Loading...
HomeMy WebLinkAbout002-09 Bishop-Amari Property - 2.77 Acres RA to B2 - Stonewall - BackfileDATE NO. 1084 RECEIVED FROMy lF L C= i Ti yrna-S flM0.� i ADDRESS �`� �.a r� Q_ J FOR J FOR DOLLARS $ ' q i ' � • �7� molol ACCOUNT HOW PAID AMT. ACCO AMT.P BALANCE MONEY DUE ORDER BY REZONING TRACKING SHEET Check List: Application Form Proffer Statement Impact Analysis Adjoiner List Fee & Sign Deposit Deed Plat/Survey Taxes Paid Statement File opened 1Z)q Reference manual updated/number assigned 3 O D-base updated Copy of adjoiner list given to staff member for verification Color location maps ordered from Mapping 3 b Application Action Summary updated /CDC Cc+ / ���" Y Tanning Commisso-Meeting ad 0TION: Board of Supervisors Meeting ACTION: 4pon��� �o p Signed copy of Resolution received from County Administrator and placed in Proffers Notebook together with proffers Approval (or denial) letter mailed to applicant/copy to file and cc's fl Reference manual updated d D-base updated iorl Application Action Summary updated J/ � C 1 File given to Mapping to update zoning map Zoning map amended Sys ID#aL) Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 7, 2009 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING 402-09, THE BISHOP-AMARI PROPERTY PIN: 44-A-43 Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supeivisors at their meeting of June 24, 2009. The above -referenced application was approved to rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Cornrrrercial Uses. The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761), in the Stonewall Magisterial District. The proffer statement, dated October 27, 2008, with final revision date of June 24, 2009, that was approved as a part of this rezoning application is unique to the above referenced property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy Deputy Planning Director MTR/bad Attachment cc: Charles S. DeHaven, Jr., Stonewall District Supervisor Gary Oates and Richard Ruckrnan, Stonewall District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Gregory Bishop and Thomas Amari, 285 Boggess Lane, Winchester, VA 22603 107 North gent Street, Suite 202 - Winchester, Virginia 22601-5000 0 REZONING APPLICATION 02-09 THE BISHOP-AMARI PROPERTY Staff Report for the Board of Supervisors Prepared: June 15, 2009 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Planning Commission: 04/15/09 05/20/09 Board of Supervisors: 06/24/09 Action Tabled 30 Days by Planning Commission Recommended approval Pending PROPOSAL: To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). BOARD OF SUPERVISORS UPDATE & EXECUTIVE SUMMARY FOR THE 06/24/09 MEETING: The Applicant submitted a revised Final Proffer Statement, Dated June 2, 2009, which addresses several of the discussions from the Planning Commission, including the Commission's recommendation that the entrance on Old Charles Town Road (Route 761) should be moved further east in collaboration with the owners of Parcel Number 42 prior to the Board's review of this request. An agreement has been made with the adjacent property owner and the proffer has been revised accordingly to provide for a joint entrance at a central location on Old Charles Town Road. The Proffer Statement also reflects the Applicant's with the acceptance of the change in the proffered transportation dollar amount for the Hopewell/Brucetown Road improvements from $10,000 to $25,000; and, if a convenience store with gasoline pumps would be the land use developed, the $25,000 contribution would increase to $50,000 This final Proffer Statement is in an acceptable legal form. As stated within the staff report, the land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Applicant's revised transportation proffer, which includes a potentially greater monetary contribution than previously offered ($25,000 to $50,000), attempts to address the additional impacts to the Martinsburg Pike corridor including the Hopewell/Brucetown Road intersection. The Planning Commission recommended approval of this application at their 05/20/09 meeting. 0 0 Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 2 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. PROPOSAL: To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 44-A-43 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: M1 (Light Industrial) West: RA (Rural Area) M1 (Light Industrial) Use: Residential Use: Agriculture Use: Vacant Use: Residential / Vacant Residential 0 • Rezoning #02-09 — The Bishop-Amari Property Tune 15, 2009 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11 and 761. These routes are the VDOT roadway which has been considered as the access to the property. VDOT is satisfied that the transportation proffers offered in the Bishop-Amari Rezoning Application dated March 5, 2009 address transportation concerns associated with this request. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Plan approval recommended. Public Works Department: 1. Refer to Suitability of the Site: Expand the discussion to include a detailed description of the site with specific references to the existing dwellings, existing well locations, if applicable, and existing drainfields. Any wells and/or drainfields should be located on the aerial overview plan. Future designs should address the disposition of these items in accordance with Health Department criteria. 2. Refer to Other Environmental Features: This discussion should be expanded to include the fact that the site is underlain by karst limestone with the potential for sinkhole development. The existence of sinkholes should be included with the master development plans or site plan design, whichever occurs first. 3. Refer to Site Drainage: During the site plan design phase, it will be necessary to verify the adequacy of the drainage structures (culverts and ditches) associated with the intersection of Route 11 and Route 761. This evaluation shall be accomplished in conjunction with the analysis of the design of the onsite BMP facility. Department of Inspections: If existing structures have a change of use or are removed, a building permit is required. Change of Use from Residential to Commercial on existing structures shall comply with the 2006 Virginia Uniform Statewide Building Code, The 2006 International Existing Building Code, and ICC/AMSI A117.1-03 for accessibility. Asbestos inspections shall be required for any demolitions and/or renovations. Sanitation Authority: There is a 10" water line along US 11 to a 16" water line along Old Charlestown Road. There is no sewer in this area. The sewer lines shown on the "Rezoning W&S Lines" drawing have not been installed. Sei-vice Authority: No cormnent Health Department: No comments 0 0 Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 4 Winchester Regional Airport: The proposed rezoning will not have an impact on operations at the Winchester Regional Airport. While the proposed site lies within the airport's airspace, it does fall outside of the airport's Part 77 close in surfaces. Historic Resources Advisory Board: Please see attached letter dated January 26, 2009, signed by Amber L. Powers, HRAB Staff. Frederick County Attorney: Please see attached letter dated January 15, 2009 firom Roderick B. Williams, County. Attorney. Planning Department: Please see attached Allemo dated December 31, 2008fi•om Michael T. Ruddy, AICP, Deputy Planning Director. PlanninjZ & ZoninJ4: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). 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. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the conununity'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 fixture physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The Northeastern Frederick Land Use Plan generally provides for commercial uses in the vicinity of this site and along Route 11, Martinsburg Pike. Further, the development of business and commercial land uses is encouraged at signalized road intersections. The Plan also recognizes the Developmentally Sensitive Areas (DSA's) which are in the immediate vicinity of the site. The application of quality design standards for future development is also an objective of the Plan. 0 • Rezoning 402-09 — The Bishop-Amari Property June 15, 2009 Page 5 Transportation The Eastern Road Plan of the Comprehensive Policy Plan includes this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility and is further defined as an urban four -lane divided facility with a landscaped median. Old Charlestown Pike is identified with an urban two-lane designation. The Plan states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. ,Site Aces The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered one right -in right -out conunercial entrance on Martinsburg Pike and a full commercial entrance to and from the property on Old Charlestown Road. Pedestrian accommodations have been provided along the road frontages of this project. 2) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. This area is also known for karst topography. The Frederick County Engineer has identified that a detailed geoteclulical analysis will be needed as part of the master development plan or detailed site plan design. The Historic Resources Advisory Board has offered suggestions for this project which have been incorporated into the application. 3) Potential Impacts A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 20,000 square feet of commercial uses, including a restaurant, and a 16 pump gas station. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization of Old Charles Town Road and Route 11, for which the Stephenson Village project has proffered the construction. The applicant has proffered a variety of improvements to the properties road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike. This, and recent TIA's, have also demonstrated level of service and lane geometry issues at the intersection of Route 11 and Hopewell Road, Route 672, in Clearbrook. The ultimate solution to this intersection has yet to be determined. Previous applications have participated in providing a solution to achieve acceptable levels of service at this intersection by providing a monetary contribution in various amounts that may be used to allow for the development of improvements in the general area of this intersection. Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 6 A monetary contribution has been proffered in the amount of $5,000 that may be applied to the above referenced intersection improvements at Martinsburg Pike and Hopewell and Brucetown Roads. The TIA modeled the intersection of Route 11 and Route 761. This application provides for improvements to the intersection and to Route 11 and Route 761 consistent with the TIA in all locations with the exception of the second north bound through lane at the northbound approach to the intersection of Route 1 I and Route 761. A raised median of some sort should be considered on Route 11 directly across from the proposed right -in right -out entrance as part of the initial construction of this project. This would ensure that no left turns can be made into the site from south bound Route 11 such as is experienced in other locations within the County. It would further achieve the divided section called for in the Comprehensive Plan. It may be preferable for this application to also consider median separation of the east and west bound lanes of Route 761 and further delineate the left turn lane into the site. Tlis would appear to be able to be accomplished without any additional right-of-way or pavement impacts and may also be more cost efficient. The provision of an additional area of raised median adjacent to the right turn lane from Route 761 to Route 11 is a good improvement to this intersection. The use of raised medians would further define the intersection, safely control turning movements, and significantly benefit pedestrians who may be more prevalent in this area in the future. B. Design Standards The project's location on a major corridor and adjacent to an area identified as a developmentally sensitive area warrants particular attention. This attention is provided in the application by a combination of proffered commitments aimed at designing the development of the site. These include a conunitment to the building placement which provides that no parking spaces or travel aisles will be between all occupied structures and the public street frontages, and building height, lighting, roofline, and construction material standards. Further, commitments have been made regarding any future gasoline fueling islands, particularly their location which ensures they would also be located behind any occupied commercial structures. The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied commercial structures and a historic information kiosk located on the plaza area which will be designed in consultation with the HRAB. The Historic Resources Advisory Board has been instrumental in working with the Applicant to appropriately address the interpretation of the historic resources of this area. 0 Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 7 The signage must be consistent with current ordinance requirements. The Applicant has proposed additional landscape screening between the parking areas and public streets; this should be in addition to any required by Ordinance. The amount has been further defined. Buffer and screening must meet current ordinance requirements. In addition, the applicant has proposed additional evergreen screening adjacent to the property to the west. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that conunercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that tlus may generate up to $2,000 for fire and rescue services. Proffer Statement — Dated October 27, 2008; revised March 16, 2009, April 16, 2009, & June 2, 2009. A) Land Use The Applicant has proffered to limit the development of the site to a maximum of 20,000 square feet of structural commercial development which may include up to 5,000 square feet of restaurant use. This has been modified to eliminate the restaurant limitation. However, the trip generation identified in the TL4 may not be exceeded In addition, a maximum of 16 gasoline pumps may be developed on the property. A variety of land uses have been proffered out by the Applicant. B) Transportation The Applicant has proffered a variety of improvements to the property's road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike, including right-of-way dedication. Included as part of the proffer statement are exhibits that depict the proffered improvements. A right- in right -out entrance is proffered along Martinsburg Pike and a full commercial entrance along Old Charlestown Road. The Route 761 entrance is to be shared with the adjacent property to the east resulting in one commercial entrance along this part of Route 761. Interparcel parking lot access is proffered with the adjacent properties to the east and west. A monetary contribution has been proffered in the amount of $5,000 that maybe applied to intersection improvements at Martinsburg Pike and Hopewell and Brucetown Roads. The latest amount of this monetary contribution is $25,000 with a potential increase to $50,000 should a gasoline service station be located on the property. Rezoning #02-09 — The Bishop-Alari Property June 15, 2009 Page 8 C) Site Design The application provides several proffered commitments aimed at designing the development of the site including; a commitment to the building location, building height, lighting, roofline, and construction material standards. Further, conu7ritments have been made regarding any future gasoline fueling islands, particularly their location. The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied commercial structures and a historic information kiosk located on the plaza area. Additional landscaping and buffering is also proposed by the Applicant. D) Cominunit_y Facilities The Applicant proffers a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that this may generate up to $2,000 for fire and rescue services. STAFF CONCLUSIONS FOR THE 04/15/09 PLANNING COMMISSION MEETING: The land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Cormmission should ensure that a satisfactory level of expectation has been met regarding 1) site design considerations along the properties frontages, and 2) sufficient value in the transportation contributions aimed at addressing the transportation impacts of this project and the necessary offsite transportation improvements. PLANNING COMMISSION SUMMARY AND ACTION OF THE 4/15/09 MEETING: Conunission members questioned the applicant about his method for arriving at the proffered monetary contribution towards transportation impacts, specifically, at the intersection of Martinsburg Pike and Hopewell and Brucetown Road. The applicant had stated the monetary contribution was derived from a comparison of acreages of other projects in the vicinity which had also made transportation contributions. Commission members preferred the applicant use the site's traffic generation impact, rather than the size of the parcel, as a more accurate comparison to determine this particular project's contribution. A member of the Commission asked if there had been discussion about doing a joint entrance and a shared easement with the Cutshaw's M1 parcel, which would eliminate the need for a buffer; he commented it would gain the applicant 25 feet or more by placing half the road on the adjoining Cutshaw property. It was also mentioned that Parcels 47 and 42 would have inter -parcel comlection through the access road out to Old Charles Town Road; a member of the Commission asked if something would be set up inside the site to prevent vehicles from exiting through the right turn in, Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 9 right turn out access. The applicant said the proffer didn't specify there would be reciprocal ingress/egress easements, but if that was something the Commission was interested in, the applicant could add it. Commission members asked for clarification on the number of gasoline fueling points that were proffered by the applicant. The applicant said it was not the intention to try to get additional pumps because he didn't think more would fit on the site. The applicant offered to rewrite the proffer to state, "eight fueling stations for a total of 16 pumps." No citizens came forward to speak during the public comment portion of the hearing. The Planning Commission voted unanimously to table the rezoning application for 30 days, at the applicant's request, in order to provide enough time for the applicant to revise the proffers dealing with the monetary contribution, some of the design elements, and landscaping. (Note: Commissioner Manuel was absent from the meeting.) PLANNING COMMISSION SUMMARY AND ACTION OF THE 05/20/09 MEETING: During his presentation, the applicant proposed to increase the proffered monetary contribution aimed at mitigating transportation impacts at the intersection of Martinsburg Pike and the Hopewell and Brucetown Roads intersection from $10,000 to $25,000 and, if a convenience store with gasoline pumps would be the land use developed there, the $25,000 contribution would increase to $50,000. In addition, proffer language had been clarified to state, "...a maximum of eight pumps with two fiieling positions each, for a total maximum of 16 fiieling positions." Furthermore, the applicant stated the Planning Commission wanted to make sure the reciprocal egress/ingress easement for Parcels 42 and 47 was only for access to Old Charles Town Road (Route 761) and this also has been provided in the revised proffer statement. Regarding the right turn in, right turn out entrance off Martinsburg Pike (Route 11), the applicant said the island median was significantly extended, which creates a channelized movement for turning into the property and discourages any left -turn movements. Members of the Commission asked if the access drive in the rear of the property could be shifted to the east and the entrance moved on Old Charles Town Road (Route 761), thereby eliminating the inactive portion of the buffer and gaining the applicant 25 feet. Staff noted there is an opportunity for the two property owners to enter into a shared easement agreement; the inactive portion of the buffer could be placed on the M1 property and the road constructed down the property line. There were no citizen comments. The Planning Commission voted unanimously to recommend approval of the rezoning with the acceptance of the change in the proffered transportation dollar amount for the Hopewell/ Brucetown Road improvements from $10,000 to $25,000; and, if a convenience store with gasoline pumps would be the land use developed, the $25,000 contribution would increase to $50,000; and, with a recommendation that moving the enhance on Old Charles Town Road (Route 761) further east be fully discussed and considered between the applicant and the owners of Parcel Number 42 and a response provided to the County before this rezoning is forwarded to the Board of Supervisors. Rezoning #02-09 — The Bishop-Amari Property June 15, 2009 Page 10 (Note: Commissioners Thomas and Ruckman were absent from the meeting.) STAFF UPDATE FOR THE 06/24/09 BOARD OF SUPERVISORS MEETING: During the Planning Commission's review of this request the following items were addressed by the Applicant: The Road Improvement Exhibit submitted as part of the Proffer Statement was modified to reflect a modified right in/right out entrance on Martinsburg Pike. No additional median improvements are proposed at this time. The ability remains within the proffer to provide for additional left tun control measure on Martinsburg Pike at some point in the fixture should the designed entrance not be effective at prohibiting left turn movements into the property. The gasoline pump limitation was clarified to state eight pumps with two fueling positions each (maximum of 16 fueling positions), as was the inter parcel access to the property to the east. In addition, the Applicant provided a detailed description of the quantity and location of the landscape screening and corridor enhancement buffering which will enhance the public street frontages of the property. The Applicant submitted a revised Final Proffer Statement, Dated June 2, 2009, which addresses the Commission's recommendation that the entrance on Old Charles Town Road (Route 761) should be moved further east in collaboration with the owners of Parcel Number 42 prior to the Board's review of this request. An agreement has been made with the adjacent property owner and the proffer has been revised accordingly to provide for a joint entrance at a central location on Old Charles Town Road. The Proffer Statement also reflects the Applicant's with the acceptance of the change in the proffered transportation dollar amount for the Hopewell/Brucetown Road improvements from $10,000 to $25,000; and, if a convenience store with gasoline pumps would be the land use developed, the $25,000 contribution would increase to $50,000 The land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Applicant's revised transportation proffer, which includes a potentially greater monetary contribution than previously offered ($25,000 to $50,000), attempts to address the additional impacts to the Martinsburg Pike corridor including the Hopewell/Brucetown Road intersection. Following the required public {tearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. • REZONING APPLICATION #02-09 THE BISHOP-AMARI PROPERTY Staff Report for the Planning Commission Prepared: April 27, 2009 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action Planning Commission: 04/15/09 Tabled 30 Days 05/20/09 Pending Board of Supervisors: 06/10/09 Pending PROPOSAL: To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 05/20/09 PLANNING COMMISSION MEETING: The Applicant provided the Planning Commission with an updated Proffer Statement dated April 27, 2009. This revised Proffer Statement includes several modifications, some of which were discussed during the Planning Commission meeting, and a couple which are aimed at further addressing the transportation impacts associated with this request. The Applicant's proffered monetary contribution aimed at mitigating transportation impacts at the intersection of Martinsburg Pike and Hopewell and Brucetown Roads has increased from $5,000 to $10,000. The proffer has the potential to increase to $25,000 if a convenience Mart with gas pumps is developed on the property. The Road Improvement Exhibit submitted as part of the Proffer Statement has been modified to reflect a modified right in right out entrance on Martinsburg Pike. No additional median improvements are proposed at this time. The ability remains within the proffer to provide for additional left turn control measure on Martinsburg Pike at some point in the future should the designed entrance not be effective at prohibiting left turn movements into the property. The gasoline pump limitation has been clarified to state eight pumps with two fueling positions each (maximum of 16 fueling positions), as has the inter parcel access to the property to the east, which has been further clarified to provide access to Old Charlestown Road and to give the County control on future connectivity based upon the development of the adjacent M1 site. The Applicant has provided a detailed description of the quantity and location of the landscape screening and corridor enhancement buffering which will enhance the public street frontages of the property. 0 0 Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 Page 2 As stated previously, the land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Applicant's revised the transportation proffer is described above. The Commission should determine if the Applicant has satisfactorily addressed impacts generated by this request and the concerns identified by the Commission during your April 15, 2009 meeting. The required public hearing- for this application has been held Therefore, 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 Planninga Commission. Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 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. To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). PROPERTY ID NUMBER: PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: ADJOINING PROPERTY ZONING & PRESENT USE: RA (Rural Area) RA (Rural Area) M1 (Light Industrial) RA (Rural Area) M 1 (Light Industrial) Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 Page 4 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11 and 761. These routes are the VDOT roadway which has been considered as the access to the property. VDOT is satisfied that the transportation proffers offered in the Bishop-Arnari Rezoning Application dated March 5, 2009 address transportation concerns associated with this request. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. The perrnit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Plan approval recommended. Public Works Department: 1. Refer to Suitability of the Site: Expand the discussion to include a detailed description of the site with specific references to the existing dwellings, existing well locations, if applicable, and existing drainfields. Any wells and/or drainfields should be located on the aerial overview plan. Future designs should address the disposition of these items in accordance with Health Department criteria. 2. Refer to Other Environrnental Features: This discussion should be expanded to include the fact that the site is underlain by karst limestone with the potential for sinkhole development. The existence of sinkholes should be included with the master development plans or site plan design, whichever occurs first. 3. Refer to Site Drainage: During the site plan design phase, it will be necessary to verify the adequacy of the drainage structures (culverts and ditches) associated with the intersection of Route 11 and Route 761. This evaluation shall be accomplished in conjunction with the analysis of the design of the onsite BMP facility. Department of Inspections: If existing structures have a change of use or are removed, a building permit is required. Change of Use from Residential to Commercial on existing structures shall comply with the 2006 Virginia Uniform Statewide Building Code, The 2006 International Existing Building Code, and ICC/AMSI Al17.1-03 for accessibility. Asbestos inspections shall be required for any demolitions and/or renovations. Sanitation Authority: There is a 10" water line along US 11 to a 16" water line along Old Charlestown Road. There is no sewer in this area. The sewer lines shown on the "Rezoning W&S Lines" drawing have not been installed. Service Authority: No comment. Health Department: No comments Rezoning 402-09 — The Bishop-Amari Property April 27, 2009 Page 5 Winchester Regional Airport: The proposed rezoning will not have an impact on operations at the Winchester Regional Airport. While the proposed site lies within the airport's airspace, it does fall outside of the airport's Part 77 close in surfaces. Historic Resources Advisory Board: Please see attached letter dated January 26, 2009, signed by Amber L. Powers, HRAB Staff. Frederick County Attorney: Please see attached letter dated danTIM); 15, 2009 from Roderick B. Williams, County Attorney. Planning Department: Please see attached Memo dated December 31, 2008 from Michael T. Ruddy, AICP, Deputy Planning Director. Planning & ZoninjZ: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). 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. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy 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 cornmunity 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. [Comprehensive Policy Plan, p. 1-1] Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The Northeastern Frederick Land Use Plan generally provides for commercial uses in the vicinity of this site and along Route 11, Martinsburg Pike. Further, the development of business and commercial land uses is encouraged at signalized road intersections. The Plan also recognizes the Developmentally Sensitive Areas (DSA's) which are in the immediate vicinity of the site. The application of quality design standards for future development is also an objective of the Plan. Rezoning #02-09 — The Bishop-Arnari Property April 27, 2009 Page 6 Transportation The Eastern Road Plan of the Comprehensive Policy Plan includes this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility and is further defined as an urban four -lane divided facility with a landscaped median. Old Charlestown Pike is identified with an urban two-lane designation. The Plan states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. Site Access The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered one right -in right -out commercial entrance on Martinsburg Pike and a full commercial entrance to and from the property on Old Charlestown Road. Pedestrian accommodations have been provided along the road frontages of this project. 2) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. This area is also known for karst topography. The Frederick County Engineer has identified that a detailed geoteclnlical analysis will be needed as part of the master development plan or detailed site plan design. The Historic Resources Advisory Board has offered suggestions for this project which have been incorporated into the application. 3) Potential Impacts A. Transportation Traffic Impact Anal The traffic impact analysis (TIA) prepared for this application assumed 20,000 square feet of commercial uses, including a restaurant, and a 16 pump gas station. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization of Old Charles Town Road and Route 11, for which the Stephenson Village project has proffered the construction. The applicant has proffered a variety of improvements to the properties road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike. This, and recent TIA's, have also demonstrated level of service and lane geometry issues at the intersection of Route 11 and Hopewell Road, Route 672, in Clearbrook. The ultimate solution to this intersection has yet to be determined. Previous applications have participated in providing a solution to achieve acceptable levels of service at this intersection by providing a monetary contribution in various amounts that may be used to allow for the development of improvements in the general area of this intersection. 0 • Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 Page 7 A monetary contribution has been proffered in the amount of $5,000 that may be applied to the above referenced intersection improvements at Martinsburg Pike and Hopewell and Brucetown Roads. The TIA modeled the intersection of Route 11 and Route 761. This application provides for improvements to the intersection and to Route 11 and Route 761 consistent with the TIA in all locations with the exception of the second north bound through lane at the northbound approach to the intersection of Route 11 and Route 761. A raised median of some sort should be considered on Route 11 directly across from the proposed right -in right -out entrance as part of the initial construction of this project. This would ensure that no left turns can be made into the site from south bound Route 11 such as is experienced in other locations within the County. It would further achieve the divided section called for in the Comprehensive Plan. It may be preferable for this application to also consider median separation of the east and west bound lanes of Route 761 and fiuther delineate the left turn lane into the site. This would appear to be able to be accomplished without any additional right-of-way or pavement impacts and may also be more cost efficient. The provision of an additional area of raised median adjacent to the right turn lane from Route 761 to Route 11 is a good improvement to this intersection. The use of raised medians would further define the intersection, safely control turning movements, and significantly benefit pedestrians who may be more prevalent in this area in the future. B. Desil4n Standards The project's location on a major corridor and adjacent to an area identified as a developmentally sensitive area warrants particular attention. This attention is provided in the application by a combination of proffered commitments aimed at designing the development of the site. These include a commitment to the building placement which provides that no parking spaces or travel aisles will be between all occupied structures and the public street frontages, and building height, lighting, roofline, and construction material standards. Further, commitments have been made regarding any future gasoline fueling islands, particularly their location which ensures they would also be located behind any occupied commercial structures. The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied commercial structures and a historic information kiosk located on the plaza area which will be designed in consultation with the HRAB. The Historic Resources Advisory Board has been instrumental in working with the Applicant to appropriately address the interpretation of the historic resources of this area. • Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 Page 8 The signage must be consistent with current ordinance requirements. The Applicant has proposed additional landscape screening between the parking areas and public streets; this should be in addition to any required by Ordinance. The amount should be further defined Buffer and screening must meet current ordinance requirements. In addition, the applicant has proposed additional evergreen screening adjacent to the property to the west. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that this may generate up to $2,000 for fire and rescue services. Proffer Statement — Dated October 27, 2008; revised March 16, 2009 (Further Revised April 16, 2009. A) Land Use The Applicant has proffered to limit the development of the site to a maximum of 20,000 square feet of structural commercial development which may include up to 5,000 square feet of restaurant use. In addition, a maximum of 16 gasoline pumps may be developed on the property. A variety of land uses have been proffered out by the Applicant. B) Transportation The Applicant has proffered a variety of improvements to the property's road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike, including right-of-way dedication. Included as part of the proffer statement are exhibits that depict the proffered improvements. A right- in right -out entrance is proffered along Martinsburg Pike and a full conunercial entrance along Old Charlestown Road. Interparcel parking lot access is proffered with the adjacent properties to the east and west. A monetary contribution has been proffered in the amourit of $5,000 that may be applied to intersection improvements at Martinsburg Pike and Hopewell and Brucetown Roads. • 0 Rezoning #02-09 — The Bishop-Arnari Property April 27, 2009 Page 9 C) Site Design The application provides several proffered commitments aimed at designing the development of the site including; a commitment to the building location, building height, lighting, roofline, and construction material standards. Further, commitments have been made regarding any future gasoline fueling islands, particularly their location. The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied commercial structures and a historic information kiosk located on the plaza area. Additional landscaping and buffering is also proposed by the Applicant. D) Community Facilities The Applicant proffers a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that this may generate up to $2,000 for fire and rescue services. STAFF CONCLUSIONS FOR THE 04/15/09 PLANNING COMMISSION MEETING: The land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the conunercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Commission should ensure that a satisfactory level of expectation has been met regarding 1) site design considerations along the properties frontages, and 2) sufficient value in the transportation contributions aimed at addressing the transportation impacts of this project and the necessary offsite transportation improvements. Following- the required public hearing, 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. PLANNING COMMISSION SUMMARY AND ACTION OF THE 4/15/09 MEETING: Commission members questioned the applicant about his method for arriving at the proffered monetary contribution towards transportation impacts, specifically, at the intersection of Martinsburg Pike and Hopewell and Bruce -town Road. The applicant had stated the monetary contribution was derived from a comparison of acreages of other projects in the vicinity which had also made transportation contributions. Commission members preferred the applicant use the site's traffic generation impact, rather than the size of the parcel, as a more accurate comparison to determine this particular project's contribution. 0 0 Rezoning #02-09 — The Bishop-Amari Property April 27, 2009 Page 10 A member of the Commission asked if there had been discussion about doing a joint entrance and a shared easement with the Cutshaw's M1 parcel, which would eliminate the need for a buffer; he commented it would gain the applicant 25 feet or more by placing half the road on the adjoining Cutshaw property. It was also mentioned that Parcels 47 and 42 would have inter -parcel comiection through the access road out to Old Charles Town Road; a member of the Commission asked if something would be set up inside the site to prevent vehicles from exiting through the right -turn in, right -turn out access. The applicant said the proffer didn't specify there would be reciprocal ingress/egress easements, but if that was something the Commission was interested in, the applicant could add it. Corninission members asked for clarification on the number of gasoline fueling points that were proffered by the applicant. The applicant said it was not the intention to try to get additional pumps because he didn't think more would fit on the site. The applicant offered to rewrite the proffer to state, "eight fueling stations for a total of 16 pumps." No citizens came forward to speak during the public connnent portion of the hearing. The Planning Commission voted unanimously to table the rezoning application for 30 days, at the applicant's request, in order to provide enough time for the applicant to revise the proffers dealing with the monetary contribution, some of the design elements, and landscaping. (Note: Commissioner Manuel was absent from the meeting.) REZONING APPLICATION #02-09 THE BISHOP-AMARI PROPERTY Staff Report for the Planning Commission Prepared: April 1, 2009 Staff Contact: Michael T. Ruddy, AICP, Deputy Plamling Director Reviewed Action Planning Commission: 04/15/09 Pending Board of Supervisors: 05/13/09 Pending PROPOSAL: To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 04/15/09 PLANNING COMMISSION MEETING: The land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Commission should ensure that a satisfactory level of expectation has been met regarding: 1) Site design considerations along the property's frontages, including corridor appearance, access, to the site, and median improvements. 2) Appropriate value in the transportation contributions which are aimed at addressing the transportation impacts of this project and the necessary offsite transportation improvements. Followin,- the required public hearing, 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. Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 Page 2 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. PROPOSAL: To rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. LOCATION: The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 44-A-43 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: M1 (Light Industrial) West: RA (Rural Area) M1 (Light Industrial) Use: Residential Use: Agriculture Use: Vacant Use: Residential / Vacant Residential • 0 Rezoning 402-09 — The Bishop-Amari Property April 1, 2009 Page 3 REVIEW EVALUATIONS: Virginia Dent. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11 and 761. These routes are the VDOT roadway which has been considered as the access to the property. VDOT is satisfied that the transportation proffers offered in the Bishop-Amari Rezoning Application dated March 5, 2009 address transportation concerns associated with this request. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Plan approval recommended. Public Works Department: 1. Refer to Suitability of the Site: Expand the discussion to include a detailed description of the site with specific references to the existing dwellings, existing well locations, if applicable, and existing drainfields. Any wells and/or drainfields should be located on the aerial overview plan. Future designs should address the disposition of these items in accordance with Health Department criteria. 2. Refer to Other Environmental Features: This discussion should be expanded to include the fact that the site is underlain by karst limestone with the potential for sinkhole development. The existence of sinkholes should be included with the master development plans or site plan design, whichever occurs first. 3. Refer to Site Drainage: During the site plan design phase, it will be necessary to verify the adequacy of the drainage structures (culverts and ditches) associated with the intersection of Route 11 and Route 761. This evaluation shall be accomplished in conjunction with the analysis of the design of the onsite BMP facility. Department of Inspections: If existing structures have a change of use or are removed, a building permit is required. Change of Use from Residential to Commercial on existing structures shall comply with the 2006 Virginia Uniform Statewide Building Code, The 2006 International Existing Building Code, and ICC/AMSI A117.1-03 for accessibility. Asbestos inspections shall be required for any demolitions and/or renovations. Sanitation Authority: There is a 10" water line along US 11 to a 16" water line along Old Charlestown Road. There is no sewer in this area. The sewer lines shown on the "Rezoning W&S Lines" drawing have not been installed. Service Authority: No comment. Health Department: No comments Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 Page 4 Winchester Regional Airport: The proposed rezoning will not have an impact on operations at the Winchester Regional Airport. While the proposed site lies within the airport's airspace, it does fall outside of the airport's Part 77 close in surfaces. Historic Resources Advisory Board: Please see attached letter dated January 26, 2009, signed by Amber L. Powers, HRAB Staff. Frederick County Attorney: Please see attached letter dated January 15, 2009 from Roderick B. Williams, County Attorney. Planning Department: Please see attached Memo dated December 31, 2008 from Michael T. Ruddy, AICP, Deputy Planning Director. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). 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. