipated that the buildout of the age-restricted residential community will yield 300 residential units resulting in the following solid waste disposal impact projections: AAV = 5.4 cu. yd. per household AAV = 5.4 cu. yd. x 300 households AAV = 1,620 cu. yd. at build-out, or 1,134 tons/yr. at build-out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The age-restricted residential community will generate approximately 1,134 tons of solid waste annually on average. This represents a 0.5% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by the age-restricted residential community will be disposed at the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this rezoning proposal. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies Homespun (#34-180) and the Stuart Brown House (#34-1239) as potentially significant properties within proximity of the 357.64± acre subject properties. The Homespun structure has been placed on the National and State Register of Historic Places and previously obtained approval of a Conditional Use Permit (CUP) from Frederick County to adaptively reuse the property for a country store and restaurant. The Homespun structure has been used most recently as and antique and craft store and has recently been purchased; however, the property is not currently in active use based on the allowances of the approved CUP. The Stuart Brown House is located on the north side of Cedar Creek Grade adjacent to the Route 37 northbound on-ramp and is currently utilized as a residential rental property. The Stuart Brown House is located approximately ¾-miles west of the 119.27± acre portion of the 357.64± acre subject properties that is proposed to be developed as an age-restricted residential community and is not visible from this portion of the area to be rezoned. The age-restricted residential community will be required to provide road efficiency buffer landscaping directly across from the Homespun structure as Cedar Creek Grade is classified as a major collector road in the Frederick County Comprehensive Policy Plan. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the First Winchester Battlefield within a portion of the 357.64± acre subject properties and the Second Kernstown Battlefield within close proximity of the subject properties. A portion of the First Winchester Battlefield is located within the floodplain and wetlands areas in the 73 File #3800G Impact Analysis Statement/EAW 11 northern portion of the 119.27± acres proposed to be developed as an age-restricted residential community. The Second Kernstown Battlefield is located on the south side of Cedar Creek Grade across from the entrance that will serve as access to the age-restricted residential community. Both Battlefields have been heavily impacted by the development of residential and commercial land uses and public streets within the County and the City of Winchester. Therefore, the rezoning of the property will not create negative impacts associated with historic properties and historic resources. Additionally, the subject properties are not located within potential historic districts that are identified by the Comprehensive Policy Plan. OTHER POTENTIAL IMPACTS The proposed development of an age-restricted community within the 119.27± acre portion of the 357.64± acre subject properties has been analyzed by the County Planning Department using the revised Development Impact Model (DIM). The DIM considered 300 age- restricted single-family dwelling units consistent with the proffered maximum number of age-restricted dwelling units, which identified a fiscal impact of $308.00 per residential dwelling unit to off-set impacts to community services. The Proffer Statement provides for a monetary contribution of $308.00 for each age-restricted residential dwelling unit that is paid to the County prior to the issuance of the certificate of occupancy permit to mitigate impacts to community services. Additionally, the Proffer Statement provides a monetary contribution of $9,078.00 for each residential unit that could be developed on a traditional five-acre lot or on a rural preservation lot within the 238.37± acre portion of the 357.64± acre subject properties proposed to be downzoned to the RA District to be consistent with the monetary contribution provided for non-age-restricted residential units in the R4 District rezoning application. There are no other identified potential impacts above those discussed in this Impact Analysis Statement that would be detrimental to surrounding properties or to the County from the rezoning and development of the 119.27± acre portion of the 357.64± acre subject properties for an age-restricted residential community. 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 FILENAME: H:\24\24079 - GREYSTONE PROPERTIES LLC REZONING\COMMENTS\24079_MEDIAN ACCELERATION LANE ANALYSIS MEMO.DOCX TECHNICAL MEMORANDUM Greystone Properties, LLC Rezoning Median Acceleration/Storage Lane Analysis Date: December 4, 2020 Project #: 24079 To: Brad Riggleman, P.E. From: Andrew Butsick, P.E.; John Callow Kittelson & Associates, Inc. (Kittelson) developed this memorandum to document the evaluation of a median protected acceleration/storage lane at the proposed access point to the Greystone development on Cedar Creek Grade in Frederick County, Virginia. Attachment A illustrates the proposed lane configuration at the site driveway to be constructed prior to the first occupied dwelling unit within the Greystone development. The intersection was previously evaluated as a traditional two-way stop- controlled intersection as part of the November 2019 traffic impact analysis (TIA), which assumed a site build-out year of 2027. The forecast year 2027 site driveway volumes (post-build out) for the weekday a.m. and weekday p.m. peak hours in the November 2019 TIA were applied to the new proposed lane configuration shown in Attachment A. Table 1 compares the forecast year 2027 post-build out operations under the traditional two-way stop-control intersection (TWSC) and TWSC with the added median acceleration/storage lane. Table 1. 2027 Total Traffic Conditions – Two-Way Stop-Control w/ and w/o Median Acceleration Lane Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing/ Proposed turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Site Driveway (#4) Two-way Stop-Controlled EB EBL 200’ A 0 8.0 B 5 11.2 EBT - - 0 0.0 - 0 0.0 EB Approach - - 0.1 - - 0.7 WB WBT - - 0 0.0 - 0 0.0 WBR 150’ - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 SB SBL - D 43 32.0 F 65 93.6 SBR - B 5 10.4 C 8 19.3 SB Approach C - 24.4 F - 67.8 Two-Way Stop-Control w/Median Acceleration Lane EB EBL 200’ - 0 0.0 - 0 0.0 EBT - - 0 0.0 - 0 0.0 EB Approach - - 0.0 - - 0.0 WB WBT - - 0 0.0 - 0 0.0 WBR 150’ - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 SB SBL - B 10 11.2 C 18 22.5 SBR - B 5 10.4 C 8 19.3 SB Approach B - 10.9 C - 21.4 100 Greystone Properties, LLC Rezoning Project #: 24079 December 4, 2020 Page 2 Kittelson & Associates, Inc. Reston, Virginia Attachment B contains the Synchro operational worksheets for the intersection with the median acceleration lane. As shown, the addition of a median acceleration/storage lane for southbound left- turning vehicles exiting the site is anticipated to reduce delays from 93.6 seconds (LOS F) to 22.5 seconds (LOS C) during the weekday p.m. peak hour. This reduction in delay results from the ability of southbound left-turning vehicles to complete a two-stage turn, rather than need to find a gap in both eastbound and westbound traffic on Cedar Creek Grade at the same time. As the Highway Capacity Manual, 6th Edition methodologies used to evaluate the median acceleration lane in Synchro do not forecast any delays for the eastbound left-turn movements (due to the required link layout in Synchro to accurately model the median acceleration lane), the operations of the site driveway with the median acceleration lane were also evaluated using SimTraffic software in accordance with VDOT TOSAM parameters. Table 2 illustrates the forecast delays and 95th percentile queues output from the SimTraffic analysis. Attachment C contains the SimTraffic operational worksheets. Table 2. 2027 Total Traffic Conditions – SimTraffic Analysis Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing/ Proposed turn-lane lengths Delay (sec) Back of Queue (feet) Delay (sec) Back of Queue (feet) Route 622 (Cedar Creek Grade)/Site Driveway (#4) Two-Way Stop-Control w/Median Acceleration Lane EB EBL 200’ 1.9 13 16.7 47 EBT - 0.0 0 0.0 0 WB WBT - 0.5 0 1.4 2 WBR 150’ 0.1 0 0.6 7 SB SBL - 7.0 45 37.0 65 SBR - 4.5 26 18.2 28 As shown, the eastbound left-turn movement is forecast to operate with a total delay per vehicle of 1.9 and 16.7 seconds during the weekday a.m. and weekday p.m. peak hours, respectively. All 95th percentile queues are forecast to be contained within the proposed storage. CONCLUSIONS The proposed site driveway on Cedar Creek Grade is forecast to operate acceptably under year 2027 post-build out traffic conditions with the proposed median acceleration/storage lane. 101 Attachment A Proposed Lane Configurations: Cedar Creek Grade/Site Driveway 102 103 Attachment B Year 2027 Post-Build Out Traffic Conditions: Synchro Operational Worksheets for Proposed Lane Configuration 104 HCM 6th TWSC Greystone Property 4: Cedar Creek Grade & Greystone Dwy Weekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property Synchro 10 Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 1 Intersection Int Delay, s/veh 2.9 Movement EBL EBT EBR WBL WBT WBR SBL SBR NWL NWR NEL NER Lane Configurations Traffic Vol, veh/h 0 0 0 0 309 26 77 0 0 0 14 0 Future Vol, veh/h 0 0 0 0 309 26 77 0 0 0 14 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Free Free Free Stop Stop Stop Stop Free Free RT Channelized - - - - - None - - - - - - Storage Length - - - - - 150 0 200 - - 0 - Veh in Median Storage, # - 0 - - 0 - 0 - 22350 - 22350 - Grade, % - 0 - - 0 - 0 - 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 10 0 0 2 2 2 0 2 Mvmt Flow 0 0 0 0 336 28 84 0 0 0 15 0 Major/Minor Major2 Minor2 Conflicting Flow All - - 0 336 336 Stage 1 - - - 336 - Stage 2 - - - 0 - Critical Hdwy - - - 6.4 6.2 Critical Hdwy Stg 1 - - - 5.4 - Critical Hdwy Stg 2 - - - - - Follow-up Hdwy - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 663 711 Stage 1 0 - - 728 - Stage 2 0 - - - - Platoon blocked, % - - Mov Cap-1 Maneuver - - - 663 711 Mov Cap-2 Maneuver - - - 663 - Stage 1 - - - 728 - Stage 2 - - - - - Approach WB SB HCM Control Delay, s 0 10.9 HCM LOS B Minor Lane/Major Mvmt WBT WBR SBLn1 SBLn2 Capacity (veh/h) - - 663 711 HCM Lane V/C Ratio - - 0.126 0.064 HCM Control Delay (s) - - 11.2 10.4 HCM Lane LOS - - B B HCM 95th %tile Q(veh) - - 0.4 0.2 105 HCM 6th TWSC Greystone Property 4: Cedar Creek Grade & Greystone Dwy Weekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property Synchro 10 Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 1 Intersection Int Delay, s/veh 1.3 Movement EBL EBT EBR WBL WBT WBR SBL SBR NWL NWR NEL NER Lane Configurations Traffic Vol, veh/h 0 0 0 0 966 76 45 0 0 0 41 0 Future Vol, veh/h 0 0 0 0 966 76 45 0 0 0 41 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Free Free Free Stop Stop Stop Stop Free Free RT Channelized - - - - - None - - - - - - Storage Length - - - - - 150 0 200 - - 0 - Veh in Median Storage, # - 0 - - 0 - 0 - 22350 - 22350 - Grade, % - 0 - - 0 - 0 - 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 0 0 2 2 2 0 2 Mvmt Flow 0 0 0 0 1050 83 49 0 0 0 45 0 Major/Minor Major2 Minor2 Conflicting Flow All - - 0 1050 1050 Stage 1 - - - 1050 - Stage 2 - - - 0 - Critical Hdwy - - - 6.4 6.2 Critical Hdwy Stg 1 - - - 5.4 - Critical Hdwy Stg 2 - - - - - Follow-up Hdwy - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 254 278 Stage 1 0 - - 340 - Stage 2 0 - - - - Platoon blocked, % - - Mov Cap-1 Maneuver - - - 254 278 Mov Cap-2 Maneuver - - - 254 - Stage 1 - - - 340 - Stage 2 - - - - - Approach WB SB HCM Control Delay, s 0 21.4 HCM LOS C Minor Lane/Major Mvmt WBT WBR SBLn1 SBLn2 Capacity (veh/h) - - 254 278 HCM Lane V/C Ratio - - 0.193 0.094 HCM Control Delay (s) - - 22.5 19.3 HCM Lane LOS - - C C HCM 95th %tile Q(veh) - - 0.7 0.3 106 Attachment C Year 2027 Post-Build Out Traffic Conditions: SimTraffic Operational Worksheets 107 SimTraffic Performance Report Greystone Property Weekday AM Peak - Total Traffic - Median Acceleration LaneWeekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 1 4: Cedar Creek Grade & Greystone Dwy Performance by movement Movement WBT WBR SBL SBR2 NEL All Denied Del/Veh (s) 0.3 3.5 0.2 4.0 0.0 0.8 Total Del/Veh (s) 0.5 0.1 7.0 4.5 1.9 1.9 108 Queuing and Blocking Report Greystone Property Weekday AM Peak - Total Traffic - Median Acceleration LaneWeekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 2 Intersection: 4: Cedar Creek Grade & Greystone Dwy Movement SB SB NE Directions Served L > L Maximum Queue (ft) 54 32 24 Average Queue (ft) 25 12 2 95th Queue (ft) 45 26 13 Link Distance (ft) 440 98 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 200 Storage Blk Time (%) Queuing Penalty (veh) 109 SimTraffic Performance Report Greystone Property Weekday PM Peak - Total Traffic - Median Acceleration LaneWeekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 1 4: Cedar Creek Grade & Greystone Dwy Performance by movement Movement WBT WBR SBL SBR2 NEL All Denied Del/Veh (s) 1.2 3.1 0.2 4.1 0.0 1.3 Total Del/Veh (s) 1.4 0.6 37.0 18.2 16.7 3.5 110 Queuing and Blocking Report Greystone Property Weekday PM Peak - Total Traffic - Median Acceleration LaneWeekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 2 Intersection: 4: Cedar Creek Grade & Greystone Dwy Movement WB WB SB SB NE Directions Served T R L > L Maximum Queue (ft) 2 10 79 44 58 Average Queue (ft) 0 1 26 9 19 95th Queue (ft) 2 7 65 28 47 Link Distance (ft) 582 440 98 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 150 200 Storage Blk Time (%) Queuing Penalty (veh) 111 Transportation Impact Analysis Greystone Properties, LLC Rezoning Frederick County, Virginia November 2019 112 113 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. ii TABLE OF CONTENTS Table of Contents ................................................................................................................................... ii Executive Summary ................................................................................................................................ 2 Introduction ....................................................................................................................................... 6 Existing Conditions ............................................................................................................................... 11 Transportation Impact Analysis ............................................................................................................ 18 Conclusions and Recommendations ..................................................................................................... 38 References ..................................................................................................................................... 41 APPENDICES Appendix A Scoping Letter Appendix B Traffic Counts Appendix C Level of Service Description Appendix D Existing Conditions Level of Service Worksheets Appendix F 2027 Background Traffic Conditions Level of Service Worksheets Appendix G 2027 Total Traffic Conditions Level of Service Worksheets 114 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. iii LIST OF FIGURES Figure 1. Site Vicinity Map ......................................................................................................... 7 Figure 2. Conceptual Site Plan ................................................................................................... 8 Figure 3. Zoning Map ................................................................................................................. 9 Figure 4. Existing Lane Configurations and Traffic Control Devices ......................................... 12 Figure 5. Existing Traffic Conditions – Weekday AM & Weekday PM Peak Hours ................... 14 Figure 6. Existing Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours .. 15 Figure 7. Year 2027 Background Traffic Conditions – Weekday AM & Weekday PM Peak Hours .................................................................................................................................. 20 Figure 8. Year 2027 Background Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours ................................................................................................................ 21 Figure 9. Year 2027 Total Traffic Assumed Lane Configurations and Traffic Control Devices .. 24 Figure 10. Estimated Trip Distribution Pattern .......................................................................... 26 Figure 11. Net New Site-Generated Trips – Weekday AM & Weekday PM Peak Hours ............. 27 Figure 12. Year 2027 Total Traffic Conditions – Weekday AM & Weekday PM Peak Hours ...... 29 Figure 13. Year 2027 Total Traffic Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours ................................................................................................................ 30 Figure 14. VDOT Right-Turn Lane Warrants for Two-Lane Roads – Cedar Creek Grade/Site Driveway - Weekday AM & Weekday PM Peak Hours .............................................. 33 Figure 15. VDOT Left-Turn Lane Warrants– Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours .......................................................................................... 34 Figure 16. Access Management Evaluation ............................................................................... 36 115 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. iv LIST OF TABLES Table 1. Existing Transportation Facilities and Roadway Designations ................................... 11 Table 2. Existing Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection ........................................... 16 Table 3. Year 2027 Background Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection ....... 22 Table 4. Estimated Trip Generation ........................................................................................ 25 Table 5. 2027 Total Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection .............. 31 Table 6. Westbound Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours ......................................................................................................... 32 Table 7. Left-Turning Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours ......................................................................................................... 34 116 Executive Summary 117 Greystone Properties, LLC November 2019 Executive Summary Kittelson & Associates, Inc. 2 EXECUTIVE SUMMARY A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed Greystone Properties development, in fulfillment of Frederick County and Virginia Department of Transportation’s (VDOT) requirements for traffic impact studies. The scope of the project analysis was developed in collaboration with County and VDOT staff. Specifically, this analysis includes: ▪ Year 2019 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2027 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods including in-process/approved developments and regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2027 total traffic conditions based on full build out of the development including queuing; ▪ Access management evaluation; and, ▪ Conclusions and recommendations. Based on the results of the transportation impact analysis, the transportation system can accommodate full build-out of the proposed development. The findings of this analysis and our recommendations are discussed below. Existing Conditions ▪ All study intersections study intersections are anticipated to operate at LOS C or better. 2027 Background Traffic Conditions ▪ Growth rates of one percent (linear) were applied to movements on public roadways to account for near-term regional traffic growth. ▪ No transportation improvements or in-process developments were identified for inclusion in the background 2027 analysis. ▪ All study intersections are forecast to continue to operate at LOS C or better under year 2027 background traffic conditions. Proposed Development ▪ Greystone Properties, LLC is proposing to develop 300 age-restricted single-family dwelling units north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). o The site is currently zoned R4 and is approved for 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. Owners of land 118 Greystone Properties, LLC Rezoning November 2019 Executive Summary Kittelson & Associates, Inc. 3 parcels adjacent to the proposed development seek to rezone these properties back to agricultural usage. ▪ Access to the site upon build-out is proposed via a single full-movement driveway on Cedar Creek Grade. o A future site access point is proposed along the planned West Jubal Early Drive extension to the north of the site; however, the extension is not currently funded and will not be assumed in this study. ▪ The development is estimated to generate approximately 1,950 net new weekday daily trips, 159 weekday a.m. (40 in, 119 out), and 189 weekday p.m. (117 in, 69 out) peak hour trips when fully built out in year 2027. ▪ 2027 Total Traffic Conditions ▪ All study intersections are forecast to continue to operate at LOS D or better during all analysis periods with the exception of the site driveway. o During the weekday p.m. peak hour, the southbound left-turn movement is anticipated to operate below capacity at LOS F. The high delays forecast for this movement stem from the inability of south left-turning vehicles to find a gap in the heavy westbound through volumes. These delays are limited to traffic internal to the site, and no noticeable operational impacts are forecast for mainline traffic on Cedar Creek Grade. ▪ An evaluation of VDOT turn-lane warrants illustrated a westbound right-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A minimum 100-foot taper and 100-foot storage length are required given the urban nature of the surrounding area. The 100-foot storage (minimum) was determined due to the lack of anticipated queuing in the free-flow right-turn lane into the site. ▪ An evaluation of VDOT turn-lane warrants illustrated a eastbound left-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A 100-foot left-turn lane with a 100-foot taper are required based on both the projected weekday a.m. and weekday p.m. peak hour volumes at the site driveway. Access Management ▪ The proposed site driveway meets VDOT access management standards noted in the Road Design Manual. 119 Greystone Properties, LLC Rezoning November 2019 Executive Summary Kittelson & Associates, Inc. 4 RECOMMENDATIONS Develop a westbound right-turn lane and an eastbound left-turn lane with 100-foot tapers and 100 feet of storage at the proposed site driveway. No other on- or off-site transportation improvements are triggered by the proposed Greystone Properties development. 120 Introduction 121 Greystone Properties, LLC Rezoning November 2019 Introduction Kittelson & Associates, Inc. 6 INTRODUCTION Kittelson and Associates, Inc. (Kittelson) prepared this report to document analysis methodologies and assumptions with regard to the proposed Greystone Properties development located north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). The site, shown in Figure 1, proposes a single, full-movement access point on Cedar Creek Grade. Greystone Properties, LLC proposes to apply for a rezoning to allow the development of 300-age restricted single-family dwelling units. The site is currently approved for the development of 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. The remaining land parcels not considered for this development are being considered for rezoning back to agricultural usage. Figure 2 shows a preliminary conceptual site plan. The general topography for the study site can best be described as level to rolling-hill type terrain. Figure 3 illustrates the current zoning map for Frederick County (Reference 1). The site on which the proposed development is located is currently zoned as R4. This analysis determines the transportation related impacts associated with the proposed development and was prepared in accordance with Frederick County and Virginia Department of Transportation (VDOT) requirements for traffic impact studies. The study intersections, time periods for analysis, and scope of this project were selected after County and VDOT staff were consulted. A scoping letter provided for this project is provided in Appendix A. A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed development. Specifically, this analysis includes: ▪ Year 2019 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2027 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods including in-process/approved developments and regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2027 total traffic conditions based on full build out of the development including queuing and turn lane analyses, ▪ Access management evaluation; and, ▪ Conclusions and recommendations. 122 SITE - Study Intersections## MIDDLE RDC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 01Site Vicinity Map Frederick County, VA 1 Greystone Properties, LLC Rezoning November 2019 Figure N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR FREDERICK COUNTY, VA 522 81 37 7 259 522 50 11 50 1181 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 - Future Study Intersections 123 C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 02 Conceptual Site PlanProvided by Greenway EngineeringFrederick County, VA2Greystone Properties, LLC RezoningNovember 2019Figure124 SITEC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 03 Frederick County Zoning MapObtained from Frederick County Online GIS DatabaseFrederick County, VA3Greystone Properties, LLC RezoningNovember 2019Figure125 Existing Conditions 126 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 11 EXISTING CONDITIONS The existing conditions analysis identifies the site conditions and current operational and geometric characteristics of the roadways within the study area. These conditions will be compared with future conditions later in this report. Kittelson staff visited and inventoried the proposed Greystone Properties development site and surrounding study area in June 2019. At that time, Kittelson collected information regarding site conditions, adjacent land uses, existing traffic operations, and transportation facilities in the study area. Transportation Facilities Table 1 summarizes the primary transportation facilities in the site vicinity. Figure 4 shows the existing lane configurations and traffic control devices at the study intersections. Table 1. Existing Transportation Facilities and Roadway Designations Roadway Classification1 Number of Lanes Speed Limit (mph) Median Side- walks Bicycle Lanes On- Street Parking Surface US 11 (Valley Avenue) Other Principal Arterial 4 35 No Yes Yes No Paved Route 622 (Cedar Creek Grade) Minor Arterial 2-42 35 No Yes3 No No Paved Route 37 NB Ramps Other Freeway or Expressway Ramp 1 N/A No No No No Paved Route 37 SB Ramps Other Freeway or Expressway Ramp 2 N/A No No No No Paved 1Classifications based on VDOT’s 2014 Functional Classification Map. 2Four lanes east of Stoneridge Road, two lanes west of Stoneridge Road 3Sidewalks present east of proposed site entrance only. Pedestrian and Bicycle Facilities Field observations taken in the site vicinity revealed low levels of pedestrian and bicycle activity along Cedar Creek Grade, particularly to the west of Stoneridge Road, where no sidewalks are present and land uses begin to transition to less dense, single-family plots. Moderate levels of pedestrian activity were observed along US 11, where numerous commercial businesses are present. Signalized pedestrian crossings are provided at the US 11/Cedar Creek Grade/Weems Lane intersection. On-street bike lanes are present along US 11. No protected bicycle infrastructure was observed on Cedar Creek Grade. Transit Facilities The City of Winchester operates the Trolley bus route along US 11 and Cedar Creek Grade. With hourly headways between 8:00 a.m. and 6:44 p.m. on Mondays, Wednesdays, and Fridays and 10:10 a.m. and 4:34 p.m. on Saturdays (no Sunday service), the route connects many of the residential communities in Winchester to the commercial land uses along South Pleasant Valley Road (Reference 2). A Trolley bus route stop is located approximately 650 feet east of the proposed site entrance of the Greystone Properties development at the Cedar Creek Grade/Harrison Street intersection. Currently, no bus shelter is present. 127 SITE MIDDLE RDC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 04Existing Lane Configurations and Traffic Control Devices Frederick County, VA 4 Greystone Properties, LLC Rezoning November 2019 Figure N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 - STOP SIGN - TRAFFIC SIGNAL 1 2 3 128 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 13 Existing Traffic Volumes and Peak Hour Operations Turning-movement counts were obtained in May 2019 at all existing study intersections. The counts were conducted on a typical weekday morning (6:00 a.m. – 9:00 a.m.) and weekday evening (4:00 a.m. – 7:00 p.m.) during peak time periods when school was in session. Appendix B contains all turning movement count data sheets. Consistent with scoping requirements, operational analyses were performed at the following intersections: ▪ US 11 (Valley Avenue)/Route 622 (Cedar Creek Grade)/Weems Lane ▪ Cedar Creek Grade/Route 37 Northbound Ramps ▪ Cedar Creek Grade/Route 37 Southbound Ramps Current Levels of Service and Volume-to-Capacity Ratios All level of service (LOS) analyses described in this report was performed in accordance with the procedures stated in the 2010 Highway Capacity Manual (HCM - Reference 3) and report HCM 2010 outputs1. A description of level of service and the criteria by which they are determined is presented in Appendix C. This analysis is based on the system hourly peak during each of the study periods to evaluate of all intersection levels-of-service. The weekday a.m. and weekday p.m. peak hours were found to occur from 7:30 a.m. to 8:30 a.m. and 4:30 p.m. to 5:30 p.m., respectively. Traffic operations were evaluated using Synchro 10 in accordance with VDOT’s Traffic Operations and Safety Analysis Manual v1.0 (TOSAM – Reference 4). Figure 5 shows the overall intersection operational results of the existing traffic operations analysis for the weekday a.m. and weekday p.m. peak hours. Figure 6 shows the lane group LOS. Table 2 summarizes the Synchro 10 peak hour levels of service, 95th percentile back of queue, and delay for each lane group by intersection. Appendix D contains the existing conditions level of service worksheets. 