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HomeMy WebLinkAbout03-18 Carpers Valley Industrial Park - PIN 64-A-86, 64-A-87 - R4 to M1 - Shawnee - Backfile2 c 0 DATE l < RECEIVED FROM 1 Il 5 FOR a ACCOUNT I HOW PAIL} BEGINNING) I CASH BALANCE T 1� CHECK P PAID AID BALANCE I MONEY I DUE ORDER HINES INTERESTS LIMITED PARTNERSHIP 1001 G STREET NW, SUITE 410 WEST Flo HINES INTERESTS LIMITED PARTNERSHIP 1001 G STREET NW, SUITE 410 WEST WASHINGTON, DC 20001 RECEIPT '�I F a A W o oU a DOLLARS $ °01 BY P `a4 CC 2001 ftMEWNS S1657N-CL ID #01-330A 00 WELLS FARGO BANK, N.A. 0 0 9 6 2 I 11-24/1210 (8) 08/03/2018 NO. 962 DATE - AMOUNT $* - *22,218.00 TWENTY TWO THOUSAND TWO HUNDRED EIGHTEEN AND 00/100'" """'""""""'""`""""""""' TREASURER OF FREDERICK COUNTY PAY 107 NORTH KENT STREET TO THE WINCHESTER VA 22604. ORDER OVER $25,000 REQUIRES A COSIGNEF? 11'00096 211' 1: L 2 L000 2481:4 L 2 2 3 5 280011t i REZONING 46 TRACKING SHEET Check List: Application Form Proffer Statement Impact Analysis Adjoiner List 1 U 15 1i File opened Fee & Sign Deposit Deed Plat/Survey Taxes Paid Statement l Reference manual updated/number assigned 1 I S l D-base updated Copy of adjoiner list given to staff member for verification !� l Color location maps ordered from Mapping Scan documents to Planning S: drive (OlLskg Application Action Summary updated Scan additional items as needed (Project Planner to direct) Planning; Commission Meeting ACTIN: � c 1 a I I Board of Supervisors Meeting ACTION: o e Signed copy o esolution 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 T Reference manual updated 1 .l D-base updated Scanning updated Application Action Summary updated File given to Mapping to update coning map Zoning map amended Sys ID # LATER �. In t • i CarpersValley Industrial Park • :. .• Rezoning from R4 to Zoning Map �I201 'KIL1'ANEY Ci . MILLWOOD / 206 DARSY � � IKE- 3 CAVE r0S TANLEY D IJO .L- 126 KILLANEY C-T 12S �IIKE ARRI' 02 DR=-rlLLAj41 CT STANLEY OR 2 1160 STANLE�OR 107 10�� q,U7 MILLIV L`02 I98 AINROSS OR DUNER Ct �RYCO LN ►IKE 1230 CU51ER �E 206 STANLEY DR 177 MILLWOOD CUSTER AVE RYCO LN PIKE : 121 139J� 1 1.79 MIUW`302 �, MILWOOD �� YCO LN ' ' MRIWVOD IIKE �`l•�'MILLN •��PII 1� MILLWOO I01 ICE IR •E 1 FREDERICK • • IIRR • I MILL IIKE 64AR7 MARE IORO COVERSTONE OR 'R P7 �FFUCK'RD _ Stl CKA CT 390 R �91 AIR/OR/RO AIN - RURD�. ox- Parcels District)Sewer and Water Ser\Ace Area B2 (General Business , B3 (industrial Transition Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) R4 (Residential Planned Community District) RP (Residential Performance District) 11 TO sw-> rf -, 4 s� r� 22Q tSULPHUR SPRING RD t10 ARROR CT 50 u�1 Frederick County Plonning & Development 107 N Kent S1 Winchester. VA 22601 540 - 665 - 5651 "r Feet Mop Created: October 18 2018 PRELIMINARY DRAWINGS ADD 100' RTE 50 1 LEFT TURN LANE AND 200' TAPER r mm � ADD 250' RTE 50 E RIGHT TURN LANE AND 200' TAPER 9-STRiPF INVFRLEE WAY PVMT FOR rlLEFT TURN LANE WITH 100' TAPER K 1 AND THRU/RIGHT TURN LANE �1 LETIG THEN EX RTE 50 W8 1 TURN LANE TO 350' 1 WITH 200' TAPER a ADD $50' & M RTC 50 1MB DUAL LEFT TURN LANES ` WITH TWO (2) 200' TAPERS $112K only included this area (originally included in Breakout #2 (red area)) This area is now included in Breakout #3 New Breakout #3 Cost includes additional turn lanes and striping per notes highlighted in yellow. uS C BUDGET H DETAILED ROLLUID Description Off -Site Improvments OFF -SITE - BREAKOUT PRICE #3 322 - SITE CONCRETE 32P - PAVING - ASPHALT _...-.....__.--- Total $/Unit Unit $353,599.44 $25.54 SY $56,550.00 $4.09 SY $297,049.44 $21.46 SY s From:Atwlll. Troxcll & LmIgth pc 703 777 4001 12/11/2018 -16:Al 0377 P.002/004 ATWILL, TROXELL &. LEIGH, P.C. ATTORNEYS & COUNSELORS AT LAW 50 CATOCTIN CIRCLE, NE SUITE 303 William H. Ativill, LEESBURG, VIRGINIA 20176 Jr.+ www.atandipc.com Benjamin D. Leigh Keith C. Troxell+ (703) 777-4000 Benjamin D. Leigh Fax (703) 777-4001 Lindsay Jefferies Mohler blelgh@atandlpc.com Jaime D. Morehouse+ December 11, 2018 Kevin J. Daniel Daniel M. Casto* +also admitted in DC *also admitted in DC and M1 VIA FAX (540) 667-0370 AND FIRST CLASS Roderick B. Williams, Esquire, County Attorney Frederick County, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Re: Rezoning #03-18 for Carpers Valley Industrial Park Public Hearing #1 — Board of Supervisors Meeting December 12, 2018 Dear Mr. Williams: This firm is legal counsel to Governor's Hill LLC ("Governor's Hill"), Governor's Hill is the owner of Parcels 64-A-83 and 64-A-83A, which are designated "Land Bay 1" in the Master Plan of Development and Proffers for Governor's Hill Project approved by the Board of Supervisors in 2009. The Governor's Hill MPD and Proffers both govern the property that is the subject of the Carpers Valley Industrial Park rezoning application pending before the Board of Supervisors (the "Application"). I am writing to encourage the Board of Supervisors to defer taking action to approve the Application at the upcoming public hearing set on December 12, 2018. The Application proposes use changes upon Land Bay 2 of the Governor's Hill Project that contravene the provisions of the recorded Proffer Statement. Specifically, the express terms of the document memorialize an agreement for a "unified development" that has a set mix of harmonious uses. Paragraph 1.3 of the Proffer Statement restricts the Applicant from developing industrial uses proposed in the Application, and limits the Applicant's use of Land Bay 2 to uses permitted From:At Will, Troxell R Leigh pa 703 777 400-1 12/11/2018 16:41 H377 P.003/004 Letter to Roderick B. Williams, Esq. December 11, 2018 ATWILL, TROXELL & LEIGH, P.C. Page 2 of 3 ATTORNEYS & COUNSELORS AT LAW in the General Business (B-2) zoning district. The Applicant is bound to the Governor's Hill Proffer Statement as the successor -in -interest to the original covenanting party, Carpers Valley Development LLC, and by the Applicant's 2014 recorded agreement to be bound by the Proffer Statement. We are aware of recent events in the lawsuit filed by Hoekman Investments LLC, This Application raises unique questions that were not answered by Town of Leesburg v, Lonu Lane Associates, 284 Va. 127 (2012), where a landowner was not permitted to challenge proposed use changes to proffers governing an adjoining parcel. Unlike this case, the underlying property in Long Lane was not subdivided or owned by different owners at the time the proffers were created. Nor were the proffers at issue in Long Lane recorded among the land records. Unlike the adjoining owner in Long Lane, Governor's Hill has standing to enforce restrictions created under the Proffer Statement for the Governor's Hill Project against the Applicant, who is the successor -in -interest to the original covenanting landowner (Carpers Valley)', both a covenant at law or as an equitable servitude. The Board should under these circumstances defer a decision on this application. We submit the Board does not presently have before it an economic impact statement analyzing the monetary impact(s) to Frederick County if the financial obligations proffered in connection with the Governor's Hill Project are nullified. Ms. Candice Perkins, Assistant Director, AICP, CZA, raised this very issue in referral comments and the applicant's response was non -responsive and without any quantitative analysis. The lack of this predicate information makes Board action premature. Board action this week also disrupts significant private party investment and disturbs vested rights in my client's own property. Long Lane was clear in leaving open the case presented here where the aggrieved party's vested rights in their own property are disturbed. Moreover, this letter will constitute notice that under Va. Code 15.2-2208.1 that Governor's Hill will be aggrieved by the approval pending application where it includes unconstitutional conditions, reflected in the current draft proffers constituting a unilateral disruption of a "unified development plan" and which effects a disproportionate and involuntary redistribution of monetary proffer burdens to Governor's Hill. The Applicant took title to the property that is the subject of the Application subject to all "restrictions of record," which includes the Proffer Statement recorded against the property as Instrument No. 140008703. See Trustee's Deed dated December 30, 2013 recorded as Instrument No. 140000018. From:Atwlll. Troxoll & Lolo Fh pn 703 777 400.1 12/-1112010 16:42 11377 P.004/004 ATWILL, TROXELL & LEIGH, P.C. ATTORNEYS & COUNSELORS AT LAW Letter to Roderick B. Williams, Esq. December 11, 2018 Page 3 of 3 If the Board moves forward Wednesday, Governor's Hill will be forced to protect its rights, including without limitation, claims including those set forth above together with alternative relief to nullify all financial obligations under the Proffer Statement for the Governor's Hill Project, as well as file a challenge to the approval under Va. Code § 15.2-2285(E), as an aggrieved party. We respectfully request a deferral of Rezoning 403-18 scheduled for December 12, 2018. I am happy to discuss these issues further with you if desired beforehand. All rights and remedies are hereby reserved. Sincerely yours, Atwill, Troxell & Leigh, P.C. Benjamin D. Leigh BDL/cla cc: Philip Jones, Esq., Assoc. General Counsel Mr. Steve Aylor, Vice Pres. ATWILL, TROXELL & LEIGH, P.C. ATTORNEYS AT LAW 50 CATOCTIN CIRCLE, NE SUITE 303 LEESBURG, VIRGINIA 20176 TO: Via Hand Delivery Mr. Michael Ruddy, AICP 107 North Kent Street Suite 202 Winchester, VA 22601 Frederick County, Virginia Carpers Valley Industrial Park Shawnee Magisterial District October 2018 Prepared by: Pennoni Associates Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2139 Fax:540-665-0493 Pennon TABLE OF CONTENTS I. Application II. Impact Analysis Statement III. Proffer Statement IV. Agency Comments V. Survey Plat and Deed VI. Tax Ticket APPLICATION REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Stcrf� Zoning Amendment Number PC Hearing Date Fee Amount Paid $ Date Received _ BOS Hearing Date_ 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: Pen noni Associates Inc. Address: 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 2. Property Owner (if different than above): Name: JGR THREE LLC ETALS Address: 1407 Gordon Place Winchester, VA 22601 3. Contact person if other than above: Telephone: 540-667-2139 Telephone: Name: Pennon! Associates Inc./David Frank Telephone: 540-667-2139 4. Property Information: a. Property Identification Number(s): 64-A-86 64-A-87 b. Total acreage to be rezoned: 122.18 acres C. Total acreage of the parcel(s) to be rezoned (if the entirety of the parcel(s) is not being rezoned): d. Current zoning designation(s) and acreage(s) in each designation: R4 e. Proposed zoning designation(s) and acreage(s) in each designation: M1 f. Magisterial District(s): Shawnee 12 5. Checklist: Check the following items that have been included with this application. Location map✓t Agency Comments Plat _(✓ L Fees W L Deed to property C— Impact Analysis Statement TV] Verification of taxes paid ✓L Proffer Statement (✓ 1 Plat depicting -exact meets and bounds for the proposed zoning district � Digital copies (pdf's) of all submitted documents, maps and exhibits ✓� 6. The Code of Viruinia 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: JGR THREE LLC ETALS, Current Owner Hines, Contract Purchaser 7, Adjoining Property: PARCEL ID NUMBER USE ZONING SEE ATTACHED 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): The property is located approximately one mile east of 1-81 on the south side of Millwood Pike (Route 50), right on Prince Frederick Dr (Route 781), left on Coverstone Dr 13 9. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Office: Service Station: Retail: Manufacturing: 405,000 SF Restaurant: Warehouse: 1,305,000 SF Commercial: Other: 10. 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 best of my (our) knowledge. Applicant(s):.r- 1 �__r--_1 �.�'' ` Date: Date: Owner(s): 14 Date: Date: Name and Property Identification Number Address Owner: Name Kaknis, John H. & Christopher Brooks 656 N. HAYFIELD RD C/O John J. Kaknis WINCHESTER VA 22603 Property #: 64A 7 11 Owner: KAKNIS, JOHN H & CHRISTOPHER BROOKS 656 N. HAYFIELD RD C/O JOHN G. KAKNIS WINCHESTER VA 22603 Property #: 64A 7 12 Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 13 WINCHESTER VA 22602 Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 14 WINCHESTER VA 22602 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 15 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 16 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 17 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 18 CLEARBROOK VA 22624 Owner: RAVENWING HOMEOWNERS ASSOCIATION 9990 FAIRFAX BLVD., SUITE 200 C/O ALLEN B. WARREN/CHAD.WASHINGTON FAIRFAX VA 22030 Property #: 64G 2 1 63A Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 10A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 11A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 12A WINCHESTER VA 22602 Owner: SPENCE.ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 113 WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 114 WINCHESTER VA 22602 Owner: LOY, DAVID W 1441 MILLWOOD PIKE Property #: 64A 7 115 WINCHESTER VA 22602 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83 MCLEAN VA 22102 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83A MCLEAN VA 22102 Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 84 WINCHESTER VA 22601 Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 85 WINCHESTER VA 22601 Owner: WINCHESTER REGIONAL AIRPORT 491 AIRPORT RD Property #: 64 A 79 WINCHESTER VA 22602 Owner: FREDERICK COUNTY VIRGINIA 107 N. KENT STREET Property #: 64 A 87A WINCHESTER VA 22601 Owner: FREDERICKTOWNE GROUP LC C/O RICHARD DICK 130 S. CAMERON STREET Property #: 64 A 89 WINCHESTER VA 22601 Owner: PRINCE FREDERICKTOWNE GROUP LC 6231 LEESBURG PIKE STE 600 C/O JAMES L. MCILVAINE JR. FALLS CHURCH VA 22044 Property #: 64 A 89B Owner: WINCHESTER REGIONAL AIRPORT 401 AIRPORT RD Property #: 64A 88 WINCHESTER VA 22602 Owner: WALTER H AIKENS LIMITED PARTNERSHIP P.O. BOX 2468 Property #: 64 10 3 WINCHESTER VA 26204 Owner: SEMPELES HELEN J TRUSTEE 107 ROSZEL RD Property #: 64A A 12 WINCHESTER VA 22601 Special 'Limited Power of .Attorney County of Frederick, Virginia 'Frederick Planning Website: wivw.feva.us Department of Planning & Development, County of Frederick, Virginia 107North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates inch (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 To act ,m 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 applications for my (our) above described Property, including: ✓ Rezoning ('utcludinb proffers) C:onditioual Use Permit — -INfaster Development Plan (Preliminary and Final) Subdivision 7 Site Plan Variance or Appeal 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 bercto set my M hand and seal this � day of 1A 200g , -r, n e Signatures) / -tw !�`7f-� •TrhaAlR� /� • �t �`- State of Virginia, City/Couuty of To -wit: 1 Ev," - -✓,%P,n-i , a Notary Public in and for the jurisdiction aforesaid, certify that t e(eRJ1 • ;1v.7j signeti• tq the foregoing instrument personally appeared before me and has acknoledged tito`s i'Pj�Y,L me in the j irisdic6on aforesaid this � day of �, 20 10. MY COhN 5 IbIIssIP`CPIRES AUtI. ,:1. COMMISSION 077ea9,',r { My Commission Expires: Prm 3 1� ZUZ Z Notary Public Special Limited power of Attorney County of Frederick, Virginia l,rcdericicPlanning Webs ite: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By 'these Presents: That I (We) (Name) JGR THREE LLC ETAIS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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, 140000018 on Page , and is described as Tax Map 10: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: _Rezoning (including proffers) Conditional Use Permit 7—master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal 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) LavU.- t my (our) hand and seal this 0 day of 20�, Signatures) v " ;� �Eh/kEl, L-, 'D lGK state of Virginia, /County of �j,�'� k-s�j,) (. , To -wit: i I, 1X1 C \KS� (X[1 , a Notary Public in and for the jurisdiction aforesaid, certify that th person(s) who signed to the foregoing instrument personally ��p��e.,ared before me and has acknowledged the same before me in the jurisdiction aforesaid this •_ day of, 20�. My Commission Expires: Notary blic r.`FS1r Brittany Dixie Eversborg -� C:ommunwt:a!lh of Vrttinia 1r t E� Notxy 1%bLc Sinn No. 7(i!itiFi40 i,t7 Comn:,sOin Brims 41301200 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wiviv.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 persontdly to file planning applications 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 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 �/c) have hereto set my ( ) hand and seal this 3 rd day of t. s , 20 1$ L (804rY [+(IA_, c,t_� . /1 . Signature(s) State of Virginia, City/C4Hr,ly of M nckc.s-fc it , To -wit: I �(-(rt (� art L • s p `z t �� , a Notary Public in and for the jurisdiction aforesaid, certify that the personv who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the j urisdictiou aforesaid this 3114 day of AM 4S+T, 20�Y . My Commission Expires: l I ( 401 I V '14otary Public , I KAMLEEN L. _ SPAID� 11V 111,1. . --- Com R 9 # 270227rg}n Special Limited Power of Attorney County of Frederick, Virginia rretlericic Pl;ttiniug WebSitC: wwNy.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (5,10) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) 1GR TI IREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to nic (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page _ and is described is Tax Map ID: 64-A-86, 64-A-87 do hereby mako, constitute and appoint: (Nanrc) Pennonl Assoclates Inc, (Phone) 5,10-667-2139 (Address) 117 E. Piccadilly Street, Sulte 200, Winchester, VA 22601 'fo act as my tntc and lawful attotncy-in-fact for told in my (our) name, place and stead willr full power mud nuthority I (we) would have if acting personally to file planning applications for my (our) above described Property, including:' V Rezoning (Including proffers) Conditional Use Permit -Master Development Plan (Prellminnry and Final) Subdivision =Site flan Variance or Appeal 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 shnll expire one year from the day it is signed, or until it is othenvisc rescinded or modified. In witness thereof', I (we) have hergv-set,my (our) hand and seal this day of , 20_ Signaturu(s) .—�._✓ State of Virginri:I„City/Coulily of_�-4-t-OYI , To -wit: %to. L_(Z(1L£1�►� a Notary Public in and for the jurisdiction aforesaid, certify that the pe on(s) who signed to the foregoing instrument 1) rsonally appeared before me and has acknowle ged the stmc bcforcp ie inn tthujurisdiction aforesaid this __,�rdd day of AtIJ , 20_1& . m6tY _ uMy Commission Expires: _ __ ��tt hit bl No ry uic �LpC���,�1 NOTAF?y'�': Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 owner(s) of all those tracts or parcels of land ("Property") conveyed to roe (us), by Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. the deed recorded in the Clerk's (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit '—blaster Development Plan (Preliminary and Final) Subdivision '--�— �� Site Plan Variance or Appeal 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 (N4 have hereto set my (o� hand and seal this 34 day of Ud S+, 20�, Signature(s) State of Virginia, City/Co" of W l iqc w T ,t r , To -twit: 1, WaA 1,ct.rt L. Spa t 4 , a Notary Public in and for the jurisdiction aforesaid, certify that the person(4 who signed to the foregoing instrument personally appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this 3r day of &ql4 20J./ My Commission Expires: 3 al otary Public KATHLEEN L. SPAID commonwealth of Virginia Reg.# 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Plannuig Web site: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-21 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit N�Master Development Plan (Preliminary and Final) Subdivision =Site Plan Variance or Appeal 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 (TO have hereto set my (c9r) hand and seal this Y1' day of ��, 20 le , LC iZ� t.,t_c. / % e /� 0 Signature(s) B�1: �A' � • -A cr—rt v- P e 12 State of Virginia, City/c-e=rty of A/1'ri,C., ies Pet- Jo -wit: I, R qA -e- e �- � �!l�r , a Notary Public i❑ and for the jurisdiction aforesaid, certify that the person who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this r day of , 20 1 � . My Commission Expires: 11 00./I 0 tary Public I vATNl FFM L. SPAID Common # 270227 Roo. Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwrv.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Ni ame) JGR THREE LLC ETALS (Address) 1407 Gordon Place, Winchester, VA 22601 (Phone) the owner(s) of all those tracts or parcels of land ("Property") conveyed to nic (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 Oil Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit Master Development Plan (Preliminary and Final) Subdivision �nJite Plan Variance or Appeal 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 sh��e�)�have rpirc one year from the y it is signed, or until it is otherwise rescinded or modified. In witness thereof, I hereto set my ( r) hand and seal this �_ day of p US > 201 , Q 1;_� r'hirrp. L L 4, /-, Signature(s) State of Virginia, City/C., y of WI,I'l,d'l-Q -ef— , To -wit: 1, _V_ (� Gv] t"' 'sPQ 1, C' , a Notary Public in and for the jurisdiction aforesaid, certify that the persoty(dj who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 C day of S�, 20 1 � . Yr, l�G �i ,0 #_J (,,,9 M" I t 130 otary Pub KATHLEEN L. SPAID NOTARY PUBLIC , Reg. # Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web site: www.fcvams Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 2260.1 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to nhc (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications 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 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 un�til `i�t is otherwis rescinded or modified. In witness thereof, I ) have hereto set my (LI )hand and seal this ? t ct day of C(S� 120�, MDG -IREG, LL C- V Signature(s) Bq • i 4/1 Z V ��/ State of Virginia, City/�n+f of w/ < {� �,cYT e-r— Jo -wit: Notary Public in and for the jurisdiction aforesaid, certify that the personV who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this -3,Lt day of AQUSi, 20�. 11' Gf jot[ vMy Commission Expires: C' ( .30 � tary Public KATHLEEN L. SPAID NOTARY PUBLIC Rag. # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 66.5-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 owner(s) of all those tracts or parcels of land ("Property") conveyed to file (us), by Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. the deed recorded in the Clerk's (Phone) 540-667-2139 (.Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 To act as my true and lawful attomey-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have i f acting personally to file planning applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit N�Master Development Plan (Preliminary and Final) ---� Subdivision \� Site Plan Variance or Appeal 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 L •iy it is signed, or until it is otherwis rescinded or modihigd. In witness thereof, I have hereto set my (hand and seal this � day of , 20�, e-1 isA -" cAPJNt-} S. Li t-- Signature(s) !f v / State of Virginia, City/Gefttttpof yJ—1 Yl�`t"�� , To -wit: I, kQAte&,q_L- S PQ /t y , a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed to the foregoing instrument crsonally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this day of, 20 �. YMy Commission Expires: It (30-P-C otary Public NOTARY PUBLIC Commonwoalth of Virginia Reg. # 270227 IMPACT ANALYSIS Carpers Valley Industrial Park Impact Analysis Statement CARPERS VALLEY INDUSTRIAL PARK — INDUSTRIAL REZONING IMPACT ANALYSIS STATEMENT October 2018 A. Introduction This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of two parcels totaling approximately 122 acres, which are owned by JGR Three, LLC ETALS. The parcels are identified as 64-A-86 and 87. The subject acreage is located on the south side of Millwood Pike (Route 50/17) across from The Ravens and Miller Heights subdivisions, and adjacent to the JIC Industrial Park, Winchester Regional Airport, and the U.S. Army Corps of Engineers Transatlantic Division Headquarters facility. The site is currently zoned R4. This application proposes the rezoning of the +/- 122-acre assemblage to the M1 (Light Industrial) District. The site is a portion of a commercially zoned R4 land use intended as an employment center. Employment uses targeted through the current Frederick County 2035 Comprehensive Plan will continue to be achieved with the conversion of the subject property from the current permitted B-2 land uses to the proposed M-1 (Light Industrial) land uses as specified with in this application. The employment uses and supporting proffered transportation network improvements of this application will enhance the economic vitality and desired commercial development within the county. The Comprehensive Policy Plan identifies the planned use of the site as a mix of business/office and transitional land uses. The commercial/light industrial employment center concept proposed with this rezoning is consistent with this land use vision. The Applicants believe that the proposed rezoning includes proffers that will appropriately and effectively mitigate the impacts of its development program and assure its completion in the manner envisioned by the Applicants and by the County. The employment center land use envisioned for the site is compatible with the surrounding community and consistent with the land use policies of the 2035 Comprehensive Plan. As such, the Applicants submit that this rezoning request merits favorable consideration and approval. B. Comprehensive Policy Plan The properties included with this rezoning request are all located within the boundaries of the Senseny/Eastern Frederick Urban Area Plan. The properties are located wholly within the Urban Development Area (LIDA), and Page 1 of 6 8/1/18 Caipers Valley Industrial Park Impact Analysis Statement the Sewer and Water Service Area (SWSA). The Senseny/Eastern Frederick Urban Area Plan envisions the area comprised by the subject parcels as developing with business/office and transitional land uses. The proposed employment and light industrial land uses is in keeping with the business development goals of the comprehensive plan through the expansion of desirable business and industrial land uses in an area already zoned for commercial development. The Comprehensive Plan has targeted light industrial land use as a strategy to achieve fiscal balance and maintain a desirable 25/75 ratio between commercial/industrial and residential land uses respectively. Furthermore, the proposed development compliments the existing Corps of Engineers, Winchester Regional Airport and the Frederick County Public Safety Building facilities adjacent the subject property. The proposed employment use will thus ensure the establishment of the commercial and industrial land use encouraged within the 2035 Comprehensive Plan adjacent to the Winchester Regional Airport. The applicable land use policies of the Comprehensive Plan promote the establishment of commercial and industrial land uses on the subject parcels. The proposed rezoning of the site to the M1 district is intended to permit the development of an employment center which is an effective transition and complimentary to the land uses adjacent to the Winchester Regional Airport. C. Suitability of the Site 1. Site Background and History The subject property was rezoned with the Board of Supervisors approval of RZ#11-05 on August 12, 2005 to the R4 (Residential Planned Community) District with proffers. The property was again subject to rezoning with the approval of RZ#10-08 by the Board of Supervisors on January 9, 2009. The subject property was again rezoned on November 13, 2013 with the Board of Supervisors approval of RZ#05-13 with revisions to the "Transportation Enhancements" of the proffers. 2. Location and Access The subject property is located on the south side of Millwood Pike (Route 50/17 East) across from The Ravens and Miller Heights subdivisions' and adjacent to the Prince Frederick Office Park and the Winchester Regional Airport. The VDOT functional classification system identifies Millwood Pike as a major arterial roadway. The land uses abutting the subject site to the west is industrial and office, to the east is vacant R4 commercial and residential, Page 2 of 6 8/1/18 Canpers Valley Industrial Park Impact Analysis Statement with the Winchester Regional Airport adjacent to the south and single-family residential uses located across Millwood Pike to the north. The site is currently accessible via Coverstone Drive. 3. Site Suitability The subject parcels contain identified environmental features to include areas of flood plain, wetlands, and steep slopes. But such features are minimal and manageable through the zoning and site engineering process. In all cases, disturbance will be limited in accordance with applicable regulatory standards. f9 • • ei0M1'1i Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panel #510063-0115B, effective date September 2, 2009. The majority of the site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100-year flood plain. Flood Zone A, 100-year flood plain, exists coincident with Sulfur Spring Run, which traverses the frontage of the site, roughly parallel to Route 50. This portion of the site is not planned for development thereby ensuring limited impact to the identified flood plain area. Wetlands The National Wetlands Inventory Map identifies four wetland features on the site, all of which are man-made ponds associated with the former golf course use. Any disturbance will be limited in accordance with applicable regulatory standards. Soils and Steep Slopes The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. As per map sheet #36 of the Soil Survey, the site is comprised of nine distinct soil types. With the exception of a pit area containing fill materials, all of the soil types identified on the site are suitable for development. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high-water table, depth to bedrock, and slope. These characteristics and any implications for site development are manageable through the site engineering process. Page 3 of 6 8/1/18 Carpers Valley Industrial Park Impact Analysis Statement Steep slopes (areas of 50% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site to Sulphur Spring Run. Some disturbance of these areas may be necessary to implement the stormwater management system. D. Transportation The Hines — Governors Hill project will be served by a transportation network designed to safely and efficiently accommodate automobile and truck traffic. The external road system serving the site is comprised of Millwood Pike (Route 50/17 East), Prince Frederick Drive (Route 781), Coverstone Drive. Millwood Pike is a four -lane major arterial roadway, Coverstone Drive is planned as a four -lane major collector and Prince Frederick Drive is a two- lane minor collector road. The Applicants have addressed these external system requirements by proffering off -site improvements as specified in Proffer Statement. These off -site improvements will occur at the Millwood Pike/Prince Frederick Drive intersection, the Route 522/Costello Drive intersection and the Prince Frederick/ Costello Drive intersection and the partial extension of Coverstone Drive for site access. The transportation improvement program proffered with this application will improving existing off -site transportation shortfalls identified within the TIA prior to the inclusion of the proposed development impacts to the transportation network. The implementation of this program will occur in phase 1 of the development, as specified by the Proffer Statement (see attached). The transportation proffers included with the application mitigate all impacts of the proposed rezoning including the extension of Coverstone Drive through to the adjacent developments beyond the access needs of the project. A traffic impact analysis (TIA) was prepared for this application using current traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual, loth Edition, the TIA projects that the proposed development will reduce vehicle trips greater than 50% from the commercial uses assumed in the transportation studies from the RZ#10-08 rezoning approval. The TIA further indicates that study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions with the construction of the proffered improvements. The internal transportation improvement program proffered by the Applicants will effectively tie the project into the existing external system and provide the framework for future inter -parcel access and mobility. A major collector road (Coverstone Drive) is proposed to be extended from its current terminus to Page 4 of 6 8/1/18 Carpers Valley Industrial Park Impacl Analysis Statement the project extents. This collector road will consist of four travel lanes within a 90-foot right of way and will be developed in two principal phases corresponding with development of the planned land bay. Right-of-way will be extended to the property limits to allow further construction of future roadways by others when needed. E. Sewaae Convevance and Water Su The rezoning of the subject property does not result in a significant change to the impact to sewage conveyance and water supply with the eventual development of the property. Sewer and water service will be provided by Frederick Water via an existing 8" sewer line that ties into the 12" sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick Water requirements to serve the entire site and enable gravity flow to the existing main. A 12" water main currently extends through the central portion of the site. This water main will be rerouted as necessary with the final engineering associated with the site development. This infrastructure will be expanded pursuant to Frederick Water requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. The proposed land uses have an estimated flow of 280,000 GPD based on +/- 25 acres of light industrial land use and +/- 75 acres of warehouse land use. Actual water and sewerage flows will be determined at the time of final site engineering. Development of the property as proposed is expected to result in a reduction to overall impact to the water demand and to the sanitary sewer discharge which may result from a retail/commercial development. F. Site Drainage The rezoning of the subject property does not result in a significant change to the impact to site drainage with the eventual development of the property. The site generally drains -north to Sulphur Spring Run via several pronounced drainage divides. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. Page 5 of 8/1/18 Catpers Valley Industrial Park Impact Analysis Statement G. Solid Waste Disposal Facilities The rezoning of the subject property does not result in a significant change to the impact to solid waste disposal facilities with the eventual development of the property. Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the individual commercial/employment users. H. Historic Sites and Structures The rezoning of the subject property does not result in a significant change to the impact to historic sites and structures which may result from a retail/commercial development. I. Impact on Community Facilities The rezoning of the subject property does not result in a significant change to the impact on community facilities which may result from a retail/commercial development. Impacts to the transportation network have been mitigated with the proffered transportation improvements as specified in Section 7 "Transportation" the Proffer Statement. J. Modifications No zoning modifications are proposed. Page 6 of 6 8/1/18 III. PROFFER STATEMENT PROFFER STATEMENT REZONING: RZ. 418-XX: R4 to M 1 PROPERTY: 122.18 Acres +/-: Tax Map & Parcels 64-A-86 and 87 (the "Property") RECORD OWNER: JGR THREE LLC, ELLEN, LLC, LCR, LLC, MDC THREE, LLC, SUSAN SANDERS, LLC, LIBERTY HILL, L.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick APPLICANT: I -lines Acquisitions, LLC PROJECT NAME: Carpers Valley Industrial Park DATES OF PROFFERS FOR PREVIOUS REZONINGS: March 24, 2008 (Revised: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013) DATE OF PROFFERS: August 8, 2018 REVISION DATE: October 12, 2018 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Owner" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley Industrial Park" prepared by Pennoni Associates, Inc., (the "GDP") dated October 2018. The purpose of the GDP is to identify the general location of the land bays, the general location of the proffered transportation improvements and the general location of the pedestrian trail system . The Owner hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Pennoni Associates, Inc. and dated October 2018. The GDP is recognized to be a conceptual plan and may be adjusted without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate, substantially reduce, or substantially relocate the areas indicated on the proffered GDP. 1. LAND USE 1.1 The Owner intends to develop the Property with a density of 405,000 SF of any uses allowed within the M-1 zoning districtand805,000 SF .of High -Cube Warehouse and any land uses provided in 1.1.2 below.. The project shall be designed to establish these industrial uses in general conformance with the GDP. 1.2 Pursuant to the Frederick County Zoning Ordinance, the following M-1 § 165- 606.02 permitted and § 165-606.03 conditional uses are allowed: Landscape and horticultural services (without retail services) Offices and storage facilities for building construction contractors, heavy construction contractors and special trade contractors Motor freight transportation and warehousing Communication facilities and offices, including telephone, telegraph, radio, television and other communications (without offices) Electric, gas and other utility facilities and offices and trucking and warehousing Public utility distribution facilities (without offices) Business signs Signs allowed in § 165-201.0613 Freestanding building entrance signs Multi -tenant complex signs Tractor truck and tractor truck trailer parking § 165-606.03. Conditional uses. 1.3 The Frederick County Board of Supervisors agrees to allow future uses that are subsequently added to the M-1, Light Industrial District, to be developed on the Property without the need for zoning amendments provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018). 1.4 High -Cube Warehouse, and uses listed in 1.1.2 above, floor area can be increased Lip to an additional 500,000 SF, for a total of 1,305,000 SF with a new Traffic Impacts Analysis Study ("TIA") demonstrating that the increased floor area density does not increase the traffic impacts studied and proposed with the TIA submitted and approved with these proffers and titled "Traffic Impact Study— Revision I" (as prepared by Pennoni July 2018). 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and building materials for a more uniform appearance. Site signage shall be uniform and in compliance with the Frederick County ordinances. 3. PEDESTRIAN TRAIL SYSTEM 3.1 The Owner shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links to the adjoining properties adjacent Coverstone Drive. Said trails shall be in the location generally depicted on the GDP. Sidewalks shall be constructed on public streets to VDOT standards. The combined pedestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface. 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick Water. 5. CULTURAL RESOURCES: 5.1 The Owner shall conduct or cause to be conducted a Phase I Archeological Investigation of the Property, prior to the approval of the first site or public improvement plan for the property and shall complete Phase II ad II investigations thereof as may be demonstrated to be necessary by the Phase I study. 6. FIRE & RESCUE: 6.1 The Applicant shall contribute to the Millwood Fire and Rescue Company in the sum of $15,000 for fire and rescue purposes, payable upon the issuance of the first occupancy permit. 7. TRANSPORTATION: 7.1 The Owner shall dedicate, design and construct Coverstone Drive, in the general location shown on the GDP, with reasonable adjustments permitted for final engineering, as a full section with raised medians on a minimum 94' right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing schedule: PHASE 1: Phase 1 shall consist of a full four lane section including a ten -foot trail from Point A at its terminus and end of existing right-of-way to Point B the Second proposed entrance as depicted on the GDP. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any Industrial building up to 405,000 square feet on the Property. PHASE 2: Phase 2 shall consist of construction of a full four lane section of Coverstone Drive, including a ten -foot pedestrian/bicycling trail from Point B the second proposed entrance to Point C the future intersection of Tazewell Road as depicted on the GDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 405,000 square feet of Industrial building area. Final top courses of asphalt for Phase 1 of Coverstone shall be completed with the completion of Phase 2. PHASE 3: Phase 3 shall consist of bonding or construction of Coverstone Drive to be installed at the same time as the Coverstone Drive construction is dedicated and installed from Rt. 50 to the northern property line Point D. It is the intent of this proffer that the through connection of Coverstone shall be completed simultaneous with the dedication and construction of Coverstone Drive by the adjoining property owner. 7.2 The Coverstone Drive public right-of-way shall be dedicated to Frederick County as part of the Site Plan approval process, consistent with applicable Virginia law. Right -of -Way dedication shall be provided to adjacent owners in Governors Hill or another entity if the design, funding and construction Coverstone Drive occurs prior to Carpers Valley Industrial Park executing the proffered improvements above. 7.3 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. 7.4 The design of off -site road improvements shall be in general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by Pennoni Associates Inc., dated August, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases I and 2 as defined in Proffer 6.2 above; Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Dr" shall be completed in Phase 1. Intersection 2: Road improvements as described in "Off -Site Improvements Exhibit Sheet 2 of 3 Prince Frederick Drive at Costello Dr" shall be completed in Phase 1. Intersection 3: Road improvements as described in "Off -Site Improvements Exhibit Sheet 3 of 3 Route 50 at Prince Frederick Dr" shall be completed in Phase 1. 7.5 Public right-of-way of Tazewell Road shall be dedicated to the property lines of the adjacent parcel with the construction and dedication of the Coverstone Drive extension Phase 2, to allow further construction of the future roadway by others. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64A87 south and west of the Coverstone Drive and Prince Frederick Drive Intersection. 7.7 The Owner shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Owner is not able to obtain the right of way and, further, the -County and/or State of Virginia do not obtain the necessary right of way in lieu of constructing the road improvement, the Owner shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. 8. AIRPORT OPERATIONS: 8.1 The Owner shall consult with the Executive Director of the Winchester Regional Airport with respect to the granting of a reasonable avigation easement to provide further protection for airport operations, and shall dedicate such easement, as the Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to issuance of the 1st occupancy permit for the property. 8.2 The Owner shall file an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 15.2-2294. The OE/AAA filing shall occur a minimum of 45 days prior to the expected start of any site plan or public improvement plan construction. SIGNATURES APPEAR ON THE FOLLOWING PAGES HINES ACQUISITIONS, LLC By: By: OF OF , AT LARGE To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of HINES ACQUISITIONS, LLC. My commission expires Notary Public JGR THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of JGR THREE, LLC. My commission expires Notary Public ELLEN, LLC COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of ELLEN, LLC. My commission expires Notary Public LCR, LLC I COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of LCR, LLC. My commission expires Notary Public MDC THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of MD THREE, LLC. My commission expires Notary Public SUSAN SANDERS, LLC By: By: COMMONWEALTI I OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of SUSAN SANDERS, LLC. My commission expires Notary Public LIBERTY HILL, L.C. By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of LIBERTY HILL, L.C. My commission expires Notary Public THOMAS A. DICK COMMONWEALTI OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by THOMAS A. DICK. My commission expires Notary Public TIMOTI IY J. DICI{ COMMONWEALTH OF VIRGINIA, AT LARGE County/City of I'o-,,vit: The foregoing instrument was acknowledged before me this day of , 2018, by TIMOTHY J. DICK. My commission expires Notary Public MICHAEL E. DICK COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by MICFIAEL E. DICK. My commission expires Notary Public _�cewnorfwaWng II ■ 44, t ra r Carper VaUey 1 ; 9\\ �+� IndusNal Part 4' Rezoningland Bay -�1' 1 �, \ ,;�..�t.f r 1 �� \` N to w $ a vk' 77 I 11 B - CMO80� I n (10, Ruot latitdsar. I I s. Al Gwom l Nulinq— •M.r1SIIMRMV4.ulul1�0a"7—�`- t C:101 .. 1 O / LENGTHEN SB LEFT -TURN LANE BY 155 FT BY RESTRIPING CENTER TWO-WAY TURN LANE Recovery Systems • ' of Winchester END OF EXISTING LEFT -TURN STORAGE Upited Bank STORAGEISTART OF CENTER TWO-WAV TURN LANE FaIdEl'Id ;;' A' f - r Costco • 'Wholesale olden 1sAJO � .� FRONT ROYAL PIKE (US COSTELLO DR RTE 522) /COSTELLO STORAGE SUFFICIENT DR INTERSECTION FOR " 2020 AND 2024 WI .a.MRnF4vo..YnoavY.y1.yM.p.[II�aNIpaCp p�p�r�, HINEX18001 »...o.�.�..'n».'.�. SITE" QUEUES o�opnA.....«nnorw..r.A...e..a.... October 2015 OVERALL LOS AT LOS /�� 'e.o.•+m.n..warms....rew...o.noww.e�.orw.�m.n. ..B.. AM AND LOS..C.' AApA ...«,4Ayn....w"°"""""^""""""".`."""""""."`*' aAwwaule NOT TO SCALE PM PEAK WITH SITE Carpers Valley Industrial Park Dnnw•r WC FOR 2020 AND 202� Frederick County, Virginia q A ioWo•. DRK OH -Site Improvements Exhibit PENNONI ASSOCIATES INC. >�n...�a—ir Route 522 et Costello Drive EXHIBIT 1 S.a1W 1.1— VAM1r1 (Proffer 7 4 Intersection 1) [S1IFET Base Source: Google Earth r rm..961W r 101..9611, 1 OF 3 BASE SOURCE FREDERICK COUNTY GIS PENNONI ASSOCIATES INC. 1pesow»C-1r S, too M.,n VA 20171 r 703"06700 f ro3u9e713 �. R..,.,a...�.....�«.a...�... ,„��, HINEX18001 October 2018 :.aK'.."..�ada...,.o,,;d auvwc.cur f•= 100• CarnPrs Vallav Inriucfrial Park °""`'`"1e`' WC REQUIRED IMPROVEMENT ALSO PROFFERED BY OTHERS: ADD SEPARATE SB RIGHT -TURN LANE 4100 FT wf100 FT TAPER) LENGTHEN EB RIGHT -TURN LANE BY 425 FT wM00 FT MODIFY SIGNAL TAPER INCREASE EXISTING TURN LANE TO 300' LANE AND 200' TAPER: ADD 100' SECOND LEFT -TURN LANE WITH 200' TAPER FOR DUAL LEFTS y WIDEN NB APPROACH BY ONE LANE TO ALLOW FOR DUAL LEFTS AND A SEPARATE RIGHT (350 FT w1200 FT TAPER( ..�«.o. n.a...m ....,...«..d.. o. »..<,d ..a,«, HINEX18001 .e ..a ec, r.�.w,or.rsneoo. r.rrureo ,o.e urrervn r,u�.. vw,�. a ,." ure�.e o .." n.uc, a v«.«. vr.e. noec rt..e«...ro«o..or••ro.nn..o..roa.rt�.a.r�` ,.. aa, a.rwrear.r...r,w..on u.a,r. rorew..r .v a...ow.e..w.. wew...o.ao..w.a.e+.o.. o.re October 2018 s Carpers wC ° 1Str '0° F edenck(County Virginia """a °°' DF PENNONI ASSOCIATES INC. On-Srte ImPmov eMs E.n.brt PFIGURE UPDATED MM"aC.—L.n. S.t. IR7 Route 50 at Pnno Fredenck Dnve EXHIBIT 3 H ,.,.,, VA20171 (Proffer 7 4 Interaectan 3) 2018-1D-03A T 7034496700 F 70)Y9e71] SHEET 3 OF 3 ITI AGENCY COMMENTS _ �` WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA22602 °F� 4(540) 662-5786 September 7, 2018 Pennons Associates Inc. 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Re: David L. Frank Master Development Plan Comments Carpers Valley Industrial Park Shawnee Magisterial District Dear Mr. Frank, On behalf of the Winchester Regional Airport Authority (WRAA), I submit the following comments regarding the above referenced master development plan. 1. The airport supports rezoning the property from R4 to M1, as light industrial uses are typically compatible with airport operations. 2. The development must conform to the requirements of the Frederick County Code Chapter 165, Part 701: AP1 Airport District. 3. WRAA requests that an avigation easement be executed prior to development of the property. 4. In accordance with the Code of Federal Regulations Title 14 Part 77.9 and the Code of Virginia, Section 15.2-2294, the development meets Federal Aviation Administration (FAA) criteria to file an Obstruction Evaluation/Alrport Airspace Analysis (OE/AAA). OE/AAA filings are also subject to review by the Virginia Department of Aviation (DOAV). a. The height of any proposed structures must account for the maximum height of any and all appurtenances. b. Cranes and/or temporary construction equipment also require an OE/AAA_ determination. c. OE/AAA submissions should be made a minimum of 45 days prior to the expected start date of construction using FAA Form 7460-1. d. Electronic filing can be accomplished at the following web address: https:Hoeaaa.faa.gov/oeaaa/external/portal.jsp. 5. Copies of all FAA determination letters should be forwarded to the airport. 6. The WRAA requests compliance with these comments and any FAA requirements as a condition of approval of the rezoning application by the Frederick County Board of Supervisors. Page 2 WRAA Master Development Plan Comments Carpers Valley Industrial Park Thank you for your cooperation in ensuring the safety of the Winchester Regional Airport. If you have any questions or need additional information please contact my office. Sincerely, Nick Sabo, A. /.E. Executive Director Cc: Gene Fisher, WRAA Chairman Adam Switzer, Delta Airport Consultants COUNTY of FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rMllia@co.frederick.va.us September 5, 2018 VIA REGULAR MAIL AND FACSIMILE Mr. David Frank Pennoni Associates Inc. 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 Re: Rezoning Application — Carpers Valley Industrial Park — JGR Three LLC, et al. — Tax Parcel Numbers 64-A-86 and 64-A-87 ("Subject Property") — Proffer Statement dated August 8, 2018 ("Proffer Statement") Dear Mr. Frank: You have submitted to Frederick County for review the Proffer Statement, for the proposed rezoning of the Subject Property, 122.18f acres in the Shawnee Magisterial District, from the R4 (Residential Planned Community) District to the MI (Light Industrial) District, with proffers. I have now reviewed the Proffer Statement and 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 comments: • With respect to Hines Acquisitions, LLC ("Hines"), which I gather is the contract purchaser of the Subject Property, please provide status of its good standing as an entity in its state of organization. I was unable to find it registered with the Virginia State Corporation Commission ("SCC"). While recognizing that mere property ownership (or status as a contract purchaser) does not require registration with the SCC and also may not necessarily be required to apply for a rezoning, we nonetheless must verify that Hines is a valid entity in its state of organization. • In the headings, instead of stating "ORIGINAL DATE OF PROFFERS", stating "DATES OF PROFFERS FOR PREVIOUS REZONINGS", followed by the indicated dates, may provide better clarity, as this is a new rezoning of the Subject Property. • hi the second paragraph of the introduction and throughout the remainder of the Proffer Statement, the term "Applicant" should be changed to "Owner". This is more in keeping 107 North Kent Street • Winchester, Virginia 22601 Mr. David Frank September 5, 2018 Page 2 with the concept that proffers run with the land and are therefore obligations of future owners, instead of third parties, such as applicants who might not ever be owners of the property. • With respect to the references to the Master Development Plan ("MDP") in the second paragraph of the introduction: o Typically, it is a generalized development plan that an applicant/owner submits as part of a proffer statement. A master development plan is a more detailed document submitted following the rezoning, closer in titne to beginning of actual project development. o Tile references to the document have two separate dates, June 2018 and August 2018, and should be one specific date, to avoid any ambiguity about which referenced document is the controlling document. o Typically, any generalized development plan is included as an attachment to the proffer statement and, so, the Proffer Statement should reference the document as an attachment and, prior to any final approval of the rezoning, we will need a copy in a size that is suitable for recordation (8'/2 X 1 1 or 8'/2 X 14). Because proffer statements are recorded, this also means that it may be impractical (as further revisions of the Proffer Statement may occur) and unnecessary to reprint the Proffer Statement as part of the attachment. It appears that the only two pages that may be necessary as pant of a generalized development plan are Sheets 4 and 5. o The last sentence would allow adjustments that "do not eliminate or substantially relocate the areas indicated". This appears to allow for the reduction of indicated area. Accordingly, revision of the language to "do not eliminate, substantially reduce, or substantially relocate the areas indicated" may be appropriate. Proffer 1 — None of three provisions of this proffer are necessary. Proffer 1.1 essentially does nothing more than restate what the second paragraph of the introduction already states. Proffers 1.2 and 1.3 recite nothing more than what the Zoning Ordinance would already allow (and, as to Proffer 1.3, a proffer statement cannot otherwise state any additional commitments on behalf of the governing body, beyond what the law already requires of the governing body). • Proffer 2 — This proffer does not appear to state obligations beyond ordinance requirements and therefore is unnecessary. To the extent that "one single and unified development" is a separate requirement, the concept is not sufficiently determinable, especially in the context of a larger scale commercial/industrial development. • Proffer 3 — What constitutes "compatible architectural styles" is not clear. • Proffer 4 — The proffer indicates that trails shall be in the location generally depicted on _�� the MDP, but also indicates that, for each lot/parcel associated with a structure, "the Mr. David Frank September 5, 2018 Page 3 } Applicant agrees to identify the location on said lot or parcel for trails". The MDP shows one or more trails along Coverstone Drive, but the proffer is otherwise unclear regarding the process for determination of other trail locations. • Proffer 5 — To the extent that the proffer involves commitments for facilities on the Subject Property, the proffer is unnecessary as development of utility infrastructure within a property is typically already the property owner's obligation. Proffers 6.1, 6.3, and 6.4 — ProlTer 6.1, which refers only to "The major roadway", as opposed to specifically identifying what it presumably is — Coverstone Drive — could seemingly be combined with Proffer 6.2. Relative to Proffer 6.3, conceivably, because subdivision of the land area might not be necessary (depending on the specific attributes of the development), it may be more appropriate to trigger dedication based upon another event; again, it may be possible to include this in Proffer 6.2 (Proffer 6.6, also concerning dedications, only references right-of-way dedications regarding construction of future roadways by others). Therefore, to cover the foregoing comprehensively, Proffer 6.2 could simply state, in its introduction: "The Owner shall dedicate, design, and construct Coverstone Drive, in the general location shown on the Generalized Development Plan, as a full section with raised medians on a minimum 90' right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing schedule:". Proffer 6.2 — With respect to Phase 1, the Proffer commits to construction of the roadway to base asphalt but does not indicate how or when it would be completed sufficiently for acceptance into the VDOT Secondary System. Likewise, with respect to Phase 2, the Proffer does not specify completion adequate for acceptance into the VDOT Secondary System. Proffers 6.5 and 6.7 — Proffer 6.5 should make the referenced exhibit an attachment to the Proffer Statement and so state that. With respect to Intersection 2, the label on the exhibit is simply "Prince Frederick Drive at Costello Drive", without any reference to Route 50. Staff will want to confirm the extent to which adequate right-of-way is available for completion of the improvements. With respect to Proffer 6.7, the proffer does not define "good faith efforts to obtain" adequate right-of-way. If adequate right-of-way cannot be obtained, staff will want to determine the extent to which the proffer mitigates impacts of the proposed development. • Proffer 6.6 — The proffer does not state a time frame for the commitment to dedicate right-of-way for future roadways.. • Relationship with proffers for Rezoning 05-13 — Rezoning 05-13 includes the most recent proffers for the Subject Property and for designated adjacent/nearby properties. The proffers for that rezoning also divided the site into Land Bay I for residential development and Land Bay 2 (substantially the same as the Subject Property) for commercial/industrial development. Mr. David Frank September 5, 2018 Page 4 f o Relative to items in the proffers for Rezoning 05-13 that are not based on a specified quantum of development activity on any portion of the property subject to Rezoning 05-13, the Proffer Statement as proposed would likely control as to the Subject Property and the proffers for Rezoning 05-13 would likely control as to the remainder. o Likewise, relative to quantitative limits in the proffers for Rezoning 05-13 that were exclusive to Land Bay 2 (see Rezoning 05-13 Proffer 1.6), the land area relevant here, the Proffer Statement as proposed would likely control as to the Subject Property. In each instance, however, staff will want to confirin the appropriateness of having the prior proffers being superseded as to the Subject Property. o To avoid any ambiguity, clarification in the Proffer Statement regarding the inclusion of the Subject Property in the Master Property Owners' Association and a Commercial POA would be helpful (see Rezoning 05-13 Proffer 12). o Staff should be aware that, for the construction of Coverstone Drive, Proffer 6.2 has commercial/industrial square footage triggers and specific segments and improvements to be constructed and/or installed that are different from those in Rezoning 05-13 Proffers 15.2, 15.3, 15.7, and 15.11. o Rezoning 05-13 Proffers 15.5 and 15.6, regarding payments for improvements at the intersections of, respectively, (a) Millwood Pike and Victory Road, and (b) Costello Drive and Prince Frederick Drive, cannot necessarily be reconciled with the Proffer Statement, as to fixture responsibilities for the commitments, and participation, by the owners of the other properties subject to Rezoning 05-13, in the proposed rezoning may be more appropriate. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. 2S' y, Z erick B. Williams County Attorney The Supreme Court of Virginia, in Town of LeesburgvLLong Lane Associates, 284 Va. 127 (2012), held that an owner of property that was subject to an original rezoning common to several properties did not have a vested right in the nature of the development on and a road over adjacent properties that were part of the same original rezoning. Among other things, as a planning matter, the locality in Long Lane no longer found the completion of the road at issue to be necessary. Accordingly, the locality approved a rezoning that eliminated part of that road. The situation that the proposed rezoning here presents is different, as it concerns how the County, if it were to approve the proposed rezoning, would be able to enforce monetary obligations that, right now, extend to all �) owners of properties subject to Rezoning 05-13 and which relate to objectives (signalization and improvements to multiple intersections) that the County still finds to be necessary to the County's transportation plans. Mr. David Frank September 5, 2018 Page 5 cc: Candice E. Perkins, Assistant Director, Department of Planning & Development (via e- mail) John Bishop, Assistant Director, "Transportation, Department of Planning & Development (via e-mail) Rezoning Comments EO AUG 0 9 2018 RE��. Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 180.0 Coverstone Drive Winchester, Virginia 22602 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal Public Safety Building 1800 Coverstone Drive Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Naine: Pennoni Associates Inc./David Frank Telephone: 540-667-2139 Mailing Address: 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Location of property: Approximately 1 mi east of 1-81 on the south side of Millwood Pike (Rt. 50), right on Prince Frederick Dr, left on Coverstone Dr Current zoning: R4 Zoning requested: M1 Acreage: 122.18 Fire Marshal's Comments: Fire Marshal's Signature & Date:,_ Notice to Fire Marshal - Please Return This Form to the Applicant OX Frederick County Department of Fire and Rescue Office of the Fire Marshal 1080 Coverstone Drive Winchester, VA 22602 (540) 665-6350 Fax: (940) 678-4739 Ewa!]: 1moPfcva,us Plan Review & Comments Date Received 8/9/2018 Plan/Permit Type Rezoning Application 08-09-18 Name Carpers Valley Industrial Park Address Coverstone DR Winchester Project Name New Construction Applicant Name & Number Pennoni Associates 540-667-2139 RE# Permit Number Emergency Vehicle Access: Adequate Inadequate 7A Hydrant Location: Adequate Inadequate NIA Siamese Location: Adequate Inadequate N A Fire Lanes Required: Yes No NA Plan Approval Status Approve Comments / � l Signature: Reviewed By: Kenneth Scott, Title ,S, �+ i Date Reviewed 8/2112018 VA 22602 315 Tasker Road Stephens City, Virginia 22655 August 27, 2018 David Frank Pennoni Associates 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 FREDERICK WATER PH (540) 868-1061 Fax (540) 868-1429 www,FrederickWater.com RE: Rezoning Application Comment Carper Valley Industrial Park Rezoning Application Tax Map Number: 64-A-86 and 64-A-87 122.18 acres Dear Mr. Frank: Eric R. Lawrence Executive Director Thank you for the opportunity to offer review comments on the Carper Valley Industrial Park rezoning application package, with a draft proffer statement dated August 8, 2018 and Impact Analysis Statement dated August 1, 2018. Frederick Water offers comments limited to the anticipated impact/effect upon Frederick Water's public water and sanitary sewer system and the demands thereon. The project parcels are located within the sewer and water service area (SWSA) and in an area presently served by Frederick Water. The SWSA enables access to public water and sewer service by county policy. Inclusion within the SWSA does not guarantee that sanitary sewer and water conveyance and treatment capacities are available to serve the property. The rezoning application proffer states that the proposed use will be limited to uses permitted in the M1 Light Industrial Zoning District. The impact analysis statement is silent on the proposed water and sewer demands. Facilities for conveyance of water to, and sanitary sewer from, the subject properties do presently exist. Until the proposed uses' projected water and sewer demands are known, it is V h ANNIVERSARY Water At Your Service 1M-K Page 2 Carper Valley Industrial Park rezoning application David Frank August 27, 2018 unknown if the existing conveyance network has the capacity to accommodate the projected demands. The Impact Analysis (IA) acknowledges the existence of a 12-inch water main which traverses the property in an east -west manner. The IA states that the water main will be re-routed as necessary to accommodate site development plans. Please note that this water main is a fully functional, operational, and in service water main and that any re-routing will need to be coordinated in advance with Frederick Water. More importantly, the applicant will need to establish the new water main route and easements, completely construct the new infrastructure, have the new infrastructure accepted by Frederick Water and placed into service, prior to disturbing the existing water main. The property has access to an existing gravity sewer system. The existing gravity sewer running parallel to Millwood Pike continues to be inundated by the adjacent pond water. Historically, the use of the pond for irrigating the Carper Valley Golf Course resulted in a pond water level that was suitable for the sewer manholes. When the golf course ceased operations, the pond's water levels rose, and only minimal maintenance, if any, of the pond's overflow culverts was undertaken. The culverts are generally clogged and non-functioning, resulting in higher water levels in the pond. With the proffer statement promoting Coverstone Drive for vehicular access to the proposed industrial park, it .would appear that the original entrance to the golf club and the driveway's use as the pond's earthen dam may no longer be necessary. Please either reduce the height of the earthen dam or implement a maintenance program on the pond's overflow culvert so that the pond elevation does not exceed the height of the gravity sewer manholes. The gravity sewer system which is positioned to serve the proposed industrial park terminates at the Route 50 Pump Station, located immediately east of the subject property. This pump station is near capacity and will require upgrades to accommodate future growth and flows. Expansion of the pump station site will also be necessary to accommodate the new pump station. The proffer statement is silent on improvements that would be constructed by the applicant to meet water and sanitary sewer demands. Accordingly, the comments offered herein are general in nature. The ultimate decision regarding the ability to serve the property with adequate water and sanitary sewer will be determined at the time the site's uses are determined, conveyance facilities are constructed, and water and sewer connection fees are paid to Frederick Water. Sanitary sewer system capacity is not reserved until the sewer connection fee is paid to Frederick Water, and physical connection to the system is made. Page 3 Carper Valley Industrial Park rezoning application David Frank August 27, 2018 Water and sanitary sewers are to be constructed in accordance with Frederick Water standards specifications. Dedicated easements may be required and based on the layout vehicular access will need to be incorporated into the final design. Please be reminded that Frederick Water is offering these review comments without benefit of knowledge of the projected water and sewer demands of the site. Thank you for the opportunity to offer review comments on the Carper Valley Industrial Park rezoning application. Sincerely, Eric R. Lawrence Executive Director Cc: Michael T. Ruddy, AICP, County Planning Department Dick Helm, Frederick -Winchester Service Authority Frederick Water Board of Directors ��, \ D QT off ians Depar on e\�N of Irarsperta;ior Staunton Hines Carpers Valley Rezoning TIA, Frederick County, VA Summary of VDOT Review Comments July 5, 2018 VDOT Staunton District Planning and Traffic Engineering Divisions performed a review of the Hines Carpers Valley Rezoning TIA completed by Pennoni and submitted on May 30, 2018. Overall, the methodology used for the year 2020 TIA scenarios was found to be acceptable, with minor revisions noted in the first three comments below. We ask that the applicant please resubmit the figure corrections noted. Comments on the 2024 TIA scenarios are more consequential and will require a more substantial undertaking to complete a resubmission. The primary issues found with the 2024 scenarios are detailed in comments 4 and 5 below and center on two issues: the assumption of future non -developer led widening of US 17/50 and the proposal for a new traffic signal at the Costello Drive & Prince Frederick Drive intersection. To reduce delays for Phase I of the project, VDOT recommends that the applicant consider a phased rezoning, with Phase 1 (2020) moving forward first with that portion of the TIA. A trigger could be used to revise the 2024 portion of the TIA and review necessary mitigation prior to proceeding with Phase 11. Alternatively, VDOT can meet with the applicant in July to scope and revise the 2024 scenario of the TIA to facilitate a rezoning application with both phases. Please review the comments below and contact us with any questions. ExistingConditions Scenarios Scenarios 1. For the Existing 2018 conditions, the levels of service reported in Figure 5 on Page 21 (PDF page 23) do not match the modeling results. 2020 Scenarios Conflicting LOS is reported between Table 8A and Figure 15 for mitigated intersections 2 and 3. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections for the 2020 analysis. 3. An inconsistent lane configuration is identified for the NB approach to intersection 3, Route 50 & Prince Frederick Dr/Custer Ave, between the Figure 15 main diagram (left/thru + right) , the Figure 15 callout map (left + thru + right), and the Synchro model (left + left/thru + right). For review purposes, it is assumed that the Synchro model represents what is being proposed, but the recommended configuration should be consistently identified. Please correct and resubmit this figure. 'r �`\ /� O� Vugiria Oeaar;mert of Trar,sperta:icr, Staunton 2024 Scenarios 4. The 2024 analysis identifies that US-17/50 will be widened to six lanes to provide adequate capacity at the Prince Frederick Drive/Custer Ave intersection. Since this project is neither publically programmed, nor committed to by this or any other development, this is not a valid assumption. To correct this issue, the 2024 analysis will need to be resubmitted with the widening removed and propose only developer -led mitigation of impacts resulting from added development traffic. Per VDOT IIM-TE-387.0, "Roundabouts and other Al [alternative intersection) designs shall be considered during the scoping phase of projects that involve partial or full widening of an existing signalized intersection in accordance with this Memorandum." Since widening is being considered for the 2024 scenario, VDOT will need to work with the applicant to scope a revised 2024 analysis with consideration of innovative intersections as a potential alternative. Preliminary testing of innovative intersection concepts by VDOT has indicated that there may be feasible alternatives to widening. 5. Page 10 (PDF page 12) has some discussion on the intersection of Costello Drive & Prince Frederick Drive. It states: "The previous proffer included signalization, if warranted. The signal is not warranted but may be needed to satisfy LOS." Pursuant to IIM-TE-387.0, a traffic signal cannot be installed at this location without first performing a signal justification report (SJR). It is not enough to satisfy only the MUTCD signal warrants; alternatives to the signal, such as roundabouts, must also be considered at this location according to the policy. These details would need to be discussed during scoping for a revised 2024 analysis. 6. Conflicting LOS is reported between Table 12A and Figure 22 for unmitigated intersection 1, EB approach, AM period. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections. 7. There is significant mismatch between the LOS reporting at intersection 3 in Table 12B and Figures 21 & 22 for the unmitigated and mitigated 2024 scenarios. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections. 8. In Table 8A, the traffic control/mitigation description for intersection 2 has a typo. It should say "Add separate NB left turn and SB right turn lanes...". 9. The intersection of US-17/50, Prince Frederick Drive, and Custer Avenue was studied by VDOT in 2017 and recommended to have protected/permissive flashing yellow arrow left -turn phasing on both eastbound and westbound US-50. All scenarios with a single left -turn lane should be evaluated with the impacts of these two left -turn movements running as a flashing yellow arrow L' VDCIT Vircgiria Departmert of Trans rtaaor Staunton provided that the cross -product of (left turn + U turn) * (opposing thru + opposing right) is less than 100,000. At cross -products of 150,000 or more during the peak period, we would most likely want to run such left -turn movements protected -only during those peak periods with a time of day plan. Therefore, modeling it as a protected -only movement is appropriate. Protected -only left -turn phasing should be reinstated with any alternatives that call for double left -turn lanes for either left -turn movement. The flashing yellow arrow is programmed as the D.P+P turn type in Synchro with the current protected -only left -turn phasing provided. The intersection of US-522 and Costello Drive was also evaluated for protected/permissive left - turn phasing, but the protected/permissive left -turn phasing was not recommended. Reports for both of these studies are attached to this comment set. General comments — no revisions required 10. We are unsure as to the purpose of the 2020 & 2024 background with mitigation scenarios, as no public projects are programmed to achieve the proposed improvements and there is no site traffic to mitigate. No changes are needed since the proposed improvements are indicated as part of mitigation for the site development scenarios. 11. For future reference (no changes needed on this TIA), we ask you please identify on all delay MOE tables the methodology used. The report notes that "capacity calculations in HCM 2010 mode are from Synchro 10", but does not note where HCM 2000 vs. 2010 methods were used. Please also note that VDOT has just adopted HCM 6th Edition, so we will be requiring that all future TIAs make use of the HCM 6"' Edition methodology in Synchro, as opposed to HCM 2010 or 2000. As you likely experienced in developing the subject TIA, HCM 2000 may be needed where signal phasing is incompatible with the newer HCM editions. This is an acceptable practice per the VDOT Traffic Operations and Safety Analysis Manual (TOSAM). 117 East Piccadilly Street Winchester, VA 22601-5002 T: 540-667-2139 f: 540-665-0493 www.pennoni.com July 31, 2018 Mr. Matthew B. Smith, PE Area Land Use Engineer VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Re: Hines Carpers Valley Traffic Impact Study Response to VDOT Comments (Received July 9, 2018) Pennoni HINEX18001 Dear Mr. Smith: On behalf of the potential purchaser and developer of a portion of the Governor's Hill property assembly, Pennoni is pleased to provide responses to the VDOT comments received on July 9, 2018 (dated July 5, 2018) for the Hines Carpers Valley Traffic Impact Study. Most of the comments were minor clarifications of the May 2018 Study. Only three (3) of the comments (#4, #5, and #9) were policy/land-use related which had an impact on the Study assumptions and conclusions. The policy items relate to the trigger of land uses or related improvements for the long-term conditions without corridor widening to the Route 50/17 segment at Prince Frederick Drive, or meet with VDOT to rescope the 2024 scenario to facilitate the second phase of development of employment uses. We would suggest pursuing a trigger through potential development condition language through Frederick County approvals that may limit the Phase 2 development potential as distribution center uses. In revising the technical findings from the May report, Pennoni had included a trip generation comparison if the ultimate build -out of the site was oriented more to a distribution center use than as industrial. Based on the ITE Trip Generation Manual (loth Edition), the trip rates per 1,000 SF are reduced with Land Use Code 154 (High -Cube distribution center), Pennoni maintained the short-term densities from Phase 1 as industrial but revised the technical assignments for the Phase 2 uses as distribution center use for the 805,000 SF of development potential. These thresholds were tested for the 2024 scenario to verify off -site improvements, consistent with the Phase 1 off -site improvements. In order to address those comments, the following changes were made to the Traffic Study: • Phase 2 (2024) land use was changed from "General Light Industrial" to "High -Cube Transload & Short -Term Storage Warehouse," which has a lower trip rate. • Mainline Route 50 left -turn signal operations at the Route 50 & Prince Frederick Dr/Custer Ave intersection were changed from "protected only" to "protected/permissive (FYA)" when volumes warranted it. Hines Carpers Valley TIA July 31, 2018 Page 2 Mr. Mathew B. Smith, P.E. Response to VDOT Comments The changes above resulted in the following major updates to the Phase 2 (2024) conclusions: o Additional thru lanes are NOT required for Route 50 at Prince Frederick Dr/Custer Ave for Phase 2 (2024). o A second WB Route 50 left -turn lane is NOT required at Prince Frederick Dr/Custer Ave. o Signalization is NOT required at the Costello Dr & Prince Frederick Dr intersection for Phase 2 (2024). There were no major updates to the Phase 1 (2020) conclusions. The reduction in land use and equivalent site trips may still be reviewed in the future if the market conditions and future traffic growth varies, subject to VDOT and Frederick County approvals. However, the revised Phase 2 land uses can be accommodated with the proposed improvements. The individual VDOT comments are noted in the following pages, with our responses in bold italic. Existing Conditions Scenarios 1. For the Existing 2018 conditions, the levels of service reported in Figure 5 on Page 21 (PDF page 23) do not match the modeling results. Response: The LOS in Figure 5 reflect the Synchro outputs for Existing 2018 in Appendix D (as shown below) as well as the LOS in Table 2. Intersection #1 � rr' Fairfield OOSUIt4!S v�� O rk DVERALU' ,—..a (� co I Intersection #2 ste% Dr 4� AM Peak Hour x -- 7 -_ _-- - OR WBL "T IVM WIL Ma MR SOL SO Sea Lane Conlaurab,n5 f 4 r 1 M. 5 ?T+ — Delay(d 44.7 42.9 42.3 42-2 40.0 44.4 81 42.6 75 Lsel0 SmioR D D 0 0 0 0 A D A Ap,ma h Delay t<I 44.0 41.7 8.6 ? 3 Appoad, LOS D — - - -115 0 A A - da HC4 2000 Cartrd De* HCM M 1"( 0l S"ry Ce — B PM Peak Hour 1 EER WBL YW W9fi M8L 41 MR W S811 8BR Lane Ccn6Qv.eons .T i4 1. 4T IT "t _ _ `1 TA Delay Is) 103 3 64.2 64.2 501 182 . 5 4 '. Levelof$mice F f E 0 8 f A Ammeh Dela, s: 103.3 561 18.2 25.6 Apmrh LOS F E B C M;14 2M contrd Oslay 23.4 HGd 2000 Lff"l of So Ice hymach Es NB S8 HCMContdCelay.a 9d 21 0 HCM L0� , AM Peak Wo LOWWW Wwivi Nk ►BTEBUIPL C-Vaary ("M) 1223 767 SW , HCM Lane K Ratio OM0.067 0.044 HCAI Lane LO$ A A _-- 6 A --- HCM LOS B PM Peak Hour HCM Lane VC Raw 0.044 . 0.219 0.004 HCM Coned 0eWy (S) 7.6 0 11;8 8.7 HCM Lare LOS A A B A Hines Carpers Valley TIA Mr. Mathew B. Smith, P.E. July 31, 2018 Page 3 Response to VDOT Comments AM Peak Hour T %SR 4& WT WFt S& Sff laneCWgura800s 1 tl, 4 r `L celay'41 48.6 19.8 14.0 45.6 16.0 44.8 42.3 11011 level nT SWU D B B 0 B 0 0 D Appoach Delay RI 20.1 18.9 43.9 50.3 '4vmm LOS C - - - B -----T- - - - D - - - - D t-.. HCN 2CM control Delay 234 HW 2--AIC level o1 Sv. o G PM Peak Hour EBT BR WW WU WUT WW HBL N3f kW, S& $Bi Lane Cw,,,.i;tAs.rs R tt r i t% 4 r 4. bft($t 51,C 18.7 142 474 24.3 1404 406 act Level of We ice D 9 9 1 F 0 Appm+M W*44) W 4C 446 Approach LOS C f D HCM M CMW D _ 31.T_ YHCta 2000 taral of Swim C Please note that HCM 2000 was used in lieu of HCM 2010 for the signalized intersections because HCM 2010 does not support turning movement with shared and exclusive lanes. Notes added to revised report. 2020 Scenarios 2. Conflicting LOS is reported between Table 8A and Figure 15 for mitigated intersections 2 and 3. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections for the 2020 analysis. Response: Corrected. New Figure 13 and Figure 14 with Mitigation updated. 3. An inconsistent lane configuration is identified for the NB approach to intersection 3, Route 50 & Prince Frederick Dr/Custer Ave, between the Figure 15 main diagram (left/thru + right) , the Figure 15 callout map (left + thru + right), and the Synchro model (left + left/thru + right). For review purposes, it is assumed that the Synchro model represents what is being proposed, but the recommended configuration should be consistently identified. Please correct and resubmit this figure. Response: Corrected, as new Figure 14. 2024 Scenarios 4. The 2024 analysis identifies that US-17/50 will be widened to six lanes to provide adequate capacity at the Prince Frederick Drive/Custer Ave intersection. Since this project is neither publically programmed, nor committed to by this or any other development, this is not a valid assumption. To correct this issue, the 2024 analysis will need to be resubmitted with the widening removed and propose only developer -led mitigation of impacts resulting from added development traffic. Per VDOT IIM-TE-387.0, "Roundabouts and other Al [alternative intersection] designs shall be considered during the scoping phase of projects that involve partial or full widening of an existing Hines Carpers Valley TIA July 31, 2018 Page 4 Mr. Mathew B. Smith, P.E. Response to VDOT Comments signalized intersection in accordance with this Memorandum." Since widening is being considered for the 2024 scenario, VDOT will need to work with the applicant to scope a revised 2024 analysis with consideration of innovative intersections as a potential alternative. Preliminary testing of innovative intersection concepts by VDOT has indicated that there may be feasible alternatives to widening. Response: The land use for the 805,000 SF of development in Phase 2 (2024) has been modified from "General Light Industrial" to "High -Cube Transload & Short -Term Storage Warehouse," which has a significantly lower trip rate for the peak hours. Since final tenant uses have not been determined, the purchaser can accept a less intense land use for the long-term in order to update the development conditions. With the lower trip generation used for Phase 2 in 2024, widening of Route 50 at Prince Frederick Dr/Custer Ave is not necessary for LOS or queues. Since Route 50 is not widened to achieve acceptable LOS with mitigation, investigating innovative intersections as a potential alternative is not needed. 5. Page 10 (PDF page 12) has some discussion on the intersection of Costello Drive & Prince Frederick Drive. It states: "The previous proffer included signalization, if warranted. The signal is not warranted but may be needed to satisfy LOST' Pursuant to IIM-TE-387.0, a traffic signal cannot be installed at this location without first performing a signal justification report (SJR). It is not enough to satisfy only the MUTCD signal warrants; alternatives to the signal, such as roundabouts, must also be considered at this location according to the policy. These details would need to be discussed during scoping for a revised 2024 analysis. Response: With the lower trip generation used for Phase 2 in 2024, a signal is not needed to satisfy LOS at that intersection. Therefore, all mention of signal warrants has been removed with mitigation. The signal was previously proffered at this location, if warranted. Pennoni notes that a signal justification report may not be necessary if the improvements are grandfathered, per page 5 of IIM-TE-387.0, which has been used -for other VDOT District applications to apply to proffered signal improvements. Since Prince Frederick Drive is not an arterial and Is off -site, other alternative improvements may be more challenging. However, In this case, without signalization required for operations as revised, the additional signal Justification report analysis is not required with the updated proffers. 6. Conflicting LOS is reported between Table 12A and Figure 22 for unmitigated intersection 1, EB approach, AM period. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections. Response: The LOS in Figure 22 reflect the LOS on Table 12A in the May Traffic Study, as shown below. Hines Carpers Valley TIA July 31, 2018 Page 5 Mr. Mathew B. Smith, P.E. Response to VDOT Comments 7Falrneld t, C o,++ nn & o0 uites LS 10 fr��� rF cost �--�-..0 OVERALL:� !/� `� Wh01e r 522 fyutJApprouh AM Peak flow PM Perk 1101n LOS Uela� {vech•r91 Back of `�w LIiS Delp) (5l'61T tl) Beck of �� - FB.,Li D 44.7 24 f 12f, S 28 G&R D 41 0 - - - EB LOS D 44.0 - F 126.8 - NB-L D 42.3 m37 E 58.6 #262 WRIA, D 426 m38 E 596 4i02 W&R D 39.6 nil D 45.1 Y_' WB LOS D q.6 - D 51.9 NUL D 44.4 6 - - N13TT H ILO 167 (' _'44 2;0 N91R NB LOS 0 11.1 - C 24.4 - S6.7.. D 54.2 108 E 65.8 ?;4 SB= A 7 7 196 A 6.9 116 SB LOS B 13.1 C 28.2 !1! B 14.4 C 33.4 In the revised Traffic Study, the new forecasts for the 2024 Total scenario slightly change the LOS at Intersection #1 from above. Please note also that some of the Figures have been renumbered in the revised Traffic Study; Figure 22 has been renumbered as Figure 20. 7. There is significant mismatch between the LOS reporting at intersection 3 in Table 12B and Figures 21 & 22 for the unmitigated and mitigated 2024 scenarios. It appears that the table matches the model outputs. Please validate reporting as well as associated text summaries and then submit corrections. Response: Acknowledged. However, since the scenario that Table 12B and Figures 21 & 12 depict, 2024 Total, has been reanalyzed with new volume forecasts, the LOS in the May Traffic Study is no longer valid. Please note that Figures 21 & 22 are Figures 19 & 20 in the revised Study. 8. In Table 8A, the traffic control/mitigation description for intersection 2 has a typo. It should say "Add separate NB left turn and SB right turn lanes...".. Response: Corrected. 9. The intersection of US-17/50, Prince Frederick Drive, and Custer Avenue was studied by VDOT in 2017 and recommended to have protected/permissive flashing yellow arrow left -turn phasing on both eastbound and westbound US-50. All scenarios with a single left -turn lane should be evaluated with the impacts of these two left -turn movements running as a flashing yellow arrow provided that the cross -product of (left turn + U turn) * (opposing thru + opposing right) is less than 100,000. At cross -products of 150,000 or more during the peak period, we would most likely want to run such left -turn movements protected -only during those peak periods with a time of day plan. Therefore, modeling it as a protected -only movement is appropriate. Protected -only left -turn phasing should be reinstated with any alternatives that call for double left -turn lanes for either left -turn movement. Hines Carpers Valley TIA July 31, 2018 Page 6 Mr. Mathew B. Smith P.E. Response to VDOT Comments The flashing yellow arrow is programmed as the D.P+P turn type in Synchro with the current protected -only left -turn phasing provided. The intersection of US-522 and Costello Drive was also evaluated for protected/permissive left - turn phasing, but the protected/permissive left -turn phasing was not recommended. Reports for both of these studies are attached to this comment set. Response: The Study has been updated with Flashing Yellow Arrow (FYA) operation for the Route 50 EB and WB lefts, when warranted by the cross -products (per the comment: if less than 100,000, generally not more than 150,000) and engineering judgement. Also, page 18 of the VDOT document, "Left -Turn Phasing Mode Selection Guidance," was considered, which states, "There is no volume cross -product threshold, or other volume -based threshold, that would trigger consideration for Protected Only phasing. Even in cases when a relatively high cross -product indicates that there are insufficient gaps for left - turning vehicles, it may be desirable to allow for permissive left turns, especially in saturated conditions, so that a few vehicles may take advantage of any gaps that present themselves." Based on those recommendations, the EB and WB lefts were modeled with FYA for all the future scenarios except the WB left during the AM peak hour for 2020 Total and 2024 Total, which have cross - products of 208,062 and 177,007, respectively. Since the cross -product was considerably higher than 150,000, the lefts are modeled as protected only as a worst -case LOS calculation. The following table shows the cross -products (unadjusted, i.e. without considering number of lanes to cross). Peak 2020 Total 2024 Total }lour Direction 2018 Existing 2020 Background. (Phase 1) 2024 Background (Phase 11) AM EB Left 15,376 Prot (Fiat.) 17,757 FYA 17,757 FYA 19,909 FYA 19,909 FYA WB LeR 41,764 Prot (Exist.) 