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy 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. [Comprehensive Policy Plan, p. 1-1] Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The Northeastern Frederick Land Use Plan generally provides for commercial uses in the vicinity of this site and along Route 11, Martinsburg Pike. Further, the development of business and commercial land uses is encouraged at signalized road intersections. The Plan also recognizes the Developmentally Sensitive Areas (DSA's) which are in the immediate vicinity of the site. The application of quality design standards for future development is also an objective of the Plan. Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 Page 5 Transportation The Eastern Road Plan of the Comprehensive Policy Plan includes this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility and is further defined as an urban four -lane divided facility with a landscaped median. Old Charlestown Pike is identified with an urban two-lane designation. The Plan states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. Site Access The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered one right -in right -out commercial entrance on Martinsburg Pike and a firll commercial entrance to and from the property on Old Charlestown Road. Pedestrian accommodations have been provided along the road frontages of this project. 2) Site Suitability/Environment The site does not contain any environrnental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. This area is also known for karst topography. The Frederick County Engineer has identified that a detailed geotechnical analysis will be needed as part of the master development plan or detailed site plan design. The Historic Resources Advisory Board has offered suggestions for this project which have been incorporated into the application. 3) Potential Impacts A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 20,000 square feet of commercial uses, including a restaurant, and a 16 pump gas station. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization of Old Charles Town Road and Route 11, for which the Stephenson Village project has proffered the construction. The applicant has proffered a variety of improvements to the properties road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike. This, and recent TIA's, have also demonstrated level of service and lane geometry issues at the intersection of Route 11 and Hopewell Road, Route 672, in Clearbrook. The ultimate solution to this intersection has yet to be determined. Previous applications have participated in providing a solution to achieve acceptable levels of service at this intersection by providing a monetary contribution in various amounts that may be used to allow for the development of improvements in the general area of this intersection. Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 A monetary contribution has been proffered in the amount of $5,000 that may be applied to the above referenced intersection improvements at Martinsburg Pike and Hopewell and Br ucetown The TIA modeled the intersection of Route 11 and Route 761. This application provides for improvements to the intersection and to Route 11 and Route 761 consistent with the TIA in all locations with the exception of the second north bound through lane at the northbound approach to the intersection of Route 11 and Route 761. proposed right -in right -out entrance as part of the initial construction of this project. ensure that no left turns can be made into the site from south bound Route 1 experienced in other locations within the County called for in the Comprehensive Plan. It may be preferable for this application to also consider median separation of the east and west bound lanes of Route 761 and further delineate the left turn lane into the site. This would appear to be able to be accomplished without any additional right-of-way or pavement impacts and may also be more cost efficient. The provision of an additional area of raised median adjacent to the right turn lane from Route 761 to Route 11 is a good improvement to this intersection. The use of raised medians would further define the intersection, safely control turning movements, and significantly benefit pedestrians who may be more prevalent in this area in the future. Design Standards The project's location on a major corridor and adjacent to an area identified as a developmentally sensitive area warrants particular attention. This attention is provided in the application by a combination of proffered commitments aimed at designing the development of the site. These include a commitment to the building placement which provides that no parking spaces or travel aisles will be between all occupied structures and the public street frontages, and building height, lighting, roofline, and construction material standards. Further, commitments have been made regarding any future gasoline fueling islands, particularly their location which ensures they would also be located behind any occupied The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied commercial structures and a historic information kiosk located on the plaza area which will be designed in consultation with the HRAB. Advisory Board has been instrumental in working with the Applicant to appropriately address the interpretation of the historic resources of this area. Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 Page 7 The signage must be consistent with current ordinance requirements. The Applicant has proposed additional landscape screening between the parking areas and public streets; this should be in addition to any required by Ordinance. The amount should be further defined. Buffer and screening must meet current ordinance requirements. In addition, the applicant has proposed additional evergreen screening adjacent to the property to the west. The applicant has proffered to provide a detailed corridor enhancement strip 20 feet in width along the frontage of the property. Included within this strip is a ten foot multi -use trail and landscape plantings. The applicant has also proffered a limitation on the signage on the property by limiting the business signs to one monument sign (15 feet high and 100 square feet in size) for the land uses on the B3 portion of the property and two monument style signs (10 feet high and 50 square feet in size) for the B2 portion of the property. The applicant has further proffered general building material specifications and finally special consideration has been provided to the buffer and screening of the adjacent properties, in particular, any potential preservation of identified wooded areas. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that this may generate up to $2,000 for fire and rescue services. Proffer Statement — Dated October 27, 2008; revised March 16, 2009 A) Land Use The Applicant has proffered to limit the development of the site to a maximum of 20,000 square feet of structural commercial development which may include up to 5,000 square feet of restaurant use. In addition, a maximum of 16 gasoline pumps may be developed on the property. A variety of land uses have been proffered out by the Applicant. B) Transportation The Applicant has proffered a variety of improvements to the property's road frontages and to the signalization of the intersection of Old Charlestown Road and Martinsburg Pike, including right-of-way dedication. Included as part of the proffer statement are exhibits that depict the proffered improvements. Rezoning #02-09 — The Bishop-Amari Property April 1, 2009 Page 8 A right- in right -out entrance is proffered along Martinsburg Pike and a full commercial entrance along Old Charlestown Road. Interparcel parking lot access is proffered with the adjacent properties to the east and west. A monetary contribution has been proffered in the amount of $5,000 that may be applied to intersection improvements at Martinsburg Pike and Iopewell and Brucetown Roads. C) Site Design The application provides several proffered commitments aimed at designing the development of the site including; a commitment to the building location, building height, lighting, roofline, and construction material standards. Further, commitments have been made regarding any future gasoline fueling islands, particularly their location. The Applicant has proposed to develop a plaza area 2,000 square feet in size adjacent to the occupied cornrnercial structures and a historic information kiosk located on the plaza area. Additional landscaping and buffering is also proposed by the Applicant. D) Community Facilities The Applicant proffers a monetary contribution in an amount of $0.10 per square foot of developed commercial structural area. Please recognize that this may generate up to $2,000 for fire and rescue services. STAFF CONCLUSIONS FOR THE 04/15/09 PLANNING COMMISSION MEETING: The land uses proposed in this rezoning are generally consistent with the Northeast Land Use Plan and the commercial designation for this intersection. The application provides a level of sensitivity to the identified Developmentally Sensitive Areas, addresses the appearance of the Route 11 corridor, and provides transportation improvements adjacent to this site as generally identified for this corridor. The Commission should ensure that a satisfactory level of expectation has been met regarding 1) site design considerations along the properties frontages, and 2) sufficient value in the transportation contributions aimed at addressing the transportation impacts of this project and the necessary offsite transportation improvements. Followin,q the required public hearing, a recommendation reg-arding 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. A550TT,S CAIPBELL STEP wCA L, ' 44 gITS11AW E 44 1 C EASY LM14G ASSOCIATES 44B 1 2 & EASY LMNG ASSOCIATES i �l. � e /4 s 4N a: a� 44 A 48 MC KEE JANNEY T A Hl�F N A ac �'." DT RTI oq* 4p09 e 4 eFL F �c > & !A;P ry z BISHOP GREGORVA A 42 CUTSHAW ENTERPRISES LC j"44 A 40 SLAUGHTER JUdTH MCCAPlI ReZoning - Bishop & Amari Property Rezoning # 02 - 09 PIN: 44 - A - 43 DT SHIRLEY PROPERTIESLLC.. M A ' 6 11 DT SHIRI EY PROP[ IT IS'.. C - r Y ` P l I 14, A BISHOPFGORVA s1 1 s at, Alt i pk 0 C{Yq I A 41 ENTERPRISES �� Case Planner: Mike Future Rt7T Bypass Zoning M2 (industrial, General District) QApplication BI (Business. Neighburluwd District) • MHI (While Home Community District) Buildings 82 (Business, General Distrist) • MS (Medical Support District) w� Urban Dey rlapmcm Area 4W B3 (Business. Industrial Transition District) 4W R4 (Residential Planned Cnmmunit) District) w \gii SWSA 41M EM (Estracinc Manufacturing District) • RS (Residential Recreational Community District) • HE (Higher Education District) RA (Run] Area District) - Mt (Industrial, Light District) RP(Residential Performance District) 100 200 400 Feet t REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. 4 o0 Fee Amount Paid /0 3a Zoning Amendment Number Date Receive 3Xa o PC Hearing Date `/,' BOS Hearing Date -'� a9 The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineering Telephone: 540-662-6816 Address: 151 Windy Hill Lane, Winchester, VA 22602 2. Property Owner (if different from above) Name: Gregory Bishop & Thomas Amari Telephone: (540) 974-1175 Address: 285 Boggess Lane, Winchester, VA 22603 3. Contact person if other than above Name: Evan Wyatt, AICP Telephone: 540-662-4185 4. Checklist: Check the following items that have been included with this application. Location map ® Agency Comments Plat ® Fees Deed to Property ® Impact Analysis Statement Verification of taxes paid ® Proffer Statement The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Gregor Bhp Thomas Amari 5. A) Current Use of the Property: Residential B) Proposed Use of the Property: Commercial 6. Adjoining Property: Please refer to attached Adjoining Property Owner Map and Table. PARCEL ID NUMBER USE ZONING 44-((A))-5 Commercial RA District 44-((A))-40 Unimproved RA District 44-((A))-42 Unimproved M1 District 44-((A))-46 Commercial & Residential M1 District 44-((A))-47 Residential RA District 44B-((1))-1 Unimproved B2 District 44B-((1))-2 Residential B2 District 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): The subject property is located in the northeast quadrant of the intersection of Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Route 761). Information to be Submitted for Cabital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Numbers 44-A-43 Magisterial: Fire Service: Rescue Service: Stonewall Clear Brook Clear Brook Districts High School: Middle School: Elementary School: James Wood James Wood Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 2.77± RA District B2 District 2.77± Total Acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: N/A Townhome: N/A Multi -Family N/A Non -Residential Lots: N/A Mobile Home: N/A Hotel Rooms: N/A Office: Retail: Restaurant: Square Footage of Proposed Uses Service Station: Manufacturing: Warehouse: Other CPP Nnta Note: The Applicants' Proffer Statement limits occupied commercial development to a maximum of 20,000 square feet, of which no more than 5,000 square feet can be in restaurant land use. 0 • 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant (s): l.L . Date: 3 Owner (s): Date: o �� Bishop-Amari Parcel, Route Oorth Adjoining Property Owners Listing File 4906 Tax Map Number Owner Mailing Address City & State ZIP Deed Book Page Instrument Yr. Instrument No. 44 A 42 CUTSHAW ENTERPRISES LC PO BOX 805 MORGANTON NC 28680 0 2004 20302 44B 1 2 EASY LIVING ASSOCIATES 2489-3 MARTINSBURG PIKE STEPHENSON VA 22656 626 810 0 0 44 A 5 SHIRLEY ALLEN L ETALS 2455 MARTINSBURG PIKE STEPHENSON VA 22656 0 2006 118222 44B 1 1 DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG PIKE STEPHENSON VA 22656 0 2006 19976 44 A 46 DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG PIKE STEPHENSON VA 22656 0 12006 19976 44 A 47 CAMPBELL BEVERLY L & GARLAND L SR 114 WINDING RIDGE LN WINCHESTER VA 22603 965 1252 0 0 44 A 40 SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603 0 12001 12943 3-16-09 Source: Frederick County GIS, March 2009 1 of 1 Map Data Source: Frederick County, Va. GIS Department, April 2008 Data elea goOZ I!jdy'luewUeded sIEJ eA'qunoo �ouapaj=j :9oanog ejep dey U) m O D m GOIJIsia aauewaoPad lelluaP'S@H) dH E rn cn o (jol.11s14 eaay leanU) dd 0 CD �1 0 z O � T — (iolalsla �(llunwwoC) pauueld lei}uapisaa) to - cn �_ D D (loialsia Al!unwwoo awoH al!gon) LHW - : 0 0 n r 0 Z D (lolalslp leaaua� `IeialsnPul) ZW 2 m c)C-) o c0 DD Zp N O � m (loulslQ lu6l-1 `leu;snPul) LW - A o Z--i N p Z r (lolalsla uollisueal leulsnpul `ssoulsng) Eg - CD < D z cc (Isulsla leaaua!D `ssaulsn8) Zg r G) --i m 6uiuoZ Z Cf) D V 1 m D 70 zz salaepunog laoaed 0 n 0 -� laoaed uewy-doyslg o T- puT ml I I I/ i O co n 00 O z �7 mD Z D Dm zp O Qa z / O �D p z Z� ob z s, fll r D 0 i OOZ` l 009 0 006 009 Ab 0 -- ucW uvl4u Jv 1pl/ M--- WON [l alnoH `jaaaed !j ewV-dousi8 den buiuoZ pue uoilleao-1 9ooz 4ojelry wal soloyd leuay 'elep goon I!jdV'luawljedaa SI9 'eA 'f4unoo Nouopejd :eanog elea dep4 • • Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.Frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That I (We) (Name) Thomas Amari (Phone) (540) 974-1175 (Address) 285 Boggess Lane Winchester, VA 22603 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 080005787 on Page and is described as Parcel: 44 Lot: 43 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering, Inc. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permit ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) Signature(s) hereto set ny�our) hand and seal this 26k h day of AR_6j, 200__q__ State of Virginia\%ty/(ounty f �7v-,-df 1ri'Ck�- , To -wit: I"WyIrla L• H650, a Notary Public in and for the jurisdiction aforesaid, certify that the person(, )" signed to the foregoing instrument and who I (are) known to me, personally appeared before me an ac no ledged the same befor/e� me in the jurisdiction aforesaid this ZO+OdayofAovi � 200 1t My Commission Expires:201 Z Notary Public Registration #: 2-0& 10 (,0 Revised 3/17/08 0 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.Frederick.Va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That I (We) (Name) Gregory A. Bishop (Phone) (540) 974-1175 (Address) 285 Boggess Lane Winchester, VA 22603 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 080005787 on Page , and is described as Parcel: 44 Lot: 43 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering, Inc. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permit ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereok, 1 -1 6) have hereto set Signature(s).­"�,Z4 i hand and seal this 2s-*" day of A�&j 1, 20Q tate of Virginia, City ount of To -wit: I, NnyV. (_-Hd1r5 a Notary Public in and for the jurisdiction aforesaid, certify that the person(;;';_`% signed to the foregoing instrument and who I (are) known to me, personally appeared before me aril ac no ledged the same before me in the jurisdiction aforesaid this204h day of ALId, 200(. My Commission Expires: Feb • 2-0, 2-01 Z_ Notary Public Registration #: Zq b tO b Revised 3/17/08 0 • Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.coftederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That I (We) (Name) Thomas Amari (Phone) (540) 974-1175 (Address) 285 Boggess Lane Winchester, VA 22603 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 080005787 on Page and is described as Parcel: 44 Lot: 43 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering, Inc. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permit ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have Signature(s) set my (our) hand and seal this �0 day of , 200�� 4i 6 , v State of Virginia, Cit /County f Fred CVI'cC_ To -wit: i L.. HCIi5o f n I �D�t�1C� a Notary Public in and for the jurisdiction aforesaid, certify that the persoi(�.o 4D signed to the foregoing instrument and who I (are) known to me, personally appeared before me ''.;f/pA rD,lt: • O ac noZ61-, d the same before me in the jurisdiction aforesaid this Zc4tn day of AMIv h, 200 9 . %,l1 ; �> � 1 My Commission Expires: Z 2--Q ZG I2 Notary Public Registration #: Zvi la l U Revised 3/17/08 t �cl �A\ / J FH DOSTA DWE111NG Ek GRAVEL DRIVEWAY iWEP WC - PIN 44-A-47 KVIXY L & GARLAND L CAYPBEIL SR. DO 695 PC 1252 S PIN 44-A-4J 2.7760 ACRES 0 G �O ;I ?/5 CORNER POST PIN 44-A-42 CUTSHAW ENTERPRISES, L.C. I -N INSTR. lIk"70302 I� EbSTING DWELLJNG 3 456{ 1 h n p a 1 Vl OF fENCE 104.1 G_ -- T" NATS 149.87 '- W FENCEOF V/ p5372 IRS N6------ - ---------- Cl-- --- _ __ ---ROUTE 761 - ---- ---------------------- ---- ----SEC• VAOLD CHARLES TOWBN 4RO P� 33 521> VARIABLE MD � R�W � LEGEND IRS - IRON ROD SET BRL - BUILDING RESTRICTION LINE WC - WELL CAP WEP - WOODEN LIGHT POLE FH - FIRE HYDRANT —1-- FENCE LINE e- WOOD UTILITY POLE �- OVERHEAD UPUTY LINE GRAVEL REMNANTS ENIRANCE GRAPHIC SCALE 100 0 50 100 200 LINE TABLE LINE I BEARING I DIST. 1 Inch - 100 ft. L 1 IN 057E 29' E 40.56 CURVE TABLE NO TES: INO.IRADIUSl ARC TAN BEARING I CHORD I DELTA 1. NO 77TLE REPORT FURNISHED. CJ 716.20' 153.OB' 76.83 N 4979'36' W 152.79' 1274 "47' 2. PROPERTY IDEN77F7CA77ON No. 44-A-43 3 EASEMENTS MAY EXIST 7HAT ARE NOT SHOWN ON THIS PLAT. 4. BOUNDARY INFORMA77ON SHOWN HEREON IS BASED UPON AN ACTUAL FIELD RUN SURVEY COMPLETED ON APRIL 26, 2006 AND ORIENTED TO A PLAT OF SURVEY EN777LEO "PLAT OF A SURVEY MADE FOR THE HEIRS OF CEORCE ✓. MASON" DATED DUNE 27, 1974, PERFORMED BY C. H. KIRKLAND, C.L.S. AND RECORDED IN DEED BOOK 438 AT PACE 597. BOUNDARY SURVEY LTH OF Df OF THE LAND OFp GREGOR Y A. BISHOP AND `pCr THOMAS AMAR 9' 2456 MAR77NSBURG PIKE STONEWALL MAGISTERIAL DISTRICT S 0. 0011 7 FREDERICK COUNTY, VIRGINIA MAY 24, 2006 C 4 0 ID 7682-ODS DAF *###"� N� NORTH �NIIA�22 MARSH & LEGGE WINCHSTERLOVIR560 601 Land Surveyors, P. L.C. PHONE (540) 667-0468 FAX (540) 667-0469 AMENDMENT Action: PLANNING COMMISSION: May 20, 2009 - Recommended Approval BOARD OF SUPERVISORS: June 24, 2009 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #02-09 OF THE BISHOP-AMARI PROPERTY WHEREAS, Rezoning #02-09 of The Bishop-Amari Property, submitted by Greenway Engineering, to rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses, was considered. The property is located in the -northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761), in the Stonewall Magisterial District, and is identified by Property Identification Number 44-A-43. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 15, 2009 and a public meeting on May 20, 2009; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on June 24, 2009; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended (o rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District for Commercial tTses, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes # 18-09 9 1] This ordinance shall be in effect on the date of adoption. Passed this 24th day of June, 2009 by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Ave Gary W. Dove Aye Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Philip A. Lemieux Aye A COPY ATTEST John . ley, Jr. Fredeig& County Administrator PDRes. # 18-09 Grecnway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 BISHOP-AMARI PROPERTY PROFFER STATEMENT REZONING: RZ #02-09 Rural Areas District (RA) to Business General District (132) PROPERTY: 2.77 acres± Tax Parcel #44-((A))-43 (here -in after the "Property") RECORD OWNER: Gregory A. Bishop and Thomas Amari APPLICANT: Gregory A. Bishop and Thomas Amari (here -in after the "Applicants") PROJECT NAME: Bishop-Amari Property ORIGINAL DATE OF PROFFERS: October 27, 2008 REVISION DATE: June 24, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicants hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-09 for the rezoning of 2.77±-acres from the Rural Areas (RA) District to establish 2.77±- acres of B-2, Business General District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. hi the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, more particularly described as the lands owned by Gregory A. Bishop and Thomas Amari, being all of Tax Map Parcel 44-((A))-43, and further described by Boundary Survey Plat prepared by Marsh & Legge Land Surveyors, P.L.C., dated May 24, 2006 (see attached Boundary Survey Plat), and by Deed recorded as Instrument #080005787 in the Frederick County Clerk of Courts Office. Pile #4906/BAw Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 PROFFER STATEMENT A.) Land Use Restrictions 1. The Applicants hereby proffer to limit cormnercial structure development to a maximum of 20,000 square feet within the Property consistent with the land use mix assumed in the October 15, 2008 Traffic Impact Analysis (TIA_) prepared by Patton, Harris, Rust and Associates. The Applicants can deviate from this land use mix assuming the total trip generation from site plans (based on the ITE 7th Edition Trip Generation Report) within the Property do not exceed the total trip generation specified in the October 15, 2008. It is recognized that gasoline canopies and gasoline pumps are excluded from the 20,000 square feet total identified in this section. 2. The Applicants hereby proffer to limit gasoline pumps to a maximum of 8 pumps with two fueling positions each (maximum of 16 fueling positions) to ensure consistency with the traffic impact analysis prepared for this rezoning application. 3. The Applicants hereby proffer to prohibit the following land uses within the Property: Communication Facilities Truck Stops Hotels and Motels Organization Hotels and Lodging Car Washes Miscellaneous Repair Services Motion Picture Theaters Amusement and Recreation Services Operated Indoors Golf Driving Ranges and Miniature Golf Courses Adult Retail B.) Transportation Enhancements SIC 48 SIC 5541 SIC 701 SIC 704 SIC 7542 SIC 76 SIC 7832 SIC 79 SIC 7999 No SIC Indicated 1. The Applicants hereby proffer to improve the Martinsburg Pike (Route 11 North) corridor along the frontage of the Property to implement the future planned urban four -lane divided typical section. This proffered improvement includes widening of the existing northbound travel lane to include a second thru lane, a separate continuous right -turn lane, curb and gutter, and sidewalk along the entire frontage Pile #4906/13Aw 2 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 of the Property. The proffered improvements along the Martinsburg Pike frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 24, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Martinsburg Pike corridor. 2. The Applicants hereby proffer to restrict access to the Property along the Martinsburg Pike frontage to one right -in and right -out entrance only. The right - in and right -out access shall be designed to prohibit left turn movements into the Property, which shall require approval by VDOT and Frederick County. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants agree to provide for left turn control measures on Martinsburg Pike at this entrance after construction if VDOT determines that the installed right -in and right -out entrance design does not adequately prohibit left turn movements into the Property. 3. The Applicants hereby proffer to improve Old Charles Town Road (Route 761) along the frontage of the Property. This proffered improvement includes widening of the existing westbound travel lane to include a second future left turn lane, a separate continuous free -flowing right turn lane, a raised concrete median near the Martinsburg Pike intersection to separate the left turn lane and the free - flowing right turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Old Charles Town Road frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 24, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Old Charles Town Road corridor. 4. The Applicants hereby proffer to prohibit direct access to Old Charles Town Road (Route 761) from the Property and provide access from Old Charles Town Road to the Property through the development of improvements on tax map parcel 44-((A))-42, currently owned by Cutshaw Enterprises, LC. The Applicants shall design and construct, or cause for the design and construction of a new commercial entrance that intersects Old Charles Town Road that is of sufficient File #4906i13Aw 3 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 width for separated left and right turn egress movement, a right turn and taper lane on Old Charles Town Road, and an access drive that is constructed in substantial conformity to the improvements depicted on the attached Bishop- Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 24, 2009. Additionally, the Applicants proffer that no commercial development activity will occur on the Property until a formal easement agreement is executed between the Applicants and Cutshaw Enterprises, LC, or their legal successors, heirs, or assigns. 5. The Applicants hereby proffer to provide for an inter -parcel comiection to tax map parcel 44-((A))-47. The Applicants will provide the County with a copy of the recorded inter -parcel comiection easement document allowing reciprocal ingress/egress for this tax map parcel, to include a maintenance agreement for the inter -parcel conriection, as a condition of final Site Plan approval. 6. The Applicants hereby proffer to dedicate right-of-way to the Commonwealth of Virginia on the Property sufficient to accommodate the transportation improvements specified in Section B(1) and Section B(3) of this proffer statement. Said right-of-way dedication shall be provided to the Commonwealth of Virginia prior to the issuance of the VDOT Land Use Permit necessary to construct these improvements. The proffered variable right-of-way dedication on the Property is depicted on the attached Bishop-Amari Property Right Of Way Dedication Exhibit prepared by Greenway Engineering, dated June 24, 2009. 7. The Applicants hereby proffer to provide a monetary contribution of $25,000.00 for site development on the Property that does not exceed 2,000 VPD based on the ITE 7th Edition Trip Generation Report that may be applied towards right-of- way acquisition, engineering, or construction costs to allow for the development of improvements on the Martinsburg Pike (U.S. Route 11) corridor. This monetary contribution shall be increased to a total of $50,000.00 for site development on the Property that exceeds 2,000 VPD based on the ITE 7"' Edition Trip Generation Report. This monetary contribution may be utilized unconditionally by Frederick County to fund transportation improvements on the Martinsburg Pike corridor, which may include the Hopewell/Brucetown intersection and may be used as local match funding for any applicable transportation improvement grant or enhancement application. This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. File 414906/EAw 4 9 Greemay Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 C.) Site Design Controls 1. Building Placement. The Applicants hereby proffer to orient all occupied commercial structures along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Rt. 761) and to prohibit parking spaces and travels aisles between all occupied com -n_ercial structure frontages and adjoining public streets. 2. Plaza Area. The Applicants hereby proffer to develop a plaza area that will be a minimum of 2,000 square feet and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The plaza area will be maintained by the commercial property owners. 3. Historic Information Kiosk. The Applicants hereby proffer to develop a kiosk that will be located on the plaza area, which will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and utilized as an information center for historic features within the community and other community information. The kiosk will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Applicants will work with the Frederick County Historic Resources Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. The kiosk area will be maintained by the commercial property owners. 4. Building Height. The Applicants hereby proffer to limit all structures to a maximum of thirty (30) feet in height. 5. Construction Materials. The Applicants hereby proffer to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. rile #4906/rAw 5 0 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 6. Rooflines. The Applicants hereby proffer that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 7. Building Lighting. The Applicants hereby proffer to restrict lighting along adjoining public streets to building mounted lighting fixtures and ground lighting fixtures. Additionally, the applicant further proffers to restrict pole mounted lighting fixtures within the parking lot area to a maximum of twenty-five (25) feet in height and will design all pole mounted lighting fixtures to be hooded to ensure that parking lot lighting is directed downward. 8. Gasoline Fueling Islands. The Applicants hereby proffer to restrict the placement of any gasoline fueling islands and canopies so they are located behind occupied commercial structures. Additionally, the Applicants proffer that the gasoline fueling island canopy will be at a height lower than the roofline of the occupied commercial structures located along Old Charles Town Road (Rt. 761) to mitigate viewshed impacts from the property located on the south side of Old Charles Town Road. 9. Signage. The Applicants hereby proffer to limit the number of freestanding business signs to one sign along each public street frontage. Additionally, the Applicants proffer to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet. 10. Buffers and Screening. The Applicants hereby proffer to provide landscape screening to mitigate the viewshed between parking areas and public streets, and to enhance the public street frontage of the Property. Landscape screening between parking areas and public streets shall include deciduous trees that are a minimum 2-inch caliper and evergreen trees that are a minimum of four feet in height with the total number of plantings based on three trees per ten linear foot of parking lot frontage. Landscaping between occupied commercial structures and public streets shall include deciduous trees that are a minimum 2-inch caliper with the total number of plantings based on one tree per 40 linear feet of occupied commercial structural frontage. All landscaping shall be Pile #4906/GAW 6 0 0 Greemay Engineering October 27, 2008 Bisliop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 oriented not to impact required sight distance at the commercial entrances on public streets. Additionally, the Applicants proffer to develop a landscape screen between the inter -parcel parking lot access drive and tax map parcel 44-((A))-42. This landscape screen shall consist of a single row of evergreen trees that are a minimum of four feet in height at planting and are planted on 10-foot centers. It is recognized that this landscape screen can be relocated to the west side of the inter -parcel parking lot access drive to accommodate a shared agreement with tax map parcel 44-((A))-42 as allowed in Section B(5) of the proffer statement. 11. Utility Easement The Applicants hereby proffer to provide a utility easement along the northern and eastern boundary of the Property for the benefit of tax map parcel 44-((A))-42 and tax map parcel 44-((A))-47. The utility easement shall provide for the adjoining properties to connect to public utilities located on the Property. Tt is aclalowledged that the owners of tax map parcel 44-((A))-42 and/or 44-((A))-47 will be required to restore the Property to its previous condition following disturbance activities associated with the conriection to public utilities located on the Property. D.) Monetary Contribution to Offset Impact of Development The Applicant hereby proffers to provide a monetary contribution of $0.10 per square foot of developed commercial structural area for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for any commercial structural area developed on the Property. Pile 114906/EAW 7 • • Greenway Engineering October 27, 2008 Bishop-Arnari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Revised June 2, 2009 Revised June 24, 2009 E.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Ci y/County f Fy ea e-r CL To Wit: The foregoing instrument was acknowledged before me this Date,//— a • . =: 4 f, l 54- day of J v 1 '+j0 i' 0. r t mo _ L� Notary Public My Commission Expires i-tb 2-q, 2-c)12- (`�"t ,--ho7 ,, -a ZclG to � / G By: r Date: �! Commonwealth of Virgi Cit County f 1��V-ej e,t To Wit: The foregoing instrument was acknowledged before me this 15+ day of Jol _ .40 20021 by �hO t 11C 5 A y- riay-1 ELM, X. Notary Public My Commission Expires Fe h' 2-91 2-012_ Q� i S+r-C4i-dv) -a 2-9G t6 (� File #4906/EAW .54 It- T.M. 44-A-47 `—APPROX. ENTRANCE LOCATION (RIGHT IN / RIGHT OUT) SEE PROFFER SECTION B(2) FOR CONSTRUCTION DETAILS MEDIAN CONT. LEFT TL (WB) -�___- - -- THRU LANE (ES) / \ I v 2 cij a o w�w APPROX. LOCATION OF NEW 1 COMMERCIAL ENTRANCE AND I } T.M. 44-A-42 CONNECTION CO U ACCESS DRIVE ON TM 44-A-42 (SEE cc = PROFFER B(4) FOR DETAILS) x W O y Q l� a Z � z __-- 50. lK � ' _ W a W �O unn+ T.W �arE �- ccW E- U _- -- ,--- > TWU LANE (we) d U T u �Ee_) � Q --��---- N�! ----------- O Z [ram )IJ o U) Q m0 Cc PROPOSED PAVEMENT EXISTING PAVEMENT LANE STRIPING PLAN TO BE APPROVED BY VDOT DATE: JUNE 24, 2009 SCALE: I" = 80' DESIGNED BY: EAW/JNT JOB NO. 4906 SHEET 1 OF1 RAISED MEDIAN LINE BEARING DISTANCE L21 S 45'40"0" E 272.5127' L22 S 31'06'24" W 247.8968' L23 N 70'22'03" W 83.2250' L24 N 69'57'52" W 60.0178' L25 N 69'51'48" W 52.4827' L26 N 69'23'53" W 93.0045' L27 N 65'50'48" W 33.2040' L28 N 64'52'53" W 20.6730' L29 N 62*30'15" W 17.3127' L30 N 60'30'09" W 11.3844' L31 N 57"7'49" E 20.6739' L32 I N 55'48' 17" E 25.1451 ' L33 N 55'58' 1 1 " E 23.0273' L34 N 55'57'27" E 58.3133' L35 N 54'45'08" E 50.6595' L36 N 53'43' 1 1 " E 80.8716' L37 N 52'51'09" E 1 84.2005' EX. R/W 0 WA L34 c VARIABLE RIGHT OF WAY DEDICATION L27 CURVE I ARC LENGTH I RADIUS I DELTA ANGLE I CHORD BEARING I CHORD I-ENG:T:Hfl C3 1 81.8933' 1 40.5000' 1 115'51'19" 1 N 00'37'51" W 1 68.6377' 25 L24 L35 L36 5' SIDEWALK 5' SIDEWALK L23 'J L37 L22 L21 a N h 0 W CNN W W W m W U a-O O Ay a: Q ¢ av � a Q 1-4 E- O W U) CQ c Q Q U Q } � i Q W OLL z O U) m F' _0 cc DATE: JUNE 24, 2009 50 25 0 50 (00 SCALE I•=50' DESIGNED BY: EAB/JNT 5GALE: 1" = 50' JOB NO. 4906 SHEET 0F1 0 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 BISHOP-AMARI PROPERTY PROFFER STATEMENT REZONING: RZ #02-09 Rural Areas District (RA) to Business General District (132) PROPERTY: 2.77 acres± Tax Parcel #44-((A))-43 (here -in after the "Property") RECORD OWNER: Gregory A. Bishop and Thomas Amari (ABishop, LLC) APPLICANT: ABishop, LLC (here -in after the "Applicants") PROJECT NAME: Bishop-Amari Property ORIGINAL DATE OF PROFFERS: October 27, 2008 JUN 1 0 2009 REVISION DATE: June 2, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicants hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-09 for the rezoning of 2.77±-acres from the Rural Areas (RA) District to establish 2.77±- acres of B-2, Business General District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, more particularly described as the lands owned by Gregory A. Bishop and Thomas Amari, being all of Tax Map Parcel 44-((A))-43, and further described by Boundary Survey Plat prepared by Marsh & Legge Land Surveyors, P.L.C., dated May 24, 2006 (see attached Boundary Survey Plat), and by Deed recorded as Instrument #080005787 in the Frederick County Clerk of Courts Office. File #4906/EAW Greenway Engineering 0 A.) Land Use Restrictions October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 0 PROFFER STATEMENT Bishop-Amari Rezoning 1. The Applicants hereby proffer to limit commercial structure development to a maximum of 20,000 square feet within the Property consistent with the land use mix assumed in the October 15, 2008 Traffic Impact Analysis (TIA) prepared by Patton, Harris, Rust and Associates. The Applicants can deviate from this land use mix assuming the total trip generation from site plans (based on the ITE 7t" Edition Trip Generation Report) within the Property do not exceed the total trip generation specified in the October 15, 2008. It is recognized that gasoline canopies and gasoline pumps are excluded from the 20,000 square feet total identified in this section. 2. The Applicants hereby proffer to limit gasoline pumps to a maximum of 8 pumps with two fueling positions each (maximum of 16 fueling positions) to ensure consistency with the traffic impact analysis prepared for this rezoning application. 3. The Applicants hereby proffer to prohibit the following land uses within the Property: Communication Facilities SIC 48 Truck Stops SIC 5541 Hotels and Motels SIC 701 Organization Hotels and Lodging SIC 704 Car Washes SIC 7542 Miscellaneous Repair Services SIC 76 Motion Picture Theaters SIC 7832 Amusement and Recreation Services Operated Indoors SIC 79 Golf Driving Ranges and Miniature Golf Courses SIC 7999 Adult Retail No SIC Indicated B.) Transportation Enhancements 1. The Applicants hereby proffer to improve the Martinsburg Pike (Route 11 North) corridor along the frontage of the Property to implement the future planned urban four -lane divided typical section. This proffered improvement includes widening of the existing northbound travel lane to include a second thru lane, a separate continuous right -turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Martinsburg Pike frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 2, 2009. The Applicants proffer to construct, or cause for the construction of this File #4906/EAW 2 Grcenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Martinsburg Pike corridor. 2. The Applicants hereby proffer to restrict access to the Property along the Martinsburg Pike frontage to one right -in and right -out entrance only. The right - in and right -out access shall be designed to prohibit left turn movements into the Property, which shall require approval by VDOT and Frederick County. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants agree to provide for left turn control measures on Martinsburg Pike at this entrance after construction if VDOT determines that the installed right -in and right -out entrance design does not adequately prohibit left turn movements into the Property. 3. The Applicants hereby proffer to improve Old Charles Town Road (Route 761) along the frontage of the Property. This proffered improvement includes widening of the existing westbound travel lane to include a second future left turn lane, a separate continuous free -flowing right turn lane, a raised concrete median near the Martinsburg Pike intersection to separate the left turn lane and the free - flowing right turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Old Charles Town Road frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 2, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Old Charles Town Road corridor. 4. The Applicants hereby proffer to prohibit direct access to Old Charles Town Road (Route 761) from the Property and provide access from Old Charles Town Road to the Property through the development of improvements on tax map parcel 44-((A))-42, currently owned by Cutshaw Enterprises, LC. The Applicants shall design and construct, or cause for the design and construction of a new commercial entrance that intersects Old Charles Town Road that is of sufficient width for separated left and right turn egress movement, a right turn and taper lane on Old Charles Town Road, and an access drive that is constructed in substantial conformity to the improvements depicted on the attached Bishop- Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 2, 2009. Additionally, the Applicants proffer that no commercial File #4906/EAw 3 0 A Creenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 development activity will occur on the Property until a formal easement agreement is executed between the Applicants and Cutshaw Enterprises, LC, or their legal successors, heirs, or assigns. 5. The Applicants hereby proffer to provide for an inter -parcel connection to tax map parcel 44-((A))-47. 6. The Applicants hereby proffer to dedicate right-of-way to the Commonwealth of Virginia on the Property sufficient to accommodate the transportation improvements specified in Section B(1) and Section B(3) of this proffer statement. Said right-of-way dedication shall be provided to the Commonwealth of Virginia prior to the issuance of the VDOT Land Use Permit necessary to construct these improvements. The proffered variable right-of-way dedication on the Property is depicted on the attached Bishop-Amari Property Right Of Way Dedication Exhibit prepared by Greenway Engineering, dated June 2, 2009. 7. The Applicants hereby proffer to provide a monetary contribution of $25,000.00 for site development on the Property that does not exceed 2,000 VPD based on the ITE 7°i Edition Trip Generation Report that may be applied towards right-of- way acquisition, engineering, or construction costs to allow for the development of improvements on the Martinsburg Pike (U.S. Route 11) corridor. This monetary contribution shall be increased to a total of $50,000.00 for site development on the Property that exceeds 2,000 VPD based on the ITE 7°i Edition Trip Generation Report. This monetary contribution may be utilized unconditionally by Frederick County to fund transportation improvements on the Martinsburg Pike corridor, which may include the Hopewell/Brucetown intersection and may be used as local match funding for any applicable transportation improvement grant or enhancement application. This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. C.) Site Design Controls 1. Building Placement. The Applicants hereby proffer to orient all occupied commercial structures along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Rt. 761) and to prohibit parking spaces and travels aisles between all occupied commercial structure frontages and adjoining public streets. File #4906/13Aw 4 • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 2. Plaza Area. The Applicants hereby proffer to develop a plaza area that will be a minimum of 2,000 square feet and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The plaza area will be maintained by the commercial property owners. 3. Historic Information Kiosk. The Applicants hereby proffer to develop a kiosk that will be located on the plaza area, which will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and utilized as an information center for historic features within the community and other community information. The kiosk will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Applicants will work with the Frederick County Historic Resources Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. The kiosk area will be maintained by the commercial property owners. 4. Building Height. The Applicants hereby proffer to limit all structures to a maximum of thirty (30) feet in height. 5. Construction Materials. The Applicants hereby proffer to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. 