1 The signal timing at the US 11/Cedar Creek Grade/Weems Lane intersection currently employs non-National Electrical Manufacturers Association (NEMA) phasing. As such, HCM 2000 outputs are reported for signalized intersections 129 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 05Existing Traffic Conditions Weekday AM and PM Peak Hours Frederick County, VA 5 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 3 291138109220LOS=C Del=16.4 V/C=0.34 CM=NB 142544 1123891003336996201 213 230 62 77 34 LOS=C Del=25.7 V/C=0.50440098246666969LOS=B Del=16.4 V/C=0.67 28754119987546245145 212 227 161 360 57 LOS=C Del=31.3 V/C=0.71363013016348199207LOS=B Del=17.1 V/C=0.72 48194358558LOS=B Del=12.7 V/C=0.19 CM=NB 78448 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 130 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 06Existing Lane Group Levels of Service Weekday AM and PM Peak Hours Frederick County, VA 6 Greystone Properties, LLC Rezoning November 2019 Figure WEEKDAY AM 1 WEEKDAY PM 2 3 B B B B B B B C B B C A C D D D C C C C C C C B C C C C B C C C C C - STOP SIGN - TRAFFIC SIGNAL - LANE GROUP LOSX MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 131 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 16 Table 2. Existing Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Route 37 Southbound Ramps (#1) Signalized EB EBTR - B 135 14.8 B 74 10.7 EB Approach B - 14.8 B - 10.7 WB WBLT - B 72 13.4 B 199 18.7 WB Approach B - 13.4 B - 18.7 SB SBLT - B #276 19.8 C #274 20.3 SBR 650 B 25 10.2 B 37 13.4 SB Approach B - 18.1 B - 18.5 Overall LOS B - 16.4 B - 17.1 Route 622 (Cedar Creek Grade)/Route 37 Northbound Ramps (#2) Two-way Stop-Controlled EB EBLT - A 10 8.6 B 10 11.2 EB Approach - - 1.8 - - 1.7 WB WBTR - - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 NB NBLTR - C 38 16.4 B 18 12.7 NB Approach C - 16.4 B - 12.7 US 11 (Valley Avenue)/ Route 622(Cedar Creek Grade)/Weems Lane (#3) Signalized EB EBL - B 139 19.3 C 124 34.0 EBT - C 196 29.2 D 224 49.2 EBR 370 C 60 26.0 D 60 38.9 EB Approach C - 25.0 D - 41.5 WB WBL - C 50 26.0 C 136 33.1 WBTR - C 45 30.8 D 198 45.8 WB Approach C - 29.1 D - 42.2 NB NBL 340 B 77 17.6 C #284 21.3 NBT - C 154 25.5 C 223 24.3 NBR 235 C 0 22.0 C 35 21.2 NB Approach C - 23.5 C - 22.9 SB SBL 370 C 30 22.0 C 63 20.1 SBT - C 151 29.4 C 214 29.2 SBR 350 C 0 25.4 C 53 25.4 SB Approach C - 28.1 C - 27.2 Overall LOS C - 25.7 C - 31.3 #95th percentile volume exceeds capacity; queue may be longer. As shown in the figures and Table 2, study intersections are anticipated to operate at LOS C or better. 132 Transportation Impact Analysis 133 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 18 TRANSPORTATION IMPACT ANALYSIS The transportation impact analysis identifies how the study area’s transportation system will operate through total build out of the project. The Greystone Properties development is anticipated to be constructed and built out by year 2027. Traffic impacts of the proposed Greystone Properties development during the typical weekday a.m. and weekday p.m. peak hours were examined as follows: • Year 2027 background traffic conditions were developed by applying a one percent linear annual growth rate to traffic on public roadways. • Year 2027 background weekday a.m. and weekday p.m. peak hour traffic conditions were analyzed at each of the study intersections. • Site-generated trips were estimated for the proposed site plan. • Site trip distribution patterns identified and confirmed through the scoping process were derived from existing traffic patterns and major trip origins and destinations in the study area. • Year 2027 total traffic conditions were analyzed at each of the study intersections and site- access driveways during the weekday a.m. and weekday p.m. peak hours. YEAR 2027 TRAFFIC CONDITIONS In the 2027 background analysis, traffic operations prior to full build-out of the proposed development are analyzed for the purposes of establishing a baseline against which to measure the specific impacts of the proposed development. Background growth in traffic volumes is attributed to regional growth in the area as well as any specific development within the study area. These two components of growth are discussed below. Regional Growth A one percent annual growth rate for traffic on public roadways was identified and confirmed through the scoping process to account for near-term regional traffic growth. This growth rate was grown linearly to forecast year 2027 background traffic volumes. In-Process Developments No in-process developments are anticipated within the study network by the year 2027. Planned Transportation Improvements No transportation improvements are anticipated within the study network by the year 2027. 134 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 19 2027 Background Traffic Conditions Figure 7 shows the overall intersection operational results of the year 2027 background traffic operations analysis for the weekday a.m. and weekday p.m. peak hours. Figure 8 shows the lane group LOS. Table 3 summarizes the peak hour levels of service, 95th percentile back of queue, and delay for each lane group by intersection. Appendix E contains the 2027 background traffic operational analysis worksheets. 135 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 07Year 2027 Background Traffic Conditions Weekday AM and PM Peak Hours Frederick County, VA 7 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 3 12142110836400104218 231 249 67 83 37 LOS=C Del=26.1 V/C=0.534760106266717575LOS=B Del=18.0 V/C=0.71 31158621594591265157 230 246 174 390 62 LOS=C Del=33.2 V/C=0.78393014117752215224LOS=B Del=19.2 V/C=0.77 311149118238LOS=C Del=16.6 V/C=0.35 CM=NB 154589 521102388602LOS=B Del=13.2 V/C=0.20 CM=NB 84485 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 136 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 08Year 2027 Background Lane Group Levels of Service Weekday AM and PM Peak Hours Frederick County, VA 8 Greystone Properties, LLC Rezoning November 2019 Figure WEEKDAY AM WEEKDAY PM B B B C B C B C B B C A C D D D C C C C C C C B C C C C B C C C C C - STOP SIGN - TRAFFIC SIGNAL - LANE GROUP LOSX MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 1 2 3 137 FILENAME: H:\24\24079 - GREYSTONE PROPERTIES LLC REZONING\COMMENTS\24079_MEDIAN ACCELERATION LANE ANALYSIS MEMO.DOCX TECHNICAL MEMORANDUM Greystone Properties, LLC Rezoning Median Acceleration/Storage Lane Analysis Date: December 4, 2020 Project #: 24079 To: Brad Riggleman, P.E. From: Andrew Butsick, P.E.; John Callow Kittelson & Associates, Inc. (Kittelson) developed this memorandum to document the evaluation of a median protected acceleration/storage lane at the proposed access point to the Greystone development on Cedar Creek Grade in Frederick County, Virginia. Attachment A illustrates the proposed lane configuration at the site driveway to be constructed prior to the first occupied dwelling unit within the Greystone development. The intersection was previously evaluated as a traditional two-way stop- controlled intersection as part of the November 2019 traffic impact analysis (TIA), which assumed a site build-out year of 2027. The forecast year 2027 site driveway volumes (post-build out) for the weekday a.m. and weekday p.m. peak hours in the November 2019 TIA were applied to the new proposed lane configuration shown in Attachment A. Table 1 compares the forecast year 2027 post-build out operations under the traditional two-way stop-control intersection (TWSC) and TWSC with the added median acceleration/storage lane. Table 1. 2027 Total Traffic Conditions – Two-Way Stop-Control w/ and w/o Median Acceleration Lane Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing/ Proposed turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Site Driveway (#4) Two-way Stop-Controlled EB EBL 200’ A 0 8.0 B 5 11.2 EBT - - 0 0.0 - 0 0.0 EB Approach - - 0.1 - - 0.7 WB WBT - - 0 0.0 - 0 0.0 WBR 150’ - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 SB SBL - D 43 32.0 F 65 93.6 SBR - B 5 10.4 C 8 19.3 SB Approach C - 24.4 F - 67.8 Two-Way Stop-Control w/Median Acceleration Lane EB EBL 200’ - 0 0.0 - 0 0.0 EBT - - 0 0.0 - 0 0.0 EB Approach - - 0.0 - - 0.0 WB WBT - - 0 0.0 - 0 0.0 WBR 150’ - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 SB SBL - B 10 11.2 C 18 22.5 SBR - B 5 10.4 C 8 19.3 SB Approach B - 10.9 C - 21.4 138 Greystone Properties, LLC Rezoning Project #: 24079 December 4, 2020 Page 2 Kittelson & Associates, Inc. Reston, Virginia Attachment B contains the Synchro operational worksheets for the intersection with the median acceleration lane. As shown, the addition of a median acceleration/storage lane for southbound left- turning vehicles exiting the site is anticipated to reduce delays from 93.6 seconds (LOS F) to 22.5 seconds (LOS C) during the weekday p.m. peak hour. This reduction in delay results from the ability of southbound left-turning vehicles to complete a two-stage turn, rather than need to find a gap in both eastbound and westbound traffic on Cedar Creek Grade at the same time. As the Highway Capacity Manual, 6th Edition methodologies used to evaluate the median acceleration lane in Synchro do not forecast any delays for the eastbound left-turn movements (due to the required link layout in Synchro to accurately model the median acceleration lane), the operations of the site driveway with the median acceleration lane were also evaluated using SimTraffic software in accordance with VDOT TOSAM parameters. Table 2 illustrates the forecast delays and 95th percentile queues output from the SimTraffic analysis. Attachment C contains the SimTraffic operational worksheets. Table 2. 2027 Total Traffic Conditions – SimTraffic Analysis Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing/ Proposed turn-lane lengths Delay (sec) Back of Queue (feet) Delay (sec) Back of Queue (feet) Route 622 (Cedar Creek Grade)/Site Driveway (#4) Two-Way Stop-Control w/Median Acceleration Lane EB EBL 200’ 1.9 13 16.7 47 EBT - 0.0 0 0.0 0 WB WBT - 0.5 0 1.4 2 WBR 150’ 0.1 0 0.6 7 SB SBL - 7.0 45 37.0 65 SBR - 4.5 26 18.2 28 As shown, the eastbound left-turn movement is forecast to operate with a total delay per vehicle of 1.9 and 16.7 seconds during the weekday a.m. and weekday p.m. peak hours, respectively. All 95th percentile queues are forecast to be contained within the proposed storage. CONCLUSIONS The proposed site driveway on Cedar Creek Grade is forecast to operate acceptably under year 2027 post-build out traffic conditions with the proposed median acceleration/storage lane. 139 Attachment A Proposed Lane Configurations: Cedar Creek Grade/Site Driveway 140 141 Attachment B Year 2027 Post-Build Out Traffic Conditions: Synchro Operational Worksheets for Proposed Lane Configuration 142 HCM 6th TWSC Greystone Property 4: Cedar Creek Grade & Greystone Dwy Weekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property Synchro 10 Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 1 Intersection Int Delay, s/veh 2.9 Movement EBL EBT EBR WBL WBT WBR SBL SBR NWL NWR NEL NER Lane Configurations Traffic Vol, veh/h 0 0 0 0 309 26 77 0 0 0 14 0 Future Vol, veh/h 0 0 0 0 309 26 77 0 0 0 14 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Free Free Free Stop Stop Stop Stop Free Free RT Channelized - - - - - None - - - - - - Storage Length - - - - - 150 0 200 - - 0 - Veh in Median Storage, # - 0 - - 0 - 0 - 22350 - 22350 - Grade, % - 0 - - 0 - 0 - 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 10 0 0 2 2 2 0 2 Mvmt Flow 0 0 0 0 336 28 84 0 0 0 15 0 Major/Minor Major2 Minor2 Conflicting Flow All - - 0 336 336 Stage 1 - - - 336 - Stage 2 - - - 0 - Critical Hdwy - - - 6.4 6.2 Critical Hdwy Stg 1 - - - 5.4 - Critical Hdwy Stg 2 - - - - - Follow-up Hdwy - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 663 711 Stage 1 0 - - 728 - Stage 2 0 - - - - Platoon blocked, % - - Mov Cap-1 Maneuver - - - 663 711 Mov Cap-2 Maneuver - - - 663 - Stage 1 - - - 728 - Stage 2 - - - - - Approach WB SB HCM Control Delay, s 0 10.9 HCM LOS B Minor Lane/Major Mvmt WBT WBR SBLn1 SBLn2 Capacity (veh/h) - - 663 711 HCM Lane V/C Ratio - - 0.126 0.064 HCM Control Delay (s) - - 11.2 10.4 HCM Lane LOS - - B B HCM 95th %tile Q(veh) - - 0.4 0.2 143 HCM 6th TWSC Greystone Property 4: Cedar Creek Grade & Greystone Dwy Weekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property Synchro 10 Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 1 Intersection Int Delay, s/veh 1.3 Movement EBL EBT EBR WBL WBT WBR SBL SBR NWL NWR NEL NER Lane Configurations Traffic Vol, veh/h 0 0 0 0 966 76 45 0 0 0 41 0 Future Vol, veh/h 0 0 0 0 966 76 45 0 0 0 41 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Free Free Free Stop Stop Stop Stop Free Free RT Channelized - - - - - None - - - - - - Storage Length - - - - - 150 0 200 - - 0 - Veh in Median Storage, # - 0 - - 0 - 0 - 22350 - 22350 - Grade, % - 0 - - 0 - 0 - 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 0 0 2 2 2 0 2 Mvmt Flow 0 0 0 0 1050 83 49 0 0 0 45 0 Major/Minor Major2 Minor2 Conflicting Flow All - - 0 1050 1050 Stage 1 - - - 1050 - Stage 2 - - - 0 - Critical Hdwy - - - 6.4 6.2 Critical Hdwy Stg 1 - - - 5.4 - Critical Hdwy Stg 2 - - - - - Follow-up Hdwy - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 254 278 Stage 1 0 - - 340 - Stage 2 0 - - - - Platoon blocked, % - - Mov Cap-1 Maneuver - - - 254 278 Mov Cap-2 Maneuver - - - 254 - Stage 1 - - - 340 - Stage 2 - - - - - Approach WB SB HCM Control Delay, s 0 21.4 HCM LOS C Minor Lane/Major Mvmt WBT WBR SBLn1 SBLn2 Capacity (veh/h) - - 254 278 HCM Lane V/C Ratio - - 0.193 0.094 HCM Control Delay (s) - - 22.5 19.3 HCM Lane LOS - - C C HCM 95th %tile Q(veh) - - 0.7 0.3 144 Attachment C Year 2027 Post-Build Out Traffic Conditions: SimTraffic Operational Worksheets 145 SimTraffic Performance Report Greystone Property Weekday AM Peak - Total Traffic - Median Acceleration LaneWeekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 1 4: Cedar Creek Grade & Greystone Dwy Performance by movement Movement WBT WBR SBL SBR2 NEL All Denied Del/Veh (s) 0.3 3.5 0.2 4.0 0.0 0.8 Total Del/Veh (s) 0.5 0.1 7.0 4.5 1.9 1.9 146 Queuing and Blocking Report Greystone Property Weekday AM Peak - Total Traffic - Median Acceleration LaneWeekday AM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday AM Peak - Total Traffic - Median Acceleration Lane Page 2 Intersection: 4: Cedar Creek Grade & Greystone Dwy Movement SB SB NE Directions Served L > L Maximum Queue (ft) 54 32 24 Average Queue (ft) 25 12 2 95th Queue (ft) 45 26 13 Link Distance (ft) 440 98 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 200 Storage Blk Time (%) Queuing Penalty (veh) 147 SimTraffic Performance Report Greystone Property Weekday PM Peak - Total Traffic - Median Acceleration LaneWeekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 1 4: Cedar Creek Grade & Greystone Dwy Performance by movement Movement WBT WBR SBL SBR2 NEL All Denied Del/Veh (s) 1.2 3.1 0.2 4.1 0.0 1.3 Total Del/Veh (s) 1.4 0.6 37.0 18.2 16.7 3.5 148 Queuing and Blocking Report Greystone Property Weekday PM Peak - Total Traffic - Median Acceleration LaneWeekday PM Peak - Total Traffic - Median Acceleration Lane Greystone Property SimTraffic Report Weekday PM Peak - Total Traffic - Median Acceleration Lane Page 2 Intersection: 4: Cedar Creek Grade & Greystone Dwy Movement WB WB SB SB NE Directions Served T R L > L Maximum Queue (ft) 2 10 79 44 58 Average Queue (ft) 0 1 26 9 19 95th Queue (ft) 2 7 65 28 47 Link Distance (ft) 582 440 98 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 150 200 Storage Blk Time (%) Queuing Penalty (veh) 149 Transportation Impact Analysis Greystone Properties, LLC Rezoning Frederick County, Virginia November 2019 150 151 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. ii TABLE OF CONTENTS Table of Contents ................................................................................................................................... ii Executive Summary ................................................................................................................................ 2 Introduction ....................................................................................................................................... 6 Existing Conditions ............................................................................................................................... 11 Transportation Impact Analysis ............................................................................................................ 18 Conclusions and Recommendations ..................................................................................................... 38 References ..................................................................................................................................... 41 APPENDICES Appendix A Scoping Letter Appendix B Traffic Counts Appendix C Level of Service Description Appendix D Existing Conditions Level of Service Worksheets Appendix F 2027 Background Traffic Conditions Level of Service Worksheets Appendix G 2027 Total Traffic Conditions Level of Service Worksheets 152 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. iii LIST OF FIGURES Figure 1. Site Vicinity Map ......................................................................................................... 7 Figure 2. Conceptual Site Plan ................................................................................................... 8 Figure 3. Zoning Map ................................................................................................................. 9 Figure 4. Existing Lane Configurations and Traffic Control Devices ......................................... 12 Figure 5. Existing Traffic Conditions – Weekday AM & Weekday PM Peak Hours ................... 14 Figure 6. Existing Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours .. 15 Figure 7. Year 2027 Background Traffic Conditions – Weekday AM & Weekday PM Peak Hours .................................................................................................................................. 20 Figure 8. Year 2027 Background Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours ................................................................................................................ 21 Figure 9. Year 2027 Total Traffic Assumed Lane Configurations and Traffic Control Devices .. 24 Figure 10. Estimated Trip Distribution Pattern .......................................................................... 26 Figure 11. Net New Site-Generated Trips – Weekday AM & Weekday PM Peak Hours ............. 27 Figure 12. Year 2027 Total Traffic Conditions – Weekday AM & Weekday PM Peak Hours ...... 29 Figure 13. Year 2027 Total Traffic Lane Group Levels of Service – Weekday AM & Weekday PM Peak Hours ................................................................................................................ 30 Figure 14. VDOT Right-Turn Lane Warrants for Two-Lane Roads – Cedar Creek Grade/Site Driveway - Weekday AM & Weekday PM Peak Hours .............................................. 33 Figure 15. VDOT Left-Turn Lane Warrants– Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours .......................................................................................... 34 Figure 16. Access Management Evaluation ............................................................................... 36 153 Greystone Properties, LLC November 2019 Table of Contents Kittelson & Associates, Inc. iv LIST OF TABLES Table 1. Existing Transportation Facilities and Roadway Designations ................................... 11 Table 2. Existing Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection ........................................... 16 Table 3. Year 2027 Background Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection ....... 22 Table 4. Estimated Trip Generation ........................................................................................ 25 Table 5. 2027 Total Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection .............. 31 Table 6. Westbound Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours ......................................................................................................... 32 Table 7. Left-Turning Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours ......................................................................................................... 34 154 Executive Summary 155 Greystone Properties, LLC November 2019 Executive Summary Kittelson & Associates, Inc. 2 EXECUTIVE SUMMARY A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed Greystone Properties development, in fulfillment of Frederick County and Virginia Department of Transportation’s (VDOT) requirements for traffic impact studies. The scope of the project analysis was developed in collaboration with County and VDOT staff. Specifically, this analysis includes: ▪ Year 2019 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2027 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods including in-process/approved developments and regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2027 total traffic conditions based on full build out of the development including queuing; ▪ Access management evaluation; and, ▪ Conclusions and recommendations. Based on the results of the transportation impact analysis, the transportation system can accommodate full build-out of the proposed development. The findings of this analysis and our recommendations are discussed below. Existing Conditions ▪ All study intersections study intersections are anticipated to operate at LOS C or better. 2027 Background Traffic Conditions ▪ Growth rates of one percent (linear) were applied to movements on public roadways to account for near-term regional traffic growth. ▪ No transportation improvements or in-process developments were identified for inclusion in the background 2027 analysis. ▪ All study intersections are forecast to continue to operate at LOS C or better under year 2027 background traffic conditions. Proposed Development ▪ Greystone Properties, LLC is proposing to develop 300 age-restricted single-family dwelling units north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). o The site is currently zoned R4 and is approved for 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. Owners of land 156 Greystone Properties, LLC Rezoning November 2019 Executive Summary Kittelson & Associates, Inc. 3 parcels adjacent to the proposed development seek to rezone these properties back to agricultural usage. ▪ Access to the site upon build-out is proposed via a single full-movement driveway on Cedar Creek Grade. o A future site access point is proposed along the planned West Jubal Early Drive extension to the north of the site; however, the extension is not currently funded and will not be assumed in this study. ▪ The development is estimated to generate approximately 1,950 net new weekday daily trips, 159 weekday a.m. (40 in, 119 out), and 189 weekday p.m. (117 in, 69 out) peak hour trips when fully built out in year 2027. ▪ 2027 Total Traffic Conditions ▪ All study intersections are forecast to continue to operate at LOS D or better during all analysis periods with the exception of the site driveway. o During the weekday p.m. peak hour, the southbound left-turn movement is anticipated to operate below capacity at LOS F. The high delays forecast for this movement stem from the inability of south left-turning vehicles to find a gap in the heavy westbound through volumes. These delays are limited to traffic internal to the site, and no noticeable operational impacts are forecast for mainline traffic on Cedar Creek Grade. ▪ An evaluation of VDOT turn-lane warrants illustrated a westbound right-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A minimum 100-foot taper and 100-foot storage length are required given the urban nature of the surrounding area. The 100-foot storage (minimum) was determined due to the lack of anticipated queuing in the free-flow right-turn lane into the site. ▪ An evaluation of VDOT turn-lane warrants illustrated a eastbound left-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A 100-foot left-turn lane with a 100-foot taper are required based on both the projected weekday a.m. and weekday p.m. peak hour volumes at the site driveway. Access Management ▪ The proposed site driveway meets VDOT access management standards noted in the Road Design Manual. 157 Greystone Properties, LLC Rezoning November 2019 Executive Summary Kittelson & Associates, Inc. 4 RECOMMENDATIONS Develop a westbound right-turn lane and an eastbound left-turn lane with 100-foot tapers and 100 feet of storage at the proposed site driveway. No other on- or off-site transportation improvements are triggered by the proposed Greystone Properties development. 158 Introduction 159 Greystone Properties, LLC Rezoning November 2019 Introduction Kittelson & Associates, Inc. 6 INTRODUCTION Kittelson and Associates, Inc. (Kittelson) prepared this report to document analysis methodologies and assumptions with regard to the proposed Greystone Properties development located north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). The site, shown in Figure 1, proposes a single, full-movement access point on Cedar Creek Grade. Greystone Properties, LLC proposes to apply for a rezoning to allow the development of 300-age restricted single-family dwelling units. The site is currently approved for the development of 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. The remaining land parcels not considered for this development are being considered for rezoning back to agricultural usage. Figure 2 shows a preliminary conceptual site plan. The general topography for the study site can best be described as level to rolling-hill type terrain. Figure 3 illustrates the current zoning map for Frederick County (Reference 1). The site on which the proposed development is located is currently zoned as R4. This analysis determines the transportation related impacts associated with the proposed development and was prepared in accordance with Frederick County and Virginia Department of Transportation (VDOT) requirements for traffic impact studies. The study intersections, time periods for analysis, and scope of this project were selected after County and VDOT staff were consulted. A scoping letter provided for this project is provided in Appendix A. A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed development. Specifically, this analysis includes: ▪ Year 2019 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2027 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods including in-process/approved developments and regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2027 total traffic conditions based on full build out of the development including queuing and turn lane analyses, ▪ Access management evaluation; and, ▪ Conclusions and recommendations. 160 SITE - Study Intersections## MIDDLE RDC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 01Site Vicinity Map Frederick County, VA 1 Greystone Properties, LLC Rezoning November 2019 Figure N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR FREDERICK COUNTY, VA 522 81 37 7 259 522 50 11 50 1181 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 - Future Study Intersections 161 C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 02 Conceptual Site PlanProvided by Greenway EngineeringFrederick County, VA2Greystone Properties, LLC RezoningNovember 2019Figure162 SITEC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 03 Frederick County Zoning MapObtained from Frederick County Online GIS DatabaseFrederick County, VA3Greystone Properties, LLC RezoningNovember 2019Figure163 Existing Conditions 164 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 11 EXISTING CONDITIONS The existing conditions analysis identifies the site conditions and current operational and geometric characteristics of the roadways within the study area. These conditions will be compared with future conditions later in this report. Kittelson staff visited and inventoried the proposed Greystone Properties development site and surrounding study area in June 2019. At that time, Kittelson collected information regarding site conditions, adjacent land uses, existing traffic operations, and transportation facilities in the study area. Transportation Facilities Table 1 summarizes the primary transportation facilities in the site vicinity. Figure 4 shows the existing lane configurations and traffic control devices at the study intersections. Table 1. Existing Transportation Facilities and Roadway Designations Roadway Classification1 Number of Lanes Speed Limit (mph) Median Side- walks Bicycle Lanes On- Street Parking Surface US 11 (Valley Avenue) Other Principal Arterial 4 35 No Yes Yes No Paved Route 622 (Cedar Creek Grade) Minor Arterial 2-42 35 No Yes3 No No Paved Route 37 NB Ramps Other Freeway or Expressway Ramp 1 N/A No No No No Paved Route 37 SB Ramps Other Freeway or Expressway Ramp 2 N/A No No No No Paved 1Classifications based on VDOT’s 2014 Functional Classification Map. 2Four lanes east of Stoneridge Road, two lanes west of Stoneridge Road 3Sidewalks present east of proposed site entrance only. Pedestrian and Bicycle Facilities Field observations taken in the site vicinity revealed low levels of pedestrian and bicycle activity along Cedar Creek Grade, particularly to the west of Stoneridge Road, where no sidewalks are present and land uses begin to transition to less dense, single-family plots. Moderate levels of pedestrian activity were observed along US 11, where numerous commercial businesses are present. Signalized pedestrian crossings are provided at the US 11/Cedar Creek Grade/Weems Lane intersection. On-street bike lanes are present along US 11. No protected bicycle infrastructure was observed on Cedar Creek Grade. Transit Facilities The City of Winchester operates the Trolley bus route along US 11 and Cedar Creek Grade. With hourly headways between 8:00 a.m. and 6:44 p.m. on Mondays, Wednesdays, and Fridays and 10:10 a.m. and 4:34 p.m. on Saturdays (no Sunday service), the route connects many of the residential communities in Winchester to the commercial land uses along South Pleasant Valley Road (Reference 2). A Trolley bus route stop is located approximately 650 feet east of the proposed site entrance of the Greystone Properties development at the Cedar Creek Grade/Harrison Street intersection. Currently, no bus shelter is present. 