78,671 177,007 Protected 86,386 208,062 Protected Pal EB Left 84,817 Prot (Exist.) 144,76I FYA 144,761 FYA 159,507 FYA 159,507 FYA WB Left 41,416 Prot (Exist) 48,109 55,460 53,924 67,098 The Existing 2018 conditions calculations are shown in the table to show basis of calculations for existing conditions, with products at less than 100,000 without any adjustment for the number of approach lanes. The Background scenarios (i.e. without the subject site) are included in the table for general reference to show the changes with Route 50 thru growth and to contrast with site traffic added. As noted, the cross -product for the AM WB lefts x EB thrus (177,007 in 2020 and 208,062 in 2024) Is significantly over the 150,000 FYA guidance, so a protected only phase was shown in the calculations for the AM peak hour. The phasing would vary from the PM peak FYA operations, which is not typical but can occur per the VDOT guidance with a time of day plan. FYA was maintained for 2024 Background and 2024 Total for the EB left despite the cross -product being slightly over 150,000 (159,507). Although protected -only is recommended for the WB left during the AM, as mentioned above, with only 2 lanes of Route 50 to cross and the median -crossover grade being Hines Carpers Valley TIA July 31, 2018 Page 7 Mr. Mathew B. Smith P.E. Response to VDOT Comments downhill, the EB left crossing distance is short compared to the WB left, which needs to cross 3 lanes (2 thrus and a separate right) and has an uphill median -crossover grade to Prince Frederick Dr, as shown in the photo below (facing WB on Route 50). Pennoni conducted traffic counts at the intersection on 5 April 2018 using Quality Counts, Inc., while the VDOT traffic counts were conducted on 10 July 1017. The VDOT counts found the AM peak hour to be from 7:30 to 8:30 AM and the PM peak hour to be from 4:30 AM to 5:30 PM, while the Pennoni counts found the AM peak hour to be from 7:15 to 8:15 AM and the PM peak hour to be from 4:15 to 5:15 PM. The Pennoni counts and cross -products were compared to the VDOT counts and cross -products below (Pennoni data in yellow). EB let NN'B thruu Cross- rod Adjusted cross- 550 496 17,600 15,376 r 8,800 7,6l31i k A11 eaperiod 32 31 PNI peak- period 60 8y 98S 95 59,100 184,8171 29,550 42,409 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than the 1017 VDOT counts with the exception of the EB left cross -product in the AM peak hour (the EB left volume was very close at 32 vs. 31 but the WB thru volume decreased by approximately 10% from the 2017 VDOT counts to the 2018 Pennoni counts). The other AM direction, the WB left cross -product, increased by almost 50% from the 2017 VDOT to 2018 Pennoni calculations. For the PM peak hour, the Hines Carpers Valley TIA July 31, 2018 Page 8 Mr. Mathew B. Smith, P E Response to VDOT Comments cross -products Increased by 44% and 22% for the EB and WB lefts, respectively, from the 2017 VDOT to 2018 Pennon! data. The variance between the 2017 VDOT and the 2018 Pennoni counts would be somewhat expected since the VDOT counts were taken while schools are out for summer vacation while the Pennoni counts were taken while schools were in session. The 2018 Pennoni counts are utilized to evaluate a worst -case scenario. Overall, the conclusions of the 2017 VDOT analysis are maintained, for the FYA operations, except for the AM WB left -turns. General comments — no revisions required 10. We are unsure as to the purpose of the 2020 & 2024 background with mitigation scenarios, as no public projects are programmed to achieve the proposed improvements and there is no site traffic to mitigate. No changes are needed since the proposed improvements are indicated as part of mitigation for the site development scenarios. Response: Mitigation for the 2020 & 2024 Background scenarios were included to help show the relative impacts due to the growth in terms of required improvements. Removed to streamline revised Study and prevent confusion for potential improvements. 11. For future reference ('no changes needed on this TIA), we ask you please identify on all delay MOE tables the methodology used. The report notes that "capacity calculations in HCM 2010 mode are from Synchro 10", but does not note where HCM 2000 vs. 2010 methods were used. Please also note that VDOT has just adopted HCM 6th Edition, so we will be requiring that all future TIAs make use of the HCM 61h Edition methodology in Synchro, as opposed to HCM 2010 or 2000. As you likely experienced in developing the subject TIA, HCM 2000 may be needed where signal phasing is incompatible with the newer HCM editions. This is an acceptable practice per the VDOT Traffic Operations and Safety Analysis Manual (TOSAM). Response: TIA updated for Phase 2 revised assignments. The text is revised to include references to the situations where HCM 2000 was used for the signals with shared lane uses for the side streets. Future reports will default to the HCM 61h Edition. Thank you for your coordination on this application. If you should have any questions, please contact me at (703) 840-4830 or Ron Mislowsky directly at (540) 771-2085. Sincerely, PENNON[ Mr. Douglas R. Kennedy, P.E. Associate Vice President - Hines Carpers Valley TIA July 31, 2018 Page 9 Mr. Mathew B. Smith, P.E. Response to VDOT Comments cc: Ron Mislowsky —Pennoni Wan Chong — Pennoni U:\Accounts\HINEX\HINEX18001 - Hines Governors Hill\DELIVERABLES\201807 TIA\Pennon i CommentilesponsesToVDOT_201807.docx COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 September 14, 2018 Mr. David Frank Pennoni Associates 117 Cast Piccadilly Street Winchester, Virginia 22601 RE: Proposed Rezoning for Carpers Valley Industrial Park Property Identification Numbers (PINS): 64-A-86, 64-A-87 Dear Mr. Frank: I have had the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. This application seeks to rezone two properties totaling 122.18 from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. This review is generally based upon the proffer statement dated on August 8, 2018. Prior to formal submission to the County, please ensure that tlicse comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. 1. Redline Proffers. Provide a redline copy of the proffers that show the original text and proposed changes. 2. Approved Proffer Deadline. The approved proffers have some requirements that are past their deadline. Clarify how this will be addressed and coordinated with all parties' subject to the approved rezoning. Senseny/Eastern Frederick Urban Area Plan. The 2035 Comprehensive Plan and the Senscny/Eastern Frederick Urban Area Plan provide guidance on the future development of the property. The property is located within the SWSA. The 2035 Comprehensive Plan identifies these properties with a I32/I33 land use designation (commercial/transition uses). The requested MI (Light Industrial) District is inconsistent with the Comprehensive Plan. 4. Development Coordination. This site was rezoned as a planned community district which contained proffers to be coordinated between three property owners. This application dots not account for many of the proffers associated with the original rezoning and therefore places these obligations on the other parcels associated with Rezoning #10-08 (revised in 2014). Coordination with all property owners associated with the original rezoning and Master Development Plan should be considered. 5. Impact Analysis. It is required that the impact analysis for the development address all the impacts associated with the proposed rezoning. To that end, specifically identifying Page 2 Mr. David Drank RE: Carpers Valley Industrial Park September 14, 2018 all situations where your rezoning proposal creates conflicts with the approved rezoning and the approved MDP for the entire project is necessary. You will need to identify impacts that would require adjustments to be made by the other individuals that were party to the original rezoning. 6. Master Development flan. This application needs to follow the standard MDP process. The MDP needs to be in an approvable form in order to be included as a proffered component of the rezoning, This includes all applicable fees and MDI' agency comments. 7. Master Development Plan. The MDP should be revised to remove all buildings, the MDP should be more general and show the property, proffered improvements, access and buffers. Staff' recommends that the MDP be processed concurrently with the rezoning, but not proffered. Also, amendment the MDP for this property will invalidate the MDP for the remainder of the site. Indicate how this will be coordinated with the adjacent property owners originally party to the rezoning. 8. Proffer I — Land Use: 1.1 The first sentence of this proffer should be removed as it is ambiguous and not enforceable. 1.2 This proffer should be removed, if the rezoning were to be approved it would be required to follow the M 1 District requirements. 1.3 This proffer is unnecessary. Removed l'ro//err: o I,unclsccrping in con 1b nunrcc n i//t the pry%%erect design tint! deve/opurew Sumdcll•dS• 9. Proffer 2 — Construction of a Unified Development. The need for this proffer is unclear. This new proposed rezoning severs the commercial (proposed industrial) from the residential and therefore the project would no longer be one single unified development. 10. Proffer 3 — Architecture, SignaLe and Landscapinji. The title shows signage and landscaping, but the text only addresses architectural styles; no landscaping or signage text. The approved rezoning required the creation of an architectural review board and a property owners association to review the building materials and a comprehensive sign package. 11. Proffer 4 — Pedestrian Trail System and Recreational Areas. The recreational areas text should be removal fi-om the title as it does not apply to this proposed rezoning. Also, the last sentence needs to be clarified. It states that for each parcel or lot associated with the construction of a building the applicant will identify the location for trails and construct "if applicable". Trail locations should be shown on a GDP that connect the public roads to the sites and total construction tied to the development of the parcels. Page 3 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 12. Proffer 5 — Water and Sewer. Consideration should be oracle to ensure water and sewer lines if necessary are available to the adjacent residential site. Revise the name in this proffer to "Frederick Water". 13. Cultural Resources. Clarify why proffer 16 was removed. 14. Fire and Rescue. This proffer does not acknowledge Fire and Rescue — consideration should be matte to address impacts on Fire and Rescue similar to past rezonings. 15. Transportation Comments. Plcase note that the transportation comments on the rezoning application from John Bishop, Assistant Director - Transportation, are being provided to you in a separate letter. Staff may also provide additional comments related to the proposed changes if warranted subject to adjustments requested by VDOT. 16. Agency Comments. Please provicle appropriate agency continents from the following agencies: Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshal, Frederick Water, County Attorney and the Frederick -Winchester Service Authority. 17. Fees. Based on the fees adopted by the Board of Supervisors on April 23, 2008, the rezoning fee for this application would be $22,218 based upon acreage of 122.18 acres. The Master Development Plan fee would be $15,218. All of the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Candice E. Perkins, AICP, CZAS Assistant Director CEP/pcl Rezoning Comments Frederick County Department of Public .Works it to: Frederick Cotuity Dept. of Public Works Attn: Director ofEngineering 107 North Kent Street Winchester, Virginia 22601 (540) 665-50-4:3 Hand deliver to; Frederick County Dept, off-ublic!)Vurks �-} Attu: Director of Engineering 107 North Kent Street Suite 200 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Departnient of ' 1 ubl c. Works with tk-ir _review. .Attach a, coPy of.your application form, location map, proffer +<t`�femcnt� ImP><ct analysfs;:and any.�►th�r-pertinent`inform�itiari. Applicant's Name: _ Pennoni Associates Inc./David Frank Telephone:.- 540_667-2139 Mailing Address: 117 E. Piccadilly Street Suite 200 Winchester VA 22601 Location of property: Aporoxiniately 1 mi east of 1-81 on the south side of _ _Millwood Pike (Rt. 50),right on Prince Frederick Dr, left on Coverstone Dr Current zoning: R4Zoning requested: M1 Acreage: 122.18 De artment of Pub is Works COrnnle[ItS: 4 ks SVO w,d-- Public Works Si & turd & Date:—j--- Notice to Dept, of Public arks - Please Return This Form to the Applicant 21 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 September 14, 2018 Ms. David Frank Pennoni Associates 117 East Piccadilly Street Winchester, Virginia 22601 RE: Proposed Rezoning for Carpers Valley Industrial Park Property Identification Numbers (PINs): 64-A-86, 64-A-87 Dear Mr. Frank: Thank you for the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. This application seeks to rezone two properties totaling 122.18 fi-onm the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. This review is generally based upon the proffer statement dated on August 8, 2018. Please consider and address these comments as you prepare your formal rezoning package.' 1. Redline Proffers. Please provide a redline version of the proffers so that it is clear to decision makers what is changing between proffer versions. 2. Proffer issues. The approved proffers have some items that are past their deadline. Please review and address. Comprehensive Plan/Coordinated Development. The Eastern Road Plan outlines a transportation network in and around the Applicant property. The approved rezoning coordinated between the various parcels .outlined a clear path for and proffered the implementation of that network. The Applicant's new proposal appears to shift a significant portion of currently shared responsibility to other properties in a way that appears to make implementation of the network and particularly the very important Eastern Road Plan connection of Coverstone Drive to Route 50 unlikely. 4. Master Development Plan. a. The Master Development Plan included in your package depicts the future relocated Route 522 in the incorrect location. Per the most recent update of the Eastern Road Plan in December 2017 this roadway will connect to Prince Frederick Drive. Please revise. Page 2 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 b. The Eastern Road plan identifies Coverstone Drive as a through movement to Route 50. The Master Development Plan now shows an intersection which would require a left turn to proceed to Route 50. While the staff preference would be to restore the through movement, at a minimum the intersection should be a roundabout to provide smooth flow of traffic and calming at this location since this is also the transition point to the future residential section. c. Please revise graphics to make the trail more visible. d. The Master Development Plan depicts an entrance extremely close to point C. This proposed intersection will not meet VDOT spacing standards. Traffic Impact Analysis (TIA). a. The TIA depicts considerably lower traffic generation than the previous rezoning. However, the proffers do not limit the uses commensurate with the depicted traffic generation. Due to the ability to place higher generating uses than are depicted in the current TIA the TIA will need to be revised or the proffers will need to be revised. b. Phase I of the TIA considers 405,000 gross square feet while Phase I of the proffer statement allows 500,000 gross square feet. Please address this discrepancy. c. Please analyze options for Prince Frederick Drive to ensure that all movements of the intersection operate at an acceptable level of service at build out. d. The traffic analysis for Route 522 and Costello Drive shows results that are different from current real -World operations. Please review and consider Options. Proffer 6.1 This proffer notes `reasonable adjustments permitted for final engineering'. Please revise to Include subject to VDOT and Count)' approval. 7. Proffer 6.2 — Phasing a. Phase I of the TIA models 405,000 square feet while Phase I of the proffer statement allows 500,000 square feet. b. Please address a scenario whereby development square footage doesn't exceed Phase I square footage. 8. Proffer 6.3 — Right -of -Way Please note comments from above related to right -of -way for potential roundabout intersection at point C. 9. Proffer 6.5 Please note comments from above regarding Costello Drive intersection with Route 522 and review Frederick County's SmartScale application Page 3 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 For this location. In addition, please note TIA concerns regarding the intersection of Prince Frederick Drive and Route 50. Please recognize and coordinate with the approved proffer for Rezoning 1/01-17, DMJ Holdings LLC. 10. Proffer G.G. This proffer states that right of way will be dedicated to the neighboring properties to allow `further construction of future roadways by others'. While this proffer will allow others that arc currently part of this coordinated development to connect to the portion of Coverstone Drive that this application proposes to construct, it also creates a situation which would not allow the portion of Covet -stone Drive that this application proposes to construct to be accepted into the state system due to not connecting to neighboring parcels. 11. Proffer 6.7 This proffer appears to state that if right-of-way is unavailable that proffered improvements will not take place and the development will proceed with no further mitigation to offset development impacts. Any right-of-way needs for this project to implement proffered improvements should be secured by the Applicant prior to development. Please review and revise. Once again, thank you for the opportunity to review this preliminary package. Please feel free to contact me with any question or concerns. I look forward to continuing to work with you through the rezoning process. Sincerely, �- John A. Bishop AICP Assistant Director - Transportation Rezoning Comments Frederick -Winchester Service Authority Mail to: Hand deliver to: Fred-Winc Service Authority Fred -Wine Service Authority Attn: Executive Director Attn: Executive Director P.O. Box 43 107 North Kent Strcct Winchester, Virginia 22604 Winchester, Virginia (540)722-3579 Applicant: Please fill out the information as accurately as possible in order to assist the Fred-Winc Service 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: Pennoni Associates Inc./David Frank Mailing Address: 117 F. Piccadilly S(reel Suite 200 Winchester, VA 22601 Location of prol)erty: Approximately 1 mi oast of 1.81 on the south side of Millwood Pike (Rt. 50), right on Prince Frederick Dr, loft on CDVerstone Dr Current zoning: R4 Zoning requested: ml Te l ep h one: 510-667-2139 Acreage: 122.18 Fred-Winc Service Authority's Comments: Fred-Winc Service AUthOrit s Signature & Date: o / Notice to Fred -Wine Ser7eAuthority - Please Return Form to Applicant 33 V. SURVEY PLAT & DEED 140000018 1 a THIS 'TRUSTEE'S DEED, made and dated this 30"' day of December, 2013 by and between GREGORY W. BOWMAN, TRUSTEE, party of the first part, hereinafter called the Grantor, whose address is 203 East Boscawen Street, Winchester, Virginia 22001; and ,IGR THREE, LLC, a Virginia limited liability company, ELI,EN, LLC, a Virginia limited Q i liability company, I,Cl2, L,LC, a Virginia limited liability company, MDC THREE, LLC, a a Vi Virginia limited liability company, SUSAN SANDERS, LLC, a Virginia limited liability v 11 E" 11 company, LIBERTY HILL, I-C., a Virginia limited liability company, THOMAS A. N DICK, 'TIMOTHY J. DICK and MICHAIPL ,E. DICK, parties of the second part, rt h v: hereinafter called the Grantec. L c RECITALS: b A. By Deferred Purchase Money Deed of Trust dated February 24, 2006, of h ^O. record in the Office of the Clerk of the Circuit Court of Frederick County, Virgittia as Instrument No. 060003762, did convey the following described property to Jeffrey A. 1. C IIanley and Michael L. Bryan, Trustees, in trust to secure the payment of that certain c Deferred Purchase Money Promissory Note in the original principal sum of $6,607,619.00 dated February 24, 2006, made by Carters Valley Development, L.L.C., a Virginia limited liability company, and payable to JGR Three, LLC, Ellen, LLC, LCR, LLC, MDC Three, LLC, Susan Sanders, LLC, Liberty IIill, L.C., Thomas A. Dick, Timothy J. Dick and Michael t` E. Dick. o c B. By Deed of Appointment of Substitute Trustee dated June 12, 2013, of � C ❑ CS o4 d record in the aforesaid Clerk's Office as Instrument No. 130007464, Gregory W. Bowman V ° was appointed as Trustee in the place and stead of Jeffrey A. IIanley and Michael L. Bryan. a; a a C. Default was made in the repayment of said indebtedness, and notice of default, b u aacceleration and sale duly given to said Carpers Valley Development, L.L.C. in compliance U4F with the terms of the said Deed of Trust and as required by law. D. Notice of this sale, as required by Section 55-59.1 bf the Code of Virginia, as Michael 1, Bryan amended, has been given by the Trustee. VSB #15737 .16 S. Braddock St. E. The Deed of Trust provided for sale by the Trustee in the event of default in Winchester, VA the payment of the debt secured, and there was default in the payment of the debt as and a 0 �I C&D when due, and at the request of the beneficiary of the trust, who is the holder of the indebtedness, the Substitute Trustee did thereupon declare all of the debts and obligations secured by the Deed of Trust at once due and payable, and proceeded to advertise the property for sale at public auction by newspaper advertisements on December 14, 2013, December 21, 2013 and December 28, 2013 in The Winchester Star, a newspaper having general circulation in Frederick County, Virginia, in accordance with the terms of said Deed of Trust, with the public sale thereof held on December 30, 2013 at 1:00 p.m., on the steps of the Frederick County/Winchester Joint Judicial Center, 5 North Kent Street, Winchester, Virginia 22601 (Kent Street side), at which sale JGR Three, LLC, Ellen, LLC, LCR, LLC, MDC Three, LLC, Susan Sanders, LLC, Liberty Ilill, L.C., Thomas A, Dick, Timothy J. Dick and Michael E. Dick became the purchaser of the property for the sum of Two Million, Two Hundred Thousand Dollars and 00/100 ($2,200,000.00) being the highest bid submitted therefore and has directed that title to the property be conveyed to the Grantee herein. NOW, THEREFORE, WITNESSETI1: That for and in consideration of the premises and the sum of Ten Dollars ($10.00), cash in hand paid, receipt of which is hereby acknowledged, the Grantor does hereby grant, bargain, sell and convey, with special warranty of title, unto JGR Three, LLC Lin undivided 1 percent interest, unto Ellen, LLC an undivided 16.42 percent interest, unto LCR, LLC, an undivided 16.41 percent interest, unto MDC Three, LLC an undivided 16.42 percent interest, Susan Sanders, LLC an undivided 16.42 percent interest, unto Liberty Hill, L.C, an undivided 27.03 percent interest, unto Thomas A. Dick an undivided 2.1 percent interest, unto Timothy J. Dick an undivided 2.1 percent interest, and unto Michael E. Dick the remaining undivided 2.1 percent interest, as tenants in common the following described property, to -wit: PARCEL ONE: All of that certain lot or parcel of land, together with all improvements thereon and all rights, rights of way, and appurtenances thereunto belonging, containing 107.4389 acres, more or less, more particularly described on that certain plat titled "Boundary Line Adjustment Between Governors Hill and Winchester Regional Airport" dated March 28, 2006, revised August 31, 2007, drawn by Cory M. I laynes, L.S., attached to that certain Deed of Boundary Line Adjustment Michael L. 1lryan dated September 21, 2007, of record in the Clerk's Office of the Circuit Court of vstl 015737 Frederick County, Virginia as Instrument No. 070015617, and incorporated herein by 116 S. Braddock st. reference as if set out in full. Winchester, VA Tax Map No.: 64-A-86 Shaulrug. l�is}ri�f PARCEL TWO; All of that certain lot or parcel of land, together with all improvements thereon and all rights, rights of way, and appurtenances thereunto belonging, containing 14.7423 acres, more or less, more particularly described on that certain plat titled "Plat Showing Right of Way Dedication & Dedication/Vacation of Various Easements on the Property of Carpers Valley Development, L.L.C." dated May 11, 2007, revised November 28, 2007, drawn by Cory M. Haynes, L.S., attached to that certain Dedication for Street Purposes and Vacation of Easement dated January 4, 2008, of record in the aforesaid Clerk's Office as Instrument No. 080002019, and incorporated herein by reference as if set out in full. Tax Map No.: 64-A-87 Parcel One and Parcel Two are a portion of the lands acquired by Carpers Valley Development, L.L.C., by Deed dated February 23, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060003761. This conveyance is made subject to all casements, rights of way and restrictions of record affecting the subject properly; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. [Signature appears on the following page.] Michael L. Aryan VSB H15737 116 S. Braddock St Winchester, VA 0 W WITNESS the following signature and seal: STATE OF VIRGINIA, AT LARGE, City of Winchester, To -Wit: O(SEAL) GREGORY W. BOWMAN Substitute Trustee The foregoing instrument was acknowledged before me, a Notary Public in and for the State and City aforesaid, this 30"' day of December, 2013, by Gregory W. Bowman, Substitute Trustee. My commission expires NOTARY PUBLIC MLn/porn Of'oreclosurclCarpers Vallcy Ikcd 12/26/13 ��rrrrrrrrrr� .�`�%q% F10TAF1Y ''•�%j, PUBLIC # 138448 �Oy1►19SSIOt1 �0 .. NwEALTH ��.•`� VIRGINIA: FR,?DERICK COUNTY.SCi'. This instrument of writing was produced to me ut. and with certificate ackn(;w,-u_vmcnl ihoicio annscr was admitted to record. T`r .,,r , *,cd by S:.;. 58.1-802 of I5�3and 58.1-801 have been paid, if amuss;ihlt ��Cua �1�i7 , CIcr4 Michael L. Aryan VSB 1115737 116 S. Braddock St. Winchester, VA 0 03 C 070015617 THIS DEED OF BOUNDARY LINE ADJUSTMENT, made and dated this 21" day of September, 2007, by and between WINCHESTER REGIONAL AIRPORT AUTHORITY ("KOKV"), CARPER'S VALLEY DEVELOPMENT, L.L.C., a Virginia limited liability company ("Carpers Valley"), GOVERNORS HII,I,. L.L.C., a Virginia linvted liability company ("Governors Hill"), VIRGINIA DEPARTMENT OF TRANSPORTATION, for indexing purposes only ("VDOT"), and THE COUNTY OF FREDERICK, VIRGINIA, for indexing purposes only (the "County"). RECITALS: A. KOKV is vested with fee simple title to that certain tract of land, containing 228.00 acres, more or less (according to County of Frederick, Virginia tax records), situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-79 ("KOKV Parcel #1"). B. KOKV is vested with fee simple title to that certain tract of land containing 37.442 acres, more or less, situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-88 ("KOKV Parcel #2"). C. Carper's Valley is vested with fee simple title to that certain tract of land containing 102.3888 acres, more or less, situate on the southwest side of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-86 ("Carper's Valley Parcel #1"). D. Carper's Valley is also vested with fee simple title to that certain tract of land containing 21.9283 acres, more or less, situate west of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-87 ("Carper's Valley Parcel #2"). E. Governors Hill is vested with fee simple title to that certain tract of land containing 117.5443 acres, more or less, situate on the west side of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-83 ("Governors Hill Parccl"). Michael L. Bryan F. KOKV, Carper's Valley and Governors Hill have agreed to adjust the 9 Court Square Floor Winchester, VA ���i� boundaries of KOKV Parcel #1, KOKV Parcel #2 Carper's Valley arcePl #1, Carper's Valley Parcel #2 and the Governors Hill Parcel so as to add 1.0554 acres, more or less, to CD 0 or) 0 KOKV Parcel #1, to subtract 0.8583 acres, more or less, from KOKV Parcel #2, to create "New Parcel 86" containing 107.4389 acres, more or less, "New Parcel 8T' containing 17.9745 acres, more or less, and "New Parcel 83" containing 116.2509 acres, more or less, as more particularly described by that certain plat titled "Boundary Line Adjustment Between Governors Hill and Winchester Regional Airport" dated March 28, 2006, revised through August 31, 2007, drawn by Cory M. Haynes, L.S. (the "BLA Plat"), a copy of which is attached hereto and incorporated herein by reference as if set out in full, as more fully set forth hereinafter. Reference is further made to Sheet 3 of 7 of the BLA Plat as to the additions/subtractions from the aforementioned KOKV Parcel #1, KOKV Parcel #2, Carper's Valley Parcel #1, Carper's Valley Parcel 42 and the Governors Hill Parcel as referenced in this Deed of Boundary Line Adjustment. G. The County is vested with fee simple title to that certain tract or parcel of land containing 10.1321 acres, more or less, situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, designated as "New Parcel 82" on that certain plat titled "Boundary Line Adjustment Governors Hill Between Parcel 82 & Parcel 83" dated May 3, 2006, revised January 17, 2007, drawn by Cory. M. Haynes, L.S., which plat is attached to and made a part of that certain Deed of Boundary Line Adjustment dated January 24, 2007, of record in the aforesaid Clerk's Office as Instrument No. 070001976, and being the same lands acquired by the County by that certain Deed of Gift dated January 24, 2007, of record in the aforesaid Clerk's Office as Instrument No. 070001977, Tax Map No. 64-A-82 (the "County Parcel"). NOW, THEREFORE, WITNESSETH: That for and inconsideration of the premises conveyed, and other good and valuable considered deemed adequate at law, the receipt and sufficiency of which is hereby acknowledged, the parties do agree as follows: 1. Recitals: The Recitals are incorporated herein and made a material part hereof as if set out in full. 2. Conv@yances: i. Carper's Valley hereby grants and conveys unto KOKV, in fee Kchae► L. Bryan simple, with special warranty of title, all of that certain lot or parcel of land, together with 9 Court Square 2" Floor all improvements thereon, and all rights, rights of way and appurtenances thereunto Winchester, VA belonging, containing 234,7.19 square feet/5.3884 acres, more or less ("Parcel A"), which -2- lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel A into the existing KOKV Parcel #1. ii. Carper's Valley hereby grants and conveys unto KOKV, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 402,647 square feet/9.2435 acres, more or less ("Parcel B"), which lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel B into the existing KOKV Parcel Itl. iii. KOKV hereby grants and conveys unto Carper's Valley, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 622,629 square feet/14.2936 acres, more or less ("Parcel C"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel C into the existing Carper's Valley Parcel #l. iv. Governors Hill hereby grants and conveys unto KOKV, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 56,341 square feet/1.2934 acres, more or less ("Parcel D"), which lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel D into the existing KOKV Parcel # 1. V. KOKV hereby grants and conveys unto Carper's Valley, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 25,104 square feet/0.5763 acres, more or less ("Parcel E"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel E into the existing Carper's Valley Parcel #2. NUchael L. Bryan vi. KOKV hereby grants and conveys unto Carper's Valley, in fee 9 Court Square 2'A Floor simple, with special warranty of title, all of that certain lot or parcel of land, together with Winchester, VA all improvements thereon, and all rights, rights of way and appurtenances thereunto -3- N belonging, containing 37,388 square feet/0.8583 acres, more or less ("Parcel F"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel P into the existing Carper's Valley Parcel #2. 3. Confirmation of Boundaries: i. KOKV hereby ratifies and confirms boundaries of KOKV Parcel #1, whereby 1.0554 net acres, more or less, is added to the existing KOKV Parcel 91. ii. Governors Hill hereby ratifies and confirms the boundaries of the Governors hill Parcel, containing 116.2509 acres, more or less, being more particularly described as "New Parcel 83" on the attached BLA Plat. iii. Carper's Valley hereby ratifies and confirms the boundaries of Carper's Valley Parcel 91, containing 107.4389 acres, more or less, being more particularly described as "New Parcel 86" on the attached BLA Plat. iv. Carper's Valley hereby ratifies and confirms the boundaries of Carper's Valley Parcel #2, containing 17.9745 acres, more or less, being more particularly described as "New Parcel 87" on the attached BLA Plat. V. KOKV hereby ratifies and confirms the boundaries of KOKV Parcel #2, containing 36.5837 acres, more or less, being more particularly described as "New Parcel 88". 4. Supplemental Drainage Easement: KOKV and Carper's Valley hereby grant and convey unto VDOT that certain permanent, appurtenant and perpetual drainage easement, 50' in width, being more particularly described as "50' Drainage Esmt Hereby Created" on the attached BLA Plat, together with the reasonable right of access thereto for purposes of maintenance and repair of said drainage easement. 5. Access Easements: i. Carper's Valley and Governors Hill hereby grant and convey unto the County and unto KOKV, and their respective successors and assigns, that certain non-exclusive variable width ingress/egress access and utilities easement over a portion Mtchaei L. Bryan of the Governors Hill Parcel, Carper's Valley Parcel 81 and Carper's Valley Parcel #2 9 Court Square lM Floor (the "Access Easement") for purposes of ingress/egress, access and the installation, Winchester, VA construction, repair, maintenance, reconstruction and/or removal of electric, gas, cable, A- Michael L. Bryan 9 Court Square 21 Floor Winchester, VA O CD m c� telecommunication, water, sewer and other utility lines for the benefit of the County Parcel, KOKV Parcel #1 and KOKV Parcel 42. The Access Easement is more particularly described as "Variable Width Temporary I/E, Access & Utilities Esmt" and "45' Temporary UE, Access & Utilities Esmt" on the attached BLA Plat. The Access Easement shall become null and void at such time as construction of a public road for public street purposes is completed and accepted for maintenance by the Virginia Department of Transportation providing ingress/egress to the County Parcel, KOKV Parcel #1 and KOKV Parcel 112 from Prince Frederick Drive or U.S. Route 50/17 (Millwood Pike); otherwise, the Access Easement shall in all respects be deemed perinatient, appurtenant and perpetual, and shall run with the title to the Governors Hill Parcel, Carper's Valley Parcel # 1 and Carper's Valley Parcel #2 for the benefit of the County Parcel, KOKV Parcel #1 and KOKV Parcel #2. ii. Governors Hill hereby grants and conveys unto KOKV, and its successors and assigns, that certain non-exclusive permanent, appurtenant and perpetual access casement for purposes of ingress and egress over a portion of the Governors Hill Parcel, designated as "50' Access Esmt." on the attached BLA Plat (the "KOKV Access Easement"). The KOKV Access Easement shall run with the title to the Governors Hill Parcel for the benefit of KOKV Parcel # 1. G. County Consent: The County consents to this boundary line adjustment as evidenced by its execution of the attached BLA Plat. 7. Matters of Record: The conveyance and adjustment of the boundary lines of the KOKV Parcel #I, KOKV Parcel 112, Carper's Valley Parcel #1, Carper's Valley Parcel 82 and the Governors Hill Parcel is made subject to all easements, rights of way and restrictions of record affecting the subject properties; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. -5- O O aN WITNESS these signatures and seals: -9:7- WINCHESTER REGIONAL AIRPORT Al1THORITY STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF Fr4eisA , to -wit: The foregoing instrument was acknowled before me on the day of •..• 2007, by is56u�f,Wj�y�"- of Winchester Regional Airport Authority. My commission expires A*V'� NUTAT�Y PUBLIC �7r6 i- /L. Q �• Michael L. Bryan 9 Court Square 2" Nloor Winchester, VA CD 0 tT cn CARPER'S VALLEY DEVELOPMENT, L.L.C. By: MS CARPERS VALLEY INVESTORS, L.L.C., M agingEmber By: (SEAL) Charles . Stuart, Jr anger STATE OF VIRGINIA. AT LARGE, CITY/COUNTY OF Fj}I0ill�k to -wit: The foregoing instrument was acknowledged before me on the 41 '"day of S epjem xl , 2007, by Charles F. Stuart, Jr., Manager of MS Carpers Valley Investors, L.L.C., Managing Member of Carper's Valley Development, L.L.C., a V4ginia limited liability company. My commission expires 8131 /ulp ;V %UIGg Z NO RY PUBLIC ` GOVERNORS HILL, L.L.C., a Virginia Limite'A Liability Company By: MS CARPERS VALLEY INVESTORS, L.L.C., Managing Member By. �-�- (SEAL) C es F. S Jr. anger STATE OF VIRGINIA, CITY/COUNTY OF FA irr4i, The foregoing instrument was acknowledged before me on the zLkday of �epcm6v , 2007 by Charles F. Stuart, Jr., Manager of MS Carpers Valley Investors, L.L.C., Managing Member of Governors Hill, L.L.C., a Virginia limited liability company. My Commission expires: ej3l1a0/o 3 70065 NOTARY PUBLIC THIS INSTRUMENT PREPARED BY: Michael L. Bryan 9 Court Square Winchester, VA 22601 540-5454130 N icbael L. Bryan 9 Court Square MLB/Pf- I" Floor e:Y)*Cd$%AUpon - Carprn • Gov Hill BLA Winchester, VA 9117/07 -7- A CD 64 NA t`yp�� SETBACK REQUIREMENTS: Q � RA ZONING: C3 N �(io TRADITIONAL 5 AC LOTS - �/Q FRONT = 60' d REAR & SIDE Q �o ADJOINING RESIDENTIAL/VACANT - 50' ,o ADJOINING AGRICULTURAL - 100' cp�4o J ADJOINING ORCHARD — 200' NEW ! RURAL PRESERVATION LOTS — 64-A-83J; FRONT 60' FROM EXISTING STATE A° MAINTAINED ROAD b - _ _ 40' FROM EXISTING PRIVATE I/E ESMT OR STATE MAINTAINED 6g ,y ROAD CONSTRUCTED TO SERVE 1* 1 , THE SUBDIVISION qp SIDE > = 15' rAo REAR - 40' EXISTING DWELLINGS - SIDE & REAR - 50' ACCESSORY USES - SIDE & REAR - 15' ® R4 ZONING: REFERENCE ARTICLE VII OF THE FREDERICK COUNTY ZONING ORDINANCE. VICINITY MAP SCALE: 1" - 2,000' APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR n DATE WINCHESTER REGIONAL AIRPORT AUTHORITY = A ► nAd 1� i V XirL �i r. p DATE NOTES: 1. FREDERICK COUNTY PINs: 64-A-83, 64-A-86 & 64-A-87 (ZONED: 134); AND 64-A-79 & 64-A-88 (ZONED: RA). 2. BOUNDARY INFORMATION FOR PARCEL 86 IS BASED ON THE "COMPOSITE BOUNDARY SURVEY EXHIBIT PREPARED FOR MILLER AND SMITH', CERTIFIED FEBRUARY 6, 2006, PREPARED BY GREENWAY ENGINEERING. BOUNDARY INFORMATION FOR PARCEL 79 IS BASED ON THE DEED OF CONVEYANCE RECORDED IN DB 659, PG 175 AND THE PLAT RECORDED IN DB 800, PG 1693. BOUNDARY INFORMATION FOR PARCEL 83 IS BASED ON THE BOUNDARY LINE ADJUSTMENT RECORDED AS INST #070001976. BOUNDARY INFORMATION FOR PARCEL 87 IS BASED ON THE BOUNDARY LINE ADJUSTMENT RECORDED AS INST #070009451. BOUNDARY INFORMATION FOR PARCEL 88 IS BASED ON THE ORDER CONFIRMING COMMISSIONERS' REPORT RECORDED IN DB 423. PG 30; ALL AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. THIS PLAT IS NOT BASED ON A CURRENT FIELD RUN SURVEY. 3. BASIS OF MERIDIAN IS NAD 83, VIRGINIA NORTH ZONE. 4. PURSUANT TO AN EXAMINATION OF HUD FLOOD INSURANCE RATE MAP, COMMUNITY PANEL No. 510063 0115B, WITH AN EFFECTIVE DATE OF JULY 17, 1978. THESE PROPERTIES LIE IN ZONE "C' (AREA OF MINIMAL FLOODING). 5. LOT CORNERS TO BE SET IN ACCORDANCE WITH FREDERICK COUNTY AND COMMONWEALTH OF VIRGINIA REGULATIONS. S. PREPARED WITHOUT BENEFIT OF A TITLE REPORT. U SURVEYOR'S CERTIFICATION: N I, CORY M. HAYNES, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, 5 HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTIES CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT ARE THE SAME PROPERTIES CONVEYED TO: CARPERS VALLEY DEVELOPMENT, L.L.C. n INSTRUMENT J060003761 i AS TO PINS 64-A-86 & 64-A-87 1 WINCHESTER REGIONAL BOUNDARY LINE ADJUSTMENT w �d AIRPORT AUTHORITY BETWEEN Y DB 659, PG 1753 GOVERAND HILL DB BOO, PG 1693 y,�A1'�opD AS TO PIN 64-A-79p� l� WINCHESTER G, REGIONAL AIRPOf2T � WINCHESTER REGIONAL Q SHAWNEE MAGISTERIAL DISTRICT AIRPORT AUTHORITY 0 CORY Id. HAYNES 9 FREDERICK COUNTY, VIRGINIA DB 423, PG 30 SCALE: AS SHOWN DATE: MARCH 28, 2006 DB BOO, PG 1693 Uc. No. 2539 I REVISED: AUG. 31, 2007 AS TO PIN 64-A-88 j �I31107' Patton Harris Rust & Assoclates GOVERNOR'S HILL, L.L.C. l Engineers. Surveyors. Planners. Landscape Architects. INSTRUMENT n #060007880 b¢ AS TO PIN 64—A-83 r0 117 East Piccadilly Street Winchester, Virginia 22601T ALL RA PH LJ AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. 540.667.2139 a i F 540,665.0493 SHEET I OF 7 a r!'� DUD1 A 7M7 OWNER'S CONSENT AS TO PARCELS 86 do 87: THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE PROPERTIES OF CARPERS VALLEY DEVELOPMENT, L.LC., AS APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. CA Y DE OPMENT, L.L.C. BY: MS ERS YIN TORS, LLC., MANAGING MEMBER CD BY: CHARLES FLAARTIJR., MANAGER (DATE) m J NOTARY PUBLJC STATE OF 1/12641(i1A CITY/COUNTY OF PLp-r- THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON 911-0 1 O 7 BY (NOTAR PUBLIC MY COMMISSION EXPIRES V 31/to le, (DATE) OWNER'S CONSENT A5 TO PARCELS 79 & 88: �9/1(, F Z THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT AND DEDICATION OF DRAINAGE EASEMENT ON AND THROUGH THE PROPERTY OF WINCHESTER REGIONAL AIRPORT AUTHORITY, AS APPEARS ON THE ACCOMPANYING'" PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER, PROPRIETORS AND TRUSTEES, IF ANY. WIK3nFST RMIONAL AMPORT AUI'ff)RI'I'Y p (DATE) 4- PRINTED NAME do TITLE Serena R. Manuel NOTARY PL�WC STATE OF t ri �'+i4 CITY/COUNTY OF . 64d.r>,�A THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON BY �ilC�y''• inw rLtirtYG '/lAJr y....,. .� MY COMMISSION EXPIRES ��► C�/ I N/� d (NO Y PUBLIC) A*A7 6S" v� _L (D�T� y� >• OWNERS CONSENT AS TO PARCEL 83: :• > ,•: , V, •:' THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE PROPERTIES OF GOVERNOR'S HILL, APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE OESIRU$ Wit," THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. GOVERNOR' HILX BY: MS PERIN STORS, LLC.,MANAGING MEMBERBY: -1/w/0 -% CHARLES JR., MANAGER (DATE) NOTARY PUBUC STATE OF V (x 1 iV 11ACITY/COUNTY OF F19201 /4Y THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON !J/"/o 7 BY 0V rk 5 F .S17/01-f , %r. (NOTA PUBLIC) MY COMMISSION EXPIRES CURVE TABLE CURVE RADIUS DELTA LENGTH TANGENT BEARING CHORD C1 25.00' 58'40'04" 25.60' 14,05' N75'57'49"W 24.49' C2 1630.00' 8'37'46" ' 122.98' N50'55'40'W 245.27' C3 25.00' 58'40'04" 25.60 14.05' N84'35'35'W 24.49' C4 25.00' 58'40'04" 14.05' N84'35'35"W 24.4W C5 1630.OD' 7'41'40' 218,90' 109.61' N51'24'43"W 18.73- C6 1630.00' 0'56'06" 6. 13.30' N47'05'50"W 26.60' C7 7991.20' 2'52'05' 40 00' 206.04' S05'53'09"W 399.96' C8 40.00' 45'06'22" 31,49' 16.61' S78'35'12'W 30.68' C9 1955.00' 1 5'27'45" 186. 9' 93.27' N76'07'44"W 186.32' CIO 1300.00' 4'29'27' i 50.97' N68'08'47"W 101.87' C11 500.00' 13'49'13' 1 60' 60.60' S72'48'40'E 120.31' C12 787.00' 6'34'49' 45,24' S83'00'41"E 90,34' C13 262.00' 26'10'07" 1 9.66' 60.89' S16'09'35"E 18.63' C14 200.00' 16'39'54' 58.17' 1 29.29' SGO'46'25"W 57.97' C15 200.00' 1319'45" 46.53' 23.37' S00'53'39"E 46.4 ' C16 50.00' 45'30'05" 39.71' 20.97' S31'40'33"W 38.67' C17 707.50' 15'44:23" 194.36' 97.79' N78'25'54'W 193.75' C78 2022.50' 20'45'59" 733.04' 370.59 N80-56'42'W 729.03' C19 1377.50' 44'41'55" 1074.64' S66.34' N68'58'44" W 1047.60' C20 1697.50' 8'37'46" 255,67' 128.08' N50'56'40'W 1 255.42' LINE TABLE LINE BEARING DISTANCE UNE BEARING DISTANCE L7 N7018036"W 145,94' L5 S07-33.32-E 30.97' L2 S44'56'58'W 50.00' L6 N81-04.29"W EDO' L3 SOt'32'34"W 16.57' L7 NB2'40'49"W 40.67' L4 S09"06'22"W 83.31'_A N55'15'33'W 64.49' 0C o < v CORY 9. HAYNES 9 Lie, No. 2539 BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL WINCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: AS SHOWN DATE: MARCH 28, 20G6 REVISED: AUG. 31. 2007 Patton Harris Rust 8 Assoclato$ v Engineers. Surveyors. Planners. Landscape Architects. East Piccadilly Street Win I Winchester, Virginia 22601 1a c q4RT 540.667.2139 n F 540.665.0493 SLEET 2 OF 7 n LEGEND: NEW 64—A-88 NEW 54—A-79 NEW 64—A-87 NEW 64—A-86 NEW 64—A-83 AREA TABULATION: 64—A-79 PARCEL A +5.3884 AC PARCEL 8 +9.2435 AC PARCEL C —14.2936 AC PARCEL D +1.2934 AC PARCEL E —0.5763 AC NET AREA 1.0554 AC ADDED TO 64—A-79 64—A-83 (OLD) 64—A-83 117.5443 AC PARCEL D—1.2934 AC (NEW) 64—A-83 116.2509 AC 64—A-86 COLD) 64—A-86 102.3888 AC PARCEL B—9.2435 AC PARCEL C +14 2936 AC (NEW) 64—A-86 107.4389 AC GRAPHIC SCALE 0 soo I000 2000 ( IN FECT ) 1 inch . Iwo ft. PHR+A 7007 p.LTH o� CORY M. HAYNES a Uc. No. 2539 �I� Jo7 l 64—A-87 (OLD) 64—A-87 21.9283 AC PARCEL A —5.3884 AC PARCEL E +0.5763 AC PARCEL F +0.8583 AC (NEW) 64—A-87 17.9745 AC 64—A-88 (01..0) 64—A-88 37.442 AC PARCEL F—0,8583 AC (NEW) 64—A-88 36.5837 AC BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL AND WNCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRQNIA SCALE: 1' - 1000, DATE: MARCH 28, 2006 REVISED: AUG, 31, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. uy Y 117 East Piccadilly Street 1 Winchester, Virginia 22601 0 T 540.667.2139 i F 540,665.0493 SHEET 3 OF 7 NEW PARCEL 79 PARCEL D 1.2934 AC MArcH uNe ADDED TO PARCEL 79/ / SCE SHEET 5 Q" z p 64—A-83 64—A-79 <v y GOVERNOR'S HILL, L.L.C. '(OAO WINCHESTER REGIONAL J=� h INST y060007880 oo`D AIRPORT AUTHORITY `� ZONED: R4 `)'-cn DB 659, PG 175 , DB 800, PG 1693 a`t'm/ ZONED: RA � �' j � NEW PARCEL 83 116.2509 AC I R=50 00'� N56'14'23 62.00' / G,ty'f NORM ZONE Q��2 PROPERTY LINE L=80.10' I HEREBY CREATED L4 \7/ / U " 1-5 C14 35' 8RL— CT� J 1' C7 06"E 450.0rnn u rnrn� � 50' ACCESS ESMT 64—A-82 \ N/F COUNTY OF \ FREDERICK, VIRGINIA INST #070001977 ZONED: R4 USE: VACANT 64-A-80J N/F CAMPFIELD LLC INST #060010003 ZONED: M1 \ USE: INDUSTRIAL C10- CD G m l0 22.5' ,rom A A N O o-4 � Z O m m _02 III n5m 22.5' C17 •F; \ ,4C� 1 VARIABLE \ TEMPORARYY I/EI/E, \ ACCESS & UTILITIES ESMT \ S� INST y0700019701976 �O. 64-A-800� O BLUE /RIDGE / INDUSTRIES DB 787, PG 1122 ZONED; M1 USE: INDUSTRIAL H CORY U. HAYNES 9 Lie. No. 2539 GRAPHIC SCALE l �4 a 100 200 4e0 S� rC`i ( IN TUT Y f Inch - 200 fL 20 P"P .♦ Ynn7 BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL AND WINCHESMR REGIONAL AIRPORT SHAVNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1" 0 200' DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 Patton Harris Rust b Associates Engineers. Surveyors. Planners. Landscape Architects. y117 East Piccadilly Street ow -}- Winchester, Winchester, Virginia 22601 ow T 540.667.2139 i F 540.665.0493 SHEET 4 OF 7 a' GRAPHIC SCALE ' 0 100 200 400 IN FEET ) 1 Inch - 200 IL PHR4.1 ')nn7 CD 0 _I c• 0 83� NORM E MATCH LINE — SEE SHEET 6 N � yON NROt�1 F I Li 64-A-79Li WINCHESTER REGIONAL o 4j T AIRPORT AUTHORITYDB DEI 800,E PG 1693 / /n ZONED: RA NEW PARCEL 79 BSss,- 00 /k 3 / NEW PARCEL 86 n C`b 107.4389 AC ego "V o 64-A-86 oo�' CARPERS VALLEY Q o DEVELOPMENT, L.L.C. / Z INST #060003761 ZONED; R4 I �iFReee�c C/,y � I RFq S4 ��96 ARO 3�2,�34w II I N091� E —A 846_ yFR pFR 05.57 6483 FeY �/� 253.ti3 111 GOVERNOR'S HILL, L.L.C. V,gCq� 90 j 5g"E 11 1 I INSZONED: R4880 MATCH LINE — SEE SHEET 4 NEW PARCEL 83 116.2509 AC N11� BOUNDARY LINE ADJUSTMENT L,TH BETWEEN yt`UI p GOVERNORS HILL p� tp AND �, WINCHESTER REGIONAL AIRPORT O ,� SHAYMEE MA04STERIAL DISTRICT v CORY 11. HAYNES 9 FREDERICK COUNTY, VIRgNIA LIc. No. 2539 SCALE: 1' - 200' DATE: MARCH 28, 2006 8` 1� 7 REVISED: AVG. 31, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Londsccpo Architects. W+ 117 East Piccadilly Street Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 5 OF 7 3 0 1, w i w / ' M,q VN\ se SyFeT , 3 ' 40 C.);3 t i d' n • .3 _ Cry (r) aSO o oo� °° pn ? ovff G� / NEW PARCEL 79 hz�// ooJ��s� ti°=°° h�oo� /�f c o o Q, (lial Q CO 0 / / 2 PARCEL A / 5.3884 AC / ADDED TO PARCEL 79 Paol / H RES R7y L/NES O CD --I xONE NORM / NARGtNI^ o Rio / nN / 64-A-79 ry / 67 / WINCHESTER REGIONAL AIRPORT AUTHORITY DB 659, PG 175 DB 800, PG 1693 ZONED: RAi�=�00000°���` 0=0`' c� °Oc �� r-�\L Lu ty�� l7 (o Iu pJ o.�4i o V�Co o4; O"4 AT�o�o HJh Q U° O 'ie J s�ti !jA0 h� h T N2606109"E ^i 1098. -- 64-A-87 La CARPERS VALLEY ,2S DEVELOPMENT, L.L.C. S. INST #070009451 (BLA) Y CREA7ED o� o� C20 ZONED: R4 / S�5, NEW PARCEL 87 w +� % 25p932 -W 17.9745 AC r 4e 0 06�7 w. 96.9g• C) w W h Q a �.� Q� �/� 64—A-86 j � v"'- a / 2°��'�� CARPERS VALLEY az acy 4�4/4.: DEVELOPMENT, L.L.C. o : �� Q �•a^ INST �tO�0003761 o h •off 4J,° ohc�•.7c"^off ZONED: R4 NEW PARCEL 86 MAr Z Q�S� 107.4389 AC a / SEE Sc l"_E GRAPHIC SCALE 100 200 ( IN FM) I inch = 200 tL CL� PHR+A 7nn7 f-F �,TH OF e, CORY M. HAYNES > Uc. No, 2539 � 8[31 f 07 BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL AND WINCHESTER REGIONAL AIRPORT SHANNEE MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA SCALE: 1" - 200' DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Lendscopo Architects. 3 C9 n a w a 117 East Piccadilly Street Winchester, Virginia 22601 ow T 540.667.2139 a. F 540.665.0493 S CU 6 OF 7 a NEW PARCEL 88 36.5837 AC 64-A-88 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 423, PG 30 DB 800, PG 1693 ZONED: RA PROPERTY LINES HEREBY CREATED >qNE� BT04� 9, pRREeY camel N � HFRFeFR� �/ �o qCy 0 PARCEL E 0.5763 AC ADDED TO PARCEL 87 NAo 93�� NR�tytA � � ZONE C:D C__) —1 64-10-3 11J N /F KAREN B BARRETT-PERRY, et al INST J040009854 ZONED: B2 USE: VACANT /— PARCEL F 0.8583 AC ADDED TO PARCEL 87 PROPOSED FUTURE COVERSTONE DRIVE (k' q F i 0 �9 (989 e e °?�0c� T 64'A F89B � \ o?.A c � 0 PRINCE FREDERICK C 110 F GROUP, L.C. \S s DB 802, PG 1047 ZONED: 02 USE: OFFICE NOTE: EXISTING ESMTS RECORDED IN P�(v�Cu r1 INST 1060006044 V � IjS A, O sr / 3 13 \g O M1 DETAIL SCALE: I- - 100' GRAPHIC SCALE 0 100 200 1 — ( IN FEET ) 1 inch - 200 ft. PHR+A 2007 j,Z,T H Ofi Ll (D V CORY 14. HAYNES u o Lic. No. 2539 N 8(3�/0 7 ai 0 a BOUNDARY LINE ADJUSTMENT BETWEENof GOVERNORS HILL AND WINCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA C SCALE: 1' - 200' DATE: MARCH 28, 2006 REVISED: AUG. 31, 20D7 v Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. i P RAT Win Easl Piccadilly Street HWinchester, Vrginia 22601 540.667.2139 F 540.665.0493 SHEET 7 OF 7 ° 0 0 W VIRGINIA- FREDERICK COUNTUCT, This instrument oft �trument of writing was produced to me o _ �y at f/ - Z'q' 1. and with certificate . ekno%%Icdecnlcnt thereto annexed was admitted to rccord. Tax imposed by See. 58.1-802 of and 58.1.801 have been paid, if assessable fleet / , Clerk Michael I.. Bryan 9 Court Square 211 Floor Winchester, VA 0 N M cri 080002019 THIS DEDICATION FOR STREET PURPOSES AND VACATION OF EASEMENTS made and dated this '46day of January, 2008, by and between CARPERS VALLEY DEVELOPMENT, L.L. C„ a Virginia limited liability company ("Carpers Valley"), THE COUNTY OF FREDERICK, VIRCINIA ("County"), and FREDERICK COUNTY SANITATION AUTHORITY ("FCSA"). RECITALS: A. Carpers Valley is vested with fee simple title to that certain parcel of land, together with improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, lying and being situate in Shawnee Magisterial District, Frederick County, Virginia, fronting on the southern side of Prince Frederick Drive, containing 17.9745 more or less, designated as "New Parcel 87" on that certain plat titled "Boundary Line Adjustment Between Governors Hill and Winchester Regional Airport" dated March 28, 2006, revised August 31, 2007, drawn by Cory M. Haynes, L.S., which plat is attached to and made a part of that certain Deed of Boundary Line Adjustment dated September 21, 2007, of record in the Clerk's Office in the Circuit Court of Frederick County, Virginia, as Instrument No. 070015617, Tax Map No. 64-A-87 (the "Carpers Valley Parcel"). B. Carpers Valley intends to dedicate a portion of the Carpers Valley Parcel, containing 3.2322 acres, more or less, for public street purposes, designated as "Coverstone Drive 3.2322 AC Hereby Dedicated for Public Street Purposes" (the "Coverstoue Drive Dedication Parcel") on that certain plat titled "Plat Showing Right of Way Dedication & Dedication/Vacation of Various Easements on the Property of Carpers Valley Development, L.L.C." dated May 11, 2007, revised November 28, 2007, a copy of which is attached hereto and incorporated herein by reference as if set out in full (the "Plat"). C. In connection with the dedication of the Coverstone Drive Dedication Parcel, it is necessary to vacate a portion of certain utility, sanitary sewer, ingress/egress, access and drainage casements located within and adjacent to the boundaries of the Coverstone Drive Dedication Parcel, as more fully set forth hereinafter. r Michael L. Bryan 9 Court Squart 21 Floor Winchester, VA d N D. Carpers Valley intends to grant and convey unto FCSA that certain appurtenant and permanent water line casement, designated as "20' Water Esml Hereby Dedicated" on the attached Plat, as more fully set forth hereinafter. NOW THEREFORE WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid by each of the parties hereto unto the other, the receipt and sufficiency of which is hereby acknowledged, and other consideration deemed adequate at law, the parties do hereby agree as follows: 1. The Recitals are incorporated herein and made a material part hereof as if set I I out in full. 2. Carpers Valley hereby dedicates the Coverstone Drive Dedication Parcel containing 3,2322 acres, more or less, for public street purposes, as more particularly described on the attached Plat. 3. Carpers Valley and FCSA hereby vacate a portion of that certain sanitary sewer easement located within the boundaries of the Coverstone Drive Dedication Parcel, designated as "20' SAN ESMT (Inst. # 060006044) Portion Within R/W Dedication Hereby Vacated" as more particularly set forth on the attached Plat, which easement was dedicated by that certain Deed of Temporary Access and Road Construction Easement dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060006044. 4. Carpers Valley, FCSA and the County hereby vacate a portion of that certain ingress/egress, access and utility casement located on the Northwestern side of the Coverstone Drive Dedication Parcel, designated as "60' I/E, Access & Utility ESMT (Inst. # 060005965) Hereby Vacated" as more particularly set forth on the attached Plat, which easements were impressed by that certain Deed of Boundary Line Adjustment And Easements dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060005965. 5. Carpers Valley and the County hereby vacate a portion of that certain drainage easement located within the boundaries of the Coverstone Drive Dedication Parcel, 2 NUChael L. Bryan 9 Court Square 2" Floor Winchester, VA' C ram: tT designated as "DRN ESMT (Inst. # 060006044) Portion Within R/W Dedication Hereby Vacated" as more particularly set forth on the attached Plat, which easement was dedicated by that certain Deed of Temporary Access and Road Construction Easement dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060006044. Carpers Valley and FCSA hereby vacate a portion of that certain utility easement located within the boundaries of the Covcrstone Drive Dedication Parcel, designated as "40' FCSA Utility Esint (DB 677, PG 487) Portion Within R/W Dedication Hereby Vacated" as more particularly described on the attached Plat, which utility easement was granted to FCSA by that certain Deed of Easement dated April 14, 1988, of record in the aforesaid Clerk's Office as Instrument No. 880002476 (Deed Book 677, Page 483). Carpers Valley hereby grants and conveys unto FCSA, its successors and assigns forever, that certain appurtenant and permanent water line easement over a portion of the Carpers Valley Parcel, designated as "20' Water Esint Hereby Dedicated" on the attached Plat, which easement shall run with the title to the Carpers Valley Parcel. WITNESS the following signatures and seals: CARDERS VALLEY DEVELOPMENT, L.L.C. By: MS CARDERS VALLEY INVESTORS, L.L.C., Managing Member By: MILLER & SMITH, INC., a Virginia Corporati M ger By: (SEAL) Charles F. to , J ., Senior Vice President iTATE OF VIRGINIA, AT LARGE, ITYXOUNTY OF FAIIEFAk , to -wit: The foregoing instrument was acknowledged before me on the 41' day of anuary, 2008, by Charles F. Stuart, Jr., Senior Vice President of Miller & Smith, Inc., Virginia Corporation, Manager of MS Carpers Valley Investors, L.L.C., Managing Member &Carper's Valley Development, L.L.C., a Virginia limited liability company. My commission expires 5�f 5tI ZCio W 7011E,f L NOt RY PUB IC 3 FREDERICK COUNTY SANITATION AUTHORIT By:ZA��EAL) STATE OF VIRGINIA, AT LARGE, CITY/ OUNT OF Fre6Pv-iC < , to -wit: The foregoing instrument was acknowledged before me on the (q*h day of oV2008, by JOhr 6. 4�hi-k.c.rc who is Sr • Enc4i neX' frof 'redcrick County Sanitation Authority. My commission expires J0.r,uo n 3 I I ao t I. an ce 21a rn . rYla o ANNKA M. NOTARY PUBLIC velarw�wEwa CMMM of/MYM�YYa 111� My Co"wnlWon Jan it 11 COUNTY FRE E K, VIRGINIA By: (SEAL) ounty Administrator STATE OF VIRGINIA AT LARGE, CITY/COUNTY OF `Arccic.;LAe, , to -wit: The foregoing instrument was acknowledged before me on the � day of January, 2008, by . . County Administrator of the County of FredericWyVirginia. My commission expires (J�_ 1�Ul '_ .Yt1 to 'Pr i Cr, NOTARY PU IC N MPrnn :ADeeVCarpers Vulley DC&21i0n - Vacation 1/2/08 Mlchaet 1. Bryan 9 Court Square Z'd Floor Winchester, VA "SA J. IIP 1// rRy P c� 2 138775 i COHM[SS10N ' Z J� EXPIRES rQb` p7/31JI1 LTH CD w oAr rF SI � ROq O VICINITY MAP SCALE: 1' - 2, APPROVED BY.- FREDERICK COUNTY SUBDIVISION ADMINISTRATOR DATE .Ji/ ✓ FREDERICK COUNTY SANITATION AUTHORITY DATE 9C�p8 VIRGINIA DEPARTMENT OF TRANSPORTA DATE 1 OWNER'S CONSENT: THE ABOVE AND FOREGOING DEDICATION OF RIGHT OF WAY FOR PUBLIC STREET PURPOSES AND VACATION OF EASEMENTS ON THE PROPERTY OF CARPERS VALLEY DEVELOPMENT, LLC, AS APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES; IF ANY. CARPERS VALLEY DEVELOPMENT, L.L.C. BY. MS CARP VALLEY INVESTORS, LC., MANAGING MEMBER 8Y.- MIL k ITH INC. NAGER BY: T. CONRAD, VICE PRESIDENT (DATE) NOTARY PUBUC STATE OF Vim, U. A CITY/COUNTY OF _�RR ic• 1: 0Lf _ THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON Z,Id-fA., &C4 7-Lrlk BY JOHN T. CONRAD, AGE PRESIDENT. (NOTARY PUBLIC)' My COMMISSION EXPIRES_ �3 (DATE) CURVE TABLE CURVE RADIUS DELTA LENGTH NG CHORD C1 38.00' 8934'33` 11"E 53.54' C2 510.00' 2'22'22' 21.12'5'W 21.12' C3 450,00' 12100' 10.60'8`W :14.05' M 10.60' C4 38.00' 92-14.01` 61,17'32`E 54.78' C5 25,00' 58'40'04" 25.60'35'W 24.49'S84004 25,35-W 24.49'C7 1630.00' 7'41'40" 218.90'3"W 73' NOTES: 1. FREDERICK COUNTY PIN: 64—A-87; ZONED: R4. 2. PREPARED WITHOUT BENEFIT OF A TITLE REPORT. 3. BASIS OF MERIDIAN IS NAD 83, VIRGINIA NORTH ZONE. 4. PERMANENT MONUMENTA71ON WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK co LINE TABLE COUNTY REGULATIONS. 5. REFERENCE BOUNDARY LINE ADJUSTMENT LINE BEARING LENGTH L1 NO3-15'55`W 11.83' PLAT ATTACHED TO THE, DEED RECORDED AS INST 0070015617 AMONG THE LAND -RECORDS o L2 N38'28'56'E 30.04' L3 N0315'55"W 49.87 OF FREDERICK COUNTY, VIRGINIA. n PLAT SHOWING FdGHT OF WAY QMCATION & SURVEYOR'S CERTIFICATION: OF �«S EASEMENTS I, CORY M. HAYNES, A DULY p,LTH OF ON THE PROPERTY OF LICENSED LAND SURVEYOR IN CAS VALLEY v THE COMMONWEALTH OFVIR✓� HEREBY CERTIFY TO DEVELOPMENT, L.L.C. y THE BESNIA,T _� 1 THE BEST OF MY KNOWLEDGE INSTRUMENT �Y060003761 SHAWNEE MAGISTERIAL D AND BELIEF, THAT THE O v DISTRICT FREDERICK COUNTY, VIRGINIA j PROPERTY CONTAINED IN THIS CORY V. HAYNES SCALE: AS SHOWN DATE: MAY 11, 2007 DEDICATION IS THE SAME PROPERTY CONVEYED TO Uc. No. 2539 REVISED: NOV. 28, 2007 Patton Harris Rust d Associates CARPERS VALLEY DEVELOPMENT, u 2B/67 Engineers. Surveyors. Planners. Landscape Architects. LLC BY DEED RECORDED AS l i INST #060003761. C1� 117 East Piccadilly Street Winchester, c~i + Virginia 22601 0 T 540.667.2139 a PHR+A 2007 F 540.665.0493 SKEET 1 OF 3 4 REMAINDER - 64—A-87 CARPERS VALLEY 64-A-88 DEVELOPMENT, L.L.C. 64-10-3 N/F 14,7423 AC N/F WINCHESTER REGIONAL (TOTAL) S� KAREN B AIRPORT AUTHORITY '%6? `�Ys, BARRETT-PERRY, et of DO 423, DO 800. PGG1693 Cb Co �G�j�3• I INST #040009854 SEE ob' ZONED: B2 ZONED: ATE S �F7 USE: VACANT USE: AIRPORT ; I t 35TBRt�+rj. 9 �1 N34' ,2 40' FCSA UTILITY ESMT ORIN ESMT P�n��0OD6044 90.00 m PORTION VHTH I RR7�YI IN R�Ml 2 bi DEDICA710N HEREBY DEDICVA A H Y y 1 M C \ VACATED _ Co �11� \ Cl ,o w \ 64— 79 �1 C2 WINCHESTERF h REGIONAL ; In` \ \3 m O��A�/p� AIRPORT AUTHORITY mow' ,� ��� 04 6 Z�. \ DB 659, PG 175 $�+a! \� 'fY'' \ DO 800, PG 1693 wO 00 n 1 3 AC 'p, \ _ SEE NOTEZNED: RA 0" USE: AIRPORT o,Z ul 1 `�J— w\pBcs1T 6FS —. ry .. '0 S9G6 \ 20' S 3$.52, W W \ T p ST ESMT %. 64-A-89 N DeDIC 7700V R,� ` r FREDERICKTOWNE VA CA Y I^' I \ GROUP L.C. ti f �1 DO 802, PG 1055 I / DO 802, PG 1059 j�R D8 ZON,ED:G 62�2 N*Oc �F U l N 4 \ USE: VACANT �a] hpp / / r ~ V / Lu (a f �� h8% I �W S rQ v w o 10 �o4J�� IILL o �Zo ,aow� S r y o z 0 ze 1 cS c� p' TH of z h N .. 'c J 1 J m tat w O I p ? f 3l' X47y1 lJ- f� _3z M V w giti� ImW �+ Jr-r ! jV +j �� I z cv z [�u CORY V. HAYNES 9 L�10 0 z 00 N Uc. No. 2539 DRN'ESMT MATCFI LINE _ I (INST #06000604-4) SEE SHEET 3 GRAPHIC SCALE PORTION WITHIN Rg/W DRN ESMT 0 a° too 200 DEDICATION HERE Y INST (t060006044 VACATED � \ � t iN !l.Li' I _ 20' SAN ESMT 1 ! 100 tL INST/060006044 ^ 20' WATER ESMT PLAT SHOWING -C INST y060006044 RIGHT OF WAY DEEDI ICAWN do ffilDN � �— ! OFAV/AMCXpJUS EASEMENTS Y2�-'66 OZ ON THE PROPERTY OF CARDERS VALLEY DEVELOPMENT, LLC. voe l �a INSTRUMENT #060003761 a• O M ® ' SHAWNEE MAGISTERIAL DISTRICT U !a FREDERICK COUNTY, ViRCtNIA \ r v pap !. SCALE: 1"-1oo' DATE MAY 11. 2007 Y 3x �� / REVISED: NOV. 28, 2007 \ ��W - Patton Harris Rust d Associates N Iw� Engineers. Surveyors. Planner:. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 DETAILS / �� T 540.667.2139 SCALE: 1'- 50' �x F 540.665.0493 SHEET 2 OF 3 CD rN 0 w rtlKtA Zuur Q. LEGEND: R RIGHT OF WAY I ST I INSTRUMENT NUMBER DB, PG DEED BOOK, PAGE SB SETBACK AC ACRES ESMT EASEMENT SAN SANITARY SEWER DRN DRAINAGE Y U w Ui o o� 2 W 00 - ec .�z 'C' oow.o z en .. o ? ,- h U z W rCo h (o \ . 64NgF79 WINCHESTE/R REGIONAL AIRPORT AUTHORITY DD 659, PG 175 DB 800, PG 1693 SEE NOTE 5 ZONED: RA USE: AIRPORT '2. CORY M. HAYNES 9 Uc. No. 2539 111z8107 OR' GRAPHIC SCALE o sa 100 i ( IN 1rGE7' ) I Woh 100 tL r 2 "TCH LINE _ SEE SHEET 2 1 I � I I � 31 Orr r I W n 41J� 1 Ia i y I I Y Uof 1 V' I r. WUo L'J -J 0 I azt�d coo p If I c1cK co �in N � r XIr U ,J U 4 � cI a� I 'f E3 r I _ N26'06'09'E 4 j _ 1098.96, II I I I I I 534I �20 RE34AJNDER _ ss' 13RL _ JI CARPERS VALLEY DEVELOPMENT, LLC. 14.7423 AC (TOTAL) r 250.32' 1096.99, S25'59'40'W — — S26"06'07-W 640E 86 CARPERS VALLEY DEVELOPMENT, L.L.C. SEE NOTE; 5 ZONED: R4 USE: VACANT PLAT SHOWING RIGHT OF WAY CATION DEDICA71ONdo CAT1oN OF VARIOUS EASEMENTS ON THE PROPERTY OF CARDERS VALLEY DEVELOMENT, L.L.C. INSTRUMENT #060003761 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, MRGINIA SCALE: 1'-100' DATE: MAY 11, 2007 REVISED: NOV. 28, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. CZ) N 117 East Piccadilly Street Win R+A Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHW 3 OF 3 O N .J N VIROINIA; FREDERICK COUNT Y-SCT. This instrument of writing was produced to me on 2n01,—at--a' 0In _P r,% and %A kh certificate ackno%%ledgemcnt lhcreto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ NI, and 58.1.801 have been paid, if assessable. 46" /9 je'� , Clerk VI. TAX TICKET Frederick County Taxes Paid Page 1 of 1 COUNTY OF FREDERICK P.O. BOX 225 WINCHESTER, VA 22604-0225 C. WILLIAM ORNDOFF, JR Real Estate Taxes Paid for Tax Year 2017 Map Number: 64 A 86 Name: JGR THREE LLC ETALS Dept# Ticket# Seq# Account# Bill Date Description Tax Paid RE2017 18982 1 8020709 4/28/2017 107.44 ACRES S6,723.60 RE2017 18982 2 8020709 4/28/2017 107.44 ACRES S6,723.60 Total Paid: $13,447.20 This amount represents payments applied during calendar year 2017 and does not include Penalty, Interest or Credit Card Tees. Close this Window Print This Page https://taxes.co.frederick.va.us/applications/TR_payTaxesiPrintYearlyTaxes.aspx 6/28/2018 Frederick County Taxes Paid Page I of 1 COUNTY OF FREDERICK P.O. BOX 225 WINCHESTER, VA 22604-0225 C. WILLIAM ORNDOPP, JR Real Estate Taxes Paid for Tax Year 2017 Map Number: 64 A 87 Name: JGR THREE LLC ETALS Dept# Tid(etfljSeq#j Account# Bill Date I Description Tax Paid RE2017 189831 11 8020711 4/28/2017 114.74 ACRES S895.50 RE2017 189831 21 8020711 4/28/2017 114.74 ACRES S895.50 Total Paid: $1,791.00 This amount represents payments applied during calendar year 2017 and does not include Penalty, Interest or Credit Card Fees. Close this Window Print This Page littps://taxes.co.frederick.va.us/applications/TR_payTaxes/PrintYearlyTaxes.aspx 6/28/2018 Delaware Page The First State I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY THE ATTACHED IS A TRUE AND CORRECT COPY OF THE CERTIFICATE OF FORMATION OF "HINES ACQUISITIONS LLC", FILED IN THIS OFFICE ON THE SIXTEENTH DAY OF DECEMBER, A.D. 2016, AT 2:31 O'CLOCK P.M. 6251497 8100 \ ��7 . 'U SR# 20167124926 `` W You may verify this certificate online at corp.delaware.gov/authver.shtml d.nrry w. a Wwet. Lec.t,ry of se.i. o m 0 Authentication:203537575 W Date: 12-19-16 DocuSign Envelope ID:2A51B82B-4A50-4ADF-8883-A8DDE7FABC76 State of Delaware Secrairy of State Division of Corporations Delivered 02:31 P1f 12116/2016 CERTIFICATE OF FORMATION FILED 02:31 P1f 12/1612016 OF SR 20167124926 - File\umber 6251497 HINES ACQUISITIONS LLC This Certificate of Formation of Hines Acquisitions LLC (the "Company") is being executed and filed by the undersigned authorized person for the purpose of forming a limited liability company under the Delaware Limited Liability Company Act (6 Del. Code § 18-101 et seq.). Article One The name of the Company is Hines Acquisitions LLC. Article Two The address of the registered office of the Company in the State of Delaware is 1209 Orange Street, Wilmington, New Castle County, Delaware 19801, and the Company's registered agent at that address is The Corporation Trust Company. IN WITNESS WHEREOF, the undersigned has executed this Certificate of Formation on December 15, 2016. DocuSigned by: E250E928BB7F-4Bo... Ds Richard Heaton, Authorized Person Certificate ofForruation Ilines Acquisitions LLC b • Staff Reports In Expandable File • 0 March 14, 2019 Pennoni Associates, Inc. Mr. David Frank 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 Fax: 540/ 665-6395 RE: REZONING #03-18 OF CARPERS VALLEY INDUSTRIAL PARK Dear Mr. Frank: This letter- serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on March 14, 2019. The Board denied the above referenced request to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. The subject properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), proceed right on Prince Frederick Drive (Route 781) then left on Coverstone Drive and are identified by Property Identification Numbers 64-A-86 and 64-A-87 in the Shawnee Magisterial District. Section 165-102.04 of the Frederick County Zoning Ordinance requires a minimum period of 12 months to elapse before the consideration of another application for rezoning of substantially the same land to the same zoning district designation. Please do not hesitate to contact this office if you have any questions regarding the denial of this rezoning application. Sincerely, Candice E. Perkins, AICP Assistant Director CEP/pd cc: JGR Tlu-ee LLC Etals, 1407 Gordon Place, Winchester, VA 22601 Shannon Trout, Shawnee District Supervisors Lawrence Ambrogi and I4. Paige Manuel, Shawnee District Planning Commissioner Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 • 0 Pam Deeter To: Shannon Trout; Lawrence Ambrogi; H. Paige Manuel Subject: Rezoning Denial Letter Attachments: Carpers Valley Industrial Park Denial.doc Good afternoon, Please find attached the denial letter for the Rezoning #03-18 Carpers Valley Industrial Park which is in your magisterial district. If you have any questions, please contact Ms. Perkins. Pam Deeter, Secretary II Dept. Planning & Development 107 N. Kent St. Suite 202 540-665-5651 pdeeter@fcva.us • Pam Deeter From: Microsoft Outlook To: Shannon Trout Sent: Thursday, March 14, 2019 2:31 PM Subject: Delivered: Rezoning Denial Letter Your message has been delivered to the following recipients: Shannon Trout (strout(@fcva.us) Subject: Rezoning Denial Letter • Pam Deeter From: Microsoft Outlook To: Lawrence Ambrogi Sent: Thursday, March 14, 2019 2:31 PM Subject: Relayed: Rezoning Denial Letter Delivery to these recipients or groups is complete, but no delivery notification was sent by the destination server: Lawrence Ambrogi (lawbrogi@gmail.com) Subject: Rezoning Denial Letter • 9 Pam Deeter From: Microsoft Outlook To: H. Paige Manuel Sent: Thursday, March 14, 2019 2:31 PM Subject: Relayed: Rezoning Denial Letter Delivery to these recipients or groups is complete, but no delivery notification was sent by the destination server: H. Paige Manuel (hpmanuel(abcomcast.net) Subject: Rezoning Denial Letter 0 • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Stgff. Fee Amount Paid Zoning Amendment Number h .5 - / �� Date Received /0 PC Hearing Date I `T 1 BOS Hearing Date TheJbllovving 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: Pennoni Associates Inc. Address: 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 2. Property Owner (if different than above): Name: JGR THREE LLC ETALS Address: 1407 Gordon Place Winchester, VA 22601 3. Contact person if other than above: Name: Pennoni Associates Inc./David Frank Telephone: 540-667-2139 Telephone: Telephone: 540-667-2139 4. Property Information: a. Property Identification Number(s): 64-A-86 64-A-87 b. Total acreage to be rezoned: 122.18 acres C. Total acreage of the parcel(s) to be rezoned (if the entirety of the parcel(s) is not being rezoned): d. Current zoning designations) and acreage(s) in each designation: R4 e f. Proposed zoning designation(s) and acreage(s) in each designation: M1 Magisterial District(s): Shawnee 12 • 0 5. 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 ✓ Plat depicting exact meets and bounds for the proposed zoning district _ Digital copies (pdf's) of all submitted documents, maps and exhibits ✓ 6. 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: JGR THREE LLC ETALS, Current Owner Hines, Contract Purchaser 7. Adjoining Property: PARCEL ID NUMBER SEE ATTACHED USE ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road naives and route numbers): The property is located approximately one mile east of 1-81 on the south side of Millwood Pike (Route 50), t on Prince Frederick Dr (Route 781), left on Coverstone Dr 13 LJ 0 9. The following information should be provided according to the type of rezoning proposed: Single Family homes: Non -Residential Lots: Office: Retail: Restaurant: Commercial: 10. Signature: Number of Units Proposed Townhome: Mobile Home: Sauare Footage of Proposed Uses Multi -Family: Hotel Rooms: Service Station: Manufacturing: 405,000 SF Warehouse: 1,305,000 SF Other: 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 best of my (our) knowledge. Applicant(s): 1�- r t Date: Date: Owner(s): Date: Date: 14 Name and Property Identificati mber Address Owner: Name Kaknis, John H. & Christopher Brooks 656 N. HAYFIELD RD C/O John J. Kaknis WINCHESTER VA 22603 Property #: 64A 7 11 Owner: KAKNIS, JOHN H & CHRISTOPHER BROOKS 656 N. HAYFIELD RD C/O JOHN G. KAKNIS WINCHESTER VA 22603 Property #: 64A 7 12 Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 13 WINCHESTER VA 22602 Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 14 WINCHESTER VA 22602 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 15 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 16 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 17 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 18 CLEARBROOK VA 22624 Owner: RAVENWING HOMEOWNERS ASSOCIATION 9990 FAIRFAX BLVD., SUITE 200 C/O ALLEN B. WARREN/CHAD.WASHINGTON FAIRFAX VA 22030 Property #: 64G 2 1 63A Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 10A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 11A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 12A WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 113 WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 114 WINCHESTER VA 22602 Owner: LOY, DAVID W 1441 MILLWOOD PIKE Property #: 64A 7 115 WINCHESTER VA 22602 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83 MCLEAN VA 22102 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83A MCLEAN VA 22102 Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 84 WINCHESTER VA 22601 Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 85 WINCHESTER VA 22601 Owner: WINCHESTER REGIONAL AIRPORT 491 AIRPORT RD Property #: 64 A 79 WINCHESTER VA 22602 Owner: FREDERICK COUNTY VIRGINIA 107 N. KENT STREET Property #: 64 A 87A WINCHESTER VA 22601 Owner: FREDERICKTOWNE GROUP LC C/O RICHARD DICK 130 S. CAMERON STREET Property #: 64 A 89 WINCHESTER VA 22601 Owner: PRINCE FREDERICKTOWNE GROUP LC 6231 LEESBURG PIKE STE 600 C/O JAMES L. MCILVAINE JR. FALLS CHURCH VA 22044 Property #: 64 A 89B Owner: WINCHESTER REGIONAL AIRPORT 401 AIRPORT RD Property #: 64A 88 WINCHESTER VA 22602 Owner: WALTER H AIKENS LIMITED PARTNERSHIP P.O. BOX 2468 Property #: 64 10 3 WINCHESTER VA 26204 Owner: SEMPELES HELEN J TRUSTEE 107 ROSZEL RD Property #: 64A A 12 WINCHESTER VA 22601 • Special Limited Power of Attorney County of Frederick, Virginia 'Frederick Planning Website: www.feyams Department of Planning & Development, County of Frederick, Virginia 107 North Dent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Preseuts: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parcels of laud ("Property") conveyed tonic (us), by deed recorded in the Clerk's gfticc of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 . on Page , and is described as Tax Map ID- 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennord Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, suite 200, Winchester, VA 22601 To act as my true and lawful attorney-iii-fict for and in my (our) name, place and stead with full power and authority 1 (we) would have if acting personally to file planning applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit —Master• Development Plan (Preliminary and final) Subdivision 7 Site Plan Variance or Appeal 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 bereto set my (,)l hand and seat this 2- day of 20_Ls , Siguaturc(s) 1 ram/ `"il,� -fj � G17��L_ 'Ti+�rntrl� /� • ill �.(� State of Virginia, City/County of Mor-M t✓t!uSVfXie ( , To -wit: I, ,��� Gc�,✓nJ a Notary Public in and for the jurisdiction aforesaid, certify that tcSpp 7ir �vup=3Tgntti'to the foregoing uistrument personally appeared before me and has ackrto� IedgeCd thOe `t�cc`L Falbre;me in the jurisdiction aforesaid this 3 day of , 20 i `6. Nl`f Ca11CO 10S I ION 0 , J Oi: q- u�� 31 2 UZ L coa�aaiss�o�trr 77G39.11 ; iviy Commission Expires; � Notary Public ~- - - Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www1eva.us Department of Planning & Development, County ofFrederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (W) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents; That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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, 140000018 on Page , and is described as Tax Map ID; 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 iv Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit —7 Master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal 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 moditied. in witness there of I (we) have hereto et my (our) hand and seal this V" day of 20_, Signatures) Z� l ,i+AEL L 'D tGtC State of Virgiaia, i /County of I,1X� C S��n , a Notary Public in and for the jurisdiction aforesaid, certify that th person(s) who signed ta/the foregoing instrument personally �p ea�'red before me and has acknowledged the same before me in the jurisdiction aforesaid this JL day of�lll U�j, 20�. My Commission Expires; 104 Notary blic 1io Brltlany Dxie Ev(x:;berg 1' afJ1 C:nnnr.;:nwua!Ih of Vinlinio l 'ltk� 1�1 � , ! lll,fly Alec l C:Onlnn;�wwNo. 7(;!A;(;40 1; ti{!4 i,Pr Cornnassuln Expires •11:1012020 • Special Limited PoNver of Attorney County of Frederick, Virginia Frederick Planning Website: wNvw.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) S40-667-2134 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit —N-laster Development Plan (Preliminary and Final) Subdivision =Site Plan Variance or Appeal 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 (/e) have hereto set my (r r) hand and seal this � rd day of ArU 9 u 20 l8 L(f3e4T`11+1)-L,i-Le- ./") . J Signatures) 11 State of Virginia, City/Gout of' Ui i aCk- .f 5 r , To -wit: 1, (�tl i-A (t Get L • P `� t �� , a Notary Public in and for the jurisdiction aforesaid, certify that the person( who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 r4 day of AUt, 20-Y . 4,�4 - My Commission Expires: l t ( 301 l V 44tary Public I KATHLEEN L. SPAtD corn monvwo P772t2 VirginiaReg. C� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.feva.us Department of Planning & Development, County of F'rcderlek, Virginia 107 North Kent Strect, Winchester, Virginut 22601 Phone (5,10) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) 1GR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed Office of tits Circuit Court of the County of Frederick, Virginia, by Instrument No. .140000018 on Page _ and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (N;nirc) Pennont Associates Inc. (Phone) 540-667-2139 die in, the Clerk's (Address) 117 E. Piccadilly Street, Sulte 200, Winchester, VA 22601 'l'o 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 personelly to file planning applications for my (our) above described Property, including: Rezoning (inchrdiug proffers) Conditional (Ise Pcrrnit —I4laster Development Plan (Preliminary and Filial) Subdivision —7— Site flirt JVarianre or Appeal My attorney -in -Fitt shall have the authority to offer proffered conditions and to nral(e amenclntents 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 modilicd- In witness thereof, I (wc) lrnvc heretf)•sc�ny (our) hand and seal this _-_ clay of __-_-_-_... 20— Statc of Vimirri:r,,City/County of ---..- Y_l To wit: Cr2o,(°6l0. 1 t/► tie] �f� a T lotary Public in and for the jurisdiction afore said, certify that the pul•S m(s) who signed to the foregoim,, instrument personally appeared before me and has acknowle ged the :ague hcfDD rc in the jurisdiction aforesaid this 3r day oi'&-15-4, 20-16-1 q M Commission Expires:�J t;Ql� I_v_r' �Nottiry�l�ublic:(,/ �s�t`tr ( Q -- -- — '� o T A R Y 1: — PUBLIC l%G9� C �UA imiG��s��\� Special Limited Potver of Attorney County of Frederick, Virginia Frederick Planning Website: wNyNv.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 (Phone) S40-667-2139 To act as my true and lawful attoruey-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 applications 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 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'(t� (oaf hand hereto set my (ohand and seal this _3� day of , 20�, EL Lr--,. L, LC"- e . %1 ' n , n" J Signahire(s) (/ Wl nchesfCe- , To -wit: State of Virginia, Ctty/Ge+++ttr of f, WaA I,tn L. Spa t 4 , a Notary Public in and for the jurisdiction aforesaid, certify that the persona') who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3rd day of ,�OtIS� 20_�. �G�� _ My Commission Expires: I otary Public KATHLEEN L. SPAID ComReg,# 270227iryini4 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: myNy.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) 1GR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 owner(s) of all those tracts or parcels of land ("Property") conveyed to nie (us), by Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. the deed recorded in the Clerk's (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications 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 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 sliall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness tbereofy I ()Y�) have hereto set my ((/r) hand and seal lhis Yrd day of _�U �20 — Signature(s) State of Virginia, City/C- minty of V I'Ac:,r� es er , To -wit: I, �, I.Q en L- sp Gi GIf , a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed to the foreg3 oing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this tit day of , 20 1 � . �r My Commission Expires: tary Public _ I ttc�TFII [=CM L. SPAID Corn Rog # 270227rgm� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web site: wNvw.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Address) 1407 Gordon Place, Winchester, VA 22601 (Phone) 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications 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 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 Ypire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I e) have hereto set my (dr) hand and seal this �_ day of 20�, hrea t_cC,, r, Signature(s) State of Virginia, II of WI'Ac C97. C( , To -wit: 1, `,,�C �h rl-- • S��i 11 C1 , a Notary Public in and for the jurisdiction aforesaid, certr y that the persoo who signed to the foregoing instrume�n�t��ersonally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this �Icl day of Sf, 20 JF . tary Public KATHLEEN L. SPAID NOTARY PUBLIC r,, , .. nnwn,IlhDfyirainla Reg.# 270227270227 (l(3a(c3- 0 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwwScya.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owners) 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. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit V Master Development Plan (Preliminary and Final) Subdivision =Site Plan Variance or Appeal 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 *s otherwis rescinded or modified. In witness thereof, I V) have hereto set my (o/) hand and seal this day of , 20 (K, MSG ' ►��� �,�p Signature(s) By (/ c State of Virginia, City/Getmty of w/ T , To -wit: I, j`E'fle P L ' Sp a �` a Notary Public in and for the jurisdiction aforesaid, certify that the person(,--� who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jju'risddiction aforesaid this _3r,� day of , 20�. My Commission Expires:4 t (.30 tary P KATHLEEN L. SPAID NOTARY PUBLIC Reg. # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wNviv.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 66.5-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to ute (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 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 applications for my (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit V Master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal 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 c ay it is signed, or until it is otherw44�� dmodifict In witness thereof, I Y-)have hereto set my (hand and seal this &� day of 20�, .4ra A J N—'� S., l_L_L Signatures) Gf State of Virginia, City/Gattrrtrof �_(�Y c 1, .k-(r—, To -wit: [� �Le to L S a /� , a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed to the foregoing instrument ersonally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3CI day of yf 20 �. 0 � My Commission Expires: 4�otary Public NOTARY PUBLIC Commonwealth of Virglnla Reg. # 270227 ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public Hearing, Recommended Approval BOARD OF SUPERVISORS: December 12, 2018 Postponed January 23, 2019 Public 1-Icaring Held, Postponed Action March 13, 2019 Denied AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-18 CARDERS VALLEY INDUSTRIAL PARK WHEREAS, REZONING #03-18 Carpers Valle.), Industrial Park, was submitted by Pennoni Associates to rezone 122.18 t acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers with a final revision date of February 22, 2019. The subject properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), proceed right on Prince Frederick Drive (Route 781) then left on Coverstone Drive. The properties are located in the Shawnee Magisterial District and are identified by Property Identification Nos. 64-A-86 and 64-A-87; and WHEREAS, the Planning Commission held a public hearing on this rezoning on November 7, 2018 and recommended approval; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on December 12, 2018; 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 Plan; NOW, THEREFORE, BE ITORDAINED by the Frederick County Board of'Supervisors, that Chapter 165 of the Frederick County Code, Zoning, is amended to rezone 122.18 f acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers with a revision date of February 22, 2019 and further proposed revision at the March 13, 2019 meeting. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the date of adoption. Denied this 13th clay of March 2019 by the following recorded vote: Charles S. Del-faven, Jr., Chairman No Gary A. Lofton Aye .1. Douglas McCarthy Aye Robert W. Wells No Shannon G. Trout No Judith McCann -Slaughter No Blaine P. Dunn No A COPY ATTEST Kris ierney, red-- - County Administrator PDRes. #35-18 BOS Res. i1047-19 7.9 The Owner shall pay $360,000 to the County to be used to pay toward road improvements in-the-publie-right-of-way-on-Route-50-te-create-an inter -section -with -Inver -lee -Way -or -to -be -used -a# the-County°s-diser-etion; for road-impsover-rent-sAn_ the-Gover-stone-©r-ive-areareIated to those rights -of - way directly im acted b this his development. The Owner agrees to make said payment at the earlier of the issuance of a certificate of occupancy for a building in the second phase of development as is described herein or at the time that a road is constructed which intersects with Route 50 at the location referenced herein. - • • VIRGINIA: BEFORE THE BOARD OF SUPERVISORS OF FREDERICK COUNTY IN RE: ) REZONING APPLICATION FOR ) Rezoning #03-18 CARPERS VALLEY INDUSTRIAL PARK ) AFFIDAVIT OF STEVE AYLOR On March 13, 2019, Steve Aylor personally appeared before me, and after being sworn, states and declares on personal knowledge: 1. I am over the age of 18 years old. 2. I have personal knowledge of the facts set forth in flus Affidavit, and could testify competently thereto if called upon to do so as a witness. 3. I am employed by Miller and Smith, Inc. with the current position of Vice President. I am the primary representative for Governor's Hill LLC with respect to the real property owned by Governor's Hill that is adversely affected by Rezoning #03-18 Careers Valley Industrial Park. 4. At no time has any agent, employee, affiliate, representative or any related party whatsoever of the applicant Hines Acquisitions LLC requested that any representative of Governor's Hill, LLC meet and discuss Rezoning #03-18 Carpers Valley Industrial Park _ _with Hines.. 5. At no time has any agent, employee, affiliate, representative or any related party whatsoever of the legal counsel for the applicant Hines Acquisitions LLC requested that any representative of Governor's Hill, LLC meet and discuss Rezoning #03-18 Carpers Valley Industrial Park with Hines. In Re: Carvers Valley Industrial Park, Rezoning #03-18 Affidavit of Steve Aylor Page I of 2 • • 6. I received a letter from my legal counsel dated January 3, 2019, which was from legal counsel to JGR Three LLC and stated "it is our understanding that Hines is not interested in withdrawing the current rezoning application and submitting a joint rezoning application with Hockrnan Investments and Governor's Hill." A copy of the letter is attached hereto as Exhibit A. 7. Notwithstanding this, on January 4, 2019, I authorized legal counsel for Governor's Hill LLC to participate in a meeting with representatives of Hockman Investments LLC and JGR Three LLC to further discuss the Hines Rezoning. The applicant Hines Acquisitions LLC was specifically requested to attend and participate, but declined to do so. FURTHER THIS AFFIANT SAYETH NOT. DATED this 13th day of March, 2019. STEVE AYLOR COMMONWEALTH OF VIRGINIA COUNTY OF FAIRFAX, to wit: Steve Aylor appeared before me, a notary public in and for the Commonwealth of Virginia, this 13th day of March 2019, and subscribed and affirmed that the foregoing Affidavit is true and correct to the best of his knowledge, information and belief. Y� Notar ublic My Commission Expires: IS,����FERoM. ✓O'%,, Registration Number: [SEAL] �M Nw .ti REGISTRgTION No.'