6. Rooflines. The Applicants hereby proffer that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 7. Building Lighting. The Applicants hereby proffer to restrict lighting along adjoining public streets to building mounted lighting fixtures and ground lighting fixtures. Additionally, the File #4906/13AW 5 Grecnway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Tune 2, 2009 applicant further proffers to restrict pole mounted lighting fixtures within the parking lot area to a maximum of twenty-five (25) feet in height and will design all pole mounted lighting fixtures to be hooded to ensure that parking lot lighting is directed downward. 8. Gasoline Fueling Islands. The Applicants hereby proffer to restrict the placement of any gasoline fueling islands and canopies so they are located behind occupied commercial structures. Additionally, the Applicants proffer that the gasoline fueling island canopy will be at a height lower than the roofline of the occupied commercial structures located along Old Charles Town Road (Rt. 761) to mitigate viewshed impacts from the property located on the south side of Old Charles Town Road. 9. Signage. The Applicants hereby proffer to limit the number of freestanding business signs to one sign along each public street frontage. Additionally, the Applicants proffer to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet. 10. Buffers and Screening. The Applicants hereby proffer to provide landscape screening to mitigate the viewshed between parking areas and public streets, and to enhance the public street frontage of the Property. Landscape screening between parking areas and public streets shall include deciduous trees that are a minimum 2-inch caliper and evergreen trees that are a minimum of four feet in height with the total number of plantings based on three trees per ten linear foot of parking lot frontage. Landscaping between occupied commercial structures and public streets shall include deciduous trees that are a minimum 2-inch caliper with the total number of plantings based on one tree per 40 linear feet of occupied commercial structural frontage. All landscaping shall be oriented not to impact required sight distance at the commercial entrances on public streets. Additionally, the Applicants proffer to develop a landscape screen between the inter -parcel parking lot access drive and tax map parcel 44-((A))-42. This landscape screen shall consist of a single row of evergreen trees that are a minimum of four feet in height at planting and are planted on 10-foot centers. It is recognized that this landscape screen can be relocated to the west side of the inter -parcel parking lot access drive to accommodate a shared agreement with tax map parcel 44-((A))-42 as allowed in Section B(5) of the proffer statement. File #4906/GAW 6 0 Greenway Cngincering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 11. Utility Easement The Applicants hereby proffer to provide a utility easement along the northern and eastern boundary of the Property for the benefit of tax map parcel 44-((A))-42 and tax map parcel 44-((A))-47. The utility easement shall provide for the adjoining properties to connect to public utilities located on the Property. It is acknowledged that the owners of tax map parcel 44-((A))-42 and/or 44-((A))-47 will be required to restore the Property to its previous condition following disturbance activities associated with the connection to public utilities located on the Property. D.) Monetary Contribution to Offset Impact of Development The Applicant hereby proffers to provide a monetary contribution of $0.10 per square foot of developed commercial structural area for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for any commercial structural area developed on the Property. File #4906/13AW 0 Greenway Engineering E.) Signatures October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 Bishop-Amari Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: o �u Date:% Commonwealth of Virginia, ^ Cit County o F1r6�-v\ck- To Wit: QLf -\ •. The foregoing instrument was acknowledged before me this c)+fit day of Juyl?-. O o 0 20by f� rviC� 1w�a�i I'�eSiG��u1� <j��'t1.1.1.° \\\�O �, 'Visa. i Jc.o�� Notary Public My Commission Expires Felt, 2-q,2-01 Z Cl i 5�v�h"o 2-c1 l o to B V. of Cit County f FrPaerir;L To Wit: Date: The foregoing instrument was acknowledged before me this0tF , day of 2001 by 61 5 L-IAO� X J Notary Public My Commission Expires �Feto. Zq, ZoI z.- R Jisl-rcd ov7 4 2-q& 16 File #4906/EAw • I 'GREENWAY ENGINEERING, FCC. 151Windy hill r tnt Windwstctr, Virginia 22602 F"olmdrel in 7 971 June 4, 2009 Cutshaw Enterprises, LC Attn: Randall Cutshaw P.O. Box 805 Morganton, NC 28680 RE: Bishop/Amari Property Commercial Entrance and Access Drive Dear Randall: I appreciate your willingness to continue to discuss the information pertaining to the Bishop/Amari Property commercial rezoning application prepared by our firm. As you know, Greg Bishop and "Porn Amari own a 2.7-acre parcel (tax parcel 44-((A))-43) at the intersection of Martinsburg Pike and Old Charles Town Road, which adjoins the Cutshaw Enterprises, LC parcel (tax parcel 44-A-42) along your western property boundary. The owners are interested in working with Cutshaw Enterprises, LC to establish a shared commercial entrance and access drive that will serve both properties from Old Charles Town Road (Route 761). The purpose of this letter is to request a confirmation signature from the Cutshaw Enterprises, LC Group indicating that you are in agreement to allow the Bishop/Amari Property commercial rezoning application to incorporate information into the project proffer statement for the purpose of establishing a new commercial entrance and access drive consistent with the information depicted on the Bishop-Amari Property Road Improvement Exhibit dated June 2, 2009, xhicb is attached for your information. The owners of the Bishop/Amari Property recognize that they will be responsible for the design and construction costs associated with this improvement, as well as costs associated with preparing the easement agreement that will provide all applicable terms for C011Ct1•uC6011, ingress/egress, and maintenance of this improvement. Additionally, the owners of the Bishop/Amari Property recognize that the construction of the new commercial entrance and access drive located on the Cutshaw Enterprises, LC parcel cannot occur until both parties have executed the easement agreement. On behalf of the owners of the Bishop/Amari property, I would like to thank you for working with us on this development proposal. I have provided signature lines on the second page of this document for all members of the Cutshaw Enterprises, LC to confirm the accuracy of the information in this letter. Please contact me if you have any questions, or when the signed letter is available and we will make arrangements to pick it up. Sincerely, Evan Wylttt, AICP Greenway Engineering Engineers surveyors Planners tiuviion:nental Sric�itists 'IcicphonQ 540-662-4185 FAX 540-722-9528 Prgiect 114906 1VN'1Y. glNCUWdA'C11t1d'C)n1 0 • The Cutshaw Enterprises, LC signatures on this page confirm that the information in this letter is acceptable. Verlo V. Cutshaw Ida Aileen Whittaker Cutshaw Janice F. Neff �Z' 4"v--A:�4� — Ronald Neff 4k�l� ftJ* Alan W. Cutshaw A11,4&q 'j, at-j� Randall S. Cutshaw LA*LY1-Ya AttAnI.I.Y Dianna Cutshaw Project ##49(K) 0 • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 BISHOP-AMARI PROPERTY PROFFER STATEMENT REZONING: RZ #02-09 Rural Areas District (RA) to Business General District (132) PROPERTY: 2.77 acres± Tax Parcel #44-((A))-43 (here -in after the "Property") RECORD OWNER: Gregory A. Bishop and Thomas Amari (ABishop, LLC) APPLICANT: Q-egoFy A. Bishop and 'r'hemas A magi ABishop, LLC (here -in after the "Applicants") PROJECT NAME: Bishop-Amari Property ORIGINAL DATE OF PROFFERS: October 27, 2008 REVISION DATE: April 16, 2009,June 2, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicants hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-09 for the rezoning of 2.77±-acres from the Rural Areas (RA) District to establish 2.77±- acres of B-2, Business General District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, more particularly described as the lands owned by Gregory A. Bishop and Thomas Amari, being all of Tax Map Parcel 44-((A))-43, and further described by Boundary Survey Plat prepared by Marsh & Legge Land Surveyors, P.L.C., dated May 24, 2006 (see attached Boundary Survey Plat), and by Deed recorded as Instrument #080005787 in the Frederick County Clerk of Courts Office. File #4906/EAW 0 • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 PROFFER STATEMENT A.) Land Use Restrictions The Applicants hereby proffer to limit commercial structure development to a maximum of 20,000 square feet within the Property consistent with the land use mix assumed in the October 15, 2008 Traffic Impact Analysis (TIA) prepared by Patton, Harris, Rust and Associates. The Applicants can deviate fi-oni this land use mix assuming the total trip generation front site plans (based on the ITE 7`h Edition Trip Generation Report) within the Property do not exceed the total trip generation specified in the October 15, 2008. It is recognized that gasoline canopies and gasoline pumps are excluded from the 20,000 square feet total identified in this section. 2. The Applicants hereby proffer to limit -estaumnt land use to 5,000 s e foot a the maximum 20,000 squaFe feet identified in Seetion A(!) of the pFoffer statement, and to limit gasoline pumps to a maximum of 8 pumps with two fueling positions each (maximum of 16 fueling positions) to ensure consistency with the traffic impact analysis prepared for this rezoning application. The Applicants hereby proffer to prohibit the following land uses within the Property: Communication Facilities SIC 48 Truck Stops SIC 5541 Hotels and Motels SIC 701 Organization Hotels and Lodging SIC 704 Car Washes SIC 7542 Miscellaneous Repair Services SIC 76 Motion Picture Theaters SIC 7832 Amusement and Recreation Services Operated Indoors SIC 79 Golf Driving Ranges and Miniature Golf Courses SIC 7999 Adult Retail No SIC Indicated B.) Transportation Enhancements 1. The Applicants hereby proffer to improve the Martinsburg Pike (Route 11 North) corridor along the frontage of the Property to implement the future planned urban four -lane divided typical section. This proffered improvement includes widening of the existing northbound travel lane to include a second thru lane, a separate continuous right -turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Martinsburg Pike frontage of the Property are depicted on the attached Bishop-Amari Property File #4906/CAW Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 Road Improvement Exhibit prepared by Greenway Engineering, dated ApFil 16, 2PW June 2, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Martinsburg Pike corridor. The Applicants hereby proffer to restrict access to the Property along the Martinsburg Pike frontage to one right -in and right -out entrance only. The right - in and right -out access shall be designed to prohibit left turn movements into the Property, which shall require approval by VDOT and Frederick County. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants agree to provide for left turn control measures on Martinsburg Pike at this entrance after construction if VDOT determines that the installed right -in and right -out entrance design does not adequately prohibit left turn movements into the Property. The Applicants hereby proffer to improve Old Charles Town Road (Route 761) along the frontage of the Property. This proffered improvement includes widening of the existing westbound travel lane to include a second future left turn lane, a separate continuous free -flowing right turn lane, a raised concrete median near the Martinsburg Pike intersection to separate the left turn lane and the free - flowing right turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Old Charles Town Road frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated April 16, 2-OW June 2, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Old Charles Town Road corridor. The Applicants hereby proffer to limit the numbeF of entra„ees to the Prepe,•t� thhat—inteFsee=tOi'a�t Read (Route 61)—te—pi= vide feF one —full commei-eial entFanee that is designed to pi:evide foF sepaFated left and Fight turn lanes exiting the Pr-opeFty: prohibit direct access to Old Charles Town Road (Route 761) from the Property and provide access front Old Charles Town Road to the Property through the development of improvements on tax map parcel 44-((A))-42, currently owned by Cutshaw Enterprises, LC. The Applicants shall design and construct, or cause for the design and construction of a new commercial entrance that intersects Old Charles Town Road that is of • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 sufficient width for separated left and right turn egress movement, a right turn and taper lane on Old Charles Town Road, and an access drive that is constructed in substantial conformity to the improvements depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated June 2, 2009. Additionally, the Applicants proffer that no commercial development activity will occur oil the Property until a formal easement agreement is executed between the Applicants and Cutshaw Enterprises, LC, or their legal successors, heirs, or assigns. 5. The Applicants hereby proffer to provide for an inter -parcel connection to line t allow foF aeeess t tax map paFeel44 ((n )) 42 and tax map parcel 44- ((A))-47. 'The ppl;eants p offeF t ,sti'uet eause fei: the ,stFuetio of this development of the fiFst Site Plan appmved foF the 14epei!t�- Additionally, —the pplieants will , „de the County with n eopy f the FeeoFded deed o f easement Z1L11 ll l.lillZJ1 761 )feF these—propeFfies,�, cc�s well ate- the -rr ainte a ee agFeeffient-f0 tle inteF paFeel lots r -_ d't' f final Site -Rl� al it is reeegnized access a-i-�i-v I�--Orrir'lmzr-6'�i tcl . allowfoi- a ShaFe`la "agf-ee-ment between the D,.epeFt„ and to PaFeel 44 ((n)) 47 thy,,, ,a1 1 d that the 1eeatio =d�irnvcrt-t�-]E-1-}E6'd�A3'-E6i�El-i�i^vTl ,,,iv^�c^i-1�3�6'�d-� ���vnprovides foF inteF paFeel aeeess to tax PaFeel 44 ((A)) 47 along with 6. The Applicants hereby proffer to dedicate right-of-way to the Commonwealth of Virginia on the Property sufficient to accommodate the transportation improvements specified in Section B(1) and Section B(3) of this proffer statement. Said right-of-way dedication shall be provided to the Commonwealth of Virginia prior to the issuance of the VDOT Land Use Permit necessary to construct these improvements. The proffered variable right-of-way dedication on the Property is depicted on the attached Bishop-Amari Property Right Of Way Dedication Exhibit prepared by Greenway Engineering, dated A Fil�zo June 2, 2009. 7. The Applicants hereby proffer to provide a monetary contribution of $10,000.00 $25,000.00 for site development on the Property that does not exceed 2,000 VPD based on the ITE 7`r' Edition Trip Generation Report that may be applied towards right-of-way acquisition, engineering, or construction costs to allow for the development of improvements on the File #4906/EAW 4 L� Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 Martinsburg Pike (U.S. Route ll) corridor. with Hopewell Road (Route 672) and BFaeetown Road (Route 672`. This monetary contribution shall be increased to a total of $25,000.00 $50,000.00 for site development on the Property that exceeds 2,000 VPD based on the ITE 71h Edition Trip Generation Report. with gas pumps is developed h, This monetary aZti-vrit�ii. i P . i vpei ��'. tr y contribution may be utilized unconditionally by Frederick County to fund transportation improvements on the Martinsburg Pike corridor, which may include the Hopewell/Brucetown intersection and may be used as local match funding for any applicable transportation improvement grant or enhancement application. This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. and may be utilized by Fi:e erie inrl�iv'd€37��nr� .,t at:tinsbut-gT Pike with Hopewell Read (Route 672) and Brueetown Read (Route 67-2). C.) Site Design Controls 1. Building Placement. The Applicants hereby proffer to orient all occupied commercial structures along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Rt. 761) and to prohibit parking spaces and travels aisles between all occupied commercial structure frontages and adjoining public streets. 2. Plaza Area. The Applicants hereby proffer to develop a plaza area that will be a minimum of 2,000 square feet and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The plaza area will be maintained by the commercial property owners. 3. Historic Information Kiosk. The Applicants hereby proffer to develop a kiosk that will be located on the plaza area, which will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and utilized as an information center for historic features within the community and other community information. The kiosk will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Applicants will work with the Frederick County Historic Resources File #4906/EAW 5 • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. The kiosk area will be maintained by the commercial property owners. 4. Building Height. The Applicants hereby proffer to limit all structures to a maximum of thirty (30) feet in height. 5. Construction Materials. The Applicants hereby proffer to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. 6. Rooflines. The Applicants hereby proffer that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 7. Building Lighting. The Applicants hereby proffer to restrict lighting along adjoining public streets to building mounted lighting fixtures and ground lighting fixtures. Additionally, the applicant further proffers to restrict pole mounted lighting fixtures within the parking lot area to a maximum of twenty-five (25) feet in height and will design all pole mounted lighting fixtures to be hooded to ensure that parking lot lighting is directed downward. 8. Gasoline Fueling Islands. The Applicants hereby proffer to restrict the placement of any gasoline fueling islands and canopies so they are located behind occupied commercial structures. Additionally, the Applicants proffer that the gasoline fueling island canopy will be at a height lower than the roofline of the occupied commercial structures located along Old Charles Town Road (Rt. 761) to mitigate viewshed impacts from the property located on the south side of Old Charles Town Road. File #4906/EAW 6 0 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 June 2, 2009 9. Signage. The Applicants hereby proffer to limit the number of freestanding business signs to one sign along each public street frontage. Additionally, the Applicants proffer to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet. 10. Buffers and Screening. The Applicants hereby proffer to provide landscape screening to mitigate the viewshed between parking areas and public streets, and to enhance the public street frontage of the Property. Landscape screening between parking areas and public streets shall include deciduous trees that are a minimum 2-inch caliper and evergreen trees that are a minimum of four feet in height with the total number of plantings based on three trees per ten linear foot of parking lot frontage. Landscaping between occupied commercial structures and public streets shall include deciduous trees that are a minimum 2-inch caliper with the total number of plantings based on one tree per 40 linear feet of occupied commercial structural frontage. All landscaping shall be oriented not to impact required sight distance at the commercial entrances on public streets. Additionally, the Applicants proffer to develop a landscape screen between the inter -parcel parking lot access drive and tax map parcel 44-((A))-42. This landscape screen shall consist of a single row of evergreen trees that are a minimum of four feet in height at planting and are planted on 10-foot centers. It is recognized that this landscape screen can be relocated to the west side of the inter -parcel parking lot access drive to accommodate a shared agreement with tax map parcel 44-((A))-42 as allowed in Section B(5) of the proffer statement. ll. Utility Easement The Applicants hereby proffer to provide a utility easement along the northern and eastern boundary of the Property for the benefit of tax wrap parcel 44-((A))-42 and tax rnap parcel 44-((A))-47. The utility easement shall provide for the adjoining properties to connect to public utilities located on the Property. It is acknowledged that the owners of tax map parcel 44-((A))-42 and/or 44-((A))-47 will be required to restore the Property to its previous condition following disturbance activities associated with the connection to public utilities located on the Property. D.) Monetary Contribution to Offset Impact of Development The Applicant hereby proffers to provide a monetary contribution of $0.10 per square foot of developed commercial structural area for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for any commercial structural area developed on the Property. File #4906/EAW 7 R Greenway Engineering E.) Signatures October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Juue 2, 2009 Bishop-Amari Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this 20_ by My Commission Expires By: Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this 20_ by My Commission Expires Date: day of Notary Public Date: day of Notary Public Pile #4906/GAW Hi a 70 v C) r-, a M n O Q', O O N [f t�D a 3 O N O k.D O CO S X w Creenway Enginecring October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 BISHOP-AMARI PROPERTY PROFFER STATEMENT RZ #02-09 Rural Areas District (RA) to Business General District (132) 2.77 acres± Tax Parcel #44-((A))-43 (here -in after the "Property") RECORD OWNER: Gregory A. Bishop and Thomas Amari Gregory A. Bishop and Thomas Amari (here -in after the "Applicants") PROJECT NAME: Bishop-Amari Property ORIGINAL DATE OF PROFFERS: October 27, 2008 REVISION DATE: April 16, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicants hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-09 for the rezoning of 2.77±-acres from the Rural Areas (RA) District to establish 2.77±- acres of B-2, Business General District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, more particularly described as the lands owned by Gregory A. Bishop and Thomas Amari, being all of Tax Map Parcel 44-((A))-43, and further described by Boundary Survey Plat prepared by Marsh & Legge Land Surveyors, P.L.C., dated May 24, 2006 (see attached Boundary Survey Plat), and by Deed recorded as Instrument #080005787 in the Frederick County Clerk of Courts Office. 0 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 PROFFER STATEMENT A.) Land Use Restrictions 1. The Applicants hereby proffer to limit commercial structure development to a maximum of 20,000 square feet within the Property. It is recognized that gasoline canopies and gasoline pumps are excluded from the 20,000 square feet total identified in this section. 2. The Applicants hereby proffer to limit restaurant land use to 5,000 square feet of the maximum 20,000 square feet identified in Section A(1) of the proffer statement, and to limit gasoline pumps to a maximum of 8 pumps with two fueling positions each (maximum of 16 fueling positions) to ensure consistency with the traffic impact analysis prepared for this rezoning application. 3. The Applicants hereby proffer to prohibit the following land uses within the Property: Communication Facilities SIC 48 Truck Stops SIC 5541 Hotels and Motels SIC 701 Organization Hotels and Lodging SIC 704 Car Washes SIC 7542 Miscellaneous Repair Services SIC 76 Motion Picture Theaters SIC 7832 Amusement and Recreation Services Operated Indoors SIC 79 Golf Driving Ranges and Miniature Golf Courses SIC 7999 Adult Retail No SIC Indicated B.) Transportation Enhancements I. The Applicants hereby proffer to improve the Martinsburg Pike (Route 11 North) corridor along the frontage of the Property to implement the future planned urban four -lane divided typical section. This proffered improvement includes widening of the existing northbound travel lane to include a second thru lane, a separate continuous right -turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Martinsburg Pike frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated April 16, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Martinsburg Pike corridor. File #4906/EAW 2 0 • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 2. The Applicants hereby proffer to restrict access to the Property along the Martinsburg Pike frontage to one right -in and right -out entrance only. The right - in and right -out access shall be designed to prohibit left turn movements into the Property, which shall require approval by VDOT and Frederick County. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants agree to provide for left turn control measures on Martinsburg Pike at this entrance after construction if VDOT determines that the installed right -in and right -out entrance design does not adequately prohibit left turn movements into the Property. 3. The Applicants hereby proffer to improve Old Charles Town Road (Route 761) along the frontage of the Property. This proffered improvement includes widening of the existing westbound travel lane to include a second future left turn lane, a separate continuous free -flowing right turn lane, a raised concrete median near the Martinsburg Pike intersection to separate the left turn lane and the free - flowing right turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Old Charles Town Road frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated April 16, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Old Charles Town Road corridor. 4. The Applicants hereby proffer to limit the number of entrances to the Property that intersect Old Charlestown Road (Route 761) to provide for one full commercial entrance that is designed to provide for separated left and right turn lanes exiting the Property. 5. The Applicants hereby proffer to provide for an inter -parcel parking lot access drive located a minimum of 25 feet from the eastern Property line to allow for access to tax map parcel 44-((A))-42 and tax map parcel 44-((A))-47. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants will provide the County with a copy of the recorded deed of easement document allowing reciprocal ingress/egress to Old Charles Town Road (Route 761) for these properties, as well as the maintenance agreement for the inter -parcel lot access drive as a condition of final Site Plan approval. It is recognized that the location of this inter -parcel parking lot access drive can be relocated to allow for a shared agreement between the Property and tax parcel 44-((A))-42 without the Pile #4906/EAW 3 • • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 need for conditional zoning approval, provided that the relocation provides for inter -parcel access to tax parcel 44-((A))-47 along with ingress/egress documents determined to be acceptable to Frederick County. Furthermore, it is recognized that Frederick County can determine that tax parcel 44-((A))-42 is not entitled to establish a connection to the inter -parcel parking lot access drive if a Site Plan is submitted for that parcel that proposes a land use whose traffic generation is determined to be incompatible with the Property. 6. The Applicants hereby proffer to dedicate right-of-way to the Commonwealth of Virginia on the Property sufficient to accommodate the transportation improvements specified in Section B(I) and Section BQ) of this proffer statement. Said right-of-way dedication shall be provided to the Commonwealth of Virginia prior to the issuance of the VDOT Land Use Permit necessary to construct these improvements. The proffered variable right-of-way dedication on the Property is depicted on the attached Bishop-Amari Property Right Of Way Dedication Exhibit prepared by Greenway Engineering, dated April 16, 2009. 7. The Applicants hereby proffer to provide a monetary contribution of $10,000.00 that may be applied towards right-of-way acquisition, engineering, or construction costs to allow for the development of intersection improvements at Martinsburg Pike with Hopewell Road (Route 672) and Brucetown Road (Route 672). This monetary contribution shall be increased to a total of $25,000.00 if a convenience mart with gas pumps is developed on the Property. This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and may be utilized by Frederick County as local match funding for any applicable transportation improvement or erdiancement application associated with the development of intersection improvements at Martinsburg Pike with Hopewell Road (Route 672) and Brucetown Road (Route 672). C.) Site Design Controls 1. Building Placement. The Applicants hereby proffer to orient all occupied commercial structures along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Rt. 761) and to prohibit parking spaces and travels aisles between all occupied commercial structure frontages and adjoining public streets. 2. Plaza Area. The Applicants hereby proffer to develop a plaza area that will be a minimum of 2,000 square feet and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed prior to the issuance of an occupancy permit File #4906/EAW 4 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 associated with the development of the first Site Plan approved for the Property. The plaza area will be maintained by the commercial property owners. 3. Historic Information Kiosk. The Applicants hereby proffer to develop a kiosk that will be located on the plaza area, which will be constructed prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and utilized as an information center for historic features within the community and other community information. The kiosk will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Applicants will work with the Frederick County Historic Resources Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. The kiosk area will be maintained by the commercial property owners. 4. Building Height. The Applicants hereby proffer to limit all structures to a maximum of thirty (30) feet in height. 5. Construction Materials. The Applicants hereby proffer to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. 6. Rooflines. The Applicants hereby proffer that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 7. Building Lighting. The Applicants hereby proffer to restrict lighting along adjoining public streets to building mounted lighting fixtures and ground lighting fixtures. Additionally, the applicant further proffers to restrict pole mounted lighting fixtures within the parking lot area to a maximum of twenty-five (25) feet in height and will design all pole mounted lighting fixtures to be hooded to ensure that parking lot lighting is directed downward. File #4906/EAW 5 • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 8. Gasoline Fueling Islands. The Applicants hereby proffer to restrict the placement of any gasoline fueling islands and canopies so they are located behind occupied commercial structures. Additionally, the Applicants proffer that the gasoline fueling island canopy will be at a height lower than the roofline of the occupied commercial structures located along Old Charles Town Road (Rt. 761) to mitigate viewshed impacts from the property located on the south side of Old Charles Town Road. 9. Signage. The Applicants hereby proffer to limit the number of freestanding business signs to one sign along each public street frontage. Additionally, the Applicants proffer to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet. 10. Buffers and Screening. The Applicants hereby proffer to provide landscape screening to mitigate the viewshed between parking areas and public streets, and to enhance the public street frontage of the Property. Landscape screening between parking areas and public streets shall include deciduous trees that are a minimum 2-inch caliper and evergreen trees that are a minimum of four feet in height with the total number of plantings based on three trees per ten linear foot of parking lot frontage. Landscaping between occupied commercial structures and public streets shall include deciduous trees that are a minimum 2-inch caliper with the total number of plantings based on one tree per 40 linear feet of occupied commercial structural frontage. All landscaping shall be oriented not to impact required sight distance at the commercial entrances on public streets. Additionally, the Applicants proffer to develop a landscape screen between the inter -parcel parking lot access drive and tax map parcel 44-((A))-42. This landscape screen shall consist of a single row of evergreen trees that are a minimum of four feet in height at planting and are planted on 10-foot centers. It is recognized that this landscape screen can be relocated to the west side of the inter -parcel parking lot access drive to accommodate a shared agreement with tax map parcel 44-((A))-42 as allowed in Section B(5) of the proffer statement. D.) Monetary Contribution to Offset Impact of Development The Applicant hereby proffers to provide a monetary contribution of $0.10 per square foot of developed commercial structural area for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for any commercial structural area developed on the Property. File #4906/EAW 6 • • Greenway Engineering E.) Signatures October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 Revised April 16, 2009 Bishop-Amari Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: a - By: Date: Commonwealth of Virginia,'• ._ - r 30 n Cit County f To Wit: - 0: o; y O; �. (P 71, t1 t 10�A •. O The foregoing instrument was acknowledged before me this^ day of rt I M• �• ����,: ��I11111111j1`, 2000qby l i'b►yiCtS QrM0.�-1 Notary Public My Commission Expires F6> 2-0l 1 2-0l Z t ttrv+0 Yn (c I 0 (o •'!� Date: 6� v '�\Nlt��jl'•0 s Commonw Virginia, y .40 Ci /County CriCfc- To Wit: •:'tiNO�\•0 The foregoing instrument was acknowledged before me this Z��day of ✓� %�•-�•�►\��, ` 2000q by C rPnort.d A bi-Alop Notary Public My Commission Expires re to • � �2-0I Z � 15+YVL7H0Y) -4 2Ab 10 (o File #4906/EAW 7 Greenway Engineering 40 October 27, 2008 • Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 BISHOP-AMARI PROPERTY PROFFER STATEMENT REZONING: RZ # oa __09 Rural Areas District (RA) to Business General District (132) PROPERTY: 2.77 acres± Tax Parcel #44-((A))-43 (here -in after the "Property") RECORD OWNER: Gregory A. Bishop and Thomas Amari APPLICANT: Gregory A. Bishop and Thomas Amari (here -in after the "Applicants") PROJECT NAME: Bishop-Amari Property ORIGINAL DATE OF PROFFERS: October 27, 2008 REVISION DATE: March 16, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicants hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 0Q_-09 for the rezoning of 2.77±-acres from the Rural Areas (RA) District to establish 2.77±-acres of B-2, Business General District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, more particularly described as the lands owned by Gregory A. Bishop and Thomas Amari, being all of Tax Map Parcel 44-((A))-43, and further described by Boundary Survey Plat prepared by Marsh & Legge Land Surveyors, P.L.C., dated May 24, 2006 (see attached Boundary Survey Plat), and by Deed recorded as Instrument #080005787 in the Frederick County Clerk of Courts Office. File #4906/EAW • Greenway Engineering A.) Land Use Restrictions • October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 PROFFER STATEMENT Bishop-Amari Rezoning 1. The Applicants hereby proffer to limit commercial structure development to a maximum of 20,000 square feet within the Property. It is recognized that gasoline canopies and gasoline pumps are excluded from the 20,000 square feet total identified in this section. 2. The Applicants hereby proffer to limit restaurant land use to 5,000 square feet of the maximum 20,000 square feet identified in Section A(1) of the proffer statement, and to limit gasoline pumps to a maximum of 16 pumps to ensure consistency with the traffic impact analysis prepared for this rezoning application. 3. The Applicants hereby proffer to prohibit the following land uses within the Property: Communication Facilities SIC 48 Truck Stops SIC 5541 Hotels and Motels SIC 701 Organization Hotels and Lodging SIC 704 Car Washes SIC 7542 Miscellaneous Repair Services SIC 76 Motion Picture Theaters SIC 7832 Amusement and Recreation Services Operated Indoors SIC 79 Golf Driving Ranges and Miniature Golf Courses SIC 7999 Adult Retail No SIC Indicated B.) Transportation Enhancements 1. The Applicants hereby proffer to improve the Martinsburg Pike (Route 11 North) corridor along the frontage of the Property to implement the future planned urban four -lane divided typical section. This proffered improvement includes widening of the existing northbound travel lane to include a second thru lane, a separate continuous right -turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Martinsburg Pike frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated March 16, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan File #4906/EAW 2 Greenway Engineering • October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Martinsburg Pike corridor. 2. The Applicants hereby proffer to restrict access to the Property along the Martinsburg Pike frontage to one right -in and right -out entrance only. The right - in and right -out access shall be designed to prohibit left turn movements into the Property, which shall require approval by VDOT and Frederick County. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants agree to provide for left turn control measures on Martinsburg Pike at this entrance after construction if VDOT determines that the installed right -in and right -out entrance design does not adequately prohibit left turn movements into the Property. 3. The Applicants hereby proffer to improve Old Charles Town Road (Route 761) along the frontage of the Property. This proffered improvement includes widening of the existing westbound travel lane to include a second future left turn lane, a separate continuous free -flowing right turn lane, a raised concrete median near the Martinsburg Pike intersection to separate the left turn lane and the free - flowing right turn lane, curb and gutter, and sidewalk along the entire frontage of the Property. The proffered improvements along the Old Charles Town Road frontage of the Property are depicted on the attached Bishop-Amari Property Road Improvement Exhibit prepared by Greenway Engineering, dated March 16, 2009. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. The striping plan indicated on this attached proffered exhibit shall be determined by VDOT during review of the first Site Plan for the property to ensure safe and efficient traffic movement on the Old Charles Town Road corridor. 4. The Applicants hereby proffer to limit the number of entrances to the Property that intersect Old Charlestown Road (Route 761) to provide for one full commercial entrance that is designed to provide for separated left and right turn lanes exiting the Property. 5. The Applicants hereby proffer to provide for an inter -parcel parking lot access drive located a minimum of 25 feet from the eastern Property line to allow for access to tax map parcel 44-((A))-42 and tax map parcel 44-((A))-47. The Applicants proffer to construct, or cause for the construction of this improvement prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property. Additionally, the Applicants will provide the County with a copy of the recorded deed of easement document allowing ingress/egress to these properties as a condition of final Site Plan approval. It is recognized that the location of this inter -parcel parking lot access drive can be relocated to allow for a shared agreement between the Property and File #4906/EAW 3 \_ J 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 tax parcel 44-((A))-42 without the need for conditional zoning approval, provided that the relocation provides for inter -parcel access to tax parcel 44-((A))-47 along with ingress/egress documents determined to be acceptable to Frederick County. 6. The Applicants hereby proffer to dedicate right-of-way to the Commonwealth of Virginia on the Property sufficient to accommodate the transportation improvements specified in Section B(1) and Section B(3) of this proffer statement. The proffered variable right-of-way dedication on the Property is depicted on the attached Bishop-Amari Property Right Of Way Dedication Exhibit prepared by Greenway Engineering, dated March 16, 2009. 7. The Applicants hereby proffer to provide a monetary contribution of $5,000.00 that may be applied towards right-of-way acquisition, engineering, or construction costs to allow for the development of intersection improvements at Martinsburg Pike with Hopewell Road (Route 672) and Brucetown Road (Route 672). This monetary contribution will be made to Frederick County prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property and may be utilized by Frederick County as local match funding for any applicable transportation improvement or enhancement application associated with the development of intersection improvements at Martinsburg Pike with Hopewell Road (Route 672) and Brucetown Road (Route 672). C.) Site Design Controls 1. Building Placement. The Applicants hereby proffer to orient all occupied commercial structures along Martinsburg Pike (U.S. Route 11) and Old Charles Town Road (Rt. 761) and to prohibit parking spaces and travels aisles between all occupied commercial structure frontages and adjoining public streets. 2. Plaza Area. The Applicants hereby proffer to develop a plaza area that will be a minimum of 2,000 square feet and will be constructed adjacent to occupied commercial structures. The plaza area will be constructed during the development of the first Site Plan approved for the Property. 3. Historic Information Kiosk. The Applicants hereby proffer to develop a kiosk that will be located on the plaza area, which will be constructed during the development of the first Site Plan approved for the Property and utilized as an information center for historic features within the File #4906/EAW 4 • • Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 community and other community information. The kiosk will be a minimum of eight feet in height with a canopy cover and will provide for a message center that is a minimum of 24 square feet in area. The Applicants will work with the Frederick County Historic Resources Advisory Board (HRAB) in the development of historic information that will be displayed in the kiosk. 4. Building Height. The Applicants hereby proffer to limit all structures to a maximum of thirty (30) feet in height. 5. Construction Materials. The Applicants hereby proffer to utilize similar development themes and similar construction materials on all walls and roofs for all occupied commercial structures. The principal construction materials shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. 6. Rooflines. The Applicants hereby proffer that all occupied commercial structures shall be designed with roof systems that are designed to screen mechanical equipment from view of adjoining public streets. 7. Building Lighting. The Applicants hereby proffer to restrict lighting along adjoining public streets to building mounted lighting fixtures and ground lighting fixtures. Additionally, the applicant further proffers to restrict pole mounted lighting fixtures within the parking lot area to a maximum of twenty-five (25) feet in height and will design all pole mounted lighting fixtures to be hooded to ensure that parking lot lighting is directed downward. 8. Gasoline Fueling Islands. The Applicants hereby proffer to restrict the placement of any gasoline fueling islands and canopies so they are located behind occupied commercial structures. Additionally, the Applicants proffer that the gasoline fueling island canopy will be at a height lower than the roofline of the occupied commercial structures located along Old Charles Town Road (Rt. 761) to mitigate viewshed impacts from the property located on the south side of Old Charles Town Road. File #4906/EAW 5 • Creenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 5, 2009 Revised March 16, 2009 9. Signage. The Applicants hereby proffer to limit the number of freestanding business signs to one sign along each public street frontage. Additionally, the Applicants proffer to limit the freestanding business signs to a maximum of 12 feet in height and a maximum of 75 square feet. 10. Buffers and Screening. The Applicants hereby proffer to provide landscape screening to mitigate the viewshed between parking areas and public streets. This landscaping shall consist of a combination of evergreen trees that are a minimum of four feet in height at planting and shrubs that are a minimum three (3) gallon at planting and shall be oriented not to impact required sight distance at the commercial entrances on public streets. Additionally, the Applicants proffer to develop a landscape screen between the inter - parcel parking lot access drive and tax map parcel 44-((A))-42. This landscape screen shall consist of a single row of evergreen trees that are a minimum of four feet in height at planting and are planted on 10-foot centers. It is recognized that this landscape screen can be relocated to the west side of the inter -parcel parking lot access drive to accommodate a shared agreement with tax map parcel 44-((A))-42 as allowed in Section B(5) of the proffer statement. D.) Monetary Contribution to Offset Lnpact of Development The Applicant hereby proffers to provide a monetary contribution of $0.10 per square foot of developed commercial structural area for County Fire and Rescue services. The monetary contribution shall be made payable to Frederick County at the time of issuance of the building permit for any commercial structural area developed on the Property. File #4906/EAW 6 • Greenway Engineering E.) Signatures October 27, 2008 Revised March 5, 2009 Revised March 16, 2009 • Bishop-Amari Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: Date: S d e2 -P 9 Commonwealth of Virginia, Ci /County f Fy-edev-( CL To Wit: The foregoing instrument was acknowledged before me this2.64'day of I` 6v-c t) 20�q by — I bo rvta5 Arviey-� , aiana4� Notary Public My Commission Expires 2-I2gI2:01Z R v!