165 SITE MIDDLE RDC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 04Existing Lane Configurations and Traffic Control Devices Frederick County, VA 4 Greystone Properties, LLC Rezoning November 2019 Figure N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 - STOP SIGN - TRAFFIC SIGNAL 1 2 3 166 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 13 Existing Traffic Volumes and Peak Hour Operations Turning-movement counts were obtained in May 2019 at all existing study intersections. The counts were conducted on a typical weekday morning (6:00 a.m. – 9:00 a.m.) and weekday evening (4:00 a.m. – 7:00 p.m.) during peak time periods when school was in session. Appendix B contains all turning movement count data sheets. Consistent with scoping requirements, operational analyses were performed at the following intersections: ▪ US 11 (Valley Avenue)/Route 622 (Cedar Creek Grade)/Weems Lane ▪ Cedar Creek Grade/Route 37 Northbound Ramps ▪ Cedar Creek Grade/Route 37 Southbound Ramps Current Levels of Service and Volume-to-Capacity Ratios All level of service (LOS) analyses described in this report was performed in accordance with the procedures stated in the 2010 Highway Capacity Manual (HCM - Reference 3) and report HCM 2010 outputs1. A description of level of service and the criteria by which they are determined is presented in Appendix C. This analysis is based on the system hourly peak during each of the study periods to evaluate of all intersection levels-of-service. The weekday a.m. and weekday p.m. peak hours were found to occur from 7:30 a.m. to 8:30 a.m. and 4:30 p.m. to 5:30 p.m., respectively. Traffic operations were evaluated using Synchro 10 in accordance with VDOT’s Traffic Operations and Safety Analysis Manual v1.0 (TOSAM – Reference 4). Figure 5 shows the overall intersection operational results of the existing traffic operations analysis for the weekday a.m. and weekday p.m. peak hours. Figure 6 shows the lane group LOS. Table 2 summarizes the Synchro 10 peak hour levels of service, 95th percentile back of queue, and delay for each lane group by intersection. Appendix D contains the existing conditions level of service worksheets. 1 The signal timing at the US 11/Cedar Creek Grade/Weems Lane intersection currently employs non-National Electrical Manufacturers Association (NEMA) phasing. As such, HCM 2000 outputs are reported for signalized intersections 167 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 05Existing Traffic Conditions Weekday AM and PM Peak Hours Frederick County, VA 5 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 3 291138109220LOS=C Del=16.4 V/C=0.34 CM=NB 142544 1123891003336996201 213 230 62 77 34 LOS=C Del=25.7 V/C=0.50440098246666969LOS=B Del=16.4 V/C=0.67 28754119987546245145 212 227 161 360 57 LOS=C Del=31.3 V/C=0.71363013016348199207LOS=B Del=17.1 V/C=0.72 48194358558LOS=B Del=12.7 V/C=0.19 CM=NB 78448 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 168 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 06Existing Lane Group Levels of Service Weekday AM and PM Peak Hours Frederick County, VA 6 Greystone Properties, LLC Rezoning November 2019 Figure WEEKDAY AM 1 WEEKDAY PM 2 3 B B B B B B B C B B C A C D D D C C C C C C C B C C C C B C C C C C - STOP SIGN - TRAFFIC SIGNAL - LANE GROUP LOSX MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 169 Greystone Properties, LLC Rezoning November 2019 Existing Conditions Kittelson & Associates, Inc. 16 Table 2. Existing Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Route 37 Southbound Ramps (#1) Signalized EB EBTR - B 135 14.8 B 74 10.7 EB Approach B - 14.8 B - 10.7 WB WBLT - B 72 13.4 B 199 18.7 WB Approach B - 13.4 B - 18.7 SB SBLT - B #276 19.8 C #274 20.3 SBR 650 B 25 10.2 B 37 13.4 SB Approach B - 18.1 B - 18.5 Overall LOS B - 16.4 B - 17.1 Route 622 (Cedar Creek Grade)/Route 37 Northbound Ramps (#2) Two-way Stop-Controlled EB EBLT - A 10 8.6 B 10 11.2 EB Approach - - 1.8 - - 1.7 WB WBTR - - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 NB NBLTR - C 38 16.4 B 18 12.7 NB Approach C - 16.4 B - 12.7 US 11 (Valley Avenue)/ Route 622(Cedar Creek Grade)/Weems Lane (#3) Signalized EB EBL - B 139 19.3 C 124 34.0 EBT - C 196 29.2 D 224 49.2 EBR 370 C 60 26.0 D 60 38.9 EB Approach C - 25.0 D - 41.5 WB WBL - C 50 26.0 C 136 33.1 WBTR - C 45 30.8 D 198 45.8 WB Approach C - 29.1 D - 42.2 NB NBL 340 B 77 17.6 C #284 21.3 NBT - C 154 25.5 C 223 24.3 NBR 235 C 0 22.0 C 35 21.2 NB Approach C - 23.5 C - 22.9 SB SBL 370 C 30 22.0 C 63 20.1 SBT - C 151 29.4 C 214 29.2 SBR 350 C 0 25.4 C 53 25.4 SB Approach C - 28.1 C - 27.2 Overall LOS C - 25.7 C - 31.3 #95th percentile volume exceeds capacity; queue may be longer. As shown in the figures and Table 2, study intersections are anticipated to operate at LOS C or better. 170 Transportation Impact Analysis 171 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 18 TRANSPORTATION IMPACT ANALYSIS The transportation impact analysis identifies how the study area’s transportation system will operate through total build out of the project. The Greystone Properties development is anticipated to be constructed and built out by year 2027. Traffic impacts of the proposed Greystone Properties development during the typical weekday a.m. and weekday p.m. peak hours were examined as follows: • Year 2027 background traffic conditions were developed by applying a one percent linear annual growth rate to traffic on public roadways. • Year 2027 background weekday a.m. and weekday p.m. peak hour traffic conditions were analyzed at each of the study intersections. • Site-generated trips were estimated for the proposed site plan. • Site trip distribution patterns identified and confirmed through the scoping process were derived from existing traffic patterns and major trip origins and destinations in the study area. • Year 2027 total traffic conditions were analyzed at each of the study intersections and site- access driveways during the weekday a.m. and weekday p.m. peak hours. YEAR 2027 TRAFFIC CONDITIONS In the 2027 background analysis, traffic operations prior to full build-out of the proposed development are analyzed for the purposes of establishing a baseline against which to measure the specific impacts of the proposed development. Background growth in traffic volumes is attributed to regional growth in the area as well as any specific development within the study area. These two components of growth are discussed below. Regional Growth A one percent annual growth rate for traffic on public roadways was identified and confirmed through the scoping process to account for near-term regional traffic growth. This growth rate was grown linearly to forecast year 2027 background traffic volumes. In-Process Developments No in-process developments are anticipated within the study network by the year 2027. Planned Transportation Improvements No transportation improvements are anticipated within the study network by the year 2027. 172 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 19 2027 Background Traffic Conditions Figure 7 shows the overall intersection operational results of the year 2027 background traffic operations analysis for the weekday a.m. and weekday p.m. peak hours. Figure 8 shows the lane group LOS. Table 3 summarizes the peak hour levels of service, 95th percentile back of queue, and delay for each lane group by intersection. Appendix E contains the 2027 background traffic operational analysis worksheets. 173 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 07Year 2027 Background Traffic Conditions Weekday AM and PM Peak Hours Frederick County, VA 7 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 3 12142110836400104218 231 249 67 83 37 LOS=C Del=26.1 V/C=0.534760106266717575LOS=B Del=18.0 V/C=0.71 31158621594591265157 230 246 174 390 62 LOS=C Del=33.2 V/C=0.78393014117752215224LOS=B Del=19.2 V/C=0.77 311149118238LOS=C Del=16.6 V/C=0.35 CM=NB 154589 521102388602LOS=B Del=13.2 V/C=0.20 CM=NB 84485 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 174 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 08Year 2027 Background Lane Group Levels of Service Weekday AM and PM Peak Hours Frederick County, VA 8 Greystone Properties, LLC Rezoning November 2019 Figure WEEKDAY AM WEEKDAY PM B B B C B C B C B B C A C D D D C C C C C C C B C C C C B C C C C C - STOP SIGN - TRAFFIC SIGNAL - LANE GROUP LOSX MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 1 2 3 175 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 22 Table 3. Year 2027 Background Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Route 37 Southbound Ramps (#1) Signalized EB EBTR - B 144 15.2 B 79 11.1 EB Approach B - 15.2 B - 11.1 WB WBLT - B 78 13.7 C 221 21.8 WB Approach B - 13.7 C - 21.8 SB SBLT - C #304 23.2 C #334 22.7 SBR 650 B 26 10.4 B 40 14.1 SB Approach C - 20.8 C - 20.4 Overall LOS B - 18.0 B - 19.2 Route 622 (Cedar Creek Grade)/Route 37 Northbound Ramps (#2) Two-way Stop-Controlled EB EBLT - A 13 8.6 B 13 11.6 EB Approach - - 1.8 - - 1.7 WB WBTR - - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 NB NBLTR - C 38 16.6 B 20 13.2 NB Approach C - 16.6 B - 13.2 US 11 (Valley Avenue)/ Route 622(Cedar Creek Grade)/Weems Lane (#3) Signalized EB EBL - B 150 19.4 C 134 34.8 EBT - C 212 29.6 D 243 50.0 EBR 370 C 62 26.0 D 67 38.4 EB Approach C - 25.1 D - 41.7 WB WBL - C 53 25.7 C 147 33.9 WBTR - C 47 30.7 D 215 46.7 WB Approach C - 28.9 D - 43.1 NB NBL 340 B 80 17.9 C #352 28.0 NBT - C 162 26.1 C 243 26.6 NBR 235 C 0 22.3 C 45 22.8 NB Approach C - 24.0 C - 26.3 SB SBL 370 C 30 22.4 C 66 20.6 SBT - C 157 30.3 C 233 31.6 SBR 350 C 0 25.8 C 55 26.8 SB Approach C - 28.9 C - 29.2 Overall LOS C - 26.1 C - 33.2 #95th percentile volume exceeds capacity; queue may be longer. As shown in the figures and Table 3, study intersections and critical movements are anticipated to continue to operate at LOS C or better. 176 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 23 PROPOSED DEVELOPMENT Greystone Properties, LLC is proposing to develop 300 age-restricted single-family dwelling units north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). The site is currently zoned R4 and is approved for 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. Access to the site upon build-out is proposed via a single full- movement driveway on Cedar Creek Grade. A future site access point is proposed along the planned West Jubal Early Drive extension to the north of the site; however, the extension is not currently funded and will not be assumed in this study. Figure 9 illustrates the assumed lane configurations and traffic control devices under year 2027 total traffic conditions. 177 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 09Year 2027 Total Traffic Assumed Lane Configurations and Traffic Control Devices Frederick County, VA 9 Greystone Properties, LLC Rezoning November 2019 Figure 1 2 4 3 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 4 178 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 25 Trip Generation Trip generation estimates for the proposed development were developed using rates specific to VDOT’s Staunton District developed by VDOT staff. Table 4 summarizes the trip generation estimates for the proposed development. Table 4. Estimated Trip Generation Land Use ITE Code Units Weekday Daily Peak Hour Adjacent Street Weekday AM Peak Hour Weekday PM Peak Hour Total In Out Total In Out Senior Adult Housing – Detached1 251 300 Dwelling Units 1,950 159 40 119 186 117 69 Total Trips 1,950 159 40 119 186 117 69 1Per VDOT staff direction, Weekday Daily, Weekday AM Peak Hour, and Weekday PM Peak Hour trip generation rates were obtained from VDOT Staunton trip generation methodology. As shown in Table 4, the development is estimated to generate approximately 1,950 net new weekday daily trips, 159 weekday a.m. (40 in, 119 out), and 189 weekday p.m. (117 in, 69 out) peak hour trips when fully built out in year 2027. Trip Distribution and Trip Assignment Trip distribution estimates for the proposed project were developed based on anticipated future travel patterns observed near the site and a major origin/destination patterns in the site vicinity. Figure 10 illustrates the estimated trip distribution pattern, which was confirmed through the scoping process. Figure 11 illustrates the assignment of net new trips to the surrounding roadway network during the weekday a.m. and weekday p.m. peak hours. 179 SITETrip DistributionNM I D D L E R D VALLE Y A V ECEDAR CREEK GRADEW JUBALEARLY DR11628PAPE R M I L L R D WINCH E S T E R B Y P A S S 62262137MERRIMANS LN WEEMS LN644C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 10 Estimated Trip DistributionFrederick County, VA10Greystone Properties, LLC RezoningNovember 2019Figure180 SITE MIDDLE RDC:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 11Net New Site-Generated Trips Weekday AM and PM Peak Hours Frederick County, VA 11 Greystone Properties, LLC Rezoning November 2019 Figure N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 WEEKDAY AM 1 WEEKDAY PM 2 4 3 4 623 1 86 24 18 10824 24 30 8774214 26 181 13 1 2219 14 10 292314 14 17 23452441 76 181 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 28 2027 TOTAL TRAFFIC CONDITIONS The year 2027 total traffic conditions analysis forecasts how the transportation system in the study area will operate after full build out of proposed development. Site-generated trips shown in Figure 11 were added to year 2027 background volumes shown in Figure 7 to arrive at the 2027 total traffic volumes shown in Figure 12. Figure 13 shows the lane group LOS for the weekday a.m. and weekday p.m. peak hours. Table 5 summarizes the Synchro 10 peak hour levels of service, 95th percentile back of queue, and delay for each lane group by intersection. Appendix F contains the year 2027 total traffic conditions operational worksheets. 182 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 12Year 2027 Total Traffic Conditions Weekday AM and PM Peak Hours Frederick County, VA 12 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 4 3 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 4 13142110836400112241 254 279 67 91 37 LOS=C Del=26.4 V/C=0.574820106266719776LOS=B Del=18.5 V/C=0.72 774214 731 30926CM=SB LOS=D Del=32.0 V/C=0.39 1154595 142256 CM=NB LOS=C Del=17.1 V/C=0.37 34058621594591289171 243 263 174 413 62 LOS=C Del=34.9 V/C=0.83411014117852229225LOS=C Del=20.5 V/C=0.80 452441 585 96676CM=SB LOS=F Del=93.6 V/C=0.58 184504 401612 CM=NB LOS=B Del=14.0 V/C=0.2531157 52124183 SITE C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 13Year 2027 Total Traffic Lane Group Level of Service Weekday AM and PM Peak Hours Frederick County, VA 13 Greystone Properties, LLC Rezoning November 2019 Figure CM = CRITICAL MOVEMENT (UNSIGNALIZED) LOS = CRITICAL MOVEMENT LEVEL OF SERVICE (SIGNALIZED)/CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = CRITICAL CRITICAL VOLUME-TO-CAPACITY RATIO WEEKDAY AM 1 WEEKDAY PM 2 4 3 MIDDLE RD N MERRIMANS LNVALLEY AVECEDAR C R E E K G R A D E W JUBAL EARLY DR 11 628 WEEMS LN PAPERMILL RDWINCHESTER BYPASS622 621 37 644 1 2 3 4 D D D D C C C C C C C B C C C C B C C C C C B B C ABB B C B C B C B F C A D B 184 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 31 Table 5. 2027 Total Traffic Conditions – Summary of Peak Hour Levels of Service, 95th Percentile Back of Queue, and Delay for Each Lane Group by Intersection Intersection Information AM Peak Hour PM Peak Hour Intersection (#) Traffic Control Approach Lane Group Existing/ Proposed turn-lane lengths LOS Back of Queue (feet) Delay (sec) LOS Back of Queue (feet) Delay (sec) Route 622 (Cedar Creek Grade)/Route 37 Southbound Ramps (#1) Signalized EB EBTR - B 144 15.2 B 79 11.0 EB Approach B - 15.2 B - 11.0 WB WBLT - B 91 14.6 C 232 22.8 WB Approach B - 14.6 C - 22.8 SB SBLT - C #310 24.1 C #371 25.4 SBR 650 B 26 10.4 B 42 14.5 SB Approach C - 21.6 C - 22.6 Overall LOS B - 18.5 C - 20.5 Route 622 (Cedar Creek Grade)/Route 37 Northbound Ramps (#2) Two-way Stop-Controlled EB EBLT - A 13 8.8 B 13 11.8 EB Approach - - 1.8 - - 1.7 WB WBTR - - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 NB NBLTR - C 43 17.1 B 25 14.0 NB Approach C - 17.1 B - 14.0 US 11 (Valley Avenue)/ Route 622(Cedar Creek Grade)/Weems Lane (#3) Signalized EB EBL - B 167 19.3 D #147 36.5 EBT - C #249 29.7 D 257 50.7 EBR 370 C 67 25.7 D 69 38.0 EB Approach C - 25.0 D - 42.2 WB WBL - C 53 25.7 C 147 34.4 WBTR - C 51 30.7 D 226 47.8 WB Approach C - 29.0 D - 44.2 NB NBL 340 B 85 18.4 C #426 32.7 NBT - C 162 26.7 C 243 27.1 NBR 235 C 0 22.7 C 45 23.1 NB Approach C - 24.4 C - 28.0 SB SBL 370 C 30 23.0 C 66 22.2 SBT - C 157 31.2 C 233 34.2 SBR 350 C 0 26.5 C 57 28.9 SB Approach C - 29.7 C - 31.5 Overall LOS C - 26.4 C - 34.9 Route 622 (Cedar Creek Grade)/Site Driveway (#4) Two-way Stop-Controlled EB EBL 100 A 0 8.0 B 5 11.2 EBT - - 0 0.0 - 0 0.0 EB Approach - - 0.1 - - 0.7 WB WBT - - 0 0.0 - 0 0.0 WBR 100 - 0 0.0 - 0 0.0 WB Approach - - 0.0 - - 0.0 SB SBL - D 43 32.0 F 65 93.6 SBR - B 5 10.4 C 8 19.3 SB Approach C - 24.4 F - 67.8 #95th percentile volume exceeds capacity; queue may be longer. As shown in the figures and Table 5, all study intersections are forecast to continue to operate at LOS D or better during all analysis periods with the exception of the site driveway. During the weekday p.m. peak hour, the southbound left-turn movement is anticipated to operate below capacity at LOS F. The high delays forecast for this movement stem from the inability of south left-turning vehicles to find a 185 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 32 gap in the heavy westbound through volumes. These delays are limited to traffic internal to the site, and no noticeable operational impacts are forecast for mainline traffic on Cedar Creek Grade. Turn-Lane Evaluation The subsequent sections evaluate the need for turn-lanes on Cedar Creek Grade into the proposed site based on forecast year 2027 total traffic volumes. Northbound Right-Turn Lane Per Appendix F of the VDOT Road Design Manual (RDM), right-turn lanes into a private entrance are required on a two-lane roadway if the warrants in Figure 3-26 are met. Table 6 illustrates the applicable volumes required for the right-turn lane warrant analysis, while Figure 14 illustrates the application of these volumes to Figure 3-26 of Appendix F of the VDOT RDM. As shown, a full-width right-turn lane and taper are projected to be warranted during the weekday p.m. peak hour under year 2027 total traffic volumes. Per Figure 3-1 of Appendix F of the VDOT RDM, a minimum 100-foot taper and 100- foot storage length are required given the urban nature of the surrounding area. The 100-foot storage (minimum) was determined due to the lack of anticipated queuing in the free-flow right-turn lane into the site. Table 6. Westbound Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours Peak Hour Year 2027 Total Traffic Volumes PHV Right (vph) PHV Approach Total (vph) Weekday AM 26 335 Weekday PM 76 1,042 186 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 33 Figure 14. VDOT Right-Turn Lane Warrants for Two-Lane Roads – Cedar Creek Grade/Site Driveway - Weekday AM & Weekday PM Peak Hours Field observations showed northbound right-turns into the adjacent commercial entrance on Noble Pond Way are able to complete their maneuver while northbound through movements bypass to the inside without encroaching into the opposing travel direction. As Noble Pond Way is currently 40-feet wide without pavement markings (local roadway), the development of a striped northbound right-turn taper will not be assumed. Southbound Left-Turn Lane Per Appendix F of the VDOT RDM, left-turn lanes into a private entrance are required on a two-lane roadway if the applicable warrants in Table 3-1 and/or Figures 3-5 through 3-22 are met. With a posted speed of 35 miles-per-hour (assumed design speed of 40 miles-per-hour) and left-turns into the site entrance accounting for approximately five percent of the southbound advancing volume, Figure 3-5 of the VDOT RDM is the most applicable warrant for the Cedar Creek Grade/Site Driveway intersection. Table 7 illustrates the applicable volumes required in the warrant analysis at the site entrance, while Figure 15 illustrates these volumes to Figure 3-5 of Appendix F of the VDOT RDM. As shown, a 100-foot left-turn lane with a 100-foot taper are required based on both the projected weekday a.m. and weekday p.m. peak hour volumes at the site driveway. 187 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 34 Table 7. Left-Turning Volumes – Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours Peak Hour Year 2027 Total Traffic Volumes Opposing Volume Advancing Volume Left-turns as a Percentage of Advancing Volume (L%) Weekday AM 335 745 2% Weekday PM 1,042 626 7% Figure 15. VDOT Left-Turn Lane Warrants– Cedar Creek Grade/Site Driveway – Weekday AM & Weekday PM Peak Hours ACCESS MANAGEMENT EVALUATION An evaluation of the proposed full-access movement on Cedar Creek Grade was performed with respect to VDOT’s Access Management policies (Reference 5). Figure 16 illustrates the proposed spacing of the full-movement driveway with respect to the adjacent roadways on Cedar Creek Grade. Spacing from Adjacent Full-Movement Access Entrances Per Table 2-2 in Appendix F of the VDOT RDM, the minimum spacing for a full-movement entrance on Cedar Creek Grade (posted 35 miles-per-hour) from an adjacent full-movement access is 470 feet. As shown in Figure 16, the proposed entrance is approximately 530 feet away from Stoneridge Road to 188 Greystone Properties, LLC Rezoning November 2019 Transportation Impact Analysis Kittelson & Associates, Inc. 35 the east and approximately 550 feet from the private driveway to the single-family home to the west. Therefore, the proposed location of the full-movement site driveway meets minimum spacing standards from adjacent full-movement access entrances. Spacing from Adjacent Partial Access Entrances Per Table 2-2 in Appendix F of the VDOT RDM, the minimum spacing for a full-movement entrance on Cedar Creek Grade (posted 35 miles-per-hour) from an adjacent partial access is 250 feet. As shown in Figure 16, the proposed entrance is approximately 395 feet away from the private driveway to the single-family home to the east. Therefore, the proposed location of the full-movement site driveway meets minimum spacing standards from adjacent partial access entrances. 189 SITENST O N E R I D G E R D C:\KAI Applications\Autodesk\TEMP\AcPublish_28128\24079_ReportFigs.dwg Nov 08, 2019 - 3:07pm - abutsick Layout Tab: 16 Access Management EvaluationFrederick County, VA16Greystone Properties, LLC RezoningNovember 2019Figure530' 5 5 0 '395'XX'PROPOSEDSITE DWY - PROPOSED SPACING FROM ADJACENT FULL-ACCESSXX' - PROPOSED SPACING FROM ADJACENT PARTIAL-ACCESS190 Conclusions and Recommendations 191 Greystone Properties, LLC Rezoning November 2019 Conclusions and Recommendations Kittelson & Associates, Inc. 38 CONCLUSIONS AND RECOMMENDATIONS Based on the results of the transportation impact analysis, the transportation system can accommodate full build-out of the proposed development and assuming provision of the recommended mitigations. The findings of this analysis and our recommendations are discussed below. Existing Conditions ▪ All study intersections study intersections are anticipated to operate at LOS C or better. 2027 Background Traffic Conditions ▪ Growth rates of one percent (linear) were applied to movements on public roadways to account for near-term regional traffic growth. ▪ No transportation improvements or in-process developments were identified for inclusion in the background 2027 analysis. ▪ All study intersections are forecast to continue to operate at LOS C or better under year 2027 background traffic conditions. Proposed Development ▪ Greystone Properties, LLC is proposing to develop 300 age-restricted single-family dwelling units north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). o The site is currently zoned R4 and is approved for 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commercial use. Owners of the adjacent land parcels not considered for this development seek to rezone their property back to agricultural usage. ▪ Access to the site upon build-out is proposed via a single full-movement driveway on Cedar Creek Grade. o A future site access point is proposed along the planned West Jubal Early Drive extension to the north of the site; however, the extension is not currently funded and will not be assumed in this study. ▪ The development is estimated to generate approximately 1,950 net new weekday daily trips, 159 weekday a.m. (40 in, 119 out), and 189 weekday p.m. (117 in, 69 out) peak hour trips when fully built out in year 2027. ▪ 192 Greystone Properties, LLC Rezoning November 2019 Conclusions and Recommendations Kittelson & Associates, Inc. 39 2027 Total Traffic Conditions ▪ All study intersections are forecast to continue to operate at LOS D or better during all analysis periods with the exception of the site driveway. o During the weekday p.m. peak hour, the southbound left-turn movement is anticipated to operate below capacity at LOS F. The high delays forecast for this movement stem from the inability of south left-turning vehicles to find a gap in the heavy westbound through volumes. These delays are limited to traffic internal to the site, and no noticeable operational impacts are forecast for mainline traffic on Cedar Creek Grade. ▪ An evaluation of VDOT turn-lane warrants illustrated a westbound right-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A minimum 100-foot taper and 100-foot storage length are required given the urban nature of the surrounding area. The 100-foot storage (minimum) was determined due to the lack of anticipated queuing in the free-flow right-turn lane into the site. ▪ An evaluation of VDOT turn-lane warrants illustrated a eastbound left-turn lane into the site forecast to warranted under year 2027 total traffic conditions. o A 100-foot left-turn lane with a 100-foot taper are required based on both the projected weekday a.m. and weekday p.m. peak hour volumes at the site driveway. Access Management ▪ The proposed site driveway meets VDOT access management standards noted in the Road Design Manual. RECOMMENDATIONS Develop a westbound right-turn lane and an eastbound left-turn lane with 100-foot tapers and 100 feet of storage at the proposed site driveway. No other on- or off-site transportation improvements are triggered by the proposed Greystone Properties development. 193 References 194 Greystone Properties, LLC Rezoning November 2019 References Kittelson & Associates, Inc. 41 REFERENCES 1. Frederick County. Frederick County Interactive Maps. Accessed August 20, 2019. https://www.fcva.us/departments/geographic-information-systems/interactive-maps 2. City of Winchester. Schedule/Bus Stop Locations. Accessed September 16, 2019. https://www.winchesterva.gov/public-transportation/schedule-bus-stop-locations 3. Transportation Research Board. Highway Capacity Manual. 2010. 4. Virginia Department of Transportation. Traffic Operations and Safety Analysis Manual. November 2015. 5. Virginia Department of Transportation. Road Design Manual. April 2016. 195 Appendix A Scoping Letter 196 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. PRE-SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Tele: E-mail: Andrew Butsick, PE & John Callow - Kittelson & Associates, Inc. (703) 885-8970 abutsick@kittelson.com Developer/Owner Name: Tele: E-mail: Greystone Properties, LLC (C/O Richie Wilkins) (540) 662-7215 rwilkins@wilkinsco.com Project Information Project Name: Greystone Properties, LLC Rezoning Locality/County: Frederick County Project Location: (Attach regional and site specific location map) See Figure 1 - attached Submission Type Comp Plan Rezoning Site Plan Subd Plat Project Description: (Including details on the land use, acreage, phasing, access location, etc. Attach additional sheet if necessary) Greystone Properties, LLC is proposing to develop 300 age-restricted single-family dwelling units north of Cedar Creek Grade between US 11 (Valley Avenue) and Route 37 (Winchester Bypass). The site is currently zoned R4 and is approved for 200 single-family dwelling units, 120 age-restricted dwelling units, and 6 acres of commerical use. Access to the site upon build-out is proposed via a single full- movement driveway on Cedar Creek Grade. A future site access point is proposed along the planned West Jubal Early Drive extension to the north of the site; however, the extension is not currently funded and will not be assumed in this study. A conceptual site plan is shown in Figure 2. Proposed Use(s): (Check all that apply; attach additional pages as necessary) Residential Commercial Mixed Use Other 197 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. Residential Uses(s) Number of Units: 300 ITE LU Code(s): 251 (see attached Trip Gen Table) Commercial Use(s) ITE LU Code(s): Square Ft or Other Variable: Other Use(s) ITE LU Code(s): Independent Variable(s): Total Peak Hour Trip Projection: Less than 100 100 – 499 500 – 999 1,000 or more Traffic Impact Analysis Assumptions Study Period Existing Year: 2019 Build-out Year: 2027 Design Year: N/A Study Area Boundaries (Attach map) North: West Jubal Early Drive South: Route 622 (Cedar Creek Grade) East: US 11 (Valley Avenue) West: Route 37 (Winchester Bypass) External Factors That Could Affect Project (Planned road improvements, other nearby developments) Extension of West Jubal Early Drive from the West Jubal Early Drive/Handley Avenue/Meadow Branch Avenue intersection to Route 621 (Merrimans Lane) Consistency With Comprehensive Plan (Land use, transportation plan) Yes Available Traffic Data (Historical, forecasts) 2017 AADT Volumes from VDOT US 11 (Valley Avenue) - 15,000 vpd (Jubal Early Drive to Weems Lane) US 11 (Valley Avenue) - 19,000 vpd (Weems Lane to Middle Road) Route 622 (Cedar Creek Grade) - 13,000 (SR 37 to WCL Winchester) Route 5200-138 (Cedar Creek Grade) - 13,000 (WCL Winchester to Valley Avenue) Trip Distribution (Attach sketch) Road Name: 60% to/from east on Cedar Creek Drive [20% north on US 11/20% east on Weems Lane/25% south on US 11] (See Figure 3) Road Name: 19% to/from south on Route 37 Road Name: 15% to/from north on Route 37 Road Name: 1% to/from west on Cedar Creek Grade Annual Vehicle Trip Growth Rate: 1% (linear) Peak Period for Study (check all that apply) AM PM SAT Peak Hour of the Generator 6-9 am 4-7 pm Study Intersections 1.Route 37 SB Ramps/Cedar Creek Grade 6. 