.7- 7017682 'MY 08/3>/2022om 1RES . O h� Si ature Print Name In Re: Carpers Valley Industrial Park, Rezoning #03-18 Affidavit of Steve Aylor Page 2 of 2 HALL, MONAHAN, ENGLE, MAHAN & MITCHELLET 1� A PARTNERSHIP OF PROFESSIONAL CORPORAT10N5 ATTORNEYS AT LAW WILBUR C. HALL ( 1892- 1 972) THOMAS V. MONAHAN (1 924- 1 999) 1117 EAST MARKET STREET 9 EAST BOSCAWEN STREET SAMUEL D. ENGLE LEESBURG, VIRGINIA WINCHESTER, VIRGINIA O. LELAND MAHAN TELEPHONE 703-777-I050 TELEPHONE 540662-3200 ROBERT T. MITCHELL, JR. FAx 540662-4304 �JAMES A. KLENKAR E-MAIL IaWyers®hallmonahan.com PLEASE REPLY TO: P. O. Box 848 January 3, 2019 wINCHESTER, VIRGINIA 22604-0846 VIA EMAIL Stephen L. Pettler, Jr,, Esquire Harrison & Johnston, PLC 21 South Loudoun Street Winchester, VA 22601 Re: Meeting Dear Steve: My clients are prepared to meet tomorrow morning at 10:00 a.m. I have inquired as to whether the Frederick County Board of Supervisors closed meeting room would be available, and I am waiting for a response. My clients (collectively, "JGR") offer the following in response to your letter of December 27, 2018: 1 • JGR would be amenable to a sale of their property to Hockman Investments, However, as you know the property is currently under contract to Hines and JGR is not in a position to enter into a contract for the sale of its property at this time. In the event the sale to Hines should not go to closing, JGR would put the property back on the market for no less than the purchase price under the Hines contract and would entertain an offer from Hockman Investments to purchase the property at that time, This is a matter that can be discussed, HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Stephen L. Pettler, Jr., Esquire January 3, 2019 Page 2 2. JGR does not know what price is being asked for the Hockman Investments property, so they are unable to respond specifically to a purchase of the Hockinan Investments property. It is a matter that can be discussed. 3. Hines is the applicant in the current rezoning application, so JGR is not in a position to withdraw that application. It is our understanding that Hines is not interested in withdrawing the current rezoning application and submitting a joint rezoning application with Hockman Investments and Governor's Hill, 4. JGR would warmly welcome and strongly support a rezoning application by Hockman Investments and Governor's Hill. Given current market conditions, and the mention in your letter of a rezoning of the Hockman Investments and Governor's Hill properties, it would appear that such a rezoning could be beneficial to Hoclanan Investments and Governor's Hill and would eliminate the issues of the 2009 proffers. The coordination between the JGR property upon development by Hines and the Hockman Investments and Governor's Hill properties can be discussed. I look forward to hearing from you in response to the foregoing. With kind regards, I am Very truly yours, Robert T. Mitchell, Jr. RTM/ks CC: Benjamin D. Leigh, Esquire 0 • William H. Atwill, Jr. + Keith C. Troxell+ Benjamin D. Leigh Lindsay Jefferies Mohler Jaime D. Morehouse+ Kevin J. Daniel Daniel M. Casto* Kristin J. Crockett* +also admitted in DC *also admitted in DC and WV *also admitted in NJ Via Hand -Delivery ATWILL, TROXELL & LEIGH, P.C. ATTORNEYS & COUNSELORS AT LAW 50 CATOCTIN CIRCLE, NE SUITE 303 LEESBURG, VIRGINIA 20176 www.atandlpc.com March 13, 2019 Ms. Ann W. Phillips, Deputy Clerk to the Board of Supervisors 107 North Kent Street Suite 202 Winchester, VA 22601 Mr. Michael Ruddy, AICP 107 North Kent Street Suite 202 Winchester, VA 22601 RR: Rezoning #03-18 Ms. Phillips and Mr. Ruddy: Benjamin D. Leigh (703) 777-4000 Fax (703) 777-4001 bleigh@atandlpc.com Enclosed please find an original Affidavit to be submitted with the official file in the referenced application. Please stalnp as "filed" the duplicate copy of this letter for our records. Sincerely, ATWILL, TROXELL & LEIGH, P.C. Z/jn1n . Leigh BDL/cla Enclosure cc: Mr. Steve Aylor • • Candice Perkins From: Rod Williams Sent: Sunday, December 2, 2018 4:57 PM To: Rod Williams Cc: Kris Tierney; Jay Tibbs; Mike Ruddy; Candice Perkins; John Bishop Subject: Carpers Valley Industrial Park (Hines) rezoning Attachments: BOS Submission PROFFER STATEMENT-20181016.pdf; ATT00001.htm PRIVILEGED AND CONFIDENTIAL - FOIA EXEMPT - VA. CODE SEC. 2.2-3705.1(2) - ADVICE OF LEGAL COUNSEL Dear Mr. Chairman and Members of the Board of Supervisors: We are in receipt of a further revised proposed proffer statement (dated November 16) for the rezoning of tax parcel numbers 64-A-86 and 64-A-87. I have reviewed the document, which is attached, and provide the following comments on the specific provisions of the proffer statement and a general comment regarding the possible legal impacts of accepting the proffer statement: *Proffer 1.1- This proffer, which would require the County and VDOT to reach some subsequent agreement with the Owner regarding mitigation of future transportation impacts, is too indefinite. It makes no provision for what would happen if the parties are unable to reach such agreement and what the status of the proffer statement and development on the subject property would then be. *Proffer 7.1- Relative to Phase 2 of the construction of Coverstone Drive, the proffer does not identify the specific time or event at which the bonding for the section from Point C to Point D would be required. *Proffer 7.2 - The owner has not proposed a change to this proffer from the October 12 version previously reviewed and the comment from that review remains - the proffer should clarify that the dedication of right of way for portions of Coverstone Drive to be constructed by others should occur upon request. *Proffer 7.7 - For clarity, a comma should be placed between the words "right of way" and "in lieu of in the second sentence. *Proffer 8.1- The inclusion of a specific acceptable avigation easement as an exhibit would be helpful. *Proffer 8.2 - The proffer might best also cite to Part 701 (AP1 Airport District) of the Zoning Ordinance. *Correspondence with/effect relative to the 2014 Proffers covering the subject property and adjacent properties: The proposed proffers might effectively cause the triggers for some of the transportation improvements (completion of Coverstone Drive; certain cash contributions toward off -site improvements) not to occur. As well, acceptance of the proposed proffers might form a basis for the owner(s) of the adjacent properties to object to their requirement to fulfill the 2014 Proffers. With respect to this second point, an objection by that owner(s) to fulfilling the 2014 Proffer obligations, that owner(s) could conceivably attempt arguing in the future that the County's modification now of the obligations for parcels 64-A-86 and 64-A-87 currently at issue is a form of "accord and satisfaction" that releases the adjacent owner(s) from their obligations. Whether or not such argument would be successful is far from certain, but the issue presents a potential risk to the County. Prior to the enactment of Virginia Code Sec. 8.01-35.1 in 1979, the rule of law in Virginia was that the release of or settlement with one party for a "damages" claim served to release any other party who may be liable. Cauthorn v. British Leland, U.K., Ltd., 233 Va. 202 (1987). Section 8.01-35.1 exempted personal injury (tort) claims from this rule and, in 2007, the General Assembly extended the exception to all "property damage", which might therefore include breach of contract claims. Proffer obligations, however, are not typically considered to be contract claims, which means that a court could possibly find the old rule to preclude enforcement of some of the proffer obligations against the adjacent owner(s). The Board will likely want to be aware of this risk in considering the rezoning. Sincerely yours, Rod Williams Frederick County Attorney ennom (7= LETTER OF TRANSMITTAL 117 East Piccadilly Street Winchester, VA 22601 Tel: S40 — 667 - 2139 Fax: 540 — 665 - 0493 WE ARE SENDING YOU ❑ Shop Drawings ❑ Copy of Letter TO: Frederick County Planning 107 N. Kent Street Winchester, VA 22601 DATE December 10, 2018 jog No. HINEX18001 ATTENTION Candice Perkins RE: Carpers Valley Industrial Park ❑ Attached ❑ Under separate cover ❑ Prints ❑ Plans ❑ Change Order ❑ _ via ❑ Samples LIST OF ITEMS TRANSMITTED COPIES DATE NO: DESCRIPTION 1 ea. Owner's Original Signature for Proffer Statement the following items: ❑ Specifications THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ® For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: David Frank if enclosures are not as noted, kindly notify us at once. TR8100 01/2016 Catpers Valley Industrial Park Proffer Statement JGR THREE, LLC By: JOHN G. RUSSELL III By: i/ November 20, 2018 1/lYl� VOL (I I 40 N WFA L H OT V tal] AT LARGE `'Cou�oregoing tty ofgo-wit: T e instrument was acknowledged before me this 544-\day of 8, by )OHNG.RUSSELL111 of JGR THREE, LLC. My commission expires I v OV-QMb* ZL1 j Z0 ( 1 Notary Public20.► COMMONWEALTH OF PFNNSYLVANIA NOTARIAL SEAL Heather Gaston Rankin, Notary Public Ligonier TwP., Westmoreland County My Commission Expires Nov. 24, 2019 MEMBER, PE YLVANIA So IATION P N ARI S Carpers Valley Industrial Park November 20, 2018 Proffer Statement ELLEN,LLC By: JOHN G. RUSSBLL III By: pxe" �ylvOwl I o , ON V II OFGI,NIA AT LARGE County it. of Or' 2�To-wit: The foregoing instrument was acknowledged before me this day of � R-.-,--2018, by IOIIN G. RUSSH 1. m of ELLEN, LLC. -Zolo My cot i n 1 fires Vv-1 1 Notary Public LU COMMONWEALTH OF PENNSYLVANIA NOTARIAL SEAL FHeather Gaston Rankin, Notary Public ier Twp., Westmoreland County mmission Expires Nov. 24, 2019 I/.E-Y-U PENNSYLVANIA nSSGCIATIOI FO NOTARIES Carpers Valley Industrial Park November 20, 2018 Proffer Statement LCR, LLC By: LINDA C. RUSSELL By: VI Yisyl Vann, ,20 ONWI- OF >< t AT LARGE County City oft Yip To -wit: The foregoing instrument was acknowledged before the this.L_day of .0:I8, by IJNDA C RUSSELL of LCR, LLC. My co sion expire DV M1`.ZL L_01 9 Notary Public COMMONWEALTH OF PENNSYLVANIA NOTARIAL SEAL Heather Gaston Rankin, Notary Public Ligonier Twp., Westmoreland County My Commission Expirns Nov. 24, 2019 IA1F !Dg0DfPFNEMNNSYL5WiRAN M 7 LJ Carpers Valley Industrial Park Proffer Statement MDC THREE, LLC By: JOHN G. RUSSELL III By: November 20, 2018 v►v► ylvan' oL, H2O 1�1Ni Nti or NIA, T I�RGE Countyz oA -wit: �r The foregoing instrument was aclmowledged before me this day o �CU�918,-by ioEi, a �iussru. III of MDC THREE, LLC. My co on e pires �1J-QljM 2q �O "� Notary Public COMMONWEALTH OF PENNSYLVANIA FHeather OTARIAL SEAL. Public ston Rankin, Notarywp.,WestmorelanNov.d Co2nt 9res No yLVAtJjA ASiSGCI— AT�ION GF NOTAkIES Carpers Valley Industrial Park November 20, 2018 Proffer Statement SUSAN SANDERS, LLC By: JOI IN G. RUSSELL III By: ./� lt��>✓� r/ vt viS�VJt. t °, -0 ONWL -I O\F�-INIA, AT LARGE County ity of �� ' ;q�wit: _ l �;�ti The foregoing instrument was acknowledged before me this day of 018, by 101IN G. RusSru. Iit of SUSAN SANDERS, LLC. 20 My cotrunis n e ices ` Notary Public COMMONWEALTH OF PENNSYLVANIA NOTARIAL SEAT_ Heather Gaston Rankin, Notary Public Ligonier Twp., Westmoreland County My Commission Expires Nov. 24, 2019 IJE J, Ek. PENNSYLVANIA ASS0 1 T10 NO ARIE A Carpers Valley Industrial Park Proffer Statement LIBERTY HILL, L.C. By: By: J COMMONWEALTH Or VIRGINIA, AT LARGE City of To -wit: November 20, 2018 The foregoing instrument was acknowledged before me this 541 day of i(_e.g161 , 2018, by Donna C D' of LIBERTY HILL, L.C. M commissi ex ices 3- 31 C LINDETTA F WILLIAMS y P L`. '� U 1 NOTARY PUBLIC Notary Public 1 tLCC. i � � 2� COmmonv/eallh of Virginia Rog. # 184319 • Carpers Valley Industrial Park Proffer Statement MICI IAEL E. DICK November 20, 2018 -D/V or- Ce/urd�•, Cr •, +� in�t�rt�r' �� r 'rr r nr �rrn �, P'�F�, A"I' T.ARUEi Count}•/City of Sh7�n"ro-xvit: The foregoing instrument W',ls acknowledged before me this ,2� day of e �R- , 2018, b}' �1,lICl IAEL E. DICK. MV , commission expires Notary Public • 0 CarperS Valley Industrial Park Proffer Statement '111\I0.11 lY 1)ICIK November 20, 2018 Coim-ao-Niv sr\I;1'1 [CAI' VI1jGIN r\, r\ -wit: J da of Q c�il�itlLC,018, b} The Foregoing lnstrU111(;nt was acknowlcdgcd before n this ) � "I]IMO"1'I IY DICIL. LE. J TOaR SE Yak Nly commissim p re� E y� G per. Notary Public t- O`Z Z- r­7 L�J Carpers Valley Industrial Park Proffer Statement THOMAS A. DICK November 20, 2018 COMMONW ,ALAI I OF VIRGINIA, AT LARGE Fetn+�y/City of 1 Ui l ��i �� ��` , To -wit: The foregoing instrument was acknowledged before me this b4k day of Q_-&e ILL b-P , 2018, by THOMAS A. DICK. ivl commis ex Pi cs �13 13I �U �1 + LINDNOTA F WILLIAMS y { I NOTARY PUBLIC a— . I /lL/iYL�1 / Commonwealth of Virginia Notary Public Reg. # 184319 0 • ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public I-learing, Recommended Approval BOARD OF SUPERVISORS: December 12, 2018 Postponed January 23, 2019 Public Hearing Held, Postponed Action March 13, 2019 Denied AN ORDINANCE A1NIENDING THE ZONING DISTRICT N4AP REZONING 1103-18 C'ARPERS VALLEY INDUSTRIAL PARK WHEREAS, REZONING 03-18 Carpers Valley Industrial Park, was submitted by Pennoni Associates to rezone 122.18 ± acres froin file R4 (Residential Planned Community) District to the Ml (Light Industrial) District with proffers with a final revision date of February 22, 2019. The subject properties are located approximately one inile cast off-81 on the south side of Millwood Pike (Route 50), proceed right on Prince Frederick Drive (Route 781) then left on C'overstone Drive. The properties are located in the Shawnee Niagisterial District and are identified by Property Identification Nos. 64-A-86 and 64-A-87; and "'TTEREAS, the Planning Commission held a public hearing on this rezoning oil November 7, 2018 and reconllnencled approval; and WHEREAS, the Board of Supervisors 11CICI a public hearing on this rezoning on December 12, 2018; 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 C'Ompl'Cllellsive Plan; N0V1','rnEREF0R1:,13E IT ORDAINED by the Frederick County Board of Supervisors, that Chapter 165 of the Frederick County Code. Zoning, is amended to rezone 122.18 i acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers with a revision date of February 22, 2019 and further proposed revision at the March 13, 2019 meeting. The conditions voluntarily proffered in writing by the Applicant and the Property Owner arc attached. "this ordinance shall be in effect on the date ofadoption. Denied this 13th clay of March 2019 by the following recorded vote: Charles S. Del-laven, Jr., Chairman No Gary A. Lofton Aye .1. Douglas McCarthy Aye Robert \4'. \\%ells No Shannon G. Trout No Judith McCann-Slaugliter No Blaine 11. Dunn No A COPY ATTEST Kris 'iernev, red County Ad111111iSll'at01' PDRes. 1135-18 BOS Res. #047-19 IT 7.9 The Owner shall pay $360,000 to the County to be used to pay toward road improvements in -the -public -right -of -way -on 41--Zotille-11:50 tc, Cxev[,&-arr' jntf3rsoction with InverleI-Miny or -to -bo-tised art tho County': discretion. -for to -those ri.ghts-of-- way directly impacted by this development. The Owner agrees to make said payment at the earlier of the issuance of a certificate of occupancy for a building in the second phase of development as is described herein or at the time that a road is constructed which intersects with Route 50 at the ocation referenced herein. • • Carpers Valley Industrial Park February 22, 2019 Proffer Statement PROFFER STATEMENT REZONING: RZ.1103-18: R4toMI PROPERTY: 122.18 Acres -P/-: Tax Map & Parcels 64-A-86 and 87 (the "Property") RECORD OWNER: JGR TI-IREE LLC, ELLEN, LLC, LCR, LLC, MDC THREE, LLC, SUSAN SANDERS, LLC, LIBERTY HILL, L.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick APPLICANT: Hines Acquisitions, LLC PROJECT NAME: Carpers Valley Industrial Park DATES OF PROFFERS FOR PREVIOUS REZONINGS: March 24, 2008 (Revised: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013) DATE OF PROFFERS: August 8, 2018 REVISION DATE: October 12, 2018; November 20, 2018, January 23, 2019, February 22, 2019 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior liereto. In the event that the above referenccd rezoning is not granted as applied for by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be 111.111 and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the clay upon which the Frederick County Board of Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Owner" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley Industrial Park" prepared by Pennoni Associates, Inc., (tile "GDP") dated October 2018. The purpose of the GDP is to identify the general location of the land bays, the general location of the proffered transportation improvements and the general location of the pedestrian trail system. The Owner hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Carpers Valley Industrial Park February 22, 2019 Proffer Statement Pennoni Associates, Inc. and elated October 2018. The GDP is recognized to be a conceptual plan and may be adjusted without the need of new conditional rezoning approval by tile Board, provided that the adjustments do not eliminate, substantially reduce, or substantially relocate the areas indicated on the proffered GDP. 1. LAND USE I The Owner intends to develop the Property with a mix Of light industrial uses as allowed LuldCr the M-1 zoning district provided the maximum Clally vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per Clay (VPD). With each Site Plan, the owner will submit for the property a trip generation estimate per the Institute Of Transportation Engineers (ITE) "Trip Generation Manual)", current edition and a summary of total trips approved to date to ensure that estimates for the property clo not exceed 3,100 VPD. In order to gain Site Plan approval for any development that would result in more site trips generated than a total Of 3,100 VPD, the Owner shall prepare a new Traffic Impact Analysis, identifying alit transportation improvements regllil'ed to mitigate the increased trip VOIL111leS, and reach an agreement with Frederick County anCI the Virginia Department of Transportation on improvements necessary to mitigate those impacts. 2. ARCHITECTURE AND SIGNAGE: 2.1 All bllllCllllgS on the Property shall be constructed using similar architectural styles and bulldlllg materials 101- a 11101-C ulllfOrlll appearance. Site slgnage shall be uniform and in compliance with the Frederick County ordinances. 2.2 The Owner agrees to install a screen buffer along the northern property line (along Routc 50) to illCILldc plalltlllg Of deciduous and evergreen trees. Where possible, the Owner shall retain existing vegetation and incorporate the same into the buffer in order to create a natural look. Planting and retention of existing vegetation shall be at the discretion Of the Owner. 3. PEDESTRIAN TRAIL SYSTEM 3.1 The Owner shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links to the adjoining properties adjacent Coverstone Drive. Said trails shall be in the location generally depicted on the GDP. Sidewalks shall be Constructed on public streets to Virginia Department of Transportation standards. The combined pedestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface. 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property bounclary. All water and sewer infi-astructure shall be constructed in accordance with the requirements of the Frederick Water. Carpers Valley Industrial Park February 22, 2019 Proffer Statement 5. CULTURAL RESOURCES: 5.1 The Owner shall Conduct or cause to be conductccl a Phase I Archeological Investigation of the Property, prior to the approval of the first site or public improvement plan for the property and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 6. FIRE & RESCUE: 6.1 The Applicant shall contribute to the Millwood Fire and Rescue Company in the Sum of $0.10 per building square foot floor area for fire and rescue purposes, payable prior the issuance of tllC first Occupancy permit for each building. 7. TRANSPORTATION: 7.1 The ONvner shall dedicate, design and construct Coverstonc Drive, in the general location shown on the GDP, with reasonable adjustments permitted for final engineering, as a full section with raised medians Oil a Miililllllill 94" right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing sc}ledule: PHASE 1: Phase i shall consist Of a full foul' lane section including a tell -foot trail from Point A at its terminus and end Of existing right-of-\vay to Point B the second proposed entrance as depicted on the GDP. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. PHASE 2: Phase 2 shall consist Of construction of a full four lane section of Coverstonc Drive, including a ten -foot pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the future intersection of Tazewell Road, and the construction of Coverstone Drive as a four -lane section from Point C to Point D as depicted on the GDP. Said roadway improvements shall be Completed prior to issuance of a certificate of occupancy for any use that would cause the Property to execccl 405,000 square feet of light industrial building area or greater than 1,500 VDP. Final top courses of asphalt for Coverstonc Drive from Point A to Point C shall be completed with the completion of Phase 2. 7.2 The Coverstone Drive public right-of-way shall be dedicated to Frederick County as part. of the Site Plan approval process, consistent with applicable Virginia law. Right -of -Way dedication shall be providecl to adjacent owners in Governors Hill or another entity if the design, funding and COl1Stl-L1CtlOI1 CoverstoIe Drive occurs prior to Carpers Valley Industrial Park executing the profferec] inlprovenlentS above. • Carpers Valley Industrial Park February 22, 2019 Proffer Statement 7.3 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and Virginia Department of Transportation. 7.4 The design Of off -site road improvements shall be in general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by Pcnnoni Associates Inc., dated October, 2018. Off -site improvements shall be COI1St1'UCtCd in two (2) phases and correspond as part Of Phases 1 and 2 as defined in Proffer 7.2 above; Intersection I: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Dr" shall be completed in Phase 1. Intersection 2: Road improvements as described in "Off -Site Improvements Exhibit Shect 2 of 3 Prince Frederick Drive at Costello Dr" shall be completed in Phase 1. Intersection 3: Road improvements as described in "Off -Site Improvements Exhibit Shcct 3 of 3 Route 50 at Prince Frederick Dr" shall be completed in Phase 1. 7.5 Public right-of-way of Tazewell Road shall be dedicated to the property lines of the adjacent parcel with the construction and dedication of the Coverstone Drive extension Phase 2, to allow further construction of tile future roadway by others. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64A87 south and west of the Coverstone Drive and Prince Frederick Drive Intersection at the request of Frederick County Or the Virginia Department of Transportation. 7.7 The Owner shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Owner is not able to obtain the right Of way and, further, the County and/or State of. Virginia do not obtain the necessary right of way in lieu Of constructing the road improvement, the Owner Shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost Of those road improvements that Could not be implemented. The construction cost estimate shall be subject to review and approval by Virginia Department of Transportation. These monetary contribUt1011S may be utilized by Frederick County for transportation improvements within the vicinity of the subject property. 7.8 The Owner shall contribute $20,000 toward infrast1-UCtU1'C 1111p1'Ove111e11tS for Coverstone Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. Carpers Valley Industrial Park February 22, 2019 Proffer Statement 7.9 The Owner shall pay $360,000 to the County to be used to pay toward the road improvements in the public right-ol=way on Route 50 to create an intersection with Invcrlce Way or to be used at the County's discretion, for road improvements in the Coverstone Drive area. The Owner agrees to make said payment at the earlier of the issuance of a certificate of occupancy for a building in the second phase of development as is described herein or at the time that a road is CO1`1StrL1CtCd which intersects with Route 50 at the location referenced herein. 8. AIRPORT OPERATIONS: 8.1 The Owner shall consult with the Executive Director of the Wincliester Regional Airport with respect to the granting of a reasonable avigation easement to provide further protection for airport operations, and shall dedicate such easement, as the Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to issuance of the 1" occupancy permit for the property. 8.2 The Owner shall file an Obstruction Evaluation/Aii-port Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 15.2-2294. The OE/AAA filing shall occur a mininlunl of 45 days prior to the expected start of any site plan or public improvement plan construction. SIGNATURES APPEAR ON THE FOLLOWING PAGES Carpers Valley Industrial I•k Proffer Statement 1GR'1'I-IRFF', LLC I3y: By: C0MM0NWI,'A1.1'I-I OU VIRGINIA, AT I.ARGI-. --Gou"=/City of 'To -wit: • February 22, 2019 The for going instrume t was acknowledged before me this clay of `V ICCr,�:t� , 20 by hn 63— of JGR'1'1IRI?1 , ],LC. NIy cotnmisst n cxp'ces C /3(I Q J I LINDETTA F. WILLIAMS RY PUBLIC Notary Public L i ( �— L UBLIC mmonNOTwNOTeal h off Virginia Reg. # 1 f34319 Carpets Valley Industrial I•k • February 22, 2019 Proffer Statement GLLEN, LLC By: By: l COMNIONWI�,�\I;1'1-I OFVIRGINIA, AT LARGI!, -Ginty/City of ,'I'o-wit: The for, )ing instrument was acknowledged before me this %I !ti'� day of ► tCe (C , 20/Y<5� by 11n C of 1?I,].L?N, LL,C. C' LINDETTA F. WILLIAMS My annmissiot xpires �J ?L� 1 NOTARY PUBLIC Notary Public (�Q i `- J J�nl Commonwealth of Virginia Reg. YF 184319 Carpers Valley Industrial Rk • February 22, 2019 Proffer Statement LCR, LLC By: By: ' J 7 % COMMONWEALTH OF VIRGINIA, AT LARGE c,,.q City of W I n zln e S� , To -wit: ,�/ Iq The forego instrumen was acknowledged before me this � dI ► ay of a Fay , 201 by n C • u 5 S e-A ( of LCR, LLC. sio egpir (�3 I s�1c-1} LiNDNOTAYBIC CMS Zcliornr� NOTARY Notary mmonwealth of Virginia Reg. # 184319 Carpers Valley Industrial Park • Proffer Statement MDC By: 13y: ,'77 ✓g-y COMMONWL?AI: CH OF VIRGINIA, -E,ai ty/City of February 22, 2019 The forcgo;ng instrument was acknowledged before me this Wl- day of iW rC:b- , 20kI3, by My cotnmissio Aires ; I o U LINDETTA F. WILLIAMS Notary PUbliC �� / C t uY_ NOTARY PUBLIC (� Commonwealth of Virginia Reg. # 184319 Carpers Valley Industrial Park Proffer Statement SUSAN SANDERS, LLC By: By: COMMONWFIMATI OF VI ZGINM, Y\T LYMM!" -4 r /City of W I .')C eS ev , "1'o-wit: February 22, 2019 Icl The foregoing instrument was acknowledged before m•-�e this I4k day of mQ �C�1 , 2018; by •-Sahn RLks5e II 7 of SUSAN StiNDI?RS, LL.C. My commissi i cx r s _ I a(U� q LINDETTA F. WILUAMS I Notary Public L I NOTARY PUBLIC JJJLJ .��/Yy/� Commonwealth of Virginia j Reg.# 1II4319 ! • Carpers Valley Industrial Park Proffer Statement LIBERTY HILL, L.C. AT LARGE County/City of , To -wit: February 22, 2019 hY� � The fore oing instrument was acknowledged before me this day of , 201 by of LIBERTY HILL, L.C. My commission expires Notary Public r • ? `O' 0�1 O J = = N � ►. N r S i C Valle Industrial azPers k Y Proffer Statement MICHAEL E. DICK • February 22, 2019 AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 201 �'• by MICHAEL E. DICK. MY commission expires / Notary Public � N C �'Pers Valle Industrial • Y Proffer Statement TIMOTHY J. DICK • February 22, 2019 AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 201$, by TIMOTHY J. DICK. commission expires 111140 My p Notary Public -1 Carpers Valley Industrial Proffer Statement • February 22, 2019 THOMAS A. DICK —Z' 4�;� COMMONWEA TH OF VIRGINIA, AT LARGE County/City of �� , To -wit: The foregoing instrument was acknowledged before me this \ day of �L , 2018; 2G�q by THOMAS A. DICK. My co sion ex Tres \ c Notary Public `lt A L YA, \\���Q� �'�MMONh' '•QQ��� Rare My:9Mrn 07e�bNN�. ' (a = Z•:�.� ?�?7 IFS' i .9 •GINIP..•' � y�l ••l Carpers Valley Industrial; Pack October 12, 2018 Proffer Statement PROFFER STATEMENT REZONING: RZ. # 18-XX: R4 to M I PROPERTY: 122.18 Acres +/-: Tax Map & Parcels 64-A-86 and 87 (tile "Property") RECORD OWNER: JGR THREE LLC, ELLEN, LLC, LCR, LLC, MDC THREE, LLC, SUSAN SANDERS, LLC, LIBERTY HILL, L.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick APPLICANT: Hines Acquisitions, LLC PROJECT NAME: Carpers Valley Industrial Park DATES OF PROFFERS FOR PREVIOUS REZONINGS: March 24, 2008 (Revised: September 2, 2008; October 31, 2008; December 8, 2008; JaIlUary 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013) DATE OF PROFFERS: August 8, 2018 REVISION DATE: October 12, 2018 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be Mull and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect oil the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Owner" as referenced herein shall Include within Its nicaning all future owners, assigns, and successors In Interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley Industrial Park" prepared by Pennoni Associates, Inc., (the "GDP") dated October 2018. The purpose of the GDP is to identify the general location of the land bays, the general location of the proffered transportation improvements and the general locat►on Of the pedestrian trail system . The Owner hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Pennoni Associates, Inc. and dated October 2018. The GDP Is recognized to be a COIICeptlial plan and may be adjusted without the Carpers Valley Industrial; Pack October 12, 2018 Proffer Statement need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate, substantially reduce, Or substantially relocate the areas indicated on the proffered GDP. I. LAND USE 1.1 The Owner intends to develop the Property with a density Of 405,000 SF of any uses allowed within the M-1 zoning districtand805,000 SF of High -Cube Warehouse and any land uses provided in 1.1.2 below.. The project shall be designed to establish these industrial uses in general conformance with the GDP. 1.2 Pursuant to the Frederick County Zoning Ordinance, the following M-1 § 165- 606.02 permitted and § 165-606.03 conditional uses are allowed: Landscape and horticultural services (without retail services) Offices and storage facilities for building CO11Stl'uCti011 contractors, heavy ConstrUCtiOn contractors and special trade contractors Motor freight transportation and warehousing Corn III Lill icatioil facilities and offices, including telephone, telegraph, radio, television and other communications (without offices) Electric, gas and other Utility facilities and offices and trUcking and warelloLis lilg Public utility distribution facilities (without offices) Business Signs Signs allowed in § 165-201.0613 Freestanding building entrance signs Multi -tenant complex signs Tractor truck and tractor truck trailer parking § 165-606.03. Conditional uses. 1.3 The Frederick County Board of Supervisors agrees to allow future uses that are subsequently added to the M-1, Light Industrial District, to be developed on the Property without the nerd for zoning amendments provided the maximum daily vehicle trips CIO not exceed the Traffic hnpact Study — Revision I (as prepared by Pennoni July 2018). 4 I-Iigh-Cube Warehouse, and uses listed in 1.1.2 above, floor area can be increased Up to an additional 500,000 SF, for a total of 1,305,000 SF with a new Traffic Impacts Analysis Study ("TIA") demonstrating that the increased floor area density does not increase the traffic impacts studied and proposed with the TIA submitted and approved with these proffers and titled "Traffic Impact Study— Revision I" (as prepared by Pennoni July 2018). 2. ARCI41TECTURE AND SIGNAGE: 2.1 All buildings On the Property shall be constructed using similar architectural styles and building materials for a more uniform appearance. Site signage shall be uniform and in compliance with the Frederick County ordinances. 3. PEDESTRIAN TRAIL SYSTEM Carpers Valley Industrial; Park October 12, 2018 Proffer Statement 3.1 The Owner shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links to the adjoining properties adjacent Coverstone Drive. Said trails shall be In the location generally depicted on the GDP. Sidewalks shall be constructed On public streets to VDOT standards. The combined pedestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface, 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick Water. 5. CULTURAL RESOURCES: 5.1 The Owner shall conduct or cause to be conducted a Phase I Archeological Investigation of the Property, prior to the approval of the first site Or public improvement plan for the property and shall complete Phase II ad II investigations thereof as may be demonstrated to be necessary by the Phase I study. 6. FIRE & RESCUE: 6.1 The Applicant shall contribute to the Millwood Fire and Rescue Company in the suns of $15,000 for fine and rescue purposes, payable upon the issuance of the first occupancy permit. TRANSPORTATION: 7.1 The Owner shall dedicate, design and construct Coverstone Drive, in the general location shown on the GDP, with reasonable adjustments permitted for final engineering, as a full section with raised medians Oil a mininlulll 94' right-of-way, all In accordance with Virginia Department of Transportation specificatioIls, according to the following phasing schedule: PHASE 1: Phase I shall Consist of a fUll four lane section inCluding a ten -foot trail from Point A at its terminus and end Of existing right -Of -way to Point B the second proposed entrance as depicted on the GDP. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any Industrial building up to 405,000 square feet on the Property. PHASE 2: Phase 2 shall consist of construction of a full four lane section of Coverstone Drive, including a ten -foot pedestrian/bicycling trail from Point B the second proposed entrance to Point C the future intersection of Tazewell Road as depicted oil the GDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 405,000 square feet of ,J „ 40 Carpers Valley Industrial; Park October 12, 2018 Proffer Statement Industrial building area. Final top courses of asphalt for Phase I of Coverstone shall be completed Nvith the completion of Phase 2. PHASE 3: Phase 3 shall consist of bonding or construction of Coverstone Drive to be installed at the same time as the Coverstone Drive construction is dedicated and installed from Rt. 50 to the northern property line Point D. It is the intent of this proffer that the through connection of Coverstone shall be completed simultaneous with the dedication and construction of Coverstone Drive by the adjoining property owner. 7.2 The Coverstone Drive public right-of-way shall be dedicated to Frederick County as part of the Site Plan approval process, consistent with applicable Virginia law. Right -of -Way dedication shall be provided to adjacent owners in Governors Hill or another entity if the design, funding and construction Coverstone Drive occurs prior to Carpers Valley Industrial Park executing the proffered improvements above. 7.3 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. 7.4 The design of off -site road improvements shall be in general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by Pennoni Associates Inc., dated August, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases I and 2 as defined in Proffer 6.2 above; hltersection 1: Road Improvements as described in "Off -Site Improvements Exhibit Shcet 1 of 3 Route 522 @ Costello Dr" shall be completed in Phase I. Intersection 2: Road improvements as described in "Off -Site Improvements Exhibit Sheet 2 of 3 Prince Frederick Drive at Costello Dr" shall be completed in Phase 1. Intersection 3: Road improvemcnts as described in "Off -Site Improvements Exhibit Sheet 3 of 3 Route 50 at Prince Frederick Dr" shall be completed in Phase 1. 7.5 Public right-of-way of'razewell Road shall be dedicated to the property lines of the adjacent parcel with the construction and dedication of the Coverstone Drive extension Phase 2, to allow further construction of the future roadway by others. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64A87 south and west of the Coverstone Drive and Prince Frederick Drive Intersection. 7.7 The Owner shall make good faith efforts to obtain any off -site right Of way needed to complete any proffered off' -site transportation improvements. In the event that Carpers Valley Industrial; Park /l • October 12, 2018 Proffer Statement the Owner is not able to obtain the right of way and, further, the County and/or State of' Virginia do not obtain the necessary right of way in lieu of constructing the road improvement, the Owner shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The ConstrUC0011 cost estimate shall be subject to review and approval by VDOT. 8. AIRPORT OPERATIONS: 8.1 The Owner shall consult with the Executive Director of the Winchester Regional Airport with respect to the granting of a reasonable avigation easement to provide further protection for airport operations, and shall dedicate such easement, as the Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to issuance of the I" occupancy permit for the property. 8.2 The Owner shall file an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 15.2-2294. Tile OE/AAA filing shall occur a minimum of 45 days prior to the expected start of any site plan or public improvement plan construction. SIGNATURES APPEAR ON THE FOLLOWING PAGES 1] Carpers Valley Industrial; Park I-IINES ACQUISITIONS, LLC By: By: XIM 0 October 12, 2018 Proffer Statement _, AT LA RG E To -wit: The foregoing InstrU1nC11t w1S acknowledged before me this day of of I-IINES ACQUISITIONS, LLC. My commission expires Notary Public 2018, by 0 Carpers Valley Industrial; Park JGR TI-IRCI , L,L,C By: By: COMMONWEA1�171-I Or VIRGINIA, AT LARGE C ry/city of Winches- err ,-I-o-wit: October 12, 2018 Proffer Statement �_ The foregoing instrument was acicnowlcdgccl before me this day of OGi Gi' 2018, by of JGR THREE, LLC. My commission expires Notary Public —Tf l �i�/p�y/� KATHLEEN L. SPAID NOTARY PUBLIC Commonwealttt of Virginia Reg.# 270227 9 • Carpers Valley Industrial; Park October 12, 2018 Proffer Statement ELLEN, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE c f./city of ck2 /-ci— , To -wit: The foregoing instrument vas acknowleclgcd before me this 7r`t day of &4V be , 2018, by of ELLEN, LLC. My commission ex hires /1— 30 —/8f Notary Public LKATHLEEN L. SPAID I•tnTARY PUBLIC uf -eaithlof Virginia ?70227 Carpers Valley Industrial; Park October 12, 2018 Proffer Statement L,CR, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGI3 n /City of Winche5ftY ' To -wit: The foregoing instrument was acknowledged before me this {IN —day of 0GH Lr _, 20.18, by of LCR, LLC. My commission cxpires 11 _ l p " 3 0 Notary Public � r�,�� � KATHLEEN L. SPAID NOTARY PUBLIC Commonwealth of Virginia Reg. # 270227 0 Carpers Valley Industrial; Park MDC TI-IRI E, LLC By: By: COMMONWEALTH OIL VIRGINIA, AT LARGE Ce�/City of WinchGSfcK October 12, 2018 Proffer Statement Tile foregoing instrument was acknowledged before me this day of , 2018, by of MDC TI-IREF, LLC. My comllllsslon expires vo �p Notary Public (l�,r�L Gr' % ffKATHLEEN L. SPAIDOTARY PUBLICmonwealth o(Virgini�l Reg. # 270227 • • Carpers Valley Industrial; Park SUSAN SANDERS, LLC COMMONWEALTH OF VIRGINIA, AT LARGE C-MmtT/City of WnCat4ro-wit: October 12, 2018 Proffer Statement The foregoing instrument was acknowledged before me this 1 �n day of Q 1'018, by of SUSAN SANDERS, LLC. My commission expires —/ .If, Notary Public KATHLr_..V c _L. 7 ��D No ri .H i ,,: ' < Ccmmonwuaiv i Reg. # 2 r . . L_J 0 Carpers Valley Industrial; Park LIBERTY HILL., L.C. By: By: October 12, 2018 Proffer Statement COMMONWEAT-TH OF VIRGINIA, AT T ARGE C—onrrty/City of k)i1Ches4-el ,,ro-wit: The foregoing instrument was acknowledged before me this ljllt day of 2018, by of LIBERTY HILL, L.C. 1 LINDETTA F. WILLIAMS Mycominissioi expircp ti�. �3� ��� NOTARY PUBLIC Commonwealth Notary Public , t \, l Reg. 184319irginia • Carpers Valley Industrial; Park THOMAS A. DICK —i-X�sA0','/ October 12, 2018 Proffer Statement COMMONWFAI TH Or VIR I�j IA, A LARGE County/City of 'C �ir� -wit The foregoing instrument was admoNvledged before me this ��ay of 'f , 2018, by THOYTAS A. DICK. LYNN OLIVERv V v } My commission expires / NOTARY PUBLIC ✓ Notary Public c 1JAf COMMONWEALTH OF VIRGINIA 328825 My Commission Expires January 31, 2019 • • Carpers Valley Industrial; Park TIMOTHY J. DICK October 12, 2018 Proffer Statement S+012 o � AT LARGE County/City of , To -wit: CThe foregoing instrument was acknowledged before me this day of TIMOTHY J. DICK. �o 11i11//z My commissio xpirc C�``` q9 ; Notary Public 4o Q N p T A R y s PUBLIC .� C/UN 1TY��G��\`\\ • Carpus Valley Industrial; Park THOMAS A. DICK 0 October 12, 2018 Proffer Statement CONIMONWEALTI-I OI, VIR AN- 1A, A'' LARGE; County/City onl �l�.�r� oThe fregoing instrument was acknowledged before me this 1da}' of &' �1��" 12018, by TI-IOAMS A. DICK. Iv[y commissic�i expires � 11 �� Notary I (� �C `✓�,'V'V ✓ V V.ti�'!_V11tt�%+f V1/1 LYNN OL.IVER NOTARY PUBLIC { COMMONWEALTH OF VIRGINIA ublic ���� 328825 My Commission Expires January 31, 2019 Z i • Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: PROFFER STATEMENT RZ.1110-08: R4 and RA to R4 278.0 Acres +/-: Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (the "Property") Carpers Valley Development, LLC and Governors Hill LLC Carpers Valley Development, LLC and Governors Hill LLC Governors Hill March 24, 2008 REVISION DATE: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013; September 18, 2014 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that. rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") rants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, Governors Hill" prepared by Patton Harris Rust & Associates, (the "MDP") dated March 2008 revised January 9, 2009. 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in general conformance with the MDP, and as is specifically set forth in these Page 1 of 12 proffers subject to minor modifications as necessary upon final engineering including but not limited to intersection alignments. The Carpers Valley Industrial Park will continue to be in general conformance with the MDP associated with Rezoning 05-13. 1.2 All development, including street landscaping, shall be accomplished in general conformance with the "Governors Hill, Design and Development Standards", prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards").While this requirement would continue to apply the remaining Governors Hill parcels. Carpers Valley Industrial Park would not be subject to these requirement: 1.3 Residential uses shall be prohibited in the area identified as Land Bay 2 on the MI)P. Furthermore, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code ArticleX, §165-82B(1). This Proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1. 1.4 Except as modified herein, areas of residential development on the Property shall be limited to Land Bay I and shall be developed in conformance with the regulations of the Residential Planned Community ("R4") -zoning district, including permissible housing types set forth in the Frederick County Code Article VH, § 165-67 through § 165-72, as cross-referenced to Article VI, § 165-58, through § 165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. This Proffer does not currently apply to Governors Hill Land Bay 2 (proposed Carpers Valley Industrial Park) 1.5 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted in the R4 district. Multi- family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the existing Winchester Airport runway. The proffer does not currently apply to Governors Hill Land Bay 2 (proposed Carpers Valley Industrial Park) 1.6 Prior to the Property exceeding 1,285,000 square feet of commercial building floor area, the Applicant shall subnut to the County a revised Traffic Impact Analysis (T1A) for the Property. The total permitted commercial building floor area may increase provided that the Applicant completes a revised traffic impact analysis which identifies the impacts of trips for commercial development in excess of 45,815 Average Daily Trips (ADT) and mitigation, if necessary for said impacts is provided by the Applicant in a form that is acceptable to the County and VDOT. The proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Bay 1. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the MDP as approved by the Board, and this Proffer Statement. While this requirement would continue to apply the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. Page 2 of 12 3. ACCESS TO AltMORY PARCEL 3.1 The Applicant has designed and constructed a two lane public roadway, identified on the MDP as Pendleton Drive, from Arbor Court to the entrance of the Armory Site (TM 64-A-82). At such time that Tazewell Road is constructed as depicted on the MDP, the Applicant shall extend Pendleton Drive to connect with Tazewell Road. As this improvement has been completed, there is no affect on either Governors Hill Land Bays. 4. PHASING OF RESIDENTIAL DEVELOPMENT 4.1 Buijding permits for Land Bay I of the Property shall be issued on the following phasing schedule: Year 1 (Months 1-12): Year 2 (Months 13-24): Year 3 (.Months 25-36): Year 4 (Months 37-48): 140 building permits 140 building permits 140 building pennits 130 building permits The above identified phasing schedule is taken from the Date of Final Rezoning (DFR). Any building permits not issued within any given year may be carried over to the following year, however the Applicant shall not make application for more than 200 residential building permits in any given year. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. 4.2 Commercial and employment uses may be constructed at any time. This proffer is not affected by the proposed rezoning. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the Property Owners Association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings. These improvements shall be completed prior to the issuance of the 281 st residential building permit. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Property Owner Association to be created to enforce and administer a unified development plan in general conformity with the Design and Development Standards. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley Industrial Park proffer does however include a note that its buildings shall be compatible in style and materials. Page 3 of 12 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. While this requirement would continue to apply the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these 6. PEDESTRIAN TRAIL. SYSTEM AND RECREATION AREAS requirements. 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Virginia Department of 'Transportation standards that 1uiks residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the MDP. To the extent that such trails are not depicted on the MDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pcdestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. While this requirement would continue to apply to the remaining Governors hill parcels. The Carpers Valley Industrial Park proffer does however include a requirement that a 7. FIRE & RESCUE: hiker biker trail and sidewalks will be provided along Coverstone Drive. 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 7.2 Following Final Rezoning, the Master POA to be created in accordance herewith shall contribute annually, on or before July I st of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first response service to the Property. Such contribution shall be monitored and enforced by the master POA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. Said monetary contribution shall cease at such time that the fire and rescue company providing first response service is no longer a volunteer operation or should the County adopt a fee for service plan to provide fire and rescue services.While this requirement would continue to apply the remaining Governors Hill Parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley -Industrial Park 8. SCHOOLS: proffer does however include a requirement that a donation to Millword Fire and Rescue Company in the amount of $15,000. 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. Page 4 of 12 9. PARKS & OPEN SPACE: 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling tin it. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit upon issuance of a building permit for each dwelling utut to be used for construction of a general governmental administration building. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 12. CREATION OF PROPERTY OWNERS' ASSOCIATION: 12.1 The Master Property Owners Association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. While this requirement would continue to apply the remaining Governors Hill parcels. Carpers Valley Industrial Park would not be subject to these requirements. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master POA") for Governors Hill, in its entirety, that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape maintenance, and similar matters. Any homeowners' or property owners' associations created for conunercial or residential uses individually shall act as a subset of the Master POA. There would be no facilities or maintenance shared between the Carpers Valley Industrial Park and Governors Hill Land Bay 1 and therefore no Master POA is required. 12.3 The residential portion of the development shall be made subject to one or more Property Owners' Association(s) (hereinafter "Residential POA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails in Land Bay 1, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use in Land Bay 1, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Residential POA herein. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 12.4 In addition to such other duties and responsibilities as may be assigned, a Residential POA shall have title to and responsibility for the following in Land Bay 1: (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such Page 5 of 12 association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within casements to be granted to the Residential POA if platted within residential or other lots, or otherwise granted to the Residential POA by appropriate instrument. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 12.5 The Residential POA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, there shall be a fee paid by the home purchaser to the Residential POA in an amount equal to three times the then -current monthly residential dues applicable to the unit so conveyed. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 12.6 Any commercial portion of the development (with the exception of any property owned or leased by the United States, or Frederick County) shall be made subject to one or more Property Owners' Association(s) (hereinafter "Cormmercial POA"). Such Commercial POA(s) shall be responsible for the ownership, maintenance and repair of all common areas in Land Bay 2, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities (under common (open space) ownership) not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Commercial POA herein. While this requirement would continue to apply the remaining Governors Hill parcels. Carpers Valley Industrial Park would not be subject to these requirements. 12.7 In addition to such other duties and responsibilities as may be assigned, a Commercial POA, in Land Bay 2, shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Commercial POA if platted within commercial or other lots, or parcels, or otherwise grunted to the Commercial POA by appropriate instrument. While this requirement would continue to apply the remaining Governors Hill parcels. Carpers Valley Industrial Park would not be subject to these requirements. 13. WATER& SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. it shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. This proffer is not affected by the proposed zoning. Page 6 of 12 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3. This proffer is not affected by the proposed zoning. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any Property Owners' Associations, of the adjacency of the Winchester Regional Airport. The Applicant shall provide noise attenuation treatment for all residential units. This proffer is not affected by the proposed zoning. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the MDP, with reasonable adjustments permitted for final engineering. This proffer is not affected by the proposed zoning. 15.2 Excluding 300,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, the Applicant shall design and construct Coverstone Drive as a full section with raised medians on a minimum 90' right-of-way, utilizing the following phasing schedule: PHASE 1: Phase 1 shall consist of the frill four lane section including a ten -fool trail from Millwood Pike to the first intersection on Coverstone Drive as depicted on the MDP from Point A to Point B. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any commercial building for the Property and/or prior to issuance of a building permit for any residential units, excluding model homes, located in Land Bay 1. Phase I improvements shall consist of all necessary improvements, including signalization When warranted by VDOT, to create a four way intersection at the existing intersection of Inverlee Way and Millwood Pike as shown on the MDP. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governor's Hill Land Bay 1 and therefore would not affect the Carpers Valley Industrial Park. Page 7 of 12 PHASE 2: Phase 2 shall consist of construction of a two lane section of Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 400,000 square feet of commercial building area. This proffer only applies to Governors Hill Land Bay 2 and therefore not affect the Governors Hill Land Bay 1. PHASE 3: Phase 3 shall consist of construction of the remaining two lane section of Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 800,000 square feet of commercial building area. This proffer only applies to Governors Hill Land Bay 2 and therefore not affect the Governors Hill Land Bay 1. PHASE 4: The Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 as depicted fi-on-.i Point D to Point E or for a maximum distance of 800 feet when the aligmment of Relocated 522 has been deternuned by VDOT, and the right of way for this segment of Coverstone Drive has been acquired by VDOT or Frederick County. In the event that the alignment for relocated Route 522 has not been deternuned or if' the right of way for Coverstone Drive Extended is not secured by June 30, 2018 then the Applicant shall pay to the County $20,000 for transportation improvements within the vicinity of the Property in lieu of designing said portion of Coverstone Drive. The Applicant shall further pay to the County S1 ,000 for each permitted residential unit as a contribution towards the future construction of Coverstone Drive Extended, but if the conditions above have not been met by June 30, 2018 then these fluids may be used for other projects in the vicinity of the Property that have a rational nexus to the Property. Such funds shall be paid at the time of building permit issuance for each of the permitted residential units. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Rte 522, this provision does not affect the Carpers Valley Industrial Park. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coverstone Drive as a full four - lane section as required in Proffer 15.2 fi-om Millwood Pike to Prince Frederick Drive prior to November 1, 2025. A median break and eastbound left turn lane shall be constructed at the existing Millwood Pike and Inverlec intersection prior to November 1, 2015, As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governor's Hill Land Bay 1 and therefore would not affect the Governor's Hill Land Bay 2. Page 8 of 12 • 9 15.4 The Applicant shall design and construct "Tazewell Road as shown on the MDP as a minimum two lane roadway within a variable width right of way with a maximum right of way width of 60' to provide access to residential uses within Land Bay 1 and other commercial areas of Land Bay 2. Said 60' right of way width shall be required for Tazewell Road between Coverstone Drive and Pendleton Drive. The right of way and road width shall decrease for the remaining portions of Tazewell Road. Said roadway shall be constructed in phases as needed for future subdivision plans. Furthermore, no certificate of occupancy for any residential dwelling that is served by Tazewell Road, excluding model homes, shall be issued until such time that access to Land Bay 1 from Millwood Pike is provided via Coverstone Drive and Tazewell Road. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization or other road improvements at the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within sixty (60) days of the issuance of the first residential building permit in Land By 1. This proffer only applies to Governors Hifl Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. 15.6 The Applicants shall pay to the County the amount of $175,000 for signalization or other road improvements at tine intersection of Costello Drive and Prince Frederick Drive. Such fimds shall be paid within sixty (60) days of receiving written request from the County and VDOT after acceptance of Phase 2 Coverstone Drive Improvements per Proffer 15.2 into the State highway system, Carpers Valley Industrial Park is undertaking improvements to intersections on Prince Frederick Drive. Governors Hill Land Bay 1 may be responsible for further improvements 15.7 Access to Millwood Pike shall be limited to Coverstone Drive as shown on the MDP with the exception of the private driveway currently serving TM 64-A-8313. Tine Applicant shall close said driveway once access is provided to TM 64-A-83B via the internal residential street network as depicted on the MDP. Additionally, the Applicant shall close the existing crossover previously used for access to the golf course concurrent with Phase 1 improvements as provided by Proffer 15.2. This proffer is not affected by the proposed zoning. 15.8 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistent with applicable Virginia law. This proffer is not affected by the proposed zoning. 15.9 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. This proffer is not affected by the proposed zoning. 15.10 All private streets and roads shall be constructed in accordance with the current Virginia Department of Transportation structural standards, and as may be modified by the County, and shall be owned and maintained by the Property Owners Association served by such streets or roads. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. Page 9 of 12 E 15.11 The design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill Road Improvements" Sheets 1-2, as prepared by Patton Harris Rust and Associates, dated October 30, 2008. Excluding 300,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, off -site improvements shall be constructed in three phases as depicted on the aforementioned plans as follows: As the Carpers Valley Phase A Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governor's Hill Land Bay 1. Phase B Carpers Valley Industrial Park is proposing improvements at these intersections as required by the impacts identified by the TIA. Phase A improvements shall consist of improvements at the intersection of Millwood Pike/Invcrlec Way/Coverstone Drive and shall be completed coincident with Phase 1 Coverstone Drive construction per Proffer 15.2. Phase B improvements shall consist of improvements at the intersections of Millwood Pike/Prince Frederick Drive and Prince Frederick Drive/Costello Drive. Phase B improvements shall be completed coincident with Phase 2 Coverstone Drive constriction per Proffer 15.2. As the Carpers Valley Phase C: Phase C improvements shall consist of improvements at the Industrial Park does not intersection of Millwood Pike/Sulphur Spring Road. Phase C require improvements at this intersection, this improvements shall be completed coincident with Phase 3 proffer may only apply to Coverstone Drive construction per Proffer 15.2. Governors Hill Land Bay 1. 15.12 The Applicant shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Applicant is not able to obtain the right of way and, further, the County and/or State of Virginia do not obtain the necessary right of way, in lieu of constructing the road improvement, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated constriction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvement as identified in Proffer 15.11. This proffer is not affected by the proposed zoning. 15.13 Any future transportation analyses which may be required for the Property, shall utilize Code 820 "Retail" per the I.T.E. Trip Generation Manual 7th Edition for any cormercial use other than office use. With the Carpers Valley Industrial Park Rezoning,this proffer no longer applicable. Page 10 of 12 15.14 In the event any proffered off -site road improvements are constructed by others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction costs of those proffered road improvements not installed by the Applicant. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvements as identified in Proffer 15.11. This proffer is not affected by the proposed zoning. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. This proffer is not affected by the proposed zoning. 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ('Board") within 30 months of October 12, 2005, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following October 12, 2005 shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after October 12, 2005 to the most recently available CPI-iJ to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. This proffer is not affected by the proposed zoning. 18. SEPTI MBER 18, 2014 PROFFER REVISION 18.1 The revisions dated September 18, 2014 apply only to tax parcels 64-A-86 and 64-A-87 and do not apply to the other properties subject to the Proffer Statement dated September 26, 2013. These modifications increase from 200,000 to 300,000 the square footage of office floor space which may be developed, on any or all of the properties subject to the Proffer Statement dated September 26, 2013, utilizing access from the completed portion of Covet -stone Drive. This increase in floor space is indicated in Sections 15.2 and 15.11 of this Proffer Statement. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON TIDE FOLLOVdING PAGES Governors Hill Land Bay 1. The Carpers Valley Industrial Park TIA demonstrates less traffic generation than the approved 300,000 square footage of office floor space would generate. Page 11 of 12 • 0 JGR Three L.L.C. By: JPG Three L.L.C. Managing Member n hard Dick, Ma ager STATE OF VIRGINM AT LARGE The 2014f,o begmg instrument is uQlalo l�ged before me thisa/ day of �sm y-h�,u- (; 1� ci Xblic yeNotary %% %% 11111iril, NOTARY•'•{/�: Q : PUBLIC * : BEG. #138448 ` Art`( COMMISSION � � n p IXPIRES � .. i TA NTH p�,��,• Page 12 of 12 i REZONII\TG: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: 10 PROFFER STATEMENT RZ. # 10-08: R4 and RA to R4 278.0 Acres +/-: Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (the "Property") Carpers Valley Development, LLC and Governors Hill LLC Carpers Valley Development, LLC and Governors Hill LLC Governors Hill ORIGINAL DATE OF PROFFERS: March 24, 2008 REVISION DATE: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013; September 18, 2014 The undersigned owners hereby proffer that the use and development of the subject property ('Property"), as described above, sliall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and sliall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein sliall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, Governors Hill" prepared by Patton Harris Rust & Associates, (the "MDP") dated March 2008 revised January 9, 2009. 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employmcnt Land Bays in general conformance with the MDP, and as is specifically set forth in these Page 1 of 12 • O O proffers subject to minor modifications as necessary upon final CD engineering including but not limited to intersection alignments. 1.2 All development, including street landscaping, shall be accomplished in general conformance with the "Governors Hill, Design and Development Standards", prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3 Residential uses shall be prohibited in the area identified as Land Bay 2 on the MDP. Furthermore, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, §165-82B(1). 1.4 Except as modified herein, areas of residential development on the Property shall be limited to Land Bay 1 and shall be developed in conformance with the regulations of the Residential Planned Community ('W") zoning district., including permissible housing types set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article VI, § 165-58, through § 165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.5 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted in the R4 district. Multi- family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the existing Winchester Airport runway. 1.6 Prior to the Property exceeding 1,285,000 square feet of commercial building floor area, the Applicant shall submit to the County a revised Traffic Impact Analysis (TIA) for the Property. The total permitted commercial building floor area may increase provided that the Applicant completes a revised traffic impact analysis which identifies the impacts of trips for commercial development in excess of 45,815 Average Daily Trips (ADT) and mitigation, if necessary for said impacts is provided by the Applicant in a form that is acceptable to the County and VDOT. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the MDP as approved by the Board, and this Proffer Statement. Page 2 of 12 • 3. ACCESS TO ARMORY PARCEL 3.1 The Applicant has designed and constructed a two lane public roadway, identified on the MDP as Pendleton Drive, from Arbor Court to the entrance of the Armory Site (TM 64-A-82). At such time that Tazewell Road is constricted as depicted on the MDP, the Applicant shall extend Pendleton Drive to connect with Tazewell Road. 4. PHASING OF RESIDENTIAL DEVELOPMENT 4.1 Building permits for Land Bay I of the Property shall be issued on the following phasing schedule: Year I (Months 1-12): Year 2 (Months 13-24): Year 3 (Months 25-36): Year 4 (Months 37-48): 140 building permits 140 building permits 140 building permits 130 building permits The above identified phasing schedule is taken from the Date of Final Rezoning (DFR). Any building permits not issued within any given year may be carried over to the following year, however the Applicant shall not make application for more than 200 residential building permits in any given year. 4.2 Commercial and employment uses may be constricted at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the Property Owners Association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings. These improvements shall be completed prior to the issuance of the 281st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constricted using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Property Owner Association to be created to enforce and administer a unified development plan in general conformity with the Design and Development Standards. Page 3of12 • 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the MDP. To the extent that such trails are not depicted on the MDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each dwelling unit. 7.2 Following Final Rezoning, the Master POA to be created in accordance herewith shall contribute annually, on or before July 1st of each year, the sun of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first response service to the Property. Such contribution shall be monitored and enforced by the master POA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. Said monetary contribution shall cease at such time that the fire and rescue company providing first response service is no longer a volunteer operation or should the County adopt a fee for service plan to provide fire and rescue services. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. Page 4 of 12 0 0 9. PARKS & OPEN SPACE: O O W 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit upon issuance of a building permit for each dwelling unit to be used for construction of a general governmental administration building. 12. CREATION OF PROPERTY OWNERS' ASSOCIATION: 12.1 The Master Property Owners Association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master POA") for Governors Hill, in its entirety, that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape maintenance, and similar matters. Any homeowners' or property owners' associations created for commercial or residential uses individually shall act as a subset of the Master POA. 12.3 The residential portion of the development shall be made subject to one or more Property Owners' Association(s) (hereinafter "Residential POA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails in Land Bay 1, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use in Land Bay 1, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Residential POA herein. 12.4 In addition to such other duties and responsibilities as may be assigned, a Residential POA shall have title to and responsibility for the following in Land Bay 1: (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such Page 5 of 12 O O association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Residential POA if platted within residential or other lots, or otherwise granted to the Residential POA by appropriate instrument. 12.5 The Residential POA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, there shall be a fee paid by the home purchaser to the Residential POA in an amount equal to three times the then -current monthly residential dues applicable to the unit so conveyed. 12.6 Any commercial portion of the development (with the exception of any property owned or leased by the United States, or Frederick County) shall be made subject to one or more Property Owners' Association(s) (hereinafter "Commercial POA"). Such Commercial POA(s) shall be responsible for the ownership, maintenance and repair of all common areas in Land Bay 2, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities (under common (open space) ownership) not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Commercial POA herein. 12.7 In addition to such other duties and responsibilities as may be assigned, a Commercial POA, in Land Bay 2, shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Commercial POA if platted within commercial or other lots, or parcels, or otherwise granted to the Commercial POA by appropriate instrument. 13. WATER& SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer, It shall ffirther be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. Page 6 of 12 O CD 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any Property Owners' Associations, of the adjacency of the Winchester Regional Airport. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the MDP, with reasonable adjustments permitted for final engineering. 15.2 Excluding 300,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, the Applicant shall design and construct Coverstone Drive as a full section with raised medians on a minimum 90' right-of-way, utilizing the following phasing schedule: PHASE 1: Phase 1 shall consist of the full four lane section including a ten -foot trail from Millwood Pike to the first intersection on Coverstone Drive as depicted on the MDP from Point A to Point B. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any commercial building for the Property and/or prior to issuance of a building permit for any residential units, excluding model homes, located in Land Bay 1. Phase I improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to create a four way intersection at the existing intersection of Inverlee Way and Millwood Pike as shown on the MDP. Page 7 of 12 O CD PHASE 2: Phase 2 shall consist of construction of a two lane section of CY' Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 400,000 square feet of commercial building area. PHASE 3: Phase 3 shall consist of construction of the remaining two lane section of Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 800,000 square feet of commercial building area. PHASE 4: The Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 as depicted from Point D to Point E or for a maximum distance of 800 feet when the alignment of Relocated 522 has been determined by VDOT, and the right of way for this segment of Coverstone Drive has been acquired by VDOT or Frederick County. In the event that the alignment for relocated Route 522 has not been determined or if the right of way for Coverstone Drive Extended is not secured by June 30, 2018 then the Applicant shall pay to the County $20,000 for transportation improvements within the vicinity of the Property in lieu of designing said portion of Coverstone Drive. The Applicant shall further pay to the County $1 ,000 for each permitted residential unit as a contribution towards the future construction of Coverstone Drive Extended, but if the conditions above have not been met by June 30, 2018 then these funds may be used for other projects in the vicinity of the Property that have a rational nexus to the Property. Such funds shall be paid at the time of building permit issuance for each of the permitted residential units. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coverstone Drive as a full four - lane section as required in Proffer 15.2 from Millwood Pike to Prince Frederick Drive prior to November 1, 2025. A median break and eastbound left turn lane shall be constructed at the existing Millwood Pike and Inverlee intersection prior to November 1, 2015. Page 8 of 12 O O 15.4 The Applicant shall design and construct Tazewell Road as shown on the MDP as a minimum two lane roadway within a variable width right of --� way with a maximum right of way width of 60' to provide access to residential uses within Land Bay 1 and other commercial areas of Land Bay 2. Said 60' right of way width shall be required for Tazewell Road between Coverstone Drive and Pendleton Drive. The right of way and road width shall decrease for the remaining portions of Tazewell Road. Said roadway shall be constructed in phases as needed for future subdivision plans. Furthermore, no certificate of occupancy for any residential dwelling that is served by Tazewell Road, excluding model homes, shall be issued until such time that access to Land Bay I from Millwood Pike is provided via Coverstone Drive and Tazewell Road. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization or other road improvements at the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within sixty (60) days of the issuance of the first residential building permit in Land Bay I. 15.6 The Applicants shall pay to the County the amount of $175,000 for signalization or other road improvements at the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within sixty (60) days of receiving written request from the County and VDOT after acceptance of Phase 2 Coverstone Drive Improvements per Proffer 15.2 into the State highway system. 15.7 Access to Millwood Pike shall be limited to Coverstone Drive as shown on the MDP with the exception of the private driveway currently serving TM 64-A-83B. The Applicant shall close said driveway once access is provided to TM 64-A-83B via the internal residential street network as depicted on the MDP. Additionally, the Applicant shall close the existing crossover previously used for access to the golf course concurrent with Phase 1 improvements as provided by Proffer 15.2. 15.8 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistent with applicable Virginia law. 15.9 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. 15.10 All private streets and roads shall be constructed in accordance with the current Virginia Department of Transportation structural standards, and as may be modified by the County, and shall be owned and maintained by the Property Owners Association served by such streets or roads. Page 9 of 12 n CD 15.11 T he design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill Road Improvements" Sheets 1-2, as c}= prepared by Patton Harris Rust and Associates, dated October 30, 2008. Excluding 300,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, off -site improvements shall be constructed in three phases as depicted on the aforementioned plans as follows: Phase A: Phase A improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with Phase 1 Coverstone Drive construction per Proffer 15.2. Phase B: Phase B improvements shall consist of improvements at the intersections of Millwood Pike/Prince Frederick Drive and Prince Frederick Drive/Costello Drive. Phase B improvements shall be completed coincident with Phase 2 Coverstone Drive construction per Proffer 15.2. Phase C: Phase C improvements shall consist of improvements at the intersection of Millwood Pike/Sulphur Spring Road. Phase C improvements shall be completed coincident with Phase 3 Coverstone Drive construction per Proffer 15.2. 15.12 The Applicant shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Applicant is not able to obtain the right of way and, further, the County and/or State of Virginia do not obtain the necessary right of way, in lieu of constructing the road improvement, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvement as identified in Proffer 15.11. 15.13 Any future transportation analyses which may be required for the Property, shall utilize Code 820 "Retail" per the I.T.E. Trip Generation Manual 7th Edition for any commercial use other than office use. Page 10 of 12 O CD �D 15.14 In the event any proffered off -site road improvements are constructed by others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction costs of those proffered road improvements not installed by the Applicant. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvements as identified in Proffer 15.11. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of October 12, 2005, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following October 12, 2005 shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after October 12, 2005 to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. 18. SEPTEMBER 18, 2014 PROFFER REVISION 18.1 The revisions dated September 18, 2014 apply only to tax parcels 64-A-86 and 64-A-87 and do not apply to the other properties subject to the Proffer Statement dated September 26, 2013. These modifications increase from 200,000 to 300,000 the square footage of office floor space which may be developed, on any or all of the properties subject to the Proffer Statement dated September 26, 2013, utilizing access from the completed portion of Coverstone Drive. This increase in floor space is indicated in Sections 15.2 and 15.11 of this Proffer Statement. SIGNATURES APPEAR ON THE FOLLOWING PAGES Page 11 of 12 Feffer Comparison i PROFFER STATEMENT REZONING: RZ. 9 �" `�'b� : R4 and RA to R4 PROPERTY: 278.0 Acres -t-/-: Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (tile "Property") RECORD OWNER: Carpers Valley Development, LLC and Governors Hill LLC APPLICANT: Carpers Valley Development, LLC and Governors Hill LLC PROJECT NAME: Governors Hill ORIGINAL DATE OF PROFFERS: March 24, 2008 REVISION DATE: September 2, 2008; October 31, 2008; December 8, 2008; .January 9, 2009 Tile undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in confonnance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon Final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or referelrcc only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. 'file improvements proffered herein shall be provided at the time of' dcveloprllent of that portion of the Property adjacent to of - including the inlprovenlent or other proffered rcquirerrlent, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all fixture owners, assigns, and successors in interest, Wherr used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, Governors Hill" prepared by Patton Harris Rust & Associates, (the "MDP") dated March 2008 revised January 9, 2009. 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and cornlner'cral/emplo)nnent Land Bays in general conformance with the IvIDP, and as is specifically set forth in these proffers subject to minor modifications as necessary upon final engineering lrlellldrng but not Irllllted to Intersection alignments. The Carpers Valley Industrial Park will continue to be in general conformance with the MDP associated with Rezoning 05-13. Pagc I of 13 • 1.2 All development, including street landscaping, shall be accomplished in general conformance with the "Governors Hill, Design and Development Standards", prepared by PHR&A attached hereto and incol-porated herein by reference (the "Design and Development Standards"). While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirement: 1.3 Residential uses shall be prohibited in the area identified as Land Bay 2 on the MDP. Furthennore, land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, § 165-8213(1). This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1. 1.4 Except as modified herein, areas of residential development on the Property shall be limited to Land Bay 1 and shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article ViI, § 165-67 through § 165-72, as cross-relcrenced to Article VI, § 165-58, tlrough § 165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit. types as set forth in the Design and Dcvelopillent Standards, and authorized for the iZ4 district, and these Proffers. This proffer does not currently apply to Governors Hill Land Bay 2(proposed Carpers Valley Industrial Park) 1.5 Residential development oil the Property shall not exceed 550 dwelling units, with a nlix of housing types permitted in the R4 district. Multi- family units, as defined by the Design and Development Standards, shall not exceed 501!/o of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the existing Winchester Airport runway. This proffer does not currently apply to Governors Hill Land Bay 2(proposed Carpers Valley Industrial Park). 1.6 Prior to the Property exceeding 1,285,000 square feet of commercial building floor area, the Applicant shall Submit to the County a revised Traffic Impact Analysis ('11A) for the Property. The total permitted commercial building floor area may increase provided that the Applicant completes a revised traffic impact analysis which identifies the impacts of trips for coilumercial developnienl in excess of'45,815 Average Daily Trips (ADT) and mitigation, if necessary for said impacts is provided by the Applicant in a form that. is acceptable to the County and VDOT. This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1. 2. CONSTRUCTION OF A UNWIED DEVELOPNIENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the M_DP as approved by the Board, and this Proffer Statement. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements Pale 2 of 13 3. ACCESS TO ARMORY PARCEL 3.1 The Applicant shall design and construct a two lane public roadway, identified on the MDP as Pendleton Drive, from Arbor Court to the entrance of the Armory Site (TM 64-A-82) to coincide with the completion of' the Armory. At such time that farewell Road is constructed adjacent to Pendleton Drive as depicted on the MDP, the Applicant shall extend Pendleton Drive to connect with "Tazewell Road. As this improvements has been completed there is no affect on either Governors Hill Land Bays. 4. PHASING OF RESIDENTIAL DEVELOPMENT 4.1 Building permits for Land Bay 1 of the Property shall be issued on the following phasing schedule: Year 1 (Months 1-12): 140 building permits Year 2 (Months 13-24): 140 building permits Year 3 (Months 25-36): 140 building permits Year 4 (Months 37-48): 130 building permits The above identified phasing schedule is taken from the Date of Final Rezoning (DFR). Any building permits not issued within any given year Inay be carried over to the following year, however the Applicant shall not make application for more than 200 residential building permits in any given year. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 4.2 Commercial and eniployrrient uses may be constructed at any time. This proffer is not affected by the proposed rezoning 4.3 Irnproverrlents including a 3,000 square foot community center, 3,500 square Icet of neighborhood swiniminf; pools, and a dog park shall be constructed in conjunction with residential development in Land Bay I and the land therefor shall be dedicated upon conlpleti0n 01' the improvements to the Property Owners Association. The location thereof shall be depicted on final subdivisirnr plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings. These improvements shall be completed prior to the issuance of the 281st residential building permit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one of illorc Architectural Review Boards through the required Property Owner Association to be created to enforce and adnninister a Unified dcvelopnncrit plan in general confol-n11ty With the Design and Development Standards. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley Industrial Park proffer does however include a note that its buildings shall be compatible in style and materials. Page 3 of'] 3 i • 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS not be subject to these requirements. 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the MDP. To the extent that such trails are not depicted on the MDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be eonstriicted on public streets to VDOT standards, and a Inlllilnum Of f0u1.400t sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and steal I have an asphalt surface. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers 7. F UU & RI SCUE: Valley Industrial Park proffer does however include a requirement that a hiker biker trail and sidewalks will be provided along Coverstone Drive. 7.1. The Applicant shall contribute to the Board the sum of $422 per dwelling unit for lire and rescue put-ioscs, payable upon the issuance of a building pel-imit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 7.2 Following final Rezoning, the Master POA to be created in accordance herewith shall contribute annually, on or before July I" of' each year, the suns of $100 per constructed residential unit, and $100 per 1000 square feet of constructed coriiiriercial (not including any land in public use), to the fire and rescue company providing first response service to the Property. Such contribution shall be monitored and enforced by the master POA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. Said monetary contribution shall cease at such time that the fire and rescue company providing first response service is no longer a volunteer operation or should the County adopt a fee for service plan to provide lire and rescue services. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley Industrial Park 8. SCHOOLS: proffer does however include a requirement that a donation to Millwood Fire and Rescue Company in the amount of $15,000. 8.1 The Applicant shall contribute to the Board the sum of' $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. l':lgL! 4 ,)r i I • 0 9. PARKS & OPEN SPACE: 9.1 The Applicant shall contribute to the Board the suns of $343 per dwelling unit for recreational purposes, payable upon the issuance of it building pcl'[Illt Im- each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 10. LBRARIES: 10.1 The Applicant shall contribute to the Board the sun► of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 11. ADMINISTRATION BUILDING: 1 1.1 The Applicant shall contribute to the Board the suin of $79 per dwelling unit upon issuance of a building permit for each dwelling unit to be used for construction of a general governmental administration building. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 12. CREATION OF PROPERTY OWNERS' ASSOCIATION: 12.1 The Master Property Owners' Association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master POA") for Governors Hill, in its entirety, that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape III a►iitcrlance, and similar matters. Any homeowners' or property owners' associations created for conlrnercial or residential uses individually shall act as a subset o I' the fvl aster POA. There would be no facilities or maintenance shared between the Carpers Valley Industrial Park and Governors Hill Land Bay 1 and therefore no Master POA is required. 12.3 The residential portion of the development shall be made subject to one or niore Property Owners' Association(s) (hereinaficr "Residential POA") that shall be respolisible for the ownership, maintenance and repair of the conlnit►rlrty center, walking tl'ails in Land Bay 1, swimming pools, all common areas, ►ncluding any conservation areas that may be established in accordance herewith not dedicated to the County or others, and storrnwater ► anagerllent facilities not dedicated to pUblrc use in Land Bay I , for each area subject to their jurisdiction, and shall he provided such other responsibilities, duties, and powers as are customary for such associations or as may be reduired for such Residential POA herein. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 12.4 In addition to such other duties and responsibilities as may he assigned, it Residential POA shall have title to and responsibility for the following in Land Bay 1: (1) all common open space areas not otherwise dedicated to public use, (11) common buffer areas located outside of residential lots; (Ili) private streets serving the residents who are niernbers of such Page 5 of 13 association; (iv) conunon solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Residential POA if platted within residential or other lots, Or otherwise granted to the Residential POA by appropriate instrument. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 12.5 The Residential POA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating Such Association. Ili addition, upon any conveyance Of a residential unit from the builder thereof to a 110111C purchaser, there shall be a fee paid by the home purchaser to the Residential POA in an amount Cdual to three times the then-cun-erlt monthly residential clues applicable to the ltll►t SO COt1VCyCd. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 12.6 Any commercial portion of' the development (with the exception of any properly owned or leased by the United States, or Frederick County) shall be made subject to one or more Property Owners' Association(s) (hereinafter "Commercial PDX'). Such Commercial POA(s) shall be responsible for the ownership, maintenance and repair of all con►nlon areas in f,and Bay 2, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities (under common (open space) ownership) not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as Inay be required for such Commercial POA herein. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 12.7 In addilion to such other duties and responsibilities as may be assigned, a C'onuncrcial 1'0A, in Land Bay 2, shall have title to and responsibility for (1) all common open space areas not otherwise dedicated to public use, (ii) conrnlon buffer areas located outside of corntnerclal lots; (iii) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Commercial POA if platted within commercial or other lots, or parcels, or otherwise granted to the Commercial POA by appro})riatc irlstrunlellt. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 13. WATER & SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public il water and sewer. It shall further be responsible f01' COI"1StriictIIg all facilities required for suCh connection at the. Property boundary. All water uncl SCwCI" Illh'aStrtlCttlrt. shllll be Constructed in accordance with the requirements ol' the Frederick County Sanitation Authority. This proffer is not affected by the proposed rezoning Page 6 or 13 14. ENV tRONTv1ENT: 14.1 Stommater management and Best Management Practices (BIvIP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3. This proffer is not affected by the proposed rezoning 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any Property Owners' Associations, of the adjacency of the Winchester Regional Airport. This proffer is not affected by the proposed rezoning 14.3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. Said avigation casement shall be dedicated prior to issuance of the I" building permit for the Property. The Applicant shall provide noise attenuation treatment for all residential units. This proffer is not affected by the proposed rezoning 15. "I'RANSPORTATION: 15.1 The major roadways to he constructed on the Property shall be constructed in the locations depicted on the IvIDP, with reasonable adjustments permitted for final engineering. This proffer is not affected by the proposed rezoning 15.2 Excluding 200,000 sCluare feet of office uses which may be developed at any tinge utilizing ".Iccess to the existing Corupletcd portion of Coverstone Drive, the Applicant shall design and Construct Coverstone Drive as it full section with 1'111SCCl medians on it minimum 90' right-of-way, utilizing the followilrg phasing schedule: PHASE l: Phase I shall consist of the full four lane section including a ten -foot trail from Millwood Pike to the first intersection on Coverstone Drive as depicted on the MDP from Point A to Point B. Said roadway shall be constructed to base asphalt prior to ISSuanCC of a certificate of' oCCupany for any commercial building for the Property and/or prior to issuance of it building permit for any residential units, excluding Illodel honies, located in Land Bay I. Phase. I improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to Create a four way intersection at the existing intersection of Inverlee Way and Millwood Pike as shown on the MDP. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Carpers Valley Industrial Park. flagc 7 of I 1 9 PHASE 2: Phase 2 shall consist of construction of a two lane section of Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 400,000 square feet of commercial building area. This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1 PHASE 3: Phase 3 shall consist of construction of the remaining two lane section of Coverstone Drive from Point B to Point C as depicted on the iv[DP. Said roadway improvements shall he completed prior to issuance of a certificate of occupancy for any use that would cause the Properly to exceed 800,000 square feet oCcommercial building area. This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1 PJ-IASE 4: The Applicant shall design Coverstone Drive Extended as a four -lane section From Prince [ rederick to Relocated Route 522 as depicted from Point D to Point E or for a maximum distance of* 800 feet when the alignment or Relocated 522 has been determined by VD0T, and the right of way for this segment of Coverstone Drive has been acquired by VDOT or Frederick County. 11, the event that ale alignment for relocated Route 522 has not been determined or if the right of way for Coverstone Drive Extended is not secured by June 30, 2018 then the Applicant shall pay to the County $20,000 for transportation improvements within the vicinity of the Property in lieu of designing said portion of Coverstone Drive. The Applicant shall further pay to the County $1,000 for each permitted residential unit as a contribution towards the future construction of Coverstone Drive Extended, but if the conditions above have not been met by .[Line 30, 2018 then these funds may he used for other projects in the vicinity of the Property that have a rational nexus to the Property. Such Funds shall be paid at the time ol'huilding permit issuance for each of' the permitted residential units. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to US Rte 522, this provision does not affect the Carpers Valley Industrial Park. 1.5.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coverstone Drive as a lull four -lane section from N/fillwood Pike to Prince Frederick Drive prior to November 1, 2015. As the Carpers Valley Industrial Park does not required the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. Pagc 8 of 13 15.4 The Applicant shall design and constrict Tazewell Road as shown on the MDP as a minimum two lane roadway within a variable width right of way with a maxilllum right of way width of 60' to provide access to residential uses within Land Bay 1 and other commercial areas of Land Bay 2. Said 60' right of way width shall be required for 'Tazewell Road between Covcrstonc Drive and the Armory entrance. The right of way and road width shall decrease for the reniaining portions of Tazewell Road. Said roadway shall be constructed in phases as needed for future subdivision plans. Furillerinore, no certificate of occupancy for any residential dwelling that is served by Tazewell Road, excluding model homes, shall be issued until such time that access to Land Bay 1 from Millwood Pike is provided via Coverstone Drive and Tazewell Road. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization or other road improvenents at the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). 5LIC11 funds shall be paid within sixty (60) days of' the issuance of the first residential building perniit in Land Bay 1. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 15.6 The Applicants shall pay to the County the a111011nt of' $175,000 for signalization or other road improvements at the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within sixty (60) days of receiving written request fi-oni the County and VDOT after acceptance of Phase 2 Covcrstonc Drive improvements per Proffer 15.2 into the State highway system. Cedar Valley Industrial Park is undertaking improvements to intersections on Prince Frederick Drive. Governors Hill Land Bay 1 may be responsible for further improvements. 15.7 Access to Millwood Pike shall be limited t0 Coverstone Drive as shown on the Nll)I, with the exception of the private driveway Currently serving Tlvl 64-A-'3B. The Applicant shall close said driveway once access is provided to TM 64-A 8313 via the internal residential street networl< as depicted on the MDP. Additionally, the Applicant shall Close the existing crossover previously used for access to the golf COurse concun*Cnt with Phase I improvements as provided by Proffer 15.2. This proffer is not affected by the proposed rezoning 15.8 All public right-of=ways shall be dedicated to Frederick COLInty as part of the subdivision approval process, consistent with applicable Virginia law. This proffer is not affected by the proposed rezoning 15.9 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and ,ipproval by Frederick County and VDOT. This proffer is not affected by the proposed rezoning 15.10 All private streets and roads shall be constricted in accordance with the current Virginia Department of "transportation struCtural standards, and as play be modified by the County, and shall be owned and maintained by the Property Owners Association served by such streets or roads. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 11:1gc9uri1 15.11 The design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill Road Improvements" Sheets 1-2, as prepared by Patton Harris Rust and Associates, dated October 30, 2008. Excluding 200,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, off -site improvements shall be constructed in three phases as depicted on the aforernentioned plans as follows: Phase A: Phase A improvements sliall consist of rtrrprovenients at the As the Carpers Valley Industrial Park intersection of Millwood Pike/Inverlee Way/Coverstone Drive does not require the connection of and shall be completed coincident with Phase 1 Coverstone Coverstone Drive to Millwood Ave, this Drive construction per Proffer 15.2. proffer only applies to Governors Hill Land Bay 1. Phase B: Phase B improvements shall consist of improvements at the Carpers Valley Industrial Park is intersections of Millwood Pike/Prince Frederick Drive and proposing improvements at these Prince Frederick Drive/Costello Drive. Phase B improvements intersections as required by the impacts Shall be completed coincident with Phase 2 Coverstone Drive identified by the TIA. construction per ProfCcr 15.2. Phase C: Phase C improvements shall consist of improvements at lite As the Carpers Valley Industrial Park intersection of Millwood Pike/Sulphur Spring Road. Phase C does not require improvements at this irrrprovemcnts shall be completed coincident with Phase 3 intersection, this proffer may only apply to Governors Hill Land Bay 1. Coverstone Drive construction per Proffer 15.2. 15.12 The Applicant shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. Ili the event that the Applicant is not able to obtain the right oC way and, further, the County and/or State of Virginia do not obtain the necessary right of way, in lieu of constructing the road improvement, the Applicant shall provide a nIonetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvement as identified in Proffer I5.11. This proffer is not affected by the proposed rezoning 15.13 Any fixture transportation analyses which may be required for the Property, shall utilize Code 820 "Retail" per the 1."f.L. Trip Generation iylanual 711i Edition for any commercial use other than office use. With the Carpers Valley Industrial Park Rezoning, this proffer is no longer applicable. Page 10 of 13 9 0 15.14 in the event any proffered off -site road improvements are constructed by others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction costs of those proffered road improvements not installed by the Applicant. The construction cost estimate shall be subject to review and approval by VDOT. Uie monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvements as identified in Proffer 15.1 L This proffer is not affected by the proposed rezoning 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION The Applicant shall conduct or cause to be conducted a Phase I Archaeological investigation of the Properly, prior to the approval of the first final site or subdivision plan Cor the Property, and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. This proffer is not affected by the proposed rezoning 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of October 12, 2005, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Ally monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following October 12, 2005 shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U From that date 30 months after October 12, 2005 to the most recently available CPI-lJ to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. This proffer is not affected by the proposed rezoning SIGNATURES APPEAR ON THE FOI,LOWING PAGES Page I I of 13 Governors Hill, L.L.C. By: MS Catpers Valley Investors, L.L.C., Managing Member By: Miller and Smith Inc., Manager (hrtt les-1�- tttitt�Y. -st+;icw Vice President ►2�'c�urd �. tivr•t�h STATE OF VIRGINIA, AT LARGE I:R. RJG{E COUNTY, To -wit: The foregoin � i>>sttulnentwas acknowledged before me this l a¢'�' day of 2009, by (i ak-U rof (T , N4u& it My commission expires i?'1120 / b xt%d!I job'z Notary Page 12 of 13 • 0 Carpets Valley Development, L.L.C. By: MS Carpers Valley Investors, L.L.C., Managing Member By: Miller and Smith Inc., Manager i (=lttrkt; It�ts�rt,�t�-Sevier Vice President STATE OF VIRGINVI, AT LARGE IZR-E,14L4R-TfQC COUNTY, To -wit: Fat P-1~Aw The foregoing instrument was acknowledged before me this 14 ' day of Gwl V 2009, by 0019. 4 G- IJor-rI My commission expires Notary Public Pagc 13 of 13 JP eta.. �..... r R+-•.� . ..ie�wYw .:: . �� •i,.w nt . r w. •�.wa�irr�r �~ � . ` f a.•• +O .�•... ti.l /• .fry Y.t �, r f.O. •f..[r. �a�.•.�l�N YfnO� � � �f.na. r n• x "°r I �pa QZ J J J O i TJJr 'MPROVEMENTS COVERSTG�_E4DRI E PROFFERED CMIM71ON REQUFOOT PHASE A PHASE 1 PRIOR TO FIRST COMVERCIAL OCCUPANCY PERMIT OR RESIDENTIAL BUILDING PERMIT PHASE H PHASE 2 ?RICR TO OCCUPANCY PERMIT TO ALLOW OVER 400,000 SF OF COMMERCIAL BUILDING FLOOR AREA PHASE C PHASE 3 PRIOR TO OCCUPANCY PERMIT TO ALLOW OVER 800,000 SF OF COMMERCIAL BUILDING FLOOR AREA PHASE 4 (DESIGN CNLY) COARSTONE DRIVE OFF —SITE TO FjTjRE ROUTE 522, RESPONSIBILITY ENDS 30 JUNE 2018 �I 1 U.S. ROUTE 50 - CUSTER A* - PRINCE FREDERICK UR. %COS 1 i COVERSTONE DR - COSTELLO DR. - PRINCE Fr RI'K QR 1 �1 U.S. ROUTE 5C - INVERLEE WAY - SITE ORAWAY!COVERSTr?k DRIA U.S. ROUTE 50 - SULPHUR SPRING ROAD OFFSITE IUPROVEMENTt • PHASE A cv.�rsccf _ • PHASE • PHASE C V) Z 0 F U w V) z / T AdEA TO tlELEDICRTEG fpi RRU�E iaANST+O0.TAT10H u�xeoJEaEwTs 1 CUSTER AVENUE _ — � 1' w 1 1,1' 1 '" .�_•.�ir.'""""#c._: -fit PIKE 'ate 11" ROUTE 50) Governor's Hill Rezoning Land Bay 2 ' [` 3 AG•es G— ZONED R1 ICm , REFER TO GWEHNOR'S AL :N41 — MASTER APPROVE' DEVELOPMENT PLAN APPROVED 1-3C49 WOOD PIK€` (Us ROUTE 50) aTING"81GF1AL` " / - -- <n c '.I Fri A < ..2 m �C13 \ Z c :n z� .......................� •S.� COVERSTONE DRIVE off0b"W $"on of Coverstane Dr PUBLI SAFETY CENTER I'. per Remning 11-05) —APPROX.1("YR. \ FLOOD ZONE —Carpers Valley Industrial Park Rezoning Land Bay 122.18 Acres Gross Zoned M-1 (Indwaq ... `\ COMMERCIAL : �` ± .. ice` •• - \ ' { i I COMMERCIAL vc sersgc \ UD 10' TRAIL �941 Rom• . . PROPOSE ENTRANCE C B Carper s Val Industrik� Rezot Land Bay Sr 122.18 Acres Gross Zoned 1 (Industrial) WINCHESTER REGIONAL AIRPORT ZONED:RA Governor's Hill Rezoning Land Bay 1 116.9 Aces Gmss ZONED IN 1Re,Went l REFER TO GOVERNORS HILL FINAL MASTER DEVELOPMENT P APPROVED 1-3049 • \ I ' I of 1 1 0I u+ •.. 1 I .'r '' :.i CATEGORYBI I }.' ZONING DISTRICT 1 BUFFER :'a' • ` 1\ ,' 'ice\{• ' , _COMMERCIAL • '' y �� / \ •~ ARMORY SITE \NQ� (provided per Rezoning 11-05) �'G ':• ''\ �� r\� ` Proposeci Connedwn R'r ' COMMERCIAL ;\��,/ to Arbor Court�:• : . �L� 1per Proffer 3.1) M.•. :� - \Cj, j TAZEWELL ROAD Governor's Hill Rezoning ' ROW RESERVATION AS / REQUIRED FOR EXTENSION TO Land Bay 2 �'- PROPERTY LINE 136An G— ZONEG Rd (C0.1= 1 REFER TO GD=OR5 HILL FINAL MASTER DEVELOPMENT PLAN ,! \ APPROVED 1-30a ` U m C 12 1— a- $ a C UO�LL C N Q H i o w ` = w ^ N L 0 3� Z W a � C Y O tt a `w3 �w >ma w � ~�4 � � V = =ia sir c Y Z 2' Q Q J a CL _ J � w Q Z U � W J z a Zwg > Q O N Z z W ~ x o > o i- W 0 o w o , m= Q K N LLo ❑ W w 3 W rV � U) J = Z c W � � a W 0� Z U 0 k ...... HINEX18001 .TE 2D18-10-ti cvAvmw scuE 1-200' Ca•vM e+' KLM a',+MOVF09v DLF CS101 SHEET 1 OF T Mike Ruddy From: Nicholas Sabo <okvsabo@comcast.net> Sent: Friday, November 02, 2018 4:20 PM To: Mike Ruddy Cc: Gene Fisher; David Foley; 'Michael Bryan'; Bill Pifer; aswitzer@deltaairport.com Subject: Airport Comments re: Carpers Valley Rezoning Mike, It was great talking with you last Thursday, and we hope you keep the airport in mind for future events. This email is a follow-up to our conversation regarding the proposed Carpers Valley rezoning. The Winchester Regional Airport ("Airport") plays a key role in Frederick County's 2035 Comprehensive Plan, and it is in our mutual interest to ensure that development of this parcel is compatible with airport operations and its future development goals. The Airport generally supports the proposal since it changes from a zoning that permits residential uses (114) to one that does not (M1). During the rezoning process we request consideration of the following improvements for proffer: 1. Provide utility service connections (e.g., electric, gas, water, sewer) and/or spare conduit (e.g., pipe for future fiber/communication lines), to the airport property line with sufficient capacity for future development 2. Establish commercial entrance(s) into airport property including turn lane access onto Coverstone Road extended, as required Provide access easements for utilities Install sidewalk on the airport side of the road In our view, these improvements support the business development goals of the Comp Plan, benefit the public, reduce costs and duplication of effort (e.g., mobilization, permitting fees), increase the viability of near -term airport development, and enhance the utility of the new commercial property by facilitating convenient intermodal access. In turn, the Airport can offer the following: 1. Any necessary infrastructure for a gas distribution station may be placed on airport property 2. Contractor staging area locations We appreciate your consideration and look forward to continued discussion on the matter. Please let me know if you have questions. Nick Nicholas Sabo, A.A.E. Executive Director Winchester Regional Airport Authority 491 Airport Drive Winchester, VA 22602 540-662-5786 VIRGINIA FREEDOM OF INFORMATION ACT NOTICE: This e-mail and any of its attachments may constitute a public record under the Virginia Freedom of Information Act. Accordingly, the sender and/or recipient listed above may be required to produce this e-mail and any of its attachments to any requester unless certain limited and very specific exemptions are applicable. IV. AGENCY COMMENTS Christiana Executive Campus 121 Continental Drive, Suite 207 Newark, DE 19713 T: 302-655-4451 F: 302-654-2895 www.pennoni.com October 12, 2018 Ms. Candice Perkins, AICP, CZA Assistant Director Frederick County Department of Planning and Development 107 N Kent St, Suite 202 Winchester, VA 22601 RE: Carpers Valley Industrial Park Rezoning Application Frederick County, VA Dear Candice, This letter is to accompany the application submission for the Carpers Valley Industrial Park rezoning and the request to be placed on the November 7, 2018 Frederick County Planning Commission Agenda. Prior to this submission, a draft of the application was submitted to review agencies for comment. We have made adjustments to the draft application documents with respect to the comments received. I have provided below a response to all of the comments made by review agencies. Our responses are as follows: Planning and Development (Candice Perkins, Assistant Director, AICP, CZA) 1. Provide a redline copy of the proffers that show the original text and proposed changes. We have provided an attachment titled "Governors Hill Proffer Comparison" in which we address how each proffer of the approved Governors Hill rezoning application is impacted by the independent rezoning of the properties in this application. 2. The approved proffers have some requirements that are past their deadline. Clarify how this will be addressed and coordinated with all parties'subject to the approved rezoning. As noted in the previous response, we have provided comments on how this application would impact the remaining commercial and residential land bays of the Governors Hill proffers. The proffers submitted with this rezoning will mitigate the impacts created by this development on the surrounding infrastructure and transportation network. 3. The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the future development of the property. The property is located with the SWSA. The 2035 Comprehensive Plan identifies these properties with a B2/B3 land use designation (commercial/transition uses). The requested M1 (Light Industrial) District is inconsistent with the Comprehensive Plan. The subject property falls within the Airport Support Area of the 2035 Comprehensive Plan. Under the Public Facilities -Winchester Regional Airport -Current Conditions section of the 2035 comprehensive plan, it states that "business and industrial uses should be the primary land uses in the Airport Support Area and will be supported." It is, therefore, our understanding that warehousing and light industrial land uses are in conformance with the comprehensive plan. Furthermore, this application proposes two-thirds (2/3) or more of the proposed land use to conform with allowed uses within the B/3 transitional land use designation. Carpers Valley Industrial Park October 12, 2018 Page 2 Proffer Statement Iffill 4. This site was rezoned as a planned community district which contained proffers to be coordinated between three property owners. This application does not account for many of the proffers associated with the original rezoning and therefore places these obligations on the other parcels associated with Rezoning #10-08 (revised in 2014). Coordination with all property owners associated with the original rezoning and Master Development Plan should be considered. The applicant has carefully considered the conditions established by the proffers associated with the original rezoning and the obligations of all parties associated with that rezoning. The proposed proffers associated with the rezoning of the subject property directly mitigates the impacts generated by this proposed commercial/industrial development in the Airport Support Area. The remaining properties of the original rezoning application will be expected to continue to contribute to the proffers associated with the impacts that development will generate. As noted in the previous response, we have provided comments on how this application would impact the remaining commercial and residential land bays of the Governors Hill proffers. 5. It is required that the impact analysis for the development address all the impacts associated with the proposed rezoning. To that end, specifically identifying all situations where your rezoning proposal created conflicts with the approved rezoning and the approved MDP for the entire project is necessary. You will need to identify impacts that would require adjustments to be made by the other individuals that were party to the original rezoning. The areas of conflict as noted in the comment reside in the transportation impacts of the proposed development of the Governors Hill project. To that end, this application has prepared a Traffic Impact Analysis that evaluated the transportation improvements needed to the surrounding road network by the proposed development. In addition to the necessary improvements proffered to Rt 522, Costello Drive, Prince Frederick Drive and Route 50, the applicant proposes to design and construct or fund the improvements to Coverstone Drive beyond the needed access of the project and to the adjoining properties. Development of the remainder of the project will also generate traffic load to the transportation network. With respect to Coverstone Drive, as written, the original proffers of Phase 1 of Coverstone Drive were the responsibility of both the residential and commercial development. This application is proffering most of phase 2 and 3 of the Coverstone Drive proffers and will make the connection from Prince Frederick Drive through the subject property. 6. This application needs to follow the standard MDP process. The MDP needs to be in a opprovoble form in order to be included as a proffered component of the rezoning. This includes all applicable fees and MDP agency comments. We will process the Master Development Plan "MDP" for the subject property separately from the rezoning application and have added a Generalized Development Plan "GDP" to the proffer statement. The MDP application is expected to run concurrently with the rezoning application. 7. The MDP should be revised to remove all buildings, the MDP should be more general and show the property, proffered improvements, access and buffers. Staff recommends that the MDP be processed concurrently with the rezoning, but not proffered. Also, amendment the MDP for this property will invalidate the MDP for the reminder of the site. indicate how this will be coordinated with the adjacent property owners originally part to the rezoning. We will revise the MDP to remove all buildings. As noted in the previous response, we will not proffer the MDP with this application. Carpers Valley Industrial Park October 12, 2018 Page 3 Proffer Statement 8. Proffer 1 — Land Use: 1.1 The first sentence should be removed as it is ambiguous 1.2 This proffer should be removed, site would need to follow M-1 requirements 1.3 This proffer is unnecessary We have revised proffer 1 based on several agency comments and the Traffic Impact Analysis Study submitted with this application. We have left proffer 1.1.3 in the proffer statement to ensure that in the event future land uses are added to the M-1 designation of the Frederick County Zoning Ordinance that do not have high impacts to traffic, they may be allowed uses for the subject property even though they are not listed in the revised 1.1.2 proffer. 9. The need for this proffer is unclear. This new proposed rezoning severs the commercial (proposed industrial) from the residential and therefore the project would no longer be one single unified development. We have removed proffer 2. 10. The title shows signage and landscaping, but the text only addresses architectural styles; no landscaping or signage text. The approved rezoning required the creation of an architectural review board and a property owners association to review the building materials and a comprehensive sign package. We have not removed this proffer but have revised it to remove the landscaping and to reinforce uniformity within the development. 11. The recreational areas text should be removed from the title as it does not apply to this proposed rezoning. Also, the last sentence needs to be clarified. It states that for each parcel or lot associated with the construction of a building the applicant will identify the location for trails and construct "if applicable". Trail locations should be shown on a GDP that connect the public roads to the sites and total construction tied to the development of the parcels. We have revised this proffer. 12. Consideration should be made to ensure water and sewer lines if necessary are available to the adjacent residential site. Revised the name in this proffer to "Frederick Water". We have revised this proffer. 13. Clarify why proffer 16 was removed. We have included a proffer for cultural resources for conducting a Phase I Archeological Study. 14. This proffer does not acknowledge Fire and Rescue - consideration should be made to address impacts on Fire and Rescue similar to past rezoning's. We have included a proffer for Fire and Rescue services. 15. Please note that the transportation comments on the rezoning application from John Bishop, Assistant Director - Transportation, are being provided to you in a separate letter. Staff may also provide additional comments related to the proposed changes if warranted subject to adjustments requested by VDOT. Carpers Valley Industrial Park • October 12, 2018 • Page 4 Proffer Statement No response necessary. 16. Please provide appropriate agency comments from the following agencies: Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshal, Frederick Water, County Attorney and the Frederick -Winchester Service Authority. We forward all agency comments. 17. Based on the fees adopted by the Board of Supervisors on April 23, 2008, the rezoning fee for this application would be $22,218 based upon acreage of 122.18 acres. The Master Development Plan fee would be $15,218. No response necessary. Planning and Development (John Bishop, Assistant Director Transportation, AICP) 1. Please provide a redline version of the proffers so that it is clear to decision makers what is changing between proffer versions. We have provided an attachment titled "Governors Hill Proffer Comparison" in which we address how each proffer of the approved Governors Hill rezoning application is impacted by the independent rezoning of the properties in this application. 2. The approved proffers have some items that are past their deadline. Please review and address. As noted in the previous response, we have provided comments on how this application would impact the remaining commercial and residential land bays of the Governors Hill proffers. The proffers submitted with this rezoning will mitigate the impacts created by this development on the surrounding infrastructure and transportation network. 3. The Eastern Road Plan outlines a transportation network in and around the Applicant property. The approved rezoning coordinated between the various parcels outlined a clear path for and proffered the implementation of that network. The Applicant's new proposal appears to shift a significant portion of currently shared responsibility to other properties in a way that appears to make implementation of the network and particularly the very important Eastern Road Plan connection of Coverstone Drive to Route 50 unlikely. This application has prepared a Traffic Impact Analysis that evaluated the transportation improvements needed to the surrounding road network by the proposed development. As a result, the proffers associated with this application propose to implement much of the original proffer commitments. In addition to the necessary improvements proffered to Rt 522, Costello Drive, Prince Frederick Drive and Route 50, the applicant proposes to design and construct or fund the improvements to Coverstone Drive beyond the access needed for the project and to the adjoining Governors Hill project boundary. Additionally, Right -of -Way will be reserved for the access and construction of Tazewell Road and the transportation improvements associated with the traffic load generated by the remainder of the Governors Hill rezoning. With respect to Coverstone Drive, as written, the original proffers of Phase 1 of Coverstone Drive were the responsibility of both the residential and commercial development. This application is proffering most of phase 2 and 3 of the Coverstone Drive proffers and will make the connection from Prince Frederick Drive through the subject property. Carpers Valley Industrial Park October 12, 2018 Page 5 Proffer Statement is a 4. Master development Plan: We will process the Master Development Plan "MDP" for the subject property separately from the rezoning application and have added a Generalized Development Plan "GDP" to the proffer statement. The MDP application is expected to run concurrently with the rezoning application. a. The Master Development Plan included in your package depicts the future relocated Route 522 in the incorrect location. Per the most recent update of the Eastern Road Plan in December 2017 this roadway will connect to Prince Frederick Drive. Please revise. We will revise the location of Rt 522. b. The Eastern Road plan identifies Coverstone Drive as a through movement to Route 50. The Master Development Plan now shows an intersection which would require a left turn to proceed to Route 50. While the staff preference would be to restore the through movement, at a minimum the intersection should be a roundabout to provide smooth flow of traffic and calming at this location since this is also the transition point to the future residential section. We Have revised the configuration of Coverstone to more closely match the location and configuration on the approved MDP for Governors Hill. c. Please revise graphics to make the trail more visible. We will revise the graphics. d. The Master Development Plan depicts an entrance extremely close to point C. This proposed intersection will not meet VDOT spacing standards. We will revise the configuration of the entrances and Coverstone Drive. 5. Traffic Impact Analysis: a. The TIA depicts considerably lower traffic generation than the previous rezoning. However, the proffers do not limit the uses commensurate with the depicted traffic generation. Due to the ability to place higher generating uses than are depicted in the current TIA the TIA will need to be revised or the proffers will need to be revised. We have revised proffer 1 Land Use to match the inputs and findings of the TIA. b. Phase I of the TIA considers 405,000 gross square feet while Phase 1 of the proffer statement allows 500,000 gross square feet. Please address this discrepancy. We have coordinated the square footages between the TIA and the proffers. c. Please analyze options for Prince Frederick Drive to ensure that all movements of the intersection operate at an acceptable level of service at build out. Carpers Valley Industrial Park - October 12, 2018 • Page 6 Proffer Statement We have coordinated the TIA with VDOT and are including the Revised TIA and VDOT comments and our responses separately with the application. d. The traffic analysis for Route 522 and Costello Drive shows results that are different from current real - world operations. Please review and consider options. We have coordinated the TIA with VDOT and are including the Revised TIA and VDOT comments and our responses separately with the application. 6. Proffer 6.1: This proffer notes 'reasonable adjustments permitted for final engineering'. Please revise to include subject to VDOT and County approval. We have revised the transportation proffers with respect to multiple agency comments. This has been included in the revisions. 7. Proffer 6.2: a. Phase I of the TIA models 405,000 square feet while Phase I of the proffer statement allows 500,000 square feet. We have revised the transportation proffers with respect to multiple agency comments. This has been included in the revisions. b. Please address a scenario whereby development square footage doesn't exceed Phase I square footage. The TIA demonstrates that the proffered transportation improvements in this application with the Phase I development of 405,000 Sf of M-1 land use mitigate most all impacts generated by the project in its entirety. The only transportation proffers not included in Phase I are signal improvements on Rt 50 and the extensions of Coverstone Drive to the property limits. Consequently, the traffic analysis reviewed by VDOT demonstrates that most of the impacts associated with the potential 1,305,000 SF of High -Cube Warehouse land use proposed in Phase II are already mitigated with the initial transportation improvements proffered with the Phase I development. Should another entity design, fund and construct any of the proffered improvements, the Owner shall provide the necessary Right -of -Way. 8. Please note comments from above related to right-of-way for potential roundabout intersection at point C. This application will remain consistent with the configuration of the approved Governors Hill MDP at this intersection. 9. Proffer 6.5: Please note comments from above regarding Costello Drive intersection with Route 522 and review Frederick County's SmartScale applicationfor this location. In addition, please note TIA concerns regarding the intersection of Prince Frederick Drive and Route 50. Please recognize and coordinate with the approved proffer for Rezoning #01-17, DMJ Holdings LLC. We have coordinated the TIA with VDOT and are including the Revised TIA and VDOT comments and our responses separately with the application. Carpers Valley Industrial Park - October 12, 2018 • Page 7 Proffer Statement 10. Proffer 6.6: This proffer states that right of way will be dedicated to the neighboring properties to allow further construction of future roadways by others'. While this proffer will allow others that are currently part of this coordinated development to connect to the portion of Coverstone Drive that this application proposes to construct, it also creates a situation which would not allow the portion of Coverstone Drive that this application proposes to construct to be accepted into the state system due to not connecting to neighboring parcels. We have revised the transportation proffers to construct or fund Coverstone Drive to the adjoining property. The final leg of Coverstone Drive is now left as to be constructed or funded in order to allow flexibility of the adjoining properties to construct Coverstone in a manner that best benefits the highest and best use of their property. 11. Proffer 6.7: This proffer appears to state that if right-of-way is unavailable that proffered improvements will not take place and the development will proceed with no further mitigation to offset development impacts. Any right-of-way needs for this project to implement proffered improvements should be secured by the Applicant prior to development. Please review and revise. We have revised this proffer to include a onetary contribution for the construction costs to Frederick County for the improvements in the event that ROW can not be obtained. County Attorney (Roderick Williams, County Attorney) 1. With respect to Hines Acquisitions, LLC ("Hines"), which I gather is the contract purchaser of the Subject Property, please proved status of its good standing as an entity in its state of organization. 1 was unable to find it registered with the Virginia State Corporation commission ("SCC") While recognizing that mere property ownership (or status as a contract purchaser) does not require registration with the SCC and also may not necessarily be required to apply for a rezoning, we nonetheless must verify that Hines is a valid entity in its state of organization. We have included this information with the application. In the headings, instead of stating "ORIGINAL DATE OF PROFFERS", stating "DATES OF PROFFERS FOR PREVIOUS REZONINGS", followed by the indicated dates, may provide better clarity, as this is a new rezoning of the Subject Property. We have revised the Proffer Statement accordingly. In the second paragraph of the introduction and throughout the remainder of the Proffer Statement, the term "Applicant" should be changed to "Owner". This is more in keeping with the concept that proffers run with the land and are therefore obligations of future owners, instead of third parties, such as applicants who might not ever be owners of the property. We have revised the Proffer Statement accordingly. 2. With respect to the references to the Master Development Plan ("MDP") in the second paragraph of the introduction: Typically, it is a generalized development plan that an applicant/owner submits as part of a Carpers Valley Industrial Park October 12, 2018 Page 8 Proffer Statement proffer statement. A master development plan is a more detailed document submitted following the rezoning, closer in time to beginning of actual project development. We will process the Master Development Plan "MDP" for the subject property separately from the rezoning application and have added a Generalized Development Plan "GDP" to the proffer statement. The MDP application is expected to run concurrently with the rezoning application. The references to the document have two separate dates, June 2018 and August 2018, and should be one specific date, to avoid any ambiguity about which referenced document is the controlling document. We have revised the proffers accordingly and are referencing the GDP. Typically, any generalized development plan is included as an attachment to the proffer statement and, so, the Proffer Statement should reference the document as an attachment and, prior to any final approval of the rezoning, we will need a copy in a size that is suitable for recordation (82z X 11 or 82) X 14). Because proffer statements are recorded, this also means that it may be impractical (as further revisions of the Proffer Statement may occur) and unnecessary to reprint the Proffer Statement as part of the attachment. It appears that the only two pages that may be necessary as part of a generalized development plan are Sheets 4 and 5. We have included a GDP with the revised proffer statement. The last sentence would allow adjustments that "do not eliminate or substantially relocate the areas indicated". This appears to allow for the reduction of indicated area. Accordingly, revision of the language to "do not eliminate, substantially reduce, orsubstantially relocate the areas indicated" may be appropriate. We have revised the proffers as suggested. 3. Proffer 1 — None of three provisions of this proffer are necessary. Proffer 1.1 essentially does nothing more than restate what the second paragraph of the introduction already states. Proffers 1.2 and 1.3 recite nothing more than what the Zoning Ordinance would already allow (and, as to Proffer 1.3, a proffer statement cannot otherwise state any additional commitments on behalf of the governing body, beyond what the law already requires of the governing body). We have revised proffer 1 based on several agency comments and the Traffic Impact Analysis Study submitted with this application. We have left proffer 1.1.3 in the proffer statement to ensure that in the event future land uses are added to the M-1 designation of the Frederick County Zoning Ordinance that do not have high impacts to traffic, they may be allowed uses for the subject property even though they are not listed in the revised 1.1.2 proffer. 4. Proffer 2 — This proffer does not appear to state obligations beyond ordinance requirements and therefore is unnecessary. To the extent that "one single and unified development" is a separate requirement, the concept is not sufficiently determinable, especially in the context of a larger scale commercial/industrial development We have removed proffer 2. Carpers Valley Industrial Park October 12, 2018 • Page 9 Proffer Statement 5. Proffer 3 — What constitutes "compatible architectural styles" is not clear. We have not removed this proffer but have revised it to remove the landscaping and to reinforce intended uniformity within the development. 6. Proffer 4 — The proffer indicates that trails shall be in the location generally depicted on the MDP, but also indicates that, for each lot/parcel associated with a structure, "the Applicant agrees to identify the location on said lot or parcel for trails". The MDP shows one or more trails along Coverstone Drive, but the proffer is otherwise unclear regarding the process for determination of other trail locations. We have revised this proffer. 7. Proffer 5 — To the extent that the proffer involves commitments for facilities on the Subject Property, the proffer is unnecessary as development of utility infrastructure within a property is typically already the property owner's obligation. Understood, we have not removed this proffer with respect to agency comments received from Frederick Water. 8. Proffers 6.1, 6.3, and 6.4 — Proffer 6.1, which refers only to "The major roadway", as opposed to specifically identifying what it presumably is — Coverstone Drive — could seemingly be combined with Proffer 6.2. Relative to Proffer 6.3, conceivably, because subdivision of the land area might not be necessary (depending on the specific attributes of the development), it may be more appropriate to trigger dedication based upon another event, again, it may be possible to include this in Proffer 6.2 (Proffer 6.6, also concerning dedications, only references right-of-way dedications regarding construction of future roadways by others). Therefore, to cover the foregoing comprehensively, Proffer 6.2 could simply state, in its introduction: "The Owner shall dedicate, design, and construct Coverstone Drive, in the general location shown on the Generalized Development Plan, as a full section with raised medians on a minimum 90' right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing schedule:". We have revised the transportation proffers with respect to multiple agency comments. 9. Proffer 6.2 — With respect to Phase 1, the Proffer commits to construction of the roadway to base asphalt but does not indicate how or when it would be completed sufficiently for acceptance into the VDOT Secondary System. Likewise, with respect to Phase 2, the Proffer does not specify completion adequate for acceptance into the VDOT Secondary System. We have revised the transportation proffers with respect to multiple agency comments. We have included more detail as to the phasing of the improvements with respect to the timing of heavy construction activity within the planned development. 10. Proffers 6.5 and 6.7 — Proffer 6.5 should make the referenced exhibit an attachment to the Proffer Statement and so state that. With respect to Intersection 2, the label on the exhibit is simply "Prince Frederick Drive at Costello Drive'; without any reference to Route 50. Staff will want to confirm the extent to which adequate right-of-way is available for completion of the improvements. With respect to Proffer 6.7, the proffer does not define "good faith efforts to obtain" adequate right-of-way. If adequate right-of- Carpers Valley Industrial Park. October 12, 2018 Page 10 Proffer Statement w way cannot be obtained, staff will want to determine the extent to which the proffer mitigates impacts of the proposed development. We have revised the transportation proffers with respect to multiple agency comments. We have included this comment in the revisions. No response necessary for the final point made. 11. Proffer 6.6 —The proffer does not state a time frame for the commitment to dedicate right -of --way for future roadways. We have added timeframes to the transportation proffers. 12. Relationship with proffers for Rezoning 05-13 —Rezoning 05-13 includes the most recent proffers for the Subject Property and for designated adjacent/nearby properties. The proffers for that rezoning also divided the site into Land Bay 1 for residential development and Land Bay 2 (substantially the some as the Subject Property) for commercial/industrial development. We have provided an attachment titled "Governors Hill Proffer Comparison" in which we address how each proffer of the approved Governors Hill rezoning application is impacted by the independent rezoning of the properties in this application. 13. Relative to items in the proffers for Rezoning 05-13 that are not based on a specified quantum of development activity on any portion of the property subject to Rezoning 05-13, the Proffer Statement as proposed would likely control as to the Subject Property and the proffers for Rezoning 05-13 would likely control as to the remainder. No response necessary. 14. Likewise, relative to quantitative limits in the proffers for Rezoning 05-13 that were exclusive to Land Bay 2 (see Rezoning 05-13 Proffer 1.6), the land area relevant here, the Proffer Statement as proposed would likely control as to the Subject Property. In each instance, however, staff will want to confirm the appropriateness of having the prior proffers being superseded as to the Subject Property. No response necessary. 15. To avoid any ambiguity, clarification in the Proffer statement regarding the inclusion of the Subject Property in the Master Property Owners' Association and a Commercial POA would be helpful (see Rezoning 05-13 Proffer 12). No response necessary. 16. Staff should be aware that, for the construction of Coverstone Drive, Proffer 6.2 has commercial/industrial square footage triggers and specific segments and improvements to be constructed and/or installed that are different from those in Rezoning 05-13 Proffers 15.2, 15.3, 15.7, and 15.11. No response necessary. 17. Rezoning 05-13 Proffers 15.5 and 15.6, regarding payments for improvements at the intersections of, respectively, (a) Millwood Pike and Victory Road, and (b) Costello Drive and Prince Frederick Drive, cannot necessarily be reconciled with the Proffer Statement, as to future responsibilities for the commitments, and Carpers Valley Industrial Park - October 12, 2018 Page 11 Proffer Statement participation, by the owners of the other properties subject to Rezoning 05-13, in the proposed rezoning may be more appropriate. The proffers submitted with this rezoning are based on the results of the Traffic Impact Analysis Study and will mitigate the impacts created by this development on the surrounding infrastructure and transportation network. The proffered roadway improvements have been reviewed and coordinated with VDOT and we are including the Revised TIA and VDOT comments and our responses separately with the application. Frederick Water (Eric Lawrence, Executive Director) 1. The project parcels are located within the sewer and water service area (SWSA) and in an area presently served by Frederick Water. The SWSA enables access to public water and sewer service by county policy. Inclusion within the SWSA does not guarantee that sanitary sewer and water conveyance and treatment capacities are available to serve the property. No response necessary. 2. The rezoning application proffer states that the proposed use will be limited to uses permitted in the M1 Light Industrial Zoning District. The impact analysis statement is silent on the proposed water and sewer demands. We have updated the Impact Analysis to include preliminary water and sanitary sewer flow estimates based on typical industrial flows for the Phase 1405,000 SF land use and typical Warehouse flows for the Phase II High -Cube Warehouse use. Final flows can only be determined at time of site plan application when a specific land use is identified. These flow estimates are approximately 25 acres of light industrial +/- 250,000 GPD; +/-75 acres of warehouse +/- 30,000 GPD. 3. Facilities for conveyance of water to, and sanitary sewer from, the subject properties do presently exist. Until the proposed uses' projected water and sewer demands are known, it is unknown if the existing conveyance network has the capacity to accommodate the projected demands. No response necessary. 4. The Impact Analysis (IA) acknowledges the existence of a 12-inch water main which traverses the property in an east -west manner. The IA states that the water main will be re-routed as necessary to accommodate site development plans. Please note that this water main is a fully functional, operational, and in-service water main and that any re-routing will need to be coordinated in advance with Frederick Water. More importantly, the applicant will need to establish the new water main route and easements, completely construct the new infrastructure, have the new infrastructure accepted by Frederick Water and placed into service, prior to disturbing the existing water main. No response necessary. 5. The property has access to an existing gravity sewer system. The existing gravity sewer running parallel to Millwood Pike continues to be inundated by the adjacent pond water. Historically, the use of the pond for irrigating the Carper Valley Golf Course resulted in a pond water level that was suitable for the sewer manholes. When the golf course ceased operations, the pond's water levels rose, and only minimal Carpers Valley Industrial Park October 12, 2018 • Page 12 Proffer Statement maintenance, if any, of the pond's overflow culverts was undertaken. The culverts are generally clogged and non functioning, resulting in higher water levels in the pond. With the proffer statement promoting Coverstone Drive for vehicular access to the proposed industrial park, it would appear that the original entrance to the golf club and the driveway's use as the pond's earthen dam may no longer be necessary. Please either reduce the height of the earthen dam or implement a maintenance program on the pond's overflow culvert so that the pond elevation does not exceed the height of the gravity sewer manholes. Evaluation of this issue will occur with the preparation of public improvement and site plans. Adaquate maintenance and potential construction improvements can be addressed during the design review of the construction permit plans. 6. The gravity sewer system which is positioned to serve the proposed industrial park terminates at the Route 50 Pump Station, located immediately east of the subject property. This pump station is near capacity and will require upgrades to accommodate future growth and flows. Expansion of the pump station site will also be necessary to accommodate the new pump station. No response necessary. 7. The proffer statement is silent on improvements that would be constructed by the applicant to meet water and sanitary sewer demands. Accordingly, the comments offered herein are general in nature. The ultimate decision regarding the ability to serve the property with adequate water and sanitary sewer will be determined at the time the site's uses are determined, conveyance facilities are constructed, and water and sewer connection fees are paid to Frederick Water. Sanitary sewer system capacity is not reserved until the sewer connection fee is paid to Frederick Water, and physical connection to the system is made. No response necessary. 8. Water and sanitary sewers are to be constructed in accordance with Frederick Water standards specifications. Dedicated easements may be required and based on the layout vehicular access will need to be incorporated into the final design. No response necessary. State of Delaware Secretary of State Division of Corporations Delivered 02:31 PSI 12/16/2016 CERTIFICATE OF FORMATION FILED 02:31 PbI 12/16/2016 OF SR 20167124926 - FIIcNumbcr 6251497 HINES ACQUISITIONS LLC This Certificate of Formation of Hines Acquisitions LLC (the "Company") is being executed and filed by the undersigned authorized person for the purpose of forming a limited liability company under the Delaware Limited Liability Company Act (6 Del. Code § 18-101 et seq.). Article One The name of the Company is Hines Acquisitions LLC. Article Two The address of the registered office of the Company in the State of Delaware is 1209 Orange Street, Wilmington, New Castle County, Delaware 19801, and the Company's registered agent at that address is The Corporation Trust Company. IN WITNESS WHEREOF, the undersigned has executed this Certificate of Formation on December 15, 2016. DocuSlaned by: E250892888I F480... DS Richard Heaton, Authorized Person Certificate of Pormation I -Imes Acquisitions LLC Delaw Page 1 The First State I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY THE ATTACHED XS A TRUE AND CORRECT COPY OF THE CERTIFICATE OF FORMATION OF "HXNES ACQUISITIONS LLC", FILED XN THIS OFFICE ON THE SIXTEENTH DAY OF DECEMBER, A.D. 2016, AT 2:31 O'CLOCK P.M. 6251497 8100 SR# 20167124926 `'` 7 You may verify this certificate online at corp.delaware.gov/authver.shtml Authentication: 203537575 Date: 12-19-16 • Rezoning Comments .Frederick County Department of Public Works Mail to: Frederick County Dept. of'Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia 22601 (540) 665-5643 Nand deliver to: Frederick County Dept. of -Public Works Attri: Director of Engineering 107 North Kent Street Suite 200 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with t1wir review, :Attach a copy of your application form, location neap, proffer statement, impact analysis, and any other pertinent information. Applicant's ?dame: Pennoni Associates Inc./David Frank Telephone: 540-667-2139 Mailing Address: 117 E. Piccadilly Street Suite 200 Winchester VA 22601 Location of property: Approximately 1 mi east of 1-81 on the south side of Millwood Pike (Rt. 50), right on Prince Frederick Dr, left on Coverstone Dr Current zoning: R4 'Lotting rccluesled: M1 Acreage: 122.18 De m artent of Public Works Comments: ,% rc h->s `psi -- �G✓� e``' ° G e t 6 6de All ell O"n)VI4,/�e✓ i` r �� �s Sl y at Ell' l,,,i`.a, �YiJ�' Public Works Si ,nature & Date: Notice to Dept, of Public 2OWks - Please Return This Form to the Applicant 21 Rezoning Comments R,b�p En, AUG U a 2018 Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal Frederick County Fire & Rescue Dept. 1800 Coverstone Drive Attn: Fire Marshal Winchester, Virginia 22602 Public Safety Building (540) 665-6350 1800 Coverstone Drive Winchester, Virginia Applicant: Please till out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy, of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Pennoni Associates Inc./David Frank _ Telephone: 540-667-2139 Mailing Address: 117 E. Piccadilly Street Suite 200 _ Winchester, VA 22601 Location of property: Approximately 1 mi east of 1-81 on the south side of Millwood Pike (Rt. 50), right on Prince Frederick Dr, left on Coverstone Dr Current zoning: R4 Fire Marshal's Comments: Zoning requested: Mi _ Acreage: 122.18 Fire Marshal's Signature & Dateor ; a� _ Notice to Fire Marshal - Please Return This Form to the Applicant 22 Frederick County Department of Fire and Rescue Office of the Fire Marshal 1080 Coverstone Drive Winchester, VA 22602 (540) 665-6350 Fax: (540) 678-4739 Email: fmo(Pfcva.us Plan Review & Comments Date Received 8/9/2018 Plan/Permit Type Rezoning Application 08-09-18 Name Carpers Valley Industrial Park Address Coverstone DR Winchester Project Name New Construction Applicant Name & Number Pennoni Associates 540-667-2139 RE# � 11MItllifl:y-T, Emergency Vehicle Access: Adequate Inadequate A Hydrant Location: Adequate Inadequate A Siamese Location: Adequate Inadequate N Fire Lanes Required: Yes No N A Plan Approval Status Approve Comments Signature: Reviewed By: Kenneth Scott, Title: <<1 Date Reviewed 8/21 /2018 VA 22602 • Rezoning Comments Frederick -Winchester Service Authority Mail to: Hand deliver to: Fred-Winc Service Authority Fred -Wine Service Authority Attn: Executive Director Attn: Executive Director P.O. Box 43 107 North Kcnt Street Winchester, Virginia 22604 Winchester, Virginia (540) 722-3579 - -- - - - - -------------------- ------------------------ Applicant: Please fill ollt the information as acCurately as possible in order to assist the Fred-Winc Service Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Narne: Pennoni Associates Inc./David Frank Mailing Address: 117 E. Piccadilly Street Suite 200 Winchester, VA 22801 Location of property: Approximately 1 mi east of 1-81 on the south side of Millwood Pike (Rt. 50), right on Prince Frederick Dr, left on Coverslone Dr Current Z0I11I1g: R4 Zoning requested: Mt Telephone: 540.887.2139 Acreage: 122.18 Fred-Winc Service Authority's Comments: Fred-Winc Service Authorit >s Signature & Date: ,-% v / a-t6 Notice to Fred-Winc Ser 7eAuthority - Please Return Form to Applicant l] c k 33 • September 14, 2018 Mr. David Frank COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 Pennoni Associates 117 East Piccadilly Street Winchester, Virginia 22601 RE: Proposed Rezoning for Carpers Valley Industrial Park Property Identification Numbers (PINS): 64-A-86, 64-A-87 Dear Mr. Frank: I have had the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. This application seeks to rezone two properties totaling 122.18 from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. This review is generally based upon the proffer statement dated on August 8, 2018. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. 1. Redline Proffers. Provide a redline copy of the proffers that show the original text and proposed changes. App►-oved Proffer Deadline. The approved proffers have sonic requirements that are past their deadline. Clarify how this will be addressed and coordinated with all parties' subject to the approved rezoning. Senseny/Eastern Frederick Urban Area Plan. The 2035 Comprehensive Plan and the Senseny/I astaun Frederick Urban Area Plan provide guidance on the future development of the property. The property is located within the SWSA. The 2035 Comprehensive Plan identifies these properties with a 132/I33 land use designation (commercial/transition uses). The requested MI (Light Industrial) District is inconsistent with the Comprehensive Plan. 4. _Development Coordination. This site was rezoned as a planned community district which contained proffers to be coordinated between three property owners. This application does not account for many of the proffers associated with the original rezoning and therefore places these obligations on the other parcels associated with Rezoning 1110-08 (revised in 2014). Coordination with all property owners associated with the original rezoning and Master Development Plan should be considered. 5. Impact Analysis. It is required that the impact analysis for the development address all the impacts associated with the proposed rezoning. To that end, specifically identifying • Page 2 Mr. David Drank RE: Carpers Valley Industrial Park September 14, 2018 all situations where your rezoning proposal creates conflicts with the approved rezoning and the approved MDI' for the entire project is necessary. You will need to identify impacts that would require adjustments to be made by the other individuals that were party to the original rezoning. Master Development Plan. This application Ueeds to follow the standard MDP process. The MDP needs to be in an approvable form in order to be included as a proffered component of the rezoning. This includes all applicable fees and MDP agency comments. Master Development Plan. The MDP should be revised to remove all buildings, the MDP should be more general and show the property, proffered improvements, access and buffers. Staff recommends that the MDP be processed concurrently with the rczoning, but not proffered. Also, amendment the MDP for this property will invalidate the MDP for the remainder of the site. Indicate how this will be coordinated with the adjacent property owners originally party to the rezoning. 8. Proffer I — Land Use: 1.1 The first sentence of this proffer should be removed as it is ambiguous and not enforceable. 1.2 This proffer should be removed, if the rezoning were to be approved it would be required to follow the MI District requirements. 1.3 This proffer is unnecessary. Removed Proj s: o Landscaping in con%rnumce with the prolki—ed design and development standards Proffer 2 — Construction of it Unified Development. The need for this proffer is unclear. This new proposed rezoning severs the commercial (proposed industrial) from the residential and therefore the project would no longer be one single unified development. 10. Proffer 3 — Architecture, Sigline and Landscaping. The title shows signage and landscaping, but the text only addresses architectural styles; no landscaping Or signage text. The approved rezoning required the creation of an architectural review board and a property owners association to review the building materials and a comprehensive sign package. 11. Proffer 4 — Pedestrian Trail System and Recreational Areas. "file recreational areas text should be removed from the title as it clocs not apply to this proposed rezoning. Also, the last sentence needs to be clarified. It states that for each parcel or lot associated with the construction of a building the applicant will identify the location for trails and construct "if' applicable". Trail locations should be shown on a GDP that connect the public roads to the sites and total construction tiecl to the development of the parcels. 0 I'age 3 Mr. David Drank RE: Carpers Valley Industrial Park September 14, 2018 12. Proffer 5 — Water and Sewer. Consideration should be made to ensure water and sewer lines if necessary are available to the adjacent residential site. Revise the name in this proffer to "Freclerick Water". 13. Cultural Resources. Clarify why proffer 16 was removed. 14, Fire and Rescue. This profTcr does not acknowledge Fire and Rescue — consideration should be made to address Impacts oil mire and Rescue similar to past rezonings. 15. Transportation Comments. Please note that the transportation comments oil the rezoning application front John Bishop, Assistant Director - "Transportation, are being provided to you in a separate letter. Staff may also provide additional commciits related to the proposed changes if warranted subject to adjustments requested by VDOT. 16. Aiteney Comments. Please provide appropriate agency comments from the following agencies: Virginia Department of Transportation, Freclerick County Department of Public Works, Frederick County Fire Marshal, Frederick Water, County Attorney and the Freclerick-Wineliester Service Authority. 17. Fees. Based on the fees adopted by the Board of Supervisors oil April 23, 2008, the rezoning fee for this application would be $22,218 based upon acreage of 122.18 acres. Tile Master Development Plan fee would be $15,218. All of the above comments and reviewing agency comments should be appropriately addressed before staff' can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Candice E. Perkins, AICP, CZAS Assistant Direrinr CEP/pd COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 September 14, 2018 Ms. David Frank Pcnnoni Associates 117 East Piccadilly Street Winchester, Virginia 22601 RE: Proposed Rezoning for Carpers Valley Lidustrial Park Property, Identification Numbers (111Ns): 64-A-86, 64-A-87 Dear Mr. Frank: Thank you 1'61' the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. This application seeks to rezone two properties totaling 122.18 from the R4 (Residential Planned COnlnlunity) District to the M I (Light Industrial) District with proffers. This review is generally based upon the profTer statement dated on August 8, 2018. Please consider and address these comments as you prepare yOUr formal rezoning package. 1. Redline Proffers. Please provide a redline version of the proffers so that it is clear to decision makers what is changing between proffer versions. 2. Proffer issues. The approved proffers have sonic Items that are past tllcn' deadline. Please review and address. 3. Comprehensive Plan/Coordinated Development. Tile Eastern Road Plan Outlines a transportation network in and around the Applicant property. The approved rezoning coordinated between the various parcels outlined a clear path for and protTered the implementation of that network. The Applicant's new proposal appears to shift a significant portion of currently shared responsibility to other properties in a way that appears to make implemeItation of the network and particularly the very important Eastern Road Plan connection of Coverstone Drive to Route 50 unlikely. 4. Master Development Plan. a. The Master Development Plan included in your package depicts the future relocated Route 522 in the incorrect location. Per the most recent update of the Eastern Road Plan in December 2017 this roadway will connect to Prince Frederick Drive. Please revise. Page 2 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 b. The Eastern Road plan identifies Coverstone Drive as a through movement to Route 50. The Master Development Plan now shows an intersection which would require a left turn to proceed to Route 50. While the staff preference would be to restore the through movement, at a I111nill111111 the intersection should be a roundabout to provide smooth flow of traffic and calming at this location since this is also the transition point to the fLltUre residential section. c. Plcasc revise graphics to make the trail more visible. d. The Master Development Plan depicts an entrance extremely close to point C. This proposed intersection will not meet VDOT spacing standards. 5. Truffle Impact Analysis (TIA). a. The TIA depicts considerably lower traffic generation than the previous rezoning. However, the proffers do not Iinlit the uses commensurate with the depicted traffic generation. Due to the ability to place higher generating uses than arc depicted in the current TIA the TIA will need to be revised or the proffers will need to be revised. b. Phase I of the TIA considers 405,000 gross square feet while Phase I of the proffer statement allows 500,000 gross square feet. Pleasc address this discrepancy. c. Please analyze options for Prince Frederick Drive to ensure that all movements of the intersection operate at an acceptable level of service at build out. d. The traffic analysis for Route 522 and Costello Drive shows results that arc different from current real -world operations. Please review and consider options. 6. Proffer 6.1 This proffer notes `reasonable adjustments permitted for final engineering'. Please revise to include Sliblect to VDO f and County approval. 7. Proffer 6.2 — 13hasint; a. Phase I of the TIA models 405,000 square feet while Phase I of the proffer statement allows 500,000 square feet. b. Please address a scenario whereby development square footage doesn't exceed Phase l square footage. 8. Proffer 6.3 — Rit;lit-of-Way Please note comments fi-om above related to right -of -way for potential roundabout intersection at point C. 9. Proffer 6.5 Please note comments from above regarding Costello Drive intersection with Route 522 and review Frederick County's SmartScale application Page 3 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 for this location. In addition, please note TIA concerns regarding the intersection of Prince Frederick Drive and ROute 50. Please recognize and coordinate with the approved proffer for Rezoning #01-17, DMJ Holdings LLC. 10. Proffer G.G. This proffer states that right of way will be dedicated to the neighboring properties to allow `further COIIStl'UCtIOIl Of fLltllrC roadways by others'. While this proffer will allow others that arc currently part of this coordinated development to connect to the portion of Coverstone Drive that this application Proposes to construct, it also creates a situation wllich Would not allow the portion of Coverstone Drive that this application proposes to construct to be accepted into file state system dLiC to not coilnecting to neighboring parcels. 11. Proffer 6.7 This proffer appears to state that if right-of-way is unavailable that proffered improvements will not take place and the development will proceed with no further mitigation to offset development impacts. Any right-ol-way needs for this project to implement proffered improvements should be secured by the Applicant prior to development. Please review and revise. Once again, thank you for the opportunity to review this preliminary package. Please feel G'ee to contact Ille With any question or concerns. I look forward to continuing to work with you through the rezoning process. Sincerely, /j `John A. Bishop AICP / Assistant Director - Transportation 0 0 IMPACT ANALYSIS Catpers Valley Indlprial Park 0 Impact Analysis Statement CARPERS VALLEY INDUSTRIAL PARK — INDUSTRIAL REZONING IMPACT ANALYSIS STATEMENT October 2018 A. Introduction This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of two parcels totaling approximately 122 acres, which are owned by JGR Three, LLC ETALS. The parcels are identified as 64-A-86 and 87. The subject acreage is located on the south side of Millwood Pike (Route 50/17) across from The Ravens and Miller Heights subdivisions, and adjacent to the JIC Industrial Park, Winchester Regional Airport, and the U.S. Army Corps of Engineers Transatlantic Division Headquarters facility. The site is currently zoned R4. This application proposes the rezoning of the +/- 122-acre assemblage to the M1 (Light Industrial) District. The site is a portion of a commercially zoned R4 land use intended as an employment center. Employment uses targeted through the current Frederick County 2035 Comprehensive Plan will continue to be achieved with the conversion of the subject property from the current permitted B-2 land uses to the proposed M-1 (Light Industrial) land uses as specified with in this application. The employment uses and supporting proffered transportation network improvements of this application will enhance the economic vitality and desired commercial development within the county. The Comprehensive Policy Plan identifies the planned use of the site as a mix of business/office and transitional land uses. The commercial/light industrial employment center concept proposed with this rezoning is consistent with this land use vision. The Applicants believe that the proposed rezoning includes proffers that will appropriately and effectively mitigate the impacts of its development program and assure its completion in the manner envisioned by the Applicants and by the County. The employment center land use envisioned for the site is compatible with the surrounding community and consistent with the land use policies of the 2035 Comprehensive Plan. As such, the Applicants submit that this rezoning request merits favorable consideration and approval. B. Comprehensive Policy Plan The properties included with this rezoning request are all located within the boundaries of the Senseny/Eastern Frederick Urban Area Plan. The properties are located wholly within the Urban Development Area (UDA), and Page 1 of 6 8/1/18 Catpers Valley In u% rial Park • Impact Analysis Statement the Sewer and Water Service Area (SWSA). The Senseny/Eastern Frederick Urban Area Plan envisions the area comprised by the subject parcels as developing with business/office and transitional land uses. The proposed employment and light industrial land uses is in keeping with the business development goals of the comprehensive plan through the expansion of desirable business and industrial land uses in an area already zoned for commercial development. The Comprehensive Plan has targeted light industrial land use as a strategy to achieve fiscal balance and maintain a desirable 25/75 ratio between commercial/industrial and residential land uses respectively. Furthermore, the proposed development compliments the existing Corps of Engineers, Winchester Regional Airport and the Frederick County Public Safety Building facilities adjacent the subject property. The proposed employment use will thus ensure the establishment of the commercial and industrial land use encouraged within the 2035 Comprehensive Plan adjacent to the Winchester Regional Airport. The applicable land use policies of the Comprehensive Plan promote the establishment of commercial and industrial land uses on the subject parcels. The proposed rezoning of the site to the M1 district is intended to permit the development of an employment center which is an effective transition and complimentary to the land uses adjacent to the Winchester Regional Airport. C. Suitability of the Site 1. Site Background and History The subject property was rezoned with the Board of Supervisors approval of RZ#11-05 on August 12, 2005 to the R4 (Residential Planned Community) District with proffers. The property was again subject to rezoning with the approval of RZ#10-08 by the Board of Supervisors on January 9, 2009. The subject property was again rezoned on November 13, 2013 with the Board of Supervisors approval of RZ#05-13 with revisions to the "Transportation Enhancements" of the proffers. 2. Location and Access The subject property is located on the south side of Millwood Pike (Route 50/17 East) across from The Ravens and Miller Heights subdivisions and adjacent to the Prince Frederick Office Park and the Winchester Regional Airport. The VDOT functional classification system identifies Millwood Pike as a major arterial roadway. The land uses abutting the subject site to the west is industrial and office, to the east is vacant R4 commercial and residential, Page 2 of 6 8/1/18 Catpers Valley Indf, rlial Park 0 Impact Analysis Statement with the Winchester Regional Airport adjacent to the south and single-family residential uses located across Millwood Pike to the north. The site is currently accessible via Coverstone Drive. 3. Site Suitability The subject parcels contain identified environmental features to include areas of flood plain, wetlands, and steep slopes. But such features are minimal and manageable through the zoning and site engineering process. In all cases, disturbance will be limited in accordance with applicable regulatory standards. Flood Plain Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panel #510063-0115B, effective date September 2, 2009. The majority of the site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100-year flood plain. Flood Zone A, 100-year flood plain, exists coincident with Sulfur Spring Run, which traverses the frontage of the site, roughly parallel to Route 50. This portion of the site is not planned for development thereby ensuring limited impact to the identified flood plain area. Wetlands The National Wetlands Inventory Map identifies four wetland features on the site, all of which are man-made ponds associated with the former golf course use. Any disturbance will be limited in accordance with applicable regulatory standards. Soils and Steep Slopes The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. As per map sheet #36 of the Soil Survey, the site is comprised of nine distinct soil types. With the exception of a pit area containing fill materials, all of the soil types identified on the site are suitable for development. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high-water table, depth to bedrock, and slope. These characteristics and any implications for site development are manageable through the site engineering process. Page 3 of 6 8/1/18 Capers Valley Indt�ial Park • Impact Analysis Statement Steep slopes (areas of 50% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site to Sulphur Spring Run. Some disturbance of these areas may be necessary to implement the stormwater management system. D. Transportation The Hines — Governors Hill project will be served by a transportation network designed to safely and efficiently accommodate automobile and truck traffic. The external road system serving the site is comprised of Millwood Pike (Route 50/17 East), Prince Frederick Drive (Route 781), Coverstone Drive. Millwood Pike is a four -lane major arterial roadway, Coverstone Drive is planned as a four -lane major collector and Prince Frederick Drive is a two- lane minor collector road. The Applicants have addressed these external system requirements by proffering off -site improvements as specified in Proffer Statement. These off -site improvements will occur at the Millwood Pike/Prince Frederick Drive intersection, the Route 522/Costello Drive intersection and the Prince Frederick/ Costello Drive intersection and the partial extension of Coverstone Drive for site access. The transportation improvement program proffered with this application will improving existing off -site transportation shortfalls identified within the TIA prior to the inclusion of the proposed development impacts to the transportation network. The implementation of this program will occur in phase 1 of the development, as specified by the Proffer Statement (see attached). The transportation proffers included with the application mitigate all impacts of the proposed rezoning including the extension of Coverstone Drive through to the adjacent developments beyond the access needs of the project. A traffic impact analysis (TIA) was prepared for this application using current traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual, 10th Edition, the TIA projects that the proposed development will reduce vehicle trips greater than 50% from the commercial uses assumed in the transportation studies from the RZ#10-08 rezoning approval. The TIA further indicates that study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions with the construction of the proffered improvements. The internal transportation improvement program proffered by the Applicants will effectively tie the project into the existing external system and provide the framework for future inter -parcel access and mobility. A major collector road (Coverstone Drive) is proposed to be extended from its current terminus to Page 4 of 6 8/1/18 Cmpers Valley Ind®ial Park • Impact Analysis Statement the project extents. This collector road will consist of four travel lanes within a 90-foot right of way and will be developed in two principal phases corresponding with development of the planned land bay. Right-of-way will be extended to the property limits to allow further construction of future roadways by others when needed. E. Sewage Convevance and Water Su The rezoning of the subject property does not result in a significant change to the impact to sewage conveyance and water supply with the eventual development of the property. Sewer and water service will be provided by Frederick Water via an existing 8" sewer line that ties into the 12" sewer main located on the south side of Millwood Pike along the frontage of the site. This infrastructure will be expanded pursuant to Frederick Water requirements to serve the entire site and enable gravity flow to the existing main. A 12" water main currently extends through the central portion of the site. This water main will be rerouted as necessary with the final engineering associated with the site development. This infrastructure will be expanded pursuant to Frederick Water requirements. Sufficient water capacity exists to serve the domestic and fire protection demands of the project. The proposed land uses have an estimated flow of 280,000 GPD based on +/- 25 acres of light industrial land use and +/- 75 acres of warehouse land use. Actual water and sewerage flows will be determined at the time of final site engineering. Development of the property as proposed is expected to result in a reduction to overall impact to the water demand and to the sanitary sewer discharge which may result from a retail/commercial development. F. Site Drainage The rezoning of the subject property does not result in a significant change to the impact to site drainage with the eventual development of the property. The site generally drains north to Sulphur Spring Run via several pronounced drainage divides. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. Page 5 of 6 8/1/18 Caipers Valley Indu3'fi•ial Park � Impact Analysis Statement G. Solid Waste Disposal Facilities The rezoning of the subject property does not result in a significant change to the impact to solid waste disposal facilities with the eventual development of the property. Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the individual commercial/employment users. H. Historic Sites and Structures The rezoning of the subject property does not result in a significant change to the impact to historic sites and structures which may result from a retail/commercial development. I. Impact on Community Facilities The rezoning of the subject property does not result in a significant change to the impact on community facilities which may result from a retail/commercial development. Impacts to the transportation network have been mitigated with the proffered transportation improvements as specified in Section 7 "Transportation" the Proffer Statement. J. Modifications No zoning modifications are proposed. Page 6 of 6 8/1/18 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix A o May 2018 R. Scott Leary From: Douglas R. Kennedy Sent: Wednesday, May 23, 2018 1:17 PM To: R. Scott Leary Subject: FW: Hines Carpers Valley As requested Doug From: Smith, Matthew <matthew.smith@vdot.virginia.gov> Sent: Tuesday, April 10, 2018 8:25 AM To: Douglas R. Kennedy <dkennedy@Pennoni.com> Subject: Fwd: Hines Carpers Valley Doug, The scoping form is good to go. We are working on getting signal timings to you. We should have them soon. Thanks, Matt Matthew B. Smith, P. E. Area I end Use Engineer VDOT L�u1cI De i,-LIOf>.,iieili Clwke, %Te(IeliCk, VICIrUMIM11 & Li :117-Cn C011111ies 1,10,71 01d I -1/k.i, Pike Adinhuuz I/A 22824 Kur110"'10) 98/-90.5 E r 110,10) 98,A5607 ---------- Forwarded message ---------- From: Campbell, Adam<adamf.campbell@vdot.virginia.gov> Date: Tue, Apr 10, 2018 at 8:05 AM Subject: Re: Hines Carpers Valley To: "Smith, Matthew" <matthew.smith@vdot.virginia.gov> Matt - The scoping form looks good. I have requested the signal timings from NWRO and will forward to you once received. Thanks, Adam On Tue, Apr 10, 2018 at 7:01 AM, Smith, Matthew <matthew.smith@vdot.virginia.gov> wrote: Adam, Are you ok with the revisions and do you have signal timings to get to Doug? Thanks, Matt Matthew S. Smith, P. E. Area Land Usc Engineer VDOTLand Development Clarke, Frederick, Sheen;, ndoal) & W -117-CI1 Colliiijes 1,1031 ON Edinhwy-, F'A 2282,1 FFLY 42102 .984-5615 %Zr 11(1,10) 984-.J607 ---------- Forwarded message ---------- From: Douglas R. Kennedy <dkennedy@pennon i.com> Date: Mon, Apr 9, 2018 at 12:39 PM Subject: RE: Hines Carpers Valley To: "Smith, Matthew" <matthew.smith@vdot.virginia.gov>, "Ronald A. Mislowsky" <RMislowsky@pennoni.com> Cc: "ibishop(c@co.frederick.va.us" <ibishop@co.frederick.va.us>, "Campbell, Adam" <adamf.campbell@vdot.virginia.gov>, "Funkhouser, Rhonda" <rhonda.funkhouser@vdot.virginia.go_v>, Wan Chong <WChong@pen noni.com>, "McCullough, Vincent" <Vince.McCullough @hines.com> Thanks Matt: See below for responses. We have made the edits as noted an have included a redline version to show changes. This should be OK to approve and proceed. The only other items we like to request is to get the existing signal timings for the 2 existing locations ( Rte 50/Prince Frederick and Rte 522/Costello) to use for LOS. Thanks Doug _ From: Smith, Matthew <matthew.smith@vdot.virginia.gov> Sent: Friday, April 06, 2018 2:10 PM To: Douglas R. Kennedy <dkennedy@Pennoni.com>; Ronald A. Mislowsky <RMislowsky@Pen noni.com> Cc: ibishop@co.frederick.va.us; Campbell, Adam <adamf.campbell@vdot.virginia.gov>; Funkhouser, Rhonda <rhonda.funkhouser@vdot.virginia.gov> Subject: Fwd: Hines Carpers Valley Doug, Please find below District Planning's review of the Hines Carpers Valley TIA Scoping. Also attached are the trip assignments associated with NFCU & FBI for your use. Pennoni: The NFCU trips for FBI are slightly higher (less than 10 vpd), so we will use the trips from the Wells report. The Wells report did not show the right in/out on 50, so maybe why discrepancy as right out only) Thanks, Matt Matthew B. Smith, P.E. Area Land Usc Engineer VDOT Litrnl De velopine11 t Clx-key Freciclick, S%XIMDC101111 & 11V;Y7-eii CO111111cs 1,1031 0H T VIcyRike I;rlinbnixz: T/A 22821 FLY 11(1110) 9811-S115 F,,LY 110,10) 184-5607 ---------- Forwarded message ---------- From: Campbell, Adam<adamf.campbell@vdot.virginia.gov> Date: Fri, Apr 6, 2018 at 10:40 AM Subject: Re: Hines Carpers Valley To: "Smith, Matthew" <matthew.smith@vdot.virginia.gov>, Bradley Reed <brad.reed@vdot.virginia.gov>, "Short, Terry (VDOT)" <Terry.ShortJR@vdot.virginia.gov> Matt - District Planning has completed our review of the updated Hines Carpers Valley TIA Scoping and offer the following comments: 1. —The trip generations rates for many industrial uses have changed significantly between ITE Trip Generation 9th and 10th editions. If we are to assume highest and best use of this property in the absence of a proffered use or trip generation cap, then Industrial Park may not be the most appropriate code selection. Of the three ITE land use codes provided on the scoping form (110, 130, and 154), 110 - General Light Industrial is now the most intense from a trip generation standpoint. Pennoni: Switched to 110, General Industrial average rates to be conservative. See new table 1 2. We recommend that the heavy vehicle distribution for Route 50 east of the site be reduced to 10%, and the balance split 5% each to 1-81 NB and SB. Pennoni: Revised Figure 4 3. Please clarify the intent of Notes on Assumptions #2, "... study focus on impacts to Prince Frederick Drive for site access". All study intersections included on the scoping form should be included in the analysis for the submitted scenarios. Pennoni: Agreed. Deleted #2, and renumbered. intent was trying to highlight that revised focus was to Prince Frederick Drive for access. Including all study are intersections in analysis. Pennoni: Other edits shown for text references for ITE 110 use, boundary of subject site, and note that existing zoning is R4, which was part of old zoning with this sit allowed for commercial uses. Also, we have attached the trip assignments related to NFCU and the FBI facility for Pennoni's use for background traffic. Please let us know if you have any questions. Thanks, Adam Douglas R. Kennedy, PE Associate Vice President Pennoni 13880 Dulles Corner Lane Suite 100 1 Herndon, VA 20171 Direct: +1 (703) 840-4830 1 Mobile: +1 (703) 851-6236 www.pennoni.com I dkennedv(@Pennoni.com Pennopf PARTNERS FOR WHAT'S POSSIBLE irk; ii ' 1A6"r,11-P ^_! V Pennoni's latest featured video! Adam F. Campbell, PLA Assistant District Planner Staunton District Virginia Department of Transportation S40-332-9067 adamf.campbeII@vdot.virginia.gov Douglas R. Kennedy, PE Associate Vice President Pennoni 13880 Dulles Corner Lane, Suite 100 1 Herndon, VA 20171 Direct: +1 (703) 840-4830 1 Mobile: +1 (703) 851-6236 www.pennoni.com 1 dkennedy@Pennoni.com Pennon PARTNERS FOR WHAT'S POSSIBLE ';'\/DDT VirginiaDr�partnnc�irt �. of Transpoi Mlioii PRE -SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Pennoni Associates, Inc. c/o Douglas Kennedy, P.E. and Ron Mislowsky, P.E. Tele: (703) 840-4830 (540) 771-2085 E-mail: dkennedy@pcniioni.com rmislowsky@permoni.com Developer/Owner Name: Hines c/o Vincent McCullough Tele: (202) 434-0246 E-mail: Vince. McCullou h hines.com Project Information Project Name: Hines Carpers Valley Locality/County: Frederick County Project Location: (Attach regional and site SEE ATTACHED FIGURES I AND 2 specific location ma Submission Type Comp Plan ❑ Rezoning ® Site Plan ElSubd Plat ❑ FEASIBILITY STUDY, SEE ATTACHED EXHIBIT A for preliminary concept plan; Traffic Study to evaluate site as a General Light Industrial use (actual use may Project Description: be High -Cube Transload & Short -Term Storage Warehouse or Industrial Park, but (Including details on the land use, acreage, phasing, access higher General Light Industrial trip rate to be used for maximum land use location, etc. Attach additional flexibility); 121 acres; 2 phase Build -Out; 4 site driveways on proposed Coverstone sheet if necessary) Dr extension; site access from Route 50 via Prince Frederick Dr; planned extension of Coverstone Dr to Route 50 NOT proposed with this project. Proposed Use(s): (Check all that apply; attach Residential ❑ Commercial ❑ Mixed Use ❑ Other additional pages as necessary) Residential Uses(s) Number of Units: 405 KSF (Phase 1) ITE LU Code(s): 1,210 KSF (Total Build -out) Commercial Use(s) Other Use(s) ITE LU Code(s): ITE LU Code(s): ITE Trip Gen Manual 1 Oth Edition Code 110 (General Light Industrial), SEE Square Ft or Other Variable: ATTACHED TABLE I It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Independent Variable(s): GSF Total Peak Hour Trip Less than 100 ❑ 100 — 499 ❑ 500 — 999 ® 1,000 or more ❑ Projection: Traffic Impact Analysis Assumptions Study Period Existing Year: 2018 Build -out Year: 2020 (Phase 1); 2024 (Total Build -out) Design Year: 2024 North: Millwood Pike (Rte 50) South: Proposed Coverstone Dr Extension Study Area Boundaries (Attach map) East: East Site Boundary West: Front Royal Pike (Rte 522) Future Coverstone Dr connection to Route 50 NOT assumed for this study. External Factors That Widening of Route 50 from 4 to 6 lanes also not included in this study. Could Affect Project Nearby Developments to be included in background conditions without site : FBI (Planned road improvements, other nearby developments) Central Records Complex, Navy Federal Credit Union Office Complex (SEE ATTACHED FIGURE 1 for locations) Extension of Cornerstone Dr is consistent with County Transportation Plan, although ultimate extension to Route 50 is not proposed with this project, with rezoning. Existing zoning is R4. Comprehensive Plan zoning is 132/133 (General Business/Industrial Transition Districts). If High -Cube Transload & Short -Term Storage Warehouse use is pursued, it would Consistency With be consistent with the Comprehensive Plan's B3 zoning, which allows "Motor Comprehensive Plan freight transportation and warehousing." For Industrial Park and General Light (Land use, transportation plan) Industrial uses, M 1 (Light Industrial District) zoning would be appropriate. By -right development from previous zoning approval based on August 2008 Traffic Study (by Patton Harris Rust & Associates) was for 385 KSF Office and 900 KSF Shopping Center as part of Governors Hill rezoning (RZ 10-08, approved January 9, 2009). Proposed 1,210 KSF General Light Industrial trip generation is 86%, 43%, and 80% LESS for Daily, AM, and PM, respectively SEE ATTACHED TABLE 1). It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Available Traffic Data SEE ATTACHED TABLE 2 for historical VDOT ADT's for Route 50 and Route (Historical, forecasts) 522 Road Name: Route 50 East (SEE ATTACHED FIGURE 3 for non -heavy vehicle distributions and FIGURE 4 for heavy vehicle distributions; distributions for non- Road Name: Route 522 North Trip Distribution heavy vehicles derived from (Attach sketch) Background Traffic Study #1 (FBI, see "Background Traffic Studies Considered" on next page) and previous commecial distruibutions for site. Road Name: Route 50 West Road Name: Route 522 South Annual Vehicle Trip p 1.5% (based on Peak Period for Study check all that apply) ® AM ® PM ❑ SAT Background Peak Hour of the Generator N/A Growth Rate: Traffic Study #1) 6.2 (two) additional Site Driveways for Total 1.Rte 50 & Prince Frederick Dr Build -out on Coverstone Dr Extension (build - (exsting, traffic count proposed) out) 2.Rte 522 & Costello Dr (existing, 7' traffic count proposed) 3.Prince Frederick Dr & Costello Study Intersections and/or Road Segments Dr (existing, traffic count 8. (Attach additional sheets as ro osed 4.Prince Frederick Dr & necessary) Coverstone Dr (existing, traffic 9 count proposed for Co. Public Safety Ctr turns 5.2 (two) initial Site Driveways for Phase 1 on Coverstone Dr 10. Extension short term Trip Adjustment Factors Internal allowance ❑ Yes ® No Pass -by allowance: ❑ Yes ® No Reduction: /o trips Reduction: /o trips Software Methodology ® Synchro ❑ HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM ❑ Other Traffic Signal Proposed Existing signals: or Affected - Rte 50 & Prince Frederick Dr (Analysis software to be used, progression speed, cycle length) - Rte 522 & Costello Dr Synchro 10 to be used for analysis, existing timing/phasing to be obtained from VDOT It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Improvement(s) Assumed or to be Proffers from previous zoning approvals (RZ 10-08) to be updated with change in Considered use, reduction in traffic intensity, and results of traffic study. #1. Traffic Impact Study - FBI Central Records Complex (by Cardno, September Background Traffic 2015), referenced for derivation of site distributions Studies Considered #2. Navy Federal Credit Union Traffic Impact Study (obtained from VDOT in April 2018), referenced for background development (both FBI and NFCU) trip assignments. ® Master Development Plan (MDP) ❑ Generalized Development Plan (GDP) Plan Submission ❑ Preliminary/Sketch Plan ❑ Other Plan type (Final Site, Subd. Plan) ® Queuing analysis ❑ Actuation/Coordination ❑ Weaving analysis Additional Issues to be ❑ Merge analysis ❑ Bike/Ped Accommodations ® Intersection(s) Addressed ❑ TDM Measures ❑ Other NOTES on ASSUMPTIONS: 1. This Traffic Study is to investigate feasibility; final land use has not been confirmed. High -Cube Transload & Short -Term Storage Warehouse and Industrial Park, ITE 10th Ed. Codes 154 and 130, respectively, may become ultimate land use. However, General Light Industrial trip rate used for maximum land use flexibility (highest peak hour trips). Study to contain trip generation analyses for the alternative uses, to show that alternative high -cube distribution center usce have less trips. Phase 1 uses assumed as one industrial building with access to Coverstone Drive . 2. The site's ratio of Heavy Vehicles to Total Vehicles will be based on the study, "High -Cube Warehouse Vehicle Trip Generation Analysis," by ITE (October 2016), as 32% Daily, 31 % AM Peak Hour, and 22% PM Peak Hour. Trips to be shown for site as Heavy Vehicle and others to compute truck impacts for intersection LOS. 3. Peak Hour Factors based on existing counts. Future PHF at 0.92 or existing, whichever is higher, per TOSAM guidelines. 4. Traffic study to include following scenarios: It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. a) Existing Conditions (2018), b) Short -Term Conditions (2020) without Site with other nearby Development (Background) c) Short -Term Conditions (2020) with Site Phase 1 with other nearby Development (Total) d) Short -Term Conditions (2020) with Site with Mitigation, if required (Total with Mitigation) e) Build -Out Conditions (2024) without Site with other nearby Development (Background) f) Build -Out Conditions (2024) with Site with other nearby Development (Total) g) Build -Out Conditions (2024) with Site with Mitigation, if required (Total with Mitigation) No assignments with "by -right" Office/Commercial uses included in future asignments 5. Will review access management spacing for access to Coverstone Drive Extended for middle entrances. 6. Short-term and Build -Out forecasts do not include Route 522/I-81 Interchange realignment, Coverstone Drive connection to Route 50 at Inverlee or Route 37 East. SIGNED: PRINT NAME: Applicant or Consultant pennoni Applicant or Consultant DATE: 3-30-18, revised 419118 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. J tt Intersection t t / ExhtLng Study InterseciRut. N1 ti7i�jw /Rre s Existing Stpdy , Intersection p3 ` / 1 " FnH Existing Study � SITE Intersection p4 I I r w� two, nakW— C~ .. Initial Site Driveways (Phase 1) �K� Eut—Cwentone D, Enemwn (Dashed U-) , I u N NOT TO SCALE Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) Approximate Site Boundary Study Area HINES CARPERS VALLEY FIGURE 2 • - 4 TRAFFIC I`1PACT STUDY SLOPING SITE LOCATION & STUDY AREA Project 0HINEt'18001 Rinsed April 2018 SITE PLAN OPTION 01 SITE AREA = APPROX. 122 AC (5,314,323 SF) TOTAL BLDG. AREA: 1,210,000 SF COVERAGE: 22.8% PARKING PROVIDED: 1,194 SPACES I 'PENNONI TIA ' Wl SF SCOPI NG Py� EXHIBIT A M 2l1 SF 4 - ► -' - O - - - Ar Jf FALLS CHURCH 23 MARCH 2O18 'AROIMA Hines Carpers Valley TIA Scoping Revised April 2018 RZ #10-08 Table 1 Weekday Trip Generation Comparison (Proposed Uses w/ RZ Industrial) ITELan/Use TGManral DAILY AMPEAKHOUR PMPEAKHOUR CODE Edition USE Site Var. (2-way) IN OUT TOTAL 17V OUT TOTAL Proposed with Revised Land Use 110 110.490 Loth Gen. Light Ind. (Avg Rate) 1210.000 ksf 65002 745 102 847 99 663 762 110 110.480 loth Gen. Light Ind. @1,210k (Eqn) 1210.000 ksf 4,644 c 248 34 282 c 27 179 206 c Industrial Park Trip Generation for Reference 130 130.480 loth Industrial Park @1,210k (Total Build -Out) 1210.000 ksf 35433 c 392 92 484 102 382 484 Total Proposed Trip Generation (Weekday Peak) 6,002 745 102 847 99 663 762 ITELandUse TGManual CODE Edition USE Size Var. (2-way) I7V OUT TOTAL IN OUT TOTAL Previous Zoning Approval Traffic Study (8/2008) 710 710.000 7th Office 385.000 ksf 33767 485 66 551 87 423 510 820 820.000 7th Shopping Center 900.000 ksf 381646 565 362 927 1,620 1,755 3,375 1285.000 ksf 42,413 11050 428 1,478 1,707 2,178 3,885 Subtotal Total By -Right Trip Generation (Weekday Peak) 42,413 1,050 428 1,478 1,707 2,178 3,885 Change in Trips from by -right Percentage Change -36,411 -305 -326 -631 -86 % -29% -76% -43 -1,608 -1,515 -3,123 NOTES: TRIP RATE SOURCE: Institute of Transportation Engineers (ITE) Trip Generation Manual, edition as noted in table above. (1) Average rates used for General Light Industrial in lieu of regression equations because the square footage (independent variable) is outside the range of data. (2) ITE Land Code shown as the first 3 digits. (3) Pass -By trips and internal trips with residential uses not included in comparisons. -94% -70% -80% Pennon HINEX18001 Pennoni_Govemocs Hill —Trip Gen-201803xlsx Hines Carpers Valley TIA Scoping TABLE 2: VDOT GROWTH TRENDS March 2018 Route 50 (Millwood Pike) Front Royal Pik" (Rout* 522) to Carper" Valley Rd (Rout* 723) Ef octhr" Growth Rat*" Ef octivo Growth Rata" YEAR MDT YEAR AAWDT Annual 3 YR 5 YR 10 YR Annual 3 YR S YR 10 YR 2016 18.000 0.0% 1.9% 2.4% -1.5% 2016 20.000 5.3% 5.6% 3.3% 0.0% 2015 18,000 5.9 % 4.0 % -1.1 % -1.5% 2015 19.000 5.6% 3.8% -1.0% -0.5 % 2014 17,000 0.0% 2.0% -2.2% -1.6 % 2014 18,000 5.9 % 1.9% -2.1 % -1.5% 2013 17,000 6.3 % -3.6 % -2.2% -1.1 % 2013 17,000 0.0% -5.3% -3.2 % -1.6 % 2012 16,000 0.0% -5.6% -6.2% -1.7% 2012 17,000 0.0% -5.3% -4.1% -1.1% 2011 16,000 -15.8% -5.6% -5.3% 2011 17,000 -15.0% -5.3% -3.2% 2010 19,000 0.0% -4.8% -2.0% 2010 20,000 0.0% -1.6 % 0.0% 2009 19,000 0.0% -3.3% -1.0% 2009 20,000 0.0% 0.0% -1.0% 2008 19.000 -13.6% -3.3% 0.0% 2008 20,000 -4.8% 0.0% 0.0% 2007 22,000 4.8% 3.2 % 3.0% 2007 21.000 5.0 % 0.0% 2.0% 2006 21.000 0.0% 3.4% 2006 20,000 0.0% 0.0% 2005 21.000 5.0% 3.4% 2005 20.000 -4.8% 1.7 % 2004 20.000 5.3% 2004 21,000 5.0 % 2003 19,000 0.0% 2003 20,000 5.3% 2002 19,000 2002 19,000 Avg Growth Rates: -0.2 -0.9% -1.9% -1.5% 02% -0.9% -1.4% -1.2% Rout* SU (Front Royal Pike) Pap"rmlll Rd (Rout* 644) to Rout* 50 (Millwood Pike) Eft*ctlw Growth Rat" EffacW" Growth RaW YEAR AADT YEAR AAWDT Annual 3 YR 5 YR 10 YR Annual 3 YR 5 YR 10 YR 2016 15,000 0.0% 2.3% 1.4% 0.0% 2016 16,000 0.0% 2.2% 1.3% 0.6% 2015 15.000 7.1% 2.3% 1.4% 0.0% 2015 16,000 6.7% 2.2% 1.3% 0.6% 2014 14,000 0.0% 0.0% 0.0% -0.7% 2014 15.000 0.0% 0.0% 0.0% 0.0% 2013 14,000 0.0% 0.0% 0.0% 0.0% 2013 15,000 0.0% 0.0% 0.0% 0.7% 2012 14,000 0.0% 0.0% -2.6 % 0.0% 2012 15.000 0.0% 0.0% -1.3% 0.7% 2011 14.000 0.0% 0.0% -1.4% 2011 15,000 0.0% 0.0% 0.0% 2010 14,000 0.0% -4.4% -1.4% 2010 15,000 0.0% -2.1 % 0.0% 2009 14,000 0.0% -2.3% -1.4% 2009 15,000 0.0% 0.0% 0.0% 2008 14,000 -12.5 % -2.3% 0.0% 2008 15,000 -6.3 % 0.0% 1.4% 2007 16,000 6.7 % 2.2% 2.7% 2007 16,000 6.7 % 2.2% 2.7% 2006 15,000 0.0% 2.3% 2006 15,000 0.0% 2.3% 2005 15,000 0.0% 2.3% 2005 15,000 0.0% 2.3% 2004 15,000 7.1% 20D4 15,000 7.1% 2003 14,000 0.0% 2003 14,000 0.0% 2002 1 14,000 1 1 1 1 1 2002 14,000 Avg Growth Rates: 1 0.7% 1 0.0% 1 -0.3% 1 -0.2 % 1 1 1.1 % 1 0.6% 1 0.!;% 1 0.5% SOURCE: VDOT, Traffic Engineering Division, DaiN Traffic Volume Estimates Pennoni HINEX18001 Pennoni Hines GovernorsHill VDOTGrowthTrends.xlsx Pennoni pop - Appendix B Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 May 2018 Tvno of noak hni it hpinn rpnnrteri: Intersectlnn Peak Method for determining peak hour: Total Entering Volume LOCATION: Custer Ave — Millwood Pike QC JOB #: 14600307 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 163 49 4 * L 143 Peak -Hour: 7:15 AM -- 8:15 AM Peak 15-Min: 7:45 AM -- 8:00 AM a t 41 4 L. 623 ~ 29 j t. 0 ~ 548 —1 J 4 4 t 4..! - 7.1 10.3 1- 0.0 8.2 788 ~ 0.87 ~ 496 8.6 4 00 4- 8.7 922 105 i h * i 52 .0 823 18 22 21 � �ua L i f- l,y Counts y 1 i 7.8 1.0 h * � 3.8 8.7 5.6 4.5 14.3 � i f 199 61 i f 3.0 8.2 0 L L 14 4 4 4. 0 0 I I II 0 0 .� 0 F �— t— , 11 r 0 0 0 F NA L NA J i 4 L J J i 4 NA ~ 4- NA NA ~ • • ~ NA r h � r• 1 r h f r' NA NA F i ♦ 15-Min Count Period Custer Ave (Northbound) Custer Ave (Southbound) Millwood Pike (Eastbound) Millwood Pike (Westbound) Total Hourly Totals Beginning At Left Thru RI ht u Left Thru Right u Left T ru RI ht U Left Thru Right U 0 0 4 0 5 1 5 0 3 106 14 0 3 60 0 0 201 6:00 AM 6:15 AM 1 2 2 0 4 8 16 0 4 143 10 0 5 49 0 0 244 6:30 AM 6:45 AM 1 2 5 0 1 2 3 0 5 2 8 18 0 7 12 0 3 3 193 15 1 176 20 1 3 7 69 0 0 69 0 0 323 303 1071 7:00 AM 4 2 7 0 3 11 18 0 5 151 14 1 8 84 0 0 308 1178 7:15 AM 6 6 4 0 2 13 29 0 5 169 22 1 10 119 0 1 387 1321 7:30 AM 2 6 4 0 2 16 31 0 5 172 29 0 14 114 0 0 395 1393 7 6 8 0 _5 8 24__7 _5_24.7 3]--_0._ —18-1280 0- 8:00 AM 3 4 5 0 4 6 23 0 12 200 23 1 11 135 0 0 427 1694 8:15 AM 3 3 4 0 1 7 21 0 7 155 20 1 15 130 0 0 367 1674 8:30 AM 8:45 AM 4 5 5 0 4 3 5 0 3 5 20 24 0 5 19 0 3 5 149 14 0 141 9 0 10 15 125 0 1 102 0 0 363 313 1642 1470 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right u Left Thru Right U Total All Vehicles 28 24 32 0 0 8 20 4 32 96 0 0 0 20 4 988 124 0 84 0 64 4 512 0 0 40 0 1940 148 Heavy Trucks Pedestrians Bicycles 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Buses .Stopped Comments: Report generated on 4/12/2018 8:53 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-6//-bdU-"L'L12 T„nP of naa2 hnl Ir hPinn rPnnrtP-r1' IntP.rSP.Ctlnn Peak Method for determininq peak hour: Total Entering Volume LOCATION: Custer Ave — Millwood Pike QC JOB #: 14600308 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 136 134 a * L Peak -Hour: 4:15 PM -- 5:15 PM Peak 15-Min: 4:30 PM -- 4:45 PM 1.2 4.3 al�4 .j 4 1173~ 95 j 8 4.1072 i 4 .! t 4 2.9 1.1 0.0 3.2 673 0.96 « 1010 4.3 �. 3.1 789 ~ 21 1 *1 * r. 54 ~ 777 73 39 95F ,Quality Counts 3.9 4.8 1 h * 5.6 3.7 120 207 5.0 1.0 o L MM 11,L ✓ i 4 t 0 � 4- 2 2 II I 0 0 \ __1 F 0 0 0 O F NA L —� — � NA J♦ 4 Ji J i 4 f t 4. �• t NA ~ >> 4. NA NA • ~ NA Ir +1 # r' F NA NA 4 * 15-Mln Count Period Custer Ave (Northbound) Custer Ave (Southbound) Millwood Pike (Eastbound) Millwood Pike (Westbound) Total Hourly Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 4:00 PM 40 18 22 0 1 7 16 0 19 145 5 3 21 206 0 0 503 4:15 PM 16 11 18 0 3 13 22 0 _20 177 3 1 13 218 3 0 518 0 18 26 9 _19 1.5E 6__3 14 292_0 0 573 4:45 PM 5:00 PM 17 15 38 0 24 6 26 0 4 1 7 17 0 8 17 0 22 26 187 5 2 150 7 2 13 13 237 4 1 263 1 0 569 544 2163 2204 5:15 PM 5:30 PM 10 17 33 0 11 12 19 0 0 2 12 28 0 4 17 0 18 18 147 3 3 138 2 2 16 17 220 3 0 258 0 1 510 501 2196 2124 5:45 PM 6:00 PM 12 14 16 0 9 4 16 0 1 0 9 25 0 7 17 0 18 20 116 0 2 122 3 1 10 15 199 6 0 203 5 0 428 422 1983 1861 6:15 PM 6:30 PM 9 7 13 0 6 5 8 0 2 0 8 11 0 3 26 0 21 15 102 7 1 123 2 3 13 6 185 2 0 192 2 0 381 391 1732 1622 6:45 PM 9 6 10 0 1 5 17 0 12 91 4 1 8 119 1 0 284 1478 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 64 28 52 0 0 0 0 0 72 104 0 0 0 76 0 636 24 12 32 4 56 0 1168 0 0 28 0 2292 64 Heavy Trucks Pedestrians Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Sto ed Buses Comments: Report generated on 4/12/2018 8:53 AM SOURCE: Quality Counts, LLC (http://www.quaiitycounts.net) ­i-tst f-oou-zz rz Type of peak hour being reported: Intersection Peak LOCATION: Prince Frederick Dr-- Costello Or CITY/STATE: Winchester, VA MetnOO Tor oetermining peaK noun. i otai tmenng volume QC JOB #• 14600309 201 56 Peak -Hour: 7:15 AM -- 8:15 AM a * I Peak 15-Min: 7:45 AM -- 8:00 AM — JI 74 127 0 IL— J 4 4 79 « 42 j It. 0 « 0 0 ~ o.82 ~ 0 73 31 1 h * (0 ` 0 ~ 0 5 14 0 +}QuaUty Counts i * 158 19 L 0 1 j 0 F + * L NA 1 4)i 4 NA ~OJM~NA i+W� h * t• NA i * 15-Min Count Prince Frederick Dr Period (Northbound) Left Thru Right u Beginning At 6:00 AM 0 1 0 0 6:15 AM 1 2 0 0 6:30 AM 0 0 0 0 6:45 AM 0 1 0 0 7:00 AM 0 6 0 0 7:15AM 2 5 0 0 7:30 AM 0 0 0 0 8:00 AM 2 4 0 0 8:15 AM 1 3 0 0 8:30 AM 3 4 0 0 8:45 AM 0 2 0 0 Prince Frederick Dr (Southbound) aft Thru Right U 0 16 3 0 0 13 10 0 0 18 7 0 0 24 8 0 0 19 11 0 0 27 18 0 0 38 22 0 93k____2L-0 0 28 13 0 0 21 20 0 0 17 28 0 0 11 18 0 STOP DATE: Thu Apr 05 2018 2.5 5.4 1a 7.1 0.8 0.0 *L 6.3 « 9.5 t 0.0 ~ 0.0 0.0 odf ' ~ 0.0 5.5 0.0 1 4 20.0 �a * r.Ir 0.0* 0.0 0.0 0.0 * 0.6 5.3 0 0 0 J i 4 0 f It. 0 0 4. 0 7 0 0 0 F J ) NA i 4 NA • • 4- NA 7 h * r' NA Costello Dr Total T Hourly Totals 3 0 6 0 0 0 0 0 29 4 0 6 0 0 0 0 0 36 8 0 4 0 0 0 0 0 37 6 0 5 0 0 0 0 0 44 146 7 0 10 0 0 0 0 0 53 170 8 0 2 0 0 0 0 0 62 196 1 0 9 0 0 0 0 0 80 239 ,5_0____J_30— —0-0-0--0- 8 0 7 0 0 0 0 0 62r22 9 0 2 0 0 0 0 0 56 7 0 1 0 0 0 0 0 60 9 0 4 0 0 0 0 0 44 PeaK 1a-min Flowrates Left NORn O0un❑ Thru RI ht U Left a Thru 11— lu Right U Left Thru Right U Left Thru Right U Total All Vehicles 4 20 0 0 0 136 84 0 60 0 52 0 0 0 0 0 356 Heavy Trucks 0 0 0 0 0 0 8 0 0 0 0 0 8 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStormed Buses Comments: SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-t577-5t1U-zz1z Report generated on 4/12/2018 8:53 AM Tv— of npnk hni it hpinn rpnnrtpri- Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: Prince Frederick Dr — Costello Dr QC JOB #: 14600310 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 134 213 + * 125 s o Peak -Hour: 4:00 PM -- 5:00 PM Peak 15-Min: 4:00 PM -- 4:15 PM 5.2 2.3 5.6 0.0 0.0 a * L ) 4 4 178 « 125 L 0~ 0 J 4 4 4-.! L 3.9 3.2 0.0 0.0 �o� 0 o.84 0 0.0 ~ �. FIr 0.0 128 3 1 • r' 0 0 53 88 0 Quality Counts0.0 3.1 ~ 0.0 i 1 * 0.0 ~ 0.0 0.0 1.1 12 141 f 0.0 0.7 e L L 4 4 4 o f 14 0 .f t 0 0 t. 0 m NA NA L t J L `tYY t- NA ~ ~ NA NA • • ~ NA 1 f r• 1 f r' NA NA F i ♦ 15-Min Count Period Prince Frederick or (Northbound) Prince Frederick or (Southbound) Costello or (Eastbound) Costello Dr (Westbound) Total Hourly Totals Beginning At Left Thru Right U Left Thru Right u Left Thru Right u Lett Thru Right U •Q PM 12 36 0 0 _0 2 38 0_ 32 0 0 0— 7--0 0 0 0 2o--- 4:15 PM 4:30 PM 15 13 0 0 16 18 0 0 0 0 2 28 0 2 35 0 28 18 0 1 0 0 1 0 0 0 0 0 0 0 0 0 87 90 4:45 PM 10 21 0 0 0 3 24 0 47 0 1 0 0 0 0 0 106 403 5:00 PM 8 25 0 0 0 4 29 0 27 0 1 0 0 0 0 0 94 377 5:15 PM 5:30 PM 4 16 0 0 8 8 0 0 0 0 0 31 0 1 25 0 36 28 0 0 0 0 2 0 0 0 0 0 0 0 0 0 87 72 377 359 5:45 PM 6:00 PM 3 13 0 0 3 6 0 0 0 0 0 20 0 0 25 0 25 17 0 1 0 0 2 0 0 0 0 0 0 0 0 0 62 53 315 274 6:15 PM 6:30 PM 1 4 0 0 1 3 0 0 0 0 0 23 0 0 15 0 21 15 0 0 0 0 0 0 0 0 0 0 0 0 0 0 49 34 236 198 6:45 PM 1 3 0 0 0 1 15 0 14 0 0 0 0 0 0 0 34 170 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru —Right U Left Thru RI ht U Total All Vehicles Heavy Trucks 48 144 0 0 0 0 0 0 0 8 152 0 0 8 128 16 0 0 0 0 0 0 0 0 0 0 0 0 480 24 Pedestrians Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 4/12/2018 8:53 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) i-ts7 f-680-22i2 Tvnp of neck hnur hainn rennrted: Intersection Peak Method for determininq peak hour: Total Entering Volume LOCATION: Prince Frederick Dr — Coverstone Dr QC JOB #: 14600311 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 41 13 4 * Peak -Hour: 7:15 AM -- 8:15 AM Peak 15-Min: 7:45 AM -- 8:00 AM a a 4 �0.0 0.0 0.0I 0 F 0 t 13 4-13 0.0 4-0.0 j 0.0 4.0.0 0 ~ o.94 ~ 0 0.0 !odf ~ 0.0 ► 1 o ° Ir h f r• o * 41 ° 0 .;�.t, Quality Counts o.o � 0.0 � ti ♦ r• � 0.0 � 0.0 0.0 F j 0 0 0.0 0.0 L 0 0 0 1.) o 0 0 4 t+L 0 1 t 0 0 ~ « 0 —1 0 F �Ir 0 0 OF NA L NA J i 4 L J i V NA 4.NA NA • • M NA Ir h t rt NA 1 r ti f r• NA F i * 15-Min Count Period Prince Frederick Dr (Northbound) Prince Frederick Dr (Southbound) Coverstone Dr ((Eastbound) Coverstone Dr (Westbound) Total Hourly Totals Beginning At Left Thru RI ht U Left Thru Right u Left Thru RI ht U Left Thru Right u 0 0 8 0 0 0 0 0 0 0 0 0 1 0 9 6:00 AM 6:15AM 0 0 0 0 0 0 6 0 0 0 0 0 0 0 0 0 0 0 6 6:30 AM 6:45 AM 0 0 0 0 0 0 0 0 4 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 4 6 25 7:00 AM 0 0 0 0 3 0 0 0 0 0 0 0 0 0 6 0 9 25 7:15 AM 0 0 0 0 6 0 0 0 0 0 0 0 0 0 5 0 11 30 7:30 AM 0 0 0 0 12 0 0 0 0 0 0 0 0 0 1 0 13 39 1-7.45 — 0 0 0 13 0 0 0 _0 0 0 0— _0 03 0_ 16 8:00 AM 0 0 0 0 10 0 0 0 0 0 0 0 0 0 4 0 14 54 8:15 AM 0 0 0 0 5 0 0 2 0 0 0 0 0 0 2 0 9 52 8:30 AM 8:45 AM 0 0 0 0 0 0 0 0 3 3 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 0 0 2 0 8 5 47 36 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right U Left Thru Right U Left Thru Right u Total All Vehicles Heavy Trucks 0 0 0 0 0 0 0 52 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12 0 0 0 64 0 Pedestrians Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stopped Buses Comments: Report generated on 4/12/2018 8:53 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 i ype of peaK hour tieing reponeo: intersection reaK LOCATION: Prince Frederick Dr — Coverstone Dr QC JOB #: 14600312 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 7 31 Peak -Hour: 4:00 PM -- 5:00 PM 0.0 0.0 + f Peak 15-Min: 4:00 PM -- 4:15 PM + f — JI o 0 7 J + t,. 0 ~ 0 t' 31 M 31 0 ~ 0.53 ~ 0 i r 0~ 7 0.0 0.0 0.0 r + L. 0.0 « 0.0 j t 0.0 M 0.0 0.0 F 0.0 0 0 1 f r' 0.0 ~ 0.0 7 .1 f r. 0 e Quality Counts + f Q� � a o.0 0.00 0 0.0 0.0 0 4m. L 0 A 1 0 0 *=* F + f L NA J + 4 4. t NA f NA '1 f r• NA i f Min Count Prince Frederick Dr Period (Northbound) ginning At Left Thru RI ht u 4�PM QQ 4:15PM 0 0 0 0 4:30 PM 0 0 0 0 4:45 PM 0 0 0 0 5:00 PM 0 0 0 0 5:15PM 0 0 0 0 5:30 PM 0 0 0 0 5:45 PM 0 0 0 0 6:00 PM 0 0 0 0 6:15PM 0 0 0 0 6:30 PM 0 0 0 0 6:45 PM 0 0 0 0 Peak 15-Min Flowrates Northb Left Thru RI I All Vehicles 0 0 0 Heavy Trucks 0 0 0 Pedestrians 0 Bicycles 0 0 0 Railroad Stopped Buses Comments: �4 2 0 1 0 3 0 0 0 0 0 0 0 4 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 .) + 4 0 f t 0 0 « 0 r 0 h f r' o L �jI 0 0 0 NA ) + 4 .f nt.« NA -0 NA r ti f r• NA F Coverstone Dr Coverstone Dr I Total Hourly 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7 0 3 0 4 0 0 0 8 0 0 0 5 0 0 0 3 0 0 0 2 0 0 0 3 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 Totals I 9 4 7 38 12 32 5 28 5 29 2 24 5 17 1 13 1 9 0 7 0 0 0 SOURUE: t.tuality counts, LLU tnttp:rrwww.quaiitycounts.net/ i -or r-oou-« iz Report generated on 4/12/2018 8:53 AM Tvna of naak hnur halnn rPnnrted: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: Front Royal Pike -- Costello Dr QC JOB #: 14600313 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 743 647 + * 1 69s a7 Peak -Hour: 7:15 AM -- 8:15 AM Peak 15-Min: 7:45 AM -- 8:00 AM 13.1 10.0 a 0.0 13.5 6.4 * L .% 4 1. 3 ~ 10 j t. 22 4-90 t .! t 0.0 0.0 4.5 5.6 0 o.83 ~ 1 0.0 ~ ~ 0.0 16 6 1 .1 * r. i 67 * 128 1 81 615 Quali cy Counts i i 0.0 0.0 .1 * r. 8.0 3.9 0* 10.4 2.5 a * Q 768 697 „ f 12.8 9.5 o L J 4 4 L-- 0 1 II I I i► � 0 1 t. 0 0 CJ 0 0 F `l 1 L 0' h f r• ` 0 0 0 0 NA L NA r i 4 L J i L. t. 4.NA NA � NA 4.NA i i NA : Ir NA F + * 15-Min Count Period Front Royal Pike (Northbound) Front Royal Pike (Southbound) Costello or (Eastbound) Costello Dr (Westbound) Total Hourly Totals Beginning At Left Thru Right U Left Thru RI ht U Left Thru Right U Left Thru Right u 6 0 7 74 3 0 3 0 0 0 4 0 2 0 182 6:00 AM 6:15 AM 0 83 0 91 7 0 8 89 0 0 1 0 1 0 6 0 4 0 207 6:30 AM 6:45 AM 1 85 10 0 1 129 9 0 6 11 116 0 0 123 0 0 3 0 0 0 2 0 0 0 5 6 0 3 0 0 6 0 229 287 905 7:00 AM 0 92 14 0 12 142 2 0 4 0 0 0 6 0 10 0 282 1005 7:15 AM 0 152 12 0 7 144 0 0 6 0 2 0 16 0 3 0 342 1140 7:30 AM 0 159 19 0 14 174 1 0 1 0 1 0 18 1 4 0 392 1303 7:45 AM 5 0 _9 1 0 3 0_ —21 0 6 0 466 14 8:00 AM 0 133 25 0 17 148 0 0 2 0 0 0 12 0 9 0 346 1546 8:15 AM 8:30 AM 0 116 17 0 0 130 5 0 24 24 116 4 0 130 4 0 6 0 0 0 0 0 0 0 13 12 0 10 0 1 13 0 306 319 1510 1437 8:45 AM 0 162 20 0 21 119 1 0 1 0 0 0 25 0 6 0 355 1326 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles Heavy Trucks 4 684 100 0 0 60 4 36 0 916 0 0 84 0 4 0 12 0 0 0 0 84 0 0 24 0 0 4 1864 152 Pedestrians Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad stopped Buses Comments: Report generated on 4/12/2018 8:53 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) i-tvt-580-22iz T„nn nf n L, hni it hoinn rannrtarl• Intarcartinn Peak Method for determininq peak hour: Total Entering Volume LOCATION: Front Royal Pike -- Costello Dr QC JOB #: 14600314 CITY/STATE: Winchester VA DATE: Thu Apr 05 2018 797 875 a * 7 505 285 Peak -Hour: 4:00 PM -- 5:00 PM Peak 15-Min: 4:00 PM -- 4:15 PM 10.9 8.9 a 0.0 18.8 0.7 * L .1 4 L. 7 4-8 L 214 4.411 4. J 4 4 .i L4. 0.0 0.0 1.4 2.4 41111111 '4. 1 0.91 0 0.0 ~ 0.0 9 0 i .1 * r 197 428 a 653 142 yyQuality COLintS 0.0 ~ 0.0 1 41 * r i 3.6 i 1.4 11.5 2.8 702 795 , 4 f 13.1 9.9 L141 4 t.L 1I I0 0 L 0 o � " ~ o ,���� -� 0 �- � 6 o �� . r� -� 6 9 9 NA �.1 1 i 4L i 4NA L� L NA ~ 4. NA 1Tr�� ,��L NA a ~ NA r ti t r NA z Ir ti t r NA F a * 15-Min Count Period Front Royal Pike (Northbound) Front Royal Pike (Southbound) Costello Dr (Eastbound) Costello Dr (Westbound) Total Hourly Totals Beginning At Left Thru Right u Left Thru RI ht U Lek Thru RI ht U Left Thru RI ht Ll 4400 PM 0 183 36 0 81 145 1 0 4 0 0 0 45 0 5S Q554 4:15 PM 4:30 PM 0 154 31 0 0 185 24 0 72 65 117 1 0 112 3 0 0 0 0 0 1 0 0 0 60 47 0 48 0 0 51 0 483 488 4745 PM 0 131 51 0 67 131 2 0 3 1 0 0 45 0 56 0 487 2012 5:00 PM 0 178 33 0 69 127 2 2 2 0 1 0 34 0 34 0 482 1940 5:15 PM 5:30 PM 0 189 35 0 11 130 24 0 84 77 117 7 0 124 5 0 1 0 3 0 2 0 0 0 41 30 0 47 0 0 48 0 524 451 1981 1944 5:45 PM 6:00 PM 0 136 27 0 0 144 23 0 60 61 111 1 0 101 4 0 0 0 2 0 3 2 1 0 40 34 0 45 0 0 41 0 422 414 1879 1811 6:15 PM 6:30 PM 0 116 20 0 0 101 19 0 82 72 108 2 1 83 2 0 2 1 0 0 2 0 1 0 32 24 0 49 0 0 43 0 413 347 1700 1596 6:45 PM 1 75 16 0 62 96 5 0 5 0 1 0 30 0 47 0 338 1512 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Ri ht U Left Thru Right U Left Thru Right U Total All Vehicles Heavy Trucks 0 732 144 0 0 72 8 324 0 580 4 0 128 0 16 0 0 0 0 0 0 180 4 0 236 0 0 4 2216 216 Pedestrians Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad .Stopped Buses Comments: Report generated on 4/12/2018 8:54 AM SOURCE: Quality Counts, LLC (hitp://www.quaiitycounts.not) i-otf-580-22 i2 Owwwo- Appendix C Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 May 2018 Highway Capacity Manual 2010 Signalized intersection level of service (LOS) is defined in terms of a weighted average control delay for the entire intersection. Control delay quantifies the increase in travel time that a vehicle experiences due to the traffic signal control as well as provides a surrogate measure for driver discomfort and fuel consumption. Signalized intersection LOS is stated in terms of average control delay per vehicle (in seconds) during a specified time period (e.g., weekday PM peak hour). Control delay is a complex measure based on many variables, including signal phasing and coordination (i.e., progression of movements through the intersection and along the corridor), signal cycle length, and traffic volumes with respect to intersection capacity and resulting queues. Table 1 summarizes the LOS criteria for signalized intersections, as described in the Highway Capacity Manual 2010 (Transportation Research Board, 2010). Table 1. Level of Service Criteria for Signalized Intersections Average Control Delay Level of Service (seconds/vehicle) General Description A 510 Free Flow B >10 — 20 Stable Flow (slight delays) C >20 — 35 Stable flow (acceptable delays) D >35 — 55 Approaching unstable flow (tolerable delay, occasionally wait through more than one signal cycle before proceeding) E >55 — 80 Unstable flow (intolerable delay) F' >80 Forced flow (congested and queues fail to clear) Source: Highway Capacity Manua12010, Transportation Research Board, 2010. 1. If the volume -to -capacity (v/c) ratio for a lane group exceeds 1.0 LOS F is assigned to the individual lane group. LOS for overall approach or intersection is determined solely by the control delay. Unsignalized intersection LOS criteria can be further reduced into three intersection types: all -way stop, two-way stop, and roundabout control. All -way stop and roundabout control intersection LOS is expressed in terms of the weighted average control delay of the overall intersection or by approach. Two-way stop - controlled intersection LOS is defined in terms of the average control delay for each minor -street movement (or shared movement) as well as major -street left -turns. This approach is because major -street through vehicles are assumed to experience zero delay, a weighted average of all movements results in very low overall average delay, and this calculated low delay could mask deficiencies of minor movements. Table 2 shows LOS criteria for unsignalized intersections. Table 2. Level of Service Criteria for Unsignalized Intersections Level of Service Average Control Delay (seconds/vehicle) A 0-10 B >10-15 C >15-25 D >25 — 35 E >35 — 50 F' >50 Source: Highway Capacity Manual 2010, Transportation Research Board, 2010. 1. If the volume -to -capacity (v/c) ratio exceeds 1.0, LOS F Is assigned an individual lane group for all unsignalized intersections, or minor street approach at two-way stop controlled Intersections. Overall intersection LOS is determined solely by control delay. Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix D %01. 11 'C' i",: jo n May 2018 Lanes, Volumes, Timings 2018 Existing AM 1: Route 522 & Hotel Entrance/Costello Dr * 104/27/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +' r +T r ) t t`t Vi tlt+ Traffic Volume (vph) 10 0 6 67 1 22 1 615 81 47 695 1 Future Volume (vph) 10 0 6 67 1 22 1 615 81 47 695 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 Heavy Vehicles (%) 0% 0% 0% 6% 0% 4% 0% 10% 2% 6% 14% 0% Shared Lane Traffic (%) 49% Lane Group Flow (vph) 0 12 7 41 41 27 1 839 0 57 838 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 17.0 17.0 17.0 13.0 29.0 30.0 46.0 Total Split (%) 15.6% 15.6% 15.6% 18.9% 18.9% 18.9% 14.4% 32.2% 33.3% 51.1 % Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max We Ratio 0.12 0.02 0.37 0.37 0.08 0.01 0.26 0.45 0.34 Control Delay 43.0 0.2 49.0 48.9 0.5 40.0 8.4 50.0 6.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 43.0 0.2 49.0 48.9 0.5 40.0 8.4 50.0 6.2 Queue Length 50th (ft) 7 0 24 24 0 1 56 32 44 Queue Length 95th (ft) 22 0 52 52 0 5 116 63 172 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 100 195 Base Capacity (vph) 167 358 204 205 397 151 3228 463 2447 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.02 0.20 0.20 0.07 0.01 0.26 0.12 0.34 Intersection Summary Area Type: Other Cycle Length: 90 Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 2018 Existing AM 1: Route 522 & Hotel Entrance/Costello Dr 04/27/2018 Actuated Cycle Length: 90 Offset: 40 (44%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated Splits and Phases: 1:: Route 522 & Hotel tntrance/costello ur li"� l 01 • 02 R �■3 04 11*05 106 R Hines Carpers Valley 04/06/2018 2018 Existing AM WC Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 2018 Existing AM 1: Route 522 & Hotel Entrance/Costello Dr 04/27/2018 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +' r '� +T r ) W.) tT Traffic Volume (vph) 10 0 6 67 1 22 1 615 81 47 695 1 Future Volume (vph) 10 0 6 67 1 22 1 615 81 47 695 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 1.00 0.95 0.95 1.00 1.00 0.91 1.00 0.95 Fr{ 1.00 0.85 1.00 1.00 0.85 1.00 0.98 1.00 1.00 Flt Protected 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1778 1591 1602 1610 1537 1823 4719 1703 3167 Flt Permitted 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd Flow (perm) 1778 1591 1602 1610 1537 1823 4719 1703 3167 Peak -hour factor, PHF 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 0.83 Adj. Flow (vph) 12 0 7 81 1 27 1 741 98 57 837 1 RTOR Reduction (vph) 0 0 7 0 0 25 0 10 0 0 0 0 Lane Group Flow (vph) 0 12 0 41 41 2 1 829 0 57 838 0 Heavy Vehicles (%) 0% 0% 0% 6% 0% 4% 0% 10% 2% 6% 14% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 2.1 2.1 5.2 5.2 5.2 1.0 54.9 5.8 59.7 Effective Green, g (s) 2.1 2.1 5.2 5.2 5.2 1.0 54.9 5.8 59.7 Actuated g/C Ratio 0.02 0.02 0.06 0.06 0.06 0.01 0.61 0.06 0.66 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 41 37 92 93 88 20 2878 109 2100 v/s Ratio Prot c0.01 0.00 c0.03 0.03 0.00 0.00 0.18 c0.03 c0.26 v/s Ratio Perm v/c Ratio 0.29 0.00 0.45 0.44 0.02 0.05 0.29 0.52 0.40 Uniform Delay, dl 43.2 42.9 41.0 41.0 40.0 44.0 8.3 40.8 6.9 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.4 0.0 1.3 1.2 0.0 0.4 0.3 2.1 0.6 Delay (s) 44.7 42.9 42.3 42.2 40.0 44.4 8.6 42.8 7.5 Level of Service D D D D D D A D A Approach Delay (s) 44.0 41.7 8.6 9.8 Approach LOS D D A A Intersection Summary HCM 2000 Control Delay 11.5 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.42 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 45.7% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2018 Existing AM 2: Prince Frederick Dr & Costello Dr 04/27/2018 Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations '� if +T ll� Traffic Volume (vph) 42 31 5 14 127 74 Future Volume (vph) 42 31 5 14 127 74 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 Heavy Vehicles (%) 10% 0% 20% 0% 1 % 5% Shared Lane Traffic (%) Lane Group Flow (vph) 51 38 0 23 245 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2018 Existing AM 2: Prince Frederick Dr & Costello Dr 04/27/2018 Int Delay, s/veh Movement 2.6 EBL EBR NBL NBT SBT SBR Lane Configurations '� r +T Traffic Vol, veh/h 42 31 5 14 127 74 Future Vol, veh/h 42 31 5 14 127 74 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 82 82 82 82 82 82 Heavy Vehicles, % 10 0 20 0 1 5 Mvmt Flow 51 38 6 17 155 90 Major/Minor Minor2 Majorl Major Conflicting Flow All 229 200 245 0 - 0 Stage 1 200 - - - - - Stage 2 29 - - - Critical Hdwy 5.9 5.9 4.3 - - - Critical Hdwy Stg 1 4.9 - - - Critical Hdwy Stg 2 4.9 - - - - - Follow-up Hdwy 3.59 3.3 2.38 - Pot Cap-1 Maneuver 771 860 1223 - - - Stage 1 843 - - Stage 2 978 - - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 767 860 1223 - - Mov Cap-2 Maneuver 767 - - Stage 1 839 - - - - - Stage 2 978 - - Approach EB NB SB HCM Control Delay, s 9.7 2.1 0 HCM LOS A Minor Lane/Maior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1223 - 767 860 - - HCM Lane V/C Ratio 0.005 - 0.067 0.044 - - HCM Control Delay (s) 8 0 10 9.4 - - HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0 - 0.2 0.1 - - Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 2018 Existing AM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 Lane Group EBU EBL ' EBT EBR WBU WBL WBT ' WBR NBL NBT NBR SBL Lane Configurations tt r '� 0 +T r Traffic Volume (vph) 2 29 788 105 1 52 496 0 18 22 21 13 Future Volume (vph) 2 29 788 105 1 52 496 0 18 22 21 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 Heavy Vehicles (%) 0% 10% 9% 1% 0% 4% 9% 0% 6% 4% 14% 8% Shared Lane Traffic (%) Lane Group Flow (vph) 0 35 906 121 0 61 570 0 0 46 24 0 Turn Type Prot Prot NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.34 0.54 0.13 0.47 0.33 0.40 0.08 Control Delay 51.5 20.9 0.3 53.1 16.4 52.6 0.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 51.5 20.9 0.3 53.1 16.4 52.6 0.5 Queue Length 50th (ft) 21 208 0 36 115 27 0 Queue Length 95th (ft) 49 298 0 72 168 60 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 119 1687 941 245 1749 135 313 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.29 0.54 0.13 0.25 0.33 0.34 0.08 Intersection Summary i Area Type: Other Cycle Length: 94 Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 2018 Existing AM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 i 4/ Lane Group SBT SBR Lane Configurations 4 Traffic Volume (vph) 43 107 Future Volume (vph) 43 107 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Peak Hour Factor 0.87 0.87 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 187 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.78 Control Delay 44.6 Queue Delay 0.0 Total Delay 44.6 Queue Length 50th (ft) 59 Queue Length 95th (ft) 122 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 290 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.64 Intersection Summary Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 70 Control Type: Actuated -Coordinated Hines Carpers Valley 04/06/2018 2018 Existing AM WC 2018 Existing AM 04/27/2018 Synchro 10 Report Page 8 HCM Signalized Intersection Capacity Analysis 2018 Existing AM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations Vi tT r tT +T r Traffic Volume (vph) 2 29 788 105 1 52 496 0 18 22 21 13 Future Volume (vph) 2 29 788 105 1 52 496 0 18 22 21 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.98 1.00 Satd. Flow (prot) 1674 3362 1623 1719 3279 1815 1452 Fit Permitted 0.95 1.00 1.00 0.95 1.00 0.98 1.00 Satd Flow (perm) 1674 3362 1623 1719 3279 1815 1452 Peak -hour factor, PHF 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 Adj. Flow (vph) 2 33 906 121 1 60 570 0 21 25 24 15 RTOR Reduction (vph) 0 0 0 64 0 0 0 0 0 0 23 0 Lane Group Flow (vph) 0 35 906 57 0 61 570 0 0 46 1 0 Heavy Vehicles (%) 0% 10% 9% 1 % 0% 4% 9% 0% 6% 4% 14% 8% Turn Type Prot Prot NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases Actuated Green, G (s) 3.7 43.9 43.9 6.1 45.1 4.9 4.9 Effective Green, g (s) 3.7 43.9 43.9 6.1 45.1 4.9 4.9 Actuated g/C Ratio 0.04 0.47 0.47 0.06 0.48 0.05 0.05 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 65 1570 757 111 1573 94 75 v/s Ratio Prot 0.02 c0.27 0.03 c0.04 0.17 c0.03 0.00 v/s Ratio Perm v/c Ratio 0.54 0.58 0.07 0.55 0.36 0.49 0.02 Uniform Delay, dl 44.3 18.3 13.8 42.6 15.4 43.3 42.3 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.2 1.6 0.2 3.0 0.6 1.5 0.0 Delay (s) 48.6 19.8 14.0 45.6 16.0 44.8 42.3 Level of Service D B B D B D D Approach Delay (s) 20.1 18.9 43.9 Approach LOS C B D Intersection 8umma HCM 2000 Control Delay 23.4 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.59 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 64.6% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 2018 Existing AM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 1 � Movement SBT SBR Lane Configurations +T+ Traffic Volume (vph) 43 107 Future Volume (vph) 43 107 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frt 0.91 At Protected 1.00 Satd. Flow (prot) 1657 Flt Permitted 1.00 Satd Flow (perm) 1657 Peak -hour factor, PHF 0.87 0.87 Adj. Flow (vph) 49 123 RTOR Reduction (vph) 77 0 Lane Group Flow (vph) 110 0 Heavy Vehicles (%) 7% 0% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 9.2 Effective Green, g (s) 9.2 Actuated g/C Ratio 0.10 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 162 v/s Ratio Prot c0.07 v/s Ratio Perm v/c Ratio 0.68 Uniform Delay, dl 41.0 Progression Factor 1.00 Incremental Delay, d2 9.0 Delay (s) 50.0 Level of Service D Approach Delay (s) 50.0 Approach LOS D intersection Summary Hines Carpers Valley 04/06/2018 2018 Existing AM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 2018 Existing PM 1: Route 522 & Hotel Entrance/Costello Dr 04/27/2018 Lane Group 'EBL EBT EBR WBL WBT WBR 'NBC NBT NBR SBL SBT SBR Lane Configurations +' r +T r ) ttT tT Traffic Volume (vph) 8 1 0 197 0 214 0 653 142 285 505 7 Future Volume (vph) 8 1 0 197 0 214 0 653 142 285 505 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1% 0% 12% 3% 1% 17% 0% Shared Lane Traffic (%) 50% Lane Group Flow (vph) 0 10 0 108 108 235 0 874 0 313 563 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 19.0 19.0 19.0 13.0 49.0 38.0 74.0 Total Split (%) 11.7% 11.7% 11.7% 15.8% 15.8% 15.8% 10.8% 40.8% 31.7% 61.7% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.13 0.71 0.71 0.65 0.34 0.86 0.23 Control Delay 59.1 75.8 75.8 15.1 17.1 67.5 4.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.1 75.8 75.8 15.1 17.1 67.5 4.1 Queue Length 50th (ft) 8 87 87 0 120 235 41 Queue Length 95th (ft) 26 146 146 74 225 316 107 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 195 Base Capacity (vph) 126 191 191 393 2539 483 2455 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.57 0.57 0.60 0.34 0.65 0.23 Intersection Summary Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr Area Type: Other Cycle Length:120 Actuated Cycle Length: 120 Offset: 40 (33%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated Hines Carpers Valley 04/06/2018 2018 Existing PM WC 2018 Existing PM 04/27/2018 Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 2018 Existing PM 1: Route 522 & Hotel Entrance/Costello Dr 04/27/2018 Movement EBL EBT EBR WBL * WBT WBR ' NBL NBT NBR ' SBL ' SBT SBF Lane Configurations 1' r +T if Vi ttT Vi tT Traffic Volume (vph) 8 1 0 197 0 214 0 653 142 285 505 7 Future Volume (vph) 8 1 0 197 0 214 0 653 142 285 505 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 0.97 1.00 1.00 Flt Protected 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1791 1632 1632 1583 4619 1787 3084 Flt Permitted 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd Flow (perm) 1791 1632 1632 1583 4619 1787 3084 Peak -hour factor, PHF 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 Adj. Flow (vph) 9 1 0 216 0 235 0 718 156 313 555 8 RTOR Reduction (vph) 0 0 0 0 0 213 0 22 0 0 0 0 Lane Group Flow (vph) 0 10 0 108 108 22 0 852 0 313 563 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1 % 0% 12% 3% 1 % 17% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 1.1 11.3 11.3 11.3 61.1 24.5 91.1 Effective Green, g (s) 1.1 11.3 11.3 11.3 61.1 24.5 91.1 Actuated g/C Ratio 0.01 0.09 0.09 0.09 0.51 0.20 0.76 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 16 153 153 149 2351 364 2341 v/s Ratio Prot c0.01 c0.07 0.07 0.01 c0.18 c0.18 0.18 v/s Ratio Perm v/c Ratio 0.62 0.71 0.71 0.15 0.36 0.86 0.24 Uniform Delay, d1 59.2 52.7 52.7 49.9 17.7 46.1 4.3 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 44.0 11.4 11.4 0.2 0.4 17.4 0.2 Delay (s) 103.3 64.2 64.2 50.1 18.2 63.5 4.5 Level of Service F E E D B E A Approach Delay (s) 103.3 56.8 18.2 25.6 Approach LOS F E B C Intersection Summary i HCM 2000 Control Delay 29.4 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.53 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 57.4% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2018 Existing PM 2: Prince Frederick Dr & Costello Dr 04/27/2018 t �► t 1 Lane Group EBL EBR NBL NBT SBT SBR i Lane Configurations '� if +T T Traffic Volume (vph) 125 3 53 88 9 125 Future Volume (vph) 125 3 53 88 9 125 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 Heavy Vehicles (%) 3% 0% 0% 1 % 0% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 149 4 0 168 160 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2018 Existing PM 2: Prince Frederick Dr & Costello Dr 04/27/2018 Intersection Int Delay, slveh Movement 4.7 EBL ' EBR NBL NBT SBT SBR Lane Configurations if +T T Traffic Vol, veh/h 125 3 53 88 9 125 Future Vol, vehlh 125 3 53 88 9 125 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 84 84 84 84 84 84 Heavy Vehicles, % 3 0 0 1 0 6 Mvmt Flow 149 4 63 105 11 149 Maj.o.Winor Minor2 Majorl Major2 Conflicting Flow All 317 86 160 0 0 Stage 1 86 - - - - Stage 2 231 - - - Critical Hdwy 5.83 5.9 4.1 - - - Critical Hdwy Stg 1 4.83 - - Critical Hdwy Stg 2 4.83 - - - - - Follow-up Hdwy 3.527 3.3 2.2 Pot Cap-1 Maneuver 711 985 1432 - - Stage 1 948 - - - Stage 2 837 - - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 678 985 1432 - - - Mov Cap-2 Maneuver 678 - - - - Stage 1 903 - - - - - Stage 2 837 - - Approach EB NB SB HCM Control Delay, s 11.7 2.9 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1432 - 678 985 - - HCM Lane V/C Ratio 0.044 - 0.219 0.004 - - HCM Control Delay (s) 7.6 0 11.8 8.7 - - HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0.1 - 0.8 0 - - Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 2018 Existing PM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 Lane Group EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations tt r tt +T r Traffic Volume (vph) 9 80 668 19 1 61 953 7 89 51 91 8 Future Volume (vph) 9 80 668 19 1 61 953 7 89 51 91 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1 % 5% 5% 0% 7% 3% 0% 1 % 0% 2% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 0 95 711 20 0 66 1021 0 0 149 97 0 Turn Type Prot Prot NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None We Ratio 0.67 0.44 0.02 0.50 0.69 1.07 0.30 Control Delay 65.6 19.7 0.1 54.0 25.4 140.6 2.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 65.6 19.7 0.1 54.0 25.4 140.6 2.3 Queue Length 50th (ft) 55 150 0 39 258 -99 0 Queue Length 95th (ft) #138 233 0 78 347 #220 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 149 1632 865 238 1486 139 326 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.44 0.02 0.28 0.69 1.07 0.30 Intersection Summary Area Type: Other Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 2018 Existing PM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 lane Group SBT SBR Lane Configurations 4 Traffic Volume (vph) 45 81 Future Volume (vph) 45 81 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1 % Shared Lane Traffic (%) Lane Group Flow (vph) 143 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.70 Control Delay 40.6 Queue Delay 0.0 Total Delay 40.6 Queue Length 50th (ft) 45 Queue Length 95th (ft) 103 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 275 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced We Ratio 0.52 Intersection Summary I Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 80 Control Type: Actuated -Coordinated — 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. and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 2018 Existing PM 04/27/2018 T'01 4 -s*02 (R) 1 '4*03 1 +'''04 4- 05 1 I Hines Carpers Valley 04/06/2018 2018 Existing PM WC Synchro 10 Report Page 8 HCM Signalized Intersection Capacity Analysis 2018 Existing PM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 Movement EBU Elk EBT EBR WBU WBL WBT WBR NBL NBT 'NBR SB Lane Configurations tT r tlr+ +T r Traffic Volume (vph) 9 80 668 19 1 61 953 7 89 51 91 8 Future Volume (vph) 9 80 668 19 1 61 953 7 89 51 91 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, pedlbikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 At Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd. Flow (prot) 1816 3490 1561 1672 3467 1875 1623 At Permitted 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd Flow (perm) 1816 3490 1561 1672 3467 1875 1623 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 85 711 20 1 65 1014 7 95 54 97 9 RTOR Reduction (vph) 0 0 0 11 0 0 1 0 0 0 90 0 Lane Group Flow (vph) 0 95 71 l 9 0 66 1020 0 0 149 7 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 1 % 5% 5% 0% 7% 3% 0% 1 % 0% 2% 0% Turn Type Prot Prot NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases Actuated Green, G (s) 7.4 42.5 42.5 6.4 40.3 7.0 7.0 Effective Green, g (s) 7.4 42.5 42.5 6.4 40.3 7.0 7.0 Actuated g/C Ratio 0.08 0.45 0.45 0.07 0.43 0.07 0.07 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) v/s Ratio Prot v/s Ratio Perm v/c Ratio Uniform Delay, dl Progression Factor Incremental Delay, d2 Delay (s) Level of Service Approach Delay (s) Approach LOS Intersection Summa 142 1577 705 113 1486 c0.05 0.20 0.01 0.04 c0.29 139 120 c0.08 0.00 0.67 0.45 0.01 0.58 0.69 1.07 0.06 42.1 17.7 14.2 42.5 21.7 43.5 40.4 1.00 1.00 1.00 1.00 1.00 1.00 1.00 8.9 0.9 0.0 4.9 2.6 96.9 0.1 51.0 18.7 14.2 47.4 24.3 140.4 40.5 D B B D C F D 22.3 25.7 101.0 C C F HCM 2000 Control Delay 33.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.71 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 72.9% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 2018 Existing PM 3: Prince Frederick Dr/Custer Ave & Route 50 04/27/2018 1 ./ Movement SBT SBR Lane Configurations *T+ Traffic Volume (vph) 45 81 Future Volume (vph) 45 81 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, pedlbikes 1.00 Frt 0.92 Flt Protected 1.00 Satd. Flow (prot) 1663 At Permitted 1.00 Satd Flow (perm) 1663 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 48 86 RTOR Reduction (vph) 60 0 Lane Group Flow (vph) 83 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 8.2 Effective Green, g (s) 8.2 Actuated g/C Ratio 0.09 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 145 v/s Ratio Prot c0.05 v/s Ratio Perm v/c Ratio 0.57 Uniform Delay, dl 41.2 Progression Factor 1.00 Incremental Delay, d2 3.3 Delay (s) 44.6 Level of Service D Approach Delay (s) 44.6 Approach LOS D Intersection Summary 1 Hines Carpers Valley 04/06/2018 2018 Existing PM Synchro 10 Report WC Page 10 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix E May 2018 Lanes, Volumes, Timings 2020 Background AM 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR 'SBL SBT SBR Lane Configurations +T r +T r ) ttT Vi tT Traffic Volume (vph) 10 0 6 69 1 23 1 634 83 48 716 1 Future Volume (vph) 10 0 6 69 1 23 1 634 83 48 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 6% 0% 5% 0% 10% 3% 6% 14% 0% Shared Lane Traffic (%) 49% Lane Group Flow (vph) 0 11 7 38 38 25 1 779 0 52 779 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 17.0 17.0 17.0 13.0 29.0 30.0 46.0 Total Split (%) 15.6% 15.6% 15.6% 18.9% 18.9% 18.9% 14.4% 32.2% 33.3% 51.1 % Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.11 0.02 0.35 0.35 0.08 0.01 0.23 0.42 0.32 Control Delay 42.8 0.2 48.5 48.4 0.5 40.0 7.5 49.5 5.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 42.8 0.2 48.5 48.4 0.5 40.0 7.5 49.5 5.9 Queue Length 50th (ft) 6 0 22 22 0 1 50 29 40 Queue Length 95th (ft) 23 0 53 53 0 6 116 63 175 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 100 195 Base Capacity (vph) 167 358 204 205 395 151 3355 463 2452 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.02 0.19 0.19 0.06 0.01 0.23 0.11 0.32 Intersection Summary Area Type: Other Cycle Length: 90 Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr Actuated Cycle Length: 90 Offset: 40 (44%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated 2020 Background AM 07/17/2018 Splits and Phases: 1: Route 522 & Hotel tntranceiuosteno ur I 01 T 02 R -&3 • 04 1*05 t06 R Hines Carpers Valley 07/17/2018 2020 Background AM WC Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 2020 Background AM 1: Route 522 & Hotel Entrance/Costello Dr 4 107/17/2018 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL ... SBT SB Lane Configurations +T r +T r ) ttT+ tT Traffic Volume (vph) 10 0 6 69 1 23 1 634 83 48 716 1 Future Volume (vph) 10 0 6 69 1 23 1 634 83 48 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 1.00 0.95 0.95 1.00 1.00 0.91 1.00 0.95 Frt 1.00 0.85 1.00 1.00 0.85 1.00 0.98 1.00 1.00 Flt Protected 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1778 1591 1602 1610 1523 1823 4715 1703 3167 Flt Permitted 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd Flow (perm) 1778 1591 1602 1610 1523 1823 4715 1703 3167 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 11 0 7 75 1 25 1 689 90 52 778 1 RTOR Reduction (vph) 0 0 7 0 0 24 0 9 0 0 0 0 Lane Group Flow (vph) 0 11 0 38 38 1 1 770 0 52 779 0 Heavy Vehicles (%) 0% 0% 0% 6% 0% 5% 0% 10% 3% 6% 14% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 2.1 2.1 5.1 5.1 5.1 1.0 56.2 4.6 59.8 Effective Green, g (s) 2A 2.1 5.1 5.1 5.1 1.0 56.2 4.6 59.8 Actuated g/C Ratio 0.02 0.02 0.06 0.06 0.06 0.01 0.62 0.05 0.66 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 41 37 90 91 86 20 2944 87 2104 v/s Ratio Prot c0.01 0.00 c0.02 0.02 0.00 0.00 0.16 c0.03 c0.25 v/s Ratio Perm v/c Ratio 0.27 0.00 0.42 0.42 0.02 0.05 0.26 0.60 0.37 Uniform Delay, dl 43.2 42.9 41.0 41.0 40.1 44.0 7.6 41.8 6.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.3 0.0 1.2 1.1 0.0 0.4 0.2 7.2 0.5 Delay (s) 44.5 42.9 42.2 42.1 40.1 44.4 7.8 49.0 7.2 Level of Service D D D D D D A D A Approach Delay (s) 43.9 41.7 7.8 9.8 Approach LOS D D A A Intersection Summary HCM 2000 Control Delay 11.2 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.40 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 46.3% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2020 Background AM 2: Prince Frederick Dr & Costello Dr 07/17/2018 •1 t 1 Lane Group EBL EBR NBL NBT SBT SBR i Lane Configurations r +T T Traffic Volume (vph) 43 32 5 14 131 76 Future Volume (vph) 43 32 5 14 131 76 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1% -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 0% 20% 0% 1% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 47 35 0 20 225 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2020 Background AM 2: Prince Frederick Dr & Costello Dr 07/17/2018 1 11WRR Int Delay, s/veh Movement 2.5 EBL OR NBL 'iVBT SBT SBA Lane Configurations r *' T Traffic Vol, veh/h 43 32 5 14 131 76 Future Vol, veh/h 43 32 5 14 131 76 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 0 20 0 1 5 Mvmt Flow 47 35 5 15 142 83 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 209 184 225 0 - 0 Stage 1 184 - - - - - Stage 2 25 - - - Critical Hdwy 5.9 5.9 4.3 - - - Critical Hdwy Stg 1 4.9 - - Critical Hdwy Stg 2 4.9 - - - - - Follow-up Hdwy 3.59 3.3 2.38 Pot Cap-1 Maneuver 789 877 1244 - - - Stage 1 854 - - Stage 2 981 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 786 877 1244 - - - Mov Cap-2 Maneuver 786 - - Stage 1 851 - - - - Stage 2 981 - - - - Approach EB NB SB HCM Control Delay, s 9.6 2.1 0 HCM LOS A Minor Lane/Maior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1244 786 877 - - HCM Lane V/C Ratio 0.004 0.059 0.04 - - HCM Control Delay (s) 7.9 0 9.9 9.3 - - HCM Lane LOS A A A A - - HCM 95th %tile Q(veh) 0 - 0.2 0.1 - - Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 2020 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 ---0.'`* r► "'" �+-- *-- "*\ I * /0` \"' Lane Group EBU EBL EBT EBR MU WBL WBT WBR NBL NBT NBR 8134 Lane Configurations Vi fit if Vi tT +T r Traffic Volume (vph) 2 30 1441 108 1 54 556 0 19 23 22 13 Future Volume (vph) 2 30 1441 108 1 54 556 0 19 23 22 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 9% 1% 0% 4% 9% 0% 6% 5% 14% 8% Shared Lane Traffic (%) Lane Group Flow (vph) 0 35 1566 117 0 60 604 0 0 46 24 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.08 0.89 0.12 0.34 0.34 0.40 0.08 Control Delay 10.8 32.5 0.3 15.7 15.9 52.6 0.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 10.8 32.5 0.3 15.7 15.9 52.6 0.5 Queue Length 50th (ft) 8 470 0 14 122 27 0 Queue Length 95th (ft) 24 #718 0 35 184 62 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 451 1751 967 319 1777 134 313 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.89 0.12 0.19 0.34 0.34 0.08 Intersection Summary Area Type: Other Cycle Length: 94 Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 2020 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 l 4/ Lane Group _SBT SBR , Lane Configurations 43, Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 182 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.77 Control Delay 43.9 Queue Delay 0.0 Total Delay 43.9 Queue Length 50th (ft) 56 Queue Length 95th (ft) 124 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 290 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.63 Intersection Summary Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 2020 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 *IVO1 -T002 R k3 �*04 05 O R Hines Carpers Valley 07/17/2018 2020 Background AM WC Synchro 10 Report Page 8 HCM Signalized Intersection Capacity Analysis 2020 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBIJ Lane Configurations Vi Tt r tT +T r Traffic Volume (vph) 2 30 1441 108 1 54 556 0 19 23 22 13 Future Volume (vph) 2 30 1441 108 1 54 556 0 19 23 22 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.98 1.00 Satd. Flow (prot) 1674 3362 1623 1719 3279 1806 1452 Fit Permitted 0.38 1.00 1.00 0.09 1.00 0.98 1.00 Said. Flow (perm) 677 3362 1623 159 3279 1806 1452 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 117 1 59 604 0 21 25 24 14 RTOR Reduction (vph) 0 0 0 60 0 0 0 0 0 0 23 0 Lane Group Flow (vph) 0 35 1566 57 0 60 604 0 0 46 1 0 Heavy Vehicles (%) 0% 10% 9% 1 % 0% 4% 9% 0% 6% 5% 14% 8% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 48.9 45.6 45.6 50.1 45.8 5.0 5.0 Effective Green, g (s) 48.9 45.6 45.6 50.1 45.8 5.0 5.0 Actuated g/C Ratio 0.52 0.49 0.49 0.53 0.49 0.05 0.05 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 385 1630 787 159 1597 96 77 v/s Ratio Prot 0.00 c0.47 0.03 c0.02 0.18 c0.03 0.00 v/s Ratio Perm 0.04 0.18 v/c Ratio 0.09 0.96 0.07 0.38 0.38 0.48 0.02 Uniform Delay, d1 11.2 23.3 12.9 17.9 15.1 43.2 42.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 14.7 0.2 0.5 0.7 1.4 0.0 Delay (s) 11.2 38.1 13.1 18.4 15.8 44.6 42.2 Level of Service B D B B B D D Approach Delay (s) 35.8 16.1 43.8 Approach LOS D B D Intersection Summary HCM 2000 Control Delay 32.0 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.86 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 78.7% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 2020 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement SBT SBR Lane Configurations *T+ Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frt 0.91 At Protected 1.00 Satd. Flow (prot) 1658 At Permitted 1.00 Satd Flow (perm) 1658 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 77 0 Lane Group Flow (vph) 105 0 Heavy Vehicles (%) 7% 0% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 9.0 Effective Green, g (s) 9.0 Actuated g/C Ratio 0.10 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 158 v/s Ratio Prot c0.06 v/s Ratio Perm v/c Ratio 0.67 Uniform Delay, d1 41.0 Progression Factor 1.00 Incremental Delay, d2 7.9 Delay (s) 49.0 Level of Service D Approach Delay (s) 49.0 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2020 Background AM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r Vi +1 if ) TtT Vi tT Traffic Volume (vph) 8 1 0 203 0 220 0 673 146 294 520 7 Future Volume (vph) 8 1 0 203 0 220 0 673 146 294 520 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7A 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1 % 0% 12% 3% 1 % 17% 0% Shared Lane Traffic (%) 50% Lane Group Flow (vph) 0 10 0 110 111 239 0 891 0 320 573 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 19.0 19.0 19.0 13.0 49.0 38.0 74.0 Total Split (%) 11.7% 11.7% 11.7% 15.8% 15.8% 15.8% 10.8% 40.8% 31.7% 61.7% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.13 0.71 0.71 0.65 0.35 0.86 0.23 Control Delay 59.1 75.5 76.1 14.9 17.4 67.9 4.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.1 75.5 76.1 14.9 17.4 67.9 4.1 Queue Length 50th (ft) 8 88 89 0 124 241 42 Queue Length 95th (ft) 26 147 148 75 230 323 108 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 195 Base Capacity (vph) 126 192 192 397 2518 483 2450 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.57 0.58 0.60 0.35 0.66 0.23 Intersection Summary Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Pagel Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr Area Type: Other Cycle Length:120 Actuated Cycle Length:120 Offset: 40 (33%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated and Phases: 1: Route 522 & Hotel Entrance/Costello Dr 01 I • 02 (R) v_ _ 1 -003 1 'f 04 IV-05 07/17/2018 Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 --t "+-- '-- .1 T \'N. --* --+. f- 1* Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +' r '� +T r ) ttT tT Traffic Volume (vph) 8 1 0 203 0 220 0 673 146 294 520 7 Future Volume (vph) 8 1 0 203 0 220 0 673 146 294 520 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 0.97 1.00 1.00 Flt Protected 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1791 1632 1632 1583 4619 1787 3084 At Permitted 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd Flow (perm) 1791 1632 1632 1583 4619 1787 3084 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 9 1 0 221 0 239 0 732 159 320 565 8 RTOR Reduction (vph) 0 0 0 0 0 216 0 22 0 0 0 0 Lane Group Flow (vph) 0 10 0 110 111 23 0 869 0 320 573 0 Confl. Peds. (#Ihr) 1 1 Confl. Bikes (#Ihr) 1 1 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1 % 0% 12% 3% 1 % 17% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 1.1 11.5 11.5 11.5 60.5 24.9 90.9 Effective Green, g (s) 1.1 11.5 11.5 11.5 60.5 24.9 90.9 Actuated g/C Ratio 0.01 0.10 0.10 0.10 0.50 0.21 0.76 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 16 156 156 151 2328 370 2336 v/s Ratio Prot c0.01 0.07 c0.07 0.01 c0.19 c0.18 0.19 v/s Ratio Perm v/c Ratio 0.62 0.71 0.71 0.15 0.37 0.86 0.25 Uniform Delay, dl 59.2 52.6 52.6 49.8 18.2 45.9 4.3 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 44.0 11.2 12.0 0.2 0.5 18.0 0.2 Delay (s) 103.3 63.8 64.6 49.9 18.6 63.9 4.6 Level of Service F E E D B E A Approach Delay (s) 103.3 56.8 18.6 25.8 Approach LOS F E B C Intersection Summary j HCM 2000 Control Delay 29.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.54 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 58.6% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 Lane Group EBL EBR NBL NBT SBT SBR I Lane Configurations r +T T Traffic Volume (vph) 129 3 55 91 9 129 Future Volume (vph) 129 3 55 91 9 129 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 3% 0% 0% 1 % 0% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 140 3 0 159 150 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 Int Delay, s/veh Movement 4.6 EBL EBR NBL NBT SBT SEA Lane Configurations *T T Traffic Vol, veh/h 129 3 55 91 9 129 Future Vol, vehlh 129 3 55 91 9 129 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 3 0 0 1 0 6 Mvmt Flow 140 3 60 99 10 140 Major/Minor Minor2 Maw Major2 Conflicting Flow All 299 80 150 0 0 Stage 1 80 - - - - - Stage 2 219 - - - - Critical Hdwy 5.83 5.9 4.1 - - Critical Hdwy Stg 1 4.83 - - - Critical Hdwy Stg 2 4.83 - - - - Follow-up Hdwy 3.527 3.3 2.2 - - Pot Cap-1 Maneuver 726 992 1444 - - Stage 1 953 - - - - - Stage 2 845 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 694 992 1444 - - - Mov Cap-2 Maneuver 694 - - - - Stage 1 911 - - - - - Stage 2 845 - - - Approach EB NB SB I HCM Control Delay, s 11.4 2.9 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (vehlh) 1444 - 694 992 - - HCM Lane V/C Ratio 0.041 - 0.202 0.003 - - HCM Control Delay (s) 7.6 0 11.5 8.6 - - HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0.1 - 0.8 0 - - Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL� Lane Configurations tT r 0 +T r Traffic Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Future Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles(%) 0% 1% 5% 5% 0% 7% 3% 0% 1% 0% 2% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 0 97 801 21 0 68 1687 0 0 154 100 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.51 0.47 0.02 0.21 1.03 1.11 0.31 Control Delay 22.8 18.8 0.1 11.6 57.6 150.8 2.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 22.8 18.8 0.1 11.6 57.6 150.8 2.4 Queue Length 50th (ft) 24 167 0 17 -601 -105 0 Queue Length 95th (ft) 62 251 0 39 #806 #228 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 206 1695 889 446 1639 139 326 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.47 0.47 0.02 0.15 1.03 1.11 0.31 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 # a/ Lane Group SBT SBR Lane Configurations +T+ Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1% Shared Lane Traffic (%) Lane Group Flow (vph) 146 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.70 Control Delay 40.9 Queue Delay 0.0 Total Delay 40.9 Queue Length 50th (ft) 46 Queue Length 95th (ft) 104 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 276 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.53 Intersection Summary l Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:100 Control Type: Actuated -Coordinated — Volume exceeds capacity, queue is theorefically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. its and Phnsas' Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 } Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB4 Lane Configurations TT r tT +T r Traffic Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Future Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 At Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd. Flow (prot) 1816 3490 1561 1672 3468 1876 1623 Flt Permitted 0.09 1.00 1.00 0.27 1.00 0.97 1.00 Satd Flow (perm) 179 3490 1561 480 3468 1876 1623 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 21 1 67 1680 7 98 56 100 9 RTOR Reduction (vph) 0 0 0 11 0 0 1 0 0 0 93 0 Lane Group Flow (vph) 0 97 801 10 0 68 1686 0 0 154 7 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 5% 0% 7% 3% 0% 1% 0% 2% 0% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 47.6 44.1 44.1 48.8 42.8 7.0 7.0 Effective Green, g (s) 47.6 44.1 44.1 48.8 42.8 7.0 7.0 Actuated g/C Ratio 0.51 0.47 0.47 0.52 0.46 0.07 0.07 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 174 1637 732 308 1579 139 120 v/s Ratio Prot c0.03 0.23 0.01 0.01 c0.49 c0.08 0.00 v/s Ratio Perm 0.25 0.10 v/c Ratio 0.56 0.49 0.01 0.22 1.07 1.11 0.06 Uniform Delay, dl 20.5 17.2 13.3 11.9 25.6 43.5 40.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.2 1.0 0.0 0.1 43.3 108.2 0.1 Delay (s) 22.7 18.2 13.4 12.0 68.9 151.7 40.5 Level of Service C B B B E F D Approach Delay (s) 18.6 66.7 107.9 Approach LOS B E F Intersection Summary HCM 2000 Control Delay 54.7 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.97 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 90.8% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 .1 Movement SBT SBR Lane Configurations cT Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, pedlbikes 1.00 Frt 0.92 Flt Protected 1.00 Satd. Flow (prot) 1662 Flt Permitted 1.00 Satd Flow (perm) 1662 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 61 0 Lane Group Flow (vph) 85 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1 % Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 8.3 Effective Green, g (s) 8.3 Actuated g/C Ratio 0.09 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 146 v/s Ratio Prot c0.05 v/s Ratio Perm v/c Ratio 0.58 Uniform Delay, dl 41.2 Progression Factor 1.00 Incremental Delay, d2 3.8 Delay (s) 44.9 Level of Service D Approach Delay (s) 44.9 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 10 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix F May 2018 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 "r ♦- 4-- .6\ t r� 1 .1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SO Lane Configurations +' r +T r ) ttT Vi tT Traffic Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Future Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 8% 0% 10% 0% 10% 11 % 17% 14% 0% Shared Lane Traffic (%) 49% Lane Group Flow (vph) 0 11 7 41 40 29 1 821 0 71 779 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 17.0 17.0 17.0 13.0 29.0 30.0 46.0 Total Split (%) 15.6% 15.6% 15.6% 18.9% 18.9% 18.9% 14.4% 32.2% 33.3% 51.1% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.11 0.02 0.37 0.36 0.09 0.01 0.26 0.53 0.32 Control Delay 42.8 0.2 49.2 48.7 0.6 40.0 8.9 52.8 6.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 42.8 0.2 49.2 48.7 0.6 40.0 8.9 52.8 6.0 Queue Length 50th (ft) 6 0 24 23 0 1 57 39 41 Queue Length 95th (ft) 23 0 56 55 0 6 130 79 177 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 100 195 Base Capacity (vph) 167 358 200 202 386 151 3127 420 2446 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.02 0.20 0.20 0.08 0.01 0.26 0.17 0.32 Intersection Summary Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 40 (44%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated Splits and Phases: 1: Route 522 & Hotel Entrance/Costello Dr 4\ 01 7 02 R _403 04 1*05 �06 R Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 * Movement EBL EBT EBR WBL WBT WBR NBI. NBT NBR SBL SBT SBR Lane Configurations a' r +1 if Vi Ttt Vi tT Traffic Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Future Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 1.00 0.95 0.95 1.00 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 0.85 1.00 0.98 1.00 1.00 At Protected 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1778 1591 1572 1581 1454 1823 4641 1543 3166 Flt Permitted 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd Flow (perm) 1778 1591 1572 1581 1454 1823 4641 1543 3166 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 11 0 7 80 1 29 1 689 132 71 778 1 RTOR Reduction (vph) 0 0 7 0 0 27 0 17 0 0 0 0 Lane Group Flow (vph) 0 11 0 41 40 2 1 804 0 71 779 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 8% 0% 10% 0% 10% 11 % 17% 14% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 2.1 2.1 5.3 5.3 5.3 1.0 53.7 6.9 59.6 Effective Green, g (s) 2.1 2.1 5.3 5.3 5.3 1.0 53.7 6.9 59.6 Actuated g/C Ratio 0.02 0.02 0.06 0.06 0.06 0.01 0.60 0.08 0.66 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 41 37 92 93 85 20 2769 118 2096 v/s Ratio Prot c0.01 0.00 c0.03 0.03 0.00 0.00 0.17 c0.05 c0.25 v/s Ratio Perm v/c Ratio 0.27 0.00 0.45 0.43 0.02 0.05 0.29 0.60 0.37 Uniform Delay, d1 43.2 42.9 40.9 40.9 39.9 44.0 8.9 40.2 6.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.3 0.0 1.3 1.2 0.0 0.4 0.3 5.8 0.5 Delay (s) 44.5 42.9 42.2 42.1 39.9 44.4 9.1 46.0 7.3 Level of Service D D D D D D A D A Approach Delay (s) 43.9 41.5 9.2 10.6 Approach LOS D D A B Intersection Summary HCM 2000 Control Delay 12.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.41 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 46.5% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 --* --* t II t Lane Group EBL EBR . NBL NBT SBT SBR Lane Configurations Vi if +T T Traffic Volume (vph) 43 86 14 39 327 76 Future Volume (vph) 43 86 14 39 327 76 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 22% 29% 19% 18% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 47 93 0 57 438 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 Intersection Int Delay, s/veh Movement 2.8 EBL EBR NBL NBT SBT SBR Lane Configurations '� r +T T Traffic Vol, veh/h 43 86 14 39 327 76 Future Vol, veh/h 43 86 14 39 327 76 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 22 29 19 18 5 Mvmt Flow 47 93 15 42 355 83 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 469 397 438 0 0 Stage 1 397 - - - - - Stage 2 72 - - - - Critical Hdwy 5.9 6.12 4.39 - - - Critical Hdwy Stg 1 4.9 - - - Critical Hdwy Stg 2 4.9 - - - - - Follow-up Hdwy 3.59 3.498 2.461 - - Pot Cap-1 Maneuver 582 632 992 - - - Stage 1 707 - - - Stage 2 942 - - - - - Platoon blocked, % - Mov Cap-1 Maneuver 573 632 992 - - - Mov Cap-2 Maneuver 573 - - Stage 1 696 - - - - - Stage 2 942 - - - - Approach EB NB SB I HCM Control Delay, s 11.7 2.3 0 HCM LOS B Minor Lane/Maior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 992 - 573 632 - - HCM Lane V/C Ratio 0.015 - 0.082 0.148 - - HCM Control Delay (s) 8.7 0 11.8 11.7 - - HCM Lane LOS A A B B - - HCM 95th %tile Q(veh) 0 - 0.3 0.5 - - Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 -h --.* ---* -,* I * / . fir► Lane Group ' EBU EBL EBT EBR MU WBL MIT WBR NBL NBT NBR SBI; Lane Configurations *i fit if Vi tT+ *T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Shared Lane Traffic (%) Lane Group Flow (vph) 0 35 1566 257 0 134 604 0 0 62 34 0 Turn Type D.P+P D.Pm NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Detector Phase 5 6 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 11.1 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 43.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 45.7% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 5.1 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 1.0 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 6.1 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lag Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max C-Max C-Max None None C-Max None None None None We Ratio 0.08 1.05 0.35 0.73 0.29 0.56 0.11 Control Delay 10.0 65.9 4.6 62.5 9.9 62.2 0.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 10.0 65.9 4.6 62.5 9.9 62.2 0.7 Queue Length 50th (ft) 8 -589 1 78 89 36 0 Queue Length 95th (ft) 24 #790 53 136 132 #83 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 451 1498 731 235 2065 122 314 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 1.05 0.35 0.57 0.29 0.51 0.11 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group SBT SBR Lane Configurations +T+ Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 182 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.78 Control Delay 44.3 Queue Delay 0.0 Total Delay 44.3 Queue Length 50th (ft) 56 Queue Length 95th (ft) 124 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 288 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.63 Intersection Summary Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated — 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. 07/17/2018 Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBI Lane Configurations tt if '� tT +T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 6.1 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Said. Flow (prot) 1674 3424 1344 1655 3309 1651 1465 Fit Permitted 0.41 1.00 1.00 0.95 1.00 0.97 1.00 Said Flow (perm) 722 3424 1344 1655 3309 1651 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 257 1 133 604 0 37 25 34 14 RTOR Reduction (vph) 0 0 0 148 0 0 0 0 0 0 32 0 Lane Group Flow (vph) 0 35 1566 109 0 134 604 0 0 62 2 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Turn Type D.P+P D.Pm NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Actuated Green, G (s) 56.9 39.4 39.4 10.4 56.9 5.3 5.3 Effective Green, g (s) 56.9 39.4 39.4 10.4 56.9 5.3 5.3 Actuated g/C Ratio 0.61 0.42 0.42 0.11 0.61 0.06 0.06 Clearance Time (s) 6.1 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 437 1435 563 183 2003 93 82 v/s Ratio Prot c0.46 0.08 c0.08 0.18 c0.04 0.00 v/s Ratio Perm 0.05 v/c Ratio 0.08 1.09 0.19 0.73 0.30 0.67 0.02 Uniform Delay, dl 7.7 27.3 17.3 40.5 9.0 43.5 41.9 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.4 52.8 0.8 12.2 0.4 13.1 0.0 Delay (s) 8.1 80.1 18.0 52.7 9.3 56.6 41.9 Level of Service A F B D A E D Approach Delay (s) 70.1 17.2 51.4 Approach LOS E B D Intersection Summa HCM 2000 Control Delay 54.6 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.96 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 85.7% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 � Movement SBT SBR Lane Configurations +T+ Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, ped/bikes 1.00 Frt 0.91 At Protected 1.00 Satd. Flow (prot) 1638 Flt Permitted 1.00 Satd. Flow (perm) 1638 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 77 0 Lane Group Flow (vph) 105 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 9.0 Effective Green, g (s) 9.0 Actuated g/C Ratio 0.10 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 156 v/s Ratio Prot c0.06 v/s Ratio Perm v/c Ratio 0.67 Uniform Delay, dl 41.1 Progression Factor 1.00 Incremental Delay, d2 8.7 Delay (s) 49.8 Level of Service D Approach Delay (s) 49.8 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 .t --. --t f- '- *-- 4\ t r" �. 1 ,V Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT S80 Lane Configurations tt r +T+ +T if +T+ Traffic Volume (vph) 149 101 21 0 14 0 7 0 0 0 0 20 Future Volume (vph) 149 101 21 0 14 0 7 0 0 0 0 20 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 190 150 0 0 55 0 0 Storage Lanes 0 1 0 0 0 1 0 0 Taper Length (ft) 0 0 25 25 Link Speed (mph) 35 35 25 25 Link Distance (ft) 608 749 480 379 Travel Time (s) 11.8 14.6 13.1 10.3 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 15% 35% 0% 0% 35% 0% 0% 0% 0% 0% 0% 15% Shared Lane Traffic (%) Lane Group Flow (vph) 0 272 23 0 15 0 0 8 0 0 22 0 Sign Control Free Free Stop Stop intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 11 HCM 2010 TWSC 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 Intersection Int Delay, s/veh Movement 4.5 EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR I Lane Configurations tt r + +T r + Traffic Vol, veh/h 149 101 21 0 14 0 7 0 0 0 0 20 Future Vol, veh/h 149 101 21 0 14 0 7 0 0 0 0 20 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - 190 - - - - - 55 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 15 35 0 0 35 0 0 0 0 0 0 15 Mvmt Flow 162 110 23 0 15 0 8 0 0 0 0 22 Major/Minor Majorl Major2 MinorI Minor2 Conflicting Flow All 15 0 0 133 0 0 460 449 55 394 472 15 Stage 1 - - - - - - 434 434 - 15 15 - Stage 2 - - - - - 26 15 - 379 457 - Critical Hdwy 4.325 - - 4.1 - - 7.3 6.5 6.9 7.3 6.5 6.425 Critical Hdwy Stg 1 - - - - - - 6.5 5.5 - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 5.5 - 6.5 5.5 - Follow-up Hdwy 2.3425 - 2.2 - - 3.5 4 3.3 3.5 43.4425 Pot Cap-1 Maneuver 1517 - - 1464 - - 502 508 1007 557 493 1025 Stage - - - - - - 576 585 - 1010 887 - Stage 2 - - - - - - 997 887 - 620 571 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 1517 - - 1464 - - 448 449 1007 507 436 1025 Mov Cap-2 Maneuver - - - - 448 449 - 507 436 - Stage 1 - - - - - - 509 517 - 893 887 - Stage 2 - - 976 887 - 548 505 - Approach EB WB NB SB j HCM Control Delay, s 4.2 0 13.2 8.6 HCM LOS B A Minor Lane/Maior Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 448 - 1517 - - 1464 - - 1025 HCM Lane V/C Ratio 0.017 - 0.107 - - - - 0.021 HCM Control Delay (s) 13.2 0 7.7 - - 0 - - 8.6 HCM Lane LOS B A A - - A - A HCM 95th %tile Q(veh) 0.1 - 0.4 - - 0 - 0.1 Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 12 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations +' r +T if Vi tO Vi tT Traffic Volume (vph) 8 1 0 236 0 245 0 673 151 296 520 7 Future Volume (vph) 8 1 0 236 0 245 0 673 151 296 520 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles(%) 0% 0% 0% 6% 0% 4% 0% 12% 3% 1% 17% 0% Shared Lane Traffic (%) 50% Lane Group Flow (vph) 0 10 0 128 129 266 0 896 0 322 573 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 19.0 19.0 19.0 13.0 49.0 38.0 74.0 Total Split (%) 11.7% 11.7% 11.7% 15.8% 15.8% 15.8% 10.8% 40.8% 31.7% 61.7% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.13 0.74 0.75 0.66 0.36 0.87 0.24 Control Delay 59.1 76.3 76.9 14.2 18.2 68.0 4.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.1 76.3 76.9 14.2 18.2 68.0 4.5 Queue Length 50th (ft) 8 102 103 0 131 242 47 Queue Length 95th (ft) 26 169 170 80 231 327 108 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 195 Base Capacity (vph) 126 194 194 420 2460 483 2412 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.66 0.66 0.63 0.36 0.67 0.24 Intersection Summary j Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Pagel Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Area Type: Other Cycle Length:120 Actuated Cycle Length: 120 Offset: 40 (33%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 65 Control Type: Actuated -Coordinated Hines Carpers Valley 07/17/2018 2020 Total PM WC Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Movement EBL EBT EBR WBL WBT WBR NBL NOT NOR SBL SBT SB Lane Configurations +' r +T r ) tO tT Traffic Volume (vph) 8 1 0 236 0 245 0 673 151 296 520 7 Future Volume (vph) 8 1 0 236 0 245 0 673 151 296 520 7 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 0.97 1.00 1.00 Flt Protected 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1791 1602 1602 1537 4617 1787 3084 Flt Permitted 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd Flow (perm) 1791 1602 1602 1537 4617 1787 3084 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 9 1 0 257 0 266 0 732 164 322 565 8 RTOR Reduction (vph) 0 0 0 0 0 237 0 24 0 0 1 0 Lane Group Flow (vph) 0 10 0 128 129 29 0 872 0 322 572 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 6% 0% 4% 0% 12% 3% 1% 17% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 1.1 12.9 12.9 12.9 59.0 25.0 89.5 Effective Green, g (s) 1.1 12.9 12.9 12.9 59.0 25.0 89.5 Actuated g/C Ratio 0.01 0.11 0.11 0.11 0.49 0.21 0.75 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 16 172 172 165 2270 372 2300 v/s Ratio Prot c0.01 0.08 c0.08 0.02 c0.19 c0.18 0.19 v/s Ratio Perm v/c Ratio 0.62 0.74 0.75 0.17 0.38 0.87 0.25 Uniform Delay, d1 59.2 51.9 52.0 48.7 19.1 45.9 4.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 44.0 14.1 15.0 0.2 0.5 18.0 0.3 Delay (s) 103.3 66.1 66.9 48.9 19.6 63.8 5.0 Level of Service F E E D B E A Approach Delay (s) 103.3 57.5 19.6 26.2 Approach LOS F E B C Intersection Summary HCM 2000 Control Delay 31.0 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.56 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 59.7% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 _,* --r 4� t V Lane Group 'EBL OR * NBL NBT SBT SBR Lane Configurations Traffic Volume (vph) 129 10 113 255 35 129 Future Volume (vph) 129 10 113 255 35 129 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1% -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 3% 18% 13% 14% 15% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 140 11 0 400 178 0 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 Int Delay, s/veh Movement 4.7 EBL EBR NBC NBT SBT SBR Lane Configurations r +T 1 Traffic Vol, veh/h 129 10 113 255 35 129 Future Vol, vehlh 129 10 113 255 35 129 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 3 18 13 14 15 6 Mvmt Flow 140 11 123 277 38 140 Mai or/Minor Minor2 Majorl Major? Conflicting Flow All 631 108 178 0 0 Stage 1 108 - - - - - Stage 2 523 - - - - Critical Hdwy 5.83 6.08 4.23 - - - Critical Hdwy Stg 1 4.83 - - - - Critical Hdwy Stg 2 4.83 - - - - - Follow-up Hdwy 3.527 3.462 2.317 - - Pot Cap-1 Maneuver 493 912 1334 - - - Stage 1 931 - - - Stage 2 647 - - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 439 912 1334 - Mov Cap-2 Maneuver 439 - - Stage 1 830 - - - - - Stage 2 647 - Approach EB NB SB HCM Control Delay, s 16.4 2.4 0 HCM LOS C Minor LanefMaior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1334 - 439 912 - - HCM Lane V/C Ratio 0.092 - 0.319 0.012 - - HCM Control Delay (s) 8 0 17 9 - HCM Lane LOS A A C A - HCM 95th %tile Q(veh) 0.3 - 1.4 0 - - Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 * Lane Group EBU ' EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations Vi tt if Vi tT +T r Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1 % 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 0 97 801 38 0 79 1687 0 0 258 169 0 Turn Type D.P+P D.P+P NA Perm D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1% 35.1% 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.51 0.47 0.05 0.25 1.03 2.10 0.52 Control Delay 22.8 19.0 0.1 11.9 57.6 545.3 8.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 22.8 19.0 0.1 11.9 57.6 545.3 8.4 Queue Length 50th (ft) 24 168 0 19 -601 -245 0 Queue Length 95th (ft) 62 253 0 44 #806 #398 28 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 206 1687 805 444 1639 123 324 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.47 0.47 0.05 0.18 1.03 2.10 0.52 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 i 4/ Lane Group SBT SBR I Lane Configurations +T+ Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles(%) 4% 1% Shared Lane Traffic (%) Lane Group Flow (vph) 146 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.70 Control Delay 40.9 Queue Delay 0.0 Total Delay 40.9 Queue Length 50th (ft) 46 Queue Length 95th (ft) 104 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 276 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.53 Intersection Summary Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Cycle Length: 94 Actuated Cycle Length: 94 Offset: 0 (0%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:120 Control Type: Actuated -Coordinated — 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: Prince Frederick Dr/Custer Ave & Route 50 01 -*02 (R) 1 �*04 05 0 Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations tt r Vi tT +T r Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 Flpb, pedlbikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.96 1.00 Satd. Flow (prot) 1816 3490 1394 1671 3468 1665 1592 Flt Permitted 0.09 1.00 1.00 0.27 1.00 0.96 1.00 Satd Flow (perm) 179 3490 1394 478 3468 1665 1592 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 38 1 78 1680 7 202 56 169 9 RTOR Reduction (vph) 0 0 0 20 0 0 1 0 0 0 156 0 Lane Group Flow (vph) 0 97 801 18 0 79 1686 0 0 258 13 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Turn Type D.P+P D.P+P NA Perm D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 2 Actuated Green, G (s) 47.6 43.9 43.9 48.8 42.8 7.0 7.0 Effective Green, g (s) 47.6 43.9 43.9 48.8 42.8 7.0 7.0 Actuated g/C Ratio 0.51 0.47 0.47 0.52 0.46 0.07 0.07 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 174 1629 651 310 1579 123 118 v/s Ratio Prot c0.03 0.23 0.01 c0.49 c0.15 0.01 v/s Ratio Perm 0.25 0.01 0.12 v/c Ratio 0.56 0.49 0.03 0.25 1.07 2.10 0.11 Uniform Delay, dl 20.5 17.3 13.5 12.0 25.6 43.5 40.6 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.2 1.1 0.1 0.2 43.3 520.4 0.1 Delay (s) 22.7 18.4 13.6 12.1 68.9 563.9 40.7 Level of Service C B B B E F D Approach Delay (s) 18.6 66.3 356.9 Approach LOS B E F Intersection Summary HCM 2000 Control Delay 89.6 HCM 2000 Level of Service F HCM 2000 Volume to Capacity ratio 1.08 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 96.2% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement. SBT SBR Lane Configurations 431 Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, ped/bikes 1.00 Frt 0.92 Fit Protected 1.00 Satd. Flow (prot) 1662 Fit Permitted 1.00 Satd. Flow (perm) 1662 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 61 0 Lane Group Flow (vph) 85 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 8.3 Effective Green, g (s) 8.3 Actuated g/C Ratio 0.09 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 146 v/s Ratio Prot c0.05 v/s Ratio Perm v/c Ratio 0.58 Uniform Delay, dl 41.2 Progression Factor 1.00 Incremental Delay, d2 3.8 Delay (s) 44.9 Level of Service D Approach Delay (s) 44.9 Approach LOS D Intersection Summary I Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 Lane Group EBL EBT _ EBR WR WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +'t r 41, Vi r 4 Traffic Volume (vph) 21 12 4 0 80 0 16 0 0 0 0 142 Future Volume (vph) 21 12 4 0 80 0 16 0 0 0 0 142 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 190 150 0 0 55 0 0 Storage Lanes 0 1 0 0 1 1 0 0 Taper Length (ft) 0 0 25 25 Link Speed (mph) 35 35 25 25 Link Distance (ft) 608 749 480 379 Travel Time (s) 11.8 14.6 13.1 10.3 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 25% 0% 0% 25% 0% 0% 0% 0% 0% 0% 10% Shared Lane Traffic (%) Lane Group Flow (vph) 0 36 4 0 87 0 17 0 0 0 154 0 Sign Control Free Free Stop Stop Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 11 HCM 2010 TWSC 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 intersection. Int Delay, slveh 6.