� i 5+Yr h'6Y, tZq (,1 o co :U OF File #4906/EAW 7 • 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 TO: Evan Wyatt, AICP FROM: Michael T. Ruddy, AICP Deputy Director RE: Initial Comments — Bishop Amari Rezoning Application DATE: December 31, 2008 The following points are offered regarding the Bishop ilmari Commercial Rezoning Application. This is a request to rezone 2.77 acres from RA to B2 with Proffers. Please consider the comments as you continue your work preparing the application for submission to Frederick County. In addition, please ensure that these comments and all review agency comments are adequately addressed. Land Use. The property is located in the general area covered by the Route 11 North Plan; and the Northeast Land Use Plan. The property is within the SWSA and is generally designated in an area of commercial land use. The business corridor expectations of the Comprehensive Plan should be recognized and should be applied along Route I and potentially Charles Town Road. In addition, the adjacent DSA's'should be considered. Transportation This application proposes lane and intersection improvements on Route 11 and Route 761. It may be preferable for this application to also consider median separation of the east and west bound lanes of Route 761 and further delineate the left turn lane into the site. This would appear to be able to be accomplished without any additional right of way or pavement impacts and may also be more cost efficient. An additional area of raised median should be considered adjacent to the right turn lane from Route 761 to Route 11. The use of raised medians would further define the intersection, safely control turning movements, and significantly benefit pedestrians who may be more prevalent in this area in the suture. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Initial Comments — Bishop Amari Rezoning Application December 31, 2008 Page 2 A raised median of some sort should also be considered on Route 11 directly across from the proposed right in right out entrance. This would ensure that no left turns can be made into the site from south bound Route 11 such as'is experienced in other locations within the County. The proffered commitment to provide for inter -parcel connectivity to the adjacent parcels should be flexible in the location of access points for the adjacent property to the east. It may also be beneficial to identify who would be responsible for connecting the 25' distance between the access drive and the adjacent property. Alternately, a specific location could be determined at this time. This may be helpful with regards to the proffered landscape screen adjacent to this property line. In addition, the property to the east is presently zoned MI. It may benefit the applicant to design the inter -parcel connection to minimize any potential conflicts between commercial and industrial traffic. The TIA modeled the intersection of Route 11 and Route 761. This application provides for improvements to the intersection and to Route 11 and Route 761 consistent with the TIA in all locations with the exception of the second north bound through lane at the northbound approach to the intersection of Route 11 and Route 761. The application should evaluate if sufficient right-of-way is available in this location to implement this improvement. Pedestrian accommodations should be further recognized and provided in a coordinated manner internal to the project, to and along Martinsburg Pike and Old Charles Town Road, and at the intersection of these roads. Proffer Statement. A Generalized Development Plan has not been provided with this application. A GDP accompanying the Proffer Statement could be used to further clarify the proffered commitments and to address some of the comments identified. The Road Improvement Exhibit is mentioned in the proffers. However, this exhibit, and any GDP, should be specifically proffered in the statement. Additional landscaping in the area identified in proffer 10 is desirable. It should be clarified that this landscaping is in addition to any required landscaping provided to meet parking lot landscaping requirements. In addition, the- amount of landscaping should be identified in an effort to avoid potential confusion during future site development. To this end, the application may want to further define the buffer areas adjacent to the public streets similar to the nearby Easy .Living example. This may include distance of landscape area, distance of parking lot away from right-of-way, planting schedule etc. 0 • Initial Comments — Bishop Amari Rezoning Application December 31, 2008 Page 3 Previously, the Board of Supervisors has stated their preference for the developer to deal directly with the local volunteer companies on any direct monetary contribution for their benefit. Any contribution to the County should be designated to the County for fire and rescue purposes. The proffer statement must be signed by the owner/owners of the property. General Particular effort should be made to provide for enhanced design of the project to facilitate improved corridor appearance along Route 11 and potentially, Charles Town Road. In addition to working with the Applicant in the development of information that would be displayed in the kiosk, the HRAB should also be used to consider the design of the kiosk. Any additional recommendations of the HRAB should also be recognized. One of the existing buildings on the site, the smaller residence located closest to the intersection, is somewhat unique and could be utilized in the redevelopment of the site and could be reflected in the design of the site. The building may provide an opportunity to reflect the areas architecture, could be utilized in conjunction with the proffered plaza area and historic kiosk, or could be a standalone commercial use such as an ice cream stand. The Applicant has proffered to utilize similar development themes and construction materials for all occupied structures. This should also include any gasoline canopies. In addition, the Applicant could consider a theme that is representative of the site, area, and context of the location. The previously noted building may be one choice for guiding such a theme. I would suggest an evaluation of the existing mature trees on the property to determine if any car, be incorporated into the design of the project. It would be desirable to preserve such examples if possible. Additional comments provided by Mr. John Bishop AICP l . Access on Old Charlestown Road should be as far back from the intersection with Route 11 as possible. 2. Access on Route 11 should be designed in a manner that minimizes left turns such as a right in right out or possibly a right in right out with left in only. 3. Inter -parcel access should be provided. Due to the short distance of frontage and the need to keep this entrance as far north from the intersection of Route 11 and Old Charlestown Road as possible, median control will need to instituted on Route 11 to allow for the proposed entrance scenarios. Initial Comments — Bishop Amari Rezoning Application December 31, 2008 Page 4 4. Right-of-way and participation for improvements to Route 11 and Old Charlestown Road should be provided. 5. Bicycle and pedestrian accommodations should be provided along Old Charlestown Road and sidewalks should be included along Route 11. Pending the rezoning it will also be important that linkages for these modes are provided within the site. 6. Right turn lane is included on Old Charlestown Road where it intersects with Route 11. Consider a free flowing right turn lane with yield to through traffic. 7. Since two receiving lanes are proposed along the property frontage, consider marking the right turn lane on Route 11 at Old Charlestown as a right and through. 8. There may need to be some cooperation between this rezoning and the Snowden Bridge Development regarding the proffered signalization of Route I I and Old Charlestown Road if that signal is not in the foreseeable future. Please clarify. 9. It should be noted that the lane configuration depicted does not match the TIA analysis. Once again, please ensure that all review agency comments are adequately addressed. Attachments MTR/dlw COUNTY of I+'REDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 January 26, 2009 M.r. Evan Wyatt Greenway Engineering l W i n d y ;lii', La:�e W_,ncl,cste--r V A 2:'2 6,0 2 R.E: Bi.sbop - Amari Application Requesting the Rezoning of 2. 7 7 acres from RA to Tit for Commercial Use, Location: 2496 Martinsburg Pike, Winchester, VA Property Identification Number (PIN): 44 — A — 43 Current Zoning District: RA (Rural Area) Dear Nir. Wyatt: —.'he Frederick County Historic Resources Advisory Board (HRAB) considered the above refe.re,iced rezcning proposal during their meeting on January 13, 2009. The HRAB re6ewed infbrn,aliou asscciat,.d with the Frederick County Rural Landmarks Survey Report, tl.e Vilggiilia )eparllitrltt of ffisloric Resources, as well as inforinalion provided by D'ewberry f_.ngineering. Historic Resources Advisory Board Concerns The proposal seeks to .rezone 2.77 acres of land t on; RA (Rural Areas) District to the B2 (Business General) 1'strici foi !.;oii,irercial uses. The property is located at 2456 Martinsburg Pike at the i::-' �rseciiofi of Martinsburg Pii<.e (Route I;) and Old Charies Town *Roa.d (Route 761). The Sl.iid A* Civil 1%%ar Sites in the Shr}ia:Ridoah Vallee, puhlished by the National Park Service. id ntifies the Bishop-Aniari Property as being located witliin the bounds of the Second V6'inchester Core Battief eld. The property is adjacent to land that has retained much of its historic integrity and is designated as a Development -Sensitive Area, (including the M,:-.Cairn property to tl..e south of Old Charles Town Road). Tlae Rural Landmarks SiLi Jc:,y P�e�Or� foI.1-'rederiz.k : bounty, Vir-in,a, identi'ies '-our struetures Vvithin hC; io-imediate area o,` the subject site, one structure. is loc lted on -site, and one on -site structure was recently demolished: • lluover s Auto Exchange change (#34.944) — ovas lot att ;:l on .,.,ite. llas e: c.ritly becl, deraoiished • I-Ibover, Burt -in l.Icuse (434-945) —located �?n site • ,Jackson, Edgar Hous;, (#34-942) A . Mason -Hoover Horse (43.4-943) 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Evan Wvatt RE: Bishop - Amari Application Requesting the Rezoning of 2.77 acres from RA to B2 for Commercial Use January 26, 2009 Page 2 The Rural Landmarks Survey does not identify any of these structures as potentially significant, nor do any of the structures qualify for the national or state register of historic places. The applicant -has attempted to address the impacts of the proposed development on the surrounding area in the proffer statement: • Maximum of 20,000sf of commercial structure area (excluding gasoline pumps). • Maximum of 5,000sf of restaurant area (part of the 20,OOOsf). • Certain uses are prohibited on the site: communication facilities, truck stops, hotels/motels, organization hotels and lodging, car washes, miscellaneous repair services, motion picture th,'.at.P.r`i_ .s i t ation s •s'' �- ••t_r� -�� rc ter :1�:. _ ra g " 1'._;ai.�_•f_ ('o c li?L. `.nh11.: ai.d. 'ecre el 1CP.� trr�l'x i nr, ., oil: !?g c!_?� S. �ci D_1 , adult retail. • All buildings shall be oriented towards Martinsburg Pike and Old Charles "Town Road. • The site will have a 2,OOOsf plaza. • The applicant will develop a kiosk that will be located on the plaza area, which will be utilized as an information center for historic features within the community. The applicants will work with the HRAB in the development of the information displayed. The proffers indicate that the site may be developed as a gas station with up to 16 pumps, all of which would be positioned away from the road so as to not be visible. The Historic Resources Advisory Board members raised several concerns during their discussion of this application, including: • Limiting Corporate Architecture and limiting designs to the use of local materials and styles: The Board expressed their desire to see stronger language in the proffers ensuring that locally prevalent architectural materials and styles would be used for the buildings. Members included a request that the applicant consider restricting construction to framed buildings rather than cement. The Board also specifically discussed their concerns regarding the potential construction of trademarked commercial structures that would disrupt the visual integrity of the su;'roU'Iding area. • Location of the informational kiosk and plaza: Members expressed their desire to see the plaza located directly across from the McCann property rather than on the corner of Old Charles Town Road and Martinsburg Pike. This would provide a more welcoming location for pedestrians. In order to shield the potential gas pumps towards the rear of the property, the Board recommender; that the plaza include a landscape screen or opaque fence. • Members expressed their desire that the applicant include proffers not to build a drive -through restaurant, as such a layout would be aesthetically detrimental to the battlefield area, just as visible gas pumps would be detrimental. • Kiosk design: Board members discussed possible kiosk designs and agreed to be included in the review of the final kiosk design during site plan approval. Mr. Evan Wyatt RE: Bishop - Amari Application Requesting. the Rezoning of 2.77 acres from RA to B2 for Commercial Use January 26, 2009 Page 3 After reviewing this information and the applicant's materials and proposals, the Historic Resource Advisory Board voted unanimously to support the Bishop-Amari Rezoning Application, provided that the proffers include the following: 1. Proffer language guiding / restricting the materials and architectural styles to be allowed within the project. Ad. i o el langua(n; pre rating . l._ us-- C :r i.C�r�l.fl'?lte Ui1U.eiiic�t'lti 'U, i1).�•1-;k,(,lU�, i10sigils �.itic. air ).ii characteristic of traditional, local architecture. 3. Include drive-tliru's in the pr(iffei.-ed list of excluded uses. 4. Assure that, in addition to requiring that buildings be located immediately alongside the roadway; structures will have permmble surface (both doors and windows along at least the first floor. In addition to these recommendations, inembers also ackijowledgcd their agreement with the proffer language outlining the design and installation of a historic infort-aation kiosk. Board members were open to and pleased with the applicant's request that HRAB meinbers be involved in reviewing and approving the final kiosk's content and design. Please contact me with any questions concerning these comments from the HRAB. Sincerely, ff A.-mber .Pov,,:rs H!l _W tiff A I P/bad cc: Rhoda Kxi.z, HRAB Chair 6 • COUNTY of FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillia@co.fi-ederick.va.us January 15, 2009 VIA FACSIMILE — (540) 722-9528 — AND REGULAR MAIL Mr. L-vall Vs yu�L, Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning Application, Parcel Number 44-A-43, Bishop-Amari Property — Proffer Statement dated October 27, 2008 Dear Evan: I have reviewed the above -referenced proposed Proffer Statement. It is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following: 1. Proffer A3 — Regarding proffered out uses, staff will want to review this list to determine whether the remaining allowed uses are appropriate for the Property. Also, staff will want to determine whether any further definition is appropriate for "Truck Stops", which are a subset of SIC 5541(Gasoline Service Stations), including, for example, the types of goods and services offered at the establishment, how they are offered/marketed, and the facilities available at the establisrunerii. 2. Proffers B 1, B2, and B4 — The Proffer Statement should indicate, for Proffers B 1 and B2, that the Road Improvement Exhibit is attached. Also, for all three Proffers, a better -defined final completion date for the proffered improvements, such as, by the time of issuance of the first building permit or by the time of issuance of the occupancy permit, rather than "during the development of the first Site Plan approved for the Property", would be appropriate. 3. Proffers B5 and D — The phrase "at the time of building permit issuance for the first Site Plan approval on the Property" (or similar phrase) may be somewhat ambiguous and cumbersome, in terms of defining a triggering event. It may be better simply to state it as "prior to issuance of the first building permit for the Property". 107 North Kent Street • Winchester, Virginia 22601 0 • Mr. Evan Wyatt, AICP January 15, 2009 Page 2 4. Proffers section C generally — In several of the Proffers throughout this section, the term "occupied commercial structures" appears. I would suggest that the mere term "structures" is likely to suffice in most if not all instances. Otherwise, the basis for treating whatever structures that may be not "occupied" or not "commercial" differently is unclear. Proffers C1 and C10 — The factual premise in Proffer C10 (screening between parking areas and public streets) appears to be at odds with the restriction in Proffer C1 (no parking between building frontages and public streets). It may be helpful if the Applicants clarified that they intend to provide the landscaping along the public streets even though Proffer C 1 prohibits parking between the building frontages and the public streets. Also, it would be appropriate for Proffer C10 to state a deadline by which the screening is to be completed. 6. Proffers C2 and C3 — It would be appropriate for each of these two Proffers to state a deadline by which the items (plaza and kiosk) are to be completed. 7. Proffer C9 — Regarding freestanding business signs, some of the proffered height or size limitations may be the same as (or possibly less restrictive than) the limitations that already apply by ordinance. See County Code § 165-30(G) & (H). It may be best to clarify that the proffered limitations specifically refer to those signs that are subject to the general catch-all limitations of § 165-30(G)(7) & (H)(7). 8. The Proffer Statement and the Application will both, of course, require signatures from both owners or the submission of powers of attorney from both owners. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. Sincerely yours, 0�)� Roderick B. Williams County Attorney cc: Ms. Candice E. Perkins, AICP, Senior Planner, County of Frederick 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 TO: Evan Wyatt, AICP FROM: Michael T. Duddy, AICP Deputy Director Rli-.: Initial Comments -- 13isll0p Amari Rezoning /'Ippllcation DATE: December 31, 2008 i h,-- l.'ollokiving points are offered regarding the Bishop /;maxi Cui—., tnerci,a.l App li%aticn. This is a request to rezone 2.77 acres from P_Y'. to t ? witl,- Proffer s. Pleas,-,, consider the comments as you continue y'om- work p.n.''par"nF. appll:'3tion 161- suNnission to Fredrick County. In ad,-hdon, p'ea,e ens,Jf�: that thesecomme.e+s and all review agency comments are adequate!-,- addressed. Land Use. The property is located in the general aica covered by the Route 11 Nortb, Plan; and the Northeast Land tlse Plan. The property is within the S�VSA and! is generally designated in an area of commercial land us(;. The business �!:-,pectalions olf the Comprehensive Plan should be recognized and should be appi;ed along route I1 and potr.:;tia ly Charles Town 1Zoa.l. In addition, the adjacent—FiSA's'should be -considered: Transportation This ,jppli.calirnl proposes lal,r :ii d intersection ;i-nprovc..,;:�.nts on Ttoute l l and: route 761. It maybe preferable for this app';oration to also ccol.'i,1cA media; separation, of tl.e east and west bound lanes oC Route 7ci1 and further dl61jW,'A11C the le'01 turn lane_ l,.to the sit.e. This would appear to be able to be accomplished N itli.Aut _joy additional right of v,,ay (1r pavc rent Impacts and rna,f also be mote ;A_' '1 e ficicn;t. 'A.1 =td ditional area of rais,-d medlan should be considered adlacelii to the .rlghl. tuft! lan,;� ,Uri Route. 761 to Route 11. The use of raised Inedi.._ts wotlld furth.cr define the: in4(:(,--.e0iun, safely c013trel '16ming movements, and significantly benefit pedestrians �v110 may r c more 1,reva.lent hi'iiiis area in the future. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • 0 Initial Comments — Bishop Amari Rezoning Application December 31, 2008 Page 2 A raised median of some sort should also be considered on Route 11 directly across from the proposed right in right out entrance. This would ensure that no left turns can be, made into the site from south bound Route 11 such as'is experienced in other locations within the County. The proffered commitment to provide for inter -parcel connectivity to the adjacent parcels should be flexible in the location of access points for the adjacent property to the east. It may also be beneficial to identify who would be responsible for connecting the 25' distance between the access drive and the adjacent property. Alternately, a specific location could be determined at this time. This may be helpful with regards to the proffered landscape screen adjacent to this property line. In addition, the property to the east is presently zoned M1. it may benefit the applicant to design the inter -parcel connection to minimize any potential conflicts between commercial and industrial traffic. The TIA modeled the intersection of Route 11 and Route 761. This application provides for improvements to the intersection and to Route 11 and Route 761 consistent with the TIA in all locations with the exception of the second north bound through lane at the northbound approach to the intersection of Route 11 and Route 761. The application should evaluate if sufficient right-of-way is available in this location to implement this improvement. Pedestrian accommodations should be further recognized and provided in a coordinated manner internal to the project, to and along Martinsburg Pike and Old Charles Town Road, and at the intersection of these roads. Proffer Statement. A Generalized Development Plan has not been provided with this application. A GDP accompanying the Proffer Statement could be used to further clarify the proffered commitments and to address some of the comments identified. The Road Improvement Exhibit is mentioned in the proffers. However, this exhibit, and any GDP, should be specifically proffered in the statement. Additional landscaping in the area identified in proffer 10 is desirable. It should be clarified that this landscaping is in addition to any required landscaping provided to meet parking lot landscaping requirements. In addition, the amount of landscaping should be identified in an effort to avoid potential confusion during future site development. To this end, the application may want to further define the buffer areas adjacent to the public streets similar to the nearby Easy Living example. This may include distance of landscape area, distance of parking lot away from right-of-way, planting schedule etc. 0 Initial Comments — Bishop Amari Rezoning Application December 31, 2008 Page 3 Previously, the Board of Supervisors has stated their preference for the developer to deal directly with the local volunteer companies on any direct monetary contribution for their benefit. Any contribution to the County should be designated to the County for fire and rescue purposes. The proffer statement must be signed by the owner/owners of the property. General Particular effort should be mail: to provide for enhanced design ofthe project to facilitate improved. corridor appe.araoce along Route 1 1 and potentially.. Charles Town Road. In addition to working with the Applicant in the development of information that would be displayed in the kiosk, the HRAB should also be used to consider the design of the kiosk. Any additional recommendations of the HRAB should also be recognized. One of the existing buildings on the site, the smaller residence located closest to the intersection, is somewhat unique and could be utilized in [lie redevelopment of the site and could be reflected in the design of the site. The building may provide an opportunity to reflect the areas architecture, could be utilized in conjunction with the proffered, plaza area and historic kiosk, or could be a standalone commercial use such as an ice crearn stand. The Applicant has proffered to utilize similar development themes and construction materials for all occupied structures. This should also include any gasoline canopies. In addition, the Applicant could consider a theme that is representative of the site, area, and context of the location. The previously noted building may be one choice for guiding such a theme. I would suggest an. evaluation of the existing mature trees on the property to determine if any can be incorporated into the design of the project. It would be desirable to preserve such examples if possible. Additional comments provided by Mr. John Bishop, AI( 1. Access on Old Charlestown Road should be as far back from the intersection with Route 11 as possible. 2. Access on Route I 1 should be designed in a manner that minimizes left turns such as a right in right out or possibly a right in right out with left in only. 3. Inter -parcel access should be provided. Due to the short distance of frontage and the need to keep this entrance as far north from the intersection of Route 11 and Old Charlestown Road as possible, median control will need to instituted on Route I 1 to allow for the proposed entrance scenarios. Initial Comments -- Bishop Amari Rezoning Application December 31, 2008 Page 4 4. Right-of-way and participation for improvements to Route 11 and Old Charlestown Road should be provided. 5. Bicycle and pedestrian accommodations should be provided along Old Charlestown Road and sidewalks should be included along Route 11. Pending the rezoning it will also be important that lit:tk.ages for these modes are provided within the site. 6. Right turn lane is included on Old Charlestown Road where it intersects with Route 11. Consider a free flowing right turn lade with vieid to through traffic. 7. Since two receiving lanes are proposed along the I.)rol)c_rty frontage, consider ?na.rking the right turn lane on Route I I at Old Charlestown as a right and through. 8. Theie may need to be some cooperation between this rezoning and the Snowden Bridge Development regarding the proffered signaiization of Route I 1 and Old Charlestown Road if that signal is not in the foreseeable friture. Please clarify. 9. It should be rioted that the lane configuration depicted does not match the TIA analysis. Once again, please ensure that all review agency comments ale adequately addressed. Attachments MTR/dlw • 0 GREENWAY ENGINEERING, mc. I 151 Windy I fill Lane Winchester, Virginia 22602 Founded in 1971 March 18, 2009 Frederick County Planning Department Attn: Mike Ruddy, Deputy Director 107 North Kent Street Winchester, VA 22601 RE: Bishop-Amari Martinsburg Pike Commercial Property Rezoning — Review A eg ncy Comment Response Letter Dear Mike: As requested, I have prepared a comment response letter to identify the various matters considered by the Applicant during the review agency comment period for the referenced rezoning. I have incorporated information in response to each review agency item within this letter to assist you with this matter. Please note the following: VDOT Comment —March 12, 2009 Our team has been working with VDOT throughout calendar year 2008 to determine all issues necessary to mitigate the impacts associated with this project. We have conducted multiple meetings with the VDOT review team, including field meetings along the Martinsburg Pike corridor to determine appropriate geometric design parameters and improvements to existing conditions including the provision of a second thru lane and continuous right turn lane on Martinsburg Pike, a future left turn lane, a free flowing right turn lane and raised median on Old Charles Town Road. Additionally, an inter -parcel access drive, 5-foot wide pedestrian sidewalks, and right-of-way dedication satisfactory for the future development on an urban four -lane divided road section on Martinsburg Pike has been provided. This effort has resulted in a positive comment from VDOT for the build out of this property. FCSA Comment — November 11, 2008 Our team has been working with the FCSA Engineer to discuss various matters to ensure that water and sewer demands are met for this project. A 16-inch water line adjoins this site, which has adequate volume and pressure for the proposed commercial development. The proposed commercial development has been modeled for sewer demand and the property owners have worked with the Easy Living Associates property owners to obtain permission to extend sanitary sewer from this site to their approved pump station, which Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 PAX 540-722-9528 Project 4928S/EAW www.greenwayeng.com will direct effluent to the existing sewer force main. The FCSA Engineer noted that the sewer lines shown on the Water and Sewer Lines Map were inaccurate; therefore, this map has been amended to reflect current conditions. FWSA Comment — November 17, 2008 The proposal for public sewer service will direct effluent to the Opequon Wastewater Treatment Facility. FWSA has provided an approved comment for this rezoning request. Building Inspections Comment — November 21, 2008 A paragraph entitled Existing Conditions has been incorporated into the March 16, 2009 Impact Analysis Statement to acknowledge the Building Inspections comments pertaining to necessary inspections and permits prior to the demolition of existing structures on the subject properties by the Applicant. Public Works Comment — January 27. 2009 Item 1 — The Impact Analysis Statement has been revised to address the disposition of drain fields and well serving the existing residential structures when the site is developed for commercial land use. Item 2 — The Impact Analysis Statement has been revised to expand on soil types to identify the underlain karst geology and to identify that geotechnical analysis will be required to determine the existence of features and mitigation of those features prior to the development of the site for commercial land use. Item 3 — The Impact Analysis Statement has been revised to ensure that existing drainage structures are analyzed to verify their adequacy to accommodate the storm water management design during the Site Development Plan review process. Winchester Regional Airport Comment — February 3, 2009 The Executive Director of the Winchester Regional Airport has identified that there are no impacts and has provided an approved comment for the rezoning request. Fire and Rescue Comment — November 17. 2008 The Assistant Fire Marshal has provided an approved comment for the rezoning request. Project 49285/EAW 2 Clear Brook Volunteer Fire and Rescue Comment A complete rezoning application packet was provided to the Clear Brook Fire Chief on November 10, 2008. Greenway Engineering has been unsuccessful in efforts to obtain formal comments from this review agency. The Planning Department has determined that it is appropriate to proceed with this rezoning application based on the approved comment received from the County Assistant Fire Marshal. Historic Resources Advisory Board Comment — January 26, 2009 The HRAB recommended that the Applicant proffer language guiding materials and architectural styles that reflect local architecture in the area of the project, prevent corporate trademarks, exclude drive-thrus and orient buildings along Old Charles Town Road that include doors and windows on the first floor of structures facing the roadway. The Applicants' proffer statement provides design standards that attempt to address several of these recommendations as follows: Proffer C(1) requires building placement along Martinsburg Pike and Old Charles Town Road and prohibits parking lots and travel aisles between these structures on the public streets. This proffer is intended to ensure that the viewshed from Old Charles Town Road is oriented towards structures. The prohibition of parking lots and travel aisles between these structures on the public streets will ensure that drive-thrus are not visible from the viewshed along Old Charles Town, but does not specifically prohibit drive-thru development if creative design can accomplish this. Proffer C(5) restricts building materials and requires that these materials are utilized on all building walls and roof systems. Greenway Engineering conducted an inventory of all existing land uses on Martinsburg Pike between Interstate 81 Exit 317 and Exit 323 to determine local architecture of the area. This analysis determined that the primary building materials for the majority of residential, church, government (post office) and commercial land uses were brick walls and shingled gabled roofs; however, the commercial rooflines were predominately flat with parapet walls. Additionally, heavy commercial land uses were predominately metal building or concrete block, which have been prohibited by the proffer statement. Therefore, the building materials proffered are consistent with existing local architecture within the geographic area of the County. There is not a proposed commercial user at this time; therefore, it is not practical to proffer specifics such as door and window treatments at this time. Proffer C(6) and C(8) are provided to address the screening of mechanical equipment and gasoline canopies to ensure that the viewshed from Old Charles Town Road is protected. Proffer C(9) is provided to further reduce signage from the recently adopted County sign ordinance. This new ordinance was determined appropriate by the County and the Project 4928S/EAW 3 0 0 business community; therefore, further restrictions to signage should be viewed as a positive design commitment by the property owners. Proffer C(3) is provided to assist in recognizing the local history of the area, as well as other community information that will be beneficial to travelers and residents of the community. Greenway Engineering has worked with the HRAB Chair to determine the appropriate design standards for this kiosk. County Attorney Comment — January 15, 2009 Item 1 — The Planning Department does not recommend the restriction of additional commercial land uses above those proffered by the property owners. Item 2 — The proffer statement has been modified to incorporate the revisions recommended by the County Attorney. These revisions are reflected in Proffer Sections B(1), B(3), and B(6) of the March 16, 2009 Proffer Statement. Item 3 — The proffer statement has been modified to incorporate the revisions recommended by the County Attorney. These revisions are reflected in Proffer Sections B(7), and D of the March 16, 2009 Proffer Statement. Item 4 — The proffer statement references occupied commercial structures to differentiate commercial structures from structures that could potentially accommodate gasoline canopies and gasoline pumps. Item 5 — The proffer statement provides landscaping in addition to the required parking lot landscaping should this be necessary to screen parking lots from the public street, as well as additional landscaping between the inter -parcel access drive and tax parcel 44- (A)-42. This is only a 2.7± acre site; therefore, the landscaping features will be provided on the Site Plan for the future commercial development. The installation of the landscaping associated with the inter -parcel access drive will be identified on this site plan as a requirement and will be installed following the development of the inter -parcel access drive to ensure the viability of the landscaping materials. The County will require site improvements to be bonded; therefore, the County is protected and has assurance that this landscaping will be provided. Item 6 — The proffer statement has been modified to incorporate the revisions recommended by the County Attorney. These revisions are reflected in Proffer Sections C(2) and C(3) of the March 16, 2009 Proffer Statement. Item 7 — The proffered signage requirements is Proffer Section C(9) are more restrictive than those provided in Section 165-30(G) and 165-30-(H) of the Frederick County Code. Project 4928S/EAW 4 Item 8 — This Proffer Statement and the Special Limited Power of Attorney documents have been signed by the property owner and notarized. The Rezoning Application has been signed by the property owner and Greenway Engineering as the applicant. Count. Transportation Planner Comment — December 31, 2009 Item 1 — The proffered Road Improvement Exhibit dated March 16, 2009 establishes the commercial entrance on Old Charles Town Road at the eastern most portion of the subject property as permitted by the County Code. Item 2 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes a right-in/right-out access only on Martinsburg Pike and does not allow for left turn movements at this access point. Item 3 — The proffered Road Improvement Exhibit dated March 16, 2009 establishes an inter -parcel access drive. Section B(5) of the Proffer Statement further describes this improvement to ensure construction and accessibility from adjoining properties. Additionally, Section B(2) of the Proffer Statement provides assurance for median control on Martinsburg Pike if deemed necessary by VDOT and the County. This language is acceptable to the Planning Department. Item 4 — The proffered Right of Way Dedication Exhibit dated March 16, 2009 establishes right-of-way necessary to accommodate the planned improvements to Martinsburg Pike and Old Charles Town Road, which has been determined to be acceptable to VDOT. Item 5 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes five- foot sidewalks along Martinsburg Pike and Old Charles Town Road. The planned bicycle and pedestrian facility along Martinsburg Pike will be located on the west side of the corridor. Item 6 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes a free flowing right turn lane on Old Charles Town Road, as well as a raised median at the intersection with Martinsburg Pike. Item 7 - The proffered Road Improvement Exhibit dated March 16, 2009 identifies that the proposed lane striping plan will be approved by VDOT. Item 8 — The Bishop-Amari property is providing a significant amount of road improvements to accommodate the future needs identified by VDOT and the County at great expense to the project. This 2.7± acre project site cannot sustain the additional burden of funding traffic signalization that is already proffered by the Snowden Bridge project. VDOT has the authority to execute the traffic signal agreement for the traffic signalization proffered by Snowden Bridge and have this improvement installed should warrants exist in advance of impacts created by the Snowden Bridge project. Project 4928S/EAW 5 0 • Item 9 - The Bishop-Amari property is providing a significant amount of road improvements to accommodate the future needs identified by VDOT and the County at great expense to the project. The only recommended improvement that has not been proffered by this project involves the second northbound travel lane on Martinsburg Pike to the south of the intersection with Old Charles Town Road. The 2.7± acre project site cannot sustain the additional costs associated with the second northbound travel lane that is south of the project site. County Planner Comments — December 31, 2008 Land Use The business corridor expectations of the Comprehensive Plan have been met through the transportation improvements provided by the 2.7± acre project site. Extensive design standards have been proffered to mitigate impacts to the DSA located on the south side of Old Charles Town Road. Transportation Item 1 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes a free flowing right turn lane on Old Charles Town Road, as well as a raised median at the intersection with Martinsburg Pike. Additionally, Section B(2) of the Proffer Statement provides assurance for median control on Martinsburg Pike if deemed necessary by VDOT and the County. This language is acceptable to the Planning Department. Item 2 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes a right-in/right-out access only on Martinsburg Pike and does not allow for left turn movements at this access point. Additionally, Section B(2) of the Proffer Statement provides assurance for median control on Martinsburg Pike if deemed necessary by VDOT and the County. This language is acceptable to the Planning Department. Item 3 — The proffered Road Improvement Exhibit dated March 16, 2009 establishes an inter -parcel access drive. Section B(5) of the Proffer Statement further describes this improvement to ensure construction and accessibility from adjoining properties. Item 4 - The Bishop-Amari property is providing a significant amount of road improvements to accommodate the future needs identified by VDOT and the County at great expense to the project. The only recommended improvement that has not been proffered by this project involves the second northbound travel lane on Martinsburg Pike to the south of the intersection with Old Charles Town Road. The 2.7± acre project site cannot sustain the additional costs associated with the second northbound travel lane that is south of the project site. Item 5 - The proffered Road Improvement Exhibit dated March 16, 2009 establishes five- foot sidewalks along Martinsburg Pike and Old Charles Town Road. Project 49285/EAW 6 0 E Proffer Statenent Item 1 — The Applicant has proffered a Road Improvement Exhibit dated March 16, 2009, which provides for the major infrastructure commitments associated with the development of the 2.7± acre project site. There is not a know commercial user at this time; therefore, the only additional information that could be gleaned from a GDP is the general location of parking lot area and building area. The proffer statement commits to building placement along the public roads and prohibits parking lots and travel aisles between these building and the public streets. Therefore, the ultimate design of this project site should be acceptable at this level of the process. Item 2 — Additional detail regarding landscaping has been provided in the proffer statement. Item 3 — The proffer statement has been revised to direct the proposed monetary contributions to the County and specifies that these will be for the purpose of County Fire and Rescue services. Item 4 - This Proffer Statement and the Special Limited Power of Attorney documents have been signed by the property owner and notarized. The Rezoning Application has been signed by the property owner and Greenway Engineering as the applicant. General Item 1 - The Proffer Statement provides extensive design controls for structural materials, rooflines, screening of gasoline canopies, lighting and signage that have been proposed to mitigate viewshed impacts, particularly along Old Charles Town Road. Item 2 — Greenway Engineering has worked with the HRAB Chair to determine the appropriate design of the historic information kiosk, which has been incorporated into Proffer Section C(3). Item 3 - The older existing residence on the subject site will be demolished when this site is developed commercially. The location of this structure is in conflict with the future development of the property and the age and construction of the structure does not lend itself towards rehabilitation and relocation within the project site. Item 4 — Consideration will be given to develop the canopy of the gasoline pumps with similar materials used in the occupied structure rooflines if gasoline pumps are realized on the project site and this meets all applicable development codes. Item 5 — The few mature trees located on the 2.7± acre site are situated centrally to the site and will be removed as they will be in conflict with required parking and travel aisle areas associated with the commercial development. Project 4928S/EAW 7 0 I hope that this comprehensive comment response letter for all review agency comments is beneficial in explaining the information that has been incorporated into this project, as well as the reasons for exclusion of some of these matters. It should be apparent that the Applicants have made a significant effort in incorporating the majority of these suggestions into the development information and development program that will provide high standards for a small commercial site that will mitigate viewshed impacts to the DSA area located on the south side of Old Charles Town Road. Please do not hesitate to contact me if you have any questions regarding this information, or if I may provide you with any additional information at this time. S incerely, Evan att, AICP Greenway Engineering Cc: Greg Bishop Tom Amari Review Agencies Project 4928S/EAW i _ 4 GREENWAY ENGINEERING, INC. �- 151 Windy Hill Lane Winchester, Virginia 22602 t Founded in 1971 November 17, 2008 McKee & Butler, P.L.C. Attn: Ed Yost 112 South Cameron Street Winchester, VA 22601 RE: Bishop/Amari Sewer Easement and Pump Station Access Dear Ed: I appreciate your willingness to continue to meet with me and discuss the information pertaining to the Bishop/Amari Property Sanitary Sewer Study prepared by our firm. As you know, Greg Bishop and Tom Amari own a 2.7-acre parcel (tax parcel 44-((A))-43) at the intersection of Martinsburg Pike and Old Charles Town Road across from the Easy Living Mobile Home Park and the Westfield Business Park. The owners are interested in rezoning this property as a commercial corner and will need to provide public sewer to the property. The purpose of this letter is to request a confirmation signature from the Easy Living Associates Group indicating that you are in agreement to grant a utility easement across your property for the purpose of extending a sewer line from tax parcel 44-((A))-43 that will connect to the future pump station designed on your property. The owners of the Bishop/Amari property recognize that this easement would be established solely for tax parcel 44-((A))-43 and that they are not entitled to have others join into this project. Additionally, the owners of the Bishop/Amari property recognize that your confirmation signature is to agree to grant this easement once all applicable terms are negotiated. On behalf of the owners of the Bishop/Amari property, I would like to thank you for working with us on this development proposal. Please contact me if you have any questions, or when the signed letter is available and we will pick it up. Sincerely, Evan W att, AICP Greenway Engineering 6�) I2 y d(b Easy Living Asso es Signature Date Easy Living Associates' signature above confirms that the information in this letter is accurate. Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 Project #4906 www.greenwayeng.com 0 0 �.w GREENWAY ENGINEERING, INC. 151 Windy I lilt lane Winchester, Virginia 22602 Pounder! in 1971 April 27, 2009 Frederick County Planning Department Attn: Mike Ruddy, Deputy Planning Director 107 North Kent Street Winchester, VA 22601 RE: RZ #02-09 Bishop-Amari Property Proffer Statement Amendments Dear Mike: The purpose of this letter is to provide you with information identifying the revisions that have been prepared for the referenced rezoning application based on comments received during the April 15, 2009 Planning Commission public hearing. Proffer Statement Information (Page l) The rezoning application number (RZ #02-09) and the proffer revision date (April 16, 2009) has been provided. Section A — Land Use Restrictions (Page 2) Item 2 has been revised to clarify that if the site is developed to include a convenience store with gasoline pumps, it will be limited to 8 pumps resulting in a maximum of 16 fueling positions. Section B — Transportation Enhancements (Page 2 4) Item 1 has been revised to provide for the new date for the Road Improvement Exhibit (April 16, 2009). Item 3 has been revised to provide for the new date for the Road Improvement Exhibit (April 16, 2009). Item 5 has been revised to specify that the inter -parcel parking access drive easement for adjoining properties will be limited to provide access to Old Charles Town Road (Route 761). Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 Pile #4906/CAW l 4-27-09 www.greenwayeng.com Item 5 has also been revised to provide Frederick County with the option of determining if tax parcel 44-((A))-42 is entitled to connect to the inter -parcel parking access drive based on the future site plan to is submitted for that property. Item 6 has been revised to clarify at what point in the development process the right-of- way dedication will occur. This language was created through collaboration with Matt Smith, VDOT Assistant Resident Engineer. Item 6 has also been revised to provide for the new date for the Right-of-way Dedication Exhibit (April 16, 2009). Item 7 has been revised to increase the monetary contribution assistance towards the future Brucetown Road/Hopewell Road project. The monetary contribution has been increased to $10,000 with an increase to $25,000 if the site is developed to include a convenience store with gas pumps, as this land use accounts for 80% of the projected traffic volume generated by this site. Section C — Site Design Controls (Page 4-6) Item 2 has been revised to clarify when the plaza area will be constructed, as well as the responsible party for maintenance of this improvement. Item 3 has been revised to clarify when the kiosk will be constructed, as well as the responsible party for maintenance of this improvement. Item 10 has been revised to provide specifications for the landscaping enhancements that will be utilized to mitigate parking lot viewsheds from the public streets. Please find attached the revised proffer statement for the May 20, 2009 Planning Commission meeting, as well as a copy of the proffer statement that identifies these revisions with bold and italic text for your review. I would appreciate it if you would include this letter as part of the information that will be provided to the Planning Commission members for their agenda. Please contact me if you need any additional information at this time. Sincerely, Evan Wyatt, AICP Greenway Engineering Cc: Rod Williams, Frederick County Attorney File #4906/EAW 2 4-27-09 B ishop-Amari Rezoning- Route11, Frederick County Page 1 of 1 46 Evan Wyatt From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Hoffman, Gregory [Gregory.Hoffman @ VDOT.Virginia.gov] Sent: Thursday, March 12, 2009 3:15 PM To: Evan Wyatt Cc: Hoffman, Gregory; Smith, Matthew, P.E.; Copp, Jerry; Eric Lawrence; mcheran@co.frederick.va.us; John Bishop Subject: Bishop-Amari Rezoning- Route 11, Frederick County The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11 and 761. These route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Bishop-Amari Rezoning Application dated March 5, 2009 address transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Gregory T. Hoffman, Supervisor Virginia Department of Transportation Edinburg Residency — Land Development 2275 Northwestern Pike Winchester, VA 22603 Phone #(540) 535-1824 Fax # (540) 535-1846 3/20/2009 Control number RZ08-0018 Project Name Bishop-Amari Property Address 151 Windy Hill Lane Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation 1IJ_. Date received Date reviewed Date Revised 11/10/2008 11/17/2008 Applicant Greenway Engineering City State Zip Applicant Phone Winchester VA 22602 540-662-4186 Tax ID Number Fire District Rescue District 44-A-43 13 13 Election District Recommendations Stonewall Automatic Fire Alarm System Residential Sprinkler System No No Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified No Siamese Location Roadway/Aisleway Width Special Hazards Not Identified No Emergency Vehicle Access Comments Access Comments E V D Rr— NUS 1 ? 2008 Additional Comments GREENWAY y AY I--- ENGINEERING Plan Approval Recommended Reviewed By Signature4 Yes J. Neal Title 4�,f'- �1'� k COUNTY _of_FREDERICK. Department,.oUltublic. Works 5401665-5643 FAX:.-'540/ 678-0682 January. 27,_2009 Mr. Evan Wyatt; AICP 'Greenway Engineering 131 Windy Hill Lane Winchester, Virginia.22602 RE:. Rezoning,Application for the Bishop-Amar"i Property Frederick County; Virginia Dear Evan: We have completed our review of the -rezoning application for the Bishop-Amari property and offer..the:following co"mments:. I . Refer to Saitability'ofthe Site: Expand the discussion to, include:a detailed description of the site wi'th;specifc.references to the existing dwellings, existing -well locations, if applicable, and' existing drainfields. Any wells and/or drainfields should be located' on the aerial overview plan. Future designs should address the disposition of these items in accordance with health department criteria. 2. Refer to Other Environmenfal Features: This discussion should be -expanded to include the fact iliai the site. is- underlain.by, karst limestone -with the potential for sinkhole development: The existence ofsi'nkholes sliduld be included with the master development plan or site plan design, whichever occurs first. 3. Refer to Site Drainage: During the site plan design phase, it.will be necessary to verify the adequacy oftlie drainage structures (culverts and ditches).associafed with the intersection of Route 11 and.Route 761. This evaluation shall be accomplished in conjunction with the analysis of the design-of'the onsite BMP facility,. I can be,reached at 722-8214 if you should have any questions regarding,the above comments. Sincerely; Harvey E. Strawsnyder, Jr., P.E. /1 Director of Public Works ,( HES/.ris Cc:Planning and.Develo.pment file .107 North Kent Street 9 Winchester,.yirginia.22601-5000 0 0 Rezoning Comments I Frederick County Department of Inspections Mail to: Frederick County Dept. of hlspections Attn: Director of Inspections 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5656 Hand deliver to: Frederick County Dept. of Inspections Attn: Director of Inspections County Administration Bldg., 4"' Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Inspections with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Northeast corner of the Martinsburg Pike (U.S. Route 11) and the Old Charles Town Road (Route 761) intersection. Current zoning: RA District Acreage: 2.77± acres Zoning requested: B2 District Department of Inspection's Comments: 30 Public Works Signature & Date: �- g Notice to Department q nspections —Please - %�� i ' n8 This Form to the Applicant If existing structures have a change of use or are removed, a building permit is required. Change of Use from Residential to Commercial on existing structures shall comply with the 2006 Virginia Uniform Statewide Building Code, The 2006 International Existing Building Code, and ICC/ANSI Al 17.1-03 for accessibility Asbestos inspections shall be required for any demolitions and/or renovations Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia, 22601 (540) 665-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Northeast corner of the Martinsburg Pike (U.S. Route 11) and the Old Charles Town Road (Route 761) intersection. Current zoning: RA District Acreage: 2.77± acres Zoning requested: B2 District Sanitation Authority Comments: 7-M45le /5 Ale i� &cymErw M, 22115 AlUl"Ii 7���;,6Y11,eA Z-11,71,�FS ��'.�Y�'{�p��%J1�9('j���%{�A� ��//�Ji;+���/�s�°� 6f`��a 6� ',�,'�a��l/�� �9 ��a�'�,2�;is����i�.� /r✓'����� /��d�dAy�' % Sanatation Authority Signature & Date: �jj;,L.. �r✓,.�" r'� x �c°y� o; 6Y".o L " 6? Q Y Notice to Sanitation Authority G lease Return This Form to the Applicant R rtz": %C­JE­'JiN E D NOV 13 2000 IrA_Cr v (� GREENWAY ENGINEERING ING Rezoning Comments ; Frederick —Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick -Winchester Service Authority with their review. Attach a copy of your application form, location map, proffer statement, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Northeast corner of the Martinsburg Pike (U.S. Route 11) and the Old Charles Town Road (Route 761) intersection. Current zoning: RA District Acreage: 2.77± acres Zoning requested: B2 District Fred-Winc Servic Authority's Comments: no e©mvI645 way i t= tans GRL1zI\1 OVA, Fred- Wine Service Authority's Signature & Date:''` Notice to Fred-Winc Service Authority — Please Return This Form to the Applicant `� 'ftE(i101yq� �- �o WINCHESTER REGIONAL AIRPORT Sf1N{N(: THE 21 491 AIRPORT ROAD TOP OFwMNA WINCHESTER, VIRGINIA 22602 �V7FiOft (540) 662-2422 February 3, 2009 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning Comment — RA to B2 Bishop-Amari Property Stonewall Magisterial District Dear Mr. Wyatt: We. have reviewed the proposed Rezoning application and determined that the proposed rezoning will not have an impact on operations at the Winchester Regional Airport. While the proposed site lies within the airport's airspace, it does fall outside of the airport's Part 77 close in surfaces. Thank you:for your continued cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, S-0 Serena R. Manuel Executive Director IMPACT ANALYSIS STATEMENT BISHOP - AMARI PROPERTY REZONING Frederick County, Virginia Stonewall Magisterial District Tax Parcel # 44-A-43 Aggregate Area of 2.77± acres October 27, 2008 Revised March 16, 2009 Current Owner: Gregory Bishop Thomas Amari Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 BISHOP-AMARI PROPERTY REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact to Frederick County by the proffered rezoning of a 2.77± acre parcel owned by Gregory Bishop and Thomas Amari, identified as tax parcel 44-A-43. The current zoning of the 2.77± acre parcel is RA, Rural Areas District. The Applicants propose to rezone this parcel to establish 2.77± acres of B-2, Business General District to allow for the development of commercial land use within the subject property. Basic Information: Location: East side of Martinsburg Pike (U.S. Route 11) and north side of Old Charles Town Road (VA Route 761) Magisterial District: Stonewall District Property ID Numbers: 44-A-43 Current Zoning: RA, Rural Areas District Current Use: Residential Proposed Zoning: B-2, Business General District Total Rezoning Area: 2.77± acres Proposed Build Out 20,000 square feet maximum commercial land use COMPREHENSIVE POLICY PLAN Sewer and Water Service Area The 2.77± acre subject property is currently located within the Sewer and Water Service Area (SWSA); therefore, the rezoning of this property for commercial land use is appropriate based on current policy. File #4906/EAW 2 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 Northeast Land Use Plan The 2.77± acre subject property is a component of the Northeast Land Use Plan. This land use plan recommends the development of business and commercial land uses along the Martinsburg Pike (U.S. Route 11 North) corridor. Specifically, the Northeast Land Use Plan recommends new commercial business development as a future land use at the intersection of Martinsburg Pike and Old Charles Town Road. The language guiding land development within this plan states that the development of business and commercial land use is encouraged at designated signalized road intersections and further encourages business and commercial uses to provide inter -parcel connectors to enhance accessibility between uses and reduce disruptions to primary and secondary road systems. The subject property is located at a planned signalized road intersection that has been proffered to be installed by the Snowden Bridge project. Additionally, the Applicants' Proffer Statement provides for the construction of an inter -parcel access drive along the eastern property line to allow for access to tax map parcel 44-((A))-42 and tax map parcel 44-((A))-47. Therefore, the proposed commercial rezoning is consistent with the policies guiding future land use development within this area of the County. SUITABILITY OF THE SITE Floodplains The 2.77± acre subject property is located on FEMA NFIP Map #510063-0105 B. This map delineates the subject property as a Category C — Area of Minimal Flooding. The FEMA NFIP reap identifies floodplain areas associated with Hiatt Run, located on the south side of Old Charles Town Road (Route 761); therefore, the subject site is not impacted by floodplain area. (Please refer to the Environmental Features Map Exhibit.) Wetlands The 2.77± acre subject property does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map, as well as information from the Frederick County GIS Database. No evidence of wetlands features and vegetation is present on the property; therefore, the subject site is not impacted by wetland areas. (Please refer to the Environmental Features Map Exhibit.) Steep Slopes The 2.77± acre subject property is predominately a level site with slopes ranging from 2 to 7 percent; therefore, the subject site is not impacted by areas of steep slope. (Please refer to the Environmental Features Map Exhibit.) File #4906/EAW 3 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 Wnnrl19nck The 2.77± acre subject property contains several mature hardwood trees located in the proximity of the existing residential structures; however, the property does not contain areas of mature woodlands. The existing vegetation will be removed during construction of the commercial development; however, the site will be replanted to accommodate parking lot landscaping and buffer and screening landscaping. Soil Types The Soil Survey of Frederick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site contains the following soil types: 39B — Swimley Silt Loam: 2-7% slope The Swimley Silt Loam soil type located within the 2.77± acre subject property is classified as prime farmland soil. The soil type on this property is suitable for commercial development and has moderate shrink -swell potential. The soil's characteristics are similar to the soil type found on developed properties north of the subject site. Additionally, the project site is underlain by karst geology, which has the potential for sinkhole development. The property owners will ensure that geotechnical analysis is conducted on the subject property during construction of the commercial development to determine if sinkholes exist. If this is the case, the geotechnical engineers will work with the County Engineer to ensure that these features are adequately mitigated. Other Environmental Features The 2.77± acre subject property does not contain areas of lakes, ponds or natural storm water retention areas as defined by the Frederick County Zoning Ordinance. There are no environmental features present that create development constraints for the proposed commercial land use on this site. Existing Conditions The 2.77± acre subject property has two residential structures that are currently rented by the property owners. Both residential structures will be removed when the subject property is developed commercially. The property owners will ensure that all necessary inspections (including asbestos) are conducted, and that all required permits are obtained from the County prior to the removal of these structures. The existing drain fields and wells that are utilized by the two residential structures will not be utilized when the File #4906/EAW 4 • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 subject property is developed commercially. The elimination of the drain fields and closure of the wells will be accomplished in conjunction with applicable Health Department requirements when the subject property is developed commercially. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RA, Rural Areas District Use: Residential South: Zoned RA, Rural Areas District Use: Unimproved East: Zoned: M-1, Light Industrial District Use: Unimproved West: Zoned: RA, Rural Areas District Use: Unimproved Zoned: M-1, Light Industrial District Heavy Commercial TRANSPORTATION The 2.77± acre subject site has approximately 440' of frontage along Martinsburg Pike (U.S. Route 11) and approximately 450' of frontage along Old Charles Town Road (Route 761). A Traffic Impact Analysis (TIA) has been prepared for the rezoning application by PHR&A dated October 15, 2008. The TIA modeling assumes a full commercial entrance along Old Charles Town Road and a right-in/right-out commercial entrance along Martinsburg Pike. The TIA provides information pertaining to existing lane geometry and levels of service at the intersections, accounts for background traffic associated with other planned projects, includes an average annual traffic increase on Martinsburg Pike and Old Charles Town Road, and accounts for a mix of commercial development on the 2.77± acre site including retail, restaurant and convenience store with gasoline pumps. The TIA utilizes traffic volumes from the 7`" Edition of the Institute of Traffic Engineers (ITE) Trip Generation Report for this site along with a growth rate of two percent (2%) compounded annually and vehicle trips relating to future developments including Rutherford Crossing, FEMA, Snowden Bridge, Semples, North Stephenson and the Adams Commercial Center to calculate the 2010 build out conditions. The TIA demonstrates that the intersection of Martinsburg Pike and Old Charles Town Road will operate at a deficient level of service assuming background traffic impacts. The TIA further identifies that the 2.77± acre site will generate 6,524 vehicle trips per day at total build out in addition to the background traffic volumes. The TIA identifies proffered improvements associated with the Snowden Bridge development, which include traffic signalization at the intersection of Martinsburg Pike Pile #t4906/EAW 5 • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 and Old Charles Town Road, a northbound right turn lane on Martinsburg Pike, and a separated right and left turn lane on Old Charles Town Road. The TIA demonstrates that these proffered improvements result in a deficient level of service at the intersection of Martinsburg Pike and Old Charles Town Road during the PM peak hour and suggests that the provision of an additional northbound through lane on Martinsburg Pike is needed to bring the intersection to an acceptable level of service. The TIA demonstrates that the additional traffic associated with the development of the 2.77± acre site further decreases the level of service at the intersection of Martinsburg Pike and Old Charles Town Road during the AM peak hour. The TIA recommends that in addition to the northbound through lane on Martinsburg Pike, there will need to be a dual left turn lane on Old Charles Town Road to facilitate turning movements onto Martinsburg Pike when the network is fully developed and the background development projects are constructed. The Applicants have considered the impacts associated with the rezoning of the 2.77± acre site as demonstrated by the October 15, 2008 TIA. The Applicants have prepared a proffer statement that is intended to address their impacts, as well as assist with impacts created by background development projects. The proffer statement provides for the widening of Martinsburg Pike (U.S. Route 11 North) to include new pavement for a second northbound thru lane along the entire property frontage and a continuous right - turn lane from the intersection of Old Charles Town Road to the right-in/right-out entrance; the widening of Old Charles Town Road (Route 761) to provide new pavement for a future second left -turn lane at the intersection of Martinsburg Pike and a continuous free flowing right -turn lane along the entire property frontage and raised median control at the Martinsburg Pike intersection; the provision of an inter -parcel parking lot access drive to support ingress and egress to adjoining parcels; the provision of 5-foot wide sidewalks along Martinsburg Pike and Old Charles Town Road; right-of-way dedication to VDOT sufficient to accommodate the planned urban four -lane divided typical section on Martinsburg Pike and the planned urban collector typical section on Old Charles Town Road; and a monetary contribution for future improvements associated with the realignment of Hopewell Road and Brucetown Road (Route 672) that can be utilized as matching funds by the County. The Applicants' proffer statement commits to the implementation of these improvements in conjunction with the first site plan approved for the 2.77± acre site; therefore, this proposal mitigates transportation impacts associated with this request and assists in the mitigation of transportation impacts created primarily by background traffic generation through the Martinsburg Pike corridor. SEWAGE CONVEYANCE AND TREATMENT The 2.77± acre subject property is located within the Route 11 North Sewer and Water Service Area (SWSA). The Frederick County Sanitation Authority (FCSA) developed an 8-inch sewer force main adjacent to the Winchester and Western Railroad to provide sewer transmission from this area of the County to the Opequon Water Reclamation Facility (OWRF) located on Berryville Pike (U.S. Route 7). The 2.77± acre subject property will be designed to direct sewage flows to an approved sewer pump station that File #4906/EAW 6 • 0 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 will be developed on the Easy Living Mobile Home Park property, which will flow to the 8-inch sewer force main. The Applicants have worked with these property owners on an agreement to allow for sewer line easements within the Westfield Business Park and Easy Living Mobile Home Park properties to access the approved sewer pump station. The Applicants have not defined a specific use for the 2.77± acre subject property. Therefore, based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA) has determined that 500 gallons/day per acre is a reasonable guide for estimating the sewer impact for this commercial site. Q = 500 gallons/day/acre Q = 500 gpd x 2.77 acres Q = 1,385 gpd The proposed commercial center is estimated to add 1,385 gallons per day to the public sewage conveyance system and the Opequon Water Reclamation Facility (OWRF). The design capacity of the treatment plant is 8.4 million gallons per day (MGD) during summer months and 16.0 MGD during winter months. Approximately 6.8 MGD of this capacity is currently being utilized at the OWRF; therefore, the build -out of 2.77± acre subject property would require approximately 0.08% of the available capacity at this facility. This information demonstrates that the 2.77± acre subject property can be developed with adequate sewer service. WATER SUPPLY The 2.77± acre subject property is located within the Route 11 North Sewer and Water Service Area. (SWSA). The development of the Snowden Bridge Subdivision has established a new 16-inch water line that follows Old Charles Town Road along the frontage of the subject property. This new water line was adequately sized to provide for transmission and pressure needed to serve land uses within the Route 11 North Sewer and Water Service Area. The Applicants have not defined a specific use for the 2.77± acre subject property. Therefore, based on existing water consumption patterns, the Frederick County Sanitation Authority (FCSA) has determined that 1,000 gallons/day per acre is a reasonable to consider for the water impact analysis for this commercial site. Q = 1000 gallons/day/acre Q = 1000gpd x 2.77 acres Q = 2,770 gpd The proposed uses will utilize an estimated 2,770 gallons of water per day. The Northern Water Treatment Plant provides 2.0 million gallons per day of potable water from the former Global Chemstone Quarry as one of the water sources contributing to the public File #4906/EAW 7 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 water system within the Route 11 North Sewer and Water Service Area. The projected water usage for the build -out of the subject property would require approximately 0.14% of the available capacity at this facility; therefore, this information demonstrates that adequate water capacity is available for this development. SITE DRAINAGE The 2.77± acre subject site gently slopes from the east to west towards the intersection of Martinsburg Pike (U.S. Route 11 North) and Old Charles Town Road (Route 761). There is approximately five feet to topographic relief on site; therefore, it is anticipated that storm water management will be designed within the southwestern portion of the subject site, which will then be channelized into the drainage system along Old Charles Town Road. Specific measures to accommodate stormwater quantity and quality will be address during the Site Development Plan design process to verify the adequacy of existing drainage structures and to ensure that there are not negative impacts to surrounding properties. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil Engineering Reference Manual, 4`" Edition). The following figures show the increase in the average annual volume based on a maximum development of 20,000 square feet of commercial land use: AVV = 5.4 cu. Yd. Per 1,000 sq. ft. commercial AAV = 5.4 cu. Yd. x 20.0 AAV = 108.0 cu. Yd. at build out, or 75.6 tons 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 maximum development of the commercial center will generate approximately 75.6 tons of solid waste annually on average. This represents a 0.037% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently average 200,000 tons per year; therefore, this information demonstrates that the Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this proposal. Solid waste produced by the proposed commercial development will be routed to the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. File H4906/GAW 8 Greenway Engineering October 27, 2008 Bishop-Amari Rezoning Revised March 16, 2009 HISTORICAL SITES AND STRUCTURES The 2.77± acre site does not contain structures deemed to be historically significant, nor are there potentially significant structures adjacent to the subject property. The Frederick County Rural Landmarks Survey identifies Kenilworth (#34-113) approximately 3/4 mile north of the subject property Woodburn (#34-102) approximately '/2 mile southwest of the subject property. Neither of these structures are visible from the subject property; therefore, the development of this property will not negatively impact these structures or their viewsheds. The entire 2.77± acre subject property is located within the identified core battlefield area of Second Winchester-Stephenson's Depot. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this portion of the core battlefield area as "retained integrity"; however, it should be noted that there are two residents that have been developed on the subject property. The Applicants have prepared a proffer statement, which includes a section entitled Site Design Controls to mitigate potential impacts to the Second Winchester-Stephenson's Depot viewshed on the south side of Old Charles Town Road (Route 761). This section of the proffer statement includes the orientation of all occupied commercial structures along the frontage of Old Charles Town Road; the prohibition of parking spaces and travel aisles in front of the occupied commercial structures; the placement of gasoline canopies behind the occupied commercial structures; the reduction of permitted structural heights and outdoor lighting fixtures; the screening of roof -mounted mechanical equipment; and the reduction of permitted sign height and sign size. Additionally, the proffer statement commits to the placement of an information kiosk on the plaza for the development that will provide historic information as deemed appropriate by the County's Historic Resources Advisory Board (HRAB). Design standards for the information kiosk have been provided based on recommendations from the HRAB Chair to ensure that this structure is beneficial to travelers and residents of the community. Therefore, the Applicants' proffer statement provides measures to mitigate viewshed impacts to this portion of the core battlefield area. OTHER IMPACTS The rezoning and commercial development of the 2.77± acre subject property is not anticipated to negatively impact public services and will provide economic development revenue that will benefit the County. However, the Applicants' proffer statement provides a monetary contribution to Frederick County for general fire and rescue services to further mitigate impacts associated with this project. No additional impacts to County capital facilities or services are anticipated by this economic development project. Pile #4906/EAW 9 O zQ °° Environmental Features W Bishop-Amari Parcel, Route 11 North N z 0 z W . v ai LO E ch c c. V .l v z _s � rJ J W r a W cx t Fqs� � •_ � � � i N 625 Q' CD u1 W � O r0 w J w U w Q Cc 6p5 C� LL 90 Z J Q cr Z _ ON Z 2 r ww Qw Z 00 0 _ 64 (n S F Z �s� w Q) cc $ DCD CHA o // 64oR`IES_TOVVIV.nD 640 w \ 645 3 630 = o / m &17 i 63p 635 0 64s U o O Z U) Q - 635 640 w Legend J o� w a > Blsho -Amari Parcel O 0 LL. °C } � P fr JW�a z .. Parcel Boundaries 62 v O z 0O Streams 5 Ir w w Q U w a��i Z v ° / o Lakes & Ponds O Q a N /�ij Wetlands Q z w o Feet %/ w z Er C L / / d p U Floodplain O 6 O � 7 - 6p / 620 2 cA / / 200 100 0 200 400 / �f � / I � / 5 Foot Contours cn Lij Map Data Source: Frederick County, Va. GIS Department, April 2008 Data 1 0 Feet Ail TOWN-Rp, Legend I Bishop-Amari Parcel Parcel Boundaries SODS 39B, SWIMLEY SILT LOAM, 2 TO 7 PERCENT SLOPES I z � rr W LLI //z V Z W ry N E a� Z W W ccs yr d �c =x► 5 iC 3 �v J W U = CE C3 a- Q a- 0 O z 2i Q z J r Q W \ff o O� LLJ ELu) � Fe O� O Cn mm CD LU 0 cc cc 1-- m O U — o Z Q z � U z U) LU \LLJ c� w w � Q > 'CO) w z Q w w z U N �C7OLij O Y w _ J U 0 o= o o < Q Q N w 0 Q w w o O O w o U U) _ Cn C� m W Q J a / 0 U p Data Source: Frederick County, Va. GIS Department, April 2008 Data • Water and Sewer Lines d Bishop-Amari Parcel, Route 11 North z cc W is z W" in " " E a 9 ° L �Q z �. S� yr W IN ie c sr a� V N G Z T 1011 Z W J CC � 0w CLcr 0 j' C/) Q T N p W Q 10" W T- � Cn 0 Feet 1600 300 0 600 1,200 Legend Bishop-Amari Parcel Parcel Boundaries w � � m � U o 0 tnZ� w Z_ U o J Q Z � Lu rn w Z w U OIr N 0 0 0 � ZQ 2 Y -, a- � U 0 Q w Q Fr o Q p ro a w w Z a: rn m 0 L o 0 = cn M � w m Q Q 0 U U Aap Data Source: Frederick County, Va. GIS Department, April 2008 Data, FCSA 2006 Mac Feet 600 300 0 600 1,200 Parcel Boundaries QBishop-Amari Parcel Civil War Battlefields Stephensons Depot Helm -McCann Property Milburn Chapel & Cemetary Z 2 W W Z W Is' �j u ♦ E as Z - W r W ;ag c yr ar u � k 0 C t tr av C �et (n J W W U = CIC (D Cr F__ Cc Z¢ O — Z OU_ U Qr 2 r N LLJ CC O_ O= 0 cn 2 CO w = o F_ m EE U o O z Ir g z r U„ZU) w U) F_ w J m D m Q > oOC 0H m } o J Z w z w w Z o � O U Q OU U a w 0 w Y a J U c o to Q d m Q = w LL O M 0 U LL O_ F- M di m o (II Map Data Source: Frederick County, Va. GIS Department, April 2008 Data z 3o z lRaHs 908Y ON sor gu/jigs ag aamolssa ,09 = .1 :Mos 9ooz/e.2:/zo alva v_o y O � z r� � C �cn -3 O O ]p a� 0 y O Z yM �o 1 Q 0 S o sz 019 IIIIIII � '• �; M41 op dyo o l� lNvunviS3d 4. }�"IN SOt S30`ddS lV101 9E 1N`dafl`d1S3li dS 009E £E llV13a -AS 0099 9l SdWfld SVE) AS 888Z £Z 30N31N3nN0O AS 058b E)NlNadd 3dJll d38d "' • • A Traffic Impact Analysis of Bishop-Amari Parcels (Route 11/01d Charlestown Road) Located in: Frederick County, Virginia Prepared for: Mr. Thomas Amari 285 Baggess Lane, Winchester, VA 22603 Prepared by: Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. P 10212 Governor Lane Boulevard Suite 1007 RA Williamsport, Maryland 21795 T 301.223.4010 • F 301 .223.686831 October 15, 2008 C�lYMAY AIiI Report Summary Patton Harris Rust & Associates (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Bishop-Amari Parcels located along the east side of Route 11 (Martinsburg Pike), north of Old Charlestown Road, in Frederick County, Virginia. The proposed project is comprised of 15,000 square feet of specialty retail, a 16-pumps gas station with convenience mart and a 5,000 square foot high -turnover restaurant. Access is to be provided via a right in/right out only site -driveway located along the east side of Route 11 and a full -access site -driveway located along the north side of Old Charlestown Road. The proposed development will be built -out over a single transportation phase by the year 2010. Figure 1 is provided to illustrate the location of the Bishop-Amari Parcels with respect to the surrounding roadway network. Methodology The scope of study provided in this report is based upon a scoping session with Virginia Department of Transportation (VDOT)/Frederick County staff on March 13, 2007. The traffic impacts accompanying Bishop-Amari Parcels development were obtained through a sequence of activities as the narratives that follow document; • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the Bishop-Amari Parcels, • Distribution and assignment of the Bishop-Amari Parcels generated trips onto the study area road network, • Analysis of capacity and level of service using SYNCHRO for existing and future conditions. PH A Trnrfic Iny�ncr Annhsis of the Bishop Ammi 5,Parcels 2008 October 2 -1-0 Project Number: 15256-1-0 Page 1 • No Scale W Stephenson F[e, — �4 Q 4 tt c' o tt SITE Od C t0'"n Ra d; 11 Figure 1 Vicinity Map: Bishop-Amari Parcels, in Frederick County, VA P008 HP* A Traffic /mnru l Analysis of the Bishop Amari Parcels October 2 -1-0 Project Number: 15256-1-0 Page 2 EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turning movement counts at the intersection of US Route 11/Old Charlestown Road. ADT (Average Daily Traffic) was established along each of the study area roadway links using an assumed "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 10%. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and SYNCHRO levels of service worksheets are included in the Appendix section of this report. PHR+A has provided Table I to show the 95`" percentile back of queue and levels of service for each lane group during existing conditions. PH A Trn c /mpnc! Annl s� i.r of the l3ishon Amari 5,Parcels 2008 October 2 -1-0 Project Number: 15256-1-0 Page 3 0 E No Scale G. Figure 2 HP R+A AM Peak Hour (PM Peak Hour) 1 i Existing Traffic Conditions A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 4 0 0 No Scale no Figure 3 PHR1� AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane Denotes critical unsignalized movement Existing Lane Geometry and Levels of Service A_Trafc Impact Anah'sis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 5 0 0 Table 1 Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95%) Results Existing Conditions Intersection Traffic Control Lane Group/ Approach AM Peak Hour PM Peak Hour LOS Back of Queue LOS Back of Queue WB/LR C 57.0 D 58.0 Route 11 & Old Charlestown Road Unsignalized NB/TR - - - SB/L A 25.0 A 25.0 SB/T - - - * Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet PHP ATrn/rc Lnnact Anah'sis the Bishop -Amen i Parcels 008 October 2 -1-0 Project Number 152Page 6 Page 6 • 0 2010 BACKGROUND CONDITIONS PHR+A increased the existing traffic volumes (Figure 2) along Route 11 and Old Charlestown Road using a growth rate of two percent (2%) per year through Year 2010. Additionally, all trips relating to specific future "other developments" located within the vicinity of the proposed development were included. Based upon the 7"' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 2 to summarize the calculated trips associated with each of the 2010 "other developments". Figure A is provided in the Appendix section of the report to show the location of each of the background developments. Figure 4 shows the 2010 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway. Figure 5 shows the corresponding 2010 background lane geometry and AM/PM peak hour levels of service. SYNCHRO levels of service worksheets are provided in the Appendix section of this report. PHR+A has provided Table 3 to show the 95tb percentile back of queue and levels of service for each lane group during 2010 background conditions. PH A Trn(�c hnpnct Annh sis of the /3ishop toter 5, 200 s October 2 -1-0 Project Number: 15256-1-0 Page 7 0 0 Table 2 2010 "Other" Developments Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total PM Peak Hour In Out Total ADT Rutherford Crossing 130 Industrial Park 215,000 SF 152 33 186 44 164 208 1,814 862 Home Imps Superstore 1 ] 7,000 SF 76 65 140 135 152 287 3,581 815 Discount Store 127,000 SF 73 34 107 321 321 643 7,115 814 Specialty Retail 187,147 SF 139 89 228 207 264 471 8,044 932 H-T Restaurant 5,000 SF 30 28 58 33 21 55 636 934 Fast Food w/ DT 4,500 SF 122 117 239 81 75 156 2,233 932 H-T Restaurant 4,800 SF 29 27 55 32 20 52 610 932 H-T Restaurant 5,500 SF 33 30 63 37 23 60 699 932 H-T Restaurant 7,200 SF 43 40 83 48 31 79 915 912 Drive-in Bank 4,100 SF 28 22 51 94 94 188 1,004 Total 725 485 1,210 1,031 1,165 2,197 26,652 Other Developments 730 FEMA 350 employees 190 24 214 86 191 277 2,713 812 Building/Lumber Store 15,000 SF 26 13 39 33 37 70 639 Total 216 37 253 119 228 347 3,352 Stephenson Village * 210 Single -Family Detached 429 units 77 232 310 255 144 399 4,290 220 Apartment 240 units 20 103 123 100 49 149 1,573 230 Townhouse/Condo 390 units 26 125 150 127 62 189 3,393 251 Elderly Housing - Detach 266 units 29 51 80 78 44 123 1,064 253 Elderly Housing - Attach 72 units 3 2 5 4 3 7 251 Total 155 513 667 564 302 866 10,570 Sempeles Property ** 130 Industrial Park 898,425 SF 459 101 559 154 580 734 5,204 820 Retail 73,500 SF 79 51 130 245 266 511 5,559 Total 538 152 689 399 846 1,245 10,763 North Stephenson (Omps Property) 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 Adams Commercial 150 Warehousing 120,000 SF 78 17 95 19 57 75 792 151 Self -Service Storage 140,000 SF 12 9 21 18 17 35 334 710 Office 120,000 SF 191 26 217 36 177 213 1,535 812 Building/Lumber Store 25,000 SF 44 2I 65 59 67 126 1,024 860 Wholesale Market 150,000 SF 41 34 75 14 17 32 1,010 Total 1 366 107 473 1 146 334 481 1 4,695 * Assumed Phase I build -out for Year 2010 ':*Assumed 75% build -out for Year 2010 PH A Trafrc Imnnet Annlysis of the Bishop-Ammi 5,Parcels 2008 October 2 -1-0 Project Number: 15256-1-0 Page 8 0 0 No Scale' AM Peak Hour(PM Peak Hour) Figure 4 2010 Background Traffic Conditions PH A Traffic Inpnct Annlpsis of the Bishop Loberi 5,Parcels 2008October 15, 2008 Project Number: 15256-1-0 Page 9 0 0 No Scale lntersection Improvements" LOS=C(F) Signalivlion w8, NB - 1 Right w� 4b is 11 ti1 k0�a `Ow„ L: Signalized- "Nan-Yrolleretl Intersection Suggested LOS=C(C) Improvements" NB - 1 Thro `G1 G d ph 3`OIP °41� SITE AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane Denotes critical unsignalized movement Figure 5 2010 Background Lane Geometry and Levels of Service PH A Traffic Impact Anahsis of the Bishop -tuber 5,Parcels 2008October 15, 2008 Project Nulnber: 15256-1-0 Page 10 9 Table 3 Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95 %) Results 2010 Background Conditions (w/ suggested improvements) Intersection Traffic Control Lane Group/ Approach AM Peak Hour PM Peak Hour LOS Back of Queue LOS Back of Queue WB/L E 324.0 D 212.0 WB/R A 71.0 A 48.0 WB LOS D C NB/T NB/T NB/R B A 146.0 25.0 C A 521.0 48.0 Route 11 & Old Charlestown Road Signalized NB LOS B C SB/L A 41.0 D 239.0 SB/T D 1 957.0 B 482.0 SB LOS C C Overall LOS C C Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thm, R: Right Minimum queue length is assumed to be 25 feet PH A Trnffic hnnnct Annhssis of the Bishop-t o er 5,Parcels 2008 October 25 -1-0 Project Number: 15256-1-0 Page I 1 TRIP GENERATION The total trips produced by and attracted to the site were established using the 7t" Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 4 is provided to summarizes the trip generation results for the proposed Bishop-Amari Parcels development. Table 4 Proposed Development: Bishop-Amari Parcels (Route 11/Old Charlestown Road) Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 814 Specialty Retail 15,000 SF 31 20 50 25 32 57 679 853 Conven. Mart w\pumps 16 pumps 137 137 275 154 154 308 8,682 932 H-T Restaurant 5,000 SF 30 28 58 33 21 55 636 Sub -total 198 185 382 212 207 420 9,997 40%Pass-by (Code 853) 55 55 110 62 62 123 3,473 Total "New" Trips 143 130 273 151 146 297 6,524 TRIP DISTRIBUTION AND TRIP ASSIGNMENT PHR+A utilized the trip distribution percentages shown in Figure 6 to assign the Bishop-Alnari Parcels trips (Table 4) throughout the study area roadway network. Figure 7 show the corresponding development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Bishop-Amari Parcels assigned trips (Figure 7) were added to the 2010 background traffic volumes (Figure 4) to obtain 2010 build -out conditions. Figure 8 show the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway network. Figure 9 show the corresponding 2010 build - out lane geometry and AM/PM peak hour levels of service. Tables 5a and 5b are provided to show the 95t1i percentile back of queue and levels of service for each lane group during 2010 build -out conditions to achieve the recommended levels of service "C" and "D", respectively. All SYNCHRO levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Bishop-Amari Parcels R+AOctober 15, 2008 Project Number: 15256-1-0 PH Page 12 No Scale a Figure 6 Trip Distribution Percentages PH A Trnf�c hnpnct Arinhsis of dic Bishop -toter 5,Parcels 2008 October 2 -1-0 Project Number: 15256-1-0 Page 13 • 9 No Scale AM Peak Hour(PM Peak Hour) Figure 7 Development -Generated Trip Assignments P008H A Tragic /mpnci AnnlVsis o(the Bishop -toter Parcels October 25 -1-0 Project Number: 15256-1-0 Page 14 • No Scale M Figure 8 PHR1� AM Peak Hour(PM Peak Hour) 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the Bishop-Ainari Parcels October 15, 2008 Project Number: 15256-1-0 Page 15 0 Improvenrenls" Sign alizalion WB, N13 - 1 Right /*40; Signalized °Non -Proffered hllersectionSuggested w LOS=C(D) mprovements"N11 - 1 Thru edn `01/1 o achieve LOS DTE 11 <,e4_,iUnsignalizedononar, AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane Denotes Turn -lane per VDOT requirement 1` Denotes critical unsignalized movement Figure 9 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Anal ,s� is of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 16 CJ �J Table 5a Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95%) Results 2010 Build -out Conditions (w/ suggested improvements for recommended LOS - 'C') Lane AM Peak Hour PM Peak Hour Intersection Traffic Control Group/ Approach LOS Back of Queue LOS Back of Queue WB/L WB/L D 187.0 D 146.0 WB/R A 70.0 A 52.0 WB LOS C C NB/T NB/T NB/R A A 133.0 25.0 D A 563.0 71.0 Route 11 & Old Charlestown Road Signalized (For LOS "C") NB LOS A C SB/L B 152.0 D 328.0 SB/T C 1172.0 B 1 364.0 SB LOS C C Overall LOS C C Old Charlestown Rd & Site- Drive #I Unsignalized EB/LT A 25.0 A 25.0 WB/TR - - - - SB/LR B 25.0 B 25.0 WB/R - - - - Route 11 &Site -Drive #2 Unsignalized Right In/Out NB/T NB/R SB/T -I - I - - * Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet P008 H A Traffiic Lnpact Anal sLf the Bishop tober Parcels October 25 -1-0 Project Number: 15256-1-0 Page 17 • 9 Table 5b Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95%) Results 2010 Build -out Conditions (w/ suggested improvements for recommended LOS - U) Lane AM Peak Hour PM Peak Hour Intersection Traffic Control Group/ Approach LOS Back of Queue LOS Back of Queue WB/L F 500.0 E 377.0 WB/R A 68.0 B 92.0 WB LOS D D NB/T NB/T NB/R A A 143.0 25.0 E A 587.0 72.0 Route 11 &Old Charlestown Road Signalized (For LOS ("D") NB LOS A D SB/L B 169.0 E 351.0 SB/T D 1216.0 B 427.0 SB LOS D C Overall LOS C D Old Charlestown Rd & Site- Drive # 1 Unsignalized EB/LT A 25.0 A 25.0 WB/TR - - - - SB/LR B 25.0 B 25.0 WB/R - - - - Route 11 &Site -Drive #2 Unsignalized Right In/Out NB/T NB/R SB/T - - - - x Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet P008 H A Trai�c /mpact Ann/ysis o the Bishop-loberi Parcels October 2 -1-0 Project Number: 15256-1-0 Page 18 f In order to determine the right -turn lane requirement along Route 11 during future (2010) traffic conditions at the study area intersections, right -turn lane warrant analyses was completed as per "VDOT Road Design Manual: Guideline for Right Turn Treatment". Accordingly, a northbound right -turn lane will be warranted along Route 11 at the intersection of Route 11/Site-Driveway #2 during 2010 build -out conditions. The aforementioned reference is provided in the Appendix section of this report. Existing + Proposed Development Traffic Conditions For informational purposes, PHR+A has provided analysis for the existing + proposed development -generated traffic conditions to observe the traffic impacts of the proposed development on the study area network. Based upon Synchro analysis results, assuming the proffered (by others) improvements, all the study area intersections will maintain overall levels of service "B" or better. Figure B is provided in the Appendix section of the report to show the ADT and AM/PM peak hour traffic volumes. Figure.0 shows the corresponding existing + proposed development AM/PM peak hour- levels of service in the Appendix section of the report. The following reiterates the off -site roadway improvements recommended for each of the study area intersections: • Route 11/Old Charlestown Road: In order to achieve levels of service "C" or better, this intersection will require traffic signalization, a northbound right -turn lane and a westbound right -turn lane during 2010 build -out conditions. All of the aforementioned improvements are proffered by others at this intersection. Project Number: A Traffic Impact Analysis of the Bishop Amnri Parcels 5, R+A October 2008 152256-0 1-PH Page 19 CONCLUSION Based upon Synchro analysis results, assuming the proffered improvements (by others) as well as non -proffered improvements (suggested) shown in Figure 9; all the study area intersections will maintain levels of service "C" or better during 2010 build -out conditions. The following describes the off -site roadway improvements recommended for the intersection of Route 11/Old Charlestown Road: ➢ Proffered Improvements (by others): - signalization - one westbound right -turn lane - one northbound right -turn lane In addition to the aforementioned proffered improvements, the following non -proffered improvements are suggested at the intersection of Route 11/Old Charlestown Road to maintain levels of service "D" and "C", respectively. ➢ Non -Proffered (Suggested) Improvements (to achieve LOS "D" ): - one northbound through lane ➢ Non -Proffered (Suggested) Improvements (to achieve LOS "C" ): - one westbound left -turn lane NOTE: Funding source for the aforementioned non -proffered improvements have yet to be identified. The bicycle facility is planned for the west side of Route 11 and will not be accommodated adjacent to the site. However, the Proffer Statement provides a monetary contribution towards improvements associated with the Hopewell Road and Brucetown Road realignment. PHP ATrnffic hnnnct Annlysis the Bishop Amm i 5,Parcels 2008 October 25 -1-0 Project Number: 15Page 20 Page 20 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 A Traffic Impact Analysis of Bishop-Amari Parcels (Route 11/01d Charlestown Road) Located in: Frederick County, Virginia Prepared for: Mr. Thomas Amari 285 Baggess Lane, Winchester, VA 22603 Prepared by: Patton Harris Rust & Associates Engineers. Surveyors. Planners. LrndsccpeArchitects. 10212 Governor Lane Boulevard PSuite 1007 H11%AWil,iornsport, Maryland 21795 T 301.223.4010 • F 301 .223.6831 October 15, 2008 OVERVIEW Report Summary Patton Harris Rust & Associates (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Bishop-Amari Parcels located along the east side of Route 11 (Martinsburg Pike), north of Old Charlestown Road, in Frederick County, Virginia. The proposed project is comprised of 15,000 square feet of specialty retail, a 16-pumps gas station with convenience mart and a 5,000 square foot high -turnover restaurant. Access is to be provided via a right in/right out only site -driveway located along the east side of Route 11 and a full -access site -driveway located along the north side of Old Charlestown Road. The proposed development will be built -out over a single transportation phase by the year 2010. Figure 1 is provided to illustrate the location of the Bishop-Amari Parcels with respect to the surrounding roadway network. Methodology The scope of study provided in this report is based upon a scoping session with Virginia Department of Transportation (VDOT)/Frederick County staff on March 13, 2007. The traffic impacts accompanying Bishop-Amari Parcels development were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the Bishop-Amari Parcels, • Distribution and assignment of the Bishop-Amari Parcels generated trips onto the study area road network, • Analysis of capacity and level of service using SYNCHRO for existing and future conditions. PH A Trnf�c Lnpnct Ai�ahsis of the Bishop Amm i 5,Parcels 2008 October 2 -1-0 Project Number: 15256-1-0 Page 1 No Scale Frexco k" .4 Figure I Vicinity Map: Bishop-Amari Parcels, in Frederick County, VA A Traffic Impact Analysis of the BishoL)-Amari Parcels October 15, 2008 R+A Project Number: 15256- 1 -0 PH Page 2 EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turning movement counts at the intersection of US Route 11/Old Charlestown Road. ADT (Average Daily Traffic) was established along each of the study area roadway links using an assumed "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 10%. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and SYNCHRO levels of service worksheets are included in the Appendix section of this report. PHR+A has provided Table 1 to show the 95th percentile back of queue and levels of service for each lane group during existing conditions. PH008 A Traffic /mpact Analysis of the Bishop toter Parcels October 2 -1- Project Number: 15256-1-0 Page 3 No Scale 4- Figure 2 P� IR+A AM Peak Hour (PM Peak Hour) I 1 Existing Traffic Conditions A Traffic Impact Analvsis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 4 No Scale AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane ^ k Denotes critical unsignalized movement Figure 3 Existing Lane Geometry and Levels of Service PH A Tra(itc Lnpact Analvsis oft Brshop toter 5,Parcels 2008 October 2 -1-0 Project Number 15256-I-0 Page 5 i] 1 1 11 Table 1 Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95 %) Results Existing Conditions Intersection Traffic Control Lane Group/ Approach AM Peak Hour PM Peak Hour LOS Back of Queue LOS Back of Queue WB/LR C 57.0 D 58.0 NB/TR - - - - Route 11 & Old Charlestown Road Unsignalized SB/L A 25.0 A 25.0 SB/T I - I - I - I - '" Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet A TrafFc Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 6 2010 BACKGROUND CONDITIONS PHR+A increased the existing traffic volumes (Figure 2) along Route 11 and Old Charlestown Road using a growth rate of two percent (2%) per year through Year 2010. Additionally, all trips relating to specific future "other developments" located within the vicinity of the proposed development were included. Based upon the 71h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 2 to summarize the calculated trips associated with each of the 2010 "other developments". Figure A is provided in the Appendix section of the report to show the location of each of the background developments. Figure 4 shows the 2010 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway. Figure 5 shows the corresponding 2010 background lane geometry and AM/PM peak hour levels of service. SYNCHRO levels of service worksheets are provided in the Appendix section of this report. PHR+A has provided Table 3 to show the 951h percentile back of queue and levels of service for each lane group during 2010 background conditions. PH R+A A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 7 11 Table 2 2010 "Other" Developments Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total PM Peak Hour In Out Total ADT Rutherford Crossing 130 Industrial Park 215,000 SF 152 33 186 44 164 208 1,814 862 Home hupr. Superstore 117,000 SF 76 65 140 135 152 287 3,581 815 Discount Store 127,000 SF 73 34 107 321 321 643 7,115 814 Specialty Retail 187,147 SF 139 89 228 207 264 471 8,044 932 H-T Restaurant 5,000 SF 30 28 58 33 21 55 636 934 Fast Food w/ DT 4,500 SF 122 117 239 81 75 156 2,233 932 H-T Restaurant 4,800 SF 29 27 55 32 20 52 610 932 1-I-T Restaurant 5,500 SF 33 30 63 37 23 60 699 932 I-I-T Restaurant 7,200 SF 43 40 83 48 31 79 915 912 Drive-in Bank 4,100 SF 28 22 51 94 94 188 1,004 Total 725 485 1,210 1,031 1,165 2,197 26,652 Other Developments 730 FEMA 350 employees 190 24 214 86 191 277 2,713 812 Building/Lumber Store 15,000 SF 26 13 39 33 37 70 639 Total 216 37 253 119 228 347 3,352 Stephenson Village * 210 Single -Family Detached 429 runts 77 232 310 255 144 399 4,290 220 Apartment 240 units 20 103 123 100 49 149 1,573 230 Townhouse/Condo 390 units 26 125 150 127 62 189 3,393 251 Elderly Housing - Detach 266 units 29 51 80 78 44 123 1,064 253 Elderly Housing - Attach 72 units 3 2 5 4 3 7 251 Total 155 513 667 564 302 866 10,570 Sempeles Property ** 130 Industrial Park 898,425 SF 459 101 559 154 580 734 5,204 820 Retail 73,500 SF 79 51 130 245 266 511 5,559 Total 538 152 689 399 846 1,245 10,763 North Stephenson (Omps Property) 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 Adams Commercial 150 Warehousing 120,000 SF 78 17 95 19 57 75 792 151 Self -Service Storage 140,000 SF 12 9 21 18 17 35 334 710 Office 120,000 SF 191 26 217 36 177 213 1,535 812 Building/Lumber Store 25,000 SF 44 21 65 59 67 126 1,024 860 Wholesale Market 150,000 SF 41 34 75 14 17 32 1,010 Total 366 107 473 146 334 481 4,695 * Assumed Phase I build -out for Year 2010 ** Assumed 75% build -out for Year 2010 PHPZn A Traf is Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 8 No Scale L ale �``` sh, �a, `���, SITE li 233(Ig4) �(232) 0 i� ", 11lry���� 49(376) /A AM Peak Hour(PM Peak Hour) I Figure 4 2010 Background Traffic Conditions PH A Trn Fc 6npact Annlvsis ofd1e Bishop-Amm i 5,Parcels 2008October 15, 2008 Project Number: 15256-1-0 Pave 9 11 No Scale Signalized Intersection Improrcmcnts" LOS=C(F� Signalizati°n wti, Nli - 1 Right w1 G Signalized Intersection Suggested LOS=C(C) Improvements" Nll - I Thru `G1 G 11 LG,� RO�u rO`6o SITE AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane A Denotes critical unsignalized movement Figure 5 2010 Background Lane Geometry and Levels of Service P008 H A Trct to Gnpact Analysis o the Bishop Loberi Parcels R+A October 25 -1-0 Project Number: 15256-I-0 Page 10 Table 3 Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95%) Results 2010 Background Conditions (w/ suggested improvements) Intersection Traffic Control Lane Group/ Approach AM Peak Hour PM Peak Hour LOS Back of Queue LOS Back of Queue WWI- E 324.0 D 212.0 WB/R A 71.0 A 48.0 WB LOS D C NB/T NB/T NB/R B A 146.0 25.0 C A 521.0 48.0 Route 11 & Old Charlestown Road Signalized NB LOS B C SB/L. A 41.0 D 239.0 SB/T D 957.0 B 482.0 SB LOS C C Overall LOS C C PH2n * Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet A Traffic Impact Analvsis o the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 11 TRIP GENERATION The total trips produced by and attracted to the site were established using the 7t" Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 4 is provided to summarizes the trip generation results for the proposed Bishop-Amari Parcels development. Table 4 Proposed Development: Bishop-Amari Parcels (Route 11/01d Charlestown Road) Trin Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PIVI Peak Hour Out Total ADT 814 Specialty Retail 15,000 SF 31 20 50 25 32 57 679 853 Conven. Mart wlpumps 16 pumps 137 137 275 154 154 308 8,682 932 H-T Restaurant 5,000 SF 30 28 58 33 21 55 636 Sub -total 198 185 382 212 207 420 9,997 40%Pass-by (Code 853) 55 55 110 62 62 123 3,473 Total "New" Trips 143 130 273 151 146 297 6,524 TRIP DISTRIBUTION AND TRIP ASSIGNMENT PHR+A utilized the trip distribution percentages shown in Figure 6 to assign the Bishop-Amari Parcels trips (Table 4) throughout the study area roadway network. Figure 7 show the corresponding development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Bishop-Amari Parcels assigned trips (Figure 7) were added to the 2010 background traffic volumes (Figure 4) to obtain 2010 build -out conditions. Figure 8 show the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway network. Figure 9 show the corresponding 2010 build - out lane geometry and AM/PM peak hour levels of service. Tables 5a and 5b are provided to show the 951h percentile back of queue and levels of service for each lane group during 2010 build -out conditions to achieve the recommended levels of service "C" and "D", respectively. All SYNCHRO levels of service worksheets are included in the Appendix section of this report. PH R+A A Tragic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 12 No Scale Figure 6 II PH R+A 1 Trip Distribution Percentages A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 13 No Scale -I- SITE AM Peak Hour(PM Peak Hour) Figure 7 Development -Generated Trip Assignments PH A Trafitc /mnnct Annlvsis ofthe Bishop toter 5, 200 s October 2 -1-0 Project Number: 15256-I-0 Page 14 No Scale -I- �o� 1h� ti1ro. t Lzz�._ SITE AM Peak Hour(PM Peak Hour) wmramrm 1 Figure 8 2010 Build -out Traffic Conditions PHR1� A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 15 No Scale Signalized-rrouereu toy ourei Intersection Improvements" LOS=D(F) Signalizatlon WB, NIi - I Right q t ChaN tt �14-toaVos'oi Signalized "Non -Proffered Intersection Suggested LOS—C(C) Improvements" NB - I Thru WB - 1 Left G t ��crc ll "To achieve LOS U Sig alized "Non -Proffered Intersection Suggested LOS=C(D) Improvements" Nit - t Thru `G1 lo, "To achieve LOS W Unsignalized Intersection SITE m c Unsignalized Intersechon AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane Denotes Turn -lane per VDOT requirement r Denotes critical unsignalized movement Figure 9 2010 Build -out Lane Geometry and Levels of Service PHR+A AA Traffic Impact Analysis o the Bishop-Anfari Parcels Analysis o the Bisliop-Aniari Parcels October 15, 2008 Project Number: 15256-1-0 Page 16 Table 5a Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95 %) Results 2010 Build -out Conditions (w/ su22ested improvements for recommended LOS - 'C') Lane AM Peak Hour PM Peak Hour Intersection Traffic Control Group/ Approach LOS Back of Queue LOS Back of Queue WB/" WB/L D 187.0 D 146.0 WB/R A 70.0 A 52.0 WB LOS C C NB/T NB/T NB/R A A 133.0 25.0 D A 563.0 71.0 Route 11 & Old Charlestown Road Signalized (For LOS "C") NB LOS A C SB/L B 152.0 D 328.0 SB/T C 1 1172.0 B 364.0 SB LOS C C Overall LOS C C Old Charlestown Rd & Site- Drive #1 Unsignalized EB/LT A 25.0 A 25.0 WB/TR - - - - SB/LR B 25.0 B 25.0 WB/R - - - - Route 11 &Site -Drive #2 Unsignalized Right In/Out NB/T NB/R SB/T - - - PHRA 1 * Assumed 25 feet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 17 11 Table 5b Bishop-Amari Parcels (Route 11/01d Charlestown Road) Levels of Service and Back of Queue (95 %) Results 2010 Build -out Conditions (w/ suggested improvements for recommended LOS - U) Lane AM Peak Hour PM Peak Hour Intersection Traffic Control Group/ Approach LOS Back of Queue LOS Back of Queue WB/L F 500.0 E 377.0 WB/R A 68.0 B 92.0 WB LOS D D NB/T NB/T NB/R A A 143.0 25.0 E A 587.0 72.0 Route 11 &Old Charlestown Road Signalized (For LOS ("D") NB LOS A D SB/L B 169.0 E 1 351.0 SB/T D 1216.0 B 427.0 SB LOS D C Overall LOS C D Old Charlestown Rd & Site- Drive #1 Unsignalized EB/LT A 25.0 A 25.0 WB/TR - - - - SB/LR B 25.0 B 25.0 WB/R - - - - NB/T NB/R Route 11 & Site -Drive #2 Unsignalized Right In/Out SB/T - - - - PIRA * Assumed ZJ teet Vehicle Length EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound L: Left, T:Thru, R: Right Minimum queue length is assumed to be 25 feet A Traffic Impact Anahvis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 18 11 TURN -LANE WARRANT ANALYSIS In order to determine the right -turn lane requirement along Route 11 during future (2010) traffic conditions at the study area intersections, right -turn lane warrant analyses was completed as per "VDOT Road Design Manual: Guideline for Right Turn Treatment". ' Accordingly, a northbound right -turn lane will be warranted along Route 11 at the intersection of Route II/Site-Driveway #2 during 2010 build -out conditions. The aforementioned reference is provided in the Appendix section of this report. Existing + Proposed Development Traffic Conditions For informational purposes, PHR+A has provided analysis for the existing + proposed development -generated traffic conditions to observe the traffic impacts of the proposed development on the study area network. Based upon Synchro analysis results, assuming the proffered (by others) improvements, all the study area intersections will maintain overall levels of service `B" or better. Figure B is provided in the Appendix section of the report to show the ADT and AM/PM peak hour traffic volumes. Figure C shows the corresponding existing + proposed development A WM peak hour levels of service in the Appendix section of the report. The following reiterates the off -site roadway improvements recommended for each of the study area intersections: • Route 11/Old Charlestown Road: In order to achieve levels of service "C" or better, this intersection will require traffic signalization, a northbound right -turn lane and a westbound right -turn lane during 2010 build -out conditions. All of the aforementioned improvements are proffered by others at this intersection. II PH1Zl� 1 A Traffic Impact Analysis o the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 19 CONCLUSION Based upon Synchro analysis results, assuming the proffered improvements (by others) as well as non -proffered improvements (suggested) shown in Figure 9; all the study area intersections will maintain levels of service "C" or better during 2010 build -out conditions. The following describes the off -site roadway improvements recommended for the intersection of Route 11/Old Charlestown Road: ➢ Proffered Improvements (by others): - signalization - one westbound right -turn lane - one northbound right -turn lane In addition to the aforementioned proffered improvements, the following non -proffered ' improvements are suggested at the intersection of Route II/Old Charlestown Road to maintain levels of service "D" and "C", respectively. ➢ Non -Proffered (Suggested) Improvements (to achieve LOS "D"): - one northbound through lane ➢ Non -Proffered (Suggested) Improvements (to achieve LOS "C"): - one westbound left -turn lane NOTE: Funding source for the aforementioned non -proffered improvements have yet to be identified. The bicycle facility is planned for the west side of Route 11 and will not be accommodated adjacent to the site. However, the Proffer Statement provides a monetary contribution towards improvements associated with the Hopewell Road and Brucetown Road realignment. A Traffic Impact Analysis of the Bishop-Amari Parcels October 15, 2008 Project Number: 15256-1-0 Page 20 APPENDIX 11 11 Scopin2 Document "DOTVirginia Department of Transportation PRE -SCOPE OF WORK MEETING FORM Information on the Project and the 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: Patton Harris Rust & Associates c/o Michael Glickman Tele: (301) 223-4010 E-mail: Michael.Glickman@phra.com Developer/Owner Name: Mr. Thomas Amari Telephone: 540-974-1175 E-mail: Project Information Project Name: Bishop Amari Parcels Locality/County: Frederick County Project Location: Project is located along the east side of Route 11 (Martinsburg Pike), north of Old (Attach regional and site Charlestown road, in Frederick County, Virginia. A location map is Attached. specific location ma Submission Type: Comp Plan ❑ Rezoning Q Site Plan ElSubd Plat El Project Description: (Including details on the land use, acreage, phasing, access Commercial Development. location, etc. Attach additional sheet if necessary) Proposed Use(s): (Check all that apply; attach Residential ❑ Commercial Q Mixed Use ❑ Other ❑ additional pages as needed Residential Use(s) Square Feet or Other Variable: Number of Units: ITE LU Code(s): 1• 2. Commercial Use(s): 3. 4. ITE LU Code(s): Other Uses: 1. 814 — Specialty Retail - 15,000 SF ITE LU Code(s): 2. 853 — Convenience Mart w/pumps 1. 2. - 16 pumps 3. 4. 3. 932 — H-T Restaurant - 5,000 SF Independent Variable(s): 1. 2. Total Peak Hour Trip Less than 100 ❑ 100 - 499 Q 500 - 999 ❑ 1,000 or more ❑ Projection It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Traffic Impact Analysis Assumptions Study Period Existing Year: 2007 Build -out Year: 2010 Design Year: - Study Area Boundaries North: Site -Driveway #2 South: Old Charlestown Road East: Site -Driveway #1 West: Route 11 (Attach map) External Factors That Could Affect Project (Planned road improvements, other nearby developments) Consistency With Comprehensive Plan (Land Use, Transportation Plan Available Traffic Data VDOT Data (Historical, forecasts) Trip Distribution Road Name: Route 11 (N) 45% Road Name: Route 11 (S) 50% Road Name: Old Charlestown Rd (E) Road Name: (Attach Sketch) 5% Annual Vehicle Trip 20/0 Peak Period for Study 2 AM Q PM ❑ SAT Peak Hour of the Generator (7-9) (4-6) Growth Rate: 1. Route 11/Old Charlestown Road 6. 2. Old Charlestown Road/Site-Drive #1 7 Study Intersections 3. Route 11/Site-Drive #2 (Right 8 and/or Road Segments (Attach additional sheets as In/Out only) 4. 9. necessary) 5. 10. Trip Adjustment Internal allowance: ❑ Yes Q No Pass -by allowance: ❑✓ Yes ❑ No Factors Reduction: % trips Reduction: 40% trips for Code 853 Software Methodology ✓❑ Synchro ❑ HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM ❑ Other Traffic Signal Proposed or Affected Analysis software to be used, progression speed, cycle length It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions I regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. 11 11 11 TDM Measures Other NOTES on ASSUMPTIONS: 1 SIGNED: ' Applicant or Consultant II II n 11 11 PRINT NAME: Michael Glickman, PE Applicant or Consultant DATE: 10/16/2008 It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions I regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. No Scale Freyco, Figure 1 Vicinity Map: Bishop-Amari Parcels, in Frederick County, VA It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. r No Scale IFigure 2 Trip Distribution Percentages It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions tregarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Table 1 Proposed Development: Bishop-Amari Parcels (Route 11/Old Charlestown Road) Trip Generation Summary Code Land Use Amount In Aiil Peak Hour Out Total In PM Peak Hour Out Total ADT 814 Specialty Retail 15,000 SF 31 20 50 25 32 57 679 853 Conven. Mart w\pumps 16 pumps 137 137 275 154 154 308 8,682 932 H-T Restaurant 5,000 SF 30 28 58 33 21 55 636 Total 198 185 382 212 207 420 9,997 7 It is important for the applicant to provide sufficient information to the county and VDOT staff so that questions tregarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. VDOT Guideline for Riaht-Turn Lane I 1 11 cc D O W a W U_ W vi z D F- F- z C7 rr a 120 100 80 60 40 20 C-15 100 200 300 400 500 600 700 PHV APPROACH TOTAL, VEHICLES PER HOUR LEGEND PHV - Peak Hour Volume (also Design Hourly Volume equivalent) Adiustment for Right Turns For posted speeds at or under 70 km/h (45 mph), PHV right turns > 40, and PHV total < 300. Adjusted right turns - PHV Right Turns - 20 If PHV is not known use formula: PHV = ADT x K x D K = the percent of AADT occurring in the peak hour D = the percent of traffic in the peak direction of flow Note: An average of 11 % for K x D will suffice. GUIDELINES FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) FIGURE C-1-8 Location of Background Developments it n n n 11 11 No Scale y� Ridgeway INO °-9q White Hag R Cyy� SEMPELES PROPERTY 4 c 'J J d well % y 3 u F> Clear. -took --- _ _ a _A e.ucewwn y i f� is ADAMS COMMERCIAL `yaY� Rq Stephensono SITE FEMA & LUMBER STORE STEPHENSON VILLAGE - RUPHERFORD CROSSING '' I NORTH STEPHENSON - - Figure A Location of "Background Developments" Existing + Proposed Development -Generated Traffic ' Conditions 1 No Scale -F- SITE AM Peak Hour(PM Peak Hour) Figure B Existing+Development-Generated Traffic Conditions No Scale Signalized "Proffered (by others) Intersection Improvements" LOS=B(B) Signalizalion WR, NB - 1 Right Unsignalized iIntersection Did c SITE 1� �� O Unsignalized �44 h Intersection 11 O!d Ohara. AM Peak Hour (PM Peak Hour) Denotes Two-way Left turn lane Denotes Turn -lane per VDOT requirement + n * Denotes critical unsignalized movement Figure C Existing+Development-Generated Lane Geometry & LOS Synchro Worksheets Route 11 Bishop-Amari Parcels Existing Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 Lane Configurations Y T. t Volume (vph) 160 9 201 80 8 359 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 150 ' 0 Storage Lanes 1 0 0 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0,993 0.961 Fit Protected 0.955 0.950 Satd. Flow (prot) 1716 0 1739 0 1719 1810 Fit Permitted 0.955 0.950 Said. Flow (perm) 1716 0 1739 0 1719 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 814 403 647 Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor 0.90 0.90 - . 0.90 0.90 0.90 0.90 Adj. Flow (vph) 178 10 223 89 9 399 Shared Lane Traffic (%) Lane Group Flow (vph) 188 0 312 0 9 399 Enter, Blocked Intersection No No No No No 'No . Lane Alignment Left Right Left Right Left Left Median Width(ft) 12, 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16, 16 16 Two way Left Turn Lane Headway Factor 100 .1.00 `. 1.00 .. 1.00" 1.00 1.00 Turning Speed (mph) 15 9 9 15 Sign Control Stop Free Free �,.� Intersection,Summary��t€:... Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 35.0% - ICU Level of Service A Analysis Period (min)15 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels Existing Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 X-* f * Lane Configurations Y T. t Volume (vehlh) 160 9 201 80 8 359 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 178 10 223 89 9 399 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream, signal (ft) pX, platoon unblocked vC, conflicting volume 684 268 " " 312 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 684 268 312 tC,,single (s) 6.4 6.2 ' ; 4.1 tC, 2 stage (s) tF (s) 3.51 3.3 2.2 p0 queue free % 56 99 99 CM capacity (veh/h) 407.. 764 ." 1231 . SW2 ....7-�.... Volume Total " " 188 312 9 399 Volume Left 178 0 9 0 Volume Right 10 89 0 0 cSH 417 1700 1231 1700 Volume to Capacity 0.45 0.18 0.01 0.23 Queue Length 95th (ft) 57 0 1 0 Control Delay (s) 20.5 0.0 7.9 0.0 Lane LOS C A Approach Delay (s) 20.5 0.0 0.2 Approach LOS C lntersectiori=Summary,',. ,_ � �- '� Average Delay 4.3 Intersection Capacity Utilization 35.0% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels Existing Conditions _PM 3: Old Charlestown Rd & Route 11 10/15/2008 Lane Configurations Y 1 t Volume (vph) 110 20 486 139 6 264 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 150 0 Storage Lanes 1 0 0 1 Taper Length (ft) 25 25 25 25 Lane Ufil. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.979 0.970 Fit Protected 0.959 0.950 Said. Flow (prot) 1699 0 1755 0 _ 1719 1810 Fit Permitted 0.959 0.950 Said. Flow (perm) 1699 0 1755 0 1719 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 814 403 647 Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor 0.90 0.90 0.90 0.90' . 0.90 0.90 Adj. Flow (vph) 122 22 540 154 7 293 Shared Lane Traffic (%) Lane Group Flow (vph) 144 0 694 0 7 293 Enter Blocked Intersection . No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) ,12 � , . 12 12. - Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16' 16, 16 Two way Left Turn Lane Headway Factor, 1 00, 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Sign Control Stop Free Free , GG Area, Type: Other Control Type: Unsignalized Intersection Capacity Utilization 48.0% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels Existing Conditions _PM 3: Old Charlestown Rd & Route 11 10/15/2008 � f Lane Configurations Y T+ '� t Volume (veh/h) 110 20 486 139 6 264 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 122 22 540 154 7 293 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC,.conflicting.,volume 924 617 694 vC1, stage 1 conf Vol vC2, stage 2 confvol, vCu, unblocked Vol 924 617 694 tC, single (s) 6.4 6.2 4.1 _ tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 58 95 99 CM capacity (Veh/h) : 293 , : 484 887 birection, Lane:# _, NW,1 ,;' Volume Total 144 694 7 293 Volume Left 122 0 7 0 Volume Right 22 154 0 0' cSH 312 1700 887 1700 Volume to Capacity 0.46 0.41 0.01 0.17 Queue Length 95th (ft) 58 0 1 0 Control Delay (s) 26.1 0.0 9.1 0.0 Lane LOS D A Approach Delay (s) 26.1 0.0 0.2 Approach LOS D Intersection Summary _;,, � � � '� - Average Delay 3.4 Intersection Capacity Utilization 48,0% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 3: Old Charlestown Rd & Route 11 pr% f 'I* Background Conditions _AM 10/15/2008 Lane Configurations r t r t Volume (vph) 264 233 574 137 121 1097 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 150 0 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Fit Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 Fit Permitted 0.950 0.270 Satd. Flow (perm) 1719 1538 1810 1538. 489 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 251 152 Link Speed (mph) 45 45 45 Link Distance (ft) 814 403 647, Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor 0.90 0.90- - 0.90 0.90 0.90, 0.90 Adj. Flow (vph) 293 259 638 152 134 1219 Shared LanaTraffic Lane Group Flow (vph) 293 259 638 152 134 1219 Enter Blocked Intersection No. No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft)"_ -, 12 - 12.12_ Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 , 16 Two way Left Turn Lane Headway:Factor 1.00 1.00 1.00 1.00 1:00 1 00 Turning Speed (mph) 15 9 9 15 Number ofbetectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0, Detector 1 Size(ft) 20 20 6 20 20 6 Detector Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector -2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type pm+ov pm+ov pm+pt Protected Phases 8 1 2 8 1 6 Permitted Phases 8 2 6 Detector Phase 8 1 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 11 11 11 11 11 11 Route 11 Bishop-Amari Parcels Background Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 LaneiGr'oup, `.NWL NWR ';.NET„ ,NER '.,L SWT Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 30.0 14.0 71.0 30.0 14.0 85.0 Total Split (%) 26.1% 12.2% 61.7% 26,1% 12.2% 73.9% Maximum Green (s) 24.0 8.0 65.0 24.0 8.0 79.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead Lag Lead Lead -Lag Optimize? Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None C-Min None None C-Min Act Effct Green (s) 22.4 36.0 67.0 95.4 80.6 80.6 Actuated g/C Ratio 0.19 0.31 0.58 0.83 0.70 0.70 v/c Ratio. " 0,87: 0.40 ; '0.60 0.12 : 0.32 ` 0.96 Control Delay 71.1 5.8 19.1 0.5 7.9 35.0 Queue Delay 0.0 . 0.0- 0.0 0.0 0.0 0.0 Total Delay 71.1 5.8 19.1 0.5 7.9 35.0 LOS E A B A A D" Approach Delay 40.5 15.5 32.3 Approach LOS D B C 90th %ile Green (s) 24.0 8.0 65.0 24.0 8.0 79.0 90th %ile Term Code " Max Max Coord Max Max Coord 70th %ile Green (s) 24.0 8.0 65.0 24.0 8.0 79.0 70th %ile Term Code. Max Max Coord Max Max Coord 50th %ile Green (s) 24.0 8.0 65.0 24.0 8.0 79.0 50th %ile Term Code Max Max Coord Max Max Coord 30th %ile Green (s) 22.3 7.6 67.1 22.3 7.6 80.7 30th %ile Term Code Gap Gap Coord Gap Gap Coord 10th %ile Green (s) 17.6 6.4 73.0 17.6 6.4 85.4 10th %ile Term Code Gap Gap Coord Gap Gap Coord Queue Length 50th (ft) 208 4 302 0 30 778 Queue Length 95th (ft) #350 61 422 9 52 #1179 Internal Link Dist (ft) 734 323 567 Turn Bay Length (ft) 150 150 Base Capacity (vph) 359 658 1055 1321 428 1269 Starvation Cap Reductn 0 0 0 0 0 0, Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced We Ratio 0.82 0.39 0.60 0.12 0.31 0.96 antefsection,SUWmary.� 1 �� a� '.0 ,0", g 7 Area Type: Other Cycle Length:115 Actuated Cycle Length: 115 Offset: 14 (12%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 90 Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 3: Old Charlestown Rd & Route 11 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.96 Intersection Signal Delay: 29.1 Intersection LOS: C Intersection Capacity Utilization 82.4% ICU Level of Service E Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 Background Conditions _AM 10/15/2008 01 �'r o2 *Z 08 14s 1 IMJ71 s It ` 06 85s I 30s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels Background Conditions _PM 3: Old Charlestown Rd & Route 11 10/15/2008 A-- f * -74, Lane Configurations r t r '� t Volume (vph) 232 144 1194 287 244 771 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 200 0 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 At Permitted 0.950 0.048 Satd. Flow (perm) 1719 1538 1610 1538 87 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 160 40 Link Speed (mph) 45 45 45 Link Distance (ft) 814 403 647 Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor - 0.w 0.00 ". 0.90 0.90 0.00 0.90 Adj. Flow (vph) 258 160 1327 319 271 857 Shared Lane Traffic (%) Lane Group Flow (vph) 258 160 1327 319 271 857 Enter Blocked Intersection No . No. No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 12 " . " . 12 12, Link Offset(ft) 0 0 0 Crosswalk Wdth(ft) - 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1" 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading betector'(ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Posifion(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov pm+pt . Protected Phases 8 2 8 1 6 Permitted Phases 8" 2 6 Detector Phase 8 8 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels Background Conditions _PM 3: Old Charlestown Rd & Route 11 10/15/2008 X_1� f -* � / Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 21.0 21.0 84.0 21.0 15.0 99.0 Total Split (%) 17.5% 17.5% 70.0% 17.5% 12.5% 82.5% Maximum Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 Yellow Time (s) 4.0 4.0 4.0 4,0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lag Lead Lead -Lag Optimize? Yes Yes Vehicle Extension (s) 3.0 3.0 . 3.0 3.0 3.0 . 3.0 Recall Mode None None C-Min None None C-Min Act Effct Green (s) 15.0 15.0 78.0, 99.0- .: 93.0 93.0 Actuated g/C Ratio 0.12 0.12 0.65 0.82 0.78 0.78 v/c Ratio . 1.20 0 48, 1.13 0:25 1.43. 0.61 Control Delay 170.8 12.5 91.3 2.5 247.8 8.0 Queue`Delay �., . ` 0.0 �0.0 0.0 0.0 0.0 0.0 Total Delay 170.8 12.5 91.3 2.5 247.8 8.0 Los __ F B F . `A' ,,F . A. Approach Delay 110.2 74.1 65.6 Approach LOS ", ; F . 'E _ E 90th %ile Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 90th %ile Term'Code Max <` Max Coord . ; ° ,' Max-. Max Coord 70th %ile Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 70th °/aile TermCode ; _ _ Max Max Coord Max Max Coord 50th %ile Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 50th "/vile Term Code Max Max Coord;: '- Max'' Max Coord - 30th %ile Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 30th %ile Term "Code . Max " Max Coord ..; Max Max Coord_ 10th %ile Green (s) 15.0 15.0 78.0 15.0 9.0 93.0 10th %ile Term Code Max Max Coord Max- Max Coord Queue Length 50th (ft) -243 0 -1191 36 -235 238 Queue Length 95th (ft), #412 63` #1453 55' 909 333 Internal Link Dist (ft) 734 323 567 Turn Bay Length (ft) 150 200 Base Capacity (vph) 215 332 1177 1276 190 1403 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 1.20 0.48 1.13 0.25 1.43 0.61 In0696t�on:Sti`roma k �Pb� ���� .... .��i&r��xY¢,�i��Z, Area Type: Other Cycle Length: 120 Actuated Cycle Length: 120 Offset: 15 (13%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 120 Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 3: Old Charlestown Rd & Route 11 Control Type: Actuated -Coordinated Maximum v/c Ratio: 1.43 Intersection Signal Delay: 75.8 Intersection LOS: E Intersection Capacity Utilization 104.2% ICU Level of Service G Analysis Period (min)15 — Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 Background Conditions _PM 10/15/2008 01 !' 02 15s 1 1?184s 06`i o8 99 s =: 21 s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop Amari Parcels 2010 Background Conditions_AM_Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 � f '* '-A � / Lane Configurations r tt r t Volume (vph) 264 233 574 137 121 1097 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 150 0 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 0.95 1.00 1.00 1.00 Fri: 0.850 0.850 Fit Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 3438 1538 1719 1810 Fit Permitted 0.950 0.336 Satd. Flow (perm) 1719 1538 3438 1538 608 1810 " Right Turn on Red Yes Yes Satd. Flow (RTOR) 213 152 Link Speed (mph) 45 45 45 Link Distance (ft) 814 403 647 Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor" 0.90 0.90 0.90 0.90 0.96 "' 0.90 Adj. Flow (vph) 293 259 638 152 134 1219 Shared Lane Traffic Lane Group Flow (vph) 293 259 638 152 134 1219 Enter Blocked Intersection No No No . " . < No No No ". Lane Alignment Left Right Left Right Left Left Median Width(ft). "" 12 ' "12 :12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16, 16 16 Two way Left Turn Lane Headway Factor 1.00 " : 1.60 " 1:00 " " 1.00 "= " 1.00 1:00 " Turning Speed (mph) 15 9 9 15 Number of Detectors 1 -" 1: " .: 2 -. 1 " 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 "" 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) . 0.0 0.0 " 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type pm+ov pm+ov pm+pt Protected Phases 8 1 2 8 1 6 Permitted Phases 8 2 6 Detector Phase 8 1 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Ll 0 Route 11 Bishop Amari Parcels 2010 Background Conditions_AM_Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 �.. `',;NET -NCR .,� SWL.'SWT. �`,,., � a. `.%; ....:�, .. � :7r. Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 22.0 16.0 52.0 22.0 16.0 68.0 Total Split (%) 24.4% 17.8% 57.8% 24.4% 17.8% 75.6% Maximum Green (s) 16.0 10.0 46.0 16.0 10.0 62.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0. 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead Lag Lead Lead -Lag Optimize? Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None C-Min None None C-Min Act Effct Green (s) 16.4 30.2 47.8 70.1 61.6 61.6 Actuated g/C Ratio 0.18 0.34 0.53 0.78 0.68 0.68 We Ratio_ 0.94" 0.39 , " 0.35 0.12 0.26 0.08 Control Delay 75.8 7.1 13.0 0.7 6.1 37.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 ". Total Delay 75.8 7.1 13.0 0.7 6.1 37.2 LOS E A B A A D Approach Delay 43.6 10.6 34.1 Approach LOS D B C 90th %ile Green (s) 16.0 9.7 46.3 16.0 9.7 62.0 90th %ile Term Code Max Gap Coord Max Gap _ Coord 70th %ile Green (s) 16.0 8.6 47.4 16.0 8.6 62.0 70th %ile Term Code Max Gap Coord Max Gap " " Coord 50th %ile Green (s) 16.0 7.8 48.2 16.0 7.8 62.0 50fh %ile Term Code Max Gap Coord Max Gap Coord 30th %ile Green (s) 16.0 7.1 48.9 16.0 7.1 62.0 30th %ile "Term Code Max Gap Coord Max Gap Coord 10th %ile Green (s) 17.8 6.2 48.0 17.8 6.2 60.2 10th %ile Term Code Gap Gap Coord Gap Gap Coord Queue Length 50th (ft) 167 18 102 0 22 571 Queue Length 95th (ft) #324 71 146 12 41 #957 Internal Link Dist (ft) 734 323 567 Turn Bay Length (ft) 150 150 Base Capacity (vph) 313 689 1825 1232 540 1247 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.94 0.38 0.35 0.12 0.25 0.98 Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 16 (18%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 90 Patton Harris Rust & Associates Synchro 7 - Report ' Page 2 Route 11 Bishop Amari Parcels 2010 Background Conditions_AM_Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0,98 Intersection Signal Delay: 29.2 Intersection LOS: C Intersection Capacity Utilization 82.4% ICU Level of Service E Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Solits and Phases: 3: Old Charlestown Rd & Route 11 01 7,xo2 08 16s 5 2 s 06 68 s :_ 22 s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop Amari Parcels 2010 Background Conditions_PM_Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 Lane Configurations r tt r t Volume (vph) 232 144 1194 287 244 771 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 150 0 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 0.95 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 3438 1538 1719 1810 At Permitted 0,950 0.085 Satd. Flow (perm) 1719 1538 3438 1538 154 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 160 163 Link Speed (mph) 45 45 45 Link bistance (ft) 814 . - 403 647 Travel Time (s) 12.3 6.1 9.8 Peak Hour Factor 0.90' ' '0.90 0.90. 0.90 0.90 0.90 Adj. Flow (vph) 258 160 1327 319 271 857 Shared Lane Traffic (%) Lane Group Flow (vph) 258 160 1327 319 271 857 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor, 1.00 1.06 1.00 1.00-' 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1 2 1 .1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 1 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov pm+pt, Protected Phases 8 2 8 1 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 11 Route 11 Bishop Amari Parcels 2010 Background Conditions_PM_Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 Switch Phase Minimum Initial (s) Minimum Split (s) Total Split (s) Total Split (%) Maximum Green (s) Yellow Time (s) All -Red Time (s) Lost Time Adjust (s) Total Lost Time (s) Lead/Lag Lead -Lag Optimize? Vehicle Extension (s) Recall Mode Act Effct Green (s) Actuated g/C Ratio v/c Ratio Control Delay Queue Delay Total Delay LOS Approach Delay Approach LOS 90th %ile Green (s) 90th %ile Term Code_ _ 70th %ile Green (s) 70th %ile Term Code 50th %ile Green (s) 50th %ile Term Code 30th %ile Green (s) 30th %ile Term Code 10th %ile Green (s) 10th %ile Term Code Queue Length 50th (ft) Queue Length 95th (ft) Internal Link Dist (ft) Turn Bay Length (ft) Base Capacity (vph) Starvation Cap Reductn Spillback Cap Reductn Storage Cap Reductn Reduced We Ratio 6.0 6.0 6.0 6,0 6.0 6.0 12.0 12.0 12.0 12.0 12.0 12.0 28.0 28.0 43.0 28.0 19.0 62.0 31.1% 31.1% 47,8% 31.1% 21.1% 68.9% 22.0 22.0 37.0 22.0 13.0 56.0 4.0 4.0 4.0 4.0 4.0 4.0 2.0 2.0 2.0 2.0 2.0 2.0 0.0 0.0 0.0 0.0 0,0 0.0 6.0 6.0 6.0 6.0 6.0 6.0 Lag Lead Yes Yes 3.0 3.0 ' 3.0 3.0 3.0 3.0` None None C-Min None None C-Min 18.3 18.3 41.1 65.3 59.7 59.7 0.20 0.20 0.46 0.73 0.66 0.66 0.74,, 06 :: 0.85 0.27 0.84 - 0.71 46.3 7.3 29.6 2.7 44.0 14,9 0.0 0.0 0.0 00 0.0 0.0 46.3 7.3 29.6 21 44.0 14.9 D. 'A C A' D B 31.4 24.4 21.9 C .. C �._ _. ,-C_ 22.0 22.0 37.0 22.0 13.0 56.0 Max : ' Max-,", Coord,: Max _ �� Max Coord 22.0 22.0 37.0 22.0 13.0 56.0 Max Max Coord Max Max Coord 19.4 19.4 37.0 19.4 15.6 58.6 Gap , Gap Coord, Gap Max , Coord 15.9 15.9 43.5 15.9 12.6 62.1 Gap Gap Coord Gap Gap Coord 12.0 12.0 50.8 12.0 9.2 66.0 Gap Gap Coord Gap Gap Coord 136 0 371 26 98 288 212 48 #521 48 #239 482 734 323 567 150 150 420 497 1568 1218 337 1201 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.61 0.32 0.85 0.26 0.80 0.71 Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 19 (21%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 70 Patton Harris Rust & Associates Synchro 7 - Report Page 2 ' Route 11 Bishop Amari Parcels 2010 Background Conditions —PM —Improvements 3: Old Charlestown Rd & Route 11 10/15/2008 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.85 Intersection Signal Delay: 24.4 Intersection LOS: C Intersection Capacity Utilization 74.4% ICU Level of Service D Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 01 /*o2 19 S oG 08 62 s 28 s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 A f -,.k � / Lane Configurations r t r Volume (vph) 356 239 631 151 213 1070 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 150 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util, Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 Fat Permitted 0.950 0.293 Satd. Flow (perm) 1719 1538 1810 1538 530 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 245 Link Speed (mph) 45 45 45 Link Distance,(ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 0.90 0.90 . 0.90 0.90 Adj. Flow (vph) 396 266 701 168 237 1189 Shared Lane Traffic (%), Lane Group Flow (vph) 396 266 701 168 237 1189 Enter Blocked Intersection No No No No No . ` ` No Lane Alignment Left Right Left Right Left Left Median.Width(ft)=, - 12 _ _ 12 12 _ - Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Headway Factor:: 1_.00 1.0101. 1.00. 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1. ' 2, 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8` 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 NWL... Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 27.0 27.0 63.0 27.0 63.0 63.0 Total Split (%) 30.0% 30.0% 70.0% 30.0% 70.0% 70.0% Maximum Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 ' Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag ' Lead -Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode Min Min C-Max Min C-Max C-Max ' Act Effct Green (s) Actuated g/C Ratio 21.0 : 0.23 21.0. 0.23 57.0 0.63 90.0 1.00 57.0 0.63 57.0 0.63 v/c Ratio 0.99 0.49 0.61 0.11 0.71 1.04 Control Delay 78.4 8.5 12.8 0.1 25.4 55.5 Queue Delay 0.0 0.0 0.0 0.0 ... 0.0 0.0 . Total Delay 78.4 8.5 12.8 0.1 25.4 55.5 LOS E A B A " C E. Approach Delay Approach LOS 50.3 D.. 10.3 B 50.5 D. 90th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 90th %ile Term Code Max Max Coord Max Coord Coord ' 70th %ile Green (s) 70th %ile Term Code 21.0 Max 21.0 Max 57.0 Coord 21.0 Max 57.0 Coord 57.0 Coord 50th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 50th %ile Term Code Max Max Coord Max Coord Coord 30th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 30th %ile Term Code Max Max Coord Max Coord Coord 10th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 10th %aile Term Code Queue Length 50th (ft) Max 225 Max 9 Coord 214 Max 0 Coord 80 Coord -736 Queue Length 95th (ft) #409 73 320 0 #226 #980 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 150 200 250 Base Capacity (vph) 401 547 1146 1538 336 1146 Starvation Cap Reductn 0 0 0 0 0 0 ' Spillback Cap Reductn Storage Cap Reductn 0 0 0 0. 0 0 0 0 0 0 0 0. Reduced v/c Ratio 0.99 0.49 0.61 0.11 0.71 1.04 z ntersectiort.Summary<�...,,�..i,z. Area Type: Other Cycle Length: 90 . Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 90 ' Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 3: Old Charlestown Rd & Route 11 10/15/2008 Control Type: Actuated -Coordinated Maximum v/c Ratio: 1.04 Intersection Signal Delay: 38.6 Intersection LOS: D Intersection Capacity Utilization 86.0% ICU Level of Service E Analysis Period (min) 15 Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 m2 4Z 08 63 s 06 63s ` 27 st Patton Harris Rust & Associates Synchro 7 - Report Page 3 , Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 5: Site Dr#2 & Route 11 10/15/2008 Lane Configurations r t r t Volume (vph) 0 79 786 85 0 1282 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Flt Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 At Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 88 873 94 0 1424 Shared Lane_ Traffic (%) Lane Group Flow (vph) 0-11 88 873 . 94 0 1424 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 0 12 12 Link Offset(ft) : 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn_ Lane, Yes Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed_ (mph) 15 9 _ 9, 15 Sign Control Stop Free Free Inte sr Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min)15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 Route 11 Bishop-Amari Parcels 5: Site Dr#2 & Route 11 fir- f �( � / Lane Configurations r t r t Volume (veh/h) 0 79 786 85 0 1282 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 88 873 94 0 1424 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL ' Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.77 0.77 0.77 vC, conflicting volume 2298 873 968 vC1, stage 1 conf vol 873 vC2,"stage 2 co nf vol 1424 . vCu, unblocked vol 2541 682 805 tC; single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF(s) 3.5 3.3 _ 2.2 p0 queue free % 100 74 100 cM"capacity (veh/h), .- 182 3.41, "" 618 2010 Build -out Conditions AM 10/15/2008 Volurne.Total � _ "88, , °873" 94 : 1424 " Volume Left 0 0 0 0 Volume" Right " _ 88" : ' , _. 0. 94 0 cSH 341 1700 1700 1700 Volume to Capacity 0.26 0.'51 0.06 6.84 Queue Length 95th (ft) 25 0 0 0 Control Delay (s) 19.2 0.0 0.0 0.0 Lane LOS C Approach Delay (s) 19.2 0.0 0.0 Approach LOS C Average Delay 0.7 Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 fl F-i Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 LaneGtoup ; :`SEL 3"SET. NWT AWR. `SWL �SWR °" Lane Configurations 4 T Y Volume (vph) 106 258 497 7 6 99 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.998 0.873 Fit Protected 0.986 0.997 Said. Flow (prot) 0 1784 1806 0 1575 0 Fit Permitted 0.986 0.997 Satd. Flow (perm) 0 1784 1806 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11.9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 118 287 552 8 7 110 Shared Lane Traffic (%) Lane Group. Flow (vph) 0, 405 . 560 0 117 . 0 Enter Blocked Intersection No No No No No No Lane Alignment Left ` Left Left Right Left Right Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Free Free Stop Area Type. Other Control Type: Unsignalized Intersection Capacity Utilization 62.5% ICU Level of Service B Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _AM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 -,-* "4 *\ f � )L-. r Lane Configurations Volume (veh/h) 106 258 497 7 6 99 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 118 287 552 8 7 110 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None , None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 560 1078 556 vC1, stage 1 conf vol vC2, stage 2 conf Vol vCu, unblocked vol 560 1078 556 tC, single (s) 4.1 6.4, 6.2 tC, 2 stage (s) IF (s). 2.2 . - 3.5 , .: 3.3 p0 queue free % 88 97 79 cm capacity (veh/h) 996, :211-. _ 525 Direction Lane Volume Total '404'' ',560. 117 Volume Left 118 0 7 Volume Right 0 8 110 cSH 996 1700 484 Volume to Capacity 0.12 0.33 0.24 Queue Length 95th (ft) 10 0 23 Control Delay (s) 3.6 0.0 14.8 Lane LOS A B Approach Delay (s) 3.6 0.0 14.8 Approach LOS B y Inter..".x, w4mv M ggp ;."�,._ �.. Average Delay 2.9 Intersection Capacity Utilization 62.5% ICU Level of Service B Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _PM 3: Old Charlestown Rd & Route 11 10/15/2008 *--I- f -,* � / La'ne;Group NWL .: NWR, NET, ;NER iSWL , iSWT :< Lane Configurations r t r t Volume (vph) 335 152 1254 302 343 740 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 150 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util, Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 At Permitted 0.950 0.070 Satd. Flow (perm) 1719 1538 1810 1538 127 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 57 Link Speed (mph) 45 45 45 Link Distance (ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90-- 0.90 Adj. Flow (vph) 372 169 1393 336 381 822 Shared Lane Traffic (%) Lane Group Flow (vph) 372 169 1393 336 381 822 Enter Blocked Intersection , No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 1.6 .. 16 . Two way Left Turn Lane Yes Headway Factor 1.00 1.00 ' 1.00 . 1.00 1.00.- -1.00. Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0- 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 1 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report I Page 1 Route 11 Bishop-Amari Parcels 2010 Build-out'Conditions_PM 3: Old Charlestown Rd & Route 11 10/15/2008 Ar-11. i ( --A � / . Lene,GrQup. ... NWL Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 27.0 27.0 63.0 27.0 63.0 63,0 Total Split (%) 30.0% 30.0% 70.0% 30.0% 70.0% 70.0% Maximum Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead -Lag Optimize? Vehicle"Extension (s) 3.0 3.0. 3.0 3.0 3A, 3.0 Recall Mode Min Min C-Max Min C-Max C-Max Act Effct Green (s) 20.8 20.8 :" 57.12 90.0 57.2 57' 2 Actuated g/'C Ratio 0.23 0.23 0.64 1.00 0.64 0.64 v/c Ratio 0.94 : . 0.42 1.21", - " 0.22 4.76, , : 0,71 Control Delay 67.7 22.9 123.1 0.3 1721.1 15.5 QueueDelay 0.0 -0.0 °, " ` 0.0 0.0 - _ 0.01 0.0 Total Delay 67.7 22.9 123.1 0.3 1721.1 15.5 Los E _ C F" A F B Approach Delay 53.7 99.3 555.E Approach LOS ". D F . F ". 90th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 90th %ile Term Code ".. �: Max Max Coord, ',, Max", Coord Coord 70th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 70th %oile.Term`Code Max Max. Coord Max Coord. Coord - 50th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 50th %ile Term Code Max Max - . Coord Max Coord Coord 30th %ile Green (s) 21.0 21.0 57.0 21.0 57.0 57.0 30th %ile Term Code Max Max Coord. Max Coord Coord 10th %ile Green (s) 19.9 19.9 58.1 19.9 58.1 58.1 10th %ile Term Code Gap Gap Coord Gap Coord Coord Queue Length 50th (ft) 208 53 -980 0 -369 282 Queue Length 95th (ft) #377 113 ' #1231 0 #546 427 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 150 200 250 Base Capacity (vph) 401 403 1150 1521 80 1150 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.93 0.42 1.21 0.22 4.76 0.71 .�� Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 45 Patton Harris Rust & Associates Synchro 7 - Report Page 2 , Route 11 Bishop-Amari Parcels 3: Old Charlestown Rd & Route 11 Control Type: Actuated -Coordinated Maximum v/c Ratio: 4.76 Intersection Signal Delay: 250.3 Intersection LOS: F Intersection Capacity Utilization 118.6% ICU Level of Service H Analysis Period (min) 15 Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: I Old Charlestnwn Rd & Route 11 2010 Build -out Conditions PM 10/15/2008 02 08 63 s Jbf , 06 63 s 1,fl, 27 s ?` Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _PM 5: Site Dr#2 & Route 11 10/15/2008 X_* f I-3k Lane Configurations r t F t Volume (vph) 0 89 1315 91 0 1083 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Flt Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 Flt Permitted Said. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 99 .1461 101 0 1203 Shared Lane Traffic (%) Lane Group Flow (vph) 0 99 1461 " 101 0 1203 Enter Blocked Intersection No No No No No No Lane Alignment Left_ ,Right Left Right Left 'Left - Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0. . Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 - 9 15 - Sign Control Stop Free Free Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 11 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _PM 5: Site Dr#2 & Route 11 10/15/2008 )rN f --* � / Movement , NWL. < NWR . s NET.',. NER SWL.... SWT. Lane Configurations r t r Volume (veh/h) 0 89 1315 91 0 1083 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 99 1461 101 0 1203 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.37 0.37 0.37 vC, conflicting volume 2664, 1461 1562 vC1, stage 1 conf vol 1461 vC2, stage 2 conf vol ' 1203 vCu, unblocked vol 4616 1396 1667 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) 3.5 3.3 2.2 p0 queue free % 100 0 100 cm. oapacity (veh/h) 77 64 141 Direction Lane # , NW 11. :NE 1 NE 2"^SW 1 , 77 -77- Volume Total 99 1461 101 1203 Volume Left 0 0 0 0 Volume Right 99 0 101 0 cSH 64 1700 1700 1700 Volume to Capacity 1.55 0.86 0.06 0.71 Queue Length 95th (ft) 217 0 0 0 Control Delay (s) 421.3 0.0 0.0 0.0 Lane LOS F Approach Delay (s) 421.3 0.0 0.0 Approach LOS F intersection,Summary ; Average Delay 14.5 Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report IPage 5 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions PM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 11-0 � f � r_. Lane Configurations +' T+ Volume (vph) 114 531 376 8 7 111 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.997 0.873 Flt Protected 0.991 0.997 Satd, Flow (prot) 0 1793 1804 0 1575 0 FIt Permitted 0.991 0.997 Satd. Flow (perm) 0 1793 1804 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11.9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 127 590 418 9 8 123 Shared Lane Traffic (%) Lane Group Flow (vph) 0 ,717 427 " 0 131 0 Enter Blocked Intersection No No No No No No Lane Alignment Left. Left Left Right Left Right Median Width(ft) 12 12 12 LinkOffset(ft) 0 0" 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 _�- ." 15_". g Sign Control Free Free Stop ._, nfersect�o Siirrrma��rr _ %'T 'Snksc' �£ Area Type: Other Control, Type: Unsignalized Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions _PM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 Movement SEL . ::'SE7 . =: NWT . NWR sWL Lane Configurations t, Volume (veh/h) 114 531 376 8 7 111 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 127 590 418 9 8 123 Pedestrians Lane Width (ft) Walking Speed (f /s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 427 1266 422 vC1, stage 1 conf vol vC2 stage 2 conf vol vCu, unblocked vol 427 1266 422 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) 2.2 3.5 3.3" p0 queue free % 89 95 80 cM capacity (vehlh) _ 1117 163 625 _; Directionr,t�ane # �. -; Volume Total 717 427 131 Volume Left 127 0 8 Volume Right ' 0 9 123 cSH 1117 1700 535 Volume to Capacity 6.11 0.25 0.24 Queue Length 95th (ft) 10 0 24 Control Delay (s) 2.8 0.0 13.9 Lane LOS A B Approach Delay (s) 2.8 0.0 13.9 Approach LOS B Average Delay 3.0 Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS D 3: Old Charlestown Rd & Route 11 10/15/2008 *__II f � / Lane Configurations r tt r I t Volume (vph) 356 239 631 151 213 1070 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 0.95 1.00 1.00 1.00 Frt 0.850 0,850 Fit Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 3438 1538 1719 1810 Fit Permitted 0.950 0.363 Satd. Flow (perm) 1719 1538 3438 1538 657 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 266 ' Link Speed (mph) 45 45 45 Link Distance (ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90`'-: 6.90 0.90 ` 0.90 0.90 .. Adj. Flow (vph) 396 266 701 168 237 1189 Shared Lane Traffic (%) Lane Group Flow (vph) 396 266 701 168 237 1189 Enter Blocked Intersection, _ No No `. _ No No . No No - Lane Alignment Left Right Left Right Left Left Median Width(ft) """ 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Headway Factor 1.00" 1.00 uo ` 1m 1 o 1.00 - Turning Speed (mph) 15 9 9 15 Number of Defectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1.Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) " 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0,0 0.0 Turn Type Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 I � I i I � ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS D 3: Old Charlestown Rd & Route 11 10/15/2008 � f X � � X, Lane:Grotlp.. , NWL,' R NET. ' ,NER : SWL' SWT ,' 1 Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 35.0 35.0 85.0 35.0 85.0 85.0 Total Split (%) 29.2% 29.2% 70.8% 29.2% 70.8% 70.8% Maximum Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead -Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode Min Min None Min None None Act Effct Green (s) 28.7 28.7 79.0 119.7 79.0 79.0 Actuated g/C Ratio 0.24 0.24 0.66 1.00 0.66 0.66 vlc Ratio 0.96 0.47 0.31 0.11 _ 0.55 0.99 Control Delay 81.1 7.3 9.2 0.1 16.8 46.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 81.1 7.3 9.2 0.1 16.8 46.0 LOS ' F A A A B D Approach Delay 51.4 7.4 41.2 Approach LOS' D A D 90th %ile Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 90th %Ile Term Code Max Max Hold Max Max Max 70th %ile Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 70th %ile Term Code Max Max Hold Max Max Max 50th %ile Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 50th %ile Term Code Max Max Hold Max Max Max 30th %ile Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 30th %ile Term Code Max Max Hold Max Max Max 10th %ile Green (s) 27.6 27.6 79.0 27.6 79.0 79.0 10th %ile Term Code Gap Gap Hold Gap Max Max Queue Length 50th (ft) 304 0 112 0 90 844 Queue Length 95th (ft) #500 68 143 0 169 #1216 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 200 250 . Base Capacity (vph) 416 574 2268 1526 434 1195 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.95 0.46 0.31 0.11 0.55 0.99 ' Area Type: Other Cycle Length: 120 Actuated Cycle Length:119.7 ' Natural Cycle: 90 Control Type: Actuated -Uncoordinated Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS D 3: Old Charlestown Rd & Route 11 10/15/2008 Maximum v/c Ratio: 0.99 Intersection Signal Delay: 33.5 Intersection LOS: C Intersection Capacity Utilization 86.0% ICU Level of Service E Analysis Period (min) 15 90th %ile Actuated Cycle: 120 70th %ile Actuated Cycle: 120 50th %ile Actuated Cycle: 120 30th %ile Actuated Cycle: 120 10th %ile Actuated Cycle: 118.6 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. SDlits and Phases- 3- Old Charlestnwn Rd & Rniita 11 o2 `i 08 85s 06 85s "35s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS D 5: Site Dr#2 & Route 11 10/15/2008 X-N f f ,-* � / NWR " $NET.: `NER :, SWL,'; : SWT Lane Configurations r t r t Volume (vph) 0 79 786 85 0 1282 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 150 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Fit Protected Said. Flow (prot) 0 1565 1810 1538 0 1810 Fit Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor : 0.90 0.90 . 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 88 873 94 0 1424 Shared Lane Traffic (%) Lane Group Flow (vph) 0 88 873 94 0 1424 Enter Blocked Intersection No No. No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) " 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 . 1.00 Turning Speed (mph) 15 9 9 15 Sign Control Stop Free Free Infersectton.Siimmary _ �.: -`s Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report I Page 4 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS D 5: Site Dr#2 & Route 11 10/15/2008 Lane Configurations r t r t Volume (veh/h) 0 79 786 85 0 1282 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 88 873 94 0 1424 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.87 0.87 0.87 vC, conflicting volume 2298 873. 1 968 vC1, stage 1 conf vol 873 vC2, stage 2 conf vol 1424 vCu, unblocked vol 2421 776 885 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) 3.5 3.3 2.2 p0 queue free % 100 74 100 cM capacity (veh/h) 185 340. 651.' Volume Total . -. 88' - _ 873 94 1424 Volume Left 0 0 0 0 Volume Right 88 0 94 0 cSH 340 1700 1700 1700 Volume to Capacity 0.26 0.51 0.06 6.84 Queue Length 95th (ft) 25 0 0 0 Control Delay (s) 19.2 0.0 0.0 .. "0.0 Lane LOS C Approach Delay (s) 19.2 0.0 0.0 Approach LOS C Average Delay 0.7 Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS D 7: Old Charlestown Rd & Site Dr#1 10/15/2008 Lane Configurations Volume (vph) 106 258 T+ 497 7 6 99 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util, Factor 1,00 1.00 1.00 1,00 1,00 1.00 Frt 0.998 0.873 ' Flt Protected 0.986 0.997 Satd. Flow (prot) 0 1784 1806 0 1575 0 Flt Permitted Satd. Flow (perm) 0 0.986 1784 1806 0 0.997 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 ' Travel Time (s) Peak Hour Factor 0.90 12.3 0.90 11.9 0.90 0.90 4.8 0.90 0.90 Adj. Flow (vph) 118 287 552 8 7 110 ' Shared Lane Traffic (%) Lane Group Flow (vph) 0 405 560 0 117, 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Left Left Right Left Right ' Median Width(ft) Link Offset(ft) 12 0 12 0 12 0 Crosswalk Width(ft) 16 16 16 ' Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 . 9 15 9 Sign Control Free Free Stop )nterSectlori Summary . � � R � �' Area Type. Other Control Type: Unsignalized Intersection Capacity Utilization 62.5% Analysis Period (min) 15 ICU Level of Service B �I I Patton Harris Rust & Associates Synchro 7 - Report ' Page 6 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS D 7: Old Charlestown Rd & Site Dr#1 10/15/2008 •ter � � � '"_' Lane Configurations +' T. Y Volume (veh/h) 106 258 497 7 6 99 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 118 287 552 8 7 110 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 560 1078 556 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 560 1078 556 tC; single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) , . "- 2.2 '-3.5 3.3' p0 queue free % 88 97 79 cm capacity (veh/h)" 996 211 525 �. f Direction, Lane:#SE 1 NW 1 SV111t>e 1���s �1� 'A'... Volume Total404 " �118 560 ` :'` ' 117 Volume Left 0 7 Volume Right 0 8 " 110 cSH 996 1700 484 Volume to Capacity 0.12" 0.33 .' 0.24 Queue Length 95th (ft) 10 0 23 Control Delay (s) 3.6 0.0 . 14.8 Lane Los A B Approach Delay (s) 3.6 0.0 14.8 Approach LOS B Average Delay 2.9 Intersection Capacity Utilization 62.5% ICU Level of Service B Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions -PM -Improvement for LOS D 3: Old Charlestown Rd & Route 11 10/15/2008 Lane Group . NWL. NWR : < .;NET .. NER SWT Lane Configurations r tt r t Volume (vph) 335 152 1254 302 343 740 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 0.95 1.00 1.00 1.00 Frt 0,850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 3438 1538 1719 1810 Flt Permitted 0.950 0.098 Satd. Flow (perm) 1719 1538 3438 1538 177 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 8 116 Link Speed (mph) 45 45 45 Link Distance (ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 0.90 . 0.90 0.90 0.90 Adj. Flow (vph) 372 169 1393 336 381 822 Shared Lane Traffic (%) Lane Group Flow (vph) 372 169 1393 336 381 822 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft). 16 16 16 Two way Left Turn Lane Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 ` 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type pm+ov pm+ov pm+pt Protected Phases 8 1 2 8 1 6 Permitted Phases 8 2 6 Detector Phase 8 1 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions -PM -Improvement for LOS D ' 3: Old Charlestown Rd & Route 11 10/15/2008 *_111 i * � / Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6,0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 27.0 22.0 41.0 27.0 22.0 63.0 Total Split (%) 30.0% 24.4% 45.6% 30.0% 24.4% 70.0% Maximum Green (s) 21.0 16.0 35.0 21.0 16.0 57.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead Lag Lead Lead -Lag Optimize? Yes Yes Yes Vehicle Extension (s) : , 3.0 3.0 3.0 3.0' 3.0 3.0 Recall Mode Min None None Min None None Act Effct Green (s) - 20.7 42.7 35.0 61.7, 57.0 57.0 Actuated g/C Ratio 0.23 0.48 0.39 0.69 0.64 0.64 v/c Ratio 0.94 0.23 1.04 0.31 0.98 - '0.72 Control Delay 67.4 14.1 63.7 4.3 67.9 15.5 Queue Delay 0.0 O.p 0.0 0.0. 0.0 0.0 Total Delay 67.4 14.1 63.7 4.3 67.9 15.5 LOS: E B E A E B Approach Delay 50.8 52.1 32.1 Approach LOS " _ D _ _ D C 90th %ile Green (s) 21.0 16.0 35.0 21.0 16.0 57.0 90th °/oile Term Code Max Max Max Max Max _ Hold ' 70th %ile Green (s) 21.0 16.0 35.0 21.0 16.0 57.0 70th %ile Term Code Max Max Max Max Max Hold 50th %ile Green (s) 21.0 16.0 35.0 21.0 16.0 57.0 50th %oile Term Code Max Max Max Max Max Hold 30th %ile Green (s) 21.0 16.0 35.0 21.0 16.0 57.0 30th %ile Term Code Max Max Max Max Max Hold 10th %ile Green (s) 19.7 16.0 35.0 19.7 16.0 57.0 10th %ile Term Code Gap Max Max Gap Max Hold Queue Length 50th (ft) 208 51 --455 39 166 282 Queue Length 95th (ft) #377 92 #587 72 #351 427 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 200 250 Base Capacity (vph) 402 737 1341 1099 387 1149 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.93 0.23 1.04 0.31 0.98 0.72 Inter ection Summary. �`u z - r aF.<. :_ ,M a Area Type: Other Cycle Length: 90 Actuated Cycle Length: 89.7 Natural Cycle: 90 Control Type: Actuated -Uncoordinated Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvement for LOS D 3: Old Charlestown Rd & Route 11 10/15/2008 Maximum v/c Ratio: 1.04 Intersection Signal Delay: 45.0 Intersection LOS: D Intersection Capacity Utilization 87.2% ICU Level of Service E Analysis Period (min) 15 90th %ile Actuated Cycle: 90 70th %ile Actuated Cycle: 90 50th %ile Actuated Cycle: 90 30th %ile Actuated Cycle: 90 10th %ile Actuated Cycle: 88.7 Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles: # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 01 �,( 02 22s" " 41 s 4 06 08 63sI P, 27s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvement for LOS D 5: Site Dr#2 & Route 11 10/15/2008 ArN i —*, / Lane Group ,:-.,, a,. ;.....,NWL .. , NWR + . ,NET .NCR ..SWL ..,SWT z3 k .?r.,`. w < ; 3.rx Lane Configurations if t r t Volume (vph) 0 89 1315 91 0 1083 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 150 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0,850 Flt Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 Flt Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 99 1461 101 0 1203 Shared Lane Traffic (%)_ Lane Group Flow (vph) 0 99 1461 101 0 1203 Enter Blocked Intersection, No No No No ` No No Lane Alignment Left Right Left Right Left Left Median Width(ft);:: 0, 12 12 . Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Yes Headway Factor"., , 1.00' 1.00 .1.00. 1.00 1.00 1.00 - Turning Speed (mph) 15 9 9 15 Sign Control, Stop Free, Free Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 81.46/o ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 ' Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvement for LOS D 5: Site Dr#2 & Route 11 10/15/2008 Lane Configurations ?f t r t Volume (vehlh) 0 89 1315 91 0 1083 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 99 1461 101 0 1203 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.57 0.57 0.57 vC, conflicting volume 2664 1461, ' 1562 vC1, stage 1 conf vol 1461 vC2, stage 2 conf vol 1203 vCu, unblocked vol 3534 1432 1609 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) 3.5 3.3 2.2 p0 queue free % 100 0 100 CM capacity (veh1h) 107 .. 93 - _ 228 , Direction, Lane #, NW 1 :NE 1. -=NE 2 SW 1 7 i Volume Total 99 1461 101 1203 Volume Left 0 0 0 0 Volume Right 99 0 101 0 cSH 93 1700 1700 1700 Volume to Capacity 1.07 0.86 0.06 0.71 Queue Length 95th (ft) 162 0 0 0 Control Delay (s) 196.0 0.0 0.0 0.0 Lane LOS F Approach Delay (s) 196.0 0.0 0.0 Approach LOS F 1nte�secUon`Summary, '� r •.,! Average Delay 6.8 Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvement for LOS D 7: Old Charlestown Rd & Site Dr#1 10/15/2008 Lane Configurations 4 T. Y Volume (vph) 114 531 376 8 7 111 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.997 0.873 Fit Protected 0.991 0.997 Satd. Flow (prot) 0 1793 1804 0 1575 0 Fit Permitted 0.991 0,997 Satd. Flow (perm) 0 1793 1804 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11,9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow(vph) 127 590 418 9 8 123 Shared Lane Traffic (%) Lane Group Flow (vph) , 0 717 427 0 131 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Left - Left Right Left Right Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning',Speed (mph) , > 15 91 15 '9 T Sign Control Free Free Stop ptb }j 4 _ Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min)15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 ' u Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvement for LOS D 7: Old Charlestown Rd & Site Dr#1 10/15/2008 Movement ... .• , i�',.,x .:.SEL. .:::SET �.'.NINT,.:.NWR mm_ ,.;`SWL:.�aSWR� :.� �� , _ Lane Configurations Volume (veh/h) 114 531 376 8 7 111 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 127 590 418 9 8 123 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 427 1266 422 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 427 1266 422 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) IF (s) 2.2 3.5 3.3 p0 queue free % 89 95 80 cM capacity (veh/h) . 1117 , 163 625 _ Dgection Lane # : 77 r SEA ' Volume Total 717 427 131 Volume Left 127 0 8 Volume Right 0. 9 123 cSH 1117 1700 535 Volume to Capacity 0.11 0.25 0.24 Queue Length 95th (ft) 10 0 24 Control Delay (s) 2.8 0.0 13.9 Lane LOS A B Approach Delay (s) 2.8 0.0 13.9 Approach LOS B m IntetsectionSiimary Average Delay 3.0 Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 11 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 Lane Configurations r tt r t Volume (vph) 356 239 631 151 213 1070 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 0.97 1.00 0.95 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 3335 1538 3438 1538 1719 1810 Flt Permitted 0.950 0.375 Satd. Flow (perm) 3335 1538 3438 1538 679 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 266 Link Speed (mph) 45 45 45 Link Distance'(ft) - 814 " 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 - 0.90 0.90 0.90 0.90 Adj. Flow (vph) 396 266 701 168 237 1189 Shared Lane Traffic(%) Lane Group Flow (vph) 396 266 701 168 237 1189 Enter Blocked Intersection < No No, No No No No Lane Alignment Left Right Left Right Left Left Median_Width(ft) 24 - 1212 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16_ 16 Two way Left Turn Lane Yes Headway Factor. 1.00 -1.00. 1.00 1.00 - 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Defector (ft) 20 20 _ 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex' CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 WL,.;rNV17R:,:NET'::..;NER_..;SWL..::..,SWT Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 35.0 35.0 85.0 35.0 85.0 85.0 Total Split (%) 29.2% 29.2% 70.8% 29.2% 70.8% 70.8% Maximum Green (s) 29.0 29.0 79.0 29.0 79.0 79.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead -Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 ' . 3.0 3.0 Recall Mode Min Min None Min None None Act Effct Green (s) 19.3 19.3 77.3 108.7 77.3. 77.3 Actuated g/C Ratio 0.18 0.18 0.71 1.00 0.71 0.71 v/c Ratio 0.67 0.54 0.29 0.11 0.49 . 0.92 Control Delay 47.7 9.0 6.4 0.1 12.1 27.9 Queue Delay ' 0.0 0.0 0.0 0.0 . 0.0 0.0 Total Delay 47.7 9.0 6.4 0.1 12.1 27.9 LOS _ D „A A A B. C Approach Delay 32.2 5.2 25.2 Approach COS- C A C 90th %ile Green (s) 26.4 26.4 79.0 26.4 79.0 79.0 904h %ile Term Code Gap Gap Hold Gap `, Max Max 70th %ile Green (s) 22.1 22.1 79.0 22.1 79.0 79.0 70th %ile Term Code Gap Gap Hold Gap Max Max 50th %ile Green (s) 19.0 19.0 79.0 19.0 79.0 79.0 50th %ile Term Code Gap Gap Hold Gap Max Max 30th %ile Green (s) 17.0 17.0 79.0 17.0 79.0 79.0 30th %ile Term Code Gap Gap Hold Gap Max Max 10th %ile Green (s) 13.2 13.2 69.8 13.2 69.8 69.8 10ih %ile Term Code Gap Gap Hold Gap Gap Gap Queue Length 50th (ft) 136 0 80 0 63 602 Queue Length 95th (ft) 187 70 133 0 152 #1172 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 200. 250 Base Capacity (vph) 894 607 2511 1529 496 1322 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced We Ratio 0.44 0.44 0.28 0.11 0.48 0.90 Area Type: Other Cycle Length: 120 Actuated Cycle Length: 108.7 ' Natural Cycle: 80 Control Type: Actuated -Uncoordinated Patton Harris Rust & Associates Synchro 7 - Report Page 2 11 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 Maximum v/c Ratio: 0.92 Intersection Signal Delay: 20.9 Intersection LOS: C , Intersection Capacity Utilization 76.5% ICU Level of Service D Analysis Period (min)15 90th %ile Actuated Cycle:117.4 , 70th %ile Actuated Cycle: 113.1 50th %ile Actuated Cycle: 110 30th %ile Actuated Cycle: 108 10th %ile Actuated Cycle: 95 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 02 * 08 85 s A( m6 85 s _ . 35-s,, Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_AM_Improvements for LOS C 5: Site Dr#2 & Route 11 10/15/2008 NWL TNWR. Lane Configurations r t r t Volume (vph) 0 79 786 85 0 1282 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 150 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Flt Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 Flt Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 88 873 94 0 1424 Shared Lane Traffic (%) Lane Group Flow (vph) 0 88 873 94 0 1424 Enter_ Blocked Intersection No 'No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 ' 16 16 Two way Left Turn Lane Yes Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Sign Control Stop Free. Free Intersection Summary �' � T Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 Synchro 7 - Report Page 4 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS C 5: Site Dr#2 & Route 11 10/15/2008 X-11 f * -A � / Lane Configurations if t r t Volume (veh/h) 0 79 786 85 0 1282 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 88 873 94 0 1424 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.88 0.88 0.88 VC, conflicting volume 2298 873 968 vC1, stage 1 conf vol 873 vC2, stage 2 conf vol 1424 vCu, unblocked vol 2409 786 894 tC, single (s) - 6.41. 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) :' 3.5 : 3.3 ' 2.2 p0 queue free % 100 74 100 cM capacity (veh/h) 186 340. 655 . Volume Total 88 873 94 : 1424. Volume Left 0 0 0 0 Volume Right 88 0 94 0 cSH 340 1700 1700 1700 Volume to Capacity 0.26 0.51 0.06 0.84 Queue Length 95th (ft) 25 0 0 0 Control Delay (s) 19.2 0.0 0.0 0.0 Lane LOS C Approach Delay (s) 19.2 0.0 0.0 Approach LOS C Average Delay 0.7 Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS C 7: Old Charlestown Rd & Site Dr#1 10/15/2008 •ter � '"� � � �. LaneGroup.= SEL..=SET"`;NWT, ;'NWR.. .SWL.. SWR Lane Configurations Volume (vph) 106 258 497 7 6 99 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.998 0.873 Flt Protected 0.986 0.997 Satd. Flow (prot) 0 1784 1806 0 1575 0 Flt Permitted 0.986 0.997 Satd. Flow (perm) 0 1784 1806 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11,9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) , 118 287 552 8 7 110 Shared Lane Traffic (%) Lane Group Flow (vph) 0. 405 560 0 117, 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Left Left Right Left Right Median Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane _ Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9, 15' 9 Sign Control Free Free Stop tnt'777 ersect�on°Summary :. , f t Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 62.5% ICU Level of Service B Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —AM —Improvements for LOS C 7: Old Charlestown Rd & Site Dr#1 10/15/2008 z- Lane Configurations 4 T. Y Volume (veh/h) 106 258 497 7 6 99 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 118 287 552 8 7 110 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 560 1078 556 vC1, stage 1 conf Vol vC2, stage 2 conf Vol vCu, unblocked Vol 560 1078 556 tC; single (s),, .. 4.1 6.4 6.2 tC, 2 stage (s) tF 2.2: 3.5 3.3 p0 queue free % 88 97 79 cM'capacity (yeh/h) 996 211 VolumeTotal ' 404 =560 .117 Volume Left 118 0 7 Volume Right 0 8 110 cSH 996 1700 484 Volume to Capacity_ 0.12 0.33 0.24 Queue Length 95th (ft) 10 0 23 Control Delay (s) 3.6 0.0 14.8 Lane LOS A B Approach Delay (s) 3.6 0.0 14.8 Approach LOS B Average Delay 2.9 Intersection Capacity Utilization 62.5% ICU Level of Service B Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 ' A Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 )rN f W �-* � / Lane'Group, Lane Configurations M if tt if t Volume (vph) 335 152 1254 302 343 740 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 0 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 0.97 1.00 0.95 1.00 1.00 1.00 Frt 0.850 0.850 At Protected 0.950 0.950 Satd. Flow (prot) 3335 1538 3438 1538 1719 1810 At Permitted 0.950 0.093 Satd. Flow (perm) 3335 1538 3438 1538 168 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 169 143 Link Speed (mph) 45 45 45 Link Distance (ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 372 169 1393 336 381 822 Shared Lane Traffic (%) Lane Group Flow (vph) 372 169 1393 336 381 822 Enter Blocked Intersection No No No No " No" No Lane Alignment Left Right Left Right Left Left Median Width(ft) 24 _ 12 . "" 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Headway Factor 1.00 1.00 1.00 1.001. 1.00 _ . 1.00 " Turning Speed (mph) 15 9 9 15 Number of Detectors 1" 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0. 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov pm+pt Protected Phases 8 2 8 1 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 1 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6,0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 23.0 23.0 43.0 23.0 24.0 67.0 Total Split (%) 25.6% 25.6% 47.8% 25.6% 26.7% 74.4% Maximum Green (s) 17.0 17.0 37.0 17.0 18.0 61.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lag Lead Lead -Lag Optimize? Yes Yes Vehicle Extension (s) 3.0, 3.0 3.0 3.0 3.0 3.0 Recall Mode Min Min None Min None None Act Effct Green (s) 14.8' 14.8 - 37.1 57.9 60.1 60.1 Actuated g/C Ratio 0.17 0.17 0.43 0.67 0.69 0.69 vlc Ratio 0.66 . 0.42 0.95 0.31 0.91 0.66 Control Delay 39.8 8.8 40.1 4.3 49.9 11.1 Queue Delay 0.0 .:0.0 0.0. 0:0 0.0 0.0 Total Delay 39.8 8.8 40.1 4.3 49.9 11.1 Los D A D A D B Approach Delay 30.1 33.1 23.4 Approach LOS,. C .:... C< 90th %ile Green (s) 17.0 17.0 37.0 17.0 18.0 61.0 90th %ile Term Code Max Max Max Max Max Hold ;. 70th %ile Green (s) 17.0 17.0 37.0 17.0 18.0 61.0 70th.%ile Term Code Max Max Max Max " Max "Hold 50th %ile Green (s) 15.9 15.9 37.0 15.9 18.0 61.0 50th %ileterm Code Gap Gap Max Gap Max Hold 30th %ile Green (s) 14.1 14.1 37.0 14.1 18.0 61.0 30th %ile Term Code Gap Gap Max Gap Max Hold 10th %ile Green (s) 10.4 10,4 37.0 10.4 13.3 56.3 10th %ile Term Code Gap Gap Max Gap Gap Hold Queue Length 50th (ft) 100 0 393 37 156 229 Queue Length 95th (ft) 146 52 #563 71; #328 364 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 200 250 Base Capacity (vph) 654 438 1467 1108 438 1273 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.57 0.39 0.95 0.30 0.87 0.65 tntersectton Summary., _, .,,,,.z�„ <�� �� ° ..:s ... ....,v _,.. . _. y r' ..,. s.. g `�` `'� =`o�� Area Type: Other Cycle Length: 90 Actuated Cycle Length: 86.9 Natural Cycle: 80 Control Type: Actuated -Uncoordinated Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvements for LOS C 3: Old Charlestown Rd & Route 11 10/15/2008 Maximum v/c Ratio: 0.95 Intersection Signal Delay: 29.3 Intersection LOS: C Intersection Capacity Utilization 78.2% ICU Level of Service D Analysis Period (min) 15 90th %ile Actuated Cycle: 90 70th %ile Actuated Cycle: 90 50th %ile Actuated Cycle: 88.9 30th %ile Actuated Cycle: 87.1 10th %ile Actuated Cycle: 78.7 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Old Charlestown Rd & Route 11 01 1 02 24 s I 1143s Y 06 *Z 08 67 s ? ` 23 s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvements for LOS C ' 5: Site Dr#2 & Route 11 10/15/2008 0_1� f / �-* A( Lane Configurations Volume (vph) 0 89 1315 91 0 1083 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 0 150 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Fit 0,865 0.850 At Protected Satd. Flow (prot) 0 1565, 1810 1538 0 1810 At Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 99 1461 101 0 1203 Shared Lane Traffic (%); Lane Group Flow (vph) 0 99 1461 101 0 1203 Enter BlockedIntersection No No. No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) ' 0 . 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16. ""16 , . 16 Two way Left Turn Lane Yes Yes Headway Factor' 1.00 1. 00. 1.00 1.00 1.00 '1.00 Turning Speed (mph) 15 9 9 15 Sign Control Stop Free Free Inte Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 11 I Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvements for LOS C 5: Site Dr#2 & Route 11 10/15/2008 � f * -* � X, Movement'NET, NER , :SWL SWT Lane Configurations r t r Volume (veh/h) 0 89 1315 91 0 1083 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 99 1461 101 0 1203 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.56 0.56 0.56 vC,,conflictingvolume 2664, .1461 1562 vC1, stage 1 conf vol 1461 vC2, stage 2 conf vol 1203 vCu, unblocked vol 3598 1430 1612 tC, single (s) 6.4 6.2. 4.1 tC, 2 stage (s) 5.4 tF (s) . 3.5 3.3 2.2 p0 queue free % 100 0 100 cM capacity (vehlh). 105, 90-, 220 . -' ^ 7 - - .-.- birection.Lane #. NW 1"NE - r t } r `1 Volume Total 99" 1461 101 1203 Volume Left 0 0 0 0 Volume Right 99 0, 101 0 cSH 90 1700 1700 1700 Volume to Capacity 1.10 0.86 0.06 0.71 Queue Length 95th (ft) 166 0 0 0 Control" Delay (s) 208.6 0.0 0.0 0.0 Lane LOS F Approach Delay (s) 208.6 0.0 0.0 Approach LOS F Average Delay 7.2 Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report I Page 5 Route 11 Bishop-Amari Parcels 2010 Build -out Conditions —PM —Improvements for LOS C 7: Old Charlestown Rd & Site Dr#1 10/15/2008 Lane"Grow , � =�..'as`": SQL ., :�SET`� ��;NWT..E�N1��=-��S11VL.�,.r SWR. �,n, ....> x ,.•� {. '.. ,�..�+�..� Lane Configurations Volume (vph) 114 531 376 8 7 111 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.997 0.873 Flt Protected 0.991 0.997 Satd. Flow (prot) 0 1793 1804 0 1575 0 Flt Permitted 0.991 0.997 Satd. Flow (perm) 0 1793 1804 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11.9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 127 590 418 9 8 " 123 Shared Lane Traffic (%) Lane Group Flow (vph). 0; . " 717," 427 0 131 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Left Left . ` Right Left Right Median Width(ft) 12 12 12 LinkOffset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane - Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 TurningSpeed (mph), _ 15 .." 9 . -" '15 9 Sign Control Free Free Stop Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 II L_! Route 11 Bishop-Amari Parcels 2010 Build -out Conditions_PM_Improvements for LOS C 7: Old Charlestown Rd & Site Dr#1 10/15/2008 •ter � r` �r � �.. Lane Configurations *' T Y Volume (veh/h) 114 531 376 8 7 111 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 127 590 418 9 8 123 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 427 1266 422 vC1, stage 1 conf Vol vC2, stage 2 conf Vol vCu, unblocked Vol 427 1266 422 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) '. 2.2 3.5 3.3 p0 queue free % 89 95 80 oM capacity'(veh/h), 11.17 163 625 Direction, Larie# :: , �SE1 Volume Total 717 427 131 Volume Left 127 0 8 Volume Right 0 9 123 cSH 1117 1700 535 Volume to Capacity 0;11 0.25 0.24 - Queue Length 95th (ft) 10 0 24 Control Delay (s) 2.8 0.0 13.9 Lane LOS A B Approach Delay (s) 2.8 0.0 13.9 Approach LOS B 1nte�section Summary' � � _�l Average Delay 3.0 Intersection Capacity Utilization 71.8% ICU Level of Service C Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 I Route 11 Bishop-Amari Parcels 2010 Ext. + Proposed Dev._AM 3: Old Charlestown Rd & Route 11 10/15/2008 A-% f * -* � / Ww- .. ", .. Lane;Grdu.,�-�,�.n.. ,�:: ..,NWL .NW.R��,���NET��;�,,�NEfZ. Lane Configurations r t Volume (vph) 252 15 258 94 100 332 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 150 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Fit Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 Fit Permitted 0.950 0.579 Satd. Flow (perm) 1719 1538 1810 1538 1048 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) 3 Link Speed (mph) 45 45 45 Link Distance (ft) 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 280 17 287 104 111 369 Shared Lane Traffic (%) Lane Group Flow (vph) 280 17 287 104 111 369 Enter Blocked Intersection No -No ' ., 'No% ' _ �� No' No , ' �.No Lane Alignment Left Right Left Right Left Left Median Width(ft)' '12 12 12 Link Offset(ft) 0 0 0 CrosswalkIWidth(ft) 16 16 _ 16 Two way Left Turn Lane Yes Headway Factor . 1.00 1`00 1.00 1.00 1.00 1.00 , Turning Speed (mph) 15 9 9 15 Number of Detectors' 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type ' Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 ' Route 11 Bishop-Amari Parcels 2010 Ext. + Proposed Dev._AM 3: Old Charlestown Rd & Route 11 10/15/2008 Rr.,r..�NET<. Switch Phase ' Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 78.0 78.0 12.0 78.0 12.0 12.0 ' Total Split (%) 86.7% 86.7% 13.3% 86.7% 13.3% 13.3% Maximum Green (s) 72.0 72.0 6.0 72.0 6.0 6.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 ' All -Red Time (s) Lost Time Adjust (s) 2.0 0.0 2.0 0.0 2.0 0.0 2.0 0.0 2.0 0.0 2.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 LeadlLag Lead -Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode Min Min C-Max Min C-Max C-Max Act Effct Green (s) Actuated g/C Ratio 21.9 0.24 21.9 0.24 56.1 0.62 90.0 1.00 56.1 0.62 56.1 0.62 v/c Ratio 0.67 0.05 0.25 0.07 0.17 0.33 Control Delay 37.9 19.6 9.6 0.1 9.7 10.3 ' Queue Delay Total Delay 0.0 37.9 0.0 19.6 0.0 9.6 0.0 0.1 0.0 9.7 0.0 10.3 LOS, D B A A A B Approach Delay , pproach LOS ... 36.8 D 7.1 A 10.2 vB 90th %ile Green (s) 31.2 31.2 46.8 31.2 46.8 46.8 90th ie Term Code Gap Gap Coord Gap Coord Coord 70th %ile Green (s) 70th %ile Term Code 25.4 Gap 25.4 Gap 52.6 Coord 25.4 Gap 52.6 Coord 52.6 Coord 50th %ile Green (s) 21.6 21.6 56.4 21.6 56.4 56.4 50th %vile Term Code Gap Gap . Coord Gap Coord Coord 30th %ile Green (s) 18.0 18.0 60.0 18.0 60.0 60.0 30th %ile Term Code Gap . Gap Coord Gap Coord Coord 10th %ile Green (s) 13.2 13.2 64.8 13.2 64.8 64.8 10th %ile Term Code Queue Length 50th (ft) Gap 145 Gap 6 Coord 65 Gap 0 Coord 24 Coord 89 Queue Length 95th (ft) 197 19 140 0 64 185 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 150 200 250 Base Capacity (vph) 1375 1231 1129 1538 654 1129 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.20 0.01 0.25 0.07 0.17 0.33 I47- lntersectiort:Summary Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 40 Patton Harris Rust & Associates Synchro 7 - Report Page 2 Route 11 Bishop-Amari Parcels 3: Old Charlestown Rd & Route 11 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.67 Intersection Signal Delay: 15.9 Intersection LOS: B Intersection Capacity Utilization 48.1% ICU Level of Service A Analysis Period (min) 15 SDlits and Phases: 3: Old Charlestown Rd & Route 11 2010 Ext. + Proposed Dev._AM 10/15/2008 o2 o8 12s _ o6t 12 s 78 s k Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop-Amari Parcels 2010 Ext. + Proposed Dev._AM 5: Site Dr#2 & Route 11 10/15/2008 A-,,, f x * � / Lane Configurations r t r t Volume (vph) 0 79 189 85 0 431 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 150 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1,00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Fit Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 Fit Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft) 332 801 413 Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 0 88 210 94 0 479 Shared Lane Traffic (%) Lane Group Flow (vph) 0 88 210 94 0 479 Enter Blocked intersection No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Yes Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed_ (mph) 15 9 9 15 Sign Control Stop Free Free IUersection ;. - a Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 26.0% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 t Route 11 Bishop-Amari Parcels 2010 Ext. + Proposed Dev._AM 5: Site Dr#2 & Route 11 10/15/2008 Ar- f -74 Lane Configurations r t r t Volume (veh/h) 0 79 189 85 0 431 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 88 210 94 0 479 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 1.00 1.00 1.00 vC, conflicting volume 689 210 304 vC1, stage 1 conf vol 210 vC2, stage 2 conf vol 479 vCu, unblocked vol 688 209 303 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) .. 3.5 3.3 2.2 . p0 queue free % 100 89 100 cM capacity (veh/h) '572 823 , " _ .-, . 1240 " irectiort,,lan # . z'... NV111.N1 _E2 SW,1.t _ON Volume Total' 88 210 94 - 479 Volume Left 0 0 0 0 Volume Right, 88 0 94 0 cSH 823 1700 1700 1700 Volume to Capacity 0.11 0.12 0.06 6.28 Queue Length 95th (ft) 9 0 0 0 Control Delay (s) 9.9 6.0 0.0 0.0 Lane LOS A Approach Delay (s) 9.9 0.0 0.0 Approach LOS A Intersection;S.Otn.t►?aryu�a ,� . ....�...,,. f.. �� .�,,.. �.. y Average Delay 1.0 Intersection Capacity Utilization 26.0% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 Route 11 Bishop-Amari Parcels 2010 Ext. + Proposed Dev._AM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 � � *\ f � *--, 7i �arie�,�roup., Lane Configurations 4 11:� Y Volume (vph) 106 88 169 7 6 99 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.994 0.873 Fit Protected 0.973 0.997 Satd. Flow (prot) 0 1761 1799 0 1575 0 Fit Permitted 0,973 0.997 Satd. Flow (perm) 0 1761 1799 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11.9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 118 98 188 8 7 110 Shared Lane Traffic (%) Lane Group Flow (vph) 0 21.6 196 0 117 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Left Left Right Left . Right Median Width(ft) 12 12 12 Link Offset(ft) 0. 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane , Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph)' 15 9 15 " 9 Sign Control Free Free Stop lrite�section'Suiiimary ;r. - ., Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 36.3% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 Route 11 Bishop-Amari Parcels 7: Old Charlestown Rd & Site Dr#1 2010 Ext. + Proposed Dev._AM 10/15/2008 Lane Configurations 4 T Y Volume (veh/h) 106 88 169 7 6 99 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 118 98 188 8 7 110 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None; None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume" 196 525 192- vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 196 525 192 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF, (s) 2.2 .: . 3.5; . 3.3 p0 queue free % 91 99 87 CM capacity (veh/h), 1360 Volume Total 216:. " 196— :: 117 Volume Left 118 0 7 Volume Right_,. 0 8 110. _.. .. .. - cSH 1360 1700 805 Volume to Capacity 0.09 012 0.14 Queue Length 95th (ft) 7 0 13 Control Delay (s) 4.6 0.0 10.2 Lane LOS A B Approach Delay (s) 4.6 0.0 ' 10.2 Approach LOS B lntersectionuSummary �; ...,3v Average Delay 4.2 Intersection Capacity Utilization 36.3% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 7 I I I Route 11 Bishop Amari Parcels 3: Old Charlestown Rd & Route 11 2010 Ext. + Proposed Dev._PM 10/15/2008 Lane Configurations r + r t Volume (vph) 214 27 546 154 105 233 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 150 200 250 Storage Lanes 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.850 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1719 1538 1810 1538 1719 1810 Flt Permitted 0.950 0.361 Satd. Flow (perm) 1719 1538 1810 1538 653 1810 Right Turn on Red Yes Yes Satd. Flow (RTOR) Link Speed (mph) 45 45 45 Link Distance (ft) . 814 432 801 Travel Time (s) 12.3 6.5 12.1 Peak Hour Factor 0.90 0.90 , 0.90 0.90 0.90. 0.90 Adj. Flow (vph) 238 30 607 171 117 259 Shared Lane Traffic (%) Lane Group Flow (vph) 238 30 607 171 117 259 Enter Blocked Intersection No _. No No No No No Lane Alignment Left Right Left Right Left Left Mediaq Width(ft) 12 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Yes Headway Factor _ 1.06 . '1.00 _ 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 9 15 Number of Detectors 1 1 2 1 1 2 Detector Template Left Right Thru Right Left Thru Leading Detector (ft) 20 20 100 20 20 100 Trailing Detector (ft) 0 0 0 0 0 0 Detector 1 Position(ft) " 0 0 0 0 0 0 Detector 1 Size(ft) 20 20 6 20 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 Detector 2 Size(ft) 6 6 Detector 2 Type CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 Turn Type Perm pm+ov Perm Protected Phases 8 2 8 6 Permitted Phases 8 2 6 Detector Phase 8 8 2 8 6 6 Patton Harris Rust & Associates Synchro 7 - Report Page 1 Route 11 Bishop Amari Parcels 3: Old Charlestown Rd & Route 11 2010 Ext. + Proposed Dev._PM 10/15/2008 Switch Phase Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 Minimum Split (s) 12.0 12.0 12.0 12.0 12.0 12.0 Total Split (s) 78.0 78.0 12.0 78.0 12.0 12.0 Total Split (%) 86.7% 86.7% 13.3% 86.7% 13.3% 13.3% Maximum Green (s) 72.0 72.0 6.0 72.0 6.0 6.0 Yellow Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0,0 0.0 0.0 0.0 Total Lost Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lead/Lag Lead -Lag Optimize? Vehicle Extension (s) 3.0 3.01 3.0 3.0 ." 3.0 3.0 , Recall Mode Min Min C-Max Min C-Max C-Max Act Effct"Green (s) 19.3 19.3 58.7 90.0 - 58:7 58.7 Actuated g/C Ratio 0.21 0.21 0.65 1.00 0.65 0.65 v/c Ratio 0.65" 0.09 0.51 0.11 ' , 0.27 0.22 Control Delay 39.6 25.9 11.4 0.1 10.5 8.1 Queue Delay, 0.0 0.0 0.0 0.10 0.0 0.0 Total Delay 39.6 25.9 11.4 0.1 10.5 8.1 LOS D` .: C" B " A . , B .". A Approach Delay 38.0 " 8.9 8.8 Approach LOS ' .. . _.. D . A 90th %ile Green (s) 28.0 28.0 50.0 28.0 50.0 50.0 90th "/oile,Term Code _" Gap' Gap Coord Ga Coord : , Coord 70th %ile Green (s) 22.2 22.2 55.8 22.2 55.8 55.8 70th%vile Term Code Gap" . Gap Coord Gap Coord Coord 50th %ile Green (s) 18.9 18.9 59.1 18.9 59.1 59.1 50th %ile Term:Code Gap Gap Coord " Gap Coord Coord " 30th %ile Green (s) 15.8 15.8 62.2 15.8 62.2 62.2 30th %ile Term Code - Gap ` ` Gap " Coord Gap" Coord Coord 10th %ile Green (s) 11.5 11.5 66.5 11.5 66.5 66.5 loth %vile Term Code Gap Gap Coord Gap, Coord Coord Queue Length 50th (ft) 125 14 158 0 25 52 Queue Length 95th (ft) 176 32 322 0 72 115 Internal Link Dist (ft) 734 352 721 Turn Bay Length (ft) 150 150 200 250 ; Base Capacity (vph) 1375 1230 1181 1538 426 1181 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.17 0.02 0.51 0.11 0.27 0.22 Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:NET and 6:SWTL, Start of Green Natural Cycle: 45 Patton Harris Rust & Associates Synchro 7 - Report Page 2 II Route 11 Bishop Amari Parcels 2010 Ext. + Proposed Dev._PM 3: Old Charlestown Rd & Route 11 10/15/2008 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.65 Intersection Signal Delay: 14.4 Intersection LOS: B Intersection Capacity Utilization 61.4% ICU Level of Service B Analysis Period (min)15 Splits and Phases: 3: Old Charlestown Rd & Route 11 02 12s 06`i 08 12 s I zi 78 s Patton Harris Rust & Associates Synchro 7 - Report Page 3 Route 11 Bishop Amari Parcels 2010 Ext. + Proposed Dev._PM 5: Site Dr#2 & Route 11 10/15/2008 Lane Configurations r t r t Volume (vph) 0 89 483 91 0 338 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 150 150 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.865 0.850 Fit Protected Satd. Flow (prot) 0 1565 1810 1538 0 1810 Fit Permitted Satd. Flow (perm) 0 1565 1810 1538 0 1810 Link Speed (mph) 45 45 45 Link Distance (ft)' 332 801 413 - Travel Time (s) 5.0 12.1 6.3 Peak Hour Factor" 0.90 0.90 0.90 0.90' 0.90 0.90 Adj. Flow (vph) 0 99 537 101 0 376 Shared Lane Traffic (%) Lane Group Flow (vph) 0 99 537 101 0 376 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left Right Left Left Median Width(ft) 0 12 Link Offset(ft) 0 0 0 CrosswalkWidth(ft),, , 16 1fi,: ". 16 Two way Left Turn Lane Yes Yes Headway Factor 1.00 1.00.- 1.00. 1.00 . ; 4.00 1.00 " Turning Speed (mph) 15 9 9 15 Sign Control Stop Free - Free '�*, Infersection..Summary .. ux,r., Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 37.6% ICU Level"of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 4 I IRoute 11 Bishop Amari Parcels 2010 Ext. + Proposed Dev._PM 5: Site Dr#2 & Route 11 10/15/2008 Movement NWT . N(IVR. NET , �;, ER ,; S iIL ; , SWT. :. _ . Lane Configurations r t r t Volume (veh/h) 0 89 483 91 0 338 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 0 99 537 101 0 376 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh) 2 2 Upstream signal (ft) 801 pX, platoon unblocked 0.84 0.84 0.84 vC, conflicting volume 912 537 - 638 vC1, stage 1 conf vol 537 vC2, stage 2 conf vol 376 vCu, unblocked vol 801 354 474 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) 5.4 tF (s) . 3.5 . 3.3 2.2 p0 queue free % 100 83 100 cM"capacity (veh/h) 506 574 :. 901, Volume Total 99 537 101, 376, Volume Left 0 0 0 0 Volume Right 99 0 101 0 cSH 574 1700 1700 1700 Volume to Capacity 0.17 0.32 0.06 0.22 Queue Length 95th (ft) 15 0 0 0 Control Delay (s) 12.6 0.0 0.0 0.0 Lane LOS B Approach Delay (s) 12.6 0.0 0.0 Approach LOS B Rf1 jr-sectiorl.SUmmaryd. Average Delay 1.1 Intersection Capacity Utilization 37.6% ICU Level of Service A Analysis Period (min) 15 Patton Harris Rust & Associates Synchro 7 - Report Page 5 Route 11 Bishop Amari Parcels 2010 Ext. + Proposed Dev._PM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 � 'x *\ f � � i " s �r k a. p ane`;GrorJ 3 SEL SET NWT e . NWR SWL SI(I!R�rt a ,mot rr3 , fi, a r„�.��t. .� .�.. Y�:ne . < t .,.F ..�, rt �h'r .... Lane Configurations 4 T Volume (vph) 114 145 130 8 7 111 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.992 0.873 Fit Protected 0.978 0.997 Satd. Flow (prot) 0 1770 1795 0 1575 0 Fit Permitted 0.978 0.997 Said. Flow (perm) 0 1770 1795 0 1575 0 Link Speed (mph) 45 45 45 Link Distance (ft) 814 787 318 Travel Time (s) 12.3 11.9 4.8 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Adj. Flow (vph) 127 161 144 9 8 123 Shared Lane Traffic (%) Lane Group Flow (vph) 0 288 153 0 131 0 Enter Blocked Intersection No No No No No No Lane Alignment' Left Left Left Right Left Right Median Width(ft) 12 12 12 Link Offset(ft) , 0- 0- 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 _ 9", Sign Control Free Free Stop O OU W, Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 38.5% ICU Level of Service A Analysis Period (min)15 Patton Harris Rust & Associates Synchro 7 - Report Page 6 I I I I I I 11 Route 11 Bishop Amari Parcels 2010 Ext. + Proposed Dev._PM 7: Old Charlestown Rd & Site Dr#1 10/15/2008 �--* 'x x, f � *-• Movement ,;'. SEE.:SET.: ` :NWT' ..�NWR:;:SWL. Lane Configurations Volume (vehlh) 114 145 130 8 7 111 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 127 161 144 9 8 123 Pedestrians Lane Width (ft) Walking Speed (fYs) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 814 pX, platoon unblocked vC, conflicting volume 153 563 149 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 153 563 149 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) 2.2 3.5.. 3.3 p0 queue free % 91 98 86 cM capacity (vehlh) 1409 439, ' 890 IWe—dr n .Lane#' SE 1, ''NW 1 ' SW 11 j Volume Total Volume Left 288 127 153 : 0 131 ,- 8 Volume Right 0 9 123 cSH 1409 1700 839 Volume to Capacity 0.09 0.09 0.16 Queue Length 95th (ft) 7 0 14 Control Delay (s) 3.9 0.0 10.1 Lane LOS Approach Delay (s) A 3.9 0.01 B 10.1 Approach LOS B on',Summary Average Delay 4.3 intersection Capacity Utilization 38.5% ICU Level of Service A Analysis Period (min) 15 I Patton Harris Rust & Associates Synchro 7 - Report I Page 7 Traffic Counts ' Intersection: E-W: OLD CHARLESTOWN RD N-S: ROUTE I I Location WINCHESTER,VA WeatherlDry File Name Count By JIP Input By JJP Count Date 5/3/2007 15 Minute EB: WB: OLD CHARLESTOWN RE NB: ROUTE I 1 SB: ROUTE 11 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 0 0 0 0 20 0 6 26 0 50 13 63 2 62 0 64 153 7:00 7:15 0 0 0 0 32 0 2 34 0 46 13 59 2 76 0 78 171 7:15 7:30 0 0 0 0 52 0 4 56 0 46 22 68 4 115 0 119 243 7:30 7:45 0 0 0 0 47 0 1 48 0 60 23 83 1 89 0 90 221 7:45 8:00 0 0 0 0 29 0 2 31 0 49 22 71 1 79 0 80 182 8:00 8:15 0 0 0 0 33 0 1 34 0 43 16 59 1 64 0 65 158 8:15 8:30 0 0 0 0 28 0 4 32 0 53 17 70 2 66 0 68 170 8:30 8:45 0 0 0 0 27 0 2 29 0 65 14 79 3 80 0 83 191 8:45 A.M. Total 0 0 0 0 268 0 22 290 0 412 140 552 16 631 0 647 1489 A.M. Total 16:00 0 0 0 0 30 0 8 38 0 92 34 126 1 63 0 64 228 16:00 16:15 0 0 0 0 17 0 10 27 0 133 29 162 2 61 0 63 252 16:15 16:30 0 0 0 0 21 0 2 23 0 129 28 157 2 69 0 71 251 16:30 16:45 0 0 0 0 35 0 3 38 0 119 29 148 0 64 0 64 250 16:45 17:00 0 0 0 0 24 0 6 30 0 106 33 139 2 65 0 67 236 17:00 17:15 0 0 0 0 25 0 3 28 0 134 43 177 2 70 0 72 277 17:15 17:30 0 0 0 0 26 0 8 34 0 127 34 161 2 65 0 67 262 17:30 17:45 0 0 0 0 33 0 5 38 0 112 29 141 3 54 0 57 236 17:45 P.M. Total 0 0 0 0 211 0 45 256 0 952 259 1211 14 511 0 525 1992 P.M. Total 1 Hour EB: WB: OLD CHARLESTOWN RE NB: ROUTE I 1 SB: ROUTE 11 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 0 0 0 0 151 0 13 164 0 202 71 273 9 342 0 351 788 7:00 7:15 0 0 0 0 160 0 9 169 0 201 80 281 8 359 0 367 817 7:15 7:30 0 0 0 0 161 0 8 169 0 198 83 281 7 347 0 354 804 7:30 7:45 0 0 0 0 137 0 8 145 0 205 78 283 5 298 0 303 731 7:45 8:00 0 0 0 0 117 0 9 126 0 210 69 279 7 289 0 296 701 8:00 16:00 0 0 0 0 103 0 23 126 0 473 120 593 5 257 0 262 981 16:00 16:15 0 0 0 0 97 0 21 118 0 487 119 606 6 259 0 265 989 16:15 16:30 0 0 0 0 105 0 14 119 0 488 133 621 6 268 0 274 1014 16:30 16:45 0 0 0 0 110 0 20 130 0 486 139 625 6 264 0 270 1025 16:45 17:00 0 0 0 0 108 0 22 130 0 479 139 618 9 254 0 263 1011 17:00 I Hour EB: WB: OLD CHARLESTOWN RE NB: ROUTE I SB: ROUTE I 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:15 0 0 0 0 160 0 9 169 0 201 80 281 8 359 0 367 817 7:15 A.M. Peak PHF = PHF = 0.75 PHF = 0.85 PHF = 0.77 0.84 A.M. Peak 16:45 0 0 0 0 I10 0 20 130 0 486 139 625 6 264 0 270 1025 16:45 P.M. Peak PHF = PHF = 0.86 PHF = 0.88 PHF = 0.94 0.93 P.M. Peak •�CD CD 08DOOS787 .n 00 1, Douglas C. Legge, L.S., on this 12th day of May 2008, do hereby certify that the plat attached hereto is a true copy of a survey made under my supervision on April 26, 2006 of the land designated as PIN 44 — A • 43 standing in the name of Gregory A. Bishop and Thomas Amari as conveyed by deed dated 16 June 2005 and recorded among the land records of Frederick County, Virginia as Instrument Number 050012933. The said land lies in the Stonewall Magisterial District of Frederick County, Virginia. Douglas C. Legge, L.S. Va .License. #1197 COMMONWEALTH OF VIRGINIA, AT -LARGE: The foregoing instrument was acknowledged before me by Douglas C. Legge. Given under my hand this 12th day of May 2008. My Commission expires: Q a, 30,&2n 9 kf QQA . '•NOTARY ' 9�0�'� j� Notary Public V • Pusuc •. `z : • N . * ; REQ..31041e 0 .o N Y N a> a be v 'A 0 v ri ,n C cc .M eV .7 N N W OL A a 0 e oSo012933 � DEED n THIS DEED, made and dated this 16th day of June, 2005, by and between CLINTON R. RITTER, EXECUTOR, of the Estate of Reva A. Hoover, party of the first part, hereinafter called Grantor, and GREGORY A. BISHOP and THOMAS AMARI, parties of the second part, hereinafter called Grantees. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby grant and convey with Special Warranty and English Covenants of title, in fee simple absolute, unto the Grantees, as joint tenants with rights of survivorship, it being intended that the part of the one first dying should then belong to the other, his or her heirs or assigns, together with all rights, right of ways, privileges and appurtenances thereto belonging, all the following described real estate: TAX ID#: 44-A-43 All that certain lot or parcel of land, containing four (4) acres, more or less, together with all improvements and appurtenances thereto belonging, lying and being situate about four (4) miles North of Winchester, in Stonewall District, Frederick County, Virginia. Being the same real estate conveyed unto Burton G. Hoover by deed dated February 1, 1939, from Charles R. McCann, Widower, of record in the aforesaid Clerk's Office in Deed Book 171, at Page 442. Burton G. Hoover, now deceased and by his will of record in the aforesaid Clerk's Office in Will Book 118, Page 239, I I I i 1 I • • r� w cn bequeathed the above described real estate to his wife, Reva A. Hoover. Clinton R. Ritter, Executor of the Estate of Reva A. Hoover, deceased, is hereby selling the aforesaid real estate pursuant to the Will of Reva A. Hoover, of record in the aforesaid Clerk's Office as Will File 05-31. Reference is hereby made to the aforesaid instruments and the attachments thereto and the references therein contained for a further and more particular description of the real estate herein conveyed. This conveyance is made subject to all legally enforceable easements and rights -of -way of record affecting the aforesaid real estate. WITNESS the following signature(s) and seal(s): ESTATE%OF REVA A. HOOVER BY: i (SEAL) CL TON R. RITTER, EXECUTOR, —Grantor STATE OF VIRGINIA City of Winchester, to -wit: The foregoing Deed bearing date the 16"' day of June, 2005, was acknowledged before me Clinton R. Ritter, Executor of the Estate of Reva A. Hoover. Given under my hand this 16" day of June, 2005. My Commission expires 2/28/2006. A),. Nota y Public ,o 0 This instrument was prepared by Clinton R. Ritter, Esq., 205 Boscawen St -,Winchester, VA 22601, without the opportunity of title examination. V1Rl;IN1A FREDERICR COUNTY, SCT. This insirumcni of wririn '"• F B `� produced ro me op ` •. � and n^th c rrihcrre „! achnowlca;: r.rr. 'h.rrr exed wat narnincd M rcm,rd. T iv�ikd h�• Sec. StS.I-402 arf 54So . anJ SA.1-t01 Iravc h •cn N,i.i, if li(•ssablt O Clcfk • C ViewDetail . Real Estate Ablic Inquiry Ticket Detail 2008 REAL ESTATE TAXES Department# : RE2008 Ticket #: 29080002 FRQ: 2 Sup#: 0 Name: BISHOP GREGORY A Account#: 8905 Name 2: AMARI THOMAS Map#: 44 A 43 Address: 285 BOGGESS LN Description: 2.78 ACRES WINCHESTER VA 22603 Bill Date: 20081205 Due Date: 12/05/2008 Land: $113,000 Improve: $186,500 Use: Original Bill: $786.19 Payments: $786.19- Acres: Penalty Paid: Int Paid: aff Amount Owed: Other: Last Date: 11/12/2008 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days, any returned items may not be posted at this time. Please check the website again. Date 'Type Transaction # Amount Balance 12/5/2008 Charge 0 $786.19 $786.19 11/12/2008 Payment 62574 ($786.19) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year. New Search Previous Page 1 of 1 https:Htaxes.co.frederick.va.us/Applications/REPubliclnquiry/ViewDetail.aspx 3/17/2009 • 0 PROPERTY SURVEY & DEED 0 TAXES PAID STATEMENT Ll COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: Finance Department FROM: Pam Deeter, Office Assistant II SUBJECT: Return Of Sign Deposit DATE: July 13, 2009 The amount of $50.00 was deposited in line item #3-010-019110-0008. The company named below had a deposit for one sign for Rezoning #02-09 ABISHOP LLC. The company has returned the sign and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: ABISHOP LLC 285 Boggess Lane Winchester, VA 22603 RSA/pd Q,t 7 j1q jo? 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 }--19490001 @@ /24/2009 H/LKHS2 54469 ZASP �277.00 277.00 .00 .00 277.00 .00 Pd by PLANNING Check 71027.00 # VARIOUS BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 3/2009 0 Is T A X R E C E I P T FLBOX ICK COUNTY LIAM ORNDOFF, JR 225 WINCHESTER VA 22604-0225 SIGN DEPOSITS PLANNING PLANNING Ticket #:00006220001 Date 3/24/2009 Register: JKH/LKHS2 Trans. #: 54469 Dept # 1095 Acct# Previous Balance $ 50.00 Principal Being Paid $ 50.00 Penalty $ .00 Interest $ .00 Amount Paid $ 50.00 *Balance Due $ .00 Pd by PLANNING Check 71027.00 # VARIOUS BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 3/2nnq It\ GREENWAY ENGINEERING \47 151 Windy Hill Lane AmmW in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Bishop-Amari Rezoning Final Proffer Statement File No: 4906 Date July 1, 2009 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ® As You Requested ® Please Comment Message: Hi Mike, Please find attached the final proffer statement for the Bishop-Amari Rezoning on Route 11 North/Old Charles Town Road and final proffered exhibits that reflect the final revisions agreed to during the June 24, 2009 Board of Supervisors meeting. Please advise me when the County approval letter is available for this project and we will make arrangements to pick it up from your office. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Mine: 2 W Please Print Name: • 0 -- 151 Windy Hill I anc Winchester, Virginia 22602 rnnndcd in 1971 June 4, 2009 Cutshaw Enterprises, LC Attn: Randall Cutshaw P.O. Box 805 Morganton, NC 28680 RE: Bishop/Amari Property Commercial Entrance and Access Drive Tear Randall: I appreciate your willingness to continue to discuss the information pertaining to the Bishop/Amari Property commercial rezoning application prepared by our firm. As you know, Greg Bishop and Tom Amari own a 2.7-acre parcel (tax parcel 44-((A))-43) at the intersection of Martinsburg Pike and Old Charles Town Road, which adjoins the Cutshaw Enterprises, LC parcel (tax parcel 44-A-42) along your western property boundary. The owners are interested in working with Cutshaw Enterprises, LC to establish a shared commercial entrance and access drive that will serve both properties from Old Charles Town Road (Route 761). The purpose of this letter is to request a confirmation signature from the Cutshaw Enterprises, LC Group indicating that you are in agreement to allow the Bishop/Amari Property commercial rezoning application to incorporate information into the project proffer statement for the purpose of establishing a new commercial entrance and access drive consistent with the information depicted on the Bishop-Amari Property Road Improvement Exhibit dated June 2, 2009, which is attached for your information. The owners of the Bishop/Amari Property recognize that they will be responsible for the design and construction costs associated with this improvement, as well as costs associated with preparing the easement agreement that will provide all applicable terms for construction, ingress/egress, and maintenance of this improvement. Additionally, the owners of the Bishop/Amari Property recognize that the construction of the new commercial entrance and access drive located on the Cutshaw Enterprises, LC parcel cannot occur until both parties have executed the easement agreement. On behalf of the owners of the Bishop/Amari property, I would like to thank you for working with us on this development proposal. I have provided signature lines on the second page of this document for all members of the Cutshaw Enterprises, LC to confirm the accuracy of the information in this letter. Please contact me if you have any questions, or when the signed letter is available and we will make arrangements to pick it up. Sincerely, Evan Wylatt, AICP Greenway Engineering Engineers SwITyors Planners Environmental Scientists Project #4906 Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com • The Cutshaw Enterprises, LC signatures on this page confirm that the information in this letter is acceptable. v Verlo V. Cutshaw () II 'wt L +la ILCULc,c� Ly�ui�wtc� Ida Aileen Whittaker Cutshaw Janice F. Neff Alen)4A✓_. Ronald Neff �4 Alan W. Cutshaw Susaff Cutshaw )akLa( 'j, at-lu- %J Randall S. Cutshaw Dianna Cutshaw Project #4906 Mike Ruddy From: Rod Williams [rwillia@co.frederick.va.us] Sent: Tuesday, May 05, 2009 4:46 PM To: 'Mike Ruddy' Subject: RE: Bishop-Amari rezoning Mike, I have now reviewed the revised proffer statement dated April 16, 2009 and have just one new comment. Concerning the timing of the increased monetary contribution for a convenience mart with gas pumps in Proffer B7, it may be advisable to add the underlined language: "... prior to the issuance of an occupancy permit associated with the development of the first Site Plan approved for the Property, or, with respect to the increased contribution for a convenience mart with gas pumps, prior to such time as a convenience mart with gas pumps is operated on the property, if not at the time of issuance of initial occupancy permit, ... [remainder same]". I recommend this just to provide clarity in the event that the initial use is not a convenience mart with gas pumps. Also, is it necessary to define the use by SIC (5411/5541)? Beyond that, the revised proffer statement appears to address my previous comments, other than that I note that would still conclude, with respect to Proffer C9, that the ordinance limits on signage remain more restrictive than the proffered limits. :t•T Roderick B. Williams County Attorney County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 E-mail: rwillia co.frederick.va.us From: Rod Williams[mailto:rwillia@co.frederick.va.us] Sent: Monday, April 13, 2009 9:20 AM To: 'Mike Ruddy' Subject: Bishop-Amari rezoning Mike, I had the opportunity to review the PC agenda materials for this over the weekend. I do have some remaining comments: • Proffer A3 (original comment 1) — Evan's response letter says that staff does not recommend additional commercial use restrictions. My original comment concerned whether "Truck Stops" was a sufficiently well-defined item, in terms of one of the prohibited uses. • Proffer B6 —While some of the preceding proffers do cover completion of road improvements, I do not see that, to the extent necessary, Proffer B6, re dedication of right- of-way, states a deadline for making the dedication. • Proffer C10 (origin?1 comment 5) — Concerning timing o0completion of the screening, Evan says that this will be a bonded site plan item. I just want to draw this to your attention for your confirmation regarding any need for an actual deadline in the proffers. • Proffers C2 & C3 (original comment 6) —The deadline for the Applicants to "develop" the plaza area and the kiosk is still "during development of the first Site Plan approved for the Property". This still seems less definite than it could be. Proffer C9 (original comment 7) — Regarding signs, I do not necessarily agree that the proffered restrictions are more restrictive than the County Code. In particular, it seems that there may be an issue as to any sign on Old Charles Town Road, which, in the Comp Plan, looks like it is still "local" at the relevant point. Freestanding business signs along roads other than arterial or collector roads and to be located in zoning districts other than RA are limited to 50 square feet. County Code § 165-30(H)(7)(c). Also, and I simply did not notice this before, but as to number, the property has less than 1,200 linear feet of road frontage combined and therefore would appear to be entitled to just one sign, County Code § 165- 30(J)(4). • Finally, I have a concern about the nature in which the rezoning materials are signed. The title to the Property is in the name of Gregory A. Bishop and Thomas Amari, as joint tenants with rights of survivorship, Instrument Number 050012933, yet we only have a POA from Mr. Amari and Mr. Amari has signed the application and proffer statement as "Manager". We either need Mr. Bishop's signature(s) or, if Messrs. Bishop and Amari have an LLC or similar entity, then they need to convey the Property to that entity. Otherwise, I do not see that we have a petition for rezoning by the owner, as opposed to a Board or PC -initiated rezoning. See County Code § 165-8(C). G•. Roderick B. Williams County Attorney County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 E-mail: rwillia co.frederick.va.us Mike Ruddy From: Rod Williams [rwillia@co.frederick.va.us] Sent: Monday, April 13, 2009 9:20 AM To: 'Mike Ruddy' Subject: Bishop-Amari rezoning Mike, I had the opportunity to review the PC agenda materials for this over the weekend. I do have some remaining comments: Proffer A3 (original comment 1) — Evan's response letter says that staff does not recommend additional commercial use restrictions. My original comment concerned whether "Truck Stops" was a sufficiently well-defined item, in terms of one of the prohibited uses. • Proffer B6 — While some of the preceding proffers do cover completion of road improvements, I do not see that, to the extent necessary, Proffer B6, re dedication of right- of-way, states a deadline for making the dedication. • Proffer C10 (original comment 5) — Concerning timing of completion of the screening, Evan says that this will be a bonded site plan item. I just want to draw this to your attention for your confirmation regarding any need for an actual deadline in the proffers. • Proffers C2 & C3 (original comment 6) — The deadline for the Applicants to "develop" the plaza area and the kiosk is still "during development of the first Site Plan approved for the Property". This still seems less definite than it could be. • Proffer C9 (original comment 7) — Regarding signs, I do not necessarily agree that the proffered restrictions are more restrictive than the County Code. In particular, it seems that there may be an issue as to any sign on Old Charles Town Road, which, in the Comp Plan, looks like it is still "local" at the relevant point. Freestanding business signs along roads other than arterial or collector roads and to be located in zoning districts other than RA are limited to 50 square feet. County Code § 165-30(H)(7)(c). Also, and I simply did not notice this before, but as to number, the property has less than 1,200 linear feet of road frontage combined and therefore would appear to be entitled to just one sign, County Code § 165- 30(J)(4). Finally, I have a concern about the nature in which the rezoning materials are signed. The title to the Property is in the name of Gregory A. Bishop and Thomas Amari, as joint tenants with rights of survivorship, Instrument Number 050012933, yet we only have a POA from Mr. Amari and Mr. Amari has signed the application and proffer statement as "Manager". We either need Mr. Bishop's signature(s) or, if Messrs. Bishop and Amari have an LLC or similar entity, then they need to convey the Property to that entity. Otherwise, I do not see that we have a petition for rezoning by the owner, as opposed to a Board or PC -initiated rezoning. See County Code § 165-8(C). Roderick B. Williams County Attorney 0 County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 E-mail: rwillia .co.frederick.va.us 0 • tt\ GREENWAY ENGINEERING %�P7 151 Windy Hill Lane Founded in 197; Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Bishop-Amari Rezoning Proffer Statement File No: 4906 Date June 9, 2009 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Mike, Please find attached the revised proffer statement and exhibits for the Bishop-Amari property, which provides for the relocated entrance on Old Charles Town Road and additional off -site corridor funding commitments. This information should be incorporated into the information for the June 24, 2009 Board of Supervisors meeting. Please advise me if you need any additional information at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Please Print Name: SUN 1 0 2009 Date: Time: 6 0 John Bishop From: Evan Wyatt [ewyatt@greenwayeng.com] Sent: Thursday, April 16, 2009 5:03 PM To: jbishop@co.frederick.va.us; mruddy@co.frederick.va.us Subject: Bishop-Amari Attachments: emailback7.jpg; Bishop-Amari Proffer Statement 4-16-09 Bold and Italic Revisions.doc Hi John and Mike, I have attached an updated version of the April 16th proffer revision that includes additional revisions to Section B(5) and B(7) based on our meeting this afternoon. Please look this over and give me your thoughts as soon as possible so we can agree at the staff/consultant level. Following that, I will need to get Greg and Tommy to agree before you share any of this information with Gary & Richard; therefore, please wait until I have advised you that Greg & Tommy are willing to commit to this version of the proffers. I spent time this afternoon with the engineering staff and learned the following that I wanted to share with you regarding the Route 11 raised median discussion: 1) The right-in/right-out entrance design cannot be reduced with the introduction of the raised median, as we have to comply with the minimum commercial entrance design standards for roads with a 35mph or greater speed limit. The only potential cost savings would be to eliminate the pork chop; however, VDOT would need to agree that this could be converted to striping. 2) The existing pavement section on Route 11 is between 31.5 - 32 feet; therefore, the addition of a four foot raised median running from our northern property line to the stop bar at the 11/761 intersection would require the applicant to establish the raised median adjacent to the existing suicide lane. This means that the entire pavement design proposed by our project would shift an additional four feet into the project site. Therefore, we would lose more land and be hit with an additional improvement cost to the Route 11 corridor that was not reduced at all by reductions in the right-in/right-out entrance. Additionally, we would lose an additional 1,400 sqft of property to right-of-way dedication, which further impacts the bottom line for this project as there would be even less land to sell for development purposes. Please think about Proffer B(2) and the entire raised median issue with these factors in mind. The current proffer is acceptable to VDOT and was not an issue of concern that was raised by the Planning Commissioners. If this does become a factor for approval, I would ask that you support a reduction in the Brucetown/Hopewell monetary proffer so Greg and Tommy aren't getting hit from both sides. I would like to think that Gary would be willing to favorably consider a monetary proffer that is consistent with what was accepted at Greenwood/Senseny ($25K) if there is a raised median improvement that is added to the project. Let's try to have a follow up tomorrow if possible. I don't want to compromise the May 20th PC meeting for Greg and Tommy because this got more complicated than we discussed last night. Thanks again, Evan 151 Windy Hill Lane Winchester, VA 22602 Phone: 540-662-4185 Fax: 540-722-9528 Visit us on the web at www.greenwayeng_com to learn about exciting new services offered by Greenway Engineering: Laboratory Services, Water Sewer, Maintenance / Monitoring, ESA Phase I, Wetlands and more. /t\ GREENWAY ENGINEERING %47 151 Windy Hill Lane Founded in 191-1 Winchester, Virginia 22602 TRANSMIT T AL Project Name: Bishop-Amari Property Rezoning File No: 4906 Date April 28, 2009 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 APR 2 8 2009 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ® As You Requested ® Please Comment Message: Hi Mike, As discussed, I have provided an updated proffer statement to address the comments from the April 15, 2009 Planning Commission meeting; an updated Road Improvement Exhibit; a comment response letter dated April 27, 2009 and a copy of the revised proffer statement that identifies the new information with bold and italic text. This information is being submitted for you to begin your work for the May 20, 2009 Planning Commission agenda. I am providing the tabling waiver/fee information to the owners and will provide this information to you in advance of the advertisement notice once they have had an opportunity to discuss this with Chuck DeHaven. Please let me know if you need anything else at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Time: Please Print Name: 4 0 /J�\ GREENWAY ENGINEERING %47 151 Windy Hill Lane MAR 2 0 200'J Founded in !r; Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Bishop-Amari Commercial Rezoning: Route 11 North File No: 4906 Date March 20, 2009 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Mike, Please find attached the completed rezoning application information necessary for the filing of the Bishop-Amari Commercial Rezoning at the intersection of Martinsburg Pike and Old Charles Town Road. Please schedule this project for the April 15, 2009 Planning Commission Agenda and contact me if you need any additional information at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Date: Time: Please Print Name: COUNTY of I+REDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING June 10, 2009 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #02-09 FOR THE BISHOP-AMARI PROPERTY On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, June 24, 2009, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 902-09 of The Bishop-Amari Property, submitted by Greenway Engineering, to rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commorcial Uses. The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761), in the Stonewall Magisterial District, and is identified by Property Identification Number 44-A-43. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 s Winchester, Virginia 22601-5000 This is to ctutify that the attached correspondence wa.ss mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 44 - A- • 47- 44 - A• - 43- CAMPBELL BEVERLY L & GARLAND L SR BISHOP GREGORY A 114 WINDING RIDGE LN AMARI THOMAS WINCHESTER VA 22603.1646 285 BOGGESS LN 44 - A- - 40- WINCHESTER VA 22603-4065 SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES Greenway Engineering 562 MILBURN RD 151 Windy Hill Lane WINCHESTER VA 22603.4724 Winchester, VA 22602 44 - A- - 42- CUTSHAW ENTERPRISES LC PO BOX 805 MORGANTON NC 28680.0805 44B - 1- - 2- EASY LIVING ASSOCIATES 2489.3 MARTINSBURG PIKE STEPHENSON VA 22656.1746 44 - A- - 5- SHIRLEY ALLEN L ETALS 2455 MARTINSBURG PIKE. STEPHENSON VA 22656.1756 DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG PIKE STEPHENSON VA 22656-1756 Michael T. Ruddy; Deputy Planning D� ctor Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planni g and Development, whose name is signed to the foregoing, dated (� l p 07 , has personally appeared before me and acknowledged the same in my State and ounty aforesaid. Given under my hand this day of LuY -- My commission expires on ()Q ' n" 1 G-C"� .01, c;2(:) I ---,- - NOTARY PUBLIC 4* COUNTY of I+REDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING May 8, 2009 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #02-09 FOR THE BISHOP-AMARI PROPERTY On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, May 20, 2009, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 402-09 of The Bishop-Amari Property, submitted by Greenway Engineering, to rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Commercial Uses. The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761), in the Stonewall Magisterial District, and is identified by Property Identification Number 44-A-43. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director ; MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 This is to certify tl at the attached correspondence was mailed to the following on � ,d from the Department of Planning and Development, Frederick Countv, Virginia: 44 - A- - 43- BISHOP GREGORY A AMARI THOMAS 285 BOGGESS LN WINCHESTER VA 22603-4065 3reenway Engineering 151 Windy Hill Lane Winchester, VA 22602 44 - A- - 42- CUTSHAW ENTERPRISES LC PO BOX 805 MORGANTON NC 28680.0805 44B - 1- - 2- EASY LIVING ASSOCIATES 2489.3 MARTINSBURG PIKE STEPHENSON VA 22656-1746 44 - A- - 5- SHIRLEY ALLEN L ETALS 2455 MARTINSBURG PIKE STEPHENSON VA 22656.1756 44B - 1- - 1- DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG PIKE STEPHENSON VA 22656.1756 STATE OF VIRGINIA COUNTY OF FREDERICK 44 - A- - 47- CAMPBELL BEVERLY L & GARLAND L SR 114 WINDING RIDGE LN WINCHESTER VA 22603.1646 44 - A- - 40- SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603.4724 Michael T. Ruddy, Deputy Planning'Director Frederick County Planning Department a Notary Public in and for the State and County aforesaid, do ereby certify that M ael T. Ruddy, Deputy Planning Director for the Department of Planni g and Development, whose name is signed to the foregoing, dated �%'3 has personally appeared before me and acknowledged the same in my State aadTounty aforesaid. Given under my hand this day of My commission expires on O BEVERLY H. DELLINGER NOTARY ID # PUBLICNOTARY COMMONWEALTH OFVIRGINIA NOT AR UBLIC MY COMMISSION EXPIRES JULY 31, 2011 9 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING April 3, 2009 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #02-09 FOR THE BISHOP-AMARI PROPERTY On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, April 15, 2009, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #02-09 of The Bishop-Amari Property, submitted by Greenway Engineering, to rezone 2.77 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers, for Connnercial Uses. The property is located in the northeast quadrant of the intersection of Martinsburg Pike (Route 11) and Old Charles Town Road (Route 761), in the Stonewall Magisterial District, and is identified by Property Identification Number 44-A-43. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on L� 4j k I from the Department of Planning and Development, Frederick County, Virginia: 44 - A- - 43- BISHOP GREGORY A AMARI THOMAS 285 BOGGESS LN WINCHESTER VA 22603.4065 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 44 - A- - 42- CUTSHAW ENTERPRISES LC PO BOX 805 MORGANTON NC 28680-0805 44B - 1- - 2- EASY LIVING ASSOCIATES 2489.3 MARTINSBURG PIKE STEPHENSON VA 22656-1746 44 - A- - 5- SHIRLEY ALLEN L ETALS 2455 MARTINSBURG PIKE STEPHENSON VA 22656-1756 44B - 1- - 1- DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG PIKE STEPHENSON VA 22656.1756 44 - A- - 47- CAMPBELL BEVERLY L & GARLAND L SR 114 WINDING RIDGE LN WINCHESTER VA 22603.1646 44 - A- - 40- SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603.4724 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK I, , V& a,, a Notary Public in and for the State and County aforesaid, doh eby M certify that rc el T. Ruddy, Deputy Planning Director for the Department of Planning d Development, whose name is signed to the foregoing, dated Q , has personally appeared before me and acknowledged the same in my State afid Eounty aforesaid. Given under my hand this day of My commission expires on Q BEVERLY H, DELLINGERR O ID PUBLIC8 cOMMON 7ARy H MY COMMISSION EXPIRESO JULYI 311,,ip011 Bishop-Amari Parcel, RoW11 North TO*BARA-DATA PROCESSING Adjoining I FROM:BEV - PI nning Dept. Please print -7 sets of labels by Tax Map Number Owner L01 ✓THANK51 CUTSHAW ENTERPRISES LC address _ . 805 44 A 42 44B 1 2 ✓ EASY LIVING ASSOCIATES 2489-3 MARTINSBUF 44 A 5 SHIRLEY ALLEN L ETALS 2455 MARTINSBURG 44B 1 1 ✓ DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG 44 A 46 DT SHIRLEY PROPERTIES LLC 2455 MARTINSBURG 44 A 47 CAMPBELL BEVERLY L & GARLAND L SR 114 WINDING RIDGE 44 A 40 SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD 3-16-09 Source: Freder Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE MTIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO IM VE COMPLETED. INITIALS DATE & TIME Candice Mark Dana Eric Mike John Amber COMMENTS: IL eN c'L LY�ii Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd ��� � ��\• .,ram ' � h. REZo-k# I'll I M4Il.YYI*� =.�,� �+ F Y r• � �`�\� � ,� � `Cyr! t. ��'�.�^ ice. � i . _ .. t .x- n:w. 'J 'f r t 1 •j r l � � /� r�91Re \_ �' ' - `` a �+_�^ � >i�P��� • ��^! � , � * it - 1 i � "V. , .. - �_'_� 1 � ��-- --f �r Ar e- ' A�- � r�`:S. �L ,� ,'�'.. / � `�'�,. `�i�.' �. �..s .�� •1���, �e _.�>:"3�.- �' _-�"'iyy `�r,,.,. �r-�_t...- 'MIN WAIMHOUSE -am'sm"042, KR-NRIGHT 1 MILE , pr -W Pt 1 4. k .24-2009 03