198 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. and/or Road Segments (Attach additional sheets as necessary) 2.Route 37 NB Ramps/Cedar Creek Grade 7. 3.US 11/Cedar Creek Grade/Weems Lane 8. 4.Cedar Creek Grade/Proposed Driveway [future] 9. 5. 10. Trip Adjustment Factors Internal allowance: Yes No Reduction: % trips Pass-by allowance: Yes No Reduction: % trips Software Methodology Synchro HCS (v.2000/+) aaSIDRA CORSIM Other SimTraffic (if required) Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) Analysis Software: Synchro v10 Results: HCM Methodology Improvement(s) Assumed or to be Considered None Background Traffic Studies Considered None Plan Submission Master Development Plan (MDP) Generalized Development Plan (GDP) Preliminary/Sketch Plan Other Plan type (Final Site, Subd. Plan) Additional Issues to be Addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures Other NOTES on ASSUMPTIONS: All parameters of the study will be compliant with the provisions and analysis procedures established in VDOT's Traffic Operations and Safety Analysis Manual (TOSAM). SimTraffic software will be utilized in scenarios with oversaturated conditions. 199 200 201 202 203 Greystone Properties, LLC RezoningITE Trip Gen 10th EdTotal In Out Total In OutSenior Adult Housing - Detached* 251 300 Dwelling Units 1,950 159 40 119 186 117 691,950 159 40 119 186 117 69*Per VDOT staff direction, Weekday Daily, Weekday AM Peak Hour, and Weekday PM Peak Hour trip generation rates were obtained from VDOT Staunton trip generation methodology.Peak Hour Adjacent StreetWeekday AM Peak Hour Weekday PM Peak HourTotal TripsLand UseITE CodeUnitsWeekday Daily204 Appendix B Traffic Counts 205 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Route 37 SB Ramps -- Cedar Creek Grade QC JOB #: QC JOB #: 14990201 CITY/STATE: CITY/STATE: Winchester, VA DATE: DATE: Tue, May 28 2019 538 0 98 0 440 165 0 0 136 246 0.90.9 67 312 66 69 686 0 0 0 135 0 Peak-Hour: 7:30 AM -- 8:30 AMPeak-Hour: 7:30 AM -- 8:30 AM Peak 15-Min: 7:30 AM -- 7:45 AMPeak 15-Min: 7:30 AM -- 7:45 AM 4.6 0 7.1 0 4.1 7.3 0 0 5.9 2 7.5 1.9 1.5 4.3 3.4 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Route 37 SB Ramps Route 37 SB Ramps (Northbound)(Northbound) Route 37 SB Ramps Route 37 SB Ramps (Southbound)(Southbound) Cedar Creek GradeCedar Creek Grade (Eastbound)(Eastbound) Cedar Creek GradeCedar Creek Grade (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 6:00 AM 0 0 0 0 40 0 3 0 0 19 8 0 4 2 0 0 76 6:15 AM 0 0 0 0 69 0 5 0 0 25 11 0 8 7 0 0 125 6:30 AM 0 0 0 0 73 0 3 0 0 34 6 0 14 7 0 0 137 6:45 AM 0 0 0 0 67 0 10 0 0 31 12 0 11 5 0 0 136 474 7:00 AM 0 0 0 0 70 0 9 0 0 55 16 0 24 7 0 0 181 579 7:15 AM 0 0 0 0 84 0 13 0 0 57 19 0 20 10 0 0 203 657 7:30 AM 0 0 0 0 120 0 17 0 0 79 20 0 19 19 0 0 274 794 7:45 AM 0 0 0 0 124 0 26 0 0 76 16 0 14 14 0 0 270 928 8:00 AM 0 0 0 0 103 0 28 0 0 44 17 0 16 16 0 0 224 971 8:15 AM 0 0 0 0 93 0 27 0 0 47 13 0 20 18 0 0 218 986 8:30 AM 0 0 0 0 98 0 23 0 0 46 10 0 18 18 0 0 213 925 8:45 AM 0 0 0 0 116 0 19 0 0 53 8 0 21 17 0 0 234 889 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 0 0 0 0 480 0 68 0 0 316 80 0 76 76 0 0 1096 Heavy Trucks 0 0 0 12 0 8 0 8 0 4 4 0 36 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 206 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Route 37 SB Ramps -- Cedar Creek Grade QC JOB #: QC JOB #: 14990202 CITY/STATE: CITY/STATE: Winchester, VA DATE: DATE: Tue, May 28 2019 520 0 131 0 389 335 0 0 391 168 0.970.97 204 212 44 187 557 0 0 0 231 0 Peak-Hour: 4:15 PM -- 5:15 PMPeak-Hour: 4:15 PM -- 5:15 PM Peak 15-Min: 5:00 PM -- 5:15 PMPeak 15-Min: 5:00 PM -- 5:15 PM 2.5 0 4.6 0 1.8 3 0 0 2 5.4 2 4.2 0 2.1 2.9 0 0 0 1.7 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Route 37 SB Ramps Route 37 SB Ramps (Northbound)(Northbound) Route 37 SB Ramps Route 37 SB Ramps (Southbound)(Southbound) Cedar Creek GradeCedar Creek Grade (Eastbound)(Eastbound) Cedar Creek GradeCedar Creek Grade (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 4:00 PM 0 0 0 0 69 0 21 0 0 44 11 0 40 36 0 0 221 4:15 PM 0 0 0 0 107 0 36 0 0 45 6 0 41 52 0 0 287 4:30 PM 0 0 0 0 101 0 28 0 0 47 8 0 32 49 0 0 265 4:45 PM 0 0 0 0 94 0 29 0 0 42 10 0 46 60 0 0 281 1054 5:00 PM 0 0 0 0 87 0 38 0 0 34 20 0 68 43 0 0 290 1123 5:15 PM 0 0 0 0 81 0 35 0 0 40 10 0 53 50 0 0 269 1105 5:30 PM 0 0 0 0 81 1 31 0 0 35 9 0 33 39 0 0 229 1069 5:45 PM 0 0 0 0 68 0 22 0 0 27 14 0 30 34 0 0 195 983 6:00 PM 0 0 0 0 63 0 14 0 0 29 18 0 42 34 0 0 200 893 6:15 PM 0 0 0 0 65 0 20 0 0 22 10 0 27 37 0 0 181 805 6:30 PM 0 0 0 0 41 0 11 0 0 30 5 0 13 27 0 0 127 703 6:45 PM 0 0 0 0 55 0 21 0 0 27 3 0 25 39 0 0 170 678 Peak 15-MinPeak 15-MinFlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 0 0 0 0 348 0 152 0 0 136 80 0 272 172 0 0 1160 Heavy Trucks 0 0 0 0 0 8 0 0 0 4 4 0 16 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 207 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Route 37 NB Ramps -- Cedar Creek Grade QC JOB #: QC JOB #: 14990203 CITY/STATE: CITY/STATE: Winchester, VA DATE: DATE: Tue, May 28 2019 0 385 0 0 0 129 160 224 326 534 0.860.86 102 694 0 0 666 27 1 132 0 160 Peak-Hour: 7:15 AM -- 8:15 AMPeak-Hour: 7:15 AM -- 8:15 AM Peak 15-Min: 7:45 AM -- 8:00 AMPeak 15-Min: 7:45 AM -- 8:00 AM 0 6.5 0 0 0 7 4.4 7.6 7.4 3 6.9 3.3 0 0 3.2 7.4 100 3.8 0 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Route 37 NB Ramps Route 37 NB Ramps (Northbound)(Northbound) Route 37 NB Ramps Route 37 NB Ramps (Southbound)(Southbound) Cedar Creek GradeCedar Creek Grade (Eastbound)(Eastbound) Cedar Creek GradeCedar Creek Grade (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 6:00 AM 1 0 4 0 0 0 0 0 13 45 0 0 0 8 24 0 95 6:15 AM 5 0 16 0 0 0 0 0 19 74 0 0 0 7 38 0 159 6:30 AM 4 0 10 0 0 0 0 0 18 90 0 0 0 17 45 0 184 6:45 AM 2 0 19 0 0 0 0 0 25 71 0 0 0 15 47 0 179 617 7:00 AM 1 1 18 0 0 0 0 0 35 91 0 0 0 32 49 0 227 749 7:15 AM 2 0 20 0 0 0 0 0 41 106 0 0 0 28 48 0 245 835 7:30 AM 11 0 33 0 0 0 0 0 55 145 0 0 0 29 58 0 331 982 7:45 AM 10 0 53 0 0 0 0 0 39 163 0 0 0 21 57 0 343 1146 8:00 AM 4 1 26 0 0 0 0 0 25 120 0 0 0 24 61 0 261 1180 8:15 AM 4 0 26 0 0 0 0 0 23 109 0 0 0 35 44 0 241 1176 8:30 AM 7 0 28 0 0 0 0 0 22 131 0 0 0 26 47 0 261 1106 8:45 AM 8 0 27 0 0 0 0 0 26 144 0 0 0 35 47 0 287 1050 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 40 0 212 0 0 0 0 0 156 652 0 0 0 84 228 0 1372 Heavy Trucks 0 0 4 0 0 0 4 12 0 0 0 16 36 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 208 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Route 37 NB Ramps -- Cedar Creek Grade QC JOB #: QC JOB #: 14990204 CITY/STATE: CITY/STATE: Winchester, VA DATE: DATE: Tue, May 28 2019 0 635 0 0 0 406 78 556 914 446 0.90.9 358 524 0 0 540 48 1 94 0 143 Peak-Hour: 4:30 PM -- 5:30 PMPeak-Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:00 PM -- 5:15 PMPeak 15-Min: 5:00 PM -- 5:15 PM 0 1.6 0 0 0 1.7 6.4 0.9 1.1 1.3 1.4 2.1 0 0 1.7 4.2 0 3.2 0 3.5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Route 37 NB Ramps Route 37 NB Ramps (Northbound)(Northbound) Route 37 NB Ramps Route 37 NB Ramps (Southbound)(Southbound) Cedar Creek GradeCedar Creek Grade (Eastbound)(Eastbound) Cedar Creek GradeCedar Creek Grade (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 4:00 PM 14 0 26 0 0 0 0 0 28 95 0 0 0 62 98 0 323 4:15 PM 15 0 21 0 0 0 0 0 26 126 0 0 0 75 127 0 390 4:30 PM 18 1 19 0 0 0 0 0 24 124 0 0 0 69 104 0 359 4:45 PM 10 0 24 0 0 0 0 0 18 114 0 0 0 96 110 0 372 1444 5:00 PM 9 0 24 0 0 0 0 0 19 104 0 0 0 106 178 0 440 1561 5:15 PM 11 0 27 0 0 0 0 0 17 104 0 0 0 87 164 0 410 1581 5:30 PM 11 1 37 0 0 0 0 0 18 95 0 0 0 61 109 0 332 1554 5:45 PM 7 0 26 0 0 0 0 0 11 74 0 0 0 63 107 0 288 1470 6:00 PM 14 1 16 0 0 0 0 0 11 89 0 0 0 52 110 0 293 1323 6:15 PM 14 0 18 0 0 0 0 0 14 65 0 0 0 47 106 0 264 1177 6:30 PM 10 0 15 0 0 0 0 0 13 62 0 0 0 35 81 0 216 1061 6:45 PM 11 0 11 0 0 0 0 0 17 66 0 0 0 46 55 0 206 979 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 36 0 96 0 0 0 0 0 76 416 0 0 0 424 712 0 1760 Heavy Trucks 0 0 8 0 0 0 0 0 0 0 8 0 16 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 209 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Valley Ave -- Cedar Creek Grade/Weems Ln QC JOB #: QC JOB #: 14990207 CITY/STATE: CITY/STATE: Winchester (city), VA DATE: DATE: Tue, May 28 2019 498 624 96 369 33 285 201 34 173 213 0.90.9 77 644 230 62 346 112 389 100 661 601 Peak-Hour: 7:30 AM -- 8:30 AMPeak-Hour: 7:30 AM -- 8:30 AM Peak 15-Min: 7:45 AM -- 8:00 AMPeak 15-Min: 7:45 AM -- 8:00 AM 5.6 5.8 11.5 4.3 3 9.8 5.5 8.8 10.4 2.8 13 4 3.9 8.1 2.9 6.3 5.7 3 4.5 5.3 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Valley Ave Valley Ave (Northbound)(Northbound) Valley Ave Valley Ave (Southbound)(Southbound) Cedar Creek Grade/Weems LnCedar Creek Grade/Weems Ln (Eastbound)(Eastbound) Cedar Creek Grade/Weems LnCedar Creek Grade/Weems Ln (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 6:00 AM 11 23 7 0 3 17 9 0 11 14 17 0 3 7 1 0 123 6:15 AM 24 46 10 0 7 25 3 0 22 24 30 0 5 6 3 0 205 6:30 AM 20 47 11 0 1 29 12 0 41 37 41 0 7 11 7 0 264 6:45 AM 18 47 13 0 8 42 11 0 23 34 27 0 5 15 2 0 245 837 7:00 AM 15 59 14 0 4 48 26 0 38 31 38 0 11 20 2 0 306 1020 7:15 AM 27 86 25 0 10 67 22 0 31 44 34 0 7 13 7 0 373 1188 7:30 AM 27 83 19 0 5 98 20 0 45 51 60 0 13 24 5 0 450 1374 7:45 AM 26 113 22 0 6 106 29 0 57 61 71 0 16 15 8 0 530 1659 8:00 AM 33 104 25 0 13 94 27 0 62 44 51 0 16 12 11 0 492 1845 8:15 AM 26 89 34 0 9 71 20 0 37 57 48 0 17 26 10 0 444 1916 8:30 AM 25 82 33 0 6 63 29 0 40 37 43 0 23 28 9 0 418 1884 8:45 AM 26 101 32 0 8 81 27 0 40 62 71 0 18 27 12 0 505 1859 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 104 452 88 0 24 424 116 0 228 244 284 0 64 60 32 0 2120 Heavy Trucks 12 20 0 0 12 12 12 8 8 8 8 0 100 Pedestrians 4 0 0 0 4 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 210 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Valley Ave -- Cedar Creek Grade/Weems Ln QC JOB #: QC JOB #: 14990208 CITY/STATE: CITY/STATE: Winchester (city), VA DATE: DATE: Tue, May 28 2019 878 743 245 546 87 892 145 57 578 212 0.940.94 360 584 227 161 498 287 541 199 934 1027 Peak-Hour: 4:30 PM -- 5:30 PMPeak-Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:15 PM -- 5:30 PMPeak 15-Min: 5:15 PM -- 5:30 PM 1.6 2.4 1.6 1.5 2.3 1.5 3.4 3.5 1.6 0.9 0.8 2.1 2.2 2.5 1.4 2.1 2 1.5 1.8 1.9 1 1 1 1 0 0 1 0 0 0 0 0 0 0 0 0 NA NA NA NA NA NA NA NA 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Valley Ave Valley Ave (Northbound)(Northbound) Valley Ave Valley Ave (Southbound)(Southbound) Cedar Creek Grade/Weems LnCedar Creek Grade/Weems Ln (Eastbound)(Eastbound) Cedar Creek Grade/Weems LnCedar Creek Grade/Weems Ln (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 4:00 PM 62 138 46 0 13 100 33 0 28 48 36 0 28 71 19 0 622 4:15 PM 69 113 49 0 23 128 52 0 40 60 46 0 41 75 16 0 712 4:30 PM 66 138 43 0 23 130 48 0 34 52 65 0 43 67 13 0 722 4:45 PM 66 108 47 0 24 142 61 0 27 58 65 0 39 70 18 0 725 2781 5:00 PM 79 131 50 0 17 129 80 0 41 54 52 0 43 118 12 0 806 2965 5:15 PM 76 164 59 0 23 145 56 0 43 48 45 0 36 105 14 0 814 3067 5:30 PM 61 118 45 0 13 97 40 0 30 46 49 0 47 66 10 0 622 2967 5:45 PM 54 111 32 0 16 109 44 0 27 51 38 0 42 55 9 0 588 2830 6:00 PM 73 110 34 0 12 89 31 0 28 52 31 0 40 55 9 0 564 2588 6:15 PM 64 83 46 0 17 80 27 0 23 37 38 0 38 52 20 0 525 2299 6:30 PM 49 78 24 0 3 74 34 0 27 37 23 0 21 50 7 0 427 2104 6:45 PM 37 86 31 0 10 58 22 0 18 33 24 0 38 40 4 0 401 1917 Peak 15-MinPeak 15-MinFlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 304 656 236 0 92 580 224 0 172 192 180 0 144 420 56 0 3256 Heavy Trucks 4 12 4 4 12 4 0 0 0 4 4 4 52 Pedestrians 4 0 0 4 8 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 6/4/2019 1:33 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 211 Appendix C Level of Service Description 212 Greystone Properties, LLC Rezoning November 2019 Appendix C Kittelson & Associates, Inc. C1 APPENDIX C LEVEL-OF-SERVICE CONCEPT Level of service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various level of service from “A” to “F”.2 Signalized Intersections The six level-of-service grades are described qualitatively for signalized intersections in Table C1. Additionally, Table C2 identifies the relationship between level of service and average control delay per vehicle. Control delay is defined to include initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. Using this definition, Level of Service “D” is generally considered to represent the minimum acceptable design standard. Table C1 Level-of-Service Definitions (Signalized Intersections) Level of Service Average Delay per Vehicle A Very low average control delay, less than 10 seconds per vehicle. This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. B Average control delay is greater than 10 seconds per vehicle and less than or equal to 20 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for a level of service A, causing higher levels of average delay. C Average control delay is greater than 20 seconds per vehicle and less than or equal to 35 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping. D Average control delay is greater than 35 seconds per vehicle and less than or equal to 55 seconds per vehicle. The influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle length, or high volume/capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E Average control delay is greater than 55 seconds per vehicle and less than or equal to 80 seconds per vehicle. This is usually considered to be the limit of acceptable delay. These high delay values generally (but not always) indicate poor progression, long cycle lengths, and high volume/capacity ratios. Individual cycle failures are frequent occurrences. F Average control delay is in excess of 80 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with oversaturation. It may also occur at high volume/capacity ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also contribute to such high delay values. Most of the material in this Appendix is adapted from the Transportation Research Board, Highway Capacity Manual, (2000). 2 Most of the material in this Appendix is adapted from the Transportation Research Board, Highway Capacity Manual, (2010). 213 Greystone Properties, LLC Rezoning November 2019 Appendix C Kittelson & Associates, Inc. C2 Table C2 Level-of-Service Criteria for Signalized Intersections Level of Service Average Control Delay per Vehicle (Seconds) A <10.0 B >10 and (20 C >20 and (35 D >35 and (55 E >55 and (80 F >80 Unsignalized Intersections Unsignalized intersections include two-way stop-controlled (TWSC) and all-way stop-controlled (AWSC) intersections. The 2010 Highway Capacity Manual (HCM) provides models for estimating control delay at both TWSC and AWSC intersections. A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table C3. A quantitative definition of level of service for unsignalized intersections is presented in Table C4. Using this definition, Level of Service “E” is generally considered to represent the minimum acceptable design standard. Table C3 Level-of-Service Criteria for Unsignalized Intersections Level of Service Average Delay per Vehicle to Minor Street A • Nearly all drivers find freedom of operation. • Very seldom is there more than one vehicle in queue. B • Some drivers begin to consider the delay an inconvenience. • Occasionally there is more than one vehicle in queue. C • Many times there is more than one vehicle in queue. • Most drivers feel restricted, but not objectionably so. D • Often there is more than one vehicle in queue. • Drivers feel quite restricted. E • Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accommodated by the movement. • There is almost always more than one vehicle in queue. • Drivers find the delays approaching intolerable levels. F • Forced flow. • Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. 214 Greystone Properties, LLC Rezoning November 2019 Appendix C Kittelson & Associates, Inc. C3 Table C4 Level-of-Service Criteria for Unsignalized Intersections It should be noted that the level-of-service criteria for unsignalized intersections are somewhat different than the criteria used for signalized intersections. The primary reason for this difference is that drivers expect different levels of performance from different kinds of transportation facilities. The expectation is that a signalized intersection is designed to carry higher traffic volumes than an unsignalized intersection. Additionally, there are a number of driver behavior considerations that combine to make delays at signalized intersections less galling than at unsignalized intersections. For example, drivers at signalized intersections are able to relax during the red interval, while drivers on the minor street approaches to TWSC intersections must remain attentive to the task of identifying acceptable gaps and vehicle conflicts. Also, there is often much more variability in the amount of delay experienced by individual drivers at unsignalized intersections than signalized intersections. For these reasons, it is considered that the control delay threshold for any given level of service is less for an unsignalized intersection than for a signalized intersection. While overall intersection level of service is calculated for AWSC intersections, level of service is only calculated for the minor approaches and the major street left turn movements at TWSC intersections. No delay is assumed to the major street through movements. For TWSC intersections, the overall intersection level of service remains undefined: level of service is only calculated for each minor street lane. In the performance evaluation of TWSC intersections, it is important to consider other measures of effectiveness (MOEs) in addition to delay, such as v/c ratios for individual movements, average queue lengths, and 95th-percentile queue lengths. By focusing on a single MOE for the worst movement only, such as delay for the minor-street left turn, users may make inappropriate traffic control decisions. The potential for making such inappropriate decisions is likely to be particularly pronounced when the HCM level-of-service thresholds are adopted as legal standards, as is the case in many public agencies. Level of Service Average Control Delay per Vehicle (Seconds) A <10.0 B >10.0 and <15.0 C >15.0 and <25.0 D >25.0 and <35.0 E >35.0 and <50.0 F >50.0 215 Appendix D Existing Conditions Level of Service Worksheets 216 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - Existing Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 346 154 489 109 v/c Ratio 0.57 0.40 0.78 0.18 Control Delay 16.8 16.3 25.9 4.0 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 16.8 16.3 25.9 4.0 Queue Length 50th (ft) 72 33 115 0 Queue Length 95th (ft) 135 72 #276 25 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1572 1043 628 615 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.22 0.15 0.78 0.18 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 217 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - Existing Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 246 66 69 69 0 0 0 0 440 0 98 Future Volume (vph) 0 246 66 69 69 0 0 0 0 440 0 98 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1810 1749 1736 1509 Flt Permitted 1.00 0.67 0.95 1.00 Satd. Flow (perm) 1810 1206 1736 1509 Peak-hour factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 273 73 77 77 0 0 0 0 489 0 109 RTOR Reduction (vph) 0 20 0 0 0 0 0 0 0 0 0 70 Lane Group Flow (vph) 0 326 0 0 154 0 0 0 0 0 489 39 Heavy Vehicles (%) 0% 2% 2% 4% 8% 0% 0% 0% 0% 4% 0% 7% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 15.7 15.7 17.6 17.6 Effective Green, g (s) 15.7 15.7 17.6 17.6 Actuated g/C Ratio 0.32 0.32 0.36 0.36 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 584 389 628 546 v/s Ratio Prot c0.18 v/s Ratio Perm 0.13 0.28 0.03 v/c Ratio 0.56 0.40 0.78 0.07 Uniform Delay, d1 13.6 12.8 13.8 10.2 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.2 0.7 6.1 0.1 Delay (s) 14.8 13.4 19.8 10.2 Level of Service B B B B Approach Delay (s) 14.8 13.4 0.0 18.1 Approach LOS B B A B Intersection Summary HCM 2000 Control Delay 16.4 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.67 Actuated Cycle Length (s) 48.6 Sum of lost time (s) 15.3 Intersection Capacity Utilization 73.2% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 218 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday AM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - Existing Page 3 Intersection Int Delay, s/veh 3.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 142 544 0 0 109 220 29 1 138 0 0 0 Future Vol, veh/h 142 544 0 0 109 220 29 1 138 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - - - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 86 86 86 86 86 86 86 86 86 86 86 86 Heavy Vehicles, % 4 3 0 0 7 8 7 100 4 0 0 0 Mvmt Flow 165 633 0 0 127 256 34 1 160 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 383 0 - - - 0 1218 1346 633 Stage 1 - - - - - - 963 963 - Stage 2 - - - - - - 255 383 - Critical Hdwy 4.14 - - - - - 6.47 7.5 6.24 Critical Hdwy Stg 1 - - - - - - 5.47 6.5 - Critical Hdwy Stg 2 - - - - - - 5.47 6.5 - Follow-up Hdwy 2.236 - - - - - 3.563 4.9 3.336 Pot Cap-1 Maneuver 1165 - 0 0 - - 195 97 476 Stage 1 - - 0 0 - - 363 232 - Stage 2 - - 0 0 - - 776 472 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1165 - - - - - 152 0 476 Mov Cap-2 Maneuver - - - - - - 152 0 - Stage 1 - - - - - - 284 0 - Stage 2 - - - - - - 776 0 - Approach EB WB NB HCM Control Delay, s 1.8 0 16.4 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 476 1165 - - - HCM Lane V/C Ratio 0.34 0.142 - - - HCM Control Delay (s) 16.4 8.6 0 - - HCM Lane LOS C A A - - HCM 95th %tile Q(veh) 1.5 0.5 - - - 219 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - Existing Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 223 237 256 69 124 124 432 111 37 410 107 v/c Ratio 0.50 0.50 0.44 0.21 0.22 0.31 0.35 0.16 0.10 0.43 0.19 Control Delay 23.1 33.8 6.5 19.3 23.1 17.6 24.5 0.5 15.8 29.3 0.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 23.1 33.8 6.5 19.3 23.1 17.6 24.5 0.5 15.8 29.3 0.8 Queue Length 50th (ft) 86 118 0 24 22 41 103 0 12 102 0 Queue Length 95th (ft) 139 196 60 50 45 77 154 0 30 151 0 Internal Link Dist (ft) 875 740 538 478 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 449 478 586 365 629 412 1233 703 450 1025 575 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.50 0.50 0.44 0.19 0.20 0.30 0.35 0.16 0.08 0.40 0.19 Intersection Summary 220 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - Existing Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 201 213 230 62 77 34 112 389 100 33 369 96 Future Volume (vph) 201 213 230 62 77 34 112 389 100 33 369 96 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.95 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1703 1845 1532 1670 3081 1703 3406 1568 1752 3471 1442 Flt Permitted 0.49 1.00 1.00 0.61 1.00 0.39 1.00 1.00 0.50 1.00 1.00 Satd. Flow (perm) 870 1845 1532 1075 3081 703 3406 1568 923 3471 1442 Peak-hour factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 223 237 256 69 86 38 124 432 111 37 410 107 RTOR Reduction (vph) 0 0 190 0 31 0 0 0 76 0 0 79 Lane Group Flow (vph) 223 237 66 69 93 0 124 432 35 37 410 28 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 6% 3% 4% 8% 13% 9% 6% 6% 3% 3% 4% 12% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 36.5 23.3 23.3 23.5 16.8 37.0 28.1 28.1 28.0 23.6 23.6 Effective Green, g (s) 36.5 23.3 23.3 23.5 16.8 37.0 28.1 28.1 28.0 23.6 23.6 Actuated g/C Ratio 0.41 0.26 0.26 0.26 0.19 0.41 0.31 0.31 0.31 0.26 0.26 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 475 477 396 324 575 387 1063 489 327 910 378 v/s Ratio Prot c0.07 c0.13 0.02 0.03 c0.03 0.01 c0.12 v/s Ratio Perm 0.12 0.04 0.04 0.10 c0.13 0.02 0.03 0.02 v/c Ratio 0.47 0.50 0.17 0.21 0.16 0.32 0.41 0.07 0.11 0.45 0.07 Uniform Delay, d1 18.6 28.4 25.8 25.6 30.7 17.1 24.4 21.8 21.8 27.8 25.0 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.7 0.8 0.2 0.3 0.1 0.5 1.2 0.3 0.2 1.6 0.4 Delay (s) 19.3 29.2 26.0 26.0 30.8 17.6 25.5 22.0 22.0 29.4 25.4 Level of Service B C C C C B C C C C C Approach Delay (s) 25.0 29.1 23.5 28.1 Approach LOS C C C C Intersection Summary HCM 2000 Control Delay 25.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.50 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 65.3% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 221 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - Existing Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 217 418 374 134 v/c Ratio 0.29 0.75 0.70 0.24 Control Delay 9.9 22.8 27.6 5.4 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 9.9 22.8 27.6 5.4 Queue Length 50th (ft) 39 113 99 0 Queue Length 95th (ft) 74 199 #274 37 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1422 1095 590 602 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.15 0.38 0.63 0.22 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 222 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - Existing Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 163 48 199 207 0 0 0 0 363 0 130 Future Volume (vph) 0 163 48 199 207 0 0 0 0 363 0 130 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1773 1818 1770 1538 Flt Permitted 1.00 0.74 0.95 1.00 Satd. Flow (perm) 1773 1373 1770 1538 Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Adj. Flow (vph) 0 168 49 205 213 0 0 0 0 374 0 134 RTOR Reduction (vph) 0 19 0 0 0 0 0 0 0 0 0 93 Lane Group Flow (vph) 0 198 0 0 418 0 0 0 0 0 374 41 Heavy Vehicles (%) 0% 5% 0% 2% 2% 0% 0% 0% 0% 2% 0% 5% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 22.0 22.0 16.3 16.3 Effective Green, g (s) 22.0 22.0 16.3 16.3 Actuated g/C Ratio 0.41 0.41 0.30 0.30 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 727 563 538 467 v/s Ratio Prot 0.11 v/s Ratio Perm c0.30 0.21 0.03 v/c Ratio 0.27 0.74 0.70 0.09 Uniform Delay, d1 10.5 13.4 16.5 13.3 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.2 5.3 3.9 0.1 Delay (s) 10.7 18.7 20.3 13.4 Level of Service B B C B Approach Delay (s) 10.7 18.7 0.0 18.5 Approach LOS B B A B Intersection Summary HCM 2000 Control Delay 17.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.72 Actuated Cycle Length (s) 53.6 Sum of lost time (s) 15.3 Intersection Capacity Utilization 73.8% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 223 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday PM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - Existing Page 3 Intersection Int Delay, s/veh 1.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 78 448 0 0 358 556 48 1 94 0 0 0 Future Vol, veh/h 78 448 0 0 358 556 48 1 94 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - - - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, % 6 1 0 0 1 1 4 100 3 0 0 0 Mvmt Flow 87 498 0 0 398 618 53 1 104 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 1016 0 - - - 0 1379 1688 498 Stage 1 - - - - - - 672 672 - Stage 2 - - - - - - 707 1016 - Critical Hdwy 4.16 - - - - - 6.44 7.5 6.23 Critical Hdwy Stg 1 - - - - - - 5.44 6.5 - Critical Hdwy Stg 2 - - - - - - 5.44 6.5 - Follow-up Hdwy 2.254 - - - - - 3.536 4.9 3.327 Pot Cap-1 Maneuver 667 - 0 0 - - 158 56 570 Stage 1 - - 0 0 - - 504 333 - Stage 2 - - 0 0 - - 485 217 - Platoon blocked, % - - - Mov Cap-1 Maneuver 667 - - - - - 130 0 570 Mov Cap-2 Maneuver - - - - - - 130 0 - Stage 1 - - - - - - 413 0 - Stage 2 - - - - - - 485 0 - Approach EB WB NB HCM Control Delay, s 1.7 0 12.7 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 570 667 - - - HCM Lane V/C Ratio 0.185 0.13 - - - HCM Control Delay (s) 12.7 11.2 0 - - HCM Lane LOS B B A - - HCM 95th %tile Q(veh) 0.7 0.4 - - - 224 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - Existing Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 154 226 241 171 444 305 576 212 93 581 261 v/c Ratio 0.55 0.70 0.51 0.55 0.70 0.71 0.39 0.27 0.22 0.47 0.36 Control Delay 33.4 54.2 8.4 33.0 47.2 30.5 25.6 3.0 15.9 29.9 4.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 33.4 54.2 8.4 33.0 47.2 30.5 25.6 3.0 15.9 29.9 4.6 Queue Length 50th (ft) 77 153 0 87 152 118 154 0 31 182 0 Queue Length 95th (ft) 124 224 60 136 198 #284 223 35 63 214 53 Internal Link Dist (ft) 875 704 493 593 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 290 401 528 320 756 428 1472 800 566 1324 755 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.53 0.56 0.46 0.53 0.59 0.71 0.39 0.27 0.16 0.44 0.35 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 225 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - Existing Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - Existing Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 145 212 227 161 360 57 287 541 199 87 546 245 Future Volume (vph) 145 212 227 161 360 57 287 541 199 87 546 245 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1752 1881 1561 1752 3486 1770 3539 1583 1770 3539 1583 Flt Permitted 0.33 1.00 1.00 0.39 1.00 0.30 1.00 1.00 0.43 1.00 1.00 Satd. Flow (perm) 606 1881 1561 722 3486 560 3539 1583 802 3539 1583 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 154 226 241 171 383 61 305 576 212 93 581 261 RTOR Reduction (vph) 0 0 199 0 12 0 0 0 127 0 0 170 Lane Group Flow (vph) 154 226 42 171 432 0 305 576 85 93 581 91 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 3% 1% 2% 3% 1% 4% 2% 2% 2% 2% 2% 2% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 30.3 19.0 19.0 31.5 19.6 57.5 44.3 44.3 45.7 38.4 38.4 Effective Green, g (s) 30.3 19.0 19.0 31.5 19.6 57.5 44.3 44.3 45.7 38.4 38.4 Actuated g/C Ratio 0.28 0.17 0.17 0.29 0.18 0.52 0.40 0.40 0.42 0.35 0.35 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 284 324 269 318 621 437 1425 637 397 1235 552 v/s Ratio Prot 0.06 0.12 c0.06 c0.12 c0.08 0.02 0.16 v/s Ratio Perm 0.09 0.03 0.10 c0.28 0.16 0.05 0.08 0.06 v/c Ratio 0.54 0.70 0.15 0.54 0.70 0.70 0.40 0.13 0.23 0.47 0.17 Uniform Delay, d1 31.9 42.8 38.7 31.3 42.4 16.5 23.4 20.7 19.8 27.9 24.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.1 6.4 0.3 1.7 3.4 4.8 0.9 0.4 0.3 1.3 0.6 Delay (s) 34.0 49.2 38.9 33.1 45.8 21.3 24.3 21.2 20.1 29.2 25.4 Level of Service C D D C D C C C C C C Approach Delay (s) 41.5 42.2 22.9 27.2 Approach LOS D D C C Intersection Summary HCM 2000 Control Delay 31.3 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.71 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 76.4% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 226 Appendix E 2027 Background Traffic Conditions Level of Service Worksheets 227 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Background Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 366 164 517 115 v/c Ratio 0.60 0.44 0.83 0.19 Control Delay 17.2 17.1 29.7 4.0 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 17.2 17.1 29.7 4.0 Queue Length 50th (ft) 77 36 124 0 Queue Length 95th (ft) 144 78 #304 26 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1562 992 624 616 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.23 0.17 0.83 0.19 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 228 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Background Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 266 71 75 75 0 0 0 0 476 0 106 Future Volume (vph) 0 266 71 75 75 0 0 0 0 476 0 106 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1810 1749 1736 1509 Flt Permitted 1.00 0.64 0.95 1.00 Satd. Flow (perm) 1810 1153 1736 1509 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 0 289 77 82 82 0 0 0 0 517 0 115 RTOR Reduction (vph) 0 20 0 0 0 0 0 0 0 0 0 74 Lane Group Flow (vph) 0 346 0 0 164 0 0 0 0 0 517 41 Heavy Vehicles (%) 0% 2% 2% 4% 8% 0% 0% 0% 0% 4% 0% 7% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 16.0 16.0 17.6 17.6 Effective Green, g (s) 16.0 16.0 17.6 17.6 Actuated g/C Ratio 0.33 0.33 0.36 0.36 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 592 377 624 543 v/s Ratio Prot c0.19 v/s Ratio Perm 0.14 0.30 0.03 v/c Ratio 0.59 0.44 0.83 0.08 Uniform Delay, d1 13.7 12.9 14.3 10.3 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.5 0.8 8.9 0.1 Delay (s) 15.2 13.7 23.2 10.4 Level of Service B B C B Approach Delay (s) 15.2 13.7 0.0 20.8 Approach LOS B B A C Intersection Summary HCM 2000 Control Delay 18.0 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.71 Actuated Cycle Length (s) 48.9 Sum of lost time (s) 15.3 Intersection Capacity Utilization 76.5% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 229 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday AM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Background Page 3 Intersection Int Delay, s/veh 3.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 154 589 0 0 118 238 31 1 149 0 0 0 Future Vol, veh/h 154 589 0 0 118 238 31 1 149 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 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, % 4 3 0 0 7 8 7 100 4 0 0 0 Mvmt Flow 167 640 0 0 128 259 34 1 162 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 387 0 - - - 0 1232 1361 640 Stage 1 - - - - - - 974 974 - Stage 2 - - - - - - 258 387 - Critical Hdwy 4.14 - - - - - 6.47 7.5 6.24 Critical Hdwy Stg 1 - - - - - - 5.47 6.5 - Critical Hdwy Stg 2 - - - - - - 5.47 6.5 - Follow-up Hdwy 2.236 - - - - - 3.563 4.9 3.336 Pot Cap-1 Maneuver 1161 - 0 0 - - 191 95 472 Stage 1 - - 0 0 - - 358 228 - Stage 2 - - 0 0 - - 774 470 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1161 - - - - - 148 0 472 Mov Cap-2 Maneuver - - - - - - 148 0 - Stage 1 - - - - - - 278 0 - Stage 2 - - - - - - 774 0 - Approach EB WB NB HCM Control Delay, s 1.8 0 16.6 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 472 1161 - - - HCM Lane V/C Ratio 0.345 0.144 - - - HCM Control Delay (s) 16.6 8.6 0 - - HCM Lane LOS C A A - - HCM 95th %tile Q(veh) 1.5 0.5 - - - 230 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Background Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 237 251 271 73 130 132 458 117 39 435 113 v/c Ratio 0.52 0.53 0.45 0.22 0.23 0.34 0.38 0.17 0.10 0.46 0.21 Control Delay 24.1 34.7 6.6 19.5 23.1 18.0 24.8 0.5 15.8 29.9 0.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 24.1 34.7 6.6 19.5 23.1 18.0 24.8 0.5 15.8 29.9 0.9 Queue Length 50th (ft) 91 126 0 25 23 44 112 0 12 110 0 Queue Length 95th (ft) 150 212 62 53 47 80 162 0 30 157 0 Internal Link Dist (ft) 875 769 569 535 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 452 478 598 364 631 397 1221 698 439 1013 571 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.52 0.53 0.45 0.20 0.21 0.33 0.38 0.17 0.09 0.43 0.20 Intersection Summary 231 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Background Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 218 231 249 67 83 37 121 421 108 36 400 104 Future Volume (vph) 218 231 249 67 83 37 121 421 108 36 400 104 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.95 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1703 1845 1532 1670 3081 1703 3406 1568 1752 3471 1442 Flt Permitted 0.49 1.00 1.00 0.60 1.00 0.37 1.00 1.00 0.49 1.00 1.00 Satd. Flow (perm) 872 1845 1532 1061 3081 655 3406 1568 900 3471 1442 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 237 251 271 73 90 40 132 458 117 39 435 113 RTOR Reduction (vph) 0 0 201 0 32 0 0 0 81 0 0 84 Lane Group Flow (vph) 237 251 70 73 98 0 132 458 36 39 435 29 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 6% 3% 4% 8% 13% 9% 6% 6% 3% 3% 4% 12% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 36.7 23.4 23.4 23.9 17.0 36.9 27.8 27.8 27.5 23.1 23.1 Effective Green, g (s) 36.7 23.4 23.4 23.9 17.0 36.9 27.8 27.8 27.5 23.1 23.1 Actuated g/C Ratio 0.41 0.26 0.26 0.27 0.19 0.41 0.31 0.31 0.31 0.26 0.26 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 478 479 398 328 581 374 1052 484 316 890 370 v/s Ratio Prot c0.07 c0.14 0.02 0.03 c0.04 0.01 c0.13 v/s Ratio Perm 0.13 0.05 0.04 0.11 c0.13 0.02 0.03 0.02 v/c Ratio 0.50 0.52 0.18 0.22 0.17 0.35 0.44 0.07 0.12 0.49 0.08 Uniform Delay, d1 18.6 28.5 25.8 25.4 30.6 17.3 24.8 22.0 22.2 28.4 25.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.8 1.0 0.2 0.3 0.1 0.6 1.3 0.3 0.2 1.9 0.4 Delay (s) 19.4 29.6 26.0 25.7 30.7 17.9 26.1 22.3 22.4 30.3 25.8 Level of Service B C C C C B C C C C C Approach Delay (s) 25.1 28.9 24.0 28.9 Approach LOS C C C C Intersection Summary HCM 2000 Control Delay 26.1 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.53 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 66.7% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 232 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - 2027 Background Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 236 453 405 145 v/c Ratio 0.31 0.80 0.74 0.25 Control Delay 10.0 25.5 31.2 5.6 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 10.0 25.5 31.2 5.6 Queue Length 50th (ft) 43 127 119 0 Queue Length 95th (ft) 79 221 #334 40 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1331 1011 552 579 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.18 0.45 0.73 0.25 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 233 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - 2027 Background Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 177 52 215 224 0 0 0 0 393 0 141 Future Volume (vph) 0 177 52 215 224 0 0 0 0 393 0 141 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1773 1818 1770 1538 Flt Permitted 1.00 0.73 0.95 1.00 Satd. Flow (perm) 1773 1356 1770 1538 Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Adj. Flow (vph) 0 182 54 222 231 0 0 0 0 405 0 145 RTOR Reduction (vph) 0 19 0 0 0 0 0 0 0 0 0 100 Lane Group Flow (vph) 0 217 0 0 453 0 0 0 0 0 405 45 Heavy Vehicles (%) 0% 5% 0% 2% 2% 0% 0% 0% 0% 2% 0% 5% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 24.1 24.1 17.8 17.8 Effective Green, g (s) 24.1 24.1 17.8 17.8 Actuated g/C Ratio 0.42 0.42 0.31 0.31 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 747 571 550 478 v/s Ratio Prot 0.12 v/s Ratio Perm c0.33 0.23 0.03 v/c Ratio 0.29 0.79 0.74 0.09 Uniform Delay, d1 10.9 14.4 17.6 14.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.2 7.5 5.1 0.1 Delay (s) 11.1 21.8 22.7 14.1 Level of Service B C C B Approach Delay (s) 11.1 21.8 0.0 20.4 Approach LOS B C A C Intersection Summary HCM 2000 Control Delay 19.2 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.77 Actuated Cycle Length (s) 57.2 Sum of lost time (s) 15.3 Intersection Capacity Utilization 77.3% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 234 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday PM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - 2027 Background Page 3 Intersection Int Delay, s/veh 1.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 84 485 0 0 388 602 52 1 102 0 0 0 Future Vol, veh/h 84 485 0 0 388 602 52 1 102 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 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, % 6 1 0 0 1 1 4 0 3 0 0 0 Mvmt Flow 91 527 0 0 422 654 57 1 111 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 1076 0 - - - 0 1458 1785 527 Stage 1 - - - - - - 709 709 - Stage 2 - - - - - - 749 1076 - Critical Hdwy 4.16 - - - - - 6.44 6.5 6.23 Critical Hdwy Stg 1 - - - - - - 5.44 5.5 - Critical Hdwy Stg 2 - - - - - - 5.44 5.5 - Follow-up Hdwy 2.254 - - - - - 3.536 4 3.327 Pot Cap-1 Maneuver 633 - 0 0 - - 141 82 549 Stage 1 - - 0 0 - - 484 440 - Stage 2 - - 0 0 - - 464 298 - Platoon blocked, % - - - Mov Cap-1 Maneuver 633 - - - - - 112 0 549 Mov Cap-2 Maneuver - - - - - - 112 0 - Stage 1 - - - - - - 386 0 - Stage 2 - - - - - - 464 0 - Approach EB WB NB HCM Control Delay, s 1.7 0 13.2 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 549 633 - - - HCM Lane V/C Ratio 0.204 0.144 - - - HCM Control Delay (s) 13.2 11.6 0 - - HCM Lane LOS B B A - - HCM 95th %tile Q(veh) 0.8 0.5 - - - 235 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - 2027 Background Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 167 245 262 185 481 331 623 229 100 629 282 v/c Ratio 0.60 0.72 0.53 0.60 0.74 0.82 0.46 0.30 0.26 0.54 0.39 Control Delay 35.2 55.0 8.7 34.6 48.1 40.6 28.1 4.0 16.8 31.8 4.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 35.2 55.0 8.7 34.6 48.1 40.6 28.1 4.0 16.8 31.8 4.7 Queue Length 50th (ft) 82 164 0 92 163 137 176 0 36 196 0 Queue Length 95th (ft) 134 243 67 147 215 #352 243 45 66 233 55 Internal Link Dist (ft) 875 689 473 563 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 285 401 539 315 756 406 1350 754 521 1286 755 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.59 0.61 0.49 0.59 0.64 0.82 0.46 0.30 0.19 0.49 0.37 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 236 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - 2027 Background Greystone Properties, LLC Rezoning Synchro 10 Report Weekday PM - 2027 Background Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 157 230 246 174 390 62 311 586 215 94 591 265 Future Volume (vph) 157 230 246 174 390 62 311 586 215 94 591 265 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1752 1881 1561 1752 3486 1770 3539 1583 1770 3539 1583 Flt Permitted 0.29 1.00 1.00 0.36 1.00 0.27 1.00 1.00 0.39 1.00 1.00 Satd. Flow (perm) 534 1881 1561 670 3486 494 3539 1583 718 3539 1583 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 167 245 262 185 415 66 331 623 229 100 629 282 RTOR Reduction (vph) 0 0 215 0 12 0 0 0 142 0 0 188 Lane Group Flow (vph) 167 245 47 185 469 0 331 623 87 100 629 94 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 3% 1% 2% 3% 1% 4% 2% 2% 2% 2% 2% 2% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 31.4 19.8 19.8 32.2 20.2 56.2 42.0 42.0 45.2 36.5 36.5 Effective Green, g (s) 31.4 19.8 19.8 32.2 20.2 56.2 42.0 42.0 45.2 36.5 36.5 Actuated g/C Ratio 0.29 0.18 0.18 0.29 0.18 0.51 0.38 0.38 0.41 0.33 0.33 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 280 338 280 314 640 417 1351 604 378 1174 525 v/s Ratio Prot 0.06 0.13 c0.06 c0.13 c0.10 0.02 0.18 v/s Ratio Perm 0.11 0.03 0.11 c0.30 0.18 0.06 0.09 0.06 v/c Ratio 0.60 0.72 0.17 0.59 0.73 0.79 0.46 0.14 0.26 0.54 0.18 Uniform Delay, d1 31.4 42.5 38.1 31.1 42.4 18.0 25.5 22.2 20.3 29.9 26.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.4 7.5 0.3 2.8 4.3 10.0 1.1 0.5 0.4 1.8 0.7 Delay (s) 34.8 50.0 38.4 33.9 46.7 28.0 26.6 22.8 20.6 31.6 26.8 Level of Service C D D C D C C C C C C Approach Delay (s) 41.7 43.1 26.3 29.2 Approach LOS D D C C Intersection Summary HCM 2000 Control Delay 33.2 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.78 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 79.6% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 237 Appendix F 2027 Total Traffic Conditions Level of Service Worksheets 238 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 366 188 524 115 v/c Ratio 0.60 0.52 0.84 0.19 Control Delay 17.2 19.2 30.7 4.0 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 17.2 19.2 30.7 4.0 Queue Length 50th (ft) 77 42 127 0 Queue Length 95th (ft) 144 91 #310 26 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1562 957 624 616 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.23 0.20 0.84 0.19 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 239 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 266 71 97 76 0 0 0 0 482 0 106 Future Volume (vph) 0 266 71 97 76 0 0 0 0 482 0 106 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.97 0.95 1.00 Satd. Flow (prot) 1810 1748 1736 1509 Flt Permitted 1.00 0.62 0.95 1.00 Satd. Flow (perm) 1810 1112 1736 1509 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 0 289 77 105 83 0 0 0 0 524 0 115 RTOR Reduction (vph) 0 20 0 0 0 0 0 0 0 0 0 74 Lane Group Flow (vph) 0 346 0 0 188 0 0 0 0 0 524 41 Heavy Vehicles (%) 0% 2% 2% 4% 8% 0% 0% 0% 0% 4% 0% 7% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 16.0 16.0 17.6 17.6 Effective Green, g (s) 16.0 16.0 17.6 17.6 Actuated g/C Ratio 0.33 0.33 0.36 0.36 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 592 363 624 543 v/s Ratio Prot c0.19 v/s Ratio Perm 0.17 0.30 0.03 v/c Ratio 0.59 0.52 0.84 0.08 Uniform Delay, d1 13.7 13.3 14.4 10.3 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.5 1.2 9.7 0.1 Delay (s) 15.2 14.6 24.1 10.4 Level of Service B B C B Approach Delay (s) 15.2 14.6 0.0 21.6 Approach LOS B B A C Intersection Summary HCM 2000 Control Delay 18.5 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.72 Actuated Cycle Length (s) 48.9 Sum of lost time (s) 15.3 Intersection Capacity Utilization 76.9% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 240 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 3 Intersection Int Delay, s/veh 3.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 154 595 0 0 142 256 31 1 157 0 0 0 Future Vol, veh/h 154 595 0 0 142 256 31 1 157 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 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, % 4 3 0 0 7 8 7 100 4 0 0 0 Mvmt Flow 167 647 0 0 154 278 34 1 171 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 432 0 - - - 0 1274 1413 647 Stage 1 - - - - - - 981 981 - Stage 2 - - - - - - 293 432 - Critical Hdwy 4.14 - - - - - 6.47 7.5 6.24 Critical Hdwy Stg 1 - - - - - - 5.47 6.5 - Critical Hdwy Stg 2 - - - - - - 5.47 6.5 - Follow-up Hdwy 2.236 - - - - - 3.563 4.9 3.336 Pot Cap-1 Maneuver 1117 - 0 0 - - 180 87 467 Stage 1 - - 0 0 - - 356 226 - Stage 2 - - 0 0 - - 746 445 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1117 - - - - - 138 0 467 Mov Cap-2 Maneuver - - - - - - 138 0 - Stage 1 - - - - - - 273 0 - Stage 2 - - - - - - 746 0 - Approach EB WB NB HCM Control Delay, s 1.8 0 17.1 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 467 1117 - - - HCM Lane V/C Ratio 0.368 0.15 - - - HCM Control Delay (s) 17.1 8.8 0 - - HCM Lane LOS C A A - - HCM 95th %tile Q(veh) 1.7 0.5 - - - 241 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 262 276 303 73 139 142 458 117 39 435 122 v/c Ratio 0.57 0.56 0.48 0.23 0.24 0.38 0.39 0.17 0.11 0.48 0.23 Control Delay 25.1 35.2 6.5 19.3 23.5 18.8 25.3 0.5 16.1 30.7 1.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 25.1 35.2 6.5 19.3 23.5 18.8 25.3 0.5 16.1 30.7 1.0 Queue Length 50th (ft) 101 138 0 25 25 49 113 0 13 113 0 Queue Length 95th (ft) 167 #249 67 53 51 85 162 0 30 157 0 Internal Link Dist (ft) 875 674 518 611 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 458 493 632 362 632 389 1201 690 430 996 564 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.57 0.56 0.48 0.20 0.22 0.37 0.38 0.17 0.09 0.44 0.22 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 242 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 241 254 279 67 91 37 131 421 108 36 400 112 Future Volume (vph) 241 254 279 67 91 37 131 421 108 36 400 112 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.96 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1703 1845 1532 1670 3088 1703 3406 1568 1752 3471 1442 Flt Permitted 0.47 1.00 1.00 0.59 1.00 0.36 1.00 1.00 0.49 1.00 1.00 Satd. Flow (perm) 844 1845 1532 1037 3088 639 3406 1568 900 3471 1442 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 262 276 303 73 99 40 142 458 117 39 435 122 RTOR Reduction (vph) 0 0 222 0 32 0 0 0 82 0 0 92 Lane Group Flow (vph) 262 276 81 73 107 0 142 458 35 39 435 30 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 6% 3% 4% 8% 13% 9% 6% 6% 3% 3% 4% 12% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 37.9 24.1 24.1 23.9 17.1 36.5 27.2 27.2 26.7 22.3 22.3 Effective Green, g (s) 37.9 24.1 24.1 23.9 17.1 36.5 27.2 27.2 26.7 22.3 22.3 Actuated g/C Ratio 0.42 0.27 0.27 0.27 0.19 0.41 0.30 0.30 0.30 0.25 0.25 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 487 494 410 323 586 369 1029 473 308 860 357 v/s Ratio Prot c0.08 c0.15 0.02 0.03 c0.04 0.01 c0.13 v/s Ratio Perm 0.14 0.05 0.04 0.12 c0.13 0.02 0.03 0.02 v/c Ratio 0.54 0.56 0.20 0.23 0.18 0.38 0.45 0.07 0.13 0.51 0.08 Uniform Delay, d1 18.2 28.4 25.5 25.4 30.6 17.7 25.3 22.4 22.8 29.1 26.0 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.1 1.4 0.2 0.4 0.2 0.7 1.4 0.3 0.2 2.1 0.5 Delay (s) 19.3 29.7 25.7 25.7 30.7 18.4 26.7 22.7 23.0 31.2 26.5 Level of Service B C C C C B C C C C C Approach Delay (s) 25.0 29.0 24.4 29.7 Approach LOS C C C C Intersection Summary HCM 2000 Control Delay 26.4 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.57 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 68.5% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 243 HCM 2010 TWSC Greystone Properties, LLC Rezoning 4: Cedar Creek Road & Greystone Weekday AM - 2027 Total Greystone Properties, LLC Rezoning Synchro 10 Report Weekday AM - 2027 Total Page 6 Intersection Int Delay, s/veh 2.5 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 14 731 309 26 77 42 Future Vol, veh/h 14 731 309 26 77 42 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 0 200 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 0 3 10 0 0 0 Mvmt Flow 15 795 336 28 84 46 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 364 0 - 0 1161 336 Stage 1 - - - - 336 - Stage 2 - - - - 825 - Critical Hdwy 4.1 - - - 6.4 6.2 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 1206 - - - 218 711 Stage 1 - - - - 728 - Stage 2 - - - - 434 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1206 - - - 215 711 Mov Cap-2 Maneuver - - - - 215 - Stage 1 - - - - 719 - Stage 2 - - - - 434 - Approach EB WB SB HCM Control Delay, s 0.2 0 24.4 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2 Capacity (veh/h) 1206 - - - 215 711 HCM Lane V/C Ratio 0.013 - - - 0.389 0.064 HCM Control Delay (s) 8 - - - 32 10.4 HCM Lane LOS A - - - D B HCM 95th %tile Q(veh) 0 - - - 1.7 0.2 244 Queues Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 1 Lane Group EBT WBT SBT SBR Lane Group Flow (vph) 238 468 424 145 v/c Ratio 0.31 0.81 0.79 0.25 Control Delay 9.7 26.3 34.8 5.8 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 9.7 26.3 34.8 5.8 Queue Length 50th (ft) 44 134 131 0 Queue Length 95th (ft) 79 232 #371 42 Internal Link Dist (ft) 1629 565 753 Turn Bay Length (ft) 650 Base Capacity (vph) 1304 981 540 570 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.18 0.48 0.79 0.25 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 245 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 1: Route 37 SB Ramps & Cedar Creek Grade Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 0 178 52 229 225 0 0 0 0 411 0 141 Future Volume (vph) 0 178 52 229 225 0 0 0 0 411 0 141 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.9 7.9 7.4 7.4 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 1.00 1.00 0.85 Flt Protected 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1773 1817 1770 1538 Flt Permitted 1.00 0.72 0.95 1.00 Satd. Flow (perm) 1773 1344 1770 1538 Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Adj. Flow (vph) 0 184 54 236 232 0 0 0 0 424 0 145 RTOR Reduction (vph) 0 18 0 0 0 0 0 0 0 0 0 100 Lane Group Flow (vph) 0 220 0 0 468 0 0 0 0 0 424 45 Heavy Vehicles (%) 0% 5% 0% 2% 2% 0% 0% 0% 0% 2% 0% 5% Turn Type NA Perm NA Perm NA Perm Protected Phases 6 2 4 Permitted Phases 2 4 4 Actuated Green, G (s) 25.2 25.2 18.0 18.0 Effective Green, g (s) 25.2 25.2 18.0 18.0 Actuated g/C Ratio 0.43 0.43 0.31 0.31 Clearance Time (s) 7.9 7.9 7.4 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 763 578 544 473 v/s Ratio Prot 0.12 v/s Ratio Perm c0.35 0.24 0.03 v/c Ratio 0.29 0.81 0.78 0.09 Uniform Delay, d1 10.8 14.6 18.4 14.4 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.2 8.2 7.0 0.1 Delay (s) 11.0 22.8 25.4 14.5 Level of Service B C C B Approach Delay (s) 11.0 22.8 0.0 22.6 Approach LOS B C A C Intersection Summary HCM 2000 Control Delay 20.5 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.80 Actuated Cycle Length (s) 58.5 Sum of lost time (s) 15.3 Intersection Capacity Utilization 79.1% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 246 HCM 2010 TWSC Greystone Properties, LLC Rezoning 2: Route 37 NB Ramps & Cedar Creek Grade Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 3 Intersection Int Delay, s/veh 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 84 504 0 0 401 612 52 1 124 0 0 0 Future Vol, veh/h 84 504 0 0 401 612 52 1 124 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 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, % 6 1 0 0 1 1 4 0 3 0 0 0 Mvmt Flow 91 548 0 0 436 665 57 1 135 0 0 0 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 1101 0 - - - 0 1499 1831 548 Stage 1 - - - - - - 730 730 - Stage 2 - - - - - - 769 1101 - Critical Hdwy 4.16 - - - - - 6.44 6.5 6.23 Critical Hdwy Stg 1 - - - - - - 5.44 5.5 - Critical Hdwy Stg 2 - - - - - - 5.44 5.5 - Follow-up Hdwy 2.254 - - - - - 3.536 4 3.327 Pot Cap-1 Maneuver 619 - 0 0 - - 133 77 534 Stage 1 - - 0 0 - - 473 431 - Stage 2 - - 0 0 - - 454 290 - Platoon blocked, % - - - Mov Cap-1 Maneuver 619 - - - - - 105 0 534 Mov Cap-2 Maneuver - - - - - - 105 0 - Stage 1 - - - - - - 373 0 - Stage 2 - - - - - - 454 0 - Approach EB WB NB HCM Control Delay, s 1.7 0 14 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBL EBT WBT WBR Capacity (veh/h) 534 619 - - - HCM Lane V/C Ratio 0.254 0.148 - - - HCM Control Delay (s) 14 11.8 0 - - HCM Lane LOS B B A - - HCM 95th %tile Q(veh) 1 0.5 - - - 247 Queues Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 4 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBL SBT SBR Lane Group Flow (vph) 182 259 280 185 505 362 623 229 100 629 307 v/c Ratio 0.66 0.74 0.54 0.60 0.77 0.88 0.47 0.31 0.27 0.58 0.44 Control Delay 37.9 55.4 8.6 34.6 49.3 49.3 28.6 4.0 17.2 33.9 4.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 37.9 55.4 8.6 34.6 49.3 49.3 28.6 4.0 17.2 33.9 4.9 Queue Length 50th (ft) 89 173 0 91 173 155 178 0 36 195 0 Queue Length 95th (ft) #147 257 69 147 226 #426 243 45 66 233 57 Internal Link Dist (ft) 875 695 546 589 Turn Bay Length (ft) 370 340 235 370 350 Base Capacity (vph) 282 401 553 311 756 410 1330 746 514 1286 771 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.65 0.65 0.51 0.59 0.67 0.88 0.47 0.31 0.19 0.49 0.40 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 248 HCM Signalized Intersection Capacity Analysis Greystone Properties, LLC Rezoning 3: Valley Ave & Cedar Creek Grade/Weems Ln Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 171 243 263 174 413 62 340 586 215 94 591 289 Future Volume (vph) 171 243 263 174 413 62 340 586 215 94 591 289 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Lane Util. Factor 1.00 1.00 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.98 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot) 1752 1881 1561 1752 3491 1770 3539 1583 1770 3539 1583 Flt Permitted 0.26 1.00 1.00 0.35 1.00 0.24 1.00 1.00 0.41 1.00 1.00 Satd. Flow (perm) 480 1881 1561 641 3491 447 3539 1583 756 3539 1583 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 182 259 280 185 439 66 362 623 229 100 629 307 RTOR Reduction (vph) 0 0 228 0 11 0 0 0 143 0 0 212 Lane Group Flow (vph) 182 259 52 185 494 0 362 623 86 100 629 95 Confl. Peds. (#/hr) 2 2 Heavy Vehicles (%) 3% 1% 2% 3% 1% 4% 2% 2% 2% 2% 2% 2% Turn Type pm+pt NA Perm pm+pt NA custom NA custom pm+pt NA Perm Protected Phases 7 4 3 8 5 1 6 Permitted Phases 4 4 8 2 2 2 6 6 Actuated Green, G (s) 32.3 20.4 20.4 32.3 20.4 57.2 41.4 41.4 42.7 33.9 33.9 Effective Green, g (s) 32.3 20.4 20.4 32.3 20.4 57.2 41.4 41.4 42.7 33.9 33.9 Actuated g/C Ratio 0.29 0.19 0.19 0.29 0.19 0.52 0.38 0.38 0.39 0.31 0.31 Clearance Time (s) 7.0 6.5 6.5 7.0 6.5 7.0 7.0 7.0 7.0 7.0 7.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 278 348 289 308 647 428 1331 595 374 1090 487 v/s Ratio Prot c0.07 0.14 0.06 c0.14 c0.13 0.02 0.18 v/s Ratio Perm 0.12 0.03 0.11 c0.31 0.18 0.05 0.08 0.06 v/c Ratio 0.65 0.74 0.18 0.60 0.76 0.85 0.47 0.14 0.27 0.58 0.19 Uniform Delay, d1 31.1 42.3 37.7 31.1 42.5 18.5 26.0 22.6 21.8 32.0 28.0 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 5.5 8.4 0.3 3.3 5.3 14.2 1.2 0.5 0.4 2.2 0.9 Delay (s) 36.5 50.7 38.0 34.4 47.8 32.7 27.1 23.1 22.2 34.2 28.9 Level of Service D D D C D C C C C C C Approach Delay (s) 42.2 44.2 28.0 31.5 Approach LOS D D C C Intersection Summary HCM 2000 Control Delay 34.9 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.83 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 27.5 Intersection Capacity Utilization 81.5% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 249 HCM 2010 TWSC Greystone Properties, LLC Rezoning 4: Cedar Creek Grade & Greystone Weekday PM - 2027 Total 09/27/2019 Synchro 10 Report Weekday PM - 2027 Total Page 6 Intersection Int Delay, s/veh 2.9 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 41 585 966 76 45 24 Future Vol, veh/h 41 585 966 76 45 24 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 0 200 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 0 2 2 0 0 0 Mvmt Flow 45 636 1050 83 49 26 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 1133 0 - 0 1776 1050 Stage 1 - - - - 1050 - Stage 2 - - - - 726 - Critical Hdwy 4.1 - - - 6.4 6.2 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 624 - - - 92 278 Stage 1 - - - - 340 - Stage 2 - - - - 483 - Platoon blocked, % - - - Mov Cap-1 Maneuver 624 - - - 85 278 Mov Cap-2 Maneuver - - - - 85 - Stage 1 - - - - 316 - Stage 2 - - - - 483 - Approach EB WB SB HCM Control Delay, s 0.7 0 67.8 HCM LOS F Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 SBLn2 Capacity (veh/h) 624 - - - 85 278 HCM Lane V/C Ratio 0.071 - - - 0.575 0.094 HCM Control Delay (s) 11.2 - - - 93.6 19.3 HCM Lane LOS B - - - F C HCM 95th %tile Q(veh) 0.2 - - - 2.6 0.3 250 Planning Commission Agenda Item Detail Meeting Date: June 2, 2021 Agenda Section: Action Item Title: Rezoning #01-21 for One Logistics Park Winchester - (Ms. Perkins) Attachments: PC06-02-21REZ01-21.pdf PC06-02-21REZ01-21TransportationImpactAnalysis.pdf 251 REZONING APPLICATION #01-21 ONE LOGISTICS PARK WINCHESTER Staff Report for the Planning Commission Prepared: May 20, 2021 Staff Contacts: Candice E. Perkins, AICP, CZA, Assistant Director John A. Bishop, AICP, Assistant Director - Transportation Reviewed Action Planning Commission: 03/17/21 Public Hearing Held; Tabled 90 Days Planning Commission 06/02/21 Pending Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 277.16+/- acres from the R4 (Residential Planned Community) District with proffers to the B2 (General Business) District and the M1 (Light Industrial) District with proffers. LOCATION: The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court and Pendleton Drive. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 06/02/21 PLANNING COMMISSION MEETING: The subject properties are part of the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning #11-05 provided for 143 acres of commercial uses and 550 residential units on six parcels of land (Land Bay 1 – Residential, Land Bay 2 – Commercial). This application proposes to rezone the majority of the site to allow for industrial uses, with an area of commercial remaining at the intersection of Coverstone Drive and Millwood Pike (Route 50 East) and removes the residential units associated with the approved rezoning. The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan. The Plan identifies these properties with a commercial/transition and residential land use designation; these designations are consistent with the current zoning. Therefore, the requested M1 District is generally inconsistent with the Comprehensive Plan. It should be noted that the entire site was previously designated for commercial land uses by the Comprehensive Plan in effect at the time of the original rezoning approval; the plan was later updated to show the residential zoning approved in 2005. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport; the support area discourages new residential construction. The proposed elimination of the residential units would further support the goals of the Airport Support Area. The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east-west linkage (Coverstone Drive) which connects to Millwood Pike at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The planned phased connection from the existing terminus of Coverstone Drive to Millwood Pike at Inverlee Drive provides for an important linkage that serves both this development and surrounding land uses. 252 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 2 While the completion of Coverstone Drive will provide an important linkage in this area, it’s important to examine the anticipated traffic generation from this proposal and its projected impact on the greater network that will serve this development. This application shows a reduction in vehicle trips per day from 47,085 anticipated with the current approved rezoning to 17,606. While it is recognized that this proposal results in a significantly reduced overall trip generation, it should be recognized that this development would generate more tractor trailer trips and interstate-based trips. VDOT has expressed significant concern, as outlined in their comments, that the function of the Exit 313 interchange will be negatively impacted by this development during the peak times that were studied. In regard to the proffers submitted with this application, Staff would note concerns with Proffer 2.6.2b and Proffer 2.7. Proffer 2.6.2b does not obligate the applicant to enter the signalization agreement until after all other onsite roadwork in the development is complete and adopted into the system; it is suggested that the agreement be triggered with an earlier phase. Proffer 2.7 obligates the Board of Supervisors to potentially procure right of way on behalf of the applicant for offsite improvements. This creates the potential for the site to develop without mitigating the transportation impacts addressed by the offsite road improvements outlined in the proffers. The Planning Commission held a public hearing for this rezoning on March 17, 2021; the Commission expressed concern with the traffic that could be generated from the requested zoning change. The Commission ultimately postponed the rezoning for 90 days and requested a worksession to further discuss the application; the worksession was held on April 21, 2021. Since the worksession, the Applicant has submitted revised proffers that seek to address concerns expressed by Staff and the Planning Commission. With the revision, Staff continues to have concern regarding proffer 2.7 pertaining to the completion of off-site transportation improvements. Staff would also note that the concerns expressed by VDOT have not been addressed. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 253 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 3 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 03/17/21 Public Hearing Held; Tabled 90 Days Planning Commission 06/02/21 Pending Board of Supervisors: 07/14/21 Pending PROPOSAL: To rezone 277.16+/- acres from the R4 (Residential Planned Community) District with proffers to the B2 (General Business) District and the M1 (Light Industrial) District with proffers. LOCATION: The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive (Route 1538) and west of Arbor Court and Pendleton Drive. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-83, 64-A-83A, 64-A-84, 64-A-86, 64-A 87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Residential RA (Rural Areas) Residential South: RA (Rural Areas) Use: Regional Airport East: M1 (Light Industrial) Use: Industrial MH1 (Mobile Home Community) Residential RA (Rural Areas) Residential West: RA (Rural Areas) Use: Regional Airport, Public Safety Center B2 (General Business) Commercial 254 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached letter from Pennoni dated February 12, 2021 addressed to Bradley S. Riggleman, P.E. Frederick-Winchester Health Department: This Department has no objections to rezoning from R4 to M1 and B2. Frederick -Winchester Service Authority: FWSA defers comments to Frederick Water. Frederick Water: The revised One Logistics Park proffers dated December 7, 2020 are acceptable. Please attached email from Eric Lawrence, Executive Director, dated December 14, 2020. Frederick County Fire Marshall: Plan approved. Winchester Regional Airport: Please see attached letter from Nick Sabo, A.A.E. Executive Director, dated September 15, 2020. County of Frederick Attorney: Please see attached comments from Roderick B. Williams, County Attorney dated April 12, 2021. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited) District. The parcels were re-mapped from R1 to A2 (Agricultural General) District pursuant to the County’s comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A1 and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Community) District in 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. 255 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 5 The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the future development of these properties. The site is located within the limits of the Sewer and Water Service Area (SWSA). The Plan identifies these properties with a commercial/transition and residential land use designation which is consistent with the current zoning; therefore, the requested M1 (Light Industrial) District is generally inconsistent with the Comprehensive Plan. It should be noted that the entire site was previously designated for commercial land uses by the Comprehensive Plan in effect at the time of the original rezoning approval; the plan was later updated to show the residential zoning approved in 2005. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and industrial land uses is supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of future airport expansion. The elimination of the residential zoning that currently exists on the site would further the goals of the Airport Support Area. Transportation and Site Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east-west linkage (Coverstone Drive) which connects to Millwood Pike (Route 50 East) at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The planned connection from the existing terminus of Coverstone Drive to Millwood Pike at Inverlee Drive provides for an important linkage that serves both this development and significant residential development north of Route 50. This connection would offer an alternative route that would help relieve future congestion on Route 50 between Prince Frederick Drive and I-81. In addition, Coverstone Drive will connect with the future relocated Route 522 South, which once approved and constructed, would connect at Prince Frederick Drive. In combination with the Crossover Boulevard project, which is currently under construction from Airport Road into the City of Winchester, this important network connection would allow significant traffic flow from this development and surrounding land uses to access Route 522 and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts: Transportation: While the completion of Coverstone Drive will provide an important linkage in this area, it’s important to examine the anticipated traffic generation from this proposal and its projected impact on the greater network that will serve this development. The current transportation 256 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 6 assumptions for the existing approved development anticipated a trip generation at buildout of 47,085 vehicles per day. The proposed application being considered shows a reduction to 17,606 vehicles per day. While it is recognized that this proposal results in a significantly reduced overall trip generation, it should be recognized that this development would generate more tractor trailer trips and interstate-based trips. VDOT has expressed significant concern, as outlined in their comments, that the function of the Exit 313 interchange will be negatively impacted during the peak times that were studied. Given that the pending improvements to Exit 313 by VDOT include minimal capacity improvements, these interchange improvements will not alleviate the impacts from this development and the concerns that have been identified by VDOT. In regard to the proffers submitted with this application, Staff would note concerns with Proffer 2.6.2b and Proffer 2.7. Proffer 2.6.2b does not obligate the applicant to enter the signalization agreement until after all other onsite roadwork in the development is complete and adopted into the system. Given the development triggers that implement that roadwork this creates the possibility that all development has taken place prior to when proffer 2.6.2b would be implemented. This creates a situation where it would be difficult for the County to enforce proffer 2.6.2b. It would be more appropriate to connect the signalization agreement to an earlier phase of development. Staff has suggested certificates of occupancy on land bays 1 or 2, however there are a number of ways this could be addressed to better protect the County. Proffer 2.7 obligates the Board of Supervisors to potentially procure right of way on behalf of the applicant for offsite improvements. This creates the potential for the site to develop without mitigating the transportation impacts addressed by the offsite road improvements outlined in the proffers. 4) Proffers: The revised proposed proffers associated with this rezoning application are as follows; Staff has identified concerns with the proffers that are shown in bold italic. Proffer Statement – Revised May 18, 2021: 1. LAND USE 1.1. The project shall be designed to establish interconnected commercial and light industrial Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. Minor modifications as necessary upon final engineering, must meet the intent of the proffers and receive Director of Planning approval. 2. TRANSPORTATION 2.1. The public roadways proposed on the Property shall be constructed in the locations depicted on the GDP. Minor modifications, as necessary upon final engineering, including but not limited to land bay ingress/egress and intersection alignments, must 257 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 7 meet the intent of the proffers and receive Director of Planning and VDOT approval at site plan or road plan. 2.2. The Owners shall design, construct, and dedicate Coverstone Drive as an urban four-lane divided collector road with turn lanes as warranted within an approximate 102' right-of- way in accord with the phasing schedule referenced below. The Owners may at their option also build this road ahead of the requirements of the phasing schedule. PHASE 1: Phase 1 shall consist of the full urban four-lane divided collector road section, including a ten-foot shared-use asphalt trail, from Millwood Pike to the south boundary of Land Bay 3, as depicted on the GDP. This roadway shall be bonded and constructed to a minimum base asphalt prior to issuance of a certificate of occupancy for any building within Land Bays 3 or 4. Phase 1 improvements shall consist of all necessary improvements, including signalization if or when warranted by VDOT, to create a four-way intersection, or alternative intersection, subject to VDOT approval, at the existing intersection of Inverlee Way and Millwood Pike as shown on the GDP. Additionally, the Owner shall close the existing Millwood Pike crossover previously used for access to the golf course concurrent with Phase 1 improvements. PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of Coverstone Drive from the south boundary of Land Bay 3 to the Pendleton Drive intersection as depicted on the GDP, including a shared-use asphalt trail on the east side of this roadway. Phase 2 roadway improvements shall provide additional access to Land Bay 4 and shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 5 through 8. This two-lane Phase 2 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate northbound lanes used for two-way traffic, with a lane transition to the Phase 1 four lane section. PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of Coverstone Drive from the Pendleton Drive intersection to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP, including transition to the existing four-lane section and a shared-use asphalt trail to the south/east of the roadway. Phase 3 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 1 or 2 and or no later than issuance of the certificate of occupancy for new construction on the Property that exceeds 1,600,000 square feet. This two-lane Phase 3 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate eastbound lanes used for two-way traffic, with a lane transition to the existing four lane section. 258 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 8 PHASE 4: Phase 4 shall consist of construction of the remaining two-lanes of the full urban four-lane divided section of Coverstone Drive previously constructed in Phases 2 and 3 from the south boundary of Land Bay 3 to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP. Phase 4 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any new construction on the Property that exceeds 2,000,000 square feet. 2.3. Notwithstanding the foregoing Proffer 2.2 phasing schedule for the construction of Coverstone Drive, if vehicle per day (VPD) traffic counts on Coverstone Drive exceed 10,000 VPD total or if Heavy Vehicle traffic counts exceed 800 Heavy Vehicle VPD on Coverstone Drive, south of Land Bay 3, then the Owners shall complete the full construction of Coverstone Drive as an ultimate full urban four lane section from Millwood Pike to the existing eastern terminus of Coverstone Drive (1080 Coverstone Drive (TM 64-A-87A) prior to issuance of any further certificates of occupancy. The term “Heavy Vehicle” shall be defined as per FHWA Classification Type 4 or higher (6 tires, or multi-axle vehicle). In order to ensure compliance with this Proffer 2.3, the Owners shall provide a vehicle classification count to Frederick County, including Heavy Vehicle counts, not later six months after the issuance of the first certificate of occupancy for new construction on the Property in either Land Bays 1 and 2 or any new construction that yields a minimum cumulative aggregate of 1,600,000 square feet of new construction on the Property. 2.4. The Owners shall design and construct the extension of existing Pendleton Drive to Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum two-lane urban local roadway with an approximate right of way width of 60' to provide access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton Drive extension shall be constructed prior to issuance of the first occupancy permit within Phase B. 2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP, with the exception of the private driveway currently serving the residentially zoned parcel identified as TM 64-A-83B. The Owners shall maintain an access easement for this residential driveway until such time as this residentially zoned parcel is rezoned for non-residential uses. If this residentially zoned parcel is rezoned by others for non- residential uses, an interparcel access linkage shall be provided. No new commercial access to Millwood Pike is proposed and the existing driveway to 1600 Millwood Pike (TM 64-A-83B) will not be used for site access. 2.6. All off-site road improvements shall be designed to the latest VDOT standards, unless otherwise approved by VDOT in general conformance with the submitted impact study. Off-site improvements shall be constructed as depicted on the GDP as follows: 2.6.1. Eastern improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed 259 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 9 coincident with the Coverstone Drive construction described in Proffer 2.2, Phase 1, and shall consist of the following improvements: a) Eastbound Millwood Pike right turn lane to Coverstone Drive b) Westbound Millwood Pike dual left turns to Coverstone Drive, and c) Northbound Coverstone Drive dual lefts to Millwood Pike 2.6.2 Western improvements shall consist of improvements at the intersection of Prince Frederick Drive/Costello Drive and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet and shall consist of the following improvements: a) Northbound Prince Frederick Drive left to Costello Drive; and b) Installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive, if deemed warranted by VDOT and subject to VDOT approval. If warranted, this installation will occur once Proffer 2.2 Coverstone Drive Phase 2 and Phase 3 improvements have been completed and accepted into the State highway system. If this traffic signalization is not warranted by VDOT at that time, the Owners will provide a cash contribution in the amount Two Hundred Thousand Dollars ($200,000) to Frederick County for regional roadway improvements off- site in the Millwood Pike corridor as determined by the Board of Supervisors. This cash contribution shall be escalated per the Consumer Price Index (CPI-U) forward from the date of rezoning approval. Staff Note: Proffer 2.6.2b does not obligate the applicant to enter the signalization agreement until after all other onsite roadwork in the development is complete and adopted into the system. Given the development triggers that implement that roadwork this creates the possibility that all development has taken place prior to when proffer 2.6.2b would be implemented. This creates a situation where it would be difficult for the County to enforce proffer 2.6.2b. It would be more appropriate to connect the signalization agreement to an earlier phase of development. Staff has suggested certificates of occupancy on land bays 1 or 2, however there are a number of ways this could be addressed to better protect the County. 2.6.3 Northern improvements shall consist of improvements at the intersection of Millwood Pike and Prince Frederick Drive and shall consist of the following improvements: Construction of an additional lane on northbound Prince Frederick Drive to provide a dedicated left, left/through, and right turn lane, including modifications to the existing signal and geometric improvements of the crossover, and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet. 2.7. The Owners’ obligations to complete the off-site transportation improvements described in Proffer 2.6 shall be contingent upon the acquisition of the off-site right-of-way and necessary easements required for these improvements. The Owners shall make a good 260 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 10 faith effort to obtain this off-site right-of-way and necessary easements by private means at fair market value. If the Owners are not able to acquire any of this required off-site right-of-way and necessary easements through private means, the Owners shall then request use of eminent domain by the County. Should the County approve of use of its eminent domain power to secure any needed right-of-way and necessary easements required for the Owners’ completion of the off-site transportation improvements described in Proffer 2.6, the Owners shall reimburse the County for all of its expenses, including appraisal reports, land interest acquisition costs, legal fees, and court document recordation fees, required for acquisition of this needed right-of-way and necessary easements. In the event that the County decides not to exercise its power of eminent domain so as to acquire this needed off-site right-of-way and necessary easements required for these proffered improvements, the Owners shall instead provide alternative satisfaction of its proffered obligation to construct these off-site improvements by providing a cash contribution at that time to the County for the appraised right-of-way acquisition values of these off-site rights-of-way and the estimated construction costs of those off-site transportation improvements it is not able to construct for use by the County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. The construction cost estimate shall be subject to review and approval by the County. This cash contribution shall coincide with the thresholds that triggers the off-site road improvement as identified in Proffer 2.6 Staff Note: This proffer would request the Board of Supervisors to use eminent domain to acquire private land should the Applicant be unable to obtain the needed area or easements. If this does not occur, it could leave the County with an unacceptable traffic condition at the location identified for an off-site improvement and no realistic way to address it. 2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential use. Determination on alternative land uses shall be scoped with VDOT and approved in writing prior to submission of site plan. PEDESTRIAN TRAIL SYSTEM 3.1. The Owners shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia Department of Transportation (VDOT) standards, generally along the south/east side of Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT standards along the extension of Pendleton Drive. 4. FIRE AND RESCUE 4.1. Cash contributions to support Frederick County fire and rescue services in the amount of One Hundred Dollars ($100) for every 1000 square feet of commercial and/or industrial building area shall be paid by the Owners to the County at time of issuances of certificates of occupancy for each building. 261 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 11 5. WATER AND SANITARY SEWER 5.1. The Owner shall be responsible for connecting the Property to public water and sanitary sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A, the Owner, will conform with all appropriate Frederick Water regulations at time of site plan to address concerns regarding the inundation of three existing sanitary sewer manholes (#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an existing pond within the project limits. The pond is located south of Millwood Pike, west of the proposed Coverstone entrance. 6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 6.1. The Owner shall conduct, or cause to be conducted, a Phase I Archaeological Investigation of the Property prior to the approval of the first final site plan for the Property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 7. ROAD EFFICIENCY BUFFER 7.1. The Owners shall provide an additional 50’ to the Road Efficiency Buffer for the portion of the site within Phase A as depicted on the GDP. 2.7. The Owners’ obligations to complete the off-site transportation improvements described in Proffer 2.6 shall be contingent upon the acquisition of the off-site right-of-way and necessary easements required for these improvements. The Owners shall make a good faith effort to obtain this off-site right-of-way and necessary easements by private means at fair market value. If the Owners are not able to acquire any of this required off-site right-of-way and necessary easements through private means, the Owners shall then request use of eminent domain by the County. Should the County approve of use of its eminent domain power to secure any needed right-of-way and necessary easements required for the Owners’ completion of the off-site transportation improvements described in Proffer 2.6, the Owners shall reimburse the County for all of its expenses, including appraisal reports, land interest acquisition costs, legal fees, and court document recordation fees, required for acquisition of this needed right-of-way and necessary easements. In the event that the County decides not to exercise its power of eminent domain so as to acquire this needed off-site right-of-way and necessary easements required for these proffered improvements, the Owners shall instead provide alternative satisfaction of its proffered obligation to construct these off-site improvements by providing a cash contribution at that time to the County for the appraised right-of-way acquisition values of these off-site rights-of-way and the estimated construction costs of those off-site transportation improvements it is not able to construct for use by the County for regional roadway improvements off-site in the Millwood Pike corridor as 262 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 12 determined by the Board of Supervisors. The construction cost estimate shall be subject to review and approval by the County. This cash contribution shall coincide with the thresholds that triggers the off-site road improvement as identified in Proffer 2.6. Staff Note: This proffer would request the Board of Supervisors to use eminent domain to acquire private land should the Applicant be unable to obtain the needed area or easements. If this does not occur, it could leave the County with an unacceptable traffic condition at the location identified for an off-site improvement and no realistic way to address it. 2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential use. Determination on alternative land uses shall be scoped with VDOT and approved in writing prior to submission of site plan. 3. PEDESTRIAN TRAIL SYSTEM 3.1. The Owners shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia Department of Transportation (VDOT) standards, generally along the south/east side of Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT standards along the extension of Pendleton Drive. 4. FIRE AND RESCUE 4.1. Cash contributions to support Frederick County fire and rescue services in the amount of One Hundred Dollars ($100) for every 1000 square feet of commercial and/or industrial building area shall be paid by the Owners to the County at time of issuances of certificates of occupancy for each building. 5. WATER AND SANITARY SEWER 5.1. The Owner shall be responsible for connecting the Property to public water and sanitary sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A, the Owner, will conform with all appropriate Frederick Water regulations at time of site plan to address concerns regarding the inundation of three existing sanitary sewer manholes (#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an existing pond within the project limits. The pond is located south of Millwood Pike, west of the proposed Coverstone entrance. 6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 6.1. The Owner shall conduct, or cause to be conducted, a Phase I Archaeological Investigation of the Property prior to the approval of the first final site plan for the 263 Rezoning #01-21 One Logistics Park Winchester May 20, 2021 Page 13 Property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 7. ROAD EFFICIENCY BUFFER 7.1. The Owners shall provide an additional 50’ to the Road Efficiency Buffer for the portion of the site within Phase A as depicted on the GDP. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 264 WINCH ESTERREGIONAL AIRPORTSubdivisionAIRPORT BUSINESS CENTERSubdivision J I C LTD.Subdivision GOVERNORS HILLSubdivision PRINCEFREDERICK OFFICE PARTSubdivision RAVENPOINTESubdivision £¤50 64 A 83 64 A 86 64 A 84 64 A 83A 64 A 87 64 A 87 64 A 85 300ADMIRAL BYRD DR 300ADMIRALBYRD DR 300ADMIRALBYRD DR 511AIRPORT RD 222ADMIRALBYRD DR 200AVIATION DR 600AIRPORT RD640AIRPORT RD 211VICTORY RD 382ARBOR CT 250INDEPENDENCE DR 212INDEPENDENCE DR 491AIRPORT RD 380ARBOR CT 280VICTORY RD 140INDEPENDENCE DR 220ADMIRALBYRD DR 338ARBOR CT 287VICTORY RD287VICTORY RD 320VICTORY RD 368VICTORY RD 344VICTORY RD 180ADMIRALBYRD DR 321ARBOR CT 331VICTORY RD 390AIRPORT RD 296ARBOR CT 351VICTORY RD 411VICTORY RD 181PENDLETON DR 266ARBOR CT 220ARBOR CT 119ARBOR CT290AIRPORT RD 600PEGASUS CT 220ARBOR CT 182ARBOR CT311AIRPORT RD 295AIRPORT RD 402BUFFLICK RD 140ARBOR CT352BUFFLICK RD 431BUFFLICK RD 330BUFFLICK RD 361BUFFLICK RD391BUFFLICK RD399BUFFLICK RD 1830MILLWOODPIKE 301BUFFLICK RD317BUFFLICK RD325BUFFLICK RD 1828MILLWOODPIKE 1825MILLWOODPIKE 1815MILLWOODPIKE 1809MILLWOODPIKE 1080COVERSTONE DR 1773MILLWOOD PIKE 112SULPHURSPRING RD1753MILLWOODPIKE 231SULPHURSPRING RD 1600MILLWOODPIKE 143SULPHUR SPRING RD 185SULPHURSPRING RD 201PRINCEFREDERICK 1170GREENWOOD RD 1525MILLWOODPIKE 1441MILLWOOD PIKE 1517MILLWOODPIKE 177RYCO LN 179RYCO LN 1230MILLWOODPIKE 1288MILLWOOD PIKE1302MILLWOOD PIKE 100STANLEY DR1411MILLWOODPIKE 100DARBY DR105DARBY DR 147RYCO LN 151STANLEY DR 102WINSLOW CT 1160MILLWOODPIKE 202CUSTERAVE 209CUSTERAVE 119DARBY DR 107KINROSS DR 102DUNER CT 156DELCOPLAZA 1090MILLWOODPIKE 1237MILLWOOD PIKE 103STANLEYCIR 125DARBY DR123DARBY DR 108KINROSS DR 125KILLANEY CT 1080MILLWOODPIKE 1173MILLWOOD PIKE 1181MILLWOODPIKE 128ETNAM ST 104PEMBRIDGE DR 107STANLEYCIR105STANLEYCIR 131DARBY DR 119KINROSS DR 116KILLANEY CT 121KILLANEY CT 1105MILLWOOD PIKE 1135MILLWOOD PIKE 1039MILLWOOD PIKE 108PRINCETON DR 119ETNAM ST 122PEMBRIDGE DR 206FLANAGAN DR 111DONEGAL CT 143DARBY DR 130KINROSS DR 106KILLANEY CT 112CAHILLE DR 203TAGGART DR DELCOPLZW IN S L O WCTCLARENDONCT T A G G A R T D R INDEPENDENCEDR PRINCETONDR R EM E Y A V E STANLEY CIR SOMERSET ST PURDUEDRPEMBRI DGEDRE T N A M ST KI NROSS DRSULPHURSPRING RDSTANLEY DRDARBY DRCUSTER AVE RYCO LNPEGASUS CTKIL L A N E Y C TFLANAGAN DRBUFFLICK RDP E N D LET O N D R AIRPORT RD COSTELLO DR COVERSTONE DR VICTORY R DINVERLEE W AYPRINCEFREDERICK DRARBOR CTMILLWOOD PIKE ADMIRAL BYRD DRApplication Parcels Sewer and Water Service A rea B2 (General Business District) B3 (Industr ial Transition District) M1 (Light Industrial District) M2 (Industr ial General Distr ict) MH1 (Mobile Hom e Com m unity District) R4 (Residential Planned Com munity Distr ict) RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 22, 2021 Winchester MILLWOOD PIKE AIRPORT RDFRONT ROYAL PIKEGREENWOOD RDVICTORY RDBUFFLICK RD DARBY DRCOSTELLO DR SULPHUR SPRING RD L O N G C R O F T R D CONSTITUTION DRCOVERSTONE DR £¤50 £¤522 0 1,000 2,000500 Feet R E Z # 0 1 - 2 1 : O n e L o g i s t i c s P a r k W i n c h e s t e rPINs: 6 4 - A - 8 3 , 6 4 - A - 8 3 A , 6 4 - A - 8 4 , 6 4 - A - 8 5 , 6 4 - A - 8 6 , 6 4 - A - 8 7Rezoning f r o m R 4 t o M 1 a n d B 2Zoning M a p REZ #01-21 §¨¦81 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21REZ #01-21 265 WINCH ESTERREGIONAL AIRPORTSubdivisionAIRPORT BUSINESS CENTERSubdivision J I C LTD.Subdivision GOVERNORS HILLSubdivision PRINCEFREDERICK OFFICE PARTSubdivision RAVENPOINTESubdivision £¤50 64 A 83 64 A 86 64 A 84 64 A 83A 64 A 87 64 A 87 64 A 85 300ADMIRAL BYRD DR 300ADMIRALBYRD DR 300ADMIRALBYRD DR 511AIRPORT RD 222ADMIRALBYRD DR 200AVIATION DR 600AIRPORT RD640AIRPORT RD 211VICTORY RD 382ARBOR CT 250INDEPENDENCE DR 212INDEPENDENCE DR 491AIRPORT RD 380ARBOR CT 280VICTORY RD 140INDEPENDENCE DR 220ADMIRALBYRD DR 338ARBOR CT 287VICTORY RD287VICTORY RD 320VICTORY RD 368VICTORY RD 344VICTORY RD 180ADMIRALBYRD DR 321ARBOR CT 331VICTORY RD 390AIRPORT RD 296ARBOR CT 351VICTORY RD 411VICTORY RD 181PENDLETON DR 266ARBOR CT 220ARBOR CT 119ARBOR CT290AIRPORT RD 600PEGASUS CT 220ARBOR CT 182ARBOR CT311AIRPORT RD 295AIRPORT RD 402BUFFLICK RD 140ARBOR CT352BUFFLICK RD 431BUFFLICK RD 330BUFFLICK RD 361BUFFLICK RD391BUFFLICK RD399BUFFLICK RD 1830MILLWOODPIKE 301BUFFLICK RD317BUFFLICK RD325BUFFLICK RD 1828MILLWOODPIKE 1825MILLWOODPIKE 1815MILLWOODPIKE 1809MILLWOODPIKE 1080COVERSTONE DR 1773MILLWOOD PIKE 112SULPHURSPRING RD1753MILLWOODPIKE 231SULPHURSPRING RD 1600MILLWOODPIKE 143SULPHUR SPRING RD 185SULPHURSPRING RD 201PRINCEFREDERICK 1170GREENWOOD RD 1525MILLWOODPIKE 1441MILLWOOD PIKE 1517MILLWOODPIKE 177RYCO LN 179RYCO LN 1230MILLWOODPIKE 1288MILLWOOD PIKE1302MILLWOOD PIKE 100STANLEY DR1411MILLWOODPIKE 100DARBY DR105DARBY DR 147RYCO LN 151STANLEY DR 102WINSLOW CT 1160MILLWOODPIKE 202CUSTERAVE 209CUSTERAVE 119DARBY DR 107KINROSS DR 102DUNER CT 156DELCOPLAZA 1090MILLWOODPIKE 1237MILLWOOD PIKE 103STANLEYCIR 125DARBY DR123DARBY DR 108KINROSS DR 125KILLANEY CT 1080MILLWOODPIKE 1173MILLWOOD PIKE 1181MILLWOODPIKE 128ETNAM ST 104PEMBRIDGE DR 107STANLEYCIR105STANLEYCIR 131DARBY DR 119KINROSS DR 116KILLANEY CT 121KILLANEY CT 1105MILLWOOD PIKE 1135MILLWOOD PIKE 1039MILLWOOD PIKE 108PRINCETON DR 119ETNAM ST 122PEMBRIDGE DR 206FLANAGAN DR 111DONEGAL CT 143DARBY DR 130KINROSS DR 106KILLANEY CT 112CAHILLE DR 203TAGGART DR DELCOPLZW IN S L O WCTCLARENDONCT T A G G A R T D R INDEPENDENCEDR PRINCETONDR R EM E Y A V E STANLEY CIR SOMERSET ST PURDUEDRPEMBRI DGEDRE T N A M ST KI NROSS DRSULPHURSPRING RDSTANLEY DRDARBY DRCUSTER AVE RYCO LNPEGASUS CTKIL L A N E Y C TFLANAGAN DRBUFFLICK RDP E N D LET O N D R AIRPORT RD COSTELLO DR COVERSTONE DR VICTORY R DINVERLEE W AYPRINCEFREDERICK DRARBOR CTMILLWOOD PIKE ADMIRAL BYRD DRApplication Parcels Sewer and Water Service A rea µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 22, 2021 Winchester MILLWOOD PIKE AIRPORT RDFRONT ROYAL PIKEGREENWOOD RDVICTORY RDBUFFLICK RD DARBY DRCOSTELLO DR SULPHUR SPRING RD L O N G C R O F T R D CONSTITUTION DRCOVERSTONE DR £¤50 £¤522 0 1,000 2,000500 Feet R E Z # 0 1 - 2 1 : O n e L o g i s t i c s P a r k W i n c h e s t e rPINs: 6 4 - A - 8 3 , 6 4 - A - 8 3 A , 6 4 - A - 8 4 , 6 4 - A - 8 5 , 6 4 - A - 8 6 , 6 4 - A - 8 7Rezoning f r o m R 4 t o M 1 a n d B 2Location M a p REZ #01-21 §¨¦81 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21REZ #01-21 266 WINCH ESTERREGIONAL AIRPORTSubdivisionAIRPORT BUSINESS CENTERSubdivision J I C LTD.Subdivision GOVERNORS HILLSubdivision PRINCEFREDERICK OFFICE PARTSubdivision RAVENPOINTESubdivision £¤50 64 A 83 64 A 86 64 A 84 64 A 83A 64 A 87 64 A 87 64 A 85 300ADMIRAL BYRD DR 300ADMIRALBYRD DR 300ADMIRALBYRD DR 511AIRPORT RD 222ADMIRALBYRD DR 200AVIATION DR 600AIRPORT RD640AIRPORT RD 211VICTORY RD 382ARBOR CT 250INDEPENDENCE DR 212INDEPENDENCE DR 491AIRPORT RD 380ARBOR CT 280VICTORY RD 140INDEPENDENCE DR 220ADMIRALBYRD DR 338ARBOR CT 287VICTORY RD287VICTORY RD 320VICTORY RD 368VICTORY RD 344VICTORY RD 180ADMIRALBYRD DR 321ARBOR CT 331VICTORY RD 390AIRPORT RD 296ARBOR CT 351VICTORY RD 411VICTORY RD 181PENDLETON DR 266ARBOR CT 220ARBOR CT 119ARBOR CT290AIRPORT RD 600PEGASUS CT 220ARBOR CT 182ARBOR CT311AIRPORT RD 295AIRPORT RD 402BUFFLICK RD 140ARBOR CT352BUFFLICK RD 431BUFFLICK RD 330BUFFLICK RD 361BUFFLICK RD391BUFFLICK RD399BUFFLICK RD 1830MILLWOODPIKE 301BUFFLICK RD317BUFFLICK RD325BUFFLICK RD 1828MILLWOODPIKE 1825MILLWOODPIKE 1815MILLWOODPIKE 1809MILLWOODPIKE 1080COVERSTONE DR 1773MILLWOOD PIKE 112SULPHURSPRING RD1753MILLWOODPIKE 231SULPHURSPRING RD 1600MILLWOODPIKE 143SULPHUR SPRING RD 185SULPHURSPRING RD 201PRINCEFREDERICK 1170GREENWOOD RD 1525MILLWOODPIKE 1441MILLWOOD PIKE 1517MILLWOODPIKE 177RYCO LN 179RYCO LN 1230MILLWOODPIKE 1288MILLWOOD PIKE1302MILLWOOD PIKE 100STANLEY DR1411MILLWOODPIKE 100DARBY DR105DARBY DR 147RYCO LN 151STANLEY DR 102WINSLOW CT 1160MILLWOODPIKE 202CUSTERAVE 209CUSTERAVE 119DARBY DR 107KINROSS DR 102DUNER CT 156DELCOPLAZA 1090MILLWOODPIKE 1237MILLWOOD PIKE 103STANLEYCIR 125DARBY DR123DARBY DR 108KINROSS DR 125KILLANEY CT 1080MILLWOODPIKE 1173MILLWOOD PIKE 1181MILLWOODPIKE 128ETNAM ST 104PEMBRIDGE DR 107STANLEYCIR105STANLEYCIR 131DARBY DR 119KINROSS DR 116KILLANEY CT 121KILLANEY CT 1105MILLWOOD PIKE 1135MILLWOOD PIKE 1039MILLWOOD PIKE 108PRINCETON DR 119ETNAM ST 122PEMBRIDGE DR 206FLANAGAN DR 111DONEGAL CT 143DARBY DR 130KINROSS DR 106KILLANEY CT 112CAHILLE DR 203TAGGART DR DELCOPLZW IN S L O WCTCLARENDONCT T A G G A R T D R INDEPENDENCEDR PRINCETONDR R EM E Y A V E STANLEY CIR SOMERSET ST PURDUEDRPEMBRI DGEDRE T N A M ST KI NROSS DRSULPHURSPRING RDSTANLEY DRDARBY DRCUSTER AVE RYCO LNPEGASUS CTKIL L A N E Y C TFLANAGAN DRBUFFLICK RDP E N D LET O N D R AIRPORT RD COSTELLO DR COVERSTONE DR VICTORY R DINVERLEE W AYPRINCEFREDERICK DRARBOR CTMILLWOOD PIKE ADMIRAL BYRD DRApplication Parcels Sewer and Water Service A rea Long R ange Land Use Urban Center Mixed-Use Industrial Institutional Park Airport S upport Area B2 / B3 Residential, 4 u/a High-Density Residential, 12-16 u/a µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 22, 2021 Winchester MILLWOOD PIKE AIRPORT RDFRONT ROYAL PIKEGREENWOOD RDVICTORY RDBUFFLICK RD DARBY DRCOSTELLO DR SULPHUR SPRING RD L O N G C R O F T R D CONSTITUTION DRCOVERSTONE DR £¤50 £¤522 0 1,000 2,000500 Feet R E Z # 0 1 - 2 1 : O n e L o g i s t i c s P a r k W i n c h e s t e rPINs: 6 4 - A - 8 3 , 6 4 - A - 8 3 A , 6 4 - A - 8 4 , 6 4 - A - 8 5 , 6 4 - A - 8 6 , 6 4 - A - 8 7Rezoning f r o m R 4 t o M 1 a n d B 2Long R a n g e L a n d U s e M a p REZ #01-21 §¨¦81 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21 REZ #01-21REZ #01-21 267 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 1 of 17 PROFFER STATEMENT REZONING: RZ #01-21: R4 (Residential Planned Community District to M-1 (Light Industrial) and B-2 (General Business District) PROPERTY: 277.22 Acres Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (here-in after the "Property") RECORD OWNERS: Governor’s Hill, LLC Hockman Investments, LLC JGR Three, LLC Ellen, LLC LCR, LLC MDC Three, LLC Susan Sanders, LLC Liberty Hill, LC Thomas A. Dick Timothy J. Dick Michael E. Dick APPLICANT: Wickshire Industrial, LLC a Virginia Limited Liability Company PROJECT NAME: One Logistics Park Winchester ORIGINAL DATE OF PROFFERS: September 3, 2020 REVISIONS: December 7, 2020 January 12, 2021 February 9, 2021 April 6, 2021 April 29, 2021 May 18, 2021 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Owners (“Owners”), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise 268 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 2 of 17 specified herein. The term "Owners" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan - One Logistics Park Winchester" prepared by William H. Gordon Associates, Inc., (the "GDP") revised April 28, 2021 1. LAND USE 1.1. The project shall be designed to establish interconnected commercial and light industrial land bays in conformance with the GDP, and as is specifically set forth in these proffers. Minor modifications as necessary upon final engineering, must meet the intent of the proffers and receive Director of Planning approval. 2. TRANSPORTATION 2.1. The public roadways proposed on the Property shall be constructed in the locations depicted on the GDP. Minor modifications, as necessary upon final engineering, including but not limited to land bay ingress/egress and intersection alignments, must meet the intent of the proffers and receive Director of Planning and VDOT approval at site plan or road plan. 2.2. The Owners shall design, construct, and dedicate Coverstone Drive as an urban four-lane divided collector road with turn lanes as warranted within an approximate 102' right-of-way in accord with the phasing schedule referenced below. The Owners may at their option also build this road ahead of the requirements of the phasing schedule. PHASE 1: Phase 1 shall consist of the full urban four-lane divided collector road section, including a ten-foot shared-use asphalt trail, from Millwood Pike to the south boundary of Land Bay 3, as depicted on the GDP. This roadway shall be bonded and constructed to a minimum base asphalt prior to issuance of a certificate of occupancy for any building within Land Bays 3 or 4. Phase 1 improvements shall consist of all necessary improvements, including signalization if or when warranted by VDOT, to create a four- way intersection, or alternative intersection, subject to VDOT approval, at the existing intersection of Inverlee Way and Millwood Pike as shown on the GDP. Additionally, the Owner shall close the existing Millwood Pike crossover previously used for access to the golf course concurrent with Phase 1 improvements. PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of Coverstone Drive from the south boundary of Land Bay 3 to the Pendleton Drive intersection as depicted on the GDP, including a shared-use asphalt trail on the east side of this roadway. Phase 2 roadway improvements shall provide additional access to Land Bay 4 and shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 5 through 8. This two-lane Phase 2 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate northbound lanes 269 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 3 of 17 used for two-way traffic, with a lane transition to the Phase 1 four lane section. PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of Coverstone Drive from the Pendleton Drive intersection to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP, including transition to the existing four-lane section and a shared-use asphalt trail to the south/east of the roadway. Phase 3 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 1 or 2 and or no later than issuance of the certificate of occupancy for new construction on the Property that exceeds 1,600,000 square feet. This two-lane Phase 3 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate eastbound lanes used for two-way traffic, with a lane transition to the existing four lane section. PHASE 4: Phase 4 shall consist of construction of the remaining two-lanes of the full urban four-lane divided section of Coverstone Drive previously constructed in Phases 2 and 3 from the south boundary of Land Bay 3 to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP. Phase 4 roadway improvements shall be completed prior to issuance of a certificate of occupancy for any new construction on the Property that exceeds 2,000,000 square feet. 2.3. Notwithstanding the foregoing Proffer 2.2 phasing schedule for the construction of Coverstone Drive, if vehicle per day (VPD) traffic counts on Coverstone Drive exceed 10,000 VPD total or if Heavy Vehicle traffic counts exceed 800 Heavy Vehicle VPD on Coverstone Drive, south of Land Bay 3, then the Owners shall complete the full construction of Coverstone Drive as an ultimate full urban four lane section from Millwood Pike to the existing eastern terminus of Coverstone Drive (1080 Coverstone Drive (TM 64-A-87A) prior to issuance of any further certificates of occupancy. The term “Heavy Vehicle” shall be defined as per FHWA Classification Type 4 or higher (6 tires, or multi-axle vehicle). In order to ensure compliance with this Proffer 2.3, the Owners shall provide a vehicle classification count to Frederick County, including Heavy Vehicle counts, not later six months after the issuance of the first certificate of occupancy for new construction on the Property in either Land Bays 1 and 2 or any new construction that yields a minimum cumulative aggregate of 1,600,000 square feet of new construction on the Property 2.4. The Owners shall design and construct the extension of existing Pendleton Drive to Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum two- lane urban local roadway with an approximate right of way width of 60' to provide access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton Drive extension shall be constructed prior to issuance of the first occupancy permit within Phase B. 2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP, with the exception of the private driveway currently serving the residentially zoned parcel identified as TM 64-A-83B. The Owners shall maintain an access easement for this residential driveway until such time as this residentially zoned parcel is rezoned for non- 270 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 4 of 17 residential uses. If this residentially zoned parcel is rezoned by others for non-residential uses, an interparcel access linkage shall be provided. No new commercial access to Millwood Pike is proposed and the existing driveway to 1600 Millwood Pike (TM 64-A- 83B) will not be used for site access. 2.6. All off-site road improvements shall be designed to the latest VDOT standards, unless otherwise approved by VDOT in general conformance with the submitted impact study. Off-site improvements shall be constructed as depicted on the GDP as follows: 2.6.1: Eastern improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with the Coverstone Drive construction described in Proffer 2.2, Phase 1, and shall consist of the following improvements: a) Eastbound Millwood Pike right turn lane to Coverstone Drive, b) Westbound Millwood Pike dual left turns to Coverstone Drive, and c) Northbound Coverstone Drive dual lefts to Millwood Pike 2.6.2: Western improvements shall consist of improvements at the intersection of Prince Frederick Drive/Costello Drive and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet and shall consist of the following improvements: a) Northbound Prince Frederick Drive left to Costello Drive, and b) Installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive, if deemed warranted by VDOT and subject to VDOT approval. If warranted, this installation will occur once Proffer 2.2 Coverstone Drive Phase 2 and Phase 3 improvements have been completed and accepted into the State highway system. If this traffic signalization is not warranted by VDOT at that time, the Owners will provide a cash contribution in the amount Two Hundred Thousand Dollars ($200,000) to Frederick County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. This cash contribution shall be escalated per the Consumer Price Index (CPI-U) forward from the date of rezoning approval. 2.6.3: Northern improvements shall consist of improvements at the intersection of Millwood Pike and Prince Frederick Drive and shall consist of the following improvements: Construction of an additional lane on northbound Prince Frederick Drive to provide a dedicated left, left/through, and right turn lane, including modifications to the existing signal and geometric improvements of the crossover, and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet. 271 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 5 of 17 2.7. The Owners’ obligations to complete the off-site transportation improvements described in Proffer 2.6 shall be contingent upon the acquisition of the off-site right-of-way and necessary easements required for these improvements. The Owners shall make a good faith effort to obtain this off-site right-of-way and necessary easements by private means at fair market value. If the Owners are not able to acquire any of this required off-site right-of-way and necessary easements through private means, the Owners shall then request use of eminent domain by the County. Should the County approve of use of its eminent domain power to secure any needed right-of-way and necessary easements required for the Owners’ completion of the off-site transportation improvements described in Proffer 2.6, the Owners shall reimburse the County for all of its expenses, including appraisal reports, land interest acquisition costs, legal fees, and court document recordation fees, required for acquisition of this needed right-of-way and necessary easements. In the event that the County decides not to exercise its power of eminent domain so as to acquire this needed off-site right-of- way and necessary easements required for these proffered improvements, the Owners shall instead provide alternative satisfaction of its proffered obligation to construct these off-site improvements by providing a cash contribution at that time to the County for the appraised right-of-way acquisition values of these off-site rights-of-way and the estimated construction costs of those off-site transportation improvements it is not able to construct for use by the County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. The construction cost estimate shall be subject to review and approval by the County. This cash contribution shall coincide with the thresholds that triggers the off-site road improvement as identified in Proffer 2.6 2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential use. Determination on alternative land uses shall be scoped with VDOT and approved in writing prior to submission of site plan. 3. PEDESTRIAN TRAIL SYSTEM 3.1. The Owners shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia Department of Transportation (VDOT) standards, generally along the south/east side of Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT standards along the extension of Pendleton Drive. 4. FIRE AND RESCUE 4.1. Cash contributions to support Frederick County fire and rescue services in the amount of One Hundred Dollars ($100) for every 1000 square feet of commercial and/or industrial building area shall be paid by the Owners to the County at time of issuances of certificates of occupancy for each building. 5. WATER AND SANITARY SEWER 5.1. The Owners shall be responsible for connecting the Property to public water and sanitary sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 272 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 6 of 17 5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A, the Owners, will conform with all appropriate Frederick Water regulations at time of site plan to address concerns regarding the inundation of three existing sanitary sewer manholes (#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an existing pond within the project limits. The pond is located south of Millwood Pike, west of the proposed Coverstone entrance. 6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 6.1. The Owners shall conduct, or cause to be conducted, a Phase I Archaeological Investigation of the Property prior to the approval of the first final site plan for the Property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 7. ROAD EFFICIENCY BUFFER 7.1. The Owners shall provide an additional 50’ to the Road Efficiency Buffer for the portion of the site within Phase A as depicted on the GDP. SIGNATURES APPEAR ON THE FOLLOWING PAGES 273 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 7 of 17 Carpers Valley: JGR THREE, LLC, a Virginia limited liability company By:___________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 274 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 8 of 17 ELLEN, LLC, a Virginia limited liability company By: __________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 275 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 9 of 17 LCR, LLC, a Virginia limited liability company By: __________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 276 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 10 of 17 MDC THREE, LLC, a Virginia limited liability company By: __________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 277 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 11 of 17 SUSAN SANDERS, LLC, a Virginia limited liability company By: __________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 278 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 12 of 17 LIBERTY HILL, LC, a Virginia limited liability company By: __________________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 279 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 13 of 17 _____________________________ THOMAS A. DICK Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 280 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 14 of 17 ______________________________ TIMOTHY J. DICK Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 281 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 15 of 17 ______________________________ MICHAEL E. DICK Date:__________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # : 282 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 16 of 17 GOVERNOR’S HILL, L.L.C., a Virginia limited liability company By: Miller and Smith, Inc., its manager By: ______________________________ Douglas I. Smith, President Date: _____________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 283 {L0273768.DOCX / 1 One Logistics Park 5-18-2021 clear revised proffers 011770 000002}Page 17 of 17 HOCKMAN INVESTMENTS LLC, a Virginia limited liability company By: ______________________________ Name: ____________________________ Title: ______________________________ Date: _____________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 284 PROGRAMMING AND PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE SURVEY AND MAPPING SECURITY CONSULTING www.gordon.us.com 4501 Daly Drive, Suite 200, Chantilly, VA 20151 — Phone: (703) 263-1900 April 6, 2021 Candice Perkins, AICP, CZA Assistant Director Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 RE: One Logistics Park Winchester – GDP Rezoning Application: RZ# 01-21 Dear Candice, This letter is to provide you with a summary of the Rezoning Application materials based on Planning Commission Public Hearing dated 3/17/21 and our follow up coordination meeting from 3/29/21. Included for your review are clean and redlined versions of the proffers and GDP. The only changed on the GDP was to show the corrected Road Efficiency Buffer on Land Bay 3 and a new revision date. The proffers have been updated to reflect language revisions as discussed and during the meeting from March 30th. In addition to the text clarifications as outlined in the County staff report, the highlights of the proffer revisions are as follows: • Proffer 2.2 – Providing clarity on the phasing and construction sequence of Coverstone Drive. • Proffer 2.3 – Providing clarity of the terminus of Coverstone Dr. and reference to heavy vehicle trips. • Proffer 2.6.2 – Providing a cash contribution to the County if signalization is not warranted. • Proffer 2.7 – Providing clarity on contingencies regarding off-site improvements if acquisition for ROW and easements are not feasible. Please advise should have any questions or comments regarding the materials and feel free to contact me at 703-889-2350 or by email at cstephenson@gordon.us.com if you should have any further questions. Sincerely, WILLIAM H. GORDON ASSOCIATES, INC. Christopher Stephenson, PLA Planning Director G:\project\plann\3088\0103\PLANS\PDFS\Submissions\2021-04-06\2021-04-06-ONE LOGISTICS PARK -COVERLETTER.doc 285 FUTURE AIRPORT EXPANSION FUTURE AIRPORT EXPANSIONINVERLEE WAYWINCHESTER REGIONAL AIRPORT PROPOSED M1 - LIGHT INDUSTRIAL DISTRICT (±264.72 AC) PROPOSED B2 GENERAL BUSINESS DISTRICT (±12.5 AC) LIMITS OF APPLICATION (TYP.) R4 DISTRICT (NOT SUBJECT TO APPLICATION ) COVERSTONE DRIVE (102' ROW) PENDLETON DRIVE (60' ROW) 1 2 3 4 5 6 7 8 9 10 11 12 1314 15 16 17 19 20 21 22 23 24 25 26 28 29 30 31 18 27 75' INACTIVE LANDSCAPE BUFFER 25' ACTIVE LANDSCAPE BUFFERPHASE APHASE BTREE SAVE AREA (TYP.) TREE SAVE AREA (TYP.) TREE SAVE AREA (TYP.) 1 2 3 4 5 6 7 8 APPROX. LAND BAY LIMITS (TYP.) LAND BAY NUMBER (TYP.) FLOODPLAIN LIMITS (TYP.) EXISTING POND 10' SHARED USE TRAIL (TYP.) POTENTIAL LAND BAY ACCESS POINTS (TYP.) (SEE NOTE #2 THIS SHEET) PRIMARY ACCESS LAND BAY 3 SEE ADJOINING PROPERTIES TABLE (TYP.) APPROX. LOCATION EXISTING SANITARY MANHOLE (TYP.) 150' INACTIVE LANDSCAPE ROAD EFFICIENCY BUFFER (PER PROFFER 7.1) COVERSTONE DRIVE PHASE 1 PER PROFFER 2.2 COVERSTONE DRIVE PHASE 2 PER PROFFER 2.2 COVERSTONE DRIVE PHASE 4 PER PROFFER 2.2 TREE SAVE AREA (TYP.) PHASE A ±134.67 AC PHASE B ±142.55 AC LAND BAY NUMBER (TYP.) APPROX. LAND BAY LIMITS (TYP.) POTENTIAL LAND BAY ACCESS POINTS (TYP.) (SEE NOTE #2 THIS SHEET) 100' INACTIVE LANDSCAPE ROAD EFFICIENCY BUFFER (PER PROFFER 7.1) 100' INACTIVE LANDSCAPE ROAD EFFICIENCY BUFFER (PER PROFFER 7.1) COVERSTONE DRIVE PHASE 3 PER PROFFER 2.2 JN 3088-0103 ONE LOGISTICS PARK WINCHESTER G:\PROJECT\PLANN\3088\0103\EXHIBITS\06 - REZONING APPLICATION EXHIBITS\3088-0201_L_GDP_PR_RZ_REV-3.DWG 04.28.2021 4501 Daly Drive Chantilly, VA 20151 Phone: 703-263-1900 www.gordon.us.com PROGRAMMING AND PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE SURVEY AND MAPPING SECURITY CONSULTING GENERALIZED DEVELOPMENT PLAN ADJOINING PROPERTIES NOTES: 1.MINOR MODIFICATIONS AS NECESSARY UPON FINAL ENGINEERING, INCLUDING BUT NOT LIMITED TO LAND BAY INGRESS/EGRESS AND INTERSECTION ALIGNMENTS, MUST MEET THE INTENT OF THE PROFFERS, FREDERICK COUNTY AND VDOT APPROVAL. 2.THE LAND BAY ACCESS POINTS ARE SUBJECT TO FINAL APPROVAL / COORDINATION WITH VDOT AND ARE SHOWN ON THIS PLAN FOR GRAPHIC PURPOSES ONLY. 286 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 1 of 17 PROFFER STATEMENT REZONING: RZ #01-21: R4 (Residential Planned Community District to M-1 (Light Industrial) and B-2 (General Business District) PROPERTY: 277.22 Acres Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (here-in after the "Property") RECORD OWNERS: Governor’s Hill, LLC ; Hockman Investments, LLC ; JGR Three, LLC ; Ellen, LLC ; LCR, LLC ; MDC Three, LLC ; Susan Sanders, LLC ; Liberty Hill, LC ; Thomas A. Dick ; Timothy J. Dick ; and Michael E. Dick APPLICANT: Wickshire Industrial, LLC a Virginia Limited Liability Company PROJECT NAME: One Logistics Park Winchester ORIGINAL DATE OF PROFFERS: September 3, 2020 REVISIONS: December 7, 2020 January 12, 2021 February 9, 2021 April 6, 2021 April 29, 2021 May 18, 2021 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Owners (“Owners”), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise 287 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 2 of 17 specified herein. The term "Owners" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan - One Logistics Park Winchester" prepared by William H. Gordon Associates, Inc., (the "GDP") revised April 28, 2021 1. LAND USE 1.1. The project shall be designed to establish interconnected commercial and light industrial land bays in conformance with the GDP, and as is specifically set forth in these proffers. Minor modifications as necessary upon final engineering, must meet the intent of the proffers and receive Director of Planning approval. 2. TRANSPORTATION 2.1. The public roadways proposed on the Property shall be constructed in the locations depicted on the GDP. Minor modifications, as necessary upon final engineering, including but not limited to land bay ingress/egress and intersection alignments, must meet the intent of the proffers and receive Director of Planning and VDOT approval at site plan or road plan. 2.2. The Owners shall design, construct, and dedicate Coverstone Drive as an urban four-lane divided collector road with turn lanes as warranted within an approximate 102' right-of-way in accord with the phasing schedule referenced below. The road Owners may at their option also build this road ahead of the requirements of the phasing schedule. could be built as one complete operation or in phases, not limited to the order of the following phasing schedule: PHASE 1: Phase 1 shall consist of the full urban four-lane divided collector road section, including a ten-foot shared-use asphalt trail, from Millwood Pike to the south boundary of Land Bay 3, as depicted on the GDP. Said This roadway shall be bonded and constructed to a minimum base asphalt prior to issuance of a certificate of occupancy for any commercial building within Land Bays 3 or 4. Phase 1 improvements shall consist of all necessary improvements, including signalization if or when warranted by VDOT, to create a four-way intersection, or alternative intersection, subject to VDOT approval, at the existing intersection of Inverlee Way and Millwood Pike as shown on the GDP. Additionally, the Owner shall close the existing Millwood Pike crossover previously used for access to the golf course concurrent with Phase 1 improvements. PHASE 2: Phase 2 shall consist of construction of a two-lane urban half section of Coverstone Drive from the south boundary of Land Bay 3 to the Pendleton Drive intersection as depicted on the GDP, including a shared-use asphalt trail on the east side of this roadway. Said Phase 2 roadway improvements shall provide additional access to Land Bay 4 and shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 5 through 8. This two-lane Phase 2 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate 288 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 3 of 17 northbound lanes used for two-way traffic, with a lane transition to the Phase 1 four lane section. PHASE 3: Phase 3 shall consist of construction of a two-lane urban half section of Coverstone Drive from the Pendleton Drive intersection to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP, including transition to the existing four-lane section and a shared-use asphalt trail to the south/east of the roadway. Phase 3 Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use on Land Bays 1 or 2 and or or no later than issuance of the certificate of occupancy for new construction on the Property that exceeds of greater than 1,600,000 square feet. of new construction on the property. This two-lane Phase 3 half section shall be subject to final engineering and VDOT approval and shall include the two ultimate eastbound lanes used for two-way traffic, with a lane transition to the existing four lane section. PHASE 4: Phase 4 shall consist of construction of the remaining two-lanes of the full urban four-lane divided section of Coverstone Drive previously constructed in Phases 2 and 3 from the south boundary of Land Bay 3 to the existing Coverstone Drive connection at 1080 Coverstone Drive (TM 64-A-87A) as depicted on the GDP. Phase 4 Said roadway improvements shall be completed prior to issuance of a certificate of occupancy no later than the certificate of occupancy of greater than for any new construction on the Property that exceeds 2,000,000 square feet. sf of new construction on the property. 2.3. Notwithstanding the foregoing Proffer 2.2 phasing schedule for the construction of Coverstone Drive, if vehicle per day (VPD) traffic counts on Coverstone Drive exceed 10,000 VPD total or if Heavy Vehicle traffic counts exceed 800 Heavy Vehicle VPD on Coverstone Drive, south of Land Bay 3, then the Owners shall complete the full construction of Coverstone Drive (Phase 4) as an ultimate full urban four lane section from Millwood Pike to the existing eastern terminus of Coverstone Drive (1080 Coverstone Drive (TM 64- A-87A) (Phases 2 and 3 above) prior to issuance of any further certificates of occupancy. The term “Heavy Vehicle” shall be defined as per FHWA Classification Type 4 or higher (6 tires, or multi-axle vehicle). In order to ensure compliance with this Proffer 2.3, the Owners shall provide a vehicle classification count to Frederick County, including Heavy Vehicle counts, not later six months after the issuance of the first certificate of occupancy for new construction on the Property in both either Land Bays 1 and 2 or any new construction that yields a minimum cumulative aggregate of 1,600,000 square feet of new construction on the Property 2.4. The Owners shall design and construct the extension of existing Pendleton Drive to Coverstone Drive, as shown on the GDP. The proposed extension will be a minimum two- lane urban local roadway with an approximate right of way width of 60' to provide access to employment uses within Phase B (Land Bays 5 through 8). The Pendleton Drive extension shall be constructed prior to issuance of the first occupancy permit within Phase B. 289 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 4 of 17 2.5. Access to Millwood Pike shall be limited to Coverstone Drive, as shown on the GDP, with the exception of the private driveway currently serving the residentially zoned parcel identified as TM 64-A-83B. The Owners shall maintain an access easement for this said residential driveway until such time as this residentially zoned parcel property is rezoned for non-residential uses. changes land use. If this residentially zoned parcel is rezoned by others for non-residential uses, an interparcel access linkage shall be provided. No new commercial access to Millwood Pike is proposed and the existing driveway to 1600 Millwood Pike (TM 64-A-83B) will not be used for site access. 2.6. All oOff-site road improvements shall be designed to the latest VDOT standards, unless otherwise approved by VDOT in general conformance with the submitted impact study. Off-site improvements shall be constructed as depicted on the aforementioned plansGDP as follows: 2.6.1: Eastern improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with the Coverstone Drive construction described in Proffer 2.2, Phase 1, and shall consist of the following improvements: a) Eastbound Millwood Pike right turn lane to Coverstone Drive, b) Westbound Millwood Pike dual left turns to Coverstone Drive, and c) Northbound Coverstone Drive dual lefts to Millwood Pike 2.6.2: Western improvements shall consist of improvements at the intersection of Prince Frederick Drive/Costello Drive and shall be completed coincident with new construction that yields a total aggregate new construction amount on the Property in excess of 1,600,000 square feet and shall consist of the following improvements: a) Northbound Prince Frederick Drive left to Costello Drive, and b) Installation of traffic signalization at the intersection of Prince Frederick Drive and Costello Drive, if deemed warranted by VDOT and subject to VDOT approval. If warranted, this installation will occur once Proffer 2.2 Coverstone Drive Phase 2 and Phase 3 improvements have been completed and accepted into the State highway system. If this traffic signalization is not warranted by VDOT at that time, the Owners will provide a cash contribution in the amount Two Hundred Thousand Dollars ($200,000) to Frederick County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. This cash contribution shall be escalated per the Consumer Price Index (CPI-U) forward from the date of rezoning approval. 2.6.3: Northern improvements shall consist of improvements at the intersection of Millwood Pike and Prince Frederick Drive and shall consist of the following improvements: Construction of an additional lane on northbound Prince Frederick Drive to provide a dedicated left, left/through, and right turn lane, including modifications to the existing signal and geometric improvements of the crossover, and shall be completed coincident with new construction that yields a total aggregate 290 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 5 of 17 new construction amount on the Property in excess of 1,600,000 square feet. 2.7. The Owners’ obligations to complete the off-site transportation improvements described in Proffer 2.6 shall be contingent upon the acquisition of the off-site right-of-way and necessary easements required for these improvements. The Owners shall make a good faith effort to obtain this off-site right-of-way and necessary easements by private means at fair market value. If the Owners are not able to acquire any of this required off-site right-of-way and necessary easements through private means, the Owners shall then request use of eminent domain by the County. Should the County approve of use of its eminent domain power to secure any needed right-of-way and necessary easements required for the Owners’ completion of the off-site transportation improvements described in Proffer 2.6 the, the Owners shall reimburse the County for all of its expenses, including appraisal reports, land interest acquisition costs, legal fees, and court document recordation fees, required for acquisition of this needed right-of-way and necessary easements. In the event that the County decides not to exercise its power of eminent domain so as to acquire this needed off- site right-of-way and necessary easements required for these proffered improvements, the Owners shall instead provide alternative satisfaction of its proffered obligation to construct these off-site improvements by providing a cash contribution at that time to the County for the appraised right-of-way acquisition values of these off-site rights-of-way and the estimated construction costs of those off-site transportation improvements it is not able to construct for use by the County for regional roadway improvements off-site in the Millwood Pike corridor as determined by the Board of Supervisors. The construction cost estimate shall be subject to review and approval by the County. This cash contribution shall coincide with the thresholds that triggers the off-site road improvement as identified in Proffer 2.6 2.8. Any future transportation analyses required for the Property shall utilize the Land Use Code per the latest version of the I.T.E. Trip Generation Manual for any non-residential use. Determination on alternative land uses shall be scoped with VDOT and approved in writing prior to submission of site plan. 3. PEDESTRIAN TRAIL SYSTEM 3.1. The Owners shall design and build a 10’ public pedestrian-bicycle asphalt trail, to Virginia Department of Transportation (VDOT) standards, generally along the south/east side of Coverstone Drive. A crosswalk connection to the existing asphalt path to the west, outside of the dedicated right-of-way, will be provided. A Sidewalk shall be constructed to VDOT standards along the extension of Pendleton Drive. 4. FIRE AND RESCUE 4.1. Cash contributions to support Frederick County fire and rescue services in the amount of One Hundred Dollars ($100) for every 1000 square feet of commercial and/or industrial building area shall be paid by the Owners to the County at time of issuances of certificates of occupancy for each building. 5. WATER AND SANITARY SEWER 291 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 6 of 17 5.1. The Owners shall be responsible for connecting the Property to public water and sanitary sewer. All water and sanitary sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 5.2. Prior to the first water or sewer connection to the public system for occupancy in Phase A, the Owners, will conform with all appropriate Frederick Water regulations at time of site plan to address concerns regarding the inundation of three existing sanitary sewer manholes (#84, 84A, 85). The subject manholes are located south of Millwood Pike, adjacent to an existing pond within the project limits. The pond is located south of Millwood Pike, west of the proposed Coverstone entrance. 6. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 6.1. The Owners shall conduct, or cause to be conducted, a Phase I Archaeological Investigation of the Property prior to the approval of the first final site plan for the Property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 7. ROAD EFFICIENCY BUFFER 7.1. The Owners shall provide an additional 50’ to the Road Efficiency Buffer for the portion of the site within Phase A as depicted on the GDP. SIGNATURES APPEAR ON THE FOLLOWING PAGES 292 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 7 of 17 WITNESS/ ATTEST: Carpers Valley: JGR THREE, LLC, a Virginia limited liability company _____________________________ By:___________________________ Print Name:___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 293 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 8 of 17 ELLEN, LLC, WITNESS/ ATTEST: a Virginia limited liability company _____________________________ By: __________________________ Print Name:___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 294 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 9 of 17 WITNESS/ ATTEST: LCR, LLC, a Virginia limited liability company _____________________________ By: __________________________ Print Name: ___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 295 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 10 of 17 WITNESS/ ATTEST: MDC THREE, LLC, a Virginia limited liability company _____________________________ By: __________________________ Print Name: ___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 296 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 11 of 17 WITNESS/ ATTEST: SUSAN SANDERS, LLC, a Virginia limited liability company _____________________________ By: __________________________ Print Name: ___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 297 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 12 of 17 WITNESS/ ATTEST: LIBERTY HILL, LC, a Virginia limited liability company _____________________________ By: __________________________ Print Name: ___________________ Name: ________________________ Title: _________________________ Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 298 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 13 of 17 WITNESS/ ATTEST: _____________________________ _____________________________ Print Name: ___________________ THOMAS A. DICK Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 299 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 14 of 17 WITNESS/ ATTEST: _________________________ ______________________________ Print Name: ___________________ TIMOTHY J. DICK Date: _________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 300 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 15 of 17 WITNESS/ ATTEST: _____________________________ ______________________________ Print Name: ___________________ MICHAEL E. DICK Date:__________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 301 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 16 of 17 WITNESS/ ATTEST: _____________________________ ______________________________ Print Name: ___________________ GOVERNOR’S HILL, L.L.C., a Virginia limited liability company By: Miller and Smith, Inc., its manager By: ______________________________ Douglas I. Smith, President Date: _____________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 302 {L0273663.DOCX / 1 One Logistics Park 5-18-2021 redline revised proffers 011770 000002}Page 17 of 17 WITNESS/ ATTEST: _____________________________ ______________________________ Print Name: ___________________ HOCKMAN INVESTMENTS LLC, a Virginia limited liability company By: ______________________________ Name: ____________________________ Title: ______________________________ Date: _____________________________ STATE OF _______________________) COUNTY/CITY OF ________________) to-wit: The foregoing Proffer Statement was acknowledged before me this ____ day of ____________, 2021, by ___________________________, who acknowledged that he/she executed the foregoing Proffer Statement with the full power and authority to do so. ______________________________ Notary Public My Commission Expires: ___________________ Notary Registration # 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 1 APPLICANT / CONTACT: WICKSHIRE INDUSTRIAL LLC C/O MR. EDWARD PODBOY 2318 RIVIERA DRIVE VIENNA, VA 22181 EMAIL: epodboy@wickshiregroup.com OWNERS: JGR THREE LLC ET ALS HOCKMAN INVESTMENTS LLC GOVERNOR’S HILL LLC ONE LOGISTICS PARK WINCHESTER SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA REVISED 02/09/2020 PREPARED BY: CONTACT: CHRIS STEPHENSON 4501 DALY DRIVE CHANTILLY, VA 20151 703-262-1900 IMPACT ANALYSIS STATEMENT 334 2 ONE LOGISTICS PARK INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 277.22 acre assemblage identified as Tax Map Parcels: 64-A-83, 64-A-83A, 64-A-84, 64-A-85, 64-A-86, & 64-A-87. The subject property is located on the south side of Millwood Pike (U.S. Route 50) and on the north side of the Winchester Regional Airport. The 277.22-acre assemblage is currently zoned R4, Residential (Planned Community District). This application proposes to rezone the 264.72 acre of the assemblage to M-1 (Light Industrial) and 12.5 acres to B-2 (General Business) Districts with up to 2,995,600 square feet of building area. This application seeks to change the current residential zoning designation to provide land uses that are light industrial and general business in nature which are more appropriate given the immediate existing / surrounding uses. To further support this effort, the property is also within the limits of the Airport Support Area where residential development is not desired. Successful entitlement will allow the property will be marketed / developed with any of the allowed and conditional uses as permitted by the respective zoning districts. Those types of uses supports the business development focus goals of the Comprehensive Plan while benefiting the community by offering viable economic development opportunities. BASE INFORMATION LOCATION: FRONTING ON THE SOUTHSIDE OF MILLWOOD PIKE (US ROUTE 50 EAST) AND THE NORTH SIDE OF WINCHESTER REGIONAL AIRPORT. MAGISTERIAL DISTRICT: SHAWNEE DISTRICT PROPERTY ID #’S: 64-A-83, 64-A-83A, 64-A-84, 64-A-85, 64-A-86 & 64-A-87 CURRENT ZONING: R4 (RESIDENTIAL PLANNED COMMUNITY DISTRICT) CURRENT USE: VACANT PROPOSED ZONING: M1 (LIGHT INDUSTRIAL DISTRICT) 264.72 AC B2 (GENERAL BUSINESS) 12.5 AC TOTAL PROPOSED SF: 2,995,600 SF TOTAL REZONING AREA: 277.22 AC 335 3 COMPREHENSIVE PLAN The One Logistics Park Winchester rezoning application is within the Senseny/Eastern Frederick Urban Area Plan per the 2035 Comprehensive Plan. Previous approvals on the properties have designated the west side of the project as intended to be General Business and Industrial Transition uses. The properties on the east side are currently intended to be high density residential (12-16 units/acre). The entire assemblage is within the Sewer and Water Area (SWSA) and approximately 115 acres are within the Urban Development Area (UDA). The application is also within the limits of the Airport Support Area. The 2035 Comprehensive Plan identifies the subject properties with a commercial/transition and residential land use designations. While the requested M1 (Light Industrial) District is generally inconsistent with the Comprehensive Plan, it should be noted that the proposed change of use is consistent with the land use plan that was in effect prior to the Governors Hill rezoning. This area is also within the limits of the Airport Support Area, where residential development is not desired for properties in this area This proposal supports the intended business development goals envisioned by the County for this area. It will increase the employment potential as encouraged by the 2035 Comprehensive Plan and provides more complimentary uses adjacent to the Winchester Regional Airport. It would also remove residential zoned land from the Airport Support Area where it is currently discouraged. Together these elements help support the future airport expansion and establishment of commercial and industrial land uses on the subject parcels. SUITABILITY OF THE SITE The subject parcels do have environmental features such as flood plain, wetlands, and steep slopes. These features are minimal when compared to the entirety of the 277-acre assemblage. Through well thought out site planning, and engineering practices, land disturbance will be limited in accordance with applicable regulatory standards. Flood Plains The 277.22-acre portion of the subject property does contain areas of flood plain (Sulphur Springs Run) as demonstrated on FEMA NFIP Map #51069C0219D, Effective Date September 2, 2009, as well as information from the Frederick County GIS Database. No proposed buildings will be located within the limits of the flood plain. A floodplain study or alteration will be processed with Frederick County and FEMA for improvements within the floodplain, as required. 336 4 Wetlands The National Wetlands Inventory Map identifies five wetland features on the site, all of which are man-made ponds. Any disturbance will be limited in accordance with applicable regulatory standards. More detailed environmental investigation will be completed prior to the site plan and construction process. Any wetland impacts that are required will be processed to comply with all County, State and Federal regulations. Soils and Steep Slopes Per the Soil Survey of Frederick County, Virginia, and the Frederick County GIS Database, the parcels subject to this application contain nine soil types within the limits of the application. The following soil types are present: • 1B Berks Channery Silt Loams 3-8% slope • 1C Berks Channery Silt Loams 8-15% slope • 3B Blairton Silt Loams 2-7% slope • 9B Clearbrook Channery Silt Loams 2-7% slope • 36 Pits, Quarries, and dumps • 41B Weikert-Berks Channery Silt Loams 3-8% slope • 41C Weikert-Berks Channery Silt Loams 8-15% slope • 41D Weikert-Berks Channery Silt Loams 15-25% slope • 41E Weikert-Berks Channery Silt Loams 25-35% slope The existing soils onsite are generally suitable for site construction provided the proper drainage, grading and sloping are maintained during and after construction. The existing soil characteristics and any implications for site development are manageable through the site engineering and construction processes. Steep slopes (areas of 50% slope or greater) exist along the frontage of the site and adjacent to four ravines that drain the site to Sulphur Spring Run. Some disturbance of these areas may be necessary to implement the project grading and stormwater management systems. Surrounding Properties NORTH • U.S Route 50 (6 lanes, median divided public road) • Existing residential (more than 500’ away) • Zoned: RP (Residential, Performance District) 337 5 SOUTH • Winchester Regional Airport • Future expansion / site access planned through subject area EAST • Existing light industrial / commercial uses • Zoned: M1 (Light Industrial District) WEST • Existing Army Corps of Engineers Facility • Zoned: B2 (General Business District) TRANSPORTATION The One Logistics Park Winchester project will be served by a transportation network designed and constructed to accommodate automobile and truck traffic safely and efficiently. The roadway network incorporates the general route location to extend Coverstone Drive as a collector road from Millwood Pike to the existing road adjacent to the Sheriffs east of Prince Frederick Drive. The external road system serving the site is comprised of Millwood Pike (Route 50/17 East), Prince Frederick Drive (Route 781), Coverstone Drive, and Pendleton Drive. Millwood Pike is a four-lane major arterial roadway, Coverstone Drive is proposed as a two-lane major collector and Prince Frederick Drive is a two-lane minor collector road. Pendleton Drive is a two-lane local roadway connecting to the east which provides alternative access to Arbor Court and Victory Road (Va. Rte. 728). The regional roadway network was planned as part of the Governors Hill approvals through 2013, which supported residential, office, and commercial activities with Coverstone Drive planned as a four-lane divided roadway, and off-site improvements at Millwood Pike intersections at Prince Frederick Drive and Sulphur Springs Road. The proposed land use plan significantly reduces the site traffic potential of the property by removing the residential use component and focusing on general industrial uses as recommended in the County Comprehensive Plan, with the general industrial uses, and ancillary commercial use in one land bay adjacent to the Millwood Pike/Coverstone Drive/Inverlee Way intersection, the anticipated site Daily trips at build-out are reduced from over 46,000 Vehicles per Day (VPD) under existing zoning with the Governors Hill uses to approximately 17,600 VPD, or a reduction of over 60 percent. With the significant trip reduction, the on-site public roadway network maintains the ultimate R-O-W for the four-lane extension of Coverstone Drive, but phases the construction to provide the link connection as a two-lane road with turn lanes and widening at Millwood Pike for a four lane section with a raised median. The applicant has maintained off-site turn lane improvements at Costello Drive/Prince Frederick Drive intersection as well as off-site road contributions and trip thresholds in the proffers. However, the 338 6 biggest change in the development with the employment uses is to establish the initial construction of Coverstone Drive as a through road to provide public street access. The transportation improvement program proffered with this application will improve existing off-site transportation shortfalls identified within the TIS prior to the inclusion of the proposed development impacts to the transportation network. The implementation of this program will occur in Phase A of the development, as specified by the Proffer Statement (see attached). The transportation proffers included with the application mitigate all impacts of the proposed rezoning, by providing the ultimate R-O-W for the public street network and building improvement to service the subject uses. A traffic impact study (TIS) is under preparation for this application using the current updated land use plan and extensive VDOT coordination on the technical scoping. Using trip generation figures from the latest edition of I.T.E. Trip Generation Manual, the TIS projects that the proposed development will reduce vehicle trips greater than 60% from the commercial uses assumed in the transportation studies from the RZ#10-08 rezoning approval. The TIS further includes additional study area roads and intersections from the Governors Hill rezoning study to reflect the regional improvement programmed by VDOT west of the site at the I-81 interchange. The study also provides the initial on-site traffic operations for Coverstone Drive at the proposed site entrances to verify turn lanes, which provide guidance for future site plan reviews. Based on the traffic forecasts, we anticipate the proposed Coverstone Drive two-lane section with turn lanes will adequately support the build-out of the property with the general industrial uses, as well as accommodate through traffic. The improvements also include the extension of a shared use path along Coverstone Drive with the site build-out to provide pedestrian linkages. The transportation network does include phasing for the local street, by connecting Pendleton Drive to Coverstone Drive extended. The local network supports additional access to the adjacent Airport and provide alternative access to the existing employment uses adjacent to Arbor Court. The Pendleton Drive connection will not be completed until Phase 2 activities, so as not to overload the existing roads. Additionally, the applicant is preparing the signal justification for the proposed US Route 50/17/Inverlee Way/Coverstone Drive intersection. The study for the location is provided consistent with the previously approved proffers for the intersection and the current VDOT guidance to assess alternative intersection configurations for new signal locations. Previous approved proffers required signalization when warranted. The analysis is accelerated to verify geometry. The significant reduction in proposed site trips, the proposed commitment with the updated proffers to provide the ultimate R-O-W, and construction of Coverstone Drive from US Route 50/17 (Millwood Pike) to the existing segment of Coverstone Drive east of Prince Frederick Drive (Va. Route 781) will support the subject site with employment uses. 339 7 SEWAGE CONVEYANCE & WATER SUPPLY The proposed change in zoning of the property is expected to result in a reduction to overall impact to the water demand and the sanitary sewer discharge. This is a result of the change in use from the higher demands of planned residential use to the proposed light industrial development. Sanitary sewer service will be provided by Frederick Water via an existing 8” sewer line that ties into the 12” sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick Water requirements to serve the entire site and enable gravity flow to the existing main (where possible). A pump station or grinder pumps may be required to serve the buildings proposed on the east side of the property. Water is currently served by a 12” water main which currently extends through the central portion of the site. This water main will be rerouted, as necessary, with the final engineering associated with the site development. This infrastructure will be expanded pursuant to Frederick Water requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. The proposed land uses have a maximum sanitary estimated flow of about 390,000 GPD based on +/- 277 acres of light industrial land use. A preliminary computation is as follows: Estimated Flow = Area * Estimated employees/acre * Flow/employee Estimated Flow = 277.22 acres * 40 employees/acre (per section 3.2.A of Frederick Water Standards and Specifications) * 35 gallons/employee (Table 3 of the SCAT Regulations 9VAC25-790-490) Estimated Flow = 388,108 GPD ~ 390,000 GPD Actual water and sewerage flows will be determined at the time of final site engineering. SITE DRAINAGE The rezoning of the subject property will not result in significant changes to the existing site drainage patterns. The site generally drains north to Sulphur Spring Run via several pronounced drainage divides. It is anticipated that stormwater BMP’s and dry ponds will be implemented to meet local, state and federal stormwater development requirements. Stormwater design along with erosion control practice will mitigate adverse stormwater discharge impacts. Design of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. SOLID WASTE DISPOSAL The rezoning of the subject property from residential to proposed light industrial uses will not result in an increase of solid waste and therefore will not adversely affect the County’s disposal facilities. Solid waste from the project will be collected and deposited in the Frederick County landfill following via private carrier(s) contracted by the individual users. 340 8 HISTORICAL SITES AND STRUCTURES The Senseny/Eastern Frederick Land Use Plan does not identify the subject properties with any known historic sites or structures. The proposed rezoning will not create negative impacts associated with any historic resources and prior to approval of first site plan a Phase 1 Archaeological Investigation will be conducted. IMPACT ON COMMUNITY FACILITIES The rezoning of the subject properties to the M1 and B2 districts will have a positive impact on the community by generating economic diversity though the creation of employment opportunities. This application will expand the commercial tax base while allowing for the continuation of a lower residential tax rate. In addition, this project would lessen the demands/impacts on County and community facilities such as schools and parks that would have been typically generated if the properties were to be developed under the current zoning. Impacts to the transportation network will be mitigated by the proffered transportation improvements as specified in the pending proffers. Any visual or nuisance impacts on the surrounding property are being taken into consideration. The property will be developed in a manner that is logical, efficient and minimizes land disturbance to greatest extent possible. Helping with the mitigation efforts, is a commitment to providing an additional 50’ to the required full-distance buffer adjacent to Route 50. Tree save opportunities have been incorporated where possible. The combination of the additional buffer setback, landscape requirements and tree save together help to mitigate impacts on the Route 50 viewshed. 341 342 343 344 345 346 347 348 349 350 351 352 353 354 355 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 356 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 357 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 358 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 359 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 360 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 361 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 362 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 363 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 364 Page 12 To be completed by Planning Staff: Fee Amount Paid $ Zoning Amendment Number Anticipated PC Hearing Date 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: Specific Contact Person if Other than Above: Address: Telephone: Email: 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: Specific Contact Person at Firm: Address: Telephone: Email: 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. 365 366 367 Page 14 6. Disclosure of real parties in interest. Virginia Code § 15.2-2289 provides that localities may by ordinance require any applicant for a zoning amendment to make complete disclosure of the equitable ownership of the real estate to be affected including, in the case of corporate ownership, the name of stockholders, officers, and directors, and in any case the names and addresses of all real parties of interest. Frederick County has, by County Code § 165-101.09, adopted such an ordinance. For each business entity that is an owner or contract purchaser of the property, please list the name and address of each person owning an interest in, or who is an officer or director of, any entity that is an owner or contract purchaser of the property (you need not indicate the amount or extent of the ownership interest). Please note that this requirement does not apply to a corporation whose stock is traded on a national or local stock exchange and having more than 500 shareholders. Please attach additional page(s) if necessary. 7. Checklist. Please check that the following items have been included with this application: □ Location Map □ Plat Depicting Metes/Bounds of Proposed Zoning □ Impact Analysis Statement □ Proffer Statement (if any) □ Agency Comments □ Fee □ Copies of Deed(s) to Property(ies) □ Tax Payment Verification □ Digital copies (pdf’s) of all submitted items 368 369 370 371 372 373 374 375 376 377 378 379 380 381 382 383 384 385