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT ' NBR SBL SBT SBR Lane Configurations +Tt r +T+ r *T+ Traffic Vol, veh/h 21 12 4 0 80 0 16 0 0 0 0 142 Future Vol, vehlh 21 12 4 0 80 0 16 0 0 0 0 142 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - 190 - 0 - 55 - - - Veh in Median Storage, # - 0 - 0 - - 0 - 0 - Grade, % - 0 - 0 - 0 - - 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 10 25 0 0 25 0 0 0 0 0 0 10 Mvmt Flow 23 13 4 0 87 0 17 0 0 0 0 154 Major/Minor Majorl Major2 Min orl Min Conflicting Flow All 87 0 0 17 0 0 223 - 7 140 150 87 Stage 1 - - - - - - 59 - - 87 87 - Stage 2 - - - - - - 164 - 53 63 - Critical Hdwy 4.25 - - 4.1 - - 7.3 - 6.9 7.3 6.5 6.35 Critical Hdwy Stg 1 - - - - - - 6.5 - - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 - - 6.5 5.5 - Follow-up Hdwy 2.295 - - 2.2 - - 3.5 - 3.3 3.5 4 3.395 Pot Cap-1 Maneuver 1455 - - 1613 - - 728 0 1080 828 745 947 Stage 1 - - - - - 951 0 - 926 827 - Stage 2 - - - - - 843 0 - 959 846 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 1455 - - 1613 - - 602 - 1080 818 733 947 Mov Cap-2 Maneuver - - - - - 602 - - 818 733 - Stage 1 - - - - - - 936 - 911 827 - Stage 2 706 - 944 832 - Approach EB WB NB SB HCM Control Delay, s 4.3 0 11.2 9.5 HCM LOS B A Minor Lane/Maior Mvmt NBLnI NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 602 - 1455 - - 1613 - - 947 HCM Lane V/C Ratio 0.029 - 0.016 - - - - 0.163 HCM Control Delay (s) 11.2 0 7.5 0 - 0 - - 9.5 HCM Lane LOS B A A A A A HCM 95th %tile Q(veh) 0.1 - 0 - - 0 - - 0.6 Hines Carpers Valley 07/17/2018 2020 Total PM Synchro 10 Report WC Page 12 Appendix G -Is Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 May 2018 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 _J* ---* I i 41 Lane Group EBL EBR NBL NOT SBT SBR Lane Configurations Vi r t t r Traffic Volume (vph) 43 86 14 39 327 76 Future Volume (vph) 43 86 14 39 327 76 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1% -2% Storage Length (ft) 350 0 150 150 Storage Lanes 1 1 1 1 Taper Length (ft) 0 0 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 22% 29% 19% 18% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 47 93 15 42 355 83 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 1 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 Intersection Int Delay, s/veh 2.7 Movement EBL SR NBL NBT SBT SBR Lane Configurations '� r T t r Traffic Vol, veh/h 43 86 14 39 327 76 Future Vol, veh/h 43 86 14 39 327 76 Conflicting Peds, Or 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 150 - - 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 22 29 19 18 5 Mvmt Flow 47 93 15 42 355 83 Maior/Minor Mink Majorl Major2 Conflicting Flow All 427 355 438 0 0 Stage 1 355 - - - - - Stage 2 72 - - Critical Hdwy 5.9 6.12 4.39 - - Critical Hdwy Stg 1 4.9 - - Critical Hdwy Stg 2 4.9 - - - - Follow-up Hdwy 3.59 3.498 2.461 Pot Cap-1 Maneuver 612 665 992 - - - Stage 1 734 - - Stage 2 942 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 603 665 992 - - - Mov Cap-2 Maneuver 603 - - - - Stage 1 723 - - - - - Stage 2 942 - - - - Approach EB NB SB HCM Control Delay, s 11.4 2.3 0 HCM LOS B Minor Lane/Maior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 992 - 603 665 - - HCM Lane V/C Ratio 0.015 - 0.078 0.141 - - HCM Control Delay (s) 8.7 - 11.5 11.3 - - HCM Lane LOS A - B B - - HCM 95th %tile Q(veh) 0 - 0.3 0.5 - - Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 2 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations Vi tT r Vi 0 Vi +T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 650 360 0 450 500 0 Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Shared Lane Traffic (%) 18% Lane Group Flow (vph) 0 35 1566 257 0 134 604 0 30 32 34 0 Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 13.3 13.3 47.8 47.8 15.5 15.5 50.0 14.0 14.0 14.0 12.7 Total Split (%) 14.8% 14.8% 53.1% 53.1% 17.2% 17.2% 55.6% 15.6% 15.6% 15.6% 14.1% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.08 0.92 0.32 0.92 0.32 0.38 0.34 0.11 Control Delay 7.8 32.2 2.8 98.3 12.4 54.6 51.3 0.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.8 32.2 2.8 98.3 12.4 54.6 51.3 0.8 Queue Length 50th (ft) 7 441 0 77 108 17 18 0 Queue Length 95th (ft) 19 #614 37 #187 147 47 49 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 650 360 450 500 Base Capacity (vph) 462 1708 804 146 1912 80 93 300 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.92 0.32 0.92 0.32 0.38 0.34 0.11 Intersection Summary Area Type: Other Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 4/ Lane Group SBT SBR Lane Configurations +' r Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 62 120 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 12.7 12.7 Total Split (%) 14.1% 14.1% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None v/c Ratio 0.65 0.37 Control Delay 73.7 3.3 Queue Delay 0.0 0.0 Total Delay 73.7 3.3 Queue Length 50th (ft) 35 0 Queue Length 95th (ft) #98 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 95 321 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.65 0.37 Intersection Summary I Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 4 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 A'oi � -WOO 2 05 06 07/17/2018 Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 5 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 3 -*. --t (F. '4- ♦-- *-- '`\ T �" I*' Movement EBU ER EBT EBR WBU WBL WBT WBR NBL NOT NBR SBII Lane Configurations fit r tT 4 r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (prot) 1674 3424 1344 1655 3309 1453 1687 1465 Flt Permitted 0.40 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd Flow (perm) 696 3424 1344 1655 3309 1453 1687 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 257 1 133 604 0 37 25 34 14 RTOR Reduction (vph) 0 0 0 134 0 0 0 0 0 0 32 0 Lane Group Flow (vph) 0 35 1566 123 0 134 604 0 30 32 2 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Actuated Green, G (s) 49.9 43.1 43.1 8.0 46.9 4.0 4.0 4.0 Effective Green, g (s) 49.9 43.1 43.1 8.0 46.9 4.0 4.0 4.0 Actuated g/C Ratio 0.55 0.48 0.48 0.09 0.52 0.04 0.04 0.04 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 418 1639 643 147 1724 64 74 65 v/s Ratio Prot 0.00 c0.46 0.09 c0.08 c0.18 c0.02 0.02 0.00 v/s Ratio Perm 0.04 v/c Ratio 0.08 0.96 0.19 0.91 0.35 0.47 0.43 0.02 Uniform Delay, dl 9.2 22.5 13.5 40.6 12.6 42.0 41.9 41.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 13.9 0.7 48.0 0.6 2.0 1.5 0.1 Delay (s) 9.2 36.4 14.1 88.6 13.2 43.9 43.4 41.2 Level of Service A D B F B D D D Approach Delay (s) 32.8 26.9 42.8 Approach LOS C C D intersection Summary 1 HCM 2000 Control Delay 32.4 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.92 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 79.9% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 6 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 i Movement SBT SBR _ Lane Configurations +' r Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 1.00 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1726 1591 Fit Permitted 0.99 1.00 Said. Flow (perm) 1726 1591 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 0 113 Lane Group Flow (vph) 62 7 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 5.0 5.0 Effective Green, g (s) 5.0 5.0 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 95 88 v/s Ratio Prot c0.04 0.00 v/s Ratio Perm v/c Ratio 0.65 0.08 Uniform Delay, dl 41.6 40.3 Progression Factor 1.00 1.00 Incremental Delay, d2 11.6 0.1 Delay (s) 53.2 40.4 Level of Service D D Approach Delay (s) 44.8 Approach LOS D Intersection Summary Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/31/2018 Lane Group EBL' EBR NBL NBT SBT SBR Lane Configurations r t T if Traffic Volume (vph) 129 10 113 255 35 129 Future Volume (vph) 129 10 113 255 35 129 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 150 150 Storage Lanes 1 1 1 1 Taper Length (ft) 0 0 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 3% 18% 13% 14% 15% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 140 11 123 277 38 140 Sign Control Stop Free Free intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 1 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/31/2018 intersac6on - -- - - - Int Delay, slveh 4.4 Movement EBL EBR NBL NBT SBT SBR Lane Configurations '� r t t r Traffic Vol, veh/h 129 10 113 255 35 129 Future Vol, veh/h 129 10 113 255 35 129 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 150 - - 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 3 18 13 14 15 6 Mvmt Flow 140 11 123 277 38 140 Maio r/Minor__ Minor2 Majorl Major2 Conflicting Flow All 561 38 178 0 - 0 Stage 1 38 - - - - - Stage 2 523 - - - - Critical Hdwy 5.83 6.08 4.23 - - - Critical Hdwy Stg 1 4.83 - - - - Critical Hdwy Stg 2 4.83 - - - - - Follow-up Hdwy 3.527 3.462 2.317 - Pot Cap-1 Maneuver 535 993 1334 - - - Stage 1 988 - - Stage 2 647 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 486 993 1334 - - Mov Cap-2 Maneuver 486 - - - Stage 1 897 - - - - - Stage 2 647 - - - - Approach EB _NB SB l HCM Control Delay, s 14.9 2.4 0 HCM LOS B Minor Lane/Major Mvmt NB NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1334 - 486 993 - - HCM Lane V/C Ratio 0.092 - 0.289 0.011 - HCM Control Delay (s) 8 - 15.4 8.7 - - HCM Lane LOS A - C A - HCM 95th %tile Q(veh) 0.3 - 1.2 0 - - Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 2 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 t '# --► --�" (F, j - 4-- *-_ 41 t 1* `$. Lane Group 'EBU EBL EBT EBR MU WBL WBT MR NBL NBT NOR SB Lane Configurations tt if '� tt Vi +T r Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 650 360 0 450 500 0 Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1% 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Shared Lane Traffic (%) 37% Lane Group Flow (vph) 0 97 801 38 0 79 1687 0 127 131 169 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.6 15.6 53.0 53.0 18.6 18.6 56.0 25.4 25.4 25.4 13.0 Total Split (%) 14.2% 14.2% 48.2% 48.2% 16.9% 16.9% 50.9% 23.1 % 23.1 % 23.1 % 11.8% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.58 0.43 0.04 0.23 0.98 0.76 0.72 0.49 Control Delay 30.1 18.2 0.1 11.6 46.2 74.1 68.3 9.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 30.1 18.2 0.1 11.6 46.2 74.1 68.3 9.6 Queue Length 50th (ft) 28 187 0 22 -628 92 94 0 Queue Length 95th (ft) 76 258 0 45 #837 155 157 47 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 650 360 450 500 Base Capacity (vph) 187 1852 852 412 1720 225 245 398 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.52 0.43 0.04 0.19 0.98 0.56 0.53 0.42 intersection Summary Area Type: Other Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 t 4/ Lane Gnwp_ __ __ . - S8T SBR Lane Configurations +' r Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1% Shared Lane Traffic (%) Lane Group Flow (vph) 58 88 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 13.0 13.0 Total Split (%) 11.8% 11.8% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None v/c Ratio 0.59 0.32 Control Delay 75.2 3.0 Queue Delay 0.0 0.0 Total Delay 75.2 3.0 Queue Length 50th (ft) 40 0 Queue Length 95th (ft) #109 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 99 278 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.59 0.32 Intersection Summary ' Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 4 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length:110 Actuated Cycle Length: 110 Offset: 0 (0%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated — 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. and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 49"01 * T002 05 ! 06 Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd WC 07/31/2018 Synchro 10 Report Page 5 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/CusterAve & Route 50 07/31/2018 ./'` --* --* �- T I "0. Movement EBU EBL EBT EBR WBU WBL' WBT WBR NBL NBT NBR SB Lane Configurations tt r tT +T r Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Satd. Flow (prot) 1816 3490 1413 1671 3468 1515 1648 1592 Fit Permitted 0.07 1.00 1.00 0.28 1.00 0.95 0.97 1.00 Satd Flow (perm) 140 3490 1413 499 3468 1515 1648 1592 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 38 1 78 1680 7 202 56 169 9 RTOR Reduction (vph) 0 0 0 18 0 0 0 0 0 0 150 0 Lane Group Flow (vph) 0 97 801 20 0 79 1687 0 127 131 19 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 60.6 56.8 56.8 61.8 54.5 12.2 12.2 12.2 Effective Green, g (s) 60.6 56.8 56.8 61.8 54.5 12.2 12.2 12.2 Actuated g/C Ratio 0.55 0.52 0.52 0.56 0.50 0.11 0.11 0.11 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 170 1802 729 333 1718 168 182 176 v/s Ratio Prot c0.03 0.23 0.01 0.01 c0.49 c0.08 0.08 0.01 v/s Ratio Perm 0.28 0.12 v/c Ratio 0.57 0.44 0.03 0.24 0.98 0.76 0.72 0.11 Uniform Delay, dl 23.1 16.7 13.0 11.7 27.3 47.5 47.2 44.0 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.9 0.8 0.1 0.1 17.8 15.7 10.8 0.1 Delay (s) 26.0 17.5 13.1 11.8 45.1 63.1 58.0 44.1 Level of Service C B B B D E E D Approach Delay (s) 18.2 43.6 54.0 Approach LOS B D D Intersection Summary HCM 2000 Control Delay 38.1 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.88 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 86.8% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 6 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 1 4/ Movement SBT SBR j Lane Configurations +T Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 1.00 Flpb, pedlbikes 1.00 1.00 Frt 1.00 0.85 Flt Protected 0.99 1.00 Satd. Flow (prot) 1796 1575 Flt Permitted 0.99 1.00 Satd Flow (perm) 1796 1575 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 0 83 Lane Group Flow (vph) 58 5 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 4% 1% Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 6.1 6.1 Effective Green, g (s) 6.1 6.1 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 99 87 v/s Ratio Prot c0.03 0.00 v/s Ratio Perm v/c Ratio 0.59 0.06 Uniform Delay, dl 50.7 49.2 Progression Factor 1.00 1.00 Incremental Delay, d2 5.6 0.1 Delay (s) 56.3 49.3 Level of Service E D Approach Delay (s) 52.1 Approach LOS D Intersection Summary Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 7 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix H I I 'o -11] il '1: oi' I May 2018 Lanes, Volumes, Timings 2024 Background AM 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 -* --,* it -- ,,- -*\ I I,*�" "V Lane Gawp EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 r *T r ) ttT tT31 Traffic Volume (vph) 11 0 7 73 1 24 1 672 89 51 760 1 Future Volume (vph) 11 0 7 73 1 24 1 672 89 51 760 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 6% 0% 5% 0% 10% 3% 6% 14% 0% Shared Lane Traffic (%) 49% Lane Group Flow (vph) 0 12 8 40 40 26 1 827 0 55 827 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 17.0 17.0 17.0 13.0 29.0 30.0 46.0 Total Split (%) 15.6% 15.6% 15.6% 18.9% 18.9% 18.9% 14.4% 32.2% 33.3% 51.1 % Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.12 0.03 0.36 0.36 0.08 0.01 0.26 0.44 0.34 Control Delay 43.0 0.1 48.8 48.7 0.5 40.0 8.3 50.0 6.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 43.0 0.1 48.8 48.7 0.5 40.0 8.3 50.0 6.1 Queue Length 50th (ft) 7 0 23 23 0 1 55 31 44 Queue Length 95th (ft) 24 0 55 55 0 6 126 66 190 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 100 195 Base Capacity (vph) 167 358 204 205 395 151 3232 463 2449 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.02 0.20 0.20 0.07 0.01 0.26 0.12 0.34 Intersection Summary Area Type: Other Cycle Length: 90 Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 2024 Background AM 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Actuated Cycle Length: 90 Offset: 40 (44%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated Splits and Phases: 1: Route 522 & Hotel Entrance/costello ur } 4 ^ 4\ 01 7 02 R �73 • 04 '*05 t06 R Hines Carpers Valley 07/17/2018 2024 Background AM WC Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 2024 Background AM 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 t --* 'i f- '- '-- *\ t �'` �*` l 4.1 Movement EBL EBT EBR' WBL MT WBR NBL ' NBT NBR ' SBL SBT SW Lane Configurations +' r Vi 4 r ) ttT+ '� tT Traffic Volume (vph) 11 0 7 73 1 24 1 672 89 51 760 1 Future Volume (vph) 11 0 7 73 1 24 1 672 89 51 760 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 1.00 0.95 0.95 1.00 1.00 0.91 1.00 0.95 Frt 1.00 0.85 1.00 1.00 0.85 1.00 0.98 1.00 1.00 Flt Protected 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1778 1591 1602 1610 1523 1823 4714 1703 3167 Flt Permitted 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd Flow (perm) 1778 1591 1602 1610 1523 1823 4714 1703 3167 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 12 0 8 79 1 26 1 730 97 55 826 1, RTOR Reduction (vph) 0 0 8 0 0 24 0 10 0 0 0 0 Lane Group Flow (vph) 0 12 0 40 40 2 1 817 0 55 827 0 Heavy Vehicles (%) 0% 0% 0% 6% 0% 5% 0% 10% 3% 6% 14% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 2.1 2.1 5.2 5.2 5.2 1.0 55.0 5.7 59.7 Effective Green, g (s) 2.1 2.1 5.2 5.2 5.2 1.0 55.0 5.7 59.7 Actuated g/C Ratio 0.02 0.02 0.06 0.06 0.06 0.01 0.61 0.06 0.66 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 41 37 92 93 87 20 2880 107 2100 v/s Ratio Prot c0.01 0.00 c0.02 0.02 0.00 0.00 0.17 c0.03 c0.26 v/s Ratio Perm v/c Ratio 0.29 0.01 0.43 0.43 0.02 0.05 0.28 0.51 0.39 Uniform Delay, dl 43.2 42.9 41.0 41.0 40.0 44.0 8.2 40.8 6.9 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.4 0.0 1.2 1.2 0.0 0.4 0.2 1.7 0.6 Delay (s) 44.7 42.9 42.2 42.1 40.0 44.4 8.5 42.5 7.5 Level of Service D D D D D D A D A Approach Delay (s) 44.0 41.6 8.5 9.6 Approach LOS D D A A intersection Summary HCM 2000 Control Delay 11.4 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.42 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 47.7% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/1712018 2024 Background AM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2024 Background AM 2: Prince Frederick Dr & Costello Dr 07/17/2018 -� 4,\ t 1 -� Lane Group EBL EBIR NBL NBT SBT SBR Lane Configurations r ET T Traffic Volume (vph) 46 34 5 15 139 81 Future Volume (vph) 46 34 5 15 139 81 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 0% 20% 0% 1 % 5% Shared Lane Traffic (%) Lane Group Flow (vph) 50 37 0 21 239 0 Sign Control Stop Free Free Intersecctiion Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2024 Background AM 2: Prince Frederick Dr & Costello Dr 07/17/2018 Int Delay, s/veh Movement 2.6 EBL EBR NBL NBT SBT SBR Lane Configurations r +T lt� Traffic Vol, veh/h 46 34 5 15 139 81 Future Vol, veh/h 46 34 5 15 139 81 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 0 20 0 1 5 Mvmt Flow 50 37 5 16 151 88 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 221 195 239 0 0 Stage 1 195 - - - - - Stage 2 26 - - - Critical Hdwy 5.9 5.9 4.3 - - - Critical Hdwy Stg 1 4.9 - - - Critical Hdwy Stg 2 4.9 - - - - - Follow-up Hdwy 3.59 3.3 2.38 - Pot Cap-1 Maneuver 778 865 1229 - - - Stage 1 846 - - Stage 2 981 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 775 865 1229 - - - Mov Cap-2 Maneuver 775 - - Stage 1 843 - - - - Stage 2 981 - - Approach EB NB SB HCM Control Delay, s 9.7 2 0 HCM LOS A Minor LanelMaior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1229 - 775 865 - - HCM Lane V/C Ratio 0.004 - 0.065 0.043 - - HCM Control Delay (s) 7.9 0 10 9.3 - - HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0 - 0.2 0.1 - - Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 2024 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL . EBT EBR WBU WBL WBT ' .. 'WBR NBL NBT NBR SBLI Lane Configurations tT r '� tT +T r Traffic Volume (vph) 2 32 1491 115 1 57 587 0 20 24 23 14 Future Volume (vph) 2 32 1491 115 1 57 587 0 20 24 23 14 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 9% 1% 0% 4% 9% 0% 6% 5% 14% 8% Shared Lane Traffic (%) Lane Group Flow (vph) 0 37 1621 125 0 63 638 0 0 48 25 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.09 0.93 0.13 0.35 0.36 0.42 0.08 Control Delay 11.1 37.0 0.3 16.4 16.5 53.3 0.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 11.1 37.0 0.3 16.4 16.5 53.3 0.6 Queue Length 50th (ft) 9 -558 0 16 133 28 0 Queue Length 95th (ft) 25 #757 0 37 196 64 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 430 1734 960 318 1761 134 313 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.09 0.93 0.13 0.20 0.36 0.36 0.08 Intersection Summary Area Type: Other Cycle Length: 94 Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 2024 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 t 4/ Lane Group SBT SBR Lane Configurations +T+ Traffic Volume (vph) 47 117 Future Volume (vph) 47 117 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 193 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.80 Control Delay 46.4 Queue Delay 0.0 Total Delay 46.4 Queue Length 50th (ft) 63 Queue Length 95th (ft) #147 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 290 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.67 Intersection Summary I Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated 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. 2024 Background AM 07/17/2018 Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 ►*01 -TO02 R 03 04 05 0 R Hines Carpers Valley 07/17/2018 2024 Background AM WC Synchro 10 Report Page 8 HCM Signalized Intersection Capacity Analysis 2024 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 lubvemerit EBU EBL EBT EBR MU WBL WBT WBR NBL NBT NBR S64 Lane Configurations tt r 0 +T r Traffic Volume (vph) 2 32 1491 115 1 57 587 0 20 24 23 14 Future Volume (vph) 2 32 1491 115 1 57 587 0 20 24 23 14 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.98 1.00 Satd. Flow (prot) 1674 3362 1623 1719 3279 1805 1452 Fit Permitted 0.36 1.00 1.00 0.09 1.00 0.98 1.00 Satd Flow (perm) 641 3362 1623 160 3279 1805 1452 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 35 1621 125 1 62 638 0 22 26 25 15 RTOR Reduction (vph) 0 0 0 65 0 0 0 0 0 0 24 0 Lane Group Flow (vph) 0 37 1621 60 0 63 638 0 0 48 1 0 Heavy Vehicles (%) 0% 10% 9% 1 % 0% 4% 9% 0% 6% 5% 14% 8% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 48.5 45.2 45.2 49.7 45.3 5.0 5.0 Effective Green, g (s) 48.5 45.2 45.2 49.7 45.3 5.0 5.0 Actuated g/C Ratio 0.52 0.48 0.48 0.53 0.48 0.05 0.05 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 365 1616 780 159 1580 96 77 v/s Ratio Prot 0.00 c0.48 0.04 c0.02 0.19 c0.03 0.00 v/s Ratio Perm 0.05 0.19 v/c Ratio 0.10 1.00 0.08 0.40 0.40 0.50 0.02 Uniform Delay, dl 11.4 24.4 13.2 19.2 15.7 43.3 42.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 23.1 0.2 0.6 0.8 1.5 0.0 Delay (s) 11.4 47.5 13.3 19.8 16.4 44.8 42.2 Level of Service B D B B B D D Approach Delay (s) 44.4 16.7 43.9 Approach LOS D B D Intersection Summa HCM 2000 Control Delay 37.8 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.89 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 81.8% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 2024 Background AM 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 ,/ Movement SBT SBR Lane Configurations 44 Traffic Volume (vph) 47 117 Future Volume (vph) 47 117 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frt 0.91 Flt Protected 1.00 Satd. Flow (prot) 1658 Fit Permitted 1.00 Satd Flow (perm) 1658 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 51 127 RTOR Reduction (vph) 77 0 Lane Group Flow (vph) 117 0 Heavy Vehicles (%) 7% 0% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 9.4 Effective Green, g (s) 9.4 Actuated g/C Ratio 0.10 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 165 v/s Ratio Prot c0.07 v/s Ratio Perm v/c Ratio 0.71 Uniform Delay, d1 41.0 Progression Factor 1.00 Incremental Delay, d2 10.7 Delay (s) 51.6 Level of Service D Approach Delay (s) 51.6 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2024 Background AM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 -1" --* '-- *-- T `► j ./ - or Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +' if +T r Vi ttt Vi tT Traffic Volume (vph) 9 1 0 215 0 234 0 714 155 312 552 8 Future Volume (vph) 9 1 0 215 0 234 0 714 155 312 552 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 195 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1 % 0% 12% 3% 1 % 17% 0% Shared Lane Traffic (%) 50% Lane Group Flow (vph) 0 11 0 117 117 254 0 944 0 339 609 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 19.0 19.0 19.0 13.0 49.0 38.0 74.0 Total Split (%) 11.7% 11.7% 11.7% 15.8% 15.8% 15.8% 10.8% 40.8% 31.7% 61.7% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.14 0.73 0.73 0.66 0.38 0.88 0.25 Control Delay 59.5 76.7 76.7 14.6 18.5 69.0 4.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.5 76.7 76.7 14.6 18.5 69.0 4.3 Queue Length 50th (ft) 8 93 93 0 140 255 47 Queue Length 95th (ft) 28 156 156 78 247 346 116 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 195 Base Capacity (vph) 126 193 193 411 2464 483 2439 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.09 0.61 0.61 0.62 0.38 0.70 0.25 Interseccbon Summary Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr Area Type: Other Cycle Length:120 Actuated Cycle Length:120 Offset: 40 (33%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 65 Control Type: Actuated -Coordinated ..�_. a ✓ .... ,.J',. .�yl/�+'e'�:%4d.Gf ,p. f�..+{rAWtt r/.. ,.i�.N kr t�. 07/17/2018 Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Movement EBL EBT EBR WBL MT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r Vi +T r Vi ttT tT Traffic Volume (vph) 9 1 0 215 0 234 0 714 155 312 552 8 Future Volume (vph) 9 1 0 215 0 234 0 714 155 312 552 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 0.97 1.00 1.00 Fit Protected 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1790 1632 1632 1583 4619 1787 3084 Fit Permitted 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd Flow (perm) 1790 1632 1632 1583 4619 1787 3084 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 10 1 0 234 0 254 0 776 168 339 600 9 RTOR Reduction (vph) 0 0 0 0 0 229 0 22 0 0 0 0 Lane Group Flow (vph) 0 11 0 117 117 25 0 922 0 339 609 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 4% 0% 1 % 0% 12% 3% 1 % 17% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 1.1 11.9 11.9 11.9 59.1 25.9 90.5 Effective Green, g (s) 1.1 11.9 11.9 11.9 59.1 25.9 90.5 Actuated g/C Ratio 0.01 0.10 0.10 0.10 0.49 0.22 0.75 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 16 161 161 156 2274 385 2325 v/s Ratio Prot c0.01 c0.07 0.07 0.02 c0.20 c0.19 0.20 v/s Ratio Perm v/c Ratio 0.69 0.73 0.73 0.16 0.41 0.88 0.26 Uniform Delay, dl 59.3 52.5 52.5 49.5 19.3 45.6 4.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 67.5 12.9 12.9 0.2 0.5 19.8 0.3 Delay (s) 126.8 65.4 65.4 49.7 19.8 65.3 4.8 Level of Service F E E D B E A Approach Delay (s) 126.8 57.2 19.8 26.4 Approach LOS F E B C Intersection Summa HCM 2000 Control Delay 30.6 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.57 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 60.9% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 4\ t 1 Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations I (I Q, TN Traffic Volume (vph) 137 3 58 96 10 137 Future Volume (vph) 137 3 58 96 10 137 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 0 0 Storage Lanes 1 1 0 0 Taper Length (ft) 0 25 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 3% 0% 0% 1 % 0% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 149 3 0 167 160 0 Sign Control Stop Free Free Infersect Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 Intersection Int Delay, s/veh 4.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations r +T T.) Traffic Vol, veh/h 137 3 58 96 10 137 Future Vol, veh/h 137 3 58 96 10 137 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 3 0 0 1 0 6 Mvmt Flow 149 3 63 104 11 149 MajorlMinor M6k Majorl Major2 Conflicting Flow All 316 86 160 0 0 Stage 1 86 - - - - - Stage 2 230 - - - Critical Hdwy 5.83 5.9 4.1 - - - Critical Hdwy Stg 1 4.83 - - Critical Hdwy Stg 2 4.83 - - - - - Follow-up Hdwy 3.527 3.3 2.2 - Pot Cap-1 Maneuver 711 985 1432 - - Stage 1 948 - - - Stage 2 837 - - - - - Platoon blocked, % - Mov Cap-1 Maneuver 678 985 1432 - - - Mov Cap-2 Maneuver 678 - - Stage 1 903 - - - - - Stage 2 837 - - - - Approach EB NB SB HCM Control Delay, s 11.7 2.9 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1432 - 678 985 - - HCM Lane V/C Ratio 0.044 - 0.22 0.003 - - HCM Control Delay (s) 7.6 0 11.8 8.7 - - HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0.1 - 0.8 0 - - Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBIQ Lane Configurations Vi tt r Vi tl +T if Traffic Volume (vph) 10 87 795 21 1 67 1639 8 97 56 100 9 Future Volume (vph) 10 87 795 21 1 67 1639 8 97 56 100 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 200 360 0 0 500 0 Storage Lanes 1 1 1 0 0 1 0 Taper Length (ft) 0 0 25 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1% 5% 5% 0% 7% 3% 0% 1% 0% 2% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 0 104 846 22 0 72 1753 0 0 163 106 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 21.0 43.0 16.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1 % 35.1 % 22.3% 22.3% 45.7% 17.0% 17.0% 17.0% 21.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.54 0.50 0.02 0.24 1.08 1.17 0.33 Control Delay 24.2 19.6 0.0 12.2 75.1 170.8 2.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 24.2 19.6 0.0 12.2 75.1 170.8 2.6 Queue Length 50th (ft) 27 183 0 18 -655 -117 0 Queue Length 95th (ft) 69 269 0 41 #851 #243 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 208 1678 882 426 1622 139 326 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.50 0.50 0.02 0.17 1.08 1.17 0.33 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 4/ Lane Group — SBT SBR. Lane Configurations +14 Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 0 Storage Lanes 0 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#Ihr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1 % Shared Lane Traffic (%) Lane Group Flow (vph) 157 0 Turn Type NA Protected Phases 4 Permitted Phases Detector Phase 4 Switch Phase Minimum Initial (s) 5.0 Minimum Split (s) 12.7 Total Split (s) 20.0 Total Split (%) 21.3% Yellow Time (s) 3.2 All -Red Time (s) 4.5 Lost Time Adjust (s) 0.0 Total Lost Time (s) 7.7 Lead/Lag Lag Lead -Lag Optimize? Yes Recall Mode None v/c Ratio 0.73 Control Delay 43.3 Queue Delay 0.0 Total Delay 43.3 Queue Length 50th (ft) 52 Queue Length 95th (ft) 114 Internal Link Dist (ft) 236 Turn Bay Length (ft) Base Capacity (vph) 276 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.57 Intersection Summary Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:110 Control Type: Actuated -Coordinated 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. Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 ♦ Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL' NBT NBR' SB Lane Configurations tt r t"k +T r Traffic Volume (vph) 10 87 795 21 1 67 1639 8 97 56 100 9 Future Volume (vph) 10 87 795 21 1 67 1639 8 97 56 100 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Fipb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd. Flow (prot) 1816 3490 1561 1672 3468 1876 1623 Fit Permitted 0.09 1.00 1.00 0.25 1.00 0.97 1.00 Satd. Flow (perm) 181 3490 1561 440 3468 1876 1623 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 11 93 846 22 1 71 1744 9 103 60 106 10 RTOR Reduction (vph) 0 0 0 12 0 0 1 0 0 0 98 0 Lane Group Flow (vph) 0 104 846 10 0 72 1752 0 0 163 8 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 5% 0% 7% 3% 0% 1% 0% 2% 0% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 47.2 43.6 43.6 48.4 42.3 7.0 7.0 Effective Green, g (s) 47.2 43.6 43.6 48.4 42.3 7.0 7.0 Actuated g/C Ratio 0.50 0.46 0.46 0.51 0.45 0.07 0.07 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 176 1618 724 289 1560 139 120 v/s Ratio Prot c0.03 0.24 0.01 0.01 c0.51 c0.09 0.00 v/s Ratio Perm 0.27 0.12 v/c Ratio 0.59 0.52 0.01 0.25 1.12 1.17 0.07 Uniform Delay, dl 20.6 17.8 13.6 12.3 25.9 43.5 40.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.5 1.2 0.0 0.2 64.6 130.2 0.1 Delay (s) 24.1 19.0 13.6 12.5 90.4 173.7 40.5 Level of Service C B B B F F D Approach Delay (s) 19.5 87.3 121.2 Approach LOS B F F Intersection Summary HCM 2000 Control Delay 67.7 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 1.02 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 93.8% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 41 Movement __ _- _ - 88T S13R Lane Configurations 431 Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, ped/bikes 1.00 Frt 0.92 Flt Protected 1.00 Satd. Flow (Prot) 1662 Flt Permitted 1.00 Satd. Flow (perm) 1662 _ Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 52 95 RTOR Reduction (vph) 62 0 Lane Group Flow (vph) 95 0 Confl. Peds. (#/hr) 2 Heavy Vehicles N 4% 1 % Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 8.7 Effective Green, g (s) 8.7 Actuated g/C Ratio 0.09 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 153 v/s Ratio Prot c0.06 v/s Ratio Perm v/c Ratio 0.62 Uniform Delay, dl 41.1 Progression Factor 1.00 Incremental Delay, d2 5.6 Delay (s) 46.6 Level of Service D Approach Delay (s) 46.6 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2024 Background PM Synchro 10 Report WC Page 10 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix I May 2018 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBIL SBT SBN Lane Configurations +' r Vi +T r Vi W) tT.) Traffic Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Future Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 350 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 8% 0% 10% 0% 10% 11 % 17% 14% 0% Shared Lane Traffic (%) 49% Lane Group Flow (vph) 0 11 7 41 40 29 1 821 0 71 779 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 17.0 17.0 17.0 13.0 29.0 30.0 46.0 Total Split (%) 15.6% 15.6% 15.6% 18.9% 18.9% 18.9% 14.4% 32.2% 33.3% 51.1% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.11 0.02 0.37 0.36 0.09 0.01 0.26 0.53 0.32 Control Delay 42.8 0.2 48.0 47.7 0.6 40.0 8.9 52.8 6.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 42.8 0.2 48.0 47.7 0.6 40.0 8.9 52.8 6.0 Queue Length 50th (ft) 6 0 23 22 0 1 57 39 41 Queue Length 95th (ft) 23 0 m40 m40 m0 6 130 79 177 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 100 350 Base Capacity (vph) 167 358 200 202 386 151 3127 420 2446 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.02 0.20 0.20 0.08 0.01 0.26 0.17 0.32 Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Offset: 40 (44%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 60 Control Type: Actuated -Coordinated m Volume for 95th percentile queue is metered by upstream signal. Hines Carpers Valley 07/17/2018 2024 Total AM WC 07/17/2018 Synchro 10 Report Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBl SBT SBR Lane Configurations +' r '� +T r ) ttT tT Traffic Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Future Volume (vph) 10 0 6 74 1 27 1 634 121 65 716 1 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 1.00 0.95 0.95 1.00 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 0.85 1.00 0.98 1.00 1.00 Flt Protected 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1778 1591 1572 1581 1454 1823 4641 1543 3166 Fit Permitted 0.95 1.00 0.95 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (perm) 1778 1591 1572 1581 1454 1823 4641 1543 3166 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 11 0 7 80 1 29 1 689 132 71 778 1 RTOR Reduction (vph) 0 0 7 0 0 27 0 17 0 0 0 0 Lane Group Flow (vph) 0 11 0 41 40 2 1 804 0 71 779 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 8% 0% 10% 0% 10% 11 % 17% 14% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 2.1 2.1 5.3 5.3 5.3 1.0 53.7 6.9 59.6 Effective Green, g (s) 2.1 2.1 5.3 5.3 5.3 1.0 53.7 6.9 59.6 Actuated g/C Ratio 0.02 0.02 0.06 0.06 0.06 0.01 0.60 0.08 0.66 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 41 37 92 93 85 20 2769 118 2096 v/s Ratio Prot c0.01 0.00 c0.03 0.03 0.00 0.00 0.17 c0.05 c0.25 v/s Ratio Perm v/c Ratio 0.27 0.00 0.45 0.43 0.02 0.05 0.29 0.60 0.37 Uniform Delay, dl 43.2 42.9 40.9 40.9 39.9 44.0 8.9 40.2 6.8 Progression Factor 1.00 1.00 0.99 0.99 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.3 0.0 1.2 1.1 0.0 0.4 0.3 5.8 0.5 Delay (s) 44.5 42.9 41.6 41.6 39.9 44.4 9.1 46.0 7.3 Level of Service D D D D D D A D A Approach Delay (s) 43.9 41.1 9.2 10.6 Approach LOS D D A B Intersection Summary HCM 2000 Control Delay 12.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.41 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 46.5% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 t l Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations '� T t iN Traffic Volume (vph) 43 86 14 39 327 76 Future Volume (vph) 43 86 14 39 327 76 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 150 150 Storage Lanes 1 1 1 1 Taper Length (ft) 0 0 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 22% 29% 19% 18% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 47 93 15 42 355 83 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 :T7'M� Int Delay, s/veh Movement 2.7 EBL EBR NBL NBT SBT SBR Lane Configurations '� �' '� t T r Traffic Vol, veh/h 43 86 14 39 327 76 Future Vol, veh/h 43 86 14 39 327 76 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 150 - - 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 10 22 29 19 18 5 Mvmt Flow 47 93 15 42 355 83 Major/Minor Wnor2 Majorl Major2 Conflicting Flow All 427 355 438 0 0 Stage 1 355 - - - - - Stage 2 72 - - - Critical Hdwy 5.9 6.12 4.39 - - - Critical Hdwy Stg 1 4.9 - - - Critical Hdwy Stg 2 4.9 - - - - - Follow-up Hdwy 3.59 3.498 2.461 - Pot Cap-1 Maneuver 612 665 992 - - Stage 1 734 - - Stage 2 942 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 603 665 992 - - - Mov Cap-2 Maneuver 603 - - - - Stage 1 723 - - - - - Stage 2 942 - - Approach EB NB SB HCM Control Delay, s 11.4 2.3 0 HCM LOS B Minor Lane/Maior Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 992 - 603 665 - - HCM Lane V/C Ratio 0.015 - 0.078 0.141 - - HCM Control Delay (s) 8.7 - 11.5 11.3 - - HCM Lane LOS A - B B - HCM 95th %tile Q(veh) 0 - 0.3 0.5 - - Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 + Larie Group EBU EIRL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations Vi tT r t1 +T if Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 650 360 0 450 500 0 Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Shared Lane Traffic (%) 18% Lane Group Flow (vph) 0 35 1566 257 0 134 604 0 30 32 34 0 Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 13.3 13.3 47.8 47.8 15.5 15.5 50.0 14.0 14.0 14.0 12.7 Total Split (%) 14.8% 14.8% 53.1 % 53.1 % 17.2% 17.2% 55.6% 15.6% 15.6% 15.6% 14.1 % Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.08 0.92 0.32 0.92 0.32 0.38 0.34 0.11 Control Delay 7.8 32.2 2.8 98.3 12.4 54.6 51.3 0.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.8 32.2 2.8 98.3 12.4 54.6 51.3 0.8 Queue Length 50th (ft) 7 441 0 77 108 17 18 0 Queue Length 95th (ft) 19 #614 37 #187 147 47 49 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 650 360 450 500 Base Capacity (vph) 462 1708 804 146 1912 80 93 300 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.92 0.32 0.92 0.32 0.38 0.34 0.11 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 .1 Lane Group .. _ SBT SBR Lane Configurations +' r Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 62 120 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 12.7 12.7 Total Split (%) 14.1% 14.1% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None v/c Ratio 0.65 0.37 Control Delay 73.7 3.3 Queue Delay 0.0 0.0 Total Delay 73.7 3.3 Queue Length 50th (ft) 35 0 Queue Length 95th (ft) #98 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 95 321 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.65 0.37 Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Koute 5u { IF01 —**02 R +�1�k3 *04 05 06 R Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement EBU EBL EBT EBR WBU WBL MT WBR NBL NBT NBR SB Lane Configurations tt r tl *T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 At Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (prot) 1674 3424 1344 1655 3309 1453 1687 1465 Flt Permitted 0.40 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (perm) 696 3424 1344 1655 3309 1453 1687 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 257 1 133 604 0 37 25 34 14 RTOR Reduction (vph) 0 0 0 134 0 0 0 0 0 0 32 0 Lane Group Flow (vph) 0 35 1566 123 0 134 604 0 30 32 2 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 10% 7% 22% 0% 8% 8% 0% 21% 5% 13% 8% Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Actuated Green, G (s) 49.9 43.1 43.1 8.0 46.9 4.0 4.0 4.0 Effective Green, g (s) 49.9 43.1 43.1 8.0 46.9 4.0 4.0 4.0 Actuated g/C Ratio 0.55 0.48 0.48 0.09 0.52 0.04 0.04 0.04 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 418 1639 643 147 1724 64 74 65 v/s Ratio Prot 0.00 c0.46 0.09 c0.08 c0.18 c0.02 0.02 0.00 v/s Ratio Perm 0.04 v/c Ratio 0.08 0.96 0.19 0.91 0.35 0.47 0.43 0.02 Uniform Delay, d1 9.2 22.5 13.5 40.6 12.6 42.0 41.9 41.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 13.9 0.7 48.0 0.6 2.0 1.5 0.1 Delay (s) 9.2 36.4 14.1 88.6 13.2 43.9 43.4 41.2 Level of Service A D B F B D D D Approach Delay (s) 32.8 26.9 42.8 Approach LOS C C D Intersection Summary HCM 2000 Control Delay 32.4 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.92 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 79.9% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Movement SBT SBR Lane Configurations +T r Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 1.00 Flpb, pedlbikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1726 1591 Fit Permitted 0.99 1.00 Satd. Flow (perm) 1726 1591 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 0 113 Lane Group Flow (vph) 62 7 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 5.0 5.0 Effective Green, g (s) 5.0 5.0 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 95 88 v/s Ratio Prot c0.04 0.00 v/s Ratio Perm We Ratio 0.65 0.08 Uniform Delay, dl 41.6 40.3 Progression Factor 1.00 1.00 Incremental Delay, d2 11.6 0.1 Delay (s) 53.2 40.4 Level of Service D D Approach Delay (s) 44.8 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL ,. NBT NBR SBL 'SBT SBR Lane Configurations +'T r +T+ +T r 4 Traffic Volume (vph) 149 101 21 0 14 0 7 0 0 0 0 20 Future Volume (vph) 149 101 21 0 14 0 7 0 0 0 0 20 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 190 150 0 0 55 0 0 Storage Lanes 0 1 0 0 0 1 0 0 Taper Length (ft) 0 0 25 25 Link Speed (mph) 35 35 25 25 Link Distance (ft) 608 749 480 379 Travel Time (s) 11.8 14.6 13.1 10.3 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 15% 35% 0% 0% 35% 0% 0% 0% 0% 0% 0% 15% Shared Lane Traffic (%) Lane Group Flow (vph) 0 272 23 0 15 0 0 8 0 0 22 0 Sign Control Free Free Stop Stop Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 11 HCM 2010 TWSC 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 intersection Int Delay, s/veh 4.5 Movement ' EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations +'T r 4 +T r +T+ Traffic Vol, vehlh 149 101 21 0 14 0 7 0 0 0 0 20 Future Vol, veh/h 149 101 21 0 14 0 7 0 0 0 0 20 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - 190 - - - 55 - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 0 - - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 15 35 0 0 35 0 0 0 0 0 0 15 Mvmt Flow 162 110 23 0 15 0 8 0 0 0 0 22 Major/Minor Majorl Major2 Minor Minor2 Conflicting Flow All 15 0 0 133 0 0 460 449 55 394 472 15 Stage 1 - - - - - - 434 434 - 15 15 - Stage 2 - - - - - 26 15 - 379 457 - Critical Hdwy 4.325 - - 4.1 - - 7.3 6.5 6.9 7.3 6.5 6.425 Critical Hdwy Stg 1 - - - - - - 6.5 5.5 - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 5.5 - 6.5 5.5 - Follow-up Hdwy 2.3425 - 2.2 - 3.5 4 3.3 3.5 43.4425 Pot Cap-1 Maneuver 1517 - - 1464 - - 502 508 1007 557 493 1025 Stage - - - - - - 576 585 - 1010 887 - Stage 2 - - - - - - 997 887 - 620 571 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1517 - - 1464 - - 448 449 1007 507 436 1025 Mov Cap-2 Maneuver - - - 448 449 - 507 436 - Stagel - - - - - - 509 517 - 893 887 - Stage 2 - - 976 887 - 548 505 - Approach EB WB NB SIB HCM Control Delay, s 4.2 0 13.2 8.6 HCM LOS B A Minor Lane/Maior Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 448 - 1517 - - 1464 - - 1025 HCM Lane V/C Ratio 0.017 0.107 - - - 0.021 HCM Control Delay (s) 13.2 0 7.7 0.1 - 0 - - 8.6 HCM Lane LOS B A A A - A A HCM 95th %tile Q(veh) 0.1 - 0.4 - - 0 - - 0.1 Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 12 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Lane Group EBL EBT EBR ML WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations +' r Vi +T r Vi ttT Vi tT Traffic Volume (vph) 9 1 0 257 0 265 0 714 164 315 552 8 Future Volume (vph) 9 1 0 257 0 265 0 714 164 315 552 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Storage Length (ft) 0 0 120 0 100 825 350 0 Storage Lanes 0 1 1 1 1 1 1 0 Taper Length (ft) 25 0 0 0 Right Turn on Red Yes Yes Yes Yes Link Speed (mph) 25 35 35 35 Link Distance (ft) 271 1066 978 1290 Travel Time (s) 7.4 20.8 19.1 25.1 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 0% 0% 7% 0% 5% 0% 12% 4% 1% 17% 0% Shared Lane Traffic (%) 50% Lane Group Flow (vph) 0 11 0 139 140 288 0 954 0 342 609 0 Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Detector Phase 3 3 3 4 4 4 1 6 5 2 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 10.5 Total Split (s) 14.0 14.0 14.0 19.0 19.0 19.0 13.0 49.0 38.0 74.0 Total Split (%) 11.7% 11.7% 11.7% 15.8% 15.8% 15.8% 10.8% 40.8% 31.7% 61.7% Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All -Red Time (s) 2.0 2.0 2.0 2.0 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 0.0 0.0 0.0 Total Lost Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lead/Lag Lead Lead Lead Lag Lag Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None C-Max None C-Max v/c Ratio 0.14 0.76 0.76 0.67 0.40 0.88 0.26 Control Delay 59.5 75.8 76.3 13.6 19.6 69.3 4.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 59.5 75.8 76.3 13.6 19.6 69.3 4.8 Queue Length 50th (ft) 8 110 111 0 150 257 55 Queue Length 95th (ft) 28 #192 #193 84 249 349 116 Internal Link Dist (ft) 191 986 898 1210 Turn Bay Length (ft) 120 350 Base Capacity (vph) 126 199 199 443 2377 483 2386 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.09 0.70 0.70 0.65 0.40 0.71 0.26 Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Area Type: Other Cycle Length:120 Actuated Cycle Length:120 Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green Natural Cycle: 70 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 1: Route 522 & Hotel Entrance/Costello Dr 07/17/2018 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB Lane Configurations 4' r +T r ) ttT+ '� 01 Traffic Volume (vph) 9 1 0 257 0 265 0 714 164 315 552 8 Future Volume (vph) 9 1 0 257 0 265 0 714 164 315 552 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) 3% 2% -2% 0% Total Lost time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.91 1.00 0.95 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 0.97 1.00 1.00 Flt Protected 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1790 1587 1587 1523 4608 1787 3084 Flt Permitted 0.96 0.95 0.95 1.00 1.00 0.95 1.00 Satd Flow (perm) 1790 1587 1587 1523 4608 1787 3084 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 10 1 0 279 0 288 0 776 178 342 600 9 RTOR Reduction (vph) 0 0 0 0 0 254 0 26 0 0 1 0 Lane Group Flow (vph) 0 11 0 139 140 34 0 928 0 342 608 0 Confl. Peds. (#/hr) 1 1 Confl. Bikes (#/hr) 1 1 Heavy Vehicles (%) 0% 0% 0% 7% 0% 5% 0% 12% 4% 1 % 17% 0% Turn Type Split NA Prot Split NA Prot Prot NA Prot NA Protected Phases 3 3 3 4 4 4 1 6 5 2 Permitted Phases Actuated Green, G (s) 1.1 14.0 14.0 14.0 56.9 26.0 88.4 Effective Green, g (s) 1.1 14.0 14.0 14.0 56.9 26.0 88.4 Actuated g/C Ratio 0.01 0.12 0.12 0.12 0.47 0.22 0.74 Clearance Time (s) 5.5 5.5 5.5 5.5 5.5 5.5 5.5 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 16 185 185 177 2184 387 2271 v/s Ratio Prot c0.01 0.09 c0.09 0.02 c0.20 c0.19 0.20 v/s Ratio Perm v/c Ratio 0.69 0.75 0.76 0.19 0.43 0.88 0.27 Uniform Delay, d1 59.3 51.3 51.4 47.9 20.8 45.5 5.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 67.5 14.1 14.4 0.2 0.6 20.0 0.3 Delay (s) 126.8 65.4 65.8 48.1 21.4 65.6 5.5 Level of Service F E E D C E A Approach Delay (s) 126.8 56.7 21.4 27.1 Approach LOS F E C C Intersection Summary HCM 2000 Control Delay 32.1 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.60 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 62.4% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 3 Lanes, Volumes, Timings 2: Prince Frederick Dr & Costello Dr 07/17/2018 Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Vi if Vi T t r Traffic Volume (vph) 137 15 131 303 54 137 Future Volume (vph) 137 15 131 303 54 137 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Grade (%) -3% -1 % -2% Storage Length (ft) 350 0 150 150 Storage Lanes 1 1 1 1 Taper Length (ft) 0 0 Link Speed (mph) 35 35 35 Link Distance (ft) 627 197 444 Travel Time (s) 12.2 3.8 8.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 3% 20% 14% 14% 17% 6% Shared Lane Traffic (%) Lane Group Flow (vph) 149 16 142 329 59 149 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 4 HCM 2010 TWSC 2: Prince Frederick Dr & Costello Dr 07/17/2018 intersection Int Delay, s/veh 4.8 Movement EBL EBR NBL NBT SBT SBR Lane Configurations r '� T T r Traffic Vol, veh/h 137 15 131 303 54 137 Future Vol, veh/h 137 15 131 303 54 137 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 350 0 150 - - 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % -3 - - -1 -2 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 3 20 14 14 17 6 Mvmt Flow 149 16 142 329 59 149 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 672 59 208 0 0 Stage 1 59 - - - - - Stage 2 613 - - - - Critical Hdwy 5.83 6.1 4.24 - - - Critical Hdwy Stg 1 4.83 - - - - Critical Hdwy Stg 2 4.83 - - - - - Follow-up Hdwy 3.527 3.48 2.326 Pot Cap-1 Maneuver 469 963 1295 - - Stage 1 971 - - - - Stage 2 597 - - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 417 963 1295 - - - Mov Cap-2 Maneuver 417 - - - - - Stage 1 864 - - - - - Stage 2 597 - - - Approach . EB NB SB HCM Control Delay, s 17.5 2.5 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 1295 - 417 963 - HCM Lane V/C Ratio 0.11 - 0.357 0.017 - HCM Control Delay (s) 8.1 - 18.4 8.8 - - HCM Lane LOS A - C A - HCM 95th %tile Q(veh) 0.4 - 1.6 0.1 - - Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL EBT EBR MU WBL WBT WBR NBL NBT NBR SBt I Lane Configurations tT r tT +T r Traffic Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Future Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 145 650 360 0 450 500 0 Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1 % 5% 19% 0% 7% 3% 0% 17% 0% 5% 0% Shared Lane Traffic (%) 38% Lane Group Flow (vph) 0 104 846 51 0 89 1753 0 146 149 194 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 15.6 15.6 53.0 53.0 18.6 18.6 56.0 25.4 25.4 25.4 13.0 Total Split (%) 14.2% 14.2% 48.2% 48.2% 16.9% 16.9% 50.9% 23.1 % 23.1 % 23.1 % 11.8% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None We Ratio 0.62 0.47 0.06 0.28 1.04 0.81 0.76 0.54 Control Delay 32.7 19.3 0.1 12.5 62.6 77.3 69.6 11.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 32.7 19.3 0.1 12.5 62.6 77.3 69.6 11.9 Queue Length 50th (ft) 31 210 0 26 -738 106 107 0 Queue Length 95th (ft) 82 279 0 49 #892 #189 178 64 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 145 650 360 450 500 Base Capacity (vph) 187 1812 820 386 1684 223 243 400 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.56 0.47 0.06 0.23 1.04 0.65 0.61 0.48 Intersection Summary Area Type: Other Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 6 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 4/ Lane Group SBT SBR Lane Configurations +' if Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (9/hr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1 % Shared Lane Traffic (%) Lane Group Flow (vph) 62 95 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 13.0 13.0 Total Split (%) 11.8% 11.8% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None We Ratio 0.65 0.35 Control Delay 81.4 3.4 Queue Delay 0.0 0.0 Total Delay 81.4 3.4 Queue Length 50th (ft) 43 0 Queue Length 95th (ft) #116 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 97 276 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.64 0.34 Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 7 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 Cycle Length:110 Actuated Cycle Length:110 Offset: 0 (0%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:100 Control Type: Actuated -Coordinated — 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. and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 49"01 i —rb2 05 V 06 07/17/2018 Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 8 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 * Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBC Lane Configurations tt r Vi tT +T r Traffic Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Future Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Said. Flow (prot) 1816 3490 1378 1671 3468 1502 1631 1577 Fit Permitted 0.07 1.00 1.00 0.26 1.00 0.95 0.97 1.00 Satd. Flow (perm) 143 3490 1378 458 3468 1502 1631 1577 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 11 93 846 51 1 88 1744 9 235 60 194 10 RTOR Reduction (vph) 0 0 0 25 0 0 1 0 0 0 171 0 Lane Group Flow (vph) 0 104 846 26 0 89 1752 0 146 149 23 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 1 % 5% 19% 0% 7% 3% 0% 17% 0% 5% 0% Turn Type D.P+P D.P+P NA Prot D,P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 59.7 55.6 55.6 60.9 53.5 13.3 13.3 13.3 Effective Green, g (s) 59.7 55.6 55.6 60.9 53.5 13.3 13.3 13.3 Actuated g/C Ratio 0.54 0.51 0.51 0.55 0.49 0.12 0.12 0.12 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 171 1764 696 312 1686 181 197 190 v/s Ratio Prot c0.03 0.24 0.02 0.01 c0.51 c0.10 0.09 0.01 v/s Ratio Perm 0.29 0.14 v/c Ratio 0.61 0.48 0.04 0.29 1.04 0.81 0.76 0.12 Uniform Delay, dl 24.0 17.8 13.7 12.4 28.2 47.1 46.8 43.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.2 0.9 0.1 0.2 32.9 21.3 13.6 0.1 Delay (s) 28.1 18.7 13.8 12.6 61.2 68.4 60.4 43.3 Level of Service C B B B E E E D Approach Delay (s) 19.4 58.8 56.0 Approach LOS B E E intersection Summary HCM 2000 Control Delay 46.9 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.94 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 90.2% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 9 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 1 � Movement SBT SBR Lane Configurations +' r Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 1.00 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1796 1575 Flt Permitted 0.99 1.00 Satd Flow (perm) 1796 1575 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 52 95 RTOR Reduction (vph) 0 90 Lane Group Flow (vph) 62 5 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1 % Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 5.9 5.9 Effective Green, g (s) 5.9 5.9 Actuated g/C Ratio 0.05 0.05 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 96 84 v/s Ratio Prot c0.03 0.00 v/s Ratio Perm v/c Ratio 0.65 0.06 Uniform Delay, d1 51.0 49.4 Progression Factor 1.00 1.00 Incremental Delay, d2 10.6 0.1 Delay (s) 61.7 49.5 Level of Service E D Approach Delay (s) 54.3 Approach LOS D Intersection Summary I Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 10 Lanes, Volumes, Timings 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 Lane Group _ EBL EBT EBR MIL MT WBR NBL NBT NBR SBL SBT SBR Lane Configurations +'t r + '� r +T+ Traffic Volume (vph) 12 44 4 0 219 0 17 0 0 0 0 61 Future Volume (vph) 12 44 4 0 219 0 17 0 0 0 0 61 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 150 190 150 0 0 55 0 0 Storage Lanes 0 1 0 0 1 1 0 0 Taper Length (ft) 0 0 25 25 Link Speed (mph) 35 35 25 25 Link Distance (ft) 608 749 480 379 Travel Time (s) 11.8 14.6 13.1 10.3 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 10% 25% 0% 0% 25% 0% 0% 0% 0% 0% 0% 10% Shared Lane Traffic (%) Lane Group Flow (vph) 0 61 4 0 238 0 18 0 0 0 66 0 Sign Control Free Free Stop Stop Intersection Summary Area Type: Other Control Type: Unsignalized Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 11 HCM 2010 TWSC 4: Frederick Co Pub Safety Ctr Entr #2/Site Entrance #1 & Coverstone Dr 07/17/2018 Int Delay, s/veh Movement 2.6 EBL EBT EBR _WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *Tt r +T+ r +T+ Traffic Vol, veh/h 12 44 4 0 219 0 17 0 0 0 0 61 Future Vol, veh/h 12 44 4 0 219 0 17 0 0 0 0 61 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - None Storage Length - - 190 - - - 0 - 55 - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 10 25 0 0 25 0 0 0 0 0 0 10 Mvmt Flow 13 48 4 0 238 0 18 0 0 0 0 66 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 238 0 0 52 0 0 345 - 24 288 316 238 Stage 1 - - - - - - 74 - - 238 238 - Stage 2 - - - - 271 - - 50 78 - Critical Hdwy 4.25 - 4.1 - - 7.3 - 6.9 7.3 6.5 6.35 Critical Hdwy Stg 1 - - - - 6.5 - - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 - - 6.5 5.5 - Follow-up Hdwy 2.295 2.2 - 3.5 - 3.3 3.5 4 3.395 Pot Cap-1 Maneuver 1277 - - 1567 - - 601 0 1053 658 603 778 Stage 1 - - - - 933 0 - 770 712 - Stage 2 - - - - - - 739 0 - 963 834 - Platoon blocked, % - Mov Cap-1 Maneuver 1277 - - 1567 - 546 - 1053 653 597 778 Mov Cap-2 Maneuver - - - - - 546 - - 653 597 - Stage 1 - - - - - - 924 - - 762 712 - Stage 2 - 676 - - 953 826 - Approach EB WB NB SB HCM Control Delay, s 1.6 0 11.8 10.1 HCM LOS B B Minor Lane/Maior Mvmt NBLn1 NBLn2 EBL EBT EBR WBL ' WBT WBR SBLnl Capacity (veh/h) 546 1277 - - 1567 - 778 HCM Lane V/C Ratio 0.034 0.01 - - - 0.085 HCM Control Delay (s) 11.8 0 7.8 0 - 0 - - 10.1 HCM Lane LOS B A A A A - - B HCM 95th %tile Q(veh) 0.1 - 0 - - 0 - - 0.3 Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 12 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix J May 2018 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB Lane Configurations '� tt r Vi 0 Vi +T r Traffic Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Future Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 175 650 360 0 450 500 0 Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles (%) 0% 10% 6% 23% 0% 8% 8% 0% 24% 5% 13% 8% Shared Lane Traffic (%) 23% Lane Group Flow (vph) 0 37 1621 291 0 151 638 0 35 37 39 0 Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 13.3 13.3 46.9 46.9 16.4 16.4 50.0 14.0 14.0 14.0 12.7 Total Split (%) 14.8% 14.8% 52.1% 52.1% 18.2% 18.2% 55.6% 15.6% 15.6% 15.6% 14.1% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.08 0.96 0.36 0.92 0.33 0.45 0.41 0.13 Control Delay 7.8 38.8 3.3 95.6 12.5 59.8 54.6 0.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.8 38.8 3.3 95.6 12.5 59.8 54.6 0.9 Queue Length 50th (ft) 8 -496 0 87 115 21 22 0 Queue Length 95th (ft) 19 #655 43 #203 157 #60 54 0 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 175 650 360 450 500 Base Capacity (vph) 445 1688 800 164 1912 78 91 300 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.96 0.36 0.92 0.33 0.45 0.41 0.13 Intersection Summary Area Type: Other Hines Carpers Valley 07/10/2018 2024 Total AM Imprvd Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Lane Group - SBT SBR I Lane Configurations +' r Traffic Volume (vph) 47 117 Future Volume (vph) 47 117 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#/hr) 2 Peak Hour Factor 0.92 0.92 Heavy Vehicles (%) 7% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 66 127 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 12.7 12.7 Total Split (%) 14.1% 14.1% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None v/c Ratio 0.69 0.40 Control Delay 78.6 3.6 Queue Delay 0.0 0.0 Total Delay 78.6 3.6 Queue Length 50th (ft) 38 0 Queue Length 95th (ft) #105 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 95 321 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.69 0.40 Intersection Summary Hines Carpers Valley 07/10/2018 2024 Total AM Imprvd Synchro 10 Report WC Page 2 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated — 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. its and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 A01 4 -rb2 It 05 906 Hines Carpers Valley 07/10/2018 2024 Total AM Imprvd Synchro 10 Report WC Page 3 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 4 V. Movement EBU EBL EBT EBR WBU WBL WBT MR NBL NBT NBR S% Lane Configurations tT r Vi tT Vi +T r Traffic Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Future Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (prot) 1674 3457 1333 1655 3309 1417 1648 1465 Flt Permitted 0.38 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (perm) 663 3457 1333 1655 3309 1417 1648 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 35 1621 291 1 150 638 0 46 26 39 15 RTOR Reduction (vph) 0 0 0 155 0 0 0 0 0 0 37 0 Lane Group Flow (vph) 0 37 1621 136 0 151 638 0 35 37 2 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 6% 23% 0% 8% 8% 0% 24% 5% 13% 8% Turn Type D.P+P D.P+P NA Prot Prot Prot NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 Actuated Green, G (s) 49.9 42.2 42.2 8.9 46.9 4.0 4.0 4.0 Effective Green, g (s) 49.9 42.2 42.2 8.9 46.9 4.0 4.0 4.0 Actuated g/C Ratio 0.55 0.47 0.47 0.10 0.52 0.04 0.04 0.04 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 401 1620 625 163 1724 62 73 65 v/s Ratio Prot 0.00 c0.47 0.10 c0.09 c0.19 c0.02 0.02 0.00 v/s Ratio Perm 0.05 v/c Ratio 0.09 1.00 0.22 0.93 0.37 0.56 0.51 0.03 Uniform Delay, dl 9.2 23.9 14.1 40.2 12.8 42.1 42.0 41.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 22.5 0.8 48.4 0.6 6.8 2.0 0.1 Delay (s) 9.3 46.4 14.9 88.6 13.4 49.0 44.0 41.2 Level of Service A D B F B D D D Approach Delay (s) 41.0 27.8 44.6 Approach LOS D C D Intersection Summary HCM 2000 Control Delay 38.1 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.97 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 82.2% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/10/2018 2024 Total AM Imprvd Synchro 10 Report WC Page 4 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/17/2018 i 41 Movement SBT SBR Lane Configurations +T Traffic Volume (vph) 47 117 Future Volume (vph) 47 117 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, pedlbikes 1.00 1.00 Flpb, pedlbikes 1.00 1.00 Frt 1.00 0.85 Flt Protected 0.99 1.00 Satd. Flow (prot) 1726 1591 Flt Permitted 0.99 1.00 Satd Flow (perm) 1726 1591 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 51 127 RTOR Reduction (vph) 0 120 Lane Group Flow (vph) 66 7 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 5.0 5.0 Effective Green, g (s) 5.0 5.0 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 95 88 v/s Ratio Prot c0.04 0.00 v/s Ratio Perm v/c Ratio 0.69 0.08 Uniform Delay, d1 41.8 40.3 Progression Factor 1.00 1.00 Incremental Delay, d2 16.3 0.1 Delay (s) 58.0 40.5 Level of Service E D Approach Delay (s) 46.5 Approach LOS D intersection Summary Hines Carpers Valley 07/10/2018 2024 Total AM Imprvd Synchro 10 Report WC Page 5 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 t t -� (F. 'r 4- 4,_ � t r� Lane Group . - ______EBU EBL -- EBT EBR WBU WBL WBT WBR NBL NOT NBR SOIL Lane Configurations Tt r '� tT *T if Traffic Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Future Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Storage Length (ft) 175 650 360 0 450 500 0, Storage Lanes 1 1 1 0 1 1 0 Taper Length (ft) 0 0 0 25 Right Turn on Red Yes Yes Yes Link Speed (mph) 45 45 35 Link Distance (ft) 2627 2740 700 Travel Time (s) 39.8 41.5 13.6 Confi. Peds. (#/hr) 2 Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Heavy Vehicles (%) 0% 1 % 5% 19% 0% 7% 3% 0% 17% 0% 5% 0% Shared Lane Traffic (%) 38% Lane Group Flow (vph) 0 104 846 51 0 89 1753 0 146 149 194 0 Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Detector Phase 5 5 2 2 1 1 6 3 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 14.0 12.7 Total Split (s) 13.3 13.3 57.9 57.9 14.1 14.1 58.7 30.0 30.0 30.0 13.0 Total Split (%) 11.6% 11.6% 50.3% 50.3% 12.3% 12.3% 51.0% 26.1 % 26.1 % 26.1 % 11.3% Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max C-Max None None C-Max None None None None v/c Ratio 0.69 0.46 0.06 0.28 1.02 0.77 0.72 0.53 Control Delay 42.0 19.9 0.1 13.5 57.4 73.2 67.0 11.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 42.0 19.9 0.1 13.5 57.4 73.2 67.0 11.4 Queue Length 50th (ft) 32 215 0 27 -762 111 112 0 Queue Length 95th (ft) #123 291 0 54 #922 175 176 63 Internal Link Dist (ft) 2547 2660 620 Turn Bay Length (ft) 175 650 360 450 500 Base Capacity (vph) 151 1831 822 322 1716 274 297 446 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.69 0.46 0.06 0.28 1.02 0.53 0.50 0.43 Intersection Summary Area Type: Other Hines Carpers Valley 07/10/2018 2024 Total PM Imprvd Synchro 10 Report WC Page 1 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 4/ Lane Group SBT SBR Lane Configurations +' r Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Storage Length (ft) 150 Storage Lanes 1 Taper Length (ft) Right Turn on Red Yes Link Speed (mph) 25 Link Distance (ft) 316 Travel Time (s) 8.6 Confl. Peds. (#Ihr) 2 Peak Hour Factor 0.94 0.94 Heavy Vehicles (%) 4% 1 % Shared Lane Traffic (%) Lane Group Flow (vph) 62 95 Turn Type NA Prot Protected Phases 4 4 Permitted Phases Detector Phase 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 Minimum Split (s) 12.7 12.7 Total Split (s) 13.0 13.0 Total Split (%) 11.3% 11.3% Yellow Time (s) 3.2 3.2 All -Red Time (s) 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 Total Lost Time (s) 7.7 7.7 Lead/Lag Lag Lag Lead -Lag Optimize? Yes Yes Recall Mode None None We Ratio 0.58 0.34 Control Delay 74.3 3.4 Queue Delay 0.0 0.0 Total Delay 74.3 3.4 Queue Length 50th (ft) 45 0 Queue Length 95th (ft) #123 0 Internal Link Dist (ft) 236 Turn Bay Length (ft) 150 Base Capacity (vph) 108 277 Starvation Cap Reductn 0 0 Spillback Cap Reductn 0 0 Storage Cap Reductn 0 0 Reduced v/c Ratio 0.57 0.34 Intersection Summary i Hines Carpers Valley 07/10/2018 2024 Total PM Imprvd Synchro 10 Report WC Page 2 Lanes, Volumes, Timings 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 Cycle Length: 115 Actuated Cycle Length:115 Offset: 0 (0%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:100 Control Type: Actuated -Coordinated — 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. lits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 �O1 * -WOO2 11 rF-- 05 06 Hines Carpers Valley 07/10/2018 2024 Total PM Imprvd Synchro 10 Report WC Page 3 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SB4 Lane Configurations tt r tT+ '� +T r Traffic Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Future Volume (vph) 10 87 795 48 1 83 1639 8 221 56 182 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Said. Flow (prot) 1816 3490 1378 1671 3468 1502 1631 1577 Flt Permitted 0.07 1.00 1.00 0.26 1.00 0.95 0.97 1.00 Satd. Flow (perm) 135 3490 1378 459 3468 1502 1631 1577 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 11 93 846 51 1 88 1744 9 235 60 194 10 RTOR Reduction (vph) 0 0 0 25 0 0 1 0 0 0 169 0 Lane Group Flow (vph) 0 104 946 26 0 89 1752 0 146 149 25 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 19% 0% 7% 3% 0% 17% 0% 5% 0% Turn Type D.P+P D.P+P NA Prot D.P+P D.P+P NA Split NA Prot Split Protected Phases 5 5 2 2 1 1 6 3 3 3 4 Permitted Phases 6 6 2 2 Actuated Green, G (s) 62.4 58.8 58.8 63.6 56.8 14.6 14.6 14.6 Effective Green, g (s) 62.4 58.8 58.8 63.6 56.8 14.6 14.6 14.6 Actuated g/C Ratio 0.54 0.51 0.51 0.55 0.49 0.13 0.13 0.13 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 155 1784 704 304 1712 190 207 200 v/s Ratio Prot c0.03 0.24 0.02 0.01 c0.51 c0.10 0.09 0.02 v/s Ratio Perm 0.33 0.15 v/c Ratio 0.67 0.47 0.04 0.29 1.02 0.77 0.72 0.12 Uniform Delay, d1 25.6 18.1 14.0 13.0 29.1 48.6 48.2 44.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 8.6 0.9 0.1 0.2 28.0 15.3 9.6 0.1 Delay (s) 34.2 19.0 14.1 13.2 57.1 63.9 57.8 44.6 Level of Service C B B B E E E D Approach Delay (s) 20.4 54.9 54.4 Approach LOS C D D Intersection Summa HCM 2000 Control Delay 44.9 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.92 Actuated Cycle Length (s) 115.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 90.2% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/10/2018 2024 Total PM Imprvd Synchro 10 Report WC Page 4 HCM Signalized Intersection Capacity Analysis 3: Prince Frederick Dr/Custer Ave & Route 50 07/31/2018 1 .1 Movement - - - _ - . -- - SBT SBR Lane Configurations *' r Traffic Volume (vph) 49 89 Future Volume (vph) 49 89 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, pedlbikes 1.00 1.00 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Flt Protected 0.99 1.00 Satd. Flow (prot) 1796 1575 At Permitted 0.99 1.00 Satd. Flow (perm) 1796 1575 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 52 95 RTOR Reduction (vph) 0 89 Lane Group Flow (vph) 62 6 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 4% 1% Turn Type NA Prot Protected Phases 4 4 Permitted Phases Actuated Green, G (s) 6.9 6.9 Effective Green, g (s) 6.9 6.9 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 107 94 v/s Ratio Prot c0.03 0.00 v/s Ratio Perm v/c Ratio 0.58 0.06 Uniform Delay, d1 52.6 51.0 Progression Factor 1.00 1.00 Incremental Delay, d2 4.7 0.1 Delay (s) 57.3 51.1 Level of Service E D Approach Delay (s) 53.5 Approach LOS D intersection Summary Hines Carpers Valley 07/10/2018 2024 Total PM Imprvd Synchro 10 Report WC Page 5 Hines Carper Valley Traffic Impact Study Frederick County, Virginia HINEX18001 Appendix K AyY-tif .1 f J, May 2018 Hines Carpers Valley Left -Turn Lane Warrants May 2018 2020 Total Conditions Prince Frederick Dr @ Costello Dr NB Left -Turn Lane .� .,0 NOR ONE � � - .. . E999999999�99999aav9999aocA9 . ... „aaaaa®aa��a�aaa�aaaaa�aaaaaaaaa mmmommm, mmmmm��mm��m��o���•mo,��mmm�mmmm�mmmm 9999: 99: :99999::�a:99:99:�a::99:999 9999 • m► • mmmmmmmm®�mamm� m�m��g11111111 m m�-_-__ � ��memmm9m69nmma99�m9amme'mm�om m�.,mm me9mmmmmmm®m99memmmo®mmmmmmmmmmmmmmmsmmmm�mmmm ■■■ ■■ ■■■■■■■ ■■■ ■■ Figure Source: Vi Road Design Manual, Calculations by Pennoni - Peak Hour: AM PM Left Turns 14 VPH 113 VPH % Left Turns 26.5% 30.6% Advancing Volume 54 VPH 367 VPH Opposing Volume 403 VPH 164 VPH Left Turn Lane Warrant - Satisfied Pennoni HINEX18001 Pcnnoni_HinesCarpersValley_Assignments_201804 Hines Carpers Valley Left -Turn Lane Warrants May 2018 2020 Total Conditions Coverstone Dr @ FCPSC (East Entrance)/Site Entrance #1 EB Left -Turn Lane Warrants for Left Turn Storage Lanes on Four -Lane Highways r801 1600 dNilI1■■■■■■■■ . • - • - • UOUNt■■■■■■■1400 ERMOMMENNIIIN III\1\\\@t•■�\■■■■■■■Mimi■ • - •' • • INN■►\1�{■■i1i1�■■■■■■■■■ • 1200 ■N\I■■\■■ili■nm■■■■M■� ■■Mil a■■\■■■■■■■■ /1UM■►■■■NO►U■■■■■■■■■■■■■■■■■■■■■■ LLJ n■M■M■■■■■■IIi OM■■■■■■■■■■■■m■m■■■ IF■■■■M■O■\■■■■■■M\li;■■■■■■■m■mM■■■■■M■■m■■■■■■■ `irdl€■1■M■■■Ma■■MMdI■■■■■Sli■m■■■■■■■M■■m■■mm■m■■■■■■m cart`mwr■Mm■m■■■■M■■a■a■nannn■■m■■■■■m■■■m■■s■mMMM■ • alb■Li■■■■■■■■■■■■■■la■Q■a■■■a■■■■■■ i■m 6UO ■■■■■■■■■■ ■ml�ml�■■■■■■■■■■■m■■■■M■mnencc�n■■■■■■■■mM■■■mM■■400 200 j0 200 300 400 1/t FT TURNING V01VF (VP.Hi FIGURE 3-3 WARRANTS FOR LEFT TURN STORAGE LANES ON FOUR -LANE HIGHWAYS" Figure Source: VDOT Road Design Manual, Calculations by Pennoni • 1 Peak Hour: AM PM Left Turns 149 VPH 21 VPH % Left Turns 55.0% 57.8% Advancing Volume 271 VPH 37 VPH Opposing Volume 14 VPH 80 VPH Left Turn Lane Warrant - Not Satisfied Pennoni HINEX 18001 Pennon_HinesCarpersValley_Assignments_201804 Hines Carpers Valley Left -Turn Lane Warrants May 2018 2024 Background Conditions (AM) Prince Frederick Dr @ Costello Dr NB Left -Turn Lane 800 Al-0 aJd, Ullb,gr1alitill MrbrBni;lita'r5 L = % Left Turns In VA S = Sioraqe .-englh Required = Q. 700 — — — — — 1 _ 4py ph (D-^_slgn Spr_ed) — — -- -- --- -- ------- � -- - - -- —I--- -- Q-- — --- - --- CD 400 _ ----- _ N` O300 ----------- ---- 0 O 2c}o o No Left -Turn > _ Lane Required _- ------- ------ ----- -- -- 100 p--- ii I L.L- - 1----- - - --1 I ---- 0 200 400 600 600 1000 VA ADVANCING VOLUME (VPH) FIGURE 3-9 40 Peak Hour: AM Left Turns 5 VPH % Left Turns 26.3% Advancing Volume 21 VPH Opposing Volume 220 VPH Left Turn Lane Warrant - Not Satisfied Pennoni HINEX 18001 Pennoni-HinesCarpersValley_Assignments_201804 Hines Carpers Valley Left -Turn Lane Warrants May 2018 2024 Background Conditions (PM) Prince Frederick Dr @ Costello Dr NB Left -Turn Lane owl", .,,MEN ME NINE No ME & MIUMMEEMM IMEMIMMEME • MMIMMEMEM MI NE I EM111110MIN MIME .,SEEN 110 ME IMEM MMMMMMM ,. m:mmmamm mmnm�mmmmmm:m�iom:mo�ml►..ammmmammmm® m:mmmammmmmmmmmm mmmo� s: em �e ® ,;� Figure Source: VDOT Road Design Manual, Calculations by Pennoni Peak Hour: PM Left Turns 58 VPH % Left Turns 37.6% Advancing Volume 154 VPH Opposing Volume 147 VPH Left Turn Lane Warrant - Not Satisfied PennOni HINEX 18001 Pennoni_I-IinesCarpersValley_Assignments_201804 Hines Carpers Valley Left -Turn Lane Warrants Revised July 2018 2024 Total Conditions Coverstone Dr @ FCPSC (East Entrance)/Site Entrance #1 EB Left -Turn Lane Warrants for Left Turn Storage Lanes on Four -Lane Highways on '' Ill►\,U`\\NOON■■■ IIl11LI\\ \�■■■■■■■■■■■■ III\1\1\1`►�.�@!t■■■■■■■■■■■ • . • - - • • - • • NCI\I\t\\I•■\■■■■■■■■■■■� u■■►\■ENNORNOa■■■■■■■■■■■■■■■■■■■ NIII\■E■7•\\O■NN�l\■■■■■■■■■■■■■■■■■■ u■1�■■►�►�►�a■�IIIINNI•■■■■■■■■■■ NOON■■ ■.IO■■■..►N■..■NN■■■■■■■■■NC■■NONE wal>!■►■■■■■■a■■■■.■■■■dal■■■■■■■■■■N■■■■■■■■■■■■■■■ rat�u■■■■■■■■■►■■■►■■►■aaa■■■■■■■■■■ ■■■■NNE■■■■■■ ®�■��■■■■NEB■■■■EEN■r,N■aN���aaN■N■■■■■■EN■■■■■■N . � iYilk■■a�■■■■N■N■N■■■OEE■■OO■O!E■■\Nil\N�JQ9lO�■■O■N� 200 7r, 200 300 400 =C'G V; L E I- I 1 UHNING VULUN.L (1/WHl FIGURE 3-3 WARRANTS FOR LEFT TURN STORAGE LANES ON FOUR -LANE HIGHWAYS* 40 -4100- Peak Hour: AM PM Left Turns 61 VPH 12 VPH % Left Turns 19.0% 20.4% Advancing Volume 321 VPH 60 VPH Opposing Volume 39 VPH 219 VPH Left Turn Lane Warrant - Not Satisfied Pennoni HMX 18001#ennoni_HinesCarpersValley_Assignments_201804.xlsx Hines Carpers Valley Left -Turn Lane Warrants Revised July 2018 2024 Total Conditions Prince Frederick Dr @ Costello Dr NB Left -Turn Lane ME 111011 MISSION IN MEN MEN MEMEMEN NINE mulibm, ... • ' •. �a► aaaaaaaaa�aaaa Figure Source: VDOT Road Design Manual, Calculations by Pennoni Peak Hour: AM PM Left Turns 18 VPH 131 VPH % Left Turns 26.5% 30.2% Advancing Volume 70 VPH 434 VPH Opposing Volume 454 VPH 191 VPH Left Turn Lane Warrant - Satisfied Pennoni HINEX18001 Pennoni_E[inesCarpersValley_Assignments_201804.x1sx Left Turn Lane Warrant - Satisfied Pennoni HINEX18001 Pennoni_E[inesCarpersValley_Assignments_201804.x1sx Hines Carpers Valley Right -Turn Lane Warrants May 2018 2018 Existinq Conditions Prince Frederick Dr @ Costello Dr SB Right -Turn Lane 120 , 100 k= :: i t >:: >`•:: ":4 FULL . -WIDTH TURN LANE AND TAPEn nFaum Cr ly. 0 t. a 63 w E3 APER AEOUInED ao NO LANES 20 OF TAPERS REQ1LJ ED - ----- ----- 1 --- 1C43 203 300 t03 500 600 7CO PIIV APPROACt11OTAL, VEWCL£5 KH YOUR ApFropna:e Radius r•_-quired at a!I Intersecbcns and Entrarfr-_s (Commercial cr pd"'ate). Intersection 2 • -0P_ Peak Hour: AM PM Prince Frederick Dr SB SB SB Approach Total 201 VPH 134 VPH Right Turns 54 VPH 125 VPH % Right Turns 26.9% 93.3% Right Turn Vol Adjusted? Yes No Right Turn Lane Warrant - Satisfied Source: VDOT RDM, Appendix, F, Figure 3-26 (Rev. 1-15). Calculations by Pennoni Pennoni HINEX 1800 Pennoni_HinesCarpersValley_Assignments_201804 Hines Carpers Valley Right -Turn Lane Warrants May 2018 2020 Background Conditions Prince Frederick Dr @ Costello Dr 5Es Right- i urn Lane Ito s f r IOD - .;• t ' FULL -WIDTH TUnN LANE AND TAPER REQUIREDi w ;:•: 2= ,f 63 ? �TAPCR nmumCD r 40 ` _ CL OR TAPERS REQURED __..1.. ,co 200 aoo 403 Soo 600 7co PI IV APPROACII rorAL, YD( CBEs PER IIOUH Apprcpda*e Radius r_ jvred at all Int_•rsect,crs and Entrartoe-s (Comm---rdal cr Pd.vate). Intersection 2 • Peak Hour: AM PM Prince Frederick Dr SB sB SIB Approach Total 207 VPH 138 VPH Right Turns 76 VPH 129 VPH % Right Turns 36.8% 93.3% Right Turn Vol Adjusted? No No Right Turn Lane Warrant - Satisfied Source: VDOT RDM, Appendix, F, Figure 3-26 (Rev. 1-15). Calculations by Pennoni Pennoni HINEX 1800 Pennoni_HinesCarpersValley_Assignments_201804 Hines Carpers Valley Right -Turn Lane Warrants May 2018 0 120 100 F-:: 2020 Total Conditions Prince Frederick Dr @ Costello Dr JD Kl9nt- i urn L-dnu :tit • FULL -WIDTH TURN LANF AND TAPER RFQUIRFD� TAPcn REQUIRED 20 _. NO TUI UN 1XNES OR TAPERS REQUIRED 1 1CQ 200 000 400 500 600 7CO PIIV APPRDACFI TOTAL, VF.1I:CLES PER HOUR Appropna:e Radius rE-quired at a!I Intersectic ns and Entrana-_s (Commercial cr Pii�ate7. Intersection 2 40 -4010- Peak Hour: AM PM Prince Frederick Dr SB SB SB Approach Total 403 VPH 164 VPH Right Turns 76 VPH 129 VPH % Right Turns 18.9% 78.5% Adjusted? No No Right Turn Lane Warrant - Satisfied Source: VDOT RDM, Appendix, F, Figure 3-26 (Rev. 1-15). Calculations by Pennoni Pennoni HINEX 1800 Pcnnoni_I-IinesCarpersValley_Assignments_201804 Hines Carpers Valley Right -Turn Lane Warrants May 2018 120 2024 Background Conditions Prince Frederick Dr @ Costello Dr JCS M1 (li- 1 UUF1 LdllV FULL -WIDTH TURN LANE. ANn TAPER RE.QUIRM TAPER REOUIrIED 20 .- No TLT..V LkN_ES OR LAYERS REQUIRED IN 203 3D3 403 5o3 E03 700 PHV APPROACH *rorAL, YO CLES PEA HOUR Appropria*e Radius required ;t ail Intersecticris and Entranzes (Commercial cr Private). Intersection 2 • Peak Hour: AM PM Prince Frederick Dr SB SB SB Approach Total 220 VPH 147 VPH Right Turns 81 VPH 137 VPH % Right Turns 36.8% 93.3% Adjusted? No No Right Turn Lane Warrant - Satisfied Source: VDOT RDM, Appendix, F, Figure 3-26 (Rev. 1-15). Calculations by Pennoni Pennoni HINEX 1800 Pennoni_FlincsCarpersValley_Assignments_201804 117 East Piccadilly Street Winchester, VA 22601-5002 T: 540-667-2139 F: 540-665-0493 www.pennoni.com October 1, 2018 Mr. Matthew B. Smith, PE Area Land Use Engineer VDOT- Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Re: Hines Carpers Valley Traffic Impact Study (Revision 1) Response to VDOT Comments (Received September 19, 2018) Pennoni HINEX18001 Dear Mr. Smith: On behalf of the potential purchaser and developer of a portion of the Governor's Hill property assembly, Pennoni is pleased to provide responses to the VDOT comments received on September 19, 2018 for the Hines Carpers Valley Traffic Impact Study (Revision 1). To address Comment #3, dual WB left -turn lanes were analyzed at the Route 50/Prince Frederick Dr signal under 2020 and 2024 Total scenarios (see Attachment A). The other comments do not significantly alter the TIA recommendations. However, based on the comments, other portions of the capacity analysis have been updated and included in this letter for your technical files. The updated LOS/Queue Tables are Attachments B and C and the relevant updated Synchro outputs are Attachments D-F. Updated electronic Synchro files are contained in the accompanying CD. The individual VDOT comments are noted in the following pages, with our responses in bold italic. 1. The decision was made to adjust the Phase 2 trip generation from the higher traffic generating "General Light Industrial" used in the first TIA submittal to the lower generating "High -Cube Transload & Short -Term Storage Warehouse" land use code. We request that the applicant coordinate with VDOT on such scoping changes in the future prior to submittal so as to avoid lost effort should there be a significant disagreement with regard to the methodology. In this case, VDOT finds the change in land use assumption acceptable provided that the applicant identifies either a trip generation trigger for phase 2 or land use restrictions that would prevent trip generation from exceeding the assumptions used in the TIA. At present, no such trigger or restriction is proposed in the rezoning package. Please advise VDOT and County staff as to the applicant's desired path toward binding the TIA assumptions to the properties of the proposed rezoning and associated development plan. In the absence of such binding terms, VDOT recommends that the TIA be revised to return to the "highest and best use" land use assumptions used in the original TIA submittal. Response: The rezoning application proffers are updated to reflect the density and use thresholds required to add land use restrictions to the proffers. Proffers also are updated to reflect overall Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 2 Mr Matthew B Smith P E Responses to VDOT Comments improvements at Route 50 to account for potential improvements proffered by others. See Attachment A for updated TIA Mitigation Figure 23. 2. The rezoning proffer package includes a Phase 2 trigger of 500,000 SF for the extension of Coverstone Drive to the second development entrance, while Phase 1 in the TIA includes 405,000 SF of development. It is unclear why there is a discrepancy here. VDOT recommends that the TIA assumptions and the proffers be in agreement with respect to development phasing. Response: Updated. 3. 2020 and 2024 Total AM: US-17/50 & Prince Frederick Dr/Custer Ave, 2020 and 2024 build out conditions in the AM peak degrade the US 50 WB LT from a LOS B to a LOS F. While a cycle length increase and split optimization are able to this movement to a LOS E in each scenario, additional mitigation would be desirable to improve this movement to an acceptable LOS. Response: LOS "D" has been achieved for the WB left -turn by having dual WB left -turn lanes in the 2020 and 2024 Total scenarios (a NB right -turn overlap phase was also required to keep the LOS of all approaches at LOS "D" or better for the 2024 Total PM scenario and was preemptively applied to 2020 Total as well for consistency in signal operations). The updated LOS/Queue tables (corresponding to Tables 8B and 12B in the TIA) are Attachment B The Synchro outputs are Attachment D: 4. 2020 Background PM: Volume was over capacity at US-17/50 & Prince Frederick Dr/Custer Ave intersection for the westbound and northbound movements. Split optimization corrected the V/C issues. Response: Verified. The updated LOS/Queue table (corresponding to Table 5 in the TIA) is Attachment C., The Synchro outputs are Attachment E. Since this was under background conditions, the update does not alter the TIA recommendations. 5. 2020 Total AM: There was a coding error for the left -turn movement from EB US-17/50 to NB Custer. The EB U-turn was coded as "D.P+P" which is correct, whereas the EB left turn was coded as "D.Pm"—in other words, permissive only and unable to proceed on the green arrow for this movement. Response: Corrected. The updated LOS/Queue table (corresponding to Table 8B in the TIA) is in Attachment B. The Synchro outputs are in Attachment F. Since this was under unmitigated conditions, this correction does not alter the TIA recommendations. 6. 2024 Background AM: Intersection at US-17/50 & Prince Frederick Dr/Custer Ave had protected - only left turns both eastbound and westbound on US-17/50 whereas both could have been protected/permissive. The raw cross products were (1+54)(1441+108) = 85,195 for the WB left and (32)(556) = 17,792 for the EB left —both of which are less than the 100,000 threshold for two opposing lanes so both of these could have been operated in the protected/permissive mode. Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 3 Mr. Matthew B. Smith P.E. Responses to VDOT Comments Response: The analysis was conducted with the opposing left -turns operating as protected/permissive and the results shown in the TIA (Figure 8, Table 5, Appendix E) are based on that analysis. The error was in the electronic Synchro file submission. The correct file is contained in the accompanying CD. 7. 2024 Total PM: westbound US-17/50 was over capacity at its intersection with Prince Frederick Dr/ Custer Ave. Split optimization resolved the V/C issues. Response: No longer applicable. The dual WB left -turns carried over from 1020 Total (to address Comment #3) resolve the V/C issue. 8. All models had the right -turn movements coded as "Prot" for the northbound and southbound right -turn movements from Prince Frederick and Custer onto US-17/50. The result is that, if no phase is coded in the "Permitted Phases" for the right -turn movement, then those right -turning drivers will never turn right on red in simulation. VDOT determined that this didn't have an impact on the Synchro or HCS 2000 result, but that is something to watch out for when reporting results from simulation. Response: Noted. 9. Proffer 6.2 — PHASE 1: Proffer States " Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any Industrial building up to 500,000 square feet on the Property." We raise the following concerns: What triggers completion of the roadway asphalt pavement sections intermediate and surface layers? Will roadway with only base asphalt be enough to support traffic generated by allowing certificate of occupancy prior to roadway completion? How will curb inlet drainage work without intermediate or surface asphalt installed? Response: Proffer updated to address timing of roadway final pavement completion. Surface asphalt layers to be completed upon completion of Phase 2 site construction. 10. Add a note to the MDP that final entrance locations will be determined at the time of site plan review stage and will need to comply with VDOT regulations and standards applicable at that time of development. Response: Note added. 11. Remove pavement design from the Coverstone Drive Typical Roadway Section shown on Sheet 3 of the MDP. The final pavement design will be reviewed and determined at the time of final roadway design. Response: Section removed. 12. The Typical Coverstone Drive Roadway Section should be increased to a minimum of 93' feet wide to allow for 5'- sidewalk (rather than 4' shown) and 4' buffer strip behind curbing (rather that 3' shown) and an 18' median (rather than 16') which is needed for pedestrian crossings through the median, thus meeting current design standards. Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 4 MTr Matthew B. Smith P E Responses to VDOT Comments Response: Updated. 13. MDP should show a temporary cul-de-sac at the end of Phase 1 roadway construction. Response: Added to MDP. Thank you for your coordination on this application. If you should have any questions, please contact me at (703) 840-4830 or Ron Mislowsky directly at (540) 771-2085. Sincerely, PENNONI C_x 4A-_-j Mr. Douglas R. Kennedy, P.E. Associate Vice President cc: Ron Mislowsky— Pennoni Wan Chong — Pennoni Attachment A: TIA Figure 23 (Route 50/Prince Frederick Dr Signal Mitigation) Updated Attachment B: LOS/Queue TIA Tables 86 (2020 Total) and 12B (2024 Total) Updated Attachment C: LOS/Queue TIA Table 5 (2020 Background) Updated Attachment D: Updated Synchro outputs for Route 50/Prince Frederick Dr signal (2020 Total Improved, 2024 Total) Attachment E: Updated Synchro outputs for Route 50/Prince Frederick Dr signal (2020 Background PM) Attachment F: Updated Synchro outputs for Route 50/Prince Frederick Dr signal (2020 Total AM) U:\Accounts\HINEX\HINEX18001- Hines Governors Hill\DELIVERABLES\TIA\Pennoni_CommentResponsesToVDOT_20181001r.docx Attachment A , �CUSTER AVER 01 ODIFY SIGNAL oak AZ �w �� AI I LEGEND • IMPROVEMENTS BY DEVELOPERS Po OF CARPERS VALLEY (7—ennon IMPROVEMENTS PROVIDED BY 0 150' 300' OTHERS (SEE PROFFERS FOR IMPLEMENTATION LANGUAGE) PENNONI ASSOCIATES INC. FIGURE UPDATED 13880 Dulles Comer Lane. Suite 100 Herndon, VA 20171 2018-09-28 WC T 703 449 6700 F 703 449 6713 Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 6 Mr. Mathew B Smith, P E Response to VDOT Comments Attachment B TIA Table 8B Updated: Short -Term 2020 LOS, Delay and Back of Queue with Site (Intersections 3 & 4) M Iatersectloo TratRk CoobvV Mitigation I�toe/Approack Storage Le q� (R) AM Peak Hour PM Peak Hour LOS DelayQur (aetheh) Back o{ r e (R) LOS Delay (sedvek) Back of Queve (R) 3 Route 50 & Prince Frederick Dr & Custer Ave Sigwlin;d FlasigYellow Arrow (protected/pernt'tssive) for EB Left AM & EB & WB lcfls PM EB/L 150 B 11.3 24 C 22.7 62 EB/IT 890 F 80.1 0790 B 18.4 253 EB/R 200 B 18.0 53 B 13.6 0 EB LOS - F. 70.2 - B 18.6 - WB/L 360 D 52.7 136 B 12.1 44 WB[rTR 1,140 B 16.0 183 E 68.9 11806 WB I,OS - C 22.6 - E 663 - NB/LT 1,420 E 56.6 #83 F 563.9 #398 NB/R 500 D 41.9 0 D 40.7 28 NB LOS - D 51.4 - F 356.9 - SB/LTR 265 D 49.8 124 D 44.9 104 SB LOS - D 49.8 - D 44.9 - Overall w/o MITIGATION - E 56.1 - F 89.6 - Lengthen EB right-tutm (625 ft + 100 ft taper) Law Dual WB left -hart Lines (100 ft+400 fttaper) Add new NB left -turn Line (350 ft+ 200 ft taper) Add separate SB rigi-A tunt Line (100 ft + 100 ft taper) EB/L 150 A 8.8 19 C 26.0 76 EB/rr 890 C 30.7 #637 B 18.4 261 ED/R 675 D 13.3 38 B 13.8 0 EB LOS - C 27.9 - B 19.0 - WB/LL 200 /400 D 40.4 65 D 50.7 52 WBfM 1,140 B 12.6 147 D 45.1 #837 WB WS - B 17.7 - D 45.4 - NBA, 450 E 59.8 47 E 63.1 155 NB/LT 1,420 D 51.3 49 E 58.0 157 NBIR 500 D 35.4 0 D 38.8 39 NB LOS - D 483 - D 51.9 - SB/LT 265 D 51.3 #98 E 56.3 # 109 SD/R 150 D 40.4 0 D 49.3 0 SB LOS - D 44.1 - D 52.1 - Overall w/ MITIGATION - C 27.0 - D 39.0 - 4 Coverstone Dr & Sic Entrance #1 &, Frederick Co Public Safety Center (East Errtrance) New Intersection Unsignalin:d EB/LT 520 A 7.7 10.0 A 7.5 0 EBrr A 0.1 - A 0.0 - EB/R 190 - EB LOS - 4.3 - WB/LTR 750 A 0.0 0 A 0.0 0 NVB LOS - - 0.0 - 0.0 - ND/LT 55 B 13.2 2.5 B 11.2 8 NB/R A 0.0 - A 0.0 - NB LOS - - - B 11.2 - SB/LTR 25 A 8.6 2.5 A 9.2 15 SB LOS - A 9.5 - OveraH - - - - - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Soudibo nd, L: Left, T:'nrru, R: Right Storage lengths include half the taper. Continuous Line lengtls are to upstream intersection. TBD: To Be Determined 11 - 95th percentile volume exceeds capacity. Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 7 Mr. Mathew B Smith P E Response to VDOT Comments TIA Table 12B Updated: Long -Term 2024 LOS, Delay and Back of Queue with Site (Intersections 3 & 4) 0 Intersection Traffic CoatroU Mitigation [Joe/Approach Storage Leai� (B) AM Peak Hour PM Peak Hour Los DelayBack (sedreh) of QWW (R) LOS DelayBack (see/veh) of Queae (B) 3 Route 50 & Prune Frederick Dr At Custer Ave Signalized PLasitg Yellow Arrow (protccicd/perntissivc) for EB I-;Q EB/L 150 A 9.3 19 C 26.0 76 EMT 890 D 39.1 1 11675 B 18.4 261 EB/R 650 B 14.3 1 45 B 13.8 0 EB LOS - C 34.8 - B 19.0 - WB/LL 200/400 D 40.9 71 D 50.7 52 WB= 1,140 B 13.4 157 D 45.1 0837 WB LOS - B 18.7 - D 45.4 - NB/L 450 D 49.0 1160 E 63.1 155 NB/LT 1,420 D 44.0 54 E 58.0 157 NB/R 500 C 34.2 0 D 38.8 39 NB LOS - D 42.1 - D 51.9 - SB1LT 265 E 58.0 11105 E 56.3 it109 SB/R 150 D 40.5 0 D 49.3 SB LOS - D 46.5 - D 52.1 - Overall - C 31.6 - D 39.0 - 4 Coverstone Dr & Site Entrame all & Frederick Co Public Safety Cerser (East Frarance) 1unslgn lhlcd EB/LT 520 A 7.5 3 A 7.8 0 EB/T A 0.1 - A 0.0 - EB/R 190 - - EB LOS - 1.5 - 1.6 WBILTR 750 A 0.0 0 A 0.0 0 WB IDS - - 0.0 - - 0.0 - NB/LT 55 B 12.4 0 B 11.8 3 NB/R A 0.0 - A 0.0 - NB LOS - B 12.4 B 11.8 - SB/I.TR 25 A 8.7 0 B 10.1 8 SB LOS - A 8.7 - B 10.1 - Overall - - 1.7 - - 2.6 - EB = Eastbound, WB =Westbound, NB = Northbound, S13 = Southbound, L: Lc(l, T: Thna, R: Right Storage lengths include half flan taper. Continuous Line lengdts arc to ulxstream intersection. TBD: To Be Determined It - 95th percentile volume exceeds capacity. Hines Carpers Valley TIA (Rev. 1) October 1, 2018 Page 8 Mr Mathew B Smith, P E Response to VDOT Comments Attachment C TIA Table 5 Updated: Short -Term Background 2020 LOS, Delay and Back of Queue without Site M Inteneetbs Traffic MI altlo � Lase/Approach Storage B) � ( AM Peak Hoc PM Peak How L06 DelayBack (sec/veh) of �� L06 Delay 1 (fedveh) Back f Queue) 1 Route522 Costello Dr & Hotel Fithrsnce Signalmcd E13/l_X 40 D 44.5 23 F 103.3 26 EB/R 40 D 42.9 0 EB LOS - D 43.9 - F 103.3 - WB/L 120 D 42.2 53 E 63.8 147 WB/LT 3,000 D 42.1 53 E 64.6 148 WB/R 1,400 D 40.1 0 D 49.9 75 W13 LOS - D 41.7 - E 56.8 - NB/L 100 D 44.4 6 NB/1-r 475 A 7.8 I I6 B 18.6 230 NWIR 825 NB LOS - A 7.8 - B 18.6 - SIM, 195 D 49.0 63 E 63.9 323 S13/ITR 720 A 7.2 175 A 4.6 108 SB LOS - A 9.8 - C 25.8 - Overall - B 11.2 - C 29.7 - 2 Prince Frederick Dr & Costcpo Dr Uresignalfncd E13/1. 350 A 9.9 5 B 11.5 20 E13/R 3,000 A 9.3 3 A 8.6 0 BB LOS - A 9.6 - B 11.4 - NB/L"I' 580 A 7.9 0 A 7.6 3 A 0.0 A 0.0 NB LOS 2.1 2.9 SWIR 1,410 SB LOS - 0.0 0.0 Overall - - 2.5 - - 4.6 - 3 Route 50 & Prince Frederick Dr & Custer Ave Silpmkxd Flashing YcBowArrow (protectcd/pem issim) for EB & WB Icfts E13/L 150 B 11.2 24 C 25.2 H61 EBfrr 890 D 38.1 11718 B 17.1 220 EB/R 200 B 13.1 0 B 12.6 0 EB LOS - D 35.8 - B 17.9 - WB/L 360 B 18.4 35 B 11.4 34 WB/1'IR 1,140 B 15.8 184 D 53.5 H725 W13 LOS - B 16.1 - D 51.9 - NB/LT 1,420 D 44.6 62 F 103.8 8215 NB/R 500 D 42.2 0 D 39.6 0 NB LOS - D 43.8 - E 78.6 - SB/LTR 265 D 49.0 124 L• 75.7 #159 SB LOS - D 49.0 - E 75.7 - Overall - C 32.0 - D 45.1 - EB = Eastbound, WB =Westbound, NB = Nordnbound, SB = Southbound, L: Left, T: Thnn, R: Right Storage lengths include half the taper. Continuous lane lengtlu are to upstream intersection. TBD: To Be Determined H - 9501 percentile volume exceeds capacity. Attachment D Queues 2020 Total AM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Lane Group EBU EBL EBT EBR WBL WBT NBL NBT NBR SBT SBR Lane Configurations '� tt r tT +T r +T r Traffic Volume (vph) 2 30 1441 236 122 556 34 23 31 44 110 Future Volume (vph) 2 30 1441 236 122 556 34 23 31 44 110 Lane Group Flow (vph) 0 35 1566 257 134 604 30 32 34 62 120 Turn Type D.P+P D.P+P NA Perm Prot NA Split NA pm+ov NA Perm Protected Phases 5 5 2 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 4 Detector Phase 5 5 2 2 1 6 3 3 1 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 11.1 14.0 14.0 12.6 12.7 12.7 Total Split (s) 13.3 13.3 44.3 44.3 19.0 50.0 14.0 14.0 19.0 12.7 12.7 Total Split (%) 14.8% 14.8% 49.2% 49.2% 21.1% 55.6% 15.6% 15.6% 21.1% 14.1% 14.1% Maximum Green (s) 5.0 5.0 38.7 38.7 11.4 43.9 5.0 5.0 11.4 5.0 5.0 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 5.1 4.2 4.2 4.1 3.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 1.0 4.8 4.8 3.5 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 7.7 7.7 Lead/Lag Lead Lead Lag Lag Lead Lag Lead Lead Lead Lag Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None C-Max None None None None None v/c Ratio 0.07 0.85 0.31 0.52 0.30 0.38 0.34 0.12 0.63 0.37 Control Delay 7.4 26.2 2.8 46.6 11.5 54.6 51.3 0.8 71.1 3.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.4 26.2 2.8 46.6 11.5 54.6 51.3 0.8 71.1 3.3 Queue Length 50th (ft) 7 433 0 38 108 17 18 0 35 0 Queue Length 95th (ft) 19 #637 38 65 147 47 49 0 #98 0 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 650 360 450 500 150 Base Capacity (vph) 485 1837 835 406 2010 80 93 356 98 321 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.85 0.31 0.33 0.30 0.38 0.34 0.10 0.63 0.37 Intersection Summary Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. I Phase conflict between lane groups. Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 1901 '103 �*o4 05 0111R HCM Signalized Intersection Capacity Analysis 2020 Total AM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBI Lane Configurations TT r tT3� +T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Lane Util. Factor 1.00 0.95 1.00 0.97 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (prot) 1674 3424 1326 3212 3309 1453 1687 1465 Fit Permitted 0.40 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd Flow (perm) 700 3424 1326 3212 3309 1453 1687 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 257 1 133 604 0 37 25 34 14 RTOR Reduction (vph) 0 0 0 129 0 0 0 0 0 0 30 0 Lane Group Flow (vph) 0 35 1566 128 0 134 604 0 30 32 4 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21 % 5% 13% 8% Turn Type D.P+P D.P+P NA Perm Prot Prot NA Split NA pm+ov Split Protected Phases 5 5 2 1! 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 Actuated Green, G (s) 50.8 44.7 44.7 7.3 47.8 3.0 3.0 10.3 Effective Green, g (s) 50.8 44.7 44.7 7.3 47.8 3.0 3.0 10.3 Actuated g/C Ratio 0.56 0.50 0.50 0.08 0.53 0.03 0.03 0.11 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 427 1700 658 260 1757 48 56 167 v/s Ratio Prot 0.00 c0.46 c0.04 c0.18 c0.02 0.02 0.00 v/s Ratio Perm 0.04 0.10 0.00 v/c Ratio 0.08 0.92 0.19 0.52 0.34 0.62 0.57 0.02 Uniform Delay, dl 8.8 21.0 12.6 39.7 12.1 42.9 42.9 35.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 9.7 0.7 0.7 0.5 16.8 8.5 0.0 Delay (s) 8.8 30.7 13.3 40.4 12.6 59.8 51.3 35.4 Level of Service A C B D B E D D Approach Delay (s) 27.9 17.7 48.3 Approach LOS C B D Intersection Summa HCM 2000 Control Delay 27.0 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.86 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 76.1% ICU Level of Service D Analysis Period (min) 15 1 Phase conflict between lane groups. c Critical Lane Group Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2020 Total AM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 i 4/ Movement SBT SBR Lane Configurations Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 0.98 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Said. Flow (prot) 1726 1555 Fit Permitted 0.99 1.00 Satd Flow (perm) 1726 1555 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 0 113 Lane Group Flow (vph) 62 7 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Perm Protected Phases 4 Permitted Phases 4 Actuated Green, G (s) 5.1 5.1 Effective Green, g (s) 5.1 5.1 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 97 88 v/s Ratio Prot c0.04 v/s Ratio Perm 0.00 v/c Ratio 0.64 0.08 Uniform Delay, dl 41.5 40.2 Progression Factor 1.00 1.00 Incremental Delay, d2 9.7 0.1 Delay (s) 51.3 40.4 Level of Service D D Approach Delay (s) 44.1 Approach LOS D Intersection Summa Hines Carpers Valley 07/16/2018 2020 Total AM Imprvd Synchro 10 Report WC Page 3 Queues 2020 Total PM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Lane Group EBU EBL EBT EBR WBL WBT NBL NBT NBR SBT SBR Lane Configurations tT r '�'� tT +T r + Traffic Volume (vph) 9 82 753 36 73 1579 190 53 159 46 83 Future Volume (vph) 9 82 753 36 73 1579 190 53 159 46 83 Lane Group Flow (vph) 0 97 801 38 79 1687 127 131 169 58 88 Turn Type D.P+P D.P+P NA Perm Prot NA Split NA pm+ov NA Perm Protected Phases 5 5 2 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 4 Detector Phase 5 5 2 2 1 6 3 3 1 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 11.1 14.0 14.0 12.6 12.7 12.7 Total Split (s) 15.6 15.6 53.0 53.0 18.6 56.0 25.4 25.4 18.6 13.0 13.0 Total Split (%) 14.2% 14.2% 48.2% 48.2% 16.9% 50.9% 23.1 % 23.1 % 16.9% 11.8% 11.8% Maximum Green (s) 7.3 7.3 47.4 47.4 11.0 49.9 16.4 16.4 11.0 5.3 5.3 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 5.1 4.2 4.2 4.1 3.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 1.0 4.8 4.8 3.5 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 7.7 7.7 Lead/Lag Lead Lead Lag Lag Lead Lag Lead Lead Lead Lag Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None C-Max None None None None None v/c Ratio 0.58 0.45 0.05 0.42 0.98 0.76 0.72 0.40 0.59 0.32 Control Delay 30.1 19.4 0.1 56.8 46.2 74.1 68.3 6.2 75.2 3.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 30.1 19.4 0.1 56.8 46.2 74.1 68.3 6.2 75.2 3.0 Queue Length 50th (ft) 28 190 0 28 -628 92 94 0 40 0 Queue Length 95th (ft) 76 261 0 52 #837 155 157 39 #109 0 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 650 360 450 500 150 Base Capacity (vph) 187 1762 811 324 1720 225 245 486 99 276 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.52 0.45 0.05 0.24 0.98 0.56 0.53 0.35 0.59 0.32 Intersection Summary Cycle Length: 110 Actuated Cycle Length:110 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated 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. I Phase conflict between lane groups. Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 1 Queues 3: Prince Frederick Dr/Custer Ave & Route 50 2020 Total PM Imprvd 09/26/2018 Splits and Phases: 3: Prince Frederick urlCuster Ave & Koute w ,901 -*02 R `I 03 > 04 IL It 05 06 R _ r a.. Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2020 Total PM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 t t ---► -, "r * - 4-- -*\ I * /* IS Movement EBU EBL EBT EBR' 'WBU WBL WBT WBR NBL NBT NBR SBL Lane Configurations '� tt r 0 + Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Lane Util. Factor 1.00 0.95 1.00 0.97 0.95 0.95 0.95 1.00 Frpb, pedlbikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Satd. Flow (prot) 1816 3490 1395 3243 3468 1515 1648 1592 Flt Permitted 0.07 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Satd Flow (perm) 140 3490 1395 3243 3468 1515 1648 1592 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 38 1 78 1680 7 202 56 169 9 RTOR Reduction (vph) 0 0 0 19 0 0 0 0 0 0 141 0 Lane Group Flow (vph) 0 97 801 19 0 79 1687 0 127 131 28 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 1 % 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Turn Type D.P+P D.P+P NA Perm Prot Prot NA Split NA pm+ov Split Protected Phases 5 5 2 1! 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 Actuated Green, G (s) 60.6 55.5 55.5 6.3 54.5 12.2 12.2 18.5 Effective Green, g (s) 60.6 55.5 55.5 6.3 54.5 12.2 12.2 18.5 Actuated g/C Ratio 0.55 0.50 0.50 0.06 0.50 0.11 0.11 0.17 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 170 1760 703 185 1718 168 182 267 v/s Ratio Prot c0.03 0.23 0.02 c0.49 c0.08 0.08 0.01 v/s Ratio Perm 0.28 0.01 0.01 v/c Ratio 0.57 0.46 0.03 0.43 0.98 0.76 0.72 0.11 Uniform Delay, dl 23.1 17.5 13.7 50.1 27.3 47.5 47.2 38.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.9 0.9 0.1 0.6 17.8 15.7 10.8 0.1 Delay (s) 26.0 18.4 13.8 50.7 45.1 63.1 58.0 38.8 Level of Service C B B D D E E D Approach Delay (s) 19.0 45.4 51.9 Approach LOS B D D Intersection Summary ' HCM 2000 Control Delay 39.0 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.88 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 86.8% ICU Level of Service E Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 3 HCM Signalized Intersection Capacity Analysis 2020 Total PM Imprvd 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 1 ./ Movement SBT SBR Lane Configurations +' r Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 0.98 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1796 1539 Fit Permitted 0.99 1.00 Satd Flow (perm) 1796 1539 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 0 83 Lane Group Flow (vph) 58 5 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1% Turn Type NA Perm Protected Phases 4 Permitted Phases 4 Actuated Green, G (s) 6.1 6.1 Effective Green, g (s) 6.1 6.1 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 99 85 v/s Ratio Prot c0.03 vls Ratio Perm 0.00 v/c Ratio 0.59 0.06 Uniform Delay, dl 50.7 49.2 Progression Factor 1.00 1.00 Incremental Delay, d2 5.6 0.1 Delay (s) 56.3 49.3 Level of Service E D Approach Delay (s) 52.1 Approach LOS D Intersection Summary Hines Carpers Valley 07/16/2018 2020 Total PM Imprvd Synchro 10 Report WC Page 4 Queues 2024 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 --* --t - '- t r� 1 .1 Lane Group EBU EBL EBT EBR WBL WBT NBL NBT NBR SBT SBR } Lane Configurations tt r tt) +T r +T r Traffic Volume (vph) 2 32 1491 268 138 587 42 24 36 47 117 Future Volume (vph) 2 32 1491 268 138 587 42 24 36 47 117 Lane Group Flow (vph) 0 37 1621 291 151 638 35 37 39 66 127 Turn Type D.P+P D.P+P NA Perm Prot NA Split NA pm+ov NA Perm Protected Phases 5 5 2 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 4 Detector Phase 5 5 2 2 1 6 3 3 1 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 11.1 14.0 14.0 12.6 12.7 12.7 Total Split (s) 13.3 13.3 44.3 44.3 19.0 50.0 14.0 14.0 19.0 12.7 12.7 Total Split (%) 14.8% 14.8% 49.2% 49.2% 21.1 % 55.6% 15.6% 15.6% 21.1 % 14.1 % 14.1 % Maximum Green (s) 5.0 5.0 38.7 38.7 11.4 43.9 5.0 5.0 11.4 5.0 5.0 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 5.1 4.2 4.2 4.1 3.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 1.0 4.8 4.8 3.5 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 7.7 7.7 Lead/Lag Lead Lead Lag Lag Lead Lag Lead Lead Lead Lag Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None C-Max None None None None None v/c Ratio 0.08 0.93 0.36 0.55 0.33 0.45 0.41 0.12 0.69 0.40 Control Delay 7.8 34.5 3.3 47.0 12.5 59.8 54.6 0.8 78.6 3.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.8 34.5 3.3 47.0 12.5 59.8 54.6 0.8 78.6 3.7 Queue Length 50th (ft) 8 463 0 43 115 21 22 0 38 0 Queue Length 95th (ft) 19 #675 45 71 157 #60 54 0 #105 0 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 650 360 450 500 150 Base Capacity (vph) 445 1737 805 406 1912 78 91 375 95 319 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.93 0.36 0.37 0.33 0.45 0.41 0.10 0.69 0.40 Intersection Summary Cycle Length: 90 Actuated Cycle Length: 90 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. ! Phase conflict between lane groups. Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 '901 '103 �*o4 05 0 R HCM Signalized Intersection Capacity Analysis 2024 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 .41 '# --► --* (F.- - - - A, � ♦ I Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL Lane Configurations Tt r tT +T r Traffic Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Future Volume (vph) 2 32 1491 268 1 138 587 0 42 24 36 14 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Lane Util. Factor 1.00 0.95 1.00 0.97 0.95 0.95 0.95 1.00 Frpb, pedlbikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 Flpb, pedlbikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 At Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd. Flow (prot) 1674 3457 1315 3211 3309 1417 1648 1465 Flt Permitted 0.38 1.00 1.00 0.95 1.00 0.95 0.99 1.00 Satd Flow (perm) 663 3457 1315 3211 3309 1417 1648 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 35 1621 291 1 150 638 0 46 26 39 15 RTOR Reduction (vph) 0 0 0 151 0 0 0 0 0 0 34 0 Lane Group Flow (vph) 0 37 1621 140 0 151 638 0 35 37 5 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 6% 23% 0% 8% 8% 0% 24% 5% 13% 8% Turn Type D.P+P D.P+P NA Perm Prot Prot NA Split NA pm+ov Split Protected Phases 5 5 2 11 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 Actuated Green, G (s) 49.9 43.4 43.4 7.7 46.9 4.0 4.0 11.7 Effective Green, g (s) 49.9 43.4 43.4 7.7 46.9 4.0 4.0 11.7 Actuated g/C Ratio 0.55 0.48 0.48 0.09 0.52 0.04 0.04 0.13 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 401 1667 634 274 1724 62 73 190 v/s Ratio Prot 0.00 c0.47 c0.05 c0.19 c0.02 0.02 0.00 v/s Ratio Perm 0.05 0.11 0.00 v/c Ratio 0.09 0.97 0.22 0.55 0.37 0.56 0.51 0.03 Uniform Delay, dl 9.2 22.7 13.5 39.5 12.8 42.1 42.0 34.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 16.4 0.8 1.4 0.6 6.8 2.0 0.0 Delay (s) 9.3 39.1 14.3 40.9 13.4 49.0 44.0 34.2 Level of Service A D B D B D D C Approach Delay (s) 34.8 18.7 42.1 Approach LOS C B D Intersection Summary ' HCM 2000 Control Delay 31.6 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.89 Actuated Cycle Length (s) 90.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 77.5% ICU Level of Service D Analysis Period (min) 15 1 Phase conflict between lane groups. c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2024 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement SBT SBR i Lane Configurations +' r Traffic Volume (vph) 47 117 Future Volume (vph) 47 117 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 0.98 Flpb, ped/bikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1726 1555 Fit Permitted 0.99 1.00 Satd Flow (perm) 1726 1555 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 51 127 RTOR Reduction (vph) 0 120 Lane Group Flow (vph) 66 7 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Perm Protected Phases 4 Permitted Phases 4 Actuated Green, G (s) 5.0 5.0 Effective Green, g (s) 5.0 5.0 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 95 86 v/s Ratio Prot c0.04 v/s Ratio Perm 0.00 v/c Ratio 0.69 0.08 Uniform Delay, dl 41.8 40.3 Progression Factor 1.00 1.00 Incremental Delay, d2 16.3 0.1 Delay (s) 58.0 40.5 Level of Service E D Approach Delay (s) 46.5 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2024 Total AM Synchro 10 Report WC Page 3 Queues 2024 Total PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 t --* - (- T r* l .1 Lane Group' EBU EBL EBT EBR WBL WBT NBL NBT NBR SBT SBR i Lane Configurations tT r tT 4 r +T r Traffic Volume (vph) 9 82 753 36 73 1579 190 53 159 46 83 Future Volume (vph) 9 82 753 36 73 1579 190 53 159 46 83 Lane Group Flow (vph) 0 97 801 38 79 1687 127 131 169 58 88 Turn Type D.P+P D.P+P NA Perm Prot NA Split NA pm+ov NA Perm Protected Phases 5 5 2 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 4 Detector Phase 5 5 2 2 1 6 3 3 1 4 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 11.1 14.0 14.0 12.6 12.7 12.7 Total Split (s) 15.6 15.6 53.0 53.0 18.6 56.0 25.4 25.4 18.6 13.0 13.0 Total Split (%) 14.2% 14.2% 48.2% 48.2% 16.9% 50.9% 23.1 % 23.1 % 16.9% 11.8% 11.8% Maximum Green (s) 7.3 7.3 47.4 47.4 11.0 49.9 16.4 16.4 11.0 5.3 5.3 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 5.1 4.2 4.2 4.1 3.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 1.0 4.8 4.8 3.5 4.5 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 7.7 7.7 Lead/Lag Lead Lead Lag Lag Lead Lag Lead Lead Lead Lag Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None C-Max None None None None None v/c Ratio 0.58 0.45 0.05 0.42 0.98 0.76 0.72 0.40 0.59 0.32 Control Delay 30.1 19.4 0.1 56.8 46.2 74.1 68.3 6.2 75.2 3.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 30.1 19.4 0.1 56.8 46.2 74.1 68.3 6.2 75.2 3.0 Queue Length 50th (ft) 28 190 0 28 -628 92 94 0 40 0 Queue Length 95th (ft) 76 261 0 52 #837 155 157 39 #109 0 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 650 360 450 500 150 Base Capacity (vph) 187 1762 811 324 1720 225 245 486 99 276 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.52 0.45 0.05 0.24 0.98 0.56 0.53 0.35 0.59 0.32 Intersection Summary Cycle Length:110 Actuated Cycle Length:110 Offset: 0 (0%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated 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, ! Phase conflict between lane groups. Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 1 Queues 3: Prince Frederick Dr/Custer Ave & Route 50 2024 Total PM 09/26/2018 Splits and Phases: 3: Prince Frederick Dr/Custer Ave & Route 50 01 1 '-'02 (R) _ 'I rrJ3 �04 05 06 Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2024 Total PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SM. Lane Configurations '� Tt r TT +T r Traffic Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Future Volume (vph) 9 82 753 36 1 73 1579 7 190 53 159 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Lane Util. Factor 1.00 0.95 1.00 0.97 0.95 0.95 0.95 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Satd. Flow (prot) 1816 3490 1395 3243 3468 1515 1648 1592 Fit Permitted 0.07 1.00 1.00 0.95 1.00 0.95 0.97 1.00 Satd Flow (perm) 140 3490 1395 3243 3468 1515 1648 1592 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 38 1 78 1680 7 202 56 169 9 RTOR Reduction (vph) 0 0 0 19 0 0 0 0 0 0 141 0 Lane Group Flow (vph) 0 97 801 19 0 79 1687 0 127 131 28 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 16% 0% 7% 3% 0% 16% 0% 4% 0% Turn Type D.P+P D.P+P NA Perm Prot Prot NA Split NA pm+ov Split Protected Phases 5 5 2 1! 1 6 3 3 1! 4 Permitted Phases 6 6 2 3 Actuated Green, G (s) 60.6 55.5 55.5 6.3 54.5 12.2 12.2 18.5 Effective Green, g (s) 60.6 55.5 55.5 6.3 54.5 12.2 12.2 18.5 Actuated g/C Ratio 0.55 0.50 0.50 0.06 0.50 0.11 0.11 0.17 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.6 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 170 1760 703 185 1718 168 182 267 v/s Ratio Prot c0.03 0.23 0.02 c0.49 c0.08 0.08 0.01 v/s Ratio Perm 0.28 0.01 0.01 v/c Ratio 0.57 0.46 0.03 0.43 0.98 0.76 0.72 0.11 Uniform Delay, dl 23.1 17.5 13.7 50.1 27.3 47.5 47.2 38.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.9 0.9 0.1 0.6 17.8 15.7 10.8 0.1 Delay (s) 26.0 18.4 13.8 50.7 45.1 63.1 58.0 38.8 Level of Service C B B D D E E D Approach Delay (s) 19.0 45.4 51.9 Approach LOS B D D Intersection Summa HCM 2000 Control Delay 39.0 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.88 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 86.8% ICU Level of Service E Analysis Period (min) 15 1 Phase conflict between lane groups. c Critical Lane Group Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 3 HCM Signalized Intersection Capacity Analysis 2024 Total PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 1 4/ Movement SBT SBR Lane Configurations +T Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 7.7 Lane Util. Factor 1.00 1.00 Frpb, ped/bikes 1.00 0.98 Flpb, pedlbikes 1.00 1.00 Frt 1.00 0.85 Fit Protected 0.99 1.00 Satd. Flow (prot) 1796 1539 Fit Permitted 0.99 1.00 Satd Flow (perm) 1796 1539 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 0 83 Lane Group Flow (vph) 58 5 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 4% 1% Turn Type NA Perm Protected Phases 4 Permitted Phases 4 Actuated Green, G (s) 6.1 6.1 Effective Green, g (s) 6.1 6.1 Actuated g/C Ratio 0.06 0.06 Clearance Time (s) 7.7 7.7 Vehicle Extension (s) 1.0 1.0 Lane Grp Cap (vph) 99 85 v/s Ratio Prot c0.03 v/s Ratio Perm 0.00 v/c Ratio 0.59 0.06 Uniform Delay, dl 50.7 49.2 Progression Factor 1.00 1.00 Incremental Delay, d2 5.6 0.1 Delay (s) 56.3 49.3 Level of Service E D Approach Delay (s) 52.1 Approach LOS D Intersection Summary { Hines Carpers Valley 07/17/2018 2024 Total PM Synchro 10 Report WC Page 4 Attachment E Queues 2020 Background PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 t Lane Group EBU EBL EBT EBR WBU WBL WBT NBT NBR SBT Lane Configurations tt r tT +T r +T+ Traffic Volume (vph) 9 82 753 20 1 63 1579 53 94 46 Future Volume (vph) 9 82 753 20 1 63 1579 53 94 46 Lane Group Flow (vph) 0 97 801 21 0 68 1687 154 100 146 Turn Type D.P+P D.P+P NA Perm D.P+P D.P+P NA NA Perm NA Protected Phases 5 5 2 1 1 6 3 4 Permitted Phases 6 6 2 2 2 3 Detector Phase 5 5 2 2 1 1 6 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 12.6 11.1 14.0 14.0 12.7 Total Split (s) 13.4 13.4 49.4 49.4 13.4 13.4 49.4 17.0 17.0 14.2 Total Split (%) 14.3% 14.3% 52.6% 52.6% 14.3% 14.3% 52.6% 18.1% 18.1% 15.1% Maximum Green (s) 5.1 5.1 43.8 43.8 5.8 5.8 43.3 8.0 8.0 6.5 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 4.1 5.1 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 3.5 1.0 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.7 Lead/Lag Lead Lead Lag Lag Lead Lead Lag Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None None C-Max None None None v/c Ratio 0.55 0.46 0.02 0.21 0.99 0.97 0.29 0.87 Control Delay 24.5 17.2 0.1 10.3 45.1 108.9 2.2 70.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 24.5 17.2 0.1 10.3 45.1 108.9 2.2 70.0 Queue Length 50th (ft) 24 165 0 16 -585 93 0 50 Queue Length 95th (ft) #61 220 0 34 #725 #215 0 #159 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 177 1747 898 332 1707 159 341 172 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.55 0.46 0.02 0.20 0.99 0.97 0.29 0.85 Intersection Summary Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBWB and 6:EBWB, Start of Green Natural Cycle:100 Control Type: Actuated -Coordinated 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: Prince Frederick Dr/Custer Ave & Route 50 01 --+02 R 4t03 1 *o4 05 06 R k/ HCM Signalized Intersection Capacity Analysis 2020 Background PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement EBU EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL Lane Configurations '� TT r 01 +T r Traffic Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Future Volume (vph) 9 82 753 20 1 63 1579 7 92 53 94 8 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, pedlbikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 Flpb, pedlbikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 At Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd. Flow (prot) 1816 3490 1541 1672 3468 1876 1623 Flt Permitted 0.09 1.00 1.00 0.28 1.00 0.97 1.00 Satd Flow (perm) 171 3490 1541 490 3468 1876 1623 Peak -hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 10 87 801 21 1 67 1680 7 98 56 100 9 RTOR Reduction (vph) 0 0 0 11 0 0 1 0 0 0 91 0 Lane Group Flow (vph) 0 97 801 10 0 68 1686 0 0 154 9 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 0% 1% 5% 5% 0% 7% 3% 0% 1% 0% 2% 0% Turn Type D.P+P D.P+P NA Perm D.P+P D.P+P NA Split NA Perm Split Protected Phases 5 5 2 1 1 6 3 3 4 Permitted Phases 6 6 2 2 2 3 Actuated Green, G (s) 48.7 45.6 45.6 49.9 44.6 8.0 8.0 Effective Green, g (s) 48.7 45.6 45.6 49.9 44.6 8.0 8.0 Actuated g/C Ratio 0.52 0.49 0.49 0.53 0.47 0.09 0.09 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 160 1693 747 314 1645 159 138 v/s Ratio Prot c0.03 0.23 0.01 c0.49 c0.08 v/s Ratio Perm 0.29 0.01 0.10 0.01 v/c Ratio 0.61 0.47 0.01 0.22 1.03 0.97 0.06 Uniform Delay, dl 20.8 16.2 12.5 11.3 24.7 42.9 39.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.4 1.0 0.0 0.1 28.8 61.0 0.1 Delay (s) 25.2 17.1 12.6 11.4 53.5 103.8 39.6 Level of Service C B B B D F D Approach Delay (s) 17.9 51.9 78.6 Approach LOS B D E Intersection Summa HCM 2000 Control Delay 45.1 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.97 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 90.8% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2020 Background PM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 t � Movement SBT SBR Lane Configurations +Ti Traffic Volume (vph) 46 83 Future Volume (vph) 46 83 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, ped/bikes 1.00 Frt 0.92 Flt Protected 1.00 Satd. Flow (prot) 1660 Flt Permitted 1.00 Satd Flow (perm) 1660 Peak -hour factor, PHF 0.94 0.94 Adj. Flow (vph) 49 88 RTOR Reduction (vph) 58 0 Lane Group Flow (vph) 88 0 Confl. Peds. (#/hr) 2 Heavy Vehicles(%) 4% 1% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 6.2 Effective Green, g (s) 6.2 Actuated g/C Ratio 0.07 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 109 v/s Ratio Prot c0.05 v/s Ratio Perm v/c Ratio 0.81 Uniform Delay, dl 43.3 Progression Factor 1.00 Incremental Delay, d2 32.4 Delay (s) 75.7 Level of Service E Approach Delay (s) 75.7 Approach LOS E Intersection Summary Hines Carpers Valley 07/17/2018 2020 Background PM Synchro 10 Report WC Page 3 1 Attachment F Queues 2020 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 .+ --r, ,`i 4 I Lane Group ' EBU EBL EBT EBR WBL WBT NBT NBR SBT Lane Configurations fit r '� tT 4 r +T+ Traffic Volume (vph) 2 30 1441 236 122 556 23 31 44 Future Volume (vph) 2 30 1441 236 122 556 23 31 44 Lane Group Flow (vph) 0 35 1566 257 134 604 62 34 182 Turn Type D.P+P D.P+P NA Perm Prot NA NA Perm NA Protected Phases 5 5 2 1 6 3 4 Permitted Phases 6 6 2 3 Detector Phase 5 5 2 2 1 6 3 3 4 Switch Phase Minimum Initial (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s) 13.3 13.3 10.6 10.6 12.6 11.1 14.0 14.0 12.7 Total Split (s) 15.0 15.0 33.0 33.0 21.0 43.0 16.0 16.0 20.0 Total Split (%) 16.0% 16.0% 35.1% 35.1% 22.3% 45.7% 17.0% 17.0% 21.3% Maximum Green (s) 6.7 6.7 27.4 27.4 13.4 36.9 7.0 7.0 12.3 Yellow Time (s) 3.8 3.8 4.6 4.6 4.1 5.1 4.2 4.2 3.2 All -Red Time (s) 4.5 4.5 1.0 1.0 3.5 1.0 4.8 4.8 4.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 7.7 Lead/Lag Lead Lead Lag Lag Lead Lag Lead Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Recall Mode None None C-Max C-Max None C-Max None None None v/c Ratio 0.08 1.05 0.36 0.73 0.34 0.56 0.11 0.78 Control Delay 11.0 65.9 4.7 62.5 16.1 62.2 0.7 44.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 11.0 65.9 4.7 62.5 16.1 62.2 0.7 44.3 Queue Length 50th (ft) 9 -589 1 78 125 36 0 56 Queue Length 95th (ft) 24 #790 53 136 183 #83 0 124 Internal Link Dist (ft) 2547 2660 620 236 Turn Bay Length (ft) 145 200 360 500 Base Capacity (vph) 447 1498 723 235 1779 122 314 288 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.08 1.05 0.36 0.57 0.34 0.51 0.11 0.63 Intersection Summary Cycle Length: 94 Actuated Cycle Length: 94 Offset: 55 (59%), Referenced to phase 2:EBT and 6:EBWB, Start of Green Natural Cycle: 90 Control Type: Actuated -Coordinated 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. 3• PHnra Frndnrick nr/Custer Ave & Route 50 r HCM Signalized Intersection Capacity Analysis 2020 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement EBU EBL EBT EBR WBIJ WBL MT" WBR NBL NBT NBR SBII Lane Configurations tt r tT +T r Traffic Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Future Volume (vph) 2 30 1441 236 1 122 556 0 34 23 31 13 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Grade (%) -3% 2% -5% Total Lost time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.97 1.00 Satd. Flow (prot) 1674 3424 1326 1655 3309 1651 1465 Flt Permitted 0.38 1.00 1.00 0.95 1.00 0.97 1.00 Satd Flow (perm) 676 3424 1326 1655 3309 1651 1465 Peak -hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 2 33 1566 257 1 133 604 0 37 25 34 14 RTOR Reduction (vph) 0 0 0 148 0 0 0 0 0 0 32 0 Lane Group Flow (vph) 0 35 1566 109 0 134 604 0 0 62 2 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 0% 10% 7% 22% 0% 8% 8% 0% 21% 5% 13% 8% Turn Type D.P+P D.P+P NA Perm Prot Prot NA Split NA Perm Split Protected Phases 5 5 2 1 1 6 3 3 4 Permitted Phases 6 6 2 3 Actuated Green, G (s) 48.6 39.4 39.4 10.4 45.5 5.3 5.3 Effective Green, g (s) 48.6 39.4 39.4 10.4 45.5 5.3 5.3 Actuated g/C Ratio 0.52 0.42 0.42 0.11 0.48 0.06 0.06 Clearance Time (s) 8.3 5.6 5.6 7.6 6.1 9.0 9.0 Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lane Grp Cap (vph) 382 1435 555 183 1601 93 82 v/s Ratio Prot 0.00 c0.46 c0.08 c0.18 c0.04 v/s Ratio Perm 0.04 0.08 0.00 v/c Ratio 0.09 1.09 0.20 0.73 0.38 0.67 0.02 Uniform Delay, dl 11.3 27.3 17.3 40.5 15.3 43.5 41.9 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.0 52.8 0.8 12.2 0.7 13.1 0.0 Delay (s) 11.3 80.1 18.1 52.7 16.0 56.6 41.9 Level of Service B F B D B E D Approach Delay (s) 70.2 22.6 51.4 Approach LOS E C D Intersection Summa HCM 2000 Control Delay 56.1 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 0.96 Actuated Cycle Length (s) 94.0 Sum of lost time (s) 31.1 Intersection Capacity Utilization 85.7% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 2 HCM Signalized Intersection Capacity Analysis 2020 Total AM 3: Prince Frederick Dr/Custer Ave & Route 50 09/26/2018 Movement SBT SBR Lane Configurations +T+ Traffic Volume (vph) 44 110 Future Volume (vph) 44 110 Ideal Flow (vphpl) 1900 1900 Grade (%) 3% Total Lost time (s) 7.7 Lane Util. Factor 1.00 Frpb, ped/bikes 0.99 Flpb, pedlbikes 1.00 Frt 0.91 Fit Protected 1.00 Satd. Flow (prot) 1638 Fit Permitted 1.00 Satd Flow (perm) 1638 Peak -hour factor, PHF 0.92 0.92 Adj. Flow (vph) 48 120 RTOR Reduction (vph) 77 0 Lane Group Flow (vph) 105 0 Confl. Peds. (#/hr) 2 Heavy Vehicles (%) 7% 0% Turn Type NA Protected Phases 4 Permitted Phases Actuated Green, G (s) 9.0 Effective Green, g (s) 9.0 Actuated g/C Ratio 0.10 Clearance Time (s) 7.7 Vehicle Extension (s) 1.0 Lane Grp Cap (vph) 156 v/s Ratio Prot c0.06 v/s Ratio Perm v/c Ratio 0.67 Uniform Delay, dl 41.1 Progression Factor 1.00 Incremental Delay, d2 8.7 Delay (s) 49.8 Level of Service D Approach Delay (s) 49.8 Approach LOS D Intersection Summary Hines Carpers Valley 07/17/2018 2020 Total AM Synchro 10 Report WC Page 3 .f Hines Carper Valley Traffic Impact Study Industrial Rezoning Revision 14007 Millwood Pike Frederick County, VA Prepared For: Hines Two City Center 800 10th Street, NW, Suite 600 Washington, DC 20001 Submitted By: Pennoni 117 East Piccadilly Street Winchester, VA 226101- 5002 (540) 665-5643 and 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 1703) 449-6700 Op DOUGIAS F. UNNFDY - Ue. No. 21460 z YONAI HINEX18001 July 2018 Revision 1 1paCt Study 2o18 Pa(ye I i TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................................................4 SiteTrip Generation.................................................................................................................... 8 Summary Assessment & Recommendations............................................................................ 11 INTRODUCTION..........................................................................................................................................................................12 Scoping..................................................................................................................................... 15 StudyArea................................................................................................................................ 15 RoadwayContext...................................................................................................................... 15 ComprehensivePlan................................................................................................................. 16 VDOTFunctional Road Plan.................................................................................................... 18 Multi -Modal Access.................................................................................................................. 18 Future Transportation Improvements....................................................................................... 18 EXISTINGCONDITIONS............................................................................................................................................................19 ExistingTraffic Operations....................................................................................................... 19 ANALYSIS OF FUTURE CONDITIONS WITHOUT PROPOSED DEVELOPMENT........................................................23 AmbientGrowth....................................................................................................................... 23 PROJECTED SHORT-TERM CONDITIONS WITHOUT SITE.............................................................................................25 Base Traffic Volumes with Growth.......................................................................................... 25 OtherDevelopment Traffic....................................................................................................... 25 Short -Term 2020 Traffic Volumes without the Site................................................................. 28 Left -Turn Phasing Mode........................................................................................................... 28 Short -Term 2020 Operations without the Site.......................................................................... 28 SITETRIP GENERATION..........................................................................................................................................................32 SiteAssignments Short-Term................................................................................................... 33 SHORT-TERM 2020 CONDITIONS WITH PROPOSED SITE...............................................................................................38 LeftTurn Phasing Mode........................................................................................................... 38 Short -Term Traffic Operations................................................................................................. 38 Short -Term 2020 Traffic Operations with Mitigation.............................................................. 39 LONG-TERM 2024 CONDITIONS WITHOUT PROPOSED SITE........................................................................................45 Other Development and Long -Term Background Traffic Volumes ......................................... 45 Left -Turn Phasing Mode........................................................................................................... 45 Long -Term 2024 Traffic Operations........................................................................................ 48 LONG-TERM 2024 CONDITIONS WITH PROPOSED SITE.................................................................................................50 Long -Term 2024 Site Traffic Volumes.................................................................................... 50 Site Assignments 2024 Long-Term.......................................................................................... 50 Left -Turn Phasing Mode........................................................................................................... 53 Long -Term 2024 Traffic Operations with Build-Out............................................................... 53 TRAFFICEVALUATION.............................................................................................................................................................62 TurnLane Warrants.................................................................................................................. 62 SiteImpacts............................................................................................................................... 63 Pen _/ j)a(:( Study 2w8 Pate 12 CONCLUSIONS............................................................................................................................................................................. 64 LIST OF FIGURES Exhibit A: Hines Carpers Valley Proposed Site Plan......................................................................................................................... 6 ExhibitB: Site Aerial.......................................................................................................................................................................... 7 Figure1: Regional Map...................................................................................................................................................................13 Figure2: Site Location and Study Area...........................................................................................................................................14 Figure3: Frederick County Road Plan............................................................................................................................................17 Figure4: VDOT Functional Plan.....................................................................................................................................................18 Figure5: Existing 2018 Traffic Conditions...................................................................................................................................... 21 Figure 6: Base 2020 Traffic Volumes with Growth..........................................................................................................................26 Figure 7: Other Development Traffic Volumes without Site............................................................................................................. 27 Figure 8: 2020 Background Traffic Conditions Without Site........................................................................................................... 30 Figure9: Site Distributions (Cars)................................................................................................................................................... 34 Figure 10: Site Distributions (Trucks).............................................................................................................................................. 35 Figure I1: Site Tia c Voluumes (Cars)............................................................................................................................................36 Figure 12: Site Traffic Volumes (Trucks) ......................................................................................................................................... 37 Figure 13: 2020 Total Traffic Volumes & LOS................................................................................................................................ 41 Figure14: 2020 Total Mitigation and LOS...................................................................................................................................... 42 Figure 15: 2024 Base Traffic Volumes withGrowth........................................................................................................................46 Figure 16: 2024 Background Traffic Conditions without Site.......................................................................................................... 47 Figure 17: 2024 Site Traffic Volumes (Cars)................................................................................................................................... 51 Figure 18: 2024 Site Traffic Volumes (Trucks) ............................................................................................................................... 52 Figure 19: 2024 Total Traffic Conditions........................................................................................................................................ 57 Figure 20: 2024 Total Traffic with Mitigation and LOS.................................................................................................................. 58 Figure 21: Route 522 at Costello Drive Mitigation Exhibit............................................................................................................. 59 Figure 22: Prince Frederick Drive at Costello Drive Mitigation: Exhibit........................................................................................ 60 Figure 23: Route 50 at Prince Frederick Drive Mitigation Exhibit................................................................................................. 61 Pen ipact Study 2o18 Page 13 LIST OF TABLES TABLEEl: PROPOSED SITE DENSITIES.............................................................................................................................................. 8 TABLE E2: PROPOSED TRIP GENI;RATIONSUAIMARY......................................................................................................................... 8 TABLE E3: ROAD{YAYNETWORK OPERATIONAL RECOMMENDATIONS............................................................................................... 9 TABLE 1: CoVERSTONE DRIVE, PROPOSED PUBLIC STREET SPACING.............................................................................................. 16 TABLE2: EXISTING2018LOS, DELAYANDQUEUELENGTIIS.........................................................................................................22 TABLE3A: VDOT RTE. 50 GROWTH TRENDS................................................................................................................................... 23 TABLE3B: VDOT RTE. 522 GRoWTrt TRENDS................................................................................................................................. 24 TABLE 4: OTHER DEVF.LOPAIENT TRIP GE, NI;RATION....................................................................................................................... 25 TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DE, LAYAND QUEUES {YTHOUT SITE.................................................................. 31 TABLE6: SITE TRIP GENE, RA .................................................................................................................................................... 32 TABLE7: SITE TRIP DISTRIBUTIONS................................................................................................................................................. 33 TABLE 8A: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITHSITE (INTERSECTIONS I & 2)........................................ 43 TABLE 8B: SHORT-TFRAf 2020 LOS, DELAYAND BACK OF QUEUE. WITHSITE (INTERSECTIONS 3 & 4)......................................... 44 TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE 10: SITE TRIP GENERATION {VITABUILD-OUT..................................................................................................................... 50 TABLE 11: INCREMENTAL LONG-TERM SITE TRIPS IF DEVELOPED AS HIGH -CUBE WAREHOUSE ................................................... 50 TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOS/DEL AYSIQUEUES (INTERSECTIONS I & 2)............................................. SS TABLE 12B: LONG-TERM 2024 TOTAL CONDITIONS LOS/DELAYSIQUEUF.S (INTERSECTIONS 3 & 4)............................................. 56 TABLE13: TURN LANE SUMMARY.................................................................................................................................................... 62 TABLE14: SITE IMPACTS.................................................................................................................................................................. 63 Appendix A: Scoping Document Appendix B: Traffic Counts Appendix C: Level of Service Criteria Appendix D: Synchro Analysis Output — 2018 Existing Conditions Appendix E: Synchro Analysis Output — 2020 Background Conditions Appendix F: Synchro Analysis Output — 2020 Total Conditions Appendix G: Synchro Analysis Output — 2020 Total Conditions with Mitigation Appendix H: Synchro Analysis Output — 2024 Background Conditions Appendix I: Synchro Analysis Output — 2024 Total Conditions Appendix J: Synchro Analysis Output — 2024 Total Conditions with Mitigation Appendix K: Turn Lane Warrants Pen ipact SWdy 2oi8 Page I -1 EXECUTIVE SUMMARY The Hines Carpers Valley site is a 121-acre site in eastern Frederick County, Virginia. The site is located on the south side of Route 50 (Millwood Pike), approximately 1 mile east of the City of Winchester and the I- 81 interchange at Route 50 (Exit #313). The site location and vicinity are shown in Figure 1. The current purchaser, Hines, has proposed to develop the site for light industrial uses, Industrial Park, General Light Industrial, or High -Cube Transload & Short -Term Storage Warehouse use. The site encompasses two (2) parcels, Frederick County PIN #'s 64 A 86 (107.44 acres) and 64 A 87 (14.74 acres), as shown on Figure 2. The site was part of a 2008 zoning approval (RZ #10-08) for a planned residential/commercial development, named "Governor's Hill," that did not materialize. The subject rezoning would convert the western portion of the Governor's Hill site from commercial uses to allow industrial uses with access from Coverstone Drive. Hines proposes to develop two (2) of the parcels included in that zoning approval. Since this project's size and proposed uses are entirely different from the Governor's Hill rezoning, this TIA has been prepared to identify transportation improvements required and for which of the transportation proffers from the previous rezoning would apply to the project. This current TIA submission, with the modified proposed industrial uses and projected trip reductions of greater than 75% from the commercial uses assumed in the 2008 zoning approval, attempts to identify the transportation element for the subject site. The TIA associated with the previous zoning approval (RZ #10-08), "A Traffic Impact Analysis of Governors Hill Development" (August 14, 2008, PHR+A), assumed development of two (2) additional parcels to the east, Frederick County PIN #'s 64 A 83A (14.25 acres) and 64 A 83 (115.72 acres) for residential uses. Proffers were accepted for the whole site assuming the development of those additional parcels, along with the more intense commercial uses for the subject parcel. For this analysis, as scoped, land use and access for the other sites are not included. Access to the site from Route 522 and Route 50 is proposed via Costello Dr and Prince Frederick Dr, respectively. The site driveways would be on the eastern extension of Coverstone Dr, past the existing Frederick County Public Safety Center at 1080 Coverstone Drive. With this land use change and reduction without commercial/office uses, the planned Coverstone Drive extension to Route 50 is not feasible as the connection is off -site to the east of the subject site. Furthermore, the other transportation proffers require reevaluation for need based on the results of this TIA. Therefore, the purpose of this TIA is to determine the transportation improvements necessary for the development of the subject site only. The property is zoned R4 (Residential Performance District) as part of RZ #10-08, approved January 9, 2009. The contiguous R4 district that the site is located on encompasses approximately 300 acres on the south side of Route 50, as shown on Figure 2. A rezoning is proposed to update the mix of uses and proffers with the development. Pennoni 2018 Pave 15 The most likely use for the site is a High -Cube Transload & Short -Term Storage Warehouse, as shown on the site plan option presented as Exhibit A. The developer proposed employment uses, and the TIA has assumed general industrial uses for the first phase of development. The site is anticipated to be built in two (2) phases. The first phase would construct approximately a third of the total proposed 1.21 million SF and the second phase would construct the remainder. The site is currently undeveloped, as shown in the aerial, Exhibit B. Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th Edition. Although the most conservative (i.e. generates more trips) of the possible industrial uses, ITE's "General Light Industrial" trip generation rates were used for Phase 1 in this TIA to be conservative per standard VDOT practice and to offer the owners flexibility in the choice of tenants at the outset. The ITE "High -Cube Transload & Short -Term Storage Warehouse" was used for Phase 2 trip generation. The density used, 1.21 million SF, was based on the concept plan with three buildings. For the subject parcels and assumed density, this use is projected to generate 93% less daily trips, 76% less AM peak hour trips, and 91% less PM peak hour trips, than the approved uses assumed in the 2008 TIA (without the residential uses). Given the proposed uses, trucks were assumed to comprise a significant portion of the site traffic, which have different impacts on the study intersections than passenger vehicles. Given that the most likely development for the site is a High -Cube Transload & Short -Term Storage Warehouse, truck percentages from the ITE study, "High -Cube Warehouse Vehicle Trip Generation Analysis" (October 2016), were assumed for this TIA, which found trucks to make up 32% of the daily, 31% of the AM peak hour, and 22% of the PM peak hour total trips for the use. To recognize the different purpose of truck trips (generally non -local) versus passenger vehicle trips (generally local, such as employees), different trip distributions were assumed for each vehicle type. Pen I SITE AREA = APPROX. 122 AC (5,314,323 SF) TOTAL BLDG. AREA: 1,210.000 SF )N 01 COVERAGE: 22.8% PARKING PROVIDED, 1,194 SPACES ow f PENNONI HINES CARPER VALLEY TIA Exhibit A y' May 2018 1 YI - - 1 1 1 1 I I I t 1 1 1 1 1 t 1 � - I � 1.. �,��.•. I- \ I /1� � 1 r s _ � WW dr y .4 r P� 6 JS Army �', ' • , ,�f` : i Corp of A� -tir IT-C re eric County Public Safety; = J :r } _r f Source: Frederick County GIS (frederick.va.us, accessed 05-18-2018) L� r -I _ HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B • TRAFFIC IMPACT STUDY SITE CONDITIONS Project MHINUIN01 Ay 2018 7PZ1CL StUdy m18 Pave (S The proposed land uses associated with the Hines Carpers Valley site are summarized in Table E1 and encompass approximately 405,000 square feet in Phase 1 and approximately 1.2 million square feet for total build -out. The effective site trip generation is provided in Table E2. TABLE E1: PROPOSED SITE DENSITIES Land Use Cumulative Densities General Light Industrial (Phase 1) I 405,000 gsf General Light Industrial (Phase 1) 405,000 gsf High -Cube Transload & Short -Term 805,000 gsf Storage Warehouse (Phase 2) TABLE F2: PROPOSED TRIP GENERATION SUMMARY AM Peak Hour Trips PM Peak Hour Trips Weekday Daily Trips Phase 1 Total Trips 284 255 2,009 Phase 1 Truck Trips 87 55 647 Final Build -Out Total Trips 348 336 3,136 Final Build -Out Total Truck Trips 107 73 1,010 Suggested improvements associated with the study are summarized in Table E3. The improvements are provided based on the traffic study conclusions and the analysis conditions established as part of the scoping with VDOT Staunton District and Frederick County, and updated for the Phase 2 use change. Pen 0- ICt StUdy �013 P,-Ibe 9 TABLE F_3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Timm 2024 or Improvement Location Desaiptlon 2020or `Lon{ -term" Type "Short-term" Immmerrtai knprovemertt InWrovenwrit New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway + a approx. 750 ft +approx. 970 ft at Frederick Co Public Safety Center Extend SB Rte 522left-turn lane by restriping center two- +155ft Rte 522 at Costello Dr way turn lane Add a separate right -turn lane on 513 Prince Frederick Dr 100 ft w/ 100fttaper Prince Frederick Dr at Costello Dr 100 ft w/ 100 ft taper, Add a separate left -turn lane on NB Prince Frederick Or with thru transitions Turn Lanes Extend EB Rte 50 right -turn lane +425 ft w/ 100 ft taper Add a second left -turn lane on NB Prince Frederick Dr 350 ft w/ 200 ft taper Rte 50 at Prince Frederick Dr/Custer Ave Add a separate right -turn lane on SB Custer Ave 100 ft w/ 100 ft taper Modify signal for new Optimize Signal Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYA left Timing from Short - turn operations Term Pen ipaci Study 2oi8 Page 1 io r,r Under Existing 2018 conditions, the study intersections operate at overall LOS "C" or better during the peak hours and the main -line approaches are at LOS "D" or better. However, during the PM peak hour, the side -street approaches at Route 522 operate at LOS "E" and "F" for the Costello Dr and Hotel Entrance approaches, respectively, and the 95th percentile queue length for the SB Route 522 left -turn lane exceeds the available storage by approximately 150 ft. Also, the NB Prince Frederick Dr approach to the Route 50 signal operates at LOS "F" during the PM peak hour. A separate right -turn lane is warranted for SB Prince Frederick Dr at Costello Dr, although all the movements operate at LOS "B" or better. Under Background 2020 conditions, with an ambient annual growth rate of 1.5 percent and the addition of traffic on Route 50 from the approved FBI and Navy Federal Credit Union office developments to the east, the WB Route 50 approach to Route 50 & Prince Frederick Dr/Custer Ave is projected to operate at LOS "E", with the NB Prince Frederick Dr approach continuing to operate at LOS "F" during the PM peak hour. Based on VDOT guidance and "cross -product" calculations, the EB and WB Route 50 approach left - turns were modeled to operate under protected/permissive Flashing Yellow Arrow (FYA) control. All movements at Prince Frederick Dr & Costello Dr would still operate at LOS "B" or better, however, a separate right -turn lane will still be warranted for the SB Prince Frederick Dr approach. If Phase 1 site trips are added to the Background 2020 conditions (i.e. Total 2020), the signal at Route 50 & Prince Frederick Dr/Custer Ave is projected to operate at overall LOS "D" and "F" for the AM and PM peak hours, respectively. In order to achieve approach and overall LOS "D" or better and provide sufficient storage for 95th percentile queues at the Route 50 & Prince Frederick Dr/Custer Ave signal, extension of the EB right -turn lane, the addition of a separate right -turn lane for the SB Custer Ave approach, and the addition of a second left -turn lane for the NB Prince Frederick Dr would be required. Based on VDOT guidance and "cross product" calculations, with the exception of the WB left -turn during the AM peak hour, the EB and WB Route 50 approach left -turns were modeled to operate under protected/permissive FYA control. Traffic conditions at the signal at Route 522 & Costello Dr/Hotel Entrance and the unsignalized intersection of Prince Frederick Dr & Costello Dr are projected to remain generally the same as conditions without the site, with only minor increases in delay values and queues. The side -street approaches are projected to continue operating at LOS "E" and "F" for the Costello Dr and Hotel Entrance approaches, respectively, in the PM peak hour and the 951h percentile queue length for the SB Route 522 left -turn lane will continue to exceed available capacity but is projected to increase by less than one car -length (<25 ft). The storage capacity for the SB Route 522 left -turn lane can be increased by restriping and converting the existing center two-way turn lane. Both NB and SB Prince Frederick Dr approaches to Costello Dr will warrant a separate turn lane. Under Background 2024 conditions, Traffic conditions at the signal at Route 522 & Costello Dr/Hotel Entrance and the unsignalized intersection of Prince Frederick Dr & Costello Dr are projected to remain generally the same, with only minor increases in delay values and queues. The side -street approaches are projected to continue operating at LOS "E" and "F" for the Costello Dr and Hotel Entrance approaches, Pennoni Hines Carpers Valley 7 rafhc Impact Study July 31, zoi8 Page J u respectively, in the PM peak hour and the 951h percentile queue length for the SB Route 522 left -turn lane will continue to exceed available capacity but is projected to increase by less than one car -length (<25 ft). The signal at Route 50 & Prince Frederick Dr/Custer Ave is projected to operate at overall LOS "D" and "E" during the AM and PM peak hours, respectively. However, the WB Route 50 and NB Prince Frederick Dr approaches are projected to operate at undesirable LOS "F" during the PM peak hour. Based on VDOT guidance and "cross -product" calculations, the EB and WB Route 50 approach left -turns were modeled to operate under protected/permissive Flashing Yellow Arrow (FYA) control. With final build -out site trips added to the Background 2024 conditions (i.e. Total 2024), and with the suggested 2020 Total improvements assumed to be in place, and slight signal timing adjustments, the signal at Route 50 & Prince Frederick Dr/Custer Ave would operate at overall LOS "C" and LOS "D" during the AM and PM peak hours, respectively, with all approaches operating at overall LOS "D" or better. Based on VDOT guidance and "cross product" calculations, with the exception of the WB left -turn during the AM peak hour, the EB and WB Route 50 approach left -turns were modeled to operate under protected/permissive FYA control. At the Prince Frederick Dr & Costello Dr intersection, with the separate left and right -turn lanes on Prince Frederick Dr required under 2020 Total conditions assumed to be in place, the stop -sign -controlled EB Costello Dr approach would continue to operate at desirable LOS during the AM and PM peak hours. Traffic conditions at the signal at Route 522 & Costello Dr/Hotel Entrance and the unsignalized intersection of Prince Frederick Dr & Costello Dr are projected to remain generally the same, with only minor increases in delay values and queues. -d A.::af"fIr-nrIi: f11-f-I;'l1ra ', The most likely use for the site is a distribution center/warehouse, as shown in the concept site plan, not the General Light Industrial use assumed for Phase I in the TIA. However, it was used to be conservative per VDOT guidance and to give the owner some flexibility in the choice of tenants at the outset. Using ITE Land Use "High -Cube Transload & Short -Term Storage Warehouse" (Land Use Code 154) from the ITE Trip Generation Manual, 10th Edition, to represent the distribution center/warehouse use, results in a much lower trip rate than just using the ITE Land Use assumed in Phase I, "General Light Industrial" (Land Use Code 110). The number of daily and peak hour trips resulting from assuming the entire 1.21 million SF was High -Cube Transload & Short -Term Storage Warehouse is actually considerably less than the trips at even Phase 1 of the General Light Industrial use. Therefore, it is reasonable to infer that the transportation improvements required for Phase 1 "General Light Industrial" for the short-term scenario would adequately support full build -out of the site with a "High -Cube Transload & Short -Term Storage Warehouse" use. With the improvements suggested in this TIA, the study intersections can accommodate both phases of site development. In this TIA, Phase 1 included 405,000 SF of "General Light Industrial" use and Phase 2 included 805,000 SF of "High -Cube Transload & Short -Term Storage Warehouse" use, for a total of 1.21 million SF for the site. Pen INTRODUCTION This TIA has been prepared to identify transportation improvements that would be required for the development of the 121-acre Hines Carpers Valley site in eastern Frederick County, Virginia. The site is located on the south side of Route 50 (Millwood Pike), approximately 1 mile east of the City of Winchester and the 1-81 interchange at Route 50 (Exit #313). Figure 1 shows the location of the property in relation to the City of Winchester, 1-81, Route 522, and Route 50. The site location and study area are shown in Figure 2. Hines has proposed to develop the site into approximately 1.2 million SF of industrial and/or distribution center/warehouse uses. The two (2) parcels are identified by Frederick County PIN #'s 64 A 86 (107.44 acres) and 64 A 87 (14.74 acres). Access to the site from Route 522 and Route 50 is proposed via Costello Dr and Prince Frederick Dr, respectively. The site driveways would be on the eastern extension of Coverstone Dr, past the existing Frederick County Public Safety Center. Two (2) transportation phases are anticipated and assumed for this study. The first phase is assumed to be in 2020, with 405,000 SF of General Light Industrial uses. The second phase is assumed to build -out the site by 2024, at 1.21 million SF, with 805,000 of High -Cube Transload and Short -Term Storage Warehouse uses. The most likely use for both phases is a distribution center/warehouse; however, General Light Industrial, which has a higher trip rate, was assumed in Phase 1 for this TIA to be conservative per VDOT guidance, as well as provide the owner with some flexibility in the choice of tenants in the outset. The proposed site plan for the site requires a traffic study for coordinating access requirements for the property. To quantify the impacts, the traffic operations study was performed. The analysis includes: 2018 existing conditions assessment based on 2018 turning movement counts at the study intersections, Development of a Synchro model for the study area to project existing and future traffic conditions, Based on growth between 2018 anc development of short-term forecasts for a analysis of local traffic operations, Estimation of AM peak hour, PM peak hour, and daily trips generated by the proposed project, based on the employee and heavy vehicle activities for the assumed General Light Industrial and High -Cube use, Documentation of trips and assignments, Previous rezoning approval in 20o8, with subject site as office and commercial uses; Revised scope for reduced land uses to review impacts to Coverstone Drive extended without direct access to Review of peak hour traffic conditions using Synchro 10.0 analysis following HCM methodology for the existing conditions, short-term 2020, and long-term 2024 forecasts. NINES CARPERS VALLEY FIGURE 1 rRAFFic IMPACT STUDY REGIONAL MAP p„)ect0H1NEr18001 July 2018 LIn sting Studyersection M2 Intersection Existing Study Intersection N4 N NOT TO SCALE Source: Frederick County ISIS (frederick.va.us, accessed 03-23-2018) w US Mmy COIR or / / , rnprw\� SITE I Additional Site air.. Driveways (Build -Out) Approximate Initial Site Driveways (Phase 1)` I / r W.INe I,,a g I V ., HINES CARPERS VALLEY FIGURE 2 TRAFFIC IMPACT STUDY SITE LOCATION & STUDY AREA -ipact Study 2018 P-,1€,e 1 15 The following reports, obtained from VDOT, were used to derive the annual growth rate, background development trips, and distributions for this analysis: • Cardno, Traffic Impact Study —FBI Central Records Complex, September 2015 • Wells + Associates, Navy Federal Credit Union Traffic Impact Study, April 2018 A VDOT Chapter 527/870 traffic study is not required for the proposed land use application, since the proposed trips are not more than the 5,000 vpd volume threshold. Pennoni received VDOT approval of the scope via email on April 10, 2018. A copy of Pennoni's final scoping document, submitted on April 9, 2018, is included in Appendix A. The first submission of the TIA was in May 2018. VDOT comments (dated July 5, 2018) were received on July 9, 2018 and this revised TIA responds to the comments. '5.,. 5� 4f Y Ar e a The study area for this analysis includes the existing signalized site access point intersections at Costello Dr and Prince Frederick Dr on Routes 522 and 50, respectively, the unsignalized intersection at Prince Frederick Dr & Costello Dr, and the four (4) proposed site driveways on Coverstone Dr extended. The public street network in the vicinity of the site is summarized below, with the existing characteristics and road functional classifications (same for VDOT and County): • U.S. Route 522 (Front Royal Pike) is a 5-lane (center lane is two-way turn lane) minor arterial with a north -south orientation, east of 1-81, with a 35 MPH posted speed limit, curb & gutter, and commercial development on both sides. It combines with Route 50 at the 1-81 interchange, and heads towards downtown Winchester to the northwest. A sidewalk is present on both sides of the roadway from Garber Ln (approximately 600 ft south of Costello Dr) to Route 50. The VDOT AAWDT was 16,000 VPD in 2017, based on published data. • U.S. Route 50 (Millwood Pike) is a median -divided 4-lane minor arterial with an east -west orientation and a 45 MPH posted speed limit, with sections of gravel and/or paved shoulder and curb & gutter. There is commercial development as well as residences on both sides. There is no sidewalk on either side of the roadway. The VDOT AAWDT was 19,000 VPD in 2017, based on published data. • Costello Drive (County Route 1367) is an approximately 3,000 ft long local road that connects Route 522 and Prince Frederick Dr. It has a two-way center turn lane, with the western half segment as a 5-lane section and the eastern half segment as a 3-lane section. The entire length has a 35 MPH posted speed limit. A sidewalk and curb & gutter are present on both sides of the roadway in the commercially built-up area along the western 5-lane section but are not present in the eastern 3- lane section. The VDOT AADT was 2,900 VPD in 2017, based on published data. VDOT AAWDT data was not available. (Pennoni ipact Study 2oi8 Page 1 16 • Prince Frederick Drive (County Route 781) is an approximately 2,300 ft long collector road, with a 35 MPH posted speed limit, that connects Route 50 with Coverstone Dr. The road has a 4-lane section with curb & gutter, but no sidewalk, from Route 50 and for 500 ft to the south. The remainder of the road, to Coverstone Dr, has a 2-lane section and neither sidewalk or curb & gutter are present. The VDOT AADT was 3,200 VPD between Route 50 and Costello Dr and 730 VPD between Costello Dr and Coverstone Dr. VDOT AAWDT data was not available. • Coverstone Drive is a partially completed 4-lane median -divided local road, ultimately envisioned as a major collector to extend in the west to a future minor arterial, west of Prince Frederick Dr, connecting Routes 522 and 50, and in the east, to Route 50. The existing section is along the frontage of the County Public Safety Center, providing access to the Center via Prince Frederick Dr. VDOT volume data was not available for this roadway. The Land Use Plan in the County 2035 Comprehensive Plan, adopted January 25, 2017, envisions the site parcels as B2/B3 zoning. As part of the Comprehensive Plan, the Frederick County Road Plan envisions Coverstone Dr to be extended to the east, then to the north to Route 50, as a new major collector. The extension of Coverstone Dr to Route 50 (opposite Inverlee Way) was proffered with previous development plans for the area and is proposed as a four -lane divided section to be constructed to the west. However, the development plans for this TIA extends Coverstone Dr along the site's southern boundary. The proposed access spacing on Coverstone Dr is shown in Table 1. ]ABLE 1: COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING Intersection Spacing (ft.) (I� From Frederick Co Public Safety Ctr (East To Site Entrance #1(2) 0 To Site Entrance #2 750 To Site Entrance #3(3) 330 To Site Entrance #4 640 (1) All Dimensions are to centerline and approximate. (2) Spacing to align with existing driveway for County Public Safety Center. (3) Final spacing as right in/right out or shifted to 440 ft. per VDOT Access Management requirements for a collector. The existing Frederick County Road Plan designations are shown in Figure 3 in the study area. The 2035 plan includes the local roadway network with Coverstone Drive as a new major collector. Pen WINCHESTER j% , r r k ,►/� `` r Nisill� •rya' �� � .. / I1,e lntrrstete 81 cwrdw ,s ov,.V tat u as a comdar of statewde S1Qro6carKe as pursuant of VA ,.ode 15.2 - 2232. N .Ou HIM ut Source: Frederick County, VA (fcva.us, accessed 05-15-2018) Eastern Road Plan - Dec 201 ��• Nev, Major Arterial Improved Major Arterial r ♦ _ • New Minor Arterial Improved Minor Arteria'i '!♦,.. New Major Collector Improved Major Collector • ♦�. New Minor Collector Improved Minor Collector Ramp Roundabout - Trails • %. Future Rt 37 Bypass • Urban Development Area Sewer and Water Service Area t Rural Community Center 2035 Comprehensive Policy Ran Map Adopted January 25, 1017 Amended December 13, 2017 7 OS 1 2 Miles HINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 1 RAFFIC I%IVACT STIIDI TRANSPORTATION PLAN MAP Pmje,I a HlAFX18o, Jah 2018 iffic Impact Study July 31, 2oi8 Page 1 18 VDOT Functional Road Plan The VDOT Functional Plan for this portion of Frederick County is excerpted in Figure 4, which shows Routes 522 and 50 as "Minor Arterials" in the study area vicinity as green links, east of 1-81. Costello Dr, Prince Frederick Dr, and Coverstone Dr are not identified as collectors. The functional plan designation establishes the VDOT Access Management requirements for median crossovers and traffic control. For this study, the Frederick County Road functions are utilized for review. -terstate — Jther Freeway or Expressway Other Principal Arterial — Minor Arteria Major Collector Minor Collector Interstate Ramp Figure 4: VDOT Functional Plan Multi -Modal Access The existing roadway network does not include a continuous pedestrian access. Bike lanes are not included in the existing roadway sections. Future Transportation Improvements The County Transportation Plan envisions improvements to the west of the site in the vicinity of the I- 81/Route 50/17 interchange to improve local operations and allow for a realignment of new minor arterial in the Prince Frederick Drive/Ryco Road vicinity. However, no active project or planning is currently programmed, so network changes are not included in this analysis. As outlined in the introduction, the extension of Coverstone Drive east of the site towards Route 50 also is not included in this analysis, as improvement would be required by off -site properties. Pennon �� ipact S dy 2018 Paae1 19 EXISTING CONDITIONS Traffic counts were collected on Thursday, April 5, 2018 during the AM peak periods from 6:00 to 9.00 AM and for the PM peak period from 4:00 to 7:00 PM. The peak hours were determined to start between 7:00 and 7:15 AM during the AM peak and at 4:00 PM during the PM peak. The traffic counts are included in Appendix B. The existing turning movement data during the AM and PM peak hours, with the effective intersection LOS by approach are summarized in Figure 5. The LOS by lane group, approach, and overall grade and back of queue values for each of the study intersections for the weekday AM and PM peak hours for the existing conditions is shown on Table 2 for the Front Royal Pike/Costello Drive, Costello Drive/Prince Frederick Drive, and Millwood Pike/Prince Frederick Drive intersections. For the unsignalized intersection at Costello Road/Prince Frederick Drive, the approach LOS for the stop -controlled leg is shown and only conflicted movements are assigned a LOS letter grade. Capacity calculations in HCM mode are from Synchro 10. The Synchro calculation worksheets are in Appendix D. Sine the existing signals at Route 522 and Route 50 operate with shared movement lanes and split phasing, the HCM outputs default to HCM 2000 methodology. INTERSECTION LEVEL OF SERVICE CRITERIA Based on the Highway Capacity Manual methodologies for intersection and roadways, Pennoni utilized the Level of Service (LOS) grades for intersection to measure the performance of the transportation facilities. LOS is a measure of vehicle operator delay with the overall driving experience through a particular facility. Performance is quantified with designations of LOS 'A' through 'F' based on the average control delay (given in seconds per vehicle) per lane group and the overall intersection. These LOS designations describe the performance of the intersection from the motorist's perspective, with LOS 'A' representing free flowing conditions and LOS 'F' representing congested conditions. Delay is the additional travel time experienced by a driver, passenger, or pedestrian. Control delay results when a traffic control device (such as a traffic signal) causes a lane group to reduce speed or to stop; it is measured in comparison with an uncontrolled condition. A summary of the LOS criteria for signalized and unsignalized intersections is included as Appendix C. For urban conditions within Frederick County urban development area, a LOS "D" is preferred. General Level of Service assessment of the existing conditions: • The signalized intersection at Front Royal Pike/Costello Drive/Hotel Entrance currently operates at overall LOS "B" in the AM peak hour and at overall LOS "D" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance approaches each operate at LOS "D" in the AM peak hour. Costello drive operates at LOS "E" in the PM peak hour; Hotel Entrance operates at LOS "F" in the PM peak hour. Left turning movements from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; southbound left turns operate at LOS "E" in the PM peak hour. (Northbound left turn LOS is not given due to zero volume). The Front Royal Pike approaches operate at LOS "C" or better in the AM peak hour and the PM peak hour. 'ipaci- ` tUdy wi8 Pabe 120 • The controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Drive operates at LOS "B" or better in the AM peak hour and the PM peak hour. All conflicted movements operate at LOS "B" or better in either peak hour. • The signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue operates at overall LOS "C" in the AM and PM peak hours, with the mainline (Millwood Pike) approaches operating at LOS "C" or better during both peak hours. The northbound Prince Frederick Drive approach and lane groups operate at LOS "D" in the AM peak hour; the approach and the left/through lane group operate at LOS "F" in the PM, while right turns operate at LOS "D" in the PM peak hour. Custer Avenue operates at LOS "D" in both peak hours. Pennoni Fairfield 1.`9r�1 Inn& C suites C Costco Wholesale EItAL� 1T f✓ COV(C)� ' O COstP// rgl 00 O N 18,480 a gN � 22 (214) 4-1(o) r67(197) Costello Dr Hotel Entrancecc 10 (8) attt� S O T 0(1)� g^r 6 (o) 16,550 \ 3,840 a M c �1 r7 coueuo Dr 42 (125) ,� 31 (3) y 1,700 G,verctane Dr 21(4) f LEGEND © STUDY INTERSECTION LANE GEOMETRY ) t IF VOLUMES 4)QO, EXISTING 10 (10) AM (PM) 50 ht/+ IMPROVEMENT 1,000 AVGDNLYTRAFFIC A (A) LEVEL OF SERVICE-AM(M) A(A)J APPROACH LEVEL OF SERVICE %w 00 dAk a vrn e C (C) �. 0 tPr i 6e o 0 PPP1 / I P US Army / \Corp of \ I Engineerer s SITE/FredeerikO/ County I Public Safety 4 O ¢ 3,010 mww J %.0(7) a® 496(953) per, (61) 0 ��■ �52 N Route � 50 2739 r R * o ll� 105(19)m 3,940 PROPOSED INTERSECTION Center ` g' ;♦ i N' I I \♦Q�6 I r NOT 1'O Vf`11 F PROPOSED INTERSECTION _ HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 • 0 TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project # HINF-XI8001 July 2018 Hines Carpers Valley -traffic Impact StUdy JU1y 31, 2018 P,ge 122 TABLE 2: EXISTING 2018 LOS., DELAYAND QUEUE LENGTHS k Intersection Traffic ControU Mitigation Lace/Approach Storage Len;tlu (R) AM Peak Hoar PM Peak Hour L06 Delay (See/veh) Back of Que (ft) L� Delay (sec/veh) Back of �; 1 Rine 522 & Costello Dr & Hotel Entrance Sigmalizcd EB/LT 40 D 44.7 22 F 103.3 26 EB/R 40 D 42.9 0 - - - F.B LOS - D 44.0 - F 103.3 - WB/L 120 D 42.3 52 E 64.2 146 WB/LT 3,000 D 42.2 52 E 64.2 146 WB/R 1,400 D 40.0 0 D 50.1 74 WB LOS - D 41.7 - E 56.8 - NB/L 100 D 44.4 5 - NB/IT 475 A 8.6 116 B 18.2 225 NB/IR 825 NB LOS - A 8.6 - B 18.2 - SB/L 195 D 42.8 63 E 63.5 316 SBfM 720 A 7.5 172 A 4.5 107 SB LOS - A 9.8 - C 25.6 - Overall - B 11.5 - C 29.4 - 2 Price Frederick Dr & Costello Dr Uruigu><al�.cd EB/L 350 B 10.0 5 B 11.8 20 EB/R 3,000 A 9.4 3 A 8.7 0 EB LOS - A 9.7 - B 11.7 - NB/LT 580 A 8.0 0 A 7.6 3 A 0.0 - A 0.0 NB LOS - - 2.1 - - 2.9 - SB/IR 1,410 - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr & Custer Ave SignalizedWBrM EB/L 150 D 48.6 49 D 51.0 #138 EB/IT 890 B 19.8 298 B 18.7 233 EB/R. 200 B 14.0 0 B 14.2 0 EB LOS - C 20.1 - C 22.3 - WB/L 360 D 45.6 72 D 47.4 78 1,140 B 16.0 168 C 24.3 347 WB LOS - B 18.9 - C 25.7 - NB/LT 1,420 D 44.8 60 F 140.4 /1220 NB/R 500 D 42.3 0 D 40.5 0 NB LOS - D 43.9 - F 101.0 - SB/LTR 265 D 50.0 122 D 44.6 103 SB LOS - D 50.0 - D 44.6 - Overall - C 23.4 - C 33.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thru, R: Right Storage lengths include half the taper. Continuous Lane lengths are to upstream intersection. TBD: To Be Determined 11 - 95th percentile volume exceeds capacity. Pen ipact iiliCIY 1018 ?agce 123 ANALYSIS OF FUTURE CONDITIONS WITHOUT PROPOSED DEVELOPMENT Future 2020 and 2024 base traffic volumes represent the future traffic in the study area, to reflect land uses and growth with and without the subject Hines Carpers Valley site plan. A Background scenario is included in the short-term and long-term, for comparisons of the site plan impacts. An annual growth percentage of 1.5%, based on what was used for the nearby FBI site TIA, was used in this TIA to account for ambient growth. Pennoni also reviewed the historical traffic growth trend along US Routes 522 and 50 in the vicinity of the site for verification of the annual growth percentage. Tables 3A and 36 are provided to show the traffic growth trend from 2002 to 2017 for the annual average and average annual weekday conditions, based upon available VDOT historical traffic data. The table shows effective annual growth rates for 1 year, 3 year, 5 year, and 10 year periods. The data shows average growth rates of 0.4% to 0.9% for Route 522 and -1.0% to 0.2% for Route 50. Therefore, a 1.5% annual growth rate is conservative. TABLE 3A: VDOT RTE, 50 GROWTH TRENDS a" so IYllheood Pawl Front Royal Pike FAVle 522) to Grpers Valley Rd (Raub M) gleetlw Wowlh Relse Wticolre Qrwa'th Pates YEAR MDT YEAR AAWOT 1 YR 2 YR 3 YR S YR 10 YR / YR 3 YR S YR 16 YR 2017 18,000 0.0% 0.0% 1.9% 2.4% -2.0% 2017 19,000 -5.0% 1.8% 2.2% -1.0% 2016 18,000 0.0% 2.9% 1.9% 2.4% -1.5% 2016 20,000 5.3% 5.6% 3.3% 0.0% 2015 18,000 6.9% 2.9% 4.0% -1.1% -1.5% 2015 19,000 5.6% 3.8% -1.0% -0.5% 2014 17,000 0.0% 2.0% -2.2% -1.6% 2014 18,000 5.9% 1.9% -2.1% -1.5% 2013 17,000 6.3% -3.6% -2.2% -1.1% 2013 17,000 0.0% -5.3% -3.2% -1.6% 2012 16,000 0.0% -5.6% -6.2% -1.7% 2012 17,000 0.0% -5.3% -4.1% -1.1% 2011 16,000 A5.8% -5.6% -5.3% 2011 17,000 -15.0% -5.3% -3.2% 2010 19,000 0.0% -4.8% -2.0% 2010 20,000 0.0% -1.6% 0.0% 20D9 19,()00 0.0% -3.3 % -1.0% 2009 20.000 0.0% 0.0% -1.0% 2008 19, 000 -13.6 % -3.3 % 0.0% 2008 20,000 -4.8 % 0.0% 0.0% 2007 22, 000 4.8 % 3.2% 3.0 % 2007 21.000 5.0 % 0.0% 2.0% 2006 21,000 0.0% 3.4% 2006 20,000 0.0% 0.0% 2005 21.000 5.0 % 3.4 % 2005 20.000 -4.8 % 1.7 % 2004 20.000 5.3% 2004 21,000 5.0 % 2003 19,000 0.0% 2003 20,000 5.3% 2002 19,000 2002 19,000 Rat Avg Growth es: 1 -0.2% -0.5% -1.1 % -1.6% Avg Growth Rates: 1 0.2% 1 -0.2% -0.6% .1.0% SOURCe VDOT, Traffic Enp4+oaring ❑vhbn, Pen Rode Sit (From Renal Plhel Popormlll Rd (Rorie 6") b Route $0 (1011tweed Pilo) ERedlve Oro" Role* E%cvve (NOWNl Mee YEAR AADT 1 YR 2 YR 3 YR S YR 10 YR YEAR AAWDT 1 YR 3 YR S YR /0 YR 2017 15,000 0.0% 0.0% 2.3% 1.4% -0.6% 2017 16,000 0.0% 2.2% 1.3% 0.0% 2016 15,000 0.0% 3.5% 2.3% 1.4% 0.0% 2016 16,000 0.0% 2.2% 1.3% 0.6% 2015 15,000 7.1% 3.5% 2.3% 1.4% 0.0% 2015 16,000 6.7% 2.2% 1.3% 0.6% 2014 14,000 0.0% 0.0% 0.0% -0.7% 2014 15,000 0.0% 0.0% 0.0% 0.0% 2013 14.000 0.0% 0.0% 0.0% 0.0% 2013 15,000 0.0% 0.0°h 0.0% 0.7% 2012 14,000 0.0% 0.0% -2.6% 0.0% 2012 15,000 0.0% 0.0% -1.3% 0.7% 2011 14,000 0.0% 0.0% -1.4% 2011 15.000 0.0% 0.0% 0.0% 2010 14,000 0.0% -4.4% -1.4% 2010 15,000 0.0% -2.1% 0.0% 2009 14,000 0.0% -2.3% -1.4% 2009 15.000 0.0% 0.0% 0.0% 2008 14,000 -12.5% -2.3% 0.0% 2008 15,000 -6.3% 0.0% 1.4% 2007 16,000 6.7% 2.2% 2.7% 2007 16.000 6.7% 2.2% 2.7% 2006 15.000 0.0% 2.3% 2006 15,000 0.0% 2.3% 2005 15,000 0.0% 2.3% 2005 15,000 0.0% 2.3% 2004 15,000 7.1 % 2004 15.000 7.1 % 2003 14,000 0.0% 2003 14.000 0.0% 2002 14,000 2002 14,000 Avg Growlh Rales: 0.6% 0.4% 0.0% -0.2% Avg Growth Rites 0.9% 0.9% 0.6% 0.4% pact sh-1 ly 2o18 Page 125 PROJECTED SHORT-TERM CONDITIONS WITHOUT SITE The 2020 background conditions are used as a 'baseline' for comparison with the build -out analysis with the site. r)asr r 9 Mar ViAQ._ii(fl,n,s ;/VN6`1 (,I C ljv-_1u Traffic volumes are summarized in Figure 6 for the 2020 conditions with ambient growth only. The other background development in the site vicinity is identified as the Route 50 employment uses east of the site as identified in the scoping. The two developments are the FBI site and the Navy Federal Credit Union building activities, located north of Route 50 and south of Commerce Drive, respectively. Both sites are shown at full employment uses with access east of Sulphur Springs Road. The site trips for the other development are shown in Table 4, for the peak periods, based on the driveway assignments from the individual reports. The site trips for other development do not include any phasing and are also added to the 2024 roadway network. The other development trips are shown in Figure 7 as they impact Intersection #3. TABLE 4. OTHER DEVELOPMENT TRIP GENERATION Use AM PM In Out In Out FBI 337 48 56 304 NFCU 514 16 34 549 (Pennoni X,Inn 19 040 L V F .o WIbm 23 (220) r 69 (203) Costello Dr Hotel 8ntreoce � t � p 10 (0) 6 (0) 17 O a 3,960 r 3 M Coste110 Dr 43 (129) . � a T 32 (3)11 a V h 1,750 U Covmtone Dr 21(4) 11 v U N a U LEGEND O1 STUDY INTERSECTION LANE GEOMETRY I 1 r VOLUMES hto EXIS17NG 10 (10) AM (PM) +1te IMPROVEMENT 1,000 AVG DAILY TRAFFIC 50- M;i�wo0 kP q srP� Costco • t'P Wholesale �. /�y / I / I US Army / I \ Corp of \ Engineers COMP-St0hP SITE Frederick County \ I Public Safety A O < 3,100 3 „ %. 0 (7) N Route 50 R p 30(82).0 p 812 (688) nuillo N c 4,060 PROPOSED INTERSECTION Center ` i \ f \ \ i I � v I NOT TO SCALE \ 1 PROPOSED INTERSECTION \ I \ I �^J V MMH:INES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 TRAFFIC IMPACT STUDY WITH GROWTH Project N HJNEXJ800I July 2018 O Coventone Dr o (o).y PROPOSED INTERSECTION LEGEND © STUDY INTERSECTION LANE GEOMETRY )t f VOLUMES ljo 00STING 10(10) AM(PM) fltl+ IMPROVEMENT 1,000 AVG DAILY TRAFFIC 2 ly / / I / 1 \ US \ Army / Corp Engineers \ c0`P�StO�P SIT i FrederckO\� / r..t\ / NOT TO SCALE 0 PROPOSED INTERSECTION _ HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 • TRAFFIC IMPACT STUDY TRAFFIC VOLUMES WITHOUT ProjectN HINEX18001 SITE July 2018 ipact Study 1018 Page 128 ,_., �t.l ';i;_'.�.4,�... + ) J C Nl s-IJ7'j 3/V a:5i0Ut*' l ift ` N.e The 2020 conditions are used as a baseline for comparison with the site plan scenario. The background 2020 forecasts for the public streets are summarized in Figure 8 for the AM and PM peaks. L.C11'�.--i•i_irYi The Rte 50 intersection was evaluated and recommended for protective/permissive left -turn phasing by VDOT in 2017. The analysis was updated for consideration of Flashing Yellow Arrow (FYA) left -turn operation provided that the cross -product of (Left -Turn + U-turn) X (Opposing Thru + Opposing Right) is less than 100,000 per hour. The VDOT comment also expressed a preference for protected -only left -turn movements with cross products of 150,000 or more. The left -turn operation would change based on a time of day plan with protected -only operation when justified by the cross products. The cross -products were 17,757 and 78,671 per hour for the eastbound left and westbound left, respectively, for the AM peak hour and 144,761 and 48,109 for the eastbound left and westbound left, respectively for the PM peak hour. Since all cross -products for the mainline lefts were less than 150,000 per hour, the Route 50 intersection was analyzed with FYA protected/permissive left -turn operation, consistent with VDOT recommendations. )4�o :(.))3i's1i"lV3'�,io 1.9: i:i.' 51'i:�� The 2020 conditions were evaluated for peak hour intersection capacity with the existing lane operations and signal timing, as summarized in Figure 8 and are used as a baseline for comparison with the proposed site plan analysis scenario. Existing peak hour factors (minimum 0.92 and not exceeding 0.95) were utilized for the analysis. Heavy vehicle percentages were taken from existing counts. Capacity worksheets are included in Appendix E. Intersection operations are noted below: • The signalized intersection at Front Royal Pike/Costello Drive/Hotel Entrance is expected to operate at overall LOS "B" in the AM peak hour and at overall LOS "C" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance approaches each operate at LOS "D" in the AM peak hour. Costello drive operates at LOS "E" in the PM peak hour; Hotel Entrance operates at LOS "F" in the PM peak hour. Left turning movements from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; southbound left turns operate at LOS "E" in the PM peak hour. (Northbound left turn LOS is not -applicable). Overall, the Front Royal Pike approaches operate at LOS "C" or better in the AM peak hour and the PM peak hour. LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. • The stop -controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Drive operates at LOS "B" or better in the both peak hours. All conflicted movements operate at LOS "B" or better in either peak hour. • The signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue operates at overall LOS "C" in the AM peak hour and at overall LOS "D" in the PM peak hour. The eastbound mainline (Millwood Pike) approach operates at LOS "D" and LOS "B" in the AM and PM peak hours, respectively. The westbound approach operates at LOS "B" and undesirable LOS "E" in the AM and PM peak hours, respectively. Northbound Prince Frederick Drive approach and lane groups Penn IPC-ICI: Study io18 Page 1 29 operate at LOS "D" in the AM peak hour; the approach and the left/through lane group operate at LOS "F" in PM peak hour, while right turns operate at LOS "D" in the PM peak hour. Custer Avenue operates at LOS "D" in both peak hours. LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. The analysis of the 2020 background conditions indicates increases in delay and back of queues with the short-term forecasts with growth and other development. LOS summaries, delays by approach and movement are shown in Table S. Pen Fairfield �Innp 1> Suites s J m C�� 4.1i�% 1 O g�� � motto \ Wholesale OVERALL:' B (C) O N, 19,040 s� o ^ C 23 (220) a ♦e 1 (0) 69 (203) Cofello Dr Hotel Eeu=w 10M.0 e(1) G r � � ' 17,050 02 6 3,960 lU 0� V o ^ ^ y M Costello Dr 43 (129) 32 (3) m% v V N ^ 1,750 04 Coverstooe Dr 21(4) g� e � U FL FL LEGEND 0 STUDY INTERSECTION LANEGEOMETRY Ti 1 f VOLUMES life;, EXISTING 10 (10) AM (PM) h 5o fr► IMPROVEMENT 1,0111XI i AVG DAILY TRAFFIC A (A) LEVEL_OFSERVICE-AMfPM) A (A) APPROACH LEVEL OF SERVICE k� c � c T o C Pr 9 VP U/$) -P 0 CSC eTej�l �1 I 4q c` t•' y� 2 plly P US Army / \ Corp of I Engineers coy / SITE Frederick County Public Safety 4 O < ,1 .. n ♦- 556 (1579) sd (63) �o N Route 50 2(9)� c 3,111 1441 (753) N a 108 (20) g N n 4,060 r O PROPOSED INTERSECTION Center g' I 5 1 I �6 ( ♦ / � v ) NOT TO SCALE PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 • - TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Project ItHINEXl8001 July 2018 Hines Ca1-pers Valley Trailic impact `_iWdy July 31, 2o18 Page 131 TABLE S: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUT SITE N Intersection Traffic Coutroll Mitigation Lane/Approach Storage LengthsLOS AM Peak Hoar PM Peak How Delay (aecveh) Back of Quese (ft) Ios Delay (aec/veh) Back � (R) 1 Route 522 & Costello Dr & Hotel Ert ranee Signalized EB/LT 40 D 44.5 23 F 103.3 26 EB/R 40 D 42.9 0 - - EB LOS - D 43.9 - F 103.3 - WB/L 120 D 42.2 53 E 63.8 147 WB/LT 3,000 D 42.1 53 E 64.6 148 WB/R 1,400 D 40.1 0 D 49.9 75 WB LOS - D 41.7 - E 56.8 - NB/L 100 D 44.4 6 - - NB/fT 475 A 7.8 116 B 18.6 230 NB/I'R 825 NB LOS - A 7.8 - B 18.6 - SB/L 195 D 49.0 63 E 63.9 323 SB/ITR 720 A 7.2 175 A 4.6 1 108 SB LOS - A 9.8 - C 25.8 - OveraU - B 11.2 - C 29.7 - 2 Prince Frederick Dr & Costello Dr Unsigrutlbed EB/L 350 A 9.9 5 B 11.5 20 EB/R 3,000 A 9.3 3 A 8.6 0 EB LOS - A 9.6 - B 11.4 - NB/LT 580 A 7.9 0 A 7.6 3 A 0.0 - A 0.0 NB LOS - - 2.1 - - 2.9 - SB/ R, 1,410 SB LOS - - 0.0 - - 0.0 - Overall - - 2.5 - - 4.6 - 3 Route 50 & Prince Frederick Dr & Custer Ave Signalized Flashing Yellow Arrow (protected/permi si -e) Ior EB & WB lefts EB/L 150 B 11.2 24 C 22.7 62 EB/IT 890 D 38.1 #718 B 18.2 251 EB/R 200 B 13.1 0 B 13.4 0 EB LOS - D 35.8 - B 18.6 - WB/L 360 B 18.4 35 B 12.0 39 WB/ITIZ 1,140 B 15.8 184 E 68.9 #806 WB LOS - B 16.1 - E 66.7 - NB/LT 1,420 D 44.6 62 F 151.7 #228 NB/R 500 D 42.2 0 D 40.5 0 NB LOS - D 43.8 - F 107.9 - SB/LTR 265 D 49.0 124 D 44.9 104 SB LOS - D 49.0 - D 44.9 - Overall - I C 32.0 - D 54.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thru, 1t: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determuted # - 95th percentile volume exceeds capacity. Pen 1pact Study 2018 Page 1 32 SITE TRIP GENERATION Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 1011 Edition. ITE's "General Light Industrial" trip generation rates were used for this TIA since they were most conservative (i.e. generates more trips) than the other possible uses. The density used, 1.21 million SF, was based on the site layout for the property with 3 buildings. For the subject parcels and assumed density with industrial uses in Phase 1 and High -Cube Warehouse uses in Phase 2, this site is projected to generate 93% less daily trips, 76% less AM peak hour trips, and 91% less PM peak hour trips, than the approved uses assumed in the 2008 TIA for the non-residential uses. Trip generation values are summarized in Table 6. Given the proposed uses, trucks were assumed to comprise a significant portion of the site traffic, which have different impacts on the study intersections than passenger vehicles. Given that the most likely development for the site is a High -Cube Transload & Short -Term Storage Warehouse, truck percentages from the ITE study, "High -Cube Warehouse Vehicle Trip Generation Analysis" (October 2016), were assumed for this TIA, which found trucks to make up 32% of the daily, 31% of the AM peak hour, and 22% of the PM peak hour total trips for the use. To recognize the different purpose of truck trips (generally non -local) versus passenger vehicle trips (generally local, such as employees), different distributions were assumed for each. TABLE 6: SITE TRIP GENERATION ITE Lew/ Use TGM.�I DAILY AM PEAK HOUR GM PEAL HOUR CODE(1) Edition U4F- SYu ver. (lwv) IN OUT TOTAL IN OUT TOTAL Proposed with Revised Land Use PHASE 1 110 110.490 loth Gen. Light Ind. (Avg Rate) (2) 405.000 ksf 2,009 250 34 284 33 222 255 Cars (67.8% Daly, 69.2% AM, 78.3% PM) 1,362 173 24 197 26 174 200 Trucks 647 77 10 87 7 48 55 PHASE 2 154 154.100 10th Hi -Cube Tmsload & Shrt-Term Storage 1Vdu 805.000 ksf 1,127 49 15 64 23 58 81 Cars (67.8% Daly, 69.2% AM, 78.3% PM) 764 34 10 44 18 45 63 Trucks 363 15 5 20 5 13 18 Subtotal 1210.000 ksf 3,136 299 49 348 56 280 336 Total Proposed Trip Generation (Weekday Peak) 3,136 299 49 348 56 280 336 ITE L..d U. TGM&e I DAILY AMPF.ALHOf7R EN PEAK HOUR CODE E/idoM MF. size Val. (2-WT) IN OUT TOTAL IN OUT TOTAL Previous 'Zoning Approval Traffic Study (8/2008) 710 710.000 71h Office 385.000 ksf 3,767 485 66 551 87 423 510 820 820.000 7rh Shopping Center 900.000 ksf 38,646 565 362 927 1,620 1,755 3,375 1285.000 ksf 42,413 1,050 428 1,478 1,707 2,178 3,885 Subtotal Total By -Right Trip Generation (Weekday Peakf 3) 42,413 1,050 428 1,478 1,707 2,178 3,885 Change In Trips from try -right Percentage Change -39,277 -751 -379 -1,130 -93% -72% -89% -76% NOTES: TRIP RATE SOURCE: Institute of Transportation Engineers (ITE) Trip Generation Manual, oditlon as noted In table above. (1) ITE Land Code shown as the first 3 digits. (2) Average rates used for General Light Industrial In lieu of regression equations because the square footage (Indopendenl Wablo) Is outside the tango of data. (3) Pass -By tdps and Internal trips with residential uses not Included In comparisons. -1,651 -1,898 -3,549 -97% -87% -91% Pen part Study oi8 Page 133 Figures 9 and 10 show the site trip distributions for employees/cars and trucks separately as percentages. The primary truck access was assigned to/from 1-81 and individual routings are shown to Route 522/Costello Drive and Route 50/Prince Frederick Drive for access to the site via Coverstone Drive. Trip distributions are summarized in Table 7. Subject site trips (as shown in Table 6) are shown separately for employees/cars and trucks in Figures 11 and 12 for the Phase 1 density. TABLE 7: SITE TRIP DISTRIBUTIONS Direction Site Car Site Trucks North 1-81 20% 35% East US 50/17 35% 10% South US 522 15 % 15% South 1-81 20% 35% West Winchester 10% 5% Total 100% 100% Pen Pennoni Pennon) X r. R 100 C 2 (17) L f o a ♦s 0 (0) ilk r4(26) Costello Dr Hotel Entrance (0) � T0 M 0 (0) . . n- 1,060 yY v i M Costello Dr o (o) aa0 35 (S) 1,360 4) 1,020 4—6 (43) 0-o(0) COVEtSt04! Dr O 130(19).0 ItfW � 43(6)� M s 6 E 0(0)N see U LEGEND © STUDY INTERSECTION LANE GEOMETRY I r VOLUMES GJo EXISTING 10(10) AM(PM) 50 htt+ IMPROVEMENT 1,000 AVGOAILYTRAFFIC M; 00 dp;k P C) Costco , e Wholesale o ae ` ice / US Army / \ Corp of / \ Engineers I COLP�s\ SITE 469) toy \ Frederick County Public Safety 4 O —, 0 (0) see F, — 0 (0) e e e 61 (9) 0 (0) V00i, Route 50 Al 78(12) -% $ a o m it 1,060 9 O V 340 s s �o in O R M Coverstone Dr 43 (6) Center I I 5 I I V 'N i NOT TO SCALE ` I \ I PROPOSED INTERSECTION _ HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 • TRAFFIC IMPACT STUDY (CARS) Project # HINF.X18001 July 2018 �o a 50 Costco Wholesale C;. J- J, a 80 x 44m2(7) a a w ♦ra D (fl) 0-2(7) Costello Ur Hotel F.nhaoce 0 o (o) �► ' s s too 0 a , 470 rrs^i �l Costello Dr I 0 T o (m•7� n r 0 160 e N V Coven me Dr �) Q� a U n oo�,p/k e LEGEND O STUDY INTERSECTION LANE GEOMETRY W VOLUMES JJ& EXISTING 10(10) AM (PM) htet IMPROVEMENT 1,000 AVG DAILY TRAFFIC rj ice / �� g9 2 J ly US Army / I Corp of / Engineers C01,e�S\ / OFrederickSITE I County Public Safety 4 �) a 0 y 0 (0) e i s ♦� 0 (0) ilk moo' O Route 50 0 (0) �i R ♦ o 0(0)� C r 50(5)0% 1 v' it 470 c a 0 � 6 c1 00 y O a a Coverstone Dr 59(5).0 Center �� 1 5 I 1 1 I I / v / NOT TO SCALE ` 1 \ 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC MACT STUDY (TRUCKS) Project #HINEX18001 July 2018 ipact Stucly !ot8 Page 138 SHORT-TERM 2020 CONDITIONS WITH PROPOSED SITE The analysis of the short-term 2020 conditions with the site were developed as a combination of: • Base traffic (Figure 6), • Other Development (Figure 7), and • Site Traffic added to the network associated with the proposed rezoning industrial plan uses (Figures 11 and 12). Short-term 2020 turning volumes and LOS are summarized in Figure 13, without mitigation. The Rte 50 intersection was evaluated and recommended for protective/permissive left -turn phasing by VDOT in 2017. As revised, Pennoni considered with Flashing Yellow Arrow (FYA) left -turn operation provided that the cross -product of (Left -Turn + U-turn) X (Opposing Thru + Opposing Right) is less than 100,000 per hour. VDOT also expressed a preference for protected -only left -turn movements with cross products of 150,000 or more. The left -turn operation would change based on a time of day plan with protected -only operation when justified by the cross products. The cross -products were 17,757 and 177,007 per hour for the eastbound left and westbound left, respectively, for the AM peak hour and 144,761 and 55,460 for the eastbound left and westbound left, respectively for the PM peak hour. Therefore, the Route 50 intersection was analyzed with FYA protected/permissive for the mainline lefts except for the Westbound left during the AM peak hour. The LOS by movement and back of queue values for each of the study intersections for the AM and PM peak hours for the short-term 2020 conditions is shown on Tables 8A and 8B. The incorporation of site traffic includes analysis of the unsignalized intersection at Coverstone Drive/Frederick County Public Safety Center (FCPSC) with the fourth leg representing the site entrance. Capacity calculations in HCM mode are from Synchro 10. The Synchro calculation worksheets are in Appendix F without mitigation. General Level of Service assessment of expected short-term 2020 operations with the site without improvements are described below: • The signalized intersection at Front Royal Pike/Costello Drive/Hotel Entrance operates at overall LOS "B" in the AM peak hour and at overall LOS "C" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance approaches each operate at LOS "D" in the AM peak hour. Costello Drive operates at LOS "E" in the PM peak hour; Hotel Entrance operates at LOS "F" in the PM peak hour. Left turning movements from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; Short -Term 2o2o Conditions with site without mitigation: LOS at the Route 50 signal at Prince Frederick Drive remains undesirable from background with site; Turn lanes at Prince Frederick Drive signal to achieve improved LOS; Costello Drive/Prince Frederick Drive intersection operate at LOS "C"; Overall LOS "C" at Route 522 signal. ipact Study 1018 Pa;;e 139 southbound left turns operate at LOS "E" in the PM peak hour. Overall, the Front Royal Pike approaches operate at LOS "C" or better in the AM peak hour and the PM peak hour. LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. • The stop -controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Drive operates at LOS "C' or better in the AM peak hour and the PM peak hour. All conflicted movements operate at LOS "C" or better in either peak hour. • The signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue operates at overall LOS "D" in the AM peak hour and at overall LOS "F" in the PM peak hour. The eastbound mainline (Millwood Pike) approach operates at LOS "E" and LOS "B" in the AM and PM peak hours, respectively. The westbound approach operates at LOS "B" and LOS "E" in the AM and PM peak hours, respectively. The northbound Prince Frederick Drive approach operates at LOS "D" in the AM peak hour; the approach and the left/through lane group operate at LOS "F" in PM, while right turns operate at LOS "D" in the PM peak hour. Custer Avenue operates at LOS "D" in both peak hours. LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. • The unsignalized intersection at Coverstone Drive/FCPSC/Site Entrance operates at LOS "B" or better for all approaches and lane groups in both peak hours. a�lfm The Millwood Pike/Prince Frederick Drive/Custer Avenue signal does not operate at acceptable LOS or with queues that can be accommodated without improvements, with the site traffic in 2020. LOS by movement and back of queue values for each of the study intersections for the AM and PM peak hours for the short- Short -Term Conditions with site with term conditions with potential mitigation was included in mitigation: Tables 8A & 8B for this intersection. The improvements and resulting LOS and queuing analyses are summarized Lengthen eastbound right turn lane at below. The LOS by approach is shown in Figure 14 for the Route 5o/Prince Frederick Drive signal; AM and PM peak hours. Capacity calculations in HCM mode are from Synchro 10. The Synchro calculation Widen Prince Frederick Drive approach worksheets are in Appendix G. as previously proffered to allow Mitigation considered for the Millwood Pike/Prince Frederick Drive/Custer Avenue signalized intersection are as follows: • Lengthen the eastbound right turn lane on Millwood Pike to 675 feet effective, • Add a new 450-foot long northbound left turn on Prince Frederick Drive, and • Add a separate southbound right turn lane on Custer separate left turn lane on NB approach; Add separate SB right turn lane on Custer Avenue to address existing LOS deficiency. Pen pact S)Wdy 018 Page 1 <10 Avenue. The above mitigation measures provide the following improvements and changes in the operation of the intersection: • The overall LOS for the intersection improves for the AM and PM peak hours. The AM peak hour improves to LOS "C"; the PM peak hour improves to LOS "D". • The eastbound approach improves to LOS "C" in the AM peak hour and LOS "B" in the PM peak hour. • The westbound approach during the PM peak hour improves to LOS "D" with the mitigation proposed. • The southbound approach is unchanged at LOS "D". LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. Pen —= LEGEND QI STUDY INTERSECTION \ LANE GEOMETRY IV r VOLLMES a4�O ExLSTauG 181101 AM(PM) 50 *J& 11114PROVEMENT 1,00 AVGOAILYTRAFFIC A (A) LEVEL OF SERVICE - AM (PM) 41 A (A) APPROACH LEVEL OF SERVICE Fairfield V. `�V� 00 Inn 8 11P O dP� OVERALL: O �1 Suites v�/% '�P D (F) O /1 OVERALL: }�� • [1� O /Oi Costco 7 P O `'\ Whollesaeco g Wholesale �c� • � O/ 14t) �. Off/ f52Z vO r 19,220 :X F 4%. 27 (245) 1 r 74 (236) Costello D, Hotel Entrance 1o(q � t � C 6 (0) c v 17 J 6 5,490 t E a (lxtello Dr �� 43(12f) 8600) EN _ ~ 3,760 G ,5 .. • 0 14 (M) Al 1A covastnne u, 0 149(21) 101 (12)- 21 (4) 3 3,100 .=p �l� r 122 (73) 1(1) n � Rime so R t o 30 (62) '^ 1441 (753) 236 (36) w 590 830 1 u i y N x C—erstone Dr 101 (12) .0 AD a¢ e � s s CC � J ' ly /. t+ US Army , \ Corp of \ Engineers SITE ' O�Pr9 `c` /O' �\\�� z ♦ e. Frederick County Public Safety Center � 5 NOT TO SCAM PROPOSED INTERSECTION _ HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 • TRAFFIC IMPACT STUDY VOLUMES & LOS Project 0H1NEX1ea,: Judy 2018 ti a 4ic O Fairfield •• inn 6 •••� Suites �_ p Oj� O qcostco 7/ OVERALL: B (C) HUIIOIesalr 522 MITIGATION r� U O�m 21CC))o i Y q4�� (,,.tcllo Unvc Hotel Entrance • 88 � � V D+ m i m n V 40 C V i nstello Dr �+ m A LEGEND V STUOY)WERSE " LAKE WOW . hQA EXISTMIG wuIWM.E- 50h r► EXTEIYSIONOF nraoeoao Ex IS TM MOW LA A (A) LEVEL OF SERVICE • AM (PM) A (A) APPROACH LEVEL OF SERVICE OVERALL nr�i C(D) 3 O 6 P ,ej0 � • [� Fry � . O COsremo 0Q0 9 ti US Army Corp of Enpneers SITE 7F'ede�cko- County �O' P �7/7/ Cemer y /jJ 4 ♦°� 5 � N �6 NOT to u ALe ♦ � v u J 88 < :J m� �IVy�Y> • Route III a < nlona000 , 625 FT +LL 100 FT TAPER a $ HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 TRAFFIC IMPACT STIDN MITIGATION AND LOS Project0HINF.X1800I Jrly 2018 pact Study 013 Page 143 TARI F RA • SHORT-TERM 2n2n l ns. DELAY AND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2) N Intenectloa Traft t✓ Midption Iaee/ApQoac6 Stomp Leogtbs (R)LOB AM Peak Hour PM Peak Hour Delay (see/web) lt ouLab (R) DehY (sec/veY) Back �s (R) I Route 522 Costello Dr Hotel Errtance Sigmkaed Extend SB left -turn lane stating to 350 ft (to accomrodate projected queues; does not change analysis results, ic. LOS, delay, or queue lengths) EB/L.T 40 D 44.5 23 F 103.3 26 EB/R 40 D 42.9 0 - - Ell LOS - D 43.9 - F 103.3 - WB/L 120 D 42.2 56 E 66.1 169 WB/LT 3,000 D 42.1 55 E 66.9 170 WB/R 1,400 D 39.9 0 D 48.9 80 WB LOS - D 41.5 - E 57.5 NB/L 100 D 44.4 6 NB/TT 475 A 9.1 130 B 19.6 231 NB/IR 825 NB LOS - A 9.2 - B 19.6 - SB/L 350 D 46.0 79 E 63.8 327 Sl3rM 720 A 7.3 177 A 5.0 108 SB LOS - B 10.6 - C 26.2 - Overall - B 12.1 - C 31.0 - 2 Prrce Frederick Dr & Costello Dr Unsignalbcd EB/L 350 B 11.8 8 C 17.0 35 EB/R 3,000 B 11.7 13 A 9.0 0 EB LOS - B 11.7 - C 16.4 - NB/L 580 A 8.7 0 A 8.0 j 8 NBT A 0.0 - A 0.0 NB LOS - - 2.3 - - 2.4 - SB/C 1,410 - - S13/R SB LOS - - 0.0 - 0.0 - Overall - - 2.8 - - 4.7 - Add separate NB left and SB right -turn Lanes (100 ft+ 100 ft taper) per VDOT warrants EB/L 350 B 11.5 8 C 15.4 30 ED/R 3,000 B 11.3 13 A 8.7 0 F,B LOS - B 11.4 - B 14.9 - NB/L 150 A 8.7 0 A 8.0 8 NBfr 580 - - - - NB LOS - - 2.3 - 2.4 Sl3rr 1,410 - - - SB/R 150 - - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.7 - - 4.4 - Pen 1pact Study olii Page 14,1 t TABLE RR ' _SHORT-TERM 2020 LOS. DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) N Intersection Traffic Controll Mitigatbn Law/Approach Storage �ng� (R) AM Peak Hour PM Peak Hour LOS DelayBack (tetJveh) of 1R) Lt)6 Delay r (aec/ve`) Back of �� 3 Route 50 & Prince Frederick Dr & Custer Ave Seri FlasingYelbwArrow (protected/pemnnssive) for EB Left AM & EB & WB Wk PM EB/L 150 A 8.1 24 C 22.7 62 EB/IT 890 F 80.1 090 B 18.4 253 EB/R 200 B 18.0 53 B 13.6 0 EB LOS - E 70.1 - B 18.6 - WB/L, 360 D 52.7 136 B 12.1 44 WB/ITR 1,140 A 9.3 132 E 68.9 #806 WB LOS - B 17.2 - E 66.3 - NB/LT 1,420 E 56.6 #83 F 563.9 #398 NB/R 500 D 41.9 0 D 40.7 28 NB LOS - D 51.4 - F 356.9 - SB/LTR 265 D 49.8 124 D 44.9 104 SB LOS - D 49.8 - D 44.9 - Overall w/o MITIGATION - D 54.6 - F 89.6 - Lengthen EB right-tum (625 ft + 100 ft taper) late Add new NB left -turn lane (350 fl + 200 ft taper) Add separate SB tight- turn lane (100 ft+ 100 ft taper) EB/L 150 A 9.2 19 C 26.0 76 EB/IT 890 D 36.4 #614 B 17.5 258 EB/R 675 B 14.1 37 B 13.1 1 0 EB LOS - C 32.8 - B 18.2 - WB/L, 360 F 88.6 #187 B 11.8 45 WB/ITR 1,140 B 13.2 147 D 45.1 #837 WB LOS - C 26.9 - D 43.6 - NB/L 450 D 43.9 47 E 63.1 155 NB/LT 1,420 D 43.4 49 E 58.0 157 NB/R 500 D 41.2 0 D 44.1 47 NB LOS - D 42.8 - D 54.0 - SB/LT 265 D 53.2 #98 E 56.3 #109 SB/R 150 D 40.4 0 D 49.3 0 SB LOS - D 44.8 - D 52.1 - Overall w/ MITIGATION - C 26.7 - D 38.1 - 4 Coverstone Dr & Site Entrance #1 & Frederick Co Public Safety Certer (East Fxbance) New Intersection Unsignalized EB/LT 520 A 7.7 10.0 A 7.5 0 EB/f A 0.1 - A 0.0 - EB/R 190 - - EB LOS - - - - - 4.3 - WB/LTR 750 A 0.0 0 A 0.0 0 WB LOS - - 0.0 - - 0.0 - NB/LT 55 B 13.2 2.5 B 11.2 8 NB/R A 0.0 - A 0.0 - NB LOS - - - B 11.2 - SB/LTR 25 A 8.6 2.5 A 9.2 15 SB LOS - - - - A 9.5 Overall - - - - - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thru, R: Right Storage lengths include half die taper. Continuous lane lengths are to upstream intersection. TBD: To Be Detemtined II - 95th percentile volume exceeds capacity. Pen pact Study w8 Page 1 }5 LONG-TERM 2024 CONDITIONS WITHOUT PROPOSED SITE The long-term 2024 traffic background forecasts reflect the local conditions with growth on Route 50 and at Route 522, without the site uses added. Background trips include: • Local growth to existing trips (1.5% annual ambient growth) • Other Development Traffic volumes are summarized in Figure 15 for the background 2024 conditions. Other approved development traffic from the FBI and Navy Federal Credit Union sites as previously introduced for the short-term 2020 scenario, do not change for the long-term, and are shown in Figure 7. The 2024 forecasts for the study intersections (volumes and LOS) are summarized in Figure 16. The Rte 50 intersection was evaluated and recommended for protective/permissive left -turn phasing by VDOT in 2017. As revised, Pennoni considered with Flashing Yellow Arrow (FYA) left -turn operation provided that the cross -product of (Left -Turn + U-turn) X (Opposing Thru + Opposing Right) is less than 100,000 per hour. The VDOT guidance expressed a preference for protected -only left -turn movements with cross -products of 150,000 or more. The left -turn operation would change based on a time of day plan with protected -only operation when justified by the cross -products. The cross -products were 19,905 and 86,386 per hour for the eastbound left and westbound left, respectively, for the AM peak hour and 159,507 and 53,924 for the eastbound left and westbound left, respectively for the PM peak hour. The EB left was analyzed with protected/permissive FYA operation since its cross -product is only slightly over 150,000 per hour and since it had increased only slightly from the 2020 background scenario. Pen ti 4y Fairfield Inn & Suites c cosica Wholesale 50 P//�0�01-x9 LEGEND © STUDY INTERSECTION LANE GEOMETRY 1 t r VOLUMES aQ� Ex --G I0,111, ,1�� IMPROVEMENT 1,000 AVG 3Ad I" TRAFF,C 5222 ost O 20,210 ae� g24 (234) d 2 ilkr73(215) ly c•.uua Dt i I:ael F.ntnoCe US Army / I � Corp of I 1 M.0 \ Fngmeen 7(0).� _ �� c°�P�S�°�P SITE 18,090 Freclenck�\ \ County I Public Safety 4 A 4,200 � < 3,290 Center 1; \ ♦ I rl(IhTI \ I ♦ ) ) Costello Dr Route 50 \ I _ T 2(10);b )aloof \ 34 (3) t 962 (730) mnifo. �EJ '�` 115(21) % 9 n C a n 4,310 NOT TO SCALF. PROPOSED INTERSECTION PROPOSED INTERSECTION i CHINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES FIGURE 15 TRAFFIC IMPACT STUDY WITH GROWTH July 20l R Xeld40OVERALLB (C)P��G 522 l 0 20,210 m 24 (234) 1(0) r73(215) COMB,, �. ;lore) Entr• 11 I (9 (9) 111111110 0(1)--*- _ o e 7 (0) O 6 4,200 �o �10 Costello Dr 46(137).0 14(3).% ,N 1,850 4 r —mtone Dr 22 (4) LEGEND QI STLOV WTERSECTION \ LANE GEOMETRY 1 t f VOLUMES a IziIt' ExISTMVG 1•(u) AM(PM) 5O� h�r► IMPROVEMENT )•�N Ave DAILY TRAFFIC i A (A) LEVEL OF SERVICE • AM (PM) O/ A(A) APPRMCHLEVEL OFSERVICE Odp OVERALL: P DlF1 nl O Como y • 6r De Wholesale \. r� rT • @F r% `� Q Q a� 2 / I US Army / I \ Corp of Enpneers CO�Pr\ \ / I Po��,/, SITEFrederick I County Public Safety A 3, a W4. 0 (a) 4s 587 (1639) 57 (67) �1(11 N Route 50 2(10)� 00 �� 32 (n 1491(795) mwi0oN 115 4,310 PROPOSED INTERSECTION Center 5 ` � \ I _ / � I SCALE NOT TO \ PROPOSED INTERSECTION HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC FIGURE 16 rRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE pnr)ra0HINEXfB00I by 10)a 11)acL _Study wj8 Page 1'18 The 2024 LOS without the site are shown in Figure 16. The projected LOS by movement and back of queue values for each of the study intersections for the AM and PM peak hours for the long-term 2024 conditions is shown on Table 9. Capacity calculations in HCM mode are from Synchro 10. The Synchro calculation worksheets are in Appendix H. General Level of Service assessment of expected long-term 2024 operations without the site are described below: • The signalized intersection at Front Royal Pike/Costello Drive/Hotel Entrance operates at overall LOS "B" in the AM peak hour and at overall LOS "C" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance approaches each operate at LOS "D" in the AM peak hour. Costello Drive operates at LOS "E" in the PM peak hour; Hotel Entrance operates at LOS "F" in the PM peak hour. Left turning movements from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; southbound left turns operate at LOS "E" in the PM peak hour. Overall, the Front Royal Pike approaches operate at LOS "C" or better in the AM peak hour and the PM peak hour. LOS computations are based on the HCM 2000 in lieu of HCM 2010 methodology due to shared movements on the side streets. Ong -Term 2024 Condition; without site Undesirable overall intersection LOS and queues without improvements: At Route 50 signal at Prince Frederick Drive, overall LOS "E" with growth; At Route 522 signal, overall LOS "C" with growth but stacking length inadequate; Costello Drive/Prince Frederick Drive operates at LOS "B" but a SB right -turn lane is warranted. • The stop -controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Drive operates at LOS "B" or better in the AM peak hour and the PM peak hour. All conflicted movements operate at LOS "B" or better in either peak hour. • The signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue operates at overall LOS "D" in the AM peak hour and at overall LOS "E" in the PM peak hour. The eastbound mainline (Millwood Pike) approach operates at LOS "D" in the AM peak hour and at LOS "C" in the PM peak hour. The westbound approach operates at LOS "B" and LOS "F" in the AM and PM peak hours, respectively. Northbound Prince Frederick Drive approach and lane groups operate at LOS "D" in the AM peak hour; the approach and the left/through lane group operate at LOS "F" in the PM peak hour, while right turns operate at LOS "D" in the AM and PM peak hours. Custer Avenue operates at LOS "D" in both peak hours. LOS computations are based on the HCM 2000 in lieu of HCM 2010 methodology due to shared movements on the side streets. �en no �nif I pact S'ttldy D18 pacye1,19 TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE M Intemectlon T M atlomn v Lane/Approach Lotdnst(R) AM Peak Hour PM Peak How ips Dela y (see/veY) BQmekmf (R) WS Dela Y (see/veY) of (R) 1 Route 522 & Costelo Dr & Hotel Entrance Signalized EB/LT 40 D 44.7 24 F 126.8 28 EB/R 40 D 42.9 0 - EB LOS - D 44.0 - F 126.8 - WB/L 120 D 42.2 55 E 65.4 156 WB/LT 3,000 D 42.1 55 E 65.4 156 WB/R 1,400 D 40.0 0 D 49.7 78 WB LOS - D 41.6 - E 57.2 - NB/L 100 D 44.4 6 - - NB/TT 475 A 8.5 126 B 19.8 247 NB/IR 825 NB LOS - A 8.5 - B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SB/T'IR 720 A 7.5 190 A 4.8 116 SB LOS - A 9.6 - C 26.4 - Overall - B 11.4 - C 30.6 - 2 Pence Frederick Dr & CosteOo Dr Unsignalbcd EB/L 350 B 10.0 5 B 11.8 20 EB/R 3,000 A 9.3 3 A 8.7 0 EB LOS - A 9.7 - B 11.7 - NB/L 580 A 7.9 0 A 7.6 3 NB/f A 0.0 - A 0.0 NB LOS - - 2.0 - - 2.9 - SB/I' 1,410 - - - SB/R - - - SB LOS - - 0.0 - - 0.0 - Overall - - 1 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr & Custer Ave Signalized Flashing Yellow Arrow (protected/pemissive) for EB & WB kAs EB/L 150 B 11.4 25 C 24.1 69 EB/TT 890 D 47.5 tt757 B 19.1 269 EB/R 200 B 13.3 0 B 13.6 0 EB LOS - D 44.4 - B 19.5 - WB/L 360 B 19.8 37 B 12.5 41 WB/TTR 1,140 B 16.4 196 F 90.4 tt851 WB LOS - B 16.7 - F 87.3 - NB/LT 1,420 D 44.8 64 F 173.7 it243 NB/R 500 D 42.2 0 D 40.5 0 NB LOS - D 43.9 - F 121.2 - SB/LTR 265 D 51.6 t1147 D 46.6 114 SB LOS - D 51.6 - D 46.6 - Overall - I D 37.8 - E 67.7 - EB = Eastbound, WB =Westbound, NB = Nordubowud, SB = Southbound, L: Left, T: Thru, R: Right Storage Icngths include half the taper. Continuous lure lengths are to upstream intersection. TBD: To Be Detemimcd It - 95th percentile volume exceeds capacity. 1-lines Carpers Malley Trafi:ic Impact Study July 3r, z018 Paf;e 1 50 LONG-TERM 2024 CONDITIONS WITH PROPOSED SITE For the traffic assignments, Pennoni utilized the site assignments for general light industrial uses in Phase 1 and High Cube Transload & Short -Term Use in Phase 2. Pennoni utilized Institute of Transportation Engineers (ITE) Trip Generation Manual (loth Edition) for the trip generation calculations for the 1.2 million sf site development and assigned the trips to the local roadway network using the same distributions as presented in Table 6. Table 10 summarizes the peak hour trips for total build -out as proposed, while Table 11 shows the trips if the entire site was only associated with High -Cube Warehouse uses to show the incremental trips if Phase 1 was developed without industrial uses. The trip activities as a High -Cube would have the higher percentages of heavy vehicles, but the effective trip rates per 1,000 sf of building space is significantly reduced. The total site build -out, if High -Cube activities are constructed and occupied, are fewer peak trips than the Phase 1 traffic assignments as industrial uses. For this analysis, the higher industrial -type activities are shown for the Phase 1 site assignments for 'worst case' impacts to the public streets. TABLE 10: SITE TRIP GENERATION WITH BUILD -OUT See Table 6 for calculations. ITE LUC Code 110 (405,000 SF) and LUC 154 (805,000 SF). Legend: Inbound/Outbound Total (2-way) Trips. TABLE 11: INCREMENTAL LONG-TERM SITE TRIPS IF DEVELOPED AS HIGH -CUBE WAREHOUSE ITE Trip Generation Manual (loth edition) LUC 110 and LUC 154. Two-way trips presented. Figure 17 shows the external site trips for employees/cars for weekday AM and PM peak hours at 2024 build -out. The truck site trips for the Carpers Valley site are summarized for the long-term 2024 conditions in Figure 18.en P Density AM Peak Hour PM Peak Hour Daily 1.21 million sf 29/49 348 56/280 336 3,136 Use Density AM Peak Hour PM Peak Hour Daily Phase 1 Industrial (LUC: 110) +Phase 1.21 million sf 348 336 3,136 2 High -Cube (LUC:154) High -Cube Warehouse (LUC: 1.21 million sf 97 121 1,694 154) only Decrease 251 215 1,442 Fairfield nn el n Sult"s �� O g�� r '522' r 160 0 0,0 163(22) o _ - 4-0(0) ilkrr5(33) Costello Dr Hotel Entrance 0 (0) sst0 ( 00 0 (0) ay E E p 0(0)-% o o n O x 1,650 E � � o �l Lostello Dr 0 (0) 41 (9)�sE. $ 2,130 530 o �a o ( ) C y moo !A 4— 25 (164) ro(o) ri Coventme Dr �1� ** 3n 52pq.0 155 (33) -y o 0 0 0 (0) coo 50 Costco Wholesale O < 0 1 R. 0 (0) E o o 0 o � 0 (0) 0 r 72 (15) MOM Route 50 0 (05 0 (0) —10, i E F 93 (20) o 1,650 0 1 320 ;:zE I O �o y W*..0(0) 4� 20(132) Al Covmtnne Ur 0 31(7) ry 124 (26) Wn011, LEGEND QI STUDY INTERSECTION LANE GEOMETRY i 1 r VOLUMES 4�j pg. EXISTING 1111(16) AM (PM) ht#+ IMPROVEMENT 1,000 AVG DAIL Y TRAFFIC ✓Tv� I US Army I \ CwD of \ Engineers c°,P� t, SITE O�\ F County 4� I County Public Safety 4 Center I 6 �,t1 ( 1 NOT TO xAtt ^: 1,060 1 4— 3(22) r Covapatas Dr 103(22)mO 121 (4) �♦ _ HIVES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 • o TRAFFIC IMPACT STUDY (CARS) Pwlea'r HINM800! h!y 2018 522 0 130 %.2(9) O O P Q (o) r2(9) CeM.W Dr !Intel Entrance 0 (0) —0l'V OHO 0 (0) ss-40, E $ C 0 (0) -% O o S 150 O 730 00 �j 0 N Costello Dr I 1 o (o) 23 (3) m% m S 1,010 ® — 100 `000 �oO O N O o 'ran 44sissis 14 (55) rQ(Q) Coverstoae Dr O x3(11)� E E E 0(0)� o 0 0 50' Cost co Wholesale LEGEND O STUDY INTERSECTION LANE GEOMETRY 11 f VOLtAUES EXISTING 1111(11) AM (PM) ht f+ IMPROVEMENT 1,H8 AVG DAILY TRAFFIC 0 e / C. I Army Corp I \ Cof \ Engineers cO SITE Frederick ounty County I C Public Safety 4 0 � 0 %. 0 (0) o e e �— 0 (0) r9(1) Route So 0 (0) � 010). Ite0 (0)s�� O N � 730 O 500 � o as O VI %. 0 (0) o ♦— 6 (24) CovanweII• 46 (6) t# 37 (3) --0 Center I 6 l 1 140T TO SCAll ` I 250 — E 4-2(9) coventene at 23 (3) IA (2)010111111111- _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 18 • 0 )'RAFFICIMPACT STUDY (TRUCKS) �jea0HINFU8001 Jr)y 2018 ipact sWdy 1018 Paige 153 The Rte 50 intersection was evaluated and recommended for protective/permissive left -turn phasing by VDOT in 2017. As revised, Pennoni considered with Flashing Yellow Arrow (FYA) left -turn operation provided that the cross -product of (Left -Turn + U-turn) X (Opposing Thru + Opposing Right) is less than 100,000 per hour. The VDOT guidance also expressed a preference for protected -only left -turn movements with cross -products of 150,000 or more. The left -turn operation would change based on a time of day plan with protected -only operation when justified by the cross products. The cross -products were 19,909 and 208,062 per hour for the eastbound left and westbound left, respectively, for the AM peak hour and 159,507 and 67,098 for the eastbound left and westbound left, respectively for the PM peak hour. The WB and EB lefts at the Rte. 50 signal were analyzed with protected/permissive FYA operation during the peak hours, except for the WB left during the AM peak hour since its cross -product is significantly over 150,000 per hour. The eastbound left was analyzed with protected/permissive FYA operation since its cross -product is only slightly over 150,000 per hour and since it is the same as under 2024 background conditions, in which protected/permissive FYA was used. 011—_Y rTIIJOYIS 3/1ith 'I]"UH 0Ui' The total 2024 traffic volumes and LOS with the site are summarized in Figure 19 and include the mitigation measures developed for the short-term 2020 analysis. The projected LOS by movement and back of queue values for each of the study intersections for the AM and PM peak hours for the long-term 2024 Long -Term Conditions with Site Build conditions is shown on Tables 12A and 12B. The only additional mitigation required is a signal timing update to the Rte 50 and Prince Frederick Dr/Custer Ave intersection. Acceptable overall intersection LOS LOS with the signal timing update is shown on Figure 20. and queues with improvements added Capacity calculations in HCM mode are from Synchro 10. The Synchro calculation worksheets are in Appendix I; Synchro calculation worksheets with the signal timing mitigation are in Appendix J. General Level of Service assessment of expected long-term operations with the site are described below: in 2020 for Phase 1; At Route 50 signal at Prince Frederick Drive, update signal timing; At Route 522 signal, overall LOS "C" with growth; • The signalized intersection at Front Royal Costello Drive/Prince Frederick Drive Pike/Costello Drive/Hotel Entrance operates at overall LOS "B" in the AM peak hour and at overall operates at LOS "C". LOS "C" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance approaches each operate at LOS "D" in the AM peak hour. Costello Drive operates at LOS "D" in the PM peak hour; Hotel Entrance operates at LOS "F" in the PM peak hour. Left turning movements from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; southbound left turns operate at LOS "E" in the PM peak hour. Overall, the Front Royal Pike approaches operate at LOS "C" or better in the AM peak hour Pen Paci 5Wdy oiS Page 154 and the PM peak hour. LOS computations are based on the HCM 2000 methodology due to shared movements on the side streets. A summary of the queues and storage at the Route 522 signal is included as Figure 21. No curb changes are proposed. • The stop -controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Drive operates at LOS "B" in the AM peak hour and at LOS "C" in the PM peak hour. Turn lanes are shown in Figure 22, based on general VDOT transition criteria, subject to final design. • The signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue operates at overall LOS "C" in the AM peak hour and at LOS "D" in the PM peak hour. The eastbound mainline (Millwood Pike) approach operates at LOS "C" in the AM peak hour and LOS "B" in the PM peak hour. The westbound approach operates at LOS "C" in the AM peak hour and at LOS "E" in the PM peak hour. The northbound Prince Frederick Drive approach operates at LOS "D" in the AM peak hour and LOS "E" in the PM peak hour. Custer Avenue operates at LOS "D" in the AM and PM peak hours. • The only mitigation necessary for the signalized intersection at Millwood Pike/Prince Frederick Drive/Custer Avenue to operate at desirable LOS is an update to the signal timing. With the updated signal timing, the intersection operates at overall LOS "C" in the AM and PM peak hours. The westbound and northbound approaches in the PM peak hour improve from undesirable LOS "E" to LOS "D" and LOS "C", respectively. Custer Avenue remains LOS "D" for both peak hours. The general concept improvements recommended for Phase 1 in 2020 and that continue to be adequate for full site build -out in 2024 are summarized in Figure 23 for the Route 50 signal. Pen ___-� pact SLCICiy oi3 Page 155 TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS 1 & 2) k Iotenectlon T�oyLane/Approach Mtln stomte LeK�(R) AM Peak Hour PM Peak Hour Los Delay (sec/veh) Back �ue�(eec/veh)�ue Delay 1 Route 522 Costello Dr & Hotel Entrance Signalimd EB/LT 40 D 44.7 24 F 126.8 28 EB/R 40 D 42.9 0 - - F.B LOS - D 44.0 - F 126.8 - WB/L 120 D 42.2 55 E 65.4 156 WB/LT 3,000 D 42.1 55 E 65.4 156 WB/R 1,400 D 40.0 0 D 49.7 78 WB LOS - D 41.6 - E 57.2 - NB/L 100 D 44.4 6 - - NB/IT 475 A 8.5 126 B 19.8 247 NB/CR 825 NB LOS - A 8.5 - B 19.8 SB/L 195 D 42.5 66 E 65.3 346 SBrM 720 A 7.5 190 A 4.8 116 SB LOS - A 9.6 - C 26.4 - Overali - B 11.4 - C 30.6 - 2 Prince Frederick Dr Costello Dr Unsi6rokad EB/L 350 B 10.0 5 B 11.8 20 EB/R 3,000 A 9.3 3 A 8.7 0 EB LOS - A 9.7 - B 11.7 - NB1L S80 A 7.9 0 A 7.6 3 N13rr A 0.0 - A 0.0 - NB LOS - - 2.0 2.9 - SB/r 1,410 - - SB/R - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - Pen Fuel Study o(8 Page 15G TABLE 12R: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYS/QUEUES (INTERSECTIONS 3 & 4) # Iotersecdon Traffic tna ll Lane/Approach Lengths Storage AM Peak Hour PM Peak Hour L06 Delay (sedveh) Back of Que I os Delay (secWeh) ��f (R) 3 Route 50 & Prince Frederick Ik & Custer Ave Signalized Flasing Yellow Arrow (protected/pcmmsive) for EB L.cfl AM & EB & WB Us PM EB/L 150 A 9.2 19 C 28.1 82 EB/IT 890 D 36.4 4614 B 18.7 279 EB/R 650 B 14.1 37 B 13.8 0 EB LOS - C 32.8 - B 19.4 - WB/L, 360 F 88.6 11187 B 12.6 49 WB/L"1R 1,140 B 13.2 147 E 61.2 #892 WB LOS - C 26.9 - E 58.8 - NB/L 450 D 43.9 47 E 68.4 11189 NB/LT 1,420 D 43.4 49 E 60.4 178 NB/R 500 D 42.8 0 D 43.3 64 NB LOS - D 44.6 - E 56.0 - SB/LT 265 D 53.2 498 E 61.7 #I16 SB/R 150 D 40.4 0 D 49.5 SB LOS - D 44.8 - D 54.3 - Overall - C 32.4 - D 46.9 - Optcrutc Signal Titung EB/L. 150 A 9.3 19 C 26.0 76 EB/IT 890 D 46.4 #655 B 17.5 258 EB/R 675 B 14.9 43 B 13.1 0 EB LOS - D 41.0 - B 18.2 - WB/L 400 F 88.6 #203 B 11.8 45 WB/I"IR 1,140 B 13.4 157 D 45.1 11837 WB LOS - C 27.8 - D 43.6 - NB/L 450 D 49.0 1160 E 63.1 155 NB/LT 1,420 D 44.0 54 E 58.0 157 NB/R 500 D 41.2 0 D 44.1 47 NB LOS - D 44.6 - D 54.0 - SB/LT 265 E 58.0 #105 E 56.3 11109 Sl3/R 150 D 40.5 0 E 49.3 0 SB LOS - D 46.5 - D 52.1 - Overall - C 38.1 - D 38.1 - 4 Coverstone Dr & Site Entrance #1 & Frederick Co Public Safety Center (Fast Enbwxe) Unsignalbed EB/LT 520 A 7.5 3 A 7.8 0 EB/f A 0.1 - A 0.0 - EB/R 190 - - EB LOS - - 1.5 - - 1.6 - WB/LTR 750 A 0.0 0 A 0.0 0 WB LOS - - 0.0 - 0.0 - NB/LT 55 B 12.4 0 B 11.8 3 NB/R A 0.0 - A 0.0 - NB LOS - B 12.4 - B 11.8 - SB/LTR 25 A 8.7 j 0 1 B 10.1 8 SB LOS - A 8.7 - B 10.1 - Overall - - 1.7 - - 2.6 - EB = Eastbowid, WB=Westbo nd, NB = Northbound, SB = Southbowrd, L: LeO, T: Thru, R: Right Storage lengths include half the taper. Continuous Line lengtlu are to upstream intersec(ion. TBD: To Be Determined 1t - 95th percentile volume exceeds capacity. Pen h /91 Fairfield �.�P�� nn & p �� Suttes lJS1 V • �YJ �/� �� O ' Wholesale OVERALL: B (C) J� ps/ .1 (/ N/O - 522 O ; 20,500 r _h '^ 30 (265) ao i1 k r 81(257) CoRello r�. Howl Entrance I 1 (9) 0(1)� o - 7 (0) 0% - 18,560 O 6,590 -r I ostello Dr 46(137).0 98(15) _ ^ 4,990 �® a 630 ^ moo y %00(0) O o o H 439(2191 M Coveratanc Dr 61(12)tt0 238(44)-00, 22 (4) -% o 0 L) i LEGEND Q STUDY INTERSECTION LANE GEOMETRY 'y t r VOLLAWS a4A EXISTING 10 (19) AM (PM) ♦ ___. ` \COI `l #+ I020IMPROVEMENT I,M AVG GAILY TRAFFIC 7 A (A) LEVEL OF SERVICE - AM (PM) A (A) APPROACH LEVEL OF SERVICE 00 P C(D) �7 P� O `O CC 0 e / p\ US Army / Corp of Engineers j/C) I � L c°11.�S11 'c SITE F,edenck O'P County O� I Public Safety Center 7 i7 ' 4 0 , 3,290 �0(8) Y ♦� 587(16391, 138 (83) 1111 N Route 50 2(10). ry 32(97).0 ��� ^ N 1491 (795) -.♦ 268 (48) -% m r ;o 6,690 IF O 820 A _ = o iy %. 0 (0) 440m 26(156) N Coventcxtc I �� 77(13) 161 (31)--0- q J �5 6 �� L 1 I ti 1 NOT TO s('Atl I 1,310 o y W%= 0 (0) 4j•6(31) Coverstwc lh 126 (25).0 L 15 (6) ta111110, � ^ I HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 19 IRAFFIC IMPACT STUDY CONDITIONS Project 0 HINFX18001 July 2018 'i Fairfield inn 8 Ts' O41OSurtes O'J�� • to OVERALL:O \y © (C) 52 r NO NEW MITIGATION IN 2024 EXCEPT SIGNAL TIMING OPTIMIZATION AT R TE 50 & PRINCE FREDERI CK DR INTERSECTION p�'fP W. LEGEND QI STUDY INTERSECTION LINE GEOMETRY jj jt- EXISTING htt+ IMPROVEMENT A (A) LEVEL OF SERVICE - AM (PM) A (A) APPROACH LEVEL OF SERVICE OVERALL: O� C (C) Frederick County 14j Public Safety Center HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE0 2 1 RAF FIC IMPACT STUDY ProjectMHAWEXI! MITIGATION AND LOS END OF EXISTING LEFT -TURN STORAGE ' STORAGE START OF CENTER TWO-WAY TURN LANE raiiTreia in. /s Costco Gas S Costco Ask 175 'holesale is Yha, Golden ,� !� �` ,:�.. .. _, GooLE • .. s Corral 5p • r14a ft FRONT ROYAL PIKE (US RTE 522) COSTELLO DR INTERSECTION OVERALL LOS AT LOS "B" AM AND LOS "C" PM PEAK WITH SITE FOR 2020 AND 2024 COSTELLO DR STORAGE SUFFICIENT FOR "2020 AND 2024 W SITE" QUEUES Base Source: Google Earth BASE SOURCE FREDERICK COUNTY GIS 3 � � gypsy 6 • t 44 , w r LEGEND IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE STORAGE a & f R -- aCUSTER AVE , - v-r R:9► : `� 1 { s, a P Or h s r< !F46. .50 ff T �' ♦ ' F Hines Carpers Valley Tral is Inrpac� Study July 31, zoi8 Page j 6z TRAFFIC EVALUATION Traffic evaluation in this analysis includes northbound left turn and southbound right turn lane warrants for Prince Frederick Drive at Costello Drive, left turn lane warrants for eastbound Coverstone Drive at the east entrance to FCPSC/Site Entrance #1, and an assessment of site impacts on each of the studied intersections. Turn lane warrant worksheets are included as Appendix K. Turn lane warrants were evaluated for all scenarios for northbound and southbound Prince Frederick Drive at Costello Drive. In addition, left turn lane warrants were evaluated for the 2020 and 2024 total scenario for eastbound Coverstone Drive at Site Entrance #1/FCPSC east entrance. The results of the warrant analyses are included in Table 13. TABLE 13: TURN LANE SUMMARY Scenario location Left Turn Right Turn Warrants (1) Warrants (1) 2018 Existing Prince Frederick Drive/Costello No Yes Conditions Drive 100 ft + 100 ft taper 2020 Prince Frederick Drive/Costello Yes Background Drive No 100 ft + 100 ft taper Conditions 2020 Total Yes Conditions Prince Frederick Drive/Costello 100 ft + 100 ft taper Yes Drive (w/ NB thru lane 100 ft + 100 ft taper transitions) Coverstone Drive/Site No N/A Entrance#1/FCPSC East 2024 Prince Frederick Drive/Costello Yes Background Drive No 100 ft + 100 ft taper Conditions 2024 Total Prince Frederick Drive/Costello Yes Yes Conditions Drive 100 ft + 100 ft taper 100 ft + 100 ft taper Coverstone Drive/Site No N/A Entrance#1/FCPSC East 1. VDOT RDM, Appendix F Pen Flines Carpers Malley Trail is Impacr Study July 3i, ?oif3 Page 16,1 i The site impacts of the proposed development on the signalized intersections in the study area are presented in Table 14 for 2020 and 2024 total conditions. The overall intersection impacts are less than 10% for each intersection in the 2020 and 2024 scenarios. TABLE 14: SITE IMPACTS 2020 2024 Site Total Volume Site Impact Site Total Volume Site Intersection Approach Volume Volume Impacts Weekday AM Peak Hour Route 522 EB Hotel Entrance 0 16 0.0% 0 17 0.0% & WB Costello Dr 9 102 8.9% 13 1 1 I 11.7% Costello Dr NB Route 522 38 756 5.0% 45 807 5.6% & SB Route 522 16 782 2.1% 20 832 2.4% Hotel Entrance Overall 63 1656 3.8% 77 1768 4.4% Route 50 EB Route 50 128 1709 7.5% 153 1792 8.5% & WB Route 50 68 679 10.1% 82 727 11.2% Prince Frederick Dr NB Prince Frederick Dr 25 88 28.4% 36 103 35.1% & SB Custer Ave 0 168 0.0% 0 178 0.0% Custer Ave Overall 221 2643 1 8.4% 1 271 2800 9.7% Weekday PM Peak Hour Route 522 EB Hotel Entrance 0 9 0.0% 0 10 0.0% & WB Costello Dr 58 481 12.0% 73 522 14.0% Costello Dr NB Route 522 5 824 0.6% 8 878 1.0% & SB Route 522 2 823 0.2% 3 875 0.4% Hotel Entrance Overall 65 2138 3.0% 85 2285 3.7% Route 50 EB Route 50 16 881 1.8% 28 941 2.9% & WB Route 50 10 1660 0.6% 17 1731 1.0% Prince Frederick Dr NB Prince Frederick Dr 164 402 40.8% 207 460 45.0% & SB Custer Ave 0 138 0.0% 0 147 0.0% Custer Ave Overall 190 3081 6.2% 1 251 3278 7.7% (Pennog- CONCLUSIONS This TIA has been prepared to identify transportation improvements that would be required for the development of the 121-acre Hines Carpers Valley site in eastern Frederick County, Virginia. The site is located on the south side of Route 50 (Millwood Pike), approximately 1 mile east of the City of Winchester and the 1-81 interchange at Route 50 (Exit #313). Hines has proposed to develop the site into approximately 1.2 million SF of industrial and/or distribution center/warehouse uses. Access to the site from Route 522 and Route 50 is proposed via Costello Dr and Prince Frederick Dr, respectively. The site driveways would be on the, eastern extension of Coverstone Dr, past the existing Frederick County Public Safety Center. Two (2) transportation phases are anticipated and assumed for this study. The first phase is assumed to be in 2020, with 405,000 SF of General Light Industrial uses. The second phase is assumed to build -out the site by 2024, with a site total of 1.21 million SF of Industrial and High -Cube Transload and Short -Term Warehouse uses. Given the proposed uses, trucks were assumed to comprise a significant portion of the site traffic, which have different impacts on the study intersections than passenger vehicles. To recognize the different purpose of truck trips (generally non -local) versus passenger vehicle trips (generally local, such as employees), different trip distributions were assumed for each. The County transportation Plan envisions improvements to the west of the site in the vicinity of the 1-81/Route 50/17 interchange to improve local operations and allow for a realignment of a new minor arterial in the Prince Frederick Drive/ Ryco Road vicinity. However, no active project or planning is currently programmed, so network changes are not included in this analysis. As outlined in the introduction, the extension of Coverstone Drive east of the site towards Route 50 also is not included in this analysis, as improvement would be required by off -site properties. Recommended improvements to the existing roadway network, previously presented as Table E3, are reproduced below. pact Study w8 Pabe 16,1 Short -Term 2020 Site Impacts and Mitigation: Lengthen eastbound right- turn lane at Route 5o/Prince Frederick Drive signal; Widen Prince Frederick Drive approach as previously proffered to allow separate left turn lane on NB approach; Add separate SB right turn lane on Custer Avenue to address existing LOS deficiency. At Route 522 signal, overall LOS "C" with growth, stripe added stacking length; Costello Drive/Prince Frederick Drive movements operate at LOS "C" or better with separate turn lanes warranted. Long -Term 2024 Site Impacts and Mitigation: Acceptable overall intersection LOS and queues with improvements added in 2020; At Route 50 signal at Prince Frederick Drive, update signal timing for LOS. Pen ipaci: Study _o18 Pat e 1 65 TART F FQ • RnAnm1AV NFnA1nRII nPFRAT1nA1AI RFr-nMMFNnATInNS Timis 2024 or Improvement location Description 2=or " [-term" TYPE "Short-term" Incremental heprovemerrt lirriprowmeat New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway + approx. 750 ft + approx. 970 ft at Frederick Co Public Safety Center Extend SB Rte 522left-turn lane by restriping center two- +155ft Rte 522 at Costello Dr way turn lane Add a separate right -turn lane on SB Prince Frederick Dr 100 ft w/ 100 ft taper Prince Frederick Drat Costello Or 100ftw/ 100fttaper, Add a separate left -turn lane on NB Prince Frederick Dr with thru transitions Turn Lanes Extend EB Rte 50 right -turn lane +425 ft w/ 100 ft taper Add a second left -turn lane on NB Prince Frederick Dr 350ft w/200fttaper Rte 50 at Prince Frederick Dr/Custer Ave Add a separate right -turn lane an SB Custer Ave 100ftw/SOOfttaper Modify signal for new Optimize Signal Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYA left Timing from Short - turn operations Term The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDCT requirement to use the highest trip rate possible for a particular planning zone. The most likely use for the site is a distribution center/warehouse, as shown in the concept site plan, and therefore ITE Land Use "High -Cube Transload & Short -Term Storage Warehouse" (Land Use Code 154) from the ITE Trip Generation Manual, 10th Edition, was assumed for the Phase 2 increment to represent the distribution center/warehouse use. With the improvements suggested in this TIA, the study intersections can accommodate both phases of site development. In this TIA, Phase 1 included 405,000 SF of "General Light Industrial" use and Phase 2 included 805,000 SF of "High -Cube Transload & Short -Term Storage Warehouse" use, for a total of 1.21 million SF for the site. U:\Accounts\HINEX\HINEX18001 - es Governors Hill\DDC PREP\Pennoni_HinesCarpersValley_TIA_UPDATED_20180524.doc Pen M e aw*e Page 1 The First State I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY THE ATTACHED IS A TRUE AND CORRECT COPY OF THE CERTIFICATE OF FORMATION OF "HINES ACQUISITIONS LLC", FILED IN THIS OFFICE ON THE SIXTEENTH DAY OF DECEASER, A.D. 2016, AT 2:31 O'CLOCK P.M. 6251497 8100 SR# 20167124926 You may verify this certificate online at corp.delaware.gov/authver.shtml Jeffny W. ■u1VU R, fK�l�ry o(ltal• Authentication: 203537575 Date: 12-19-16 9 0 IV SURVEY PLAT & DEED 0 eq N r1 h C ichael L. Bryan VS 1115737 6 S. Braddock St, ✓inchester, VA • 140000018 CJ THIS 'TRUSTEE'S DEED, made and dated this 30'h day of December, 2013 by and between GREGORY W. BOWMAN, TRUSTEE, party of the first part, hereinafter called the Grantor, whose address is 203 Last fioscawcn Street, Winchester, Virginia 22601; and JGR THREE, LLC, a Virginia limited liability company, ELLEN, LAC, a Virginia limited liability company, LCR, LLC, a Virginia limited liability company, MDC THREE, LLC, a Virginia limited liability company, SUSAN SANDERS, LLC, a Virginia limited liability company, LIBERTY HILL, L.C., a Virginia limited liability company, THOMAS A. DICK, TIMOTHY ,I. DICK anti MICHAF.L E. DICK, parties of the second part, hereinafter called the Grantee. RECITALS: A. By Deferred Purchase Money Deed of Trus( dated February 24, 2006, of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia as instrument No. 060003762, did convey the following described property to Jeffrey A. Hanley and Michael L. Bryan, Trustees, in trust to secure the payment of that certain Deferred Purchase Money Promissory Note in the original principal sum of $6,607,619.00 dated February 24, 2006, made by Carpers Valley Development, L.L.C., a Virginia limited liability company, and payable to JGR "I'hree, LLC, Ellen, LLC, LCR, LLC, MDC'1'hrce, LLC, Susan Sanders, LLC, Liberty I fill, L.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick. B. By Deed of Appointment of Substitute Trustee dated June 12, 2013, of record in the aforesaid Clerk's Office as Instrument No. 130007464, Gregory W. Bowman was appointed asTrustee in the place and stead of Jeffrey A. Hanley and Michael L. Bryan. C. Default was made In the repayment of said indebtedness, and notice of default,j acceleration and sale duly given to said Carpers Valley Development, L.L.C. in compliance with the terms of the said Deed of'I'rust and as required by law. D. Notice of this sale, as required by Section 55-59.1 of the Code of Virginia, as amended, has been given by the Trustee, E. The Deed of Trust provided for sale by the Trustee in the event of default in the payment of the debt secured, and there was default in the payment of the debt as and d 0 ichad L. Bryan VSB 015737 6 S. Braddock St. Vinchestcr, VA when due, and at the request of the beneficiary of the trust, who is the holder of the indebtedness, the Substitute Trustee (lid thereupon declare all of the debts and obligations secured by the Deed of Trust at once due and payable, and proceeded to advertise the properly for sale at public auction by newspaper advertisements on December 14, 2013, December 21, 2013 and December 28, 2013 in The Winchester Star, a newspaper having general circulation in Frederick County, Virginia, in accordance with the terms of said Deed of Trust, with the public sale thereof held on December 30, 2013 at 1:00 p.m., on the steps of the Frederick County/Winchester Joint Judicial Center, 5 North Kent Street, Winchester, Virginia 22601 (Kent Street side), at which sale JGR Three, LLC, Ellen, LLC, LCR, LLC, MDC Three, LLC, Susan Sanders, LLC, Liberty I fill, L,.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick became the purchaser of the property for the sum of Two Million, Two Hundred Thousand Dollars and 00/100 ($2,200,000.00) being the highest bid submitted therefore and has directed that title to the property be conveyed to the Grantee herein. NOW, THEREFORE, WITNFSSLTI1: That for and in consideration of the premises and the sum of Ten Dollars ($10.00), cash in hand paid, receipt of which is hereby acknowledged, the Grantor does hereby grant, bargain, sell and convey, with special warranty of title, unto JGR Three, LLC un undivided I percent interest, unto Ellen, LLC an undivided 16.42 percent interest, unto LCR, LLC, an undivided 16A I percent interest, unto MDC Three, LLC an undivided 16.42 percent interest, Susan Sanders, LLC all undivided 16.42 percent interest, unto Liberty Ifill, L.C. an undivided 27.03 percent interest, unto Thomas A. Dick an undivided 2.1 percent interest, unto Tinnothy J. Dick an undivided 2.1 percent interest, and unto Michael L. Dick the remaining undivided 2.1 percent interest, as tenants in common the following described property, to -wit: PARCEL ONE: All of that certain lot or parcel of land, together with all improvements thereon and all rights, rights of way, and appurtenances thereupoo belonging, containing 107.4389 acres, more or less, more particularly described on that certain plat tilled "Boundary Line Adjustment Between Governors f fill and Winchester Regional Airport" dated March 28, 2006, revised August 31, 2007, drawn by Cory M. Haynes, L.S., attached to that certain Deed of Boundary Line Adjustment dated September 21, 2007, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 070015617, and incorporated herein by reference as if'set out in full. Tax Map No.: 64-A-86 Shawrva_ Dl fric4 9 0 PARCEL TWO: All of that certain lot or parcel of land, together with all improvements thereon and all rights, rights ol'way, and appurtenances thercunto belonging, containing 14.7423 acres, more or less, more particularly described on that certain plat titled "Plat Showing Right of Way Dedication & Dedication/Vacation of Various Easements on the Property of Carpers Valley Development, L.L.C." dated May 11, 2007, revised November 28, 2007, drawn by Cory M. I laynes, L.S., attached to that certain Dedication for Street Purposes and Vacation of Easement dated January 4, 2008, of record in the aloresaid Clerk's Office as Instrument No. 080002019, and incorporated herein by reference as ifset out in full. Tax Map No.: 64-A-87 Parcel One and Parcel Two are a portion of the lands acquired by Carpers Valley Development, L.L.C., by Deed dated February 23, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060003761. This conveyance is made subject to all casements, rights of way and restrictions of record affecting the subject property; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. [Signature appears on the following page.] Helmet L. Bryan VSB 1115737 6 S. Braddock St. Vinchester, VA • WITNESS the following signature and seal: O(SEAL) GREGORY W. BOWMAN Substitute Trustee S'I'A'I'E OF VIRGINIA, A1- LARGE, City of Winchester, To -Wit: The foregoing instrument %as acknowledged before me, a Notary Public in and for the State and City aforesaid, this 30" day of December, 2013, by Gregory W. Bowman, Substitute 'I rustee. i My commission expires % 131 ! _ V )61 NOT RY PUBLI/C`// •,aa11anae,q" M1 Wpm c lForeclosurc,CarNti Valk) feed : WpjARV '•`/y'iI I2,76113 4L pupjIC * woMssOta a V1RUINIA: FR.-:DERICK COCNTY.SCS'. This instrument of writing was produced to me oi, - z- I4 .,- and with certificate actin,.,.. ;, mcm 1.,.:1, ...,en�tc, was admitted to record. 'I f--cd h) S". 5i.I-M)' of S 2/ SQ 3' ,and 58.1.801 have been paid, it a+.sc•s;rh6 /]Gp ,4 , l l c• r l Aichael L. Bryan VSB 015737 16 S. Braddock St. Winchester, VA ichael L. Bryan Court Square 2' noor Winchester, VA • o 0 070015617 CA U0 THIS DEED OF BOUNDARY LINE ADJUSTMENT, made and dated this 21" day of September, 2007, by and between WINCHESTER REGIONAL AIRPORT AUTHORITY ("KOKV"), CARPER'S VALLEY DEVELOPMENT, L.L.C., a Virginia limited liability company ("Carpers Valley"), GOVERNORS HILL, L.L.C., a Virginia limited liability compa iy ("Governors Hill"), VIRGINIA DEPARTMENT OF TRANSPORTATION, for indexing purposes only ("VDOT"), and THE COUNTY OF FREDERICK, VIRGINIA, for indexing purposes only (the "County"). RECITALS: A. KOKV is vested with fee simple title to that certain tract of land, containing 228.00 acres, more or less (according to County of Frederick, Virginia tax records), situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-79 ("KOKV Parcel #1") B. KOKV is vested with fee simple title to that certain tract of land containing 37.442 acres, more or less, situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-88 ("KOKV Parcel 92"). C. Carper's Valley is vested with fee simple title to that certain tract of land containing 102.3888 acres, more or less, situate on the southwest side of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-86 ("Carper's Valley Parcel 01"). D. Carper's Valley is also vested with fee simple title to that certain tract of land containing 21.9283 acres, more or less, situate west of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-87 ("Carper's Valley Parcel #2") E. Governors Hill is vested with fee simple title to that certain tract of land containing 117.5443 acres, more or less, situate on the west side of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, Tax Map No. 64-A-83 ("Governors Hill Parcel"). F. KOKV, Carper's Valley and Governors Hill have agreed to adjust the boundaries o1'KOKV Parcel #1, KOKV Parcel #2, Carper's Valley Parcel #1, Carper's Valley Parcel #2 and the Governors Hill Parcel so as to add 1.0554 acres, more or less, to ichael L. Bryan Court Square 2' Floor Vincli ster, VA o 0 (Dr) 0 KOKV Parcel #l, to subtract 0.8583 acres, more or less, from KOKV Parcel #2, to create "New Parcel 86" containing 107.4389 acres, more or less, "New Parcel 87" containing 17.9745 acres, more or less, and "New Parcel 83" containing 116.2509 acres, more or less, as more particularly described by that certain plat titled "Boundary Line Adjustment Between Governors Hill and Winchester Regional Airport" dated March 28, 2006, revised through August 31, 2007, drawn by Cory M. Haynes, L.S. (the "BLA Plat"), a copy of which is attached hereto and incorporated herein by reference as if set out in full, as more fully set forth hereinafter. Reference is further made to Sheet 3 of 7 of the BLA Plat as to the additions/subtractions from the aforementioned KOKV Parcel 111, KOKV Parcel #2, Carper's Valley Parcel #1, Carper's Valley Parcel #2 and the Governors Hill Parcel as referenced in this Deed of Boundary Line Adjustment. G. The County is vested with fee simple title to that certain tract or parcel of land containing 10.1321 acres, more or less, situate southwest of Millwood Pike (Route 50/17) in Shawnee Magisterial District, Frederick County, Virginia, designated as "New Parcel 82" on that certain plat tilled "Boundary Line Adjustment Governors Hill Between Parcel 82 & Parcel 83" dated May 3, 2006, revised January 17, 2007, drawn by Cory M. Haynes, L.S., which plat is attached to and made a part of that certain Deed of Boundary Line Adjustment dated January 24, 2007, of record in the aforesaid Clerk's Office as Instrument No. 070001976, and being the same lands acquired by the County by that certain Deed of Gift dated January 24, 2007, of record in the aforesaid Clerk's Office as Instrument No. 070001977, "fax Map No. 64-A-82 (the "County Parcel"). NOW, THEREFORE, WITNESSETH: That for and in consideration of the premises conveyed, and other good and valuable considered deemed adequate at law, the receipt and sufficiency of which is hereby acknowledged, the parties do agree as follows: Recitals: The Recitals are incorporated herein and made a material part hereof as if set out in full. Conveyances: Carper's Valley hereby grants and conveys unto KOKV, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 234,719 square fect/5.3884 acres, more or less ("Parcel A"), which lyAI Mime] L. Bryan Court Square 2' Floor Vinchester, VA lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel A into the existing KOKV Parcel 91. ii. Carper's Valley hereby grants and conveys unto KOKV, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 402,647 square feet/9.2435 acres, more or less ("Parcel B"), which lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel B into the existing KOKV Parcel (/ 1. iii. KOKV hereby grants and conveys unto Carper's Valley, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 622,629 square feet/14.2936 acres, more or less ("Parcel C"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel C into the existing Carper's Valley Parcel Ill. iv. Governors Hill hereby grants and conveys unto KOKV, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereanto belonging, containing 56,341 square feet/1.2934 acres, more or less ("Parcel D"), which lot or parcel of land is more particularly described on the attached BLA Plat. KOKV hereby merges and incorporates Parcel D into the existing KOKV Parcel # 1. V. KOKV hereby grants and conveys unto Carper's Valley, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, containing 25,104 square feet/0.5763 acres, more or less ("Parcel E"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel E into the existing Carper's Valley Parcel 02. vi. KOKV hereby grants and conveys unto Carper's Valley, in fee simple, with special warranty of title, all of that certain lot or parcel of land, together with all improvements thereon, and all rights, rights of way and appurtenances thereunto -3- ichael L. Bryan Court Square 2' Moor Vinchester, VA belonging, containing 37,388 square feet/0.8583 acres, more or less ("Parcel F"), which lot or parcel of land is more particularly described on the attached BLA Plat. Carper's Valley hereby merges and incorporates Parcel F into the existing Carper's Valley Parcel 92. 3. Confirmation of Boundaries: i. KOKV hereby ratifies and confirms boundaries of KOKV Parcel 91, whereby 1.0554 net acres, more or less, is added to the existing KOKV Parcel 91. ii. Governors Hill hereby ratifies and confirms the boundaries of the Governors I till Parcel, containing 116.2509 acres, more or less, being more particularly described as "New Parcel 83" on the attached BLA Plat. iii. Carper's Valley hereby ratifies and confirms the boundaries of Carper's Valley Parcel #l, containing 107.4389 acres, more or less, being more particularly described as "New Parcel 86" on the attached BLA Plat. iv. Carper's Valley hereby ratifies and confirms the boundaries of Carper's Valley Parcel #2, containing 17.9745 acres, more or less, being more particularly described as "New Parcel 87" on the attached BLA Plat. V. KOKV hereby ratifies and confirms the boundaries of KOKV Parcel #2, containing 36.5837 acres, more or less, being more particularly described as "New Parcel 88". 4. Supplemental Drainage Easement: KOKV and Carper's Valley hereby grant and convey unto VDOT that certain permanent, appurtenant and perpetual drainage easement, 50' in width, being more particularly described as "50' Drainage Gsmt Hereby Created" on the attached BLA Plat, together with the reasonable right of access thereto for purposes of maintenance and repair of said drainage easement. 5. Access Easements: i. Carper's Valley and Governors Hill hereby grant and convey unto the County and unto KOKV, and their respective successors and assigns, that certain non-exclusive variable width ingress/egress access and utilities easement over a portion of the Governors Hill Parcel, Carper's Valley Parcel #1 and Carper's Valley Parcel #2 (the "Access Easement") for purposes of ingress/egress, access and the installation, construction, repair, maintenance, reconstruction and/or removal of electric, gas, cable, -4- E 0 0 m C.) telecommunication, water, sewer and other utility lines for the benefit of the County Parcel, KOKV Parcel #1 and KOKV Parcel #2. The Access Easement is more particularly described as "Variable Width Temporary I/E, Access & Utilities Esmt" and "45' Temporary I/E, Access & Utilities Esmt" on the attached BLA Plat. The Access Easement shall become null and void at such time as construction of a public road for public street purposes is completed and accepted for maintenance by the Virginia Department of Transportation providing ingress/egress to the County Parcel, KOKV Parcel 111 and KOKV Parcel #2 from Prince Frederick Drive or U.S. Route 50/17 (Millwood Pike); otherwise, the Access Easement shall in all respects be deemed permanent, appurtenant and perpetual, and shall run with the title to the Governors Hill Parcel, Carper's Valley Parcel #1 and Carper's Valley Parcel 112 for the benefit of the County Parcel, KOKV Parcel #1 and KOKV Parcel #2. ii. Governors Hill hereby grants and conveys unto KOKV, and its successors and assigns, that certain non-exclusive permanent, appurtenant and perpetual access easement for purposes of ingress and egress over a portion of the Governors Hill Parcel, designated as "50' Access Esmt." on the attached BLA Plat (the "KOKV Access Easement"). The KOKV Access Easement shall run with the title to the Governors Hill Parcel for the benefit of KOKV Parcel 111. 6. County Consent: The County consents to this boundary line adjustment as evidenced by its execution of the attached BLA Plat. 7. Matters of Record: The conveyance and adjustment of the boundary lines of the KOKV Parcel #1, KOKV Parcel #2, Carper's Valley Parcel #1, Carper's Valley Parcel #2 and the Governors Hill Parcel is made subject to all casements, rights of way and restrictions of record affecting the subject properties; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired or lapsed. ichael L. Bryan Court Square 2' Floor Vinchester, VA -5- ichael L. Bryan Court Square 2" Moor Vinchester, VA CD 0 o� WITNESS these signatures and seals: WINCHESTER REGIONAL AIRPORT AUTHORITY Bye§o n A- (SEAL) Its:�ycts��ri �_ � rte STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF rvqP*A&A , to -wit: The foregoing instniment was acknowled ••,d before me on the day of,.. 2007, by Serer.► K. 1.+ �+s L wtw ' i : v is ftnQ�r of Winchester Regional Airport Authority. My commission expires ti 0. Y PUBLIC . 27"6.f . QIr, C -6- . o 0 m c.n chad L. Bryan Court Square V Floor /inchesler, VA CARPER'S VALLEY DEVELOPMENT, L.L.C. By: MS CARPERS VALLEY INVESTORS, L.L.C., M aging mber By: —(SEAL) Charles PSiluilart, Jr anger STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF kA/K ')1oK , to -wit: The foregoing instrument was acknowledged before me on the 710 ?*day of S plem be— , 2007, by Charles F. Stuart, Jr., Manager of MS Carpers Valley Investors, L.L.C., Managing Member of Carper's Valley Development, L.L.C., a V�ginia limited liability company. = My commission expires 431/zo/p %N(,iZ 7r� CdaL A J ! - qti r r NO RY PUBLIC •' GOVERNORS HILL, L.L.C., a Virginia Limited Liability Company By: MS CARPERS VALLEY INVESTORS, L.L.C., Managing Member Aff", 4 =�� By: (SEAL) C arles F. ISt'dart, Jr. anger STATE OF VIRGINIA, CITY/COUNTY OF FA uePf►,- The foregoing instrument was acknowledged before me on the Zo t`day of �ejc nbe- , 2007 by Charles F. Stuart, Jr., Manager of MS Carpers Valley Investors, L.L.C., Managing Member of Governors Hill, L.L.C., a Virginia limited liability company. �� x My Commission expires: 8✓'31/ LOro * 7006S 7 6 •., . N ARY PUBLIC THIS INSTRUMENT PREPARED BY: Michael L. Bryan 9 Court Square Winchester, VA 22601 540-545-4130 M1E/pmn c Vec&Airport - Carpers - Gov Hill R1A 9/ 17/07 -7- 1 1 IIIII\�\�\� • VICINITY MAP SCALE: i" = 2,000' APPROVED BY: • CCD D SETBACK REQUIREMENTS: o RA ZONING: ` TRADITIONAL 5 AC LOTS — FRONT = 60' REAR & SIDE ADJOINING RESIDENTIAL/VACANT - 50' ADJOINING AGRICULTURAL - 100' ADJOINING ORCHARD — 200' RURAL PRESERVATION LOTS — FRONT = 60' FROM EXISTING STATE MAINTAINED ROAD 40' FROM EXISTING PRIVATE I/E ESMT OR STATE MAINTAINED ROAD CONSTRUCTED TO SERVE THE SUBDIVISION SIDE = 15' REAR - 40' EXISTING DWELLINGS — SIDE & REAR = 50' ACCESSORY USES — SIDE & REAR = 15' R4 ZONING: REFERENCE ARTICLE VII OF THE FREDERICK COUNTY ZONING ORDINANCE. FREDERICK COUNTY SUBDIVISION ADMINISTRATOR WINCHESTER REGIONAL AIRPORT AUTHORITY A d t t ►7D O DATE NOTES: 1. FREDERICK COUNTY PINS: 64—A-83, 64—A-86 & 64—A-87 (ZONED: 134); AND 64—A-79 & 64—A-88 (ZONED: RA). 2. BOUNDARY INFORMATION FOR PARCEL 86 IS BASED ON THE "COMPOSITE BOUNDARY SURVEY EXHIBIT PREPARED FOR MILLER AND SMITH CERTIFIED FEBRUARY 6, 2006, PREPARED BY GREENWAY ENGINEERING. BOUNDARY INFORMATION FOR PARCEL 79 IS BASED ON THE DEED OF CONVEYANCE RECORDED IN OB 659, PG 175 AND THE PLAT RECORDED IN DB 800, PG 1693. BOUNDARY INFORMATION FOR PARCEL 83 IS BASED ON THE BOUNDARY LINE ADJUSTMENT RECORDED AS INST #070001976. BOUNDARY INFORMATION FOR PARCEL 87 IS BASED ON THE BOUNDARY LINE ADJUSTMENT RECORDED AS INST #070009451. BOUNDARY INFORMATION FOR PARCEL 88 IS BASED ON THE ORDER CONFIRMING COMMISSIONERS' REPORT RECORDED IN DB 423, PC 30; ALL AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. THIS PLAT IS NOT BASED ON A CURRENT FIELD RUN SURVEY. 3. BASIS OF MERIDIAN IS NAD 83, VIRGINIA NORTH ZONE. 4. PURSUANT TO AN EXAMINATION OF HUD FLOOD INSURANCE RATE MAP, COMMUNITY PANEL No. 510063 01158, WITH AN EFFECTIVE DATE OF JULY 17, 1978. THESE PROPERTIES LIE IN ZONE "C" (AREA OF MINIMAL FLOODING). 5. LOT CORNERS TO BE SET IN ACCORDANCE WITH FREDERICK COUNTY AND COMMONWEALTH OF VIRGINIA REGULATIONS. 6. PREPARED WITHOUT BENEFIT OF A TITLE REPORT. SURVEYOR'S CERTIFICATION: I, CORY M. HAYNES, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTIES CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT ARE THE SAME PROPERTIES CONVEYED TO: CARPERS VALLEY DEVELOPMENT, L.L.C. INSTRUMENT #060003761 AS TO PINs 64—A-86 & 64—A-87 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 659, PG 175 p FAS DB 800. PG 1693 TO PIN 64—A-79WINCHESTER rCORY REGIONALAIRPORT AUTHORITY DB 423, PC 30 HAYNES DB 800, PG 1693 Lic. No. 2539 AS TO PIN 64—A-88 �I31 GOVERNOR'S Ic HILL, L.L.C. INSTRUMENT #060007880 AS TO PIN 64—A-83 $U12 BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL AND WINCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: AS SHOWN DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 Patton Harris Rust S Associates Engineers. Surveyors. Planners. Landscape Architects. H /A\ 117 East Piccadilly Street + Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 1 OF 7 ALL AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. c OWNER'S CONSENT AS TO PARCEW6 do 87: w THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE PROPERTIES OF CARPERS VALLEY DEVELOPMENT, L.L.C., AS APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE MATH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. CARPERS YA�LEY DEVELOPMENT, L.L.C. BY: MS ERS L YIN TORS, L.L.C., MANAGING MEMBER p BY: 9/zolo �' CHARLES F ART JR., MANAGER (DATE) L', J NOTARY PUBUC STATE OF 10 964 /J//q CITY/COUNTY OF �fll2 FA K THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON `%�ZO O 7 BY LtVv es E Sto -/- T- r-y COMMISSION EXPIRES �� 3//Lo Iy (NOTAR PUBLIC) (DATE) 7f OWNER'S CONSENT AS TO PARCELS 79 & 88: -70/16 9 'Z THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT AND DEDICATION OF DRAINAGE EASEMENT ON AND THROUGH THE PROPERTY OF WINCHESTER REGIONAL AIRPORT AUTHORITY, AS APPEARS ON THE ACCOMPANYING - PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER$,,;,•. ,. PROPRIETORS AND TRUSTEES. IF ANY. WINa[ES - REGIONAL AIRPORT AfMiORI'I'Y n A F-xertk ij c lli ce ei oc PRINTED NAME do TITLE Serena R. Manuel NOTARY PL STATE OF I (DATE) CITY/COUNTY OF THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON wiry .ZI'. S*07 BY Ot 1GOy'',. inM K�fYG J�i �tli.Yr y -/d (NO Y PUBUC) +�rrL7 b s MY COMMISSION EXPIRES 4-V C�/ I X�`1 � , (D. Tqr0 >• r OWNER'S CONSENT AS TO PARCEL 83: : "` .- THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE PROPERTIES OF GOVERNOR'S HILL, •t.,e*.,,AS* y f APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE OESIRU$ @tit." THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. GOVERNOR' HILL, L..C. BY: MS PER V LLEY IN \ STORS, L.L.C., MANAGING MEMBER BY: r i/W /O CHARLES STUAR)/JR., MANAGER (DATE) NOTARY PUBUC STATE OF L/IXJ-1A � CITY/COUNTY OF F121112qy THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON !!�12-O/0 i BY LrO rk s F. Swart , Te- 'VAt t-' J � -- MY COMMISSION EXPIRES (NOTARY PUBLIC) CURVE TABLE CURVE RADIUS DELTA I LENGTH TANGENTI BEARING CHORD C1 25.01Y 58'40'04" 25.60' 14.05' N75-57-49"W 24.49' C2 1630.00' 8'3746" 5 50' 122,98' N50-56'40"W 245.27' C3 25.00' 58'40'04" 25.60' 14.05' N84'35'35"W 24.49' C4 25.00' S8'40'04" 60' 14.05' N84'35'35"W 24.49' C5 1630.00' 7'41'40' 218.90' 109.61' N51*24'43"W 218.73' C6 1630.00' 0'56'06" 26.60' 13.30' N47-05'50"W 26.60' C7 7991.20' 2'52'05' 400,00' 200.04' S05'53'09"W 399.96' C8 40.00' 45'06'22" 31.49' 16.61' S78'35'12"W 30,68' C9 1955.00' 5-27'45" 186.39' 93.27' N76'07'44'W 186.32' CIO 1300.00' 4'29'27" 1 1.89' 50.97' N68'08'47"W 101.87' C11 500.00' 13-49'13' 120 60- 60.60' S72'48'40'E 120.31' C12 787.00' 6-34'49' 45.24' S83'00'41"E 90.34' C13 262.00' 26'10'07" 119.66' 60.89' S16-09'35'E 118,63' C14 200.00' 16'39'54" 58.17' 29.29' S00'46'25'W 57.97' C15 200.00' 13'19'45" 46.53' 23.37' SOO'53'39"E 46.42' C16 50.00' 45-30'05" 39.71' 20.97' S31-40'33"W 38.67' C17 707.50' 15'44'23" 194.36' 97.79' N78-25'54"W 193.75' C18 2022.50' 20'45'59" 733.04' 370.59' N80'56'42"W 729.03' C19 1377.50' 44'41'55" 1074.64' 566.34' N68'58'44"W 1047.60' C20 1697.50' 8'37'46' 255.67' 128.08' 1 N50'56'40"W 1 255.42' LINE TABLE LINE BEARING IDISTANCE T-L-IN-E-1 BEARING IDISTANCE L1 N70-18'36'W 145.94' L5 S07'33'32"E 30.97' L2 S44.56'58"W 50.00' L6 N81'04'29"W 1.00' L3 S01'32'34'W 16.57' L7 I N82'40'49"W 40.67' L4 TO'O6'22"W 83.31' L8 N5515'33'W 64.49' n 0 F L CORY' M. H'AYNES 9 Lic. No. 2539 P4�31'07 l p4 S'1JR` BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNODRS HILL AN WINCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: AS SHOWN DATE: MARCH 28, 2006 REVISED: AUG. 31. 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street lyp+A Vlinchestoster, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 2 OF 7 C=) 0 NEW 64- At 88 ro LEGEND: NEW 64—A-88 NEW 64—A-79 NEW 64—A-87 NEW 64—A-86 NEW 64—A-83 F \` NEW 64-A-86 A �o NE 64- -79 VJ \\x .A C a cn n O 7D �_ O Z� NEW 64-A-79 \1040 AREA TABULATION: 64-A-79 PARCEL A +5.3884 AC PARCEL B +9.2435 AC PARCEL C —14.2936 AC PARCEL D +1.2934 AC PARCEL E —0.5763 AC NET AREA 1.0554 AC ADDED TO 64—A-79 64-A-83 (OLD) 54—A-83 117.5443 AC PARCEL D—1.2934 AC (NEW) 64—A-83 116.2509 AC 64-A-86 (OLD) 64—A-86 102.3888 AC PARCEL B—9.2435 AC PARCEL C +14 2936 AC (NEW) 64—A-86 107.4389 AC �,LT H p�, Gf�A v CORY M. HAYNES v Uc. No. 25 99 s�3� Jo7 o GRAPHIC SCALE s000 aao� 4 I� ( IN FEET ) I inch 1000 ft. Ti owoi a ')nn� SHEET INDEX 64-A-87 (OLD) 64—A-87 21.9283 AC PARCEL A —5.3884 AC PARCEL E +0.5763 AC PARCEL F +0.8583 AC (NEW) 64—A-87 17.9745 AC 64-A-88 0 (OLD) 64—A-88 37.442 AC N PARCEL F —0.8583 AC 4 (NEW) 64—A-88 36.5837 AC v r� i a a BOUNDARY LINE ADJUSTMENT Y BETWEEN GOVERNORS HILL AND VANCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT i FREDERICK COUNTY, VIRGINIA o SCALE: 1" . 1000' DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 N Patton Harris Rust & Associates M Engineers. Surveyors. Planners. Landscape Architects j 117 East Piccadilly Street 4-R Winchester, Virginia 22601 � OL T 540.667.2139 i F 540.665.0493 SHEET 3 OF 7 a 0 CG tJ 1 NEW PARCEL 79 PARCEL D . ADDED TO PARCEL 79 / MATCH LINE - SEE SHEET 5 + Q Z , o ,��^� 64-A-83 -Fr1 22.5' 64-A-79 4 '` GOVERNOR'S HILL, L.L.C. wo WINCHESTER REGIONAL J�o o,�i� INST #060007880 oo`D AIRPORT AUTHORITY �� /o ZONED: R4 "'-Ch 1 DB 659, PG 175 , rb "5 ' v DB 800, PG 1693 QI"� �' 4i NEW PARCEL 83 1 Ao ZONED: RA c��/ 116.2509 AC R=50.00' N o Q ) 4PROPERTY LINE L=80.10' 1 00 HEREBY CREATED L4 I m N CTJ _ C14 1 �`r' h e m 35 eR —�--- I gm 8 G7 1 N04'27'06'E 450.0 rnn a 1 rn0) N56'14'23"W N� 6�.5' I �i 62.00' 31.27' 50' ACCESS ESM7 co I ''S to / \ 64-A-82 C10 m o Ui w / N/F <t Q. U A \ COUNTY OF Of�Q�J FREDERICK, VIRGINIA C11 INST ZONED: ZONED: R4 USE: VACANT — --22 5' NA �3 \ C12 � \ 79.5' C17 N G1N1A ,OR ZONE tx 1 64—A-80J N/F CAMPFIELD LLC \ INS ZONED:0Nil �rLoj����6 USE: 114OUSTRIAL / VARIABLE \ WIDTH TEIAPORARY I/E, \ ACCESS \ UTILITIES ESM7 \ � SO INST N070001976 O. / 64-A-80Q O \ / N/F / BLUE RIDGE 6,, INDUSTRIES DB 787, PG 1122 ZONED: M1 USE: INDUSTRIAL �,LT H pF p� v CORY M. HAYNES Lic. No. 2539 8[3� GRAPHIC SCALE \01,�'bsuv� 0 100 200 '0 ( IN FEET' ) I inch = 200 ft. PHR+A 9nn7 BOUNDARY LINE ADJUSTMENT BETWEEN GOVERNORS HILL AND WINCHESTER REGIONAL AIRPORT SHA'MJEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1" - 200' DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street qi Winchester, Virginia 22601 wo T 540.667.2139 i F 540.665.0493 SKEET 4 OF 7 6: NP � tiONE NpR� ��p1N1P 64-A-79 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 659, PG 175 r DB 800, PG 1693 -- ZONED: RA N¢3? MATCH LINE o I Z J U �j aw aw 1 CD O _I SEE SHEET 6 7'7� Q7 (0 �No Q 0� ~ / ?j 3 Q' NEW PARCEL 79 48Ss Q; 311xl� / NEW PARCEL 86 i x v V 107.4389 AC ) I / � 1 o 64-A-86 oo`" CARPERS VALLEY DEVELOPMENT, L.L.C. / ¢ INST #060003761 /ziI I ZONED: R4 III Ig all w I NF Fe yR� C/ C �V I I `)4 RFq� I I C19 I S • 96• I I �- � 432213hw 1 I( g"E gh6.5� —1 09.17 5 _ ROA 1 1 N-�'' 64-A-83 yFRFeyR�Y�/ 1p12g3.13' 1 I GOVERNOR'S HILL, L.L.C. �gCq QS tAv 07,56"E 1` ` 1 INSZONED: R4880 MATCH LINE —SEE SHEET 4 NEW PARCEL 83 116.2509 AC GRAPHIC SCALE a Ica 200 400 ( IN FEET ) I inch - 200 fL BOUNDARY LINE ADJUSTMENT �LTH OF BETWEEN o�y>� Grp GOVERNORS HILL AND WNCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT CORY M. HAYNES tl� FREDERICK COUNTY, VIRGINIA Lic. No. 2539 SCALE: 1" - 200' DATE: MARCH 28, 2006 REVISED: AUG. 31, 2007 8�31�07 C a4 Patton Harris Rust & Associates Engineers, Surveyors. Planners, Landscape Architects. PH117 East Piccadilly Street Winchester, Virginia 22601 RAT 540.667.2139 F 540.665.0493 SHEET 5 OF 7 CD 0 __I / MAT H / SFF RG1NlP ' ZONE / / SyFeT V n- 3 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 659, PG 175 DB 800, PG 1693 0�0� / °(oop°j� r3 \ ZONED: RA oho / o° z\ o �000 Qp�� ��N a / h 4,r3 rb' NEW PARCEL 79�°` oIb ,� th- ot �o r J� m (4 / �/ �,Z. 2h ^ � o w Qz l` a•a a aff12 4 / r� U yeti 1-1- ::Jl r / 596228, tj ��. M PARCEL A 'J N26'06'09 E 5.3884 AC 2 N 1p9g,gs / ADDED TO PARCEL 79'"' 6j 64-A-87 L8 CARPERS VALLEY / e �Rry z DEVELOPMENT, L.L.C. NERFBY CREATLINED oryov V� C2p s INST ZONED94R4 (BLA) S25sg, NEW PARCEL 87 cn o 2 '5 40"W 17.9745 AC w r y> 32' z Q 0) w �" _ �ryh / 2� �� 64—A-86 a z Q ,It- o ���� CARPERS VALLEY / a �; a� o�, i\ ' DEVELOPMENT, L.L.C. o r� / �� Q�v•0`^ INST �lp60003761 C' ZONED: R4 NEW PARCEL 86 MATCH NEZ 'z o 107.4389 AC Sff SHEfT �' BOUNDARY LINE ADJUSTMENT a BETWEEN � Op GOVERNORS HILL �11LTH Lr� AND o� WINCHESTER REGIONAL AIRPORT O SHAWNEE MAGISTERIAL DISTRICT GORY M. HAYNES � FREDERICK COUNTY, VIRGINIA � Lie. No. 2539 SCALE: 1' - 200' DATE: MARCH 28, 2006 REVISED: AUG. 31. 2007 �13�'0% Patton Harris Rust & Associates n GRAPHIC SCAU Enginaers. Surveyors. Planners. Landscape Architects. j 0 100 200 400 �� 5 °4 117 East Piccadilly Street W PH Winchester, Virginia 22601 w ( IN FEET) T 540.667.2139 i 1 inch = 200 fL rr`� ouo, . nnn-. F 540.665.0493 SHEET 6 OF 7 a' NEW PARCEL 88 36.5837 AC 64-A-88 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 423, PG 30 DB 800, PG 1693 ZONED: RA PROPERTY LINES - HEREBY CREATED SFF D S2S S�' FTq/� /~W p 4f 80 �9.69 qR k' 4 W cF� MN3828 s6, q TOy/4Ne 4?, �8S 32') Q J / HEFT C, / yFR OpFR 6 Fer ry ? NFRFeFR �q F� t/q C,y � PARCEL E 0.5763 AC ADDED TO PARCEL 87 NAo g.5 �Ao ZoN� / NRGtN1P / CD _.1 64-10-3 N N /F KAREN B ,w BARRETT-PERRY, et al /M INST #040009854 / O ZONED: 82 :V USE: VACANT 00 rPARCEL F 0.8583 AC DED TO PARCEL 87 PROPOSED FUTURE COVERSTONE DRIVE 'Y 7o ��•\ oe qe� FO 100+ q°o°F � Ir o 4 a °�CiOc�T 64—A-89B \ ��AC(Ctf' PRINCE F REUERICK �'o ss GROUP, L.C. \ss OB 802, PO 1047 ZONED: 82 USE: OFFICE NOTE: EXISTING -L ESMTS RECORDED IN ° Q�tvQC��v INST #060006044 h �� fi (0C)i/o IJK\\' \\\ DETAIL SCALE: 1' - 100' GRAPHIC SCALE 0 100 200 400 ( IN f'EE'f) 1 inch - 200 (L CM Duos.. nn "�V� �,LT 1H v CORY W. HAYNES o Lic. No. 2539 N 'a(3t/07 J m lq� OR sul� v M of BOUNDARY LINE ADJUSTMENT a BETWEEN y ftf GOVERNORS HILL AND WINCHESTER REGIONAL AIRPORT SHAWNEE MAGISTERIAL DISTRICT j FREDERICK COUNTY, VIRGINIA a SCALE: 1' - 200' DATE: MARCH 28, 2006 1 REVISED: AUG. 31, 2007 �2 Patton Harris Rust $ Associates v Engineers. Surveyors. Plannors. Landscape Architects. nj RAWin East Piccadilly Street 2)IVinchester, Virginia 22601 �HT 540.667.2139 i PF 540.665.0493 SHEET 7 OF 7 CD 0 —j W VIRGINIA: FREDERICK COUNTUCT, This instrument of writing was produced to me on and with certilicale , cknoa ledacment thereto annexed was admitted to rccurd. Fax implied by Sec. 58.1-802 of 5 , and 58.1-801 have been paid, if assessable. 4e4�t / , Clerk 41chael L. Bryan 9 Court Square 2' Floor Winchester, VA C:) N CT Cn 080002O19 THIS DEDICATION FOR STREETPURPOSES AND VACATION OF EASEMENTS made and dated this L/6day of January, 2008, by and between CARPERS VALLEY DEVELOPMENT, L.L.C., a Virginia limited liability company ("Carpers Valley"), THE COUNTY OF FREDERICK, VIRGINIA ("County"), and FREDERICK COUNTY SANITATION AUTHORITY ("FCSA"). RECITALS: A. Carpers Valley is vested with fee simple title to that certain parcel of land, together with improvements thereon, and all rights, rights of way and appurtenances thereunto belonging, lying and being situate in Shawnee Magisterial District, Frederick County, Virginia, fronting on the southern side of Prince Frederick Drive, containing 17.9745 acres, more or less, designated as "New Parcel 87" on that certain plat titled "Boundary Line Adjustment Between Governors Hill and Winchester Regional Airport" dated March 28, 2006, revised August 31, 2007, drawn by Cory M. Haynes, L.S., which plat is attached to and made a part of that certain Deed of Boundary Line Adjustment dated September 21, 2007, of record in the Clerk's Office in the Circuit Court of Frederick County, Virginia, as Instrument No. 070015617. Tax Map No. 64-A-87 (the "Carpers Valley Parcel"). B. Carpers Valley intends to dedicate a portion of the Carpers Valley Parcel, containing 3.2322 acres, more or less, for public street purposes, designated as "Coverstone Drive 3.2322 AC Hereby Dedicated for Public Street Purposes" (tire "Coverstone Drive Dedication Parcel") on that certain plat titled "Plat Showing Right of Way Dedication & Dedication/Vacation of Various Easements on the Property of Carpers Valley Development, L.L.C." dated May 11, 2007, revised November 28, 2007, a copy of which is attached hereto and incorporated herein by reference as if set out in full (the "Plat"). C. In connection with the dedication of the Coverstone Drive Dedication Parcel, it is necessary to vacate a portion of certain utility, sanitary sewer, ingress/egress, access and (drainage easements located within and adjacent to the boundaries of the Coverstone Drive Dedication Parcel, as more fully set forth hereinafter. (tchael L. Bryon t Court Square 2r' Floor Nincheslcr, VA 11 D. Carpers Valley intends to grant and convey unto FCSA that certain o N tT appurtenant and permanent water line casement, designated as "20' Water Esmt Hereby Dedicated" on the attached Plat, as more fully set forth hereinafter. NOW THEREFORE WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid by each of the parties hereto unto the other, the receipt and sufficiency of which is hereby acknowledged, and other consideration deemed adequate at law, the parties do hereby agree as follows: 1. The Recitals are incorporated herein and made a material part hereof as if set out in full. 2. Carpers Valley hereby dedicates the Coverstone Drive Dedication Parcel containing 3.2322 acres, more or less, for public street purposes, as more particularly described on the attached Plat. 3. Carpers Valley and FCSA hereby vacate a portion of that certain sanitary sewer casement located within the boundaries of the Coverstone Drive Dedication Parcel, designated as "20' SAN ESMT (Inst. It 060006044) Portion Within R/W Dedication Hereby Vacated" as more particularly set forth on the attached Plat, which casement was dedicated by that certain Deed of Temporary Access and Road Construction Easement dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060006044. 4. Carpers Valley, FCSA and the County hereby vacate a portion of that certain ingress/egress, access and utility casement located on the Northwestern side of the Coverstone Drive Dedication Parcel, designated as "60' I/E, Access & Utility ESMT (Inst. 9 060005965) Hereby Vacated" as more particularly set forth on the attached Plat, which casements were impressed by that certain Deed of Boundary Line Adjustment And Easements dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060005965. 5. Carpers Valley and the County hereby vacate a portion of that certain drainage easement located within the boundaries of the Coverstone Drive Dedication Parcel, 2 tichael L. Bryan 1 Court Square 2' Floor Winchester, VA O N J designated as "DRN ESMT (Inst. It 060006044) Portion Within R/W Dedication Hereby Vacated" as more particularly set forth on the attached Plat, which easement was dedicated by that certain Deed of Temporary Access and Road Construction Easement dated March 24, 2006, of record in the aforesaid Clerk's Office as Instrument No. 060006044. Carpers Valley and FCSA hereby vacate a portion of that certain utility easement located within the boundaries of the Coverstone Drive Dedication Parcel, designated as "40' FCSA Utility Esmt (DB 677, PG 487) Portion Within R/W Dedication Hereby Vacated" as more particularly described on the attached Plat, which utility easement was granted to FCSA by that certain Deed of Easement dated April 14, 1988, of record in the aforesaid Clerk's Office as Instrument No. 880002476 (Deed Book 677, Page 483). Carpers Valley hereby grants and conveys unto FCSA, its successors and assigns forever, that certain appurtenant and permanent water line easement over a portion of the Carpers Valley Parcel, designated as "20' Water Esmt Hereby Dedicated" on the attached Plat, which easement shall run with the title to the Carpers Valley Parcel. WITNESS the following signatures and seals: CARPERS VALLEY DEVELOPMENT, L.L.C. By: MS CARDERS VALLEY INVESTORS, L.L.C., Managing Member By: MILLER & SMITH, INC., a Virginia Corporate Mar agcr By: (SEAL) Charles F. tua , J ., Senior Vice President STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF FA1, _FAX , to -wit: The foregoing instrument was acknowledged before me on the 1411 day of January, 2008, by Charles F. Stuart, Jr., Senior Vice President of Miller & Smith, Inc., a Virginia Corporation, Manager of MS Carpers Valley Investors, L,L.C., Managing Member of Carper's Valley Development, L.L.C., a Virginia limited liability company. My commission expires �-/ 31 / 2 i o P 70114k L. NOWY PUB IC .wx, 3 o N CD FREDERICK COUNTY SANITATION AUTHORIT By: EAL) STATE OF VIRGINIA, AT LARGE, CITY/ OUNT OF Freder;c�< , to -wit: The foregoing instrument was acknowledged before me on the Ith day of 2008, by JChn 6. LO-)i 4:,c y-c who is jr • En ,tom Nees of rederick County Sanitation Authority. My commission expires Jn.nuanA #MKA K wale NOTARY PUBLIC tM ftim w Cammemweft M %M16 6 >'M116 my commki"On Jon 31 11 COUNTY FRE E K, VIRGINIA By: (SEAL) ounty Administrator STATE OF VIRGINIA AT LARGE, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me on the,-)(-) day of January, 2008, by 4-%n' �1� , r , County Administrator of the County of Frederick{)VIrglnia. My commission expires � 1 ae lb l CC, NOTARY PU IC M 1.11/pmn elDceds'.Carpers Valley Dedication - Vacation 112108 lichael L. Bryan 9 Court Square 2' Floor Winchester, VA r �• i 0 REG * -n 2 138775 COMMISSION i Z. EXPIRES p ' 7/31/11 ''r.FALTN„0�.``�� APPROVED BY: FREDERICK COUNTY SUBDIVISION ADMINISTRATOR FREDERICK COUNTY SANITATION AUTHORITY SI VICINITY MAP SCALE: 1" - 2,Oly DATE J/1 ✓ DATE 9l��{i08 VIRGINIA DEPARTMENT OF TRANSPORTATfQ ' /r/f( ��5 _ S... ,' f� DATE 1 OWNER'S CONSENT: THE ABOVE AND FOREGOING DEDICATION OF RIGHT OF WAY FOR PUBLIC STREET PURPOSES AND VACATION OF EASEMENTS ON THE PROPERTY OF CARPERS VALLEY DEVELOPMENT, LLC, AS APPEARS ON THE ACCOMPANYING PLATS IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. CARPERS VALLEY DEVELOPMENT, L.L.C. BY: MS CARM LC., MANAGING MEMBER BY: MILL BY: �-0 Z—oP T. (DATE) NOTARY PUBLIC STATE OF V. Ri , ti.- A CITY/COUNTY OF _ (Zedy c t _ ' C) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON 2,""' TAIIA BY JOHN T. CONRAD, VICE PRESIDENT. /f 5EI7 MY COMMISSION EXPIRES (NOTARY PUBLIC), -j1 A ry 1 T, l�f�I (DATE) CURVE TABLE CURVE RADIUS DELTA LENGTH TANGENT BEARING CHORD CI 38.00' 8934'33" 5 .41' 37.72' N79'57'11'E ­ 53.54' C2 510.00' 2'22'22" 21.12' 10.56' S36'21'05"W 21.12' C3 450.00' 1'21'00' 10.60' 5.30' S37'38'58"W 10.60' C4 38.00' 92'14'01" 61.17' 39.51' S09'08'32"E 54.78' C5 25.00' 58'40'04" 25.60' 44.05' N84.35-35"W 24.49' C6 25.00' 58'40'04" 1 25.60' 1 14.05' N84'35'35"W 24.49' C7 1630.00' 7'41'40" 218.90' 109.61' 1 N51'24'43"W I 21a UNt IAtiLL LINE BEARING I LENGTH L1 NO3'15'55'W 11.83' L2 N38'28'56'E 30.04' L3 NO3'15'55'W 49.87' SURVEYOR'S CERTIFICATION: I, CORY M. HAYNES, A DULY LTH Q' 0� LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF�� VIRGINIA, HEREBY CERTIFY TO J� THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTY CONTAINED IN THIS v CORY If. HAYNES 9 DEDICATION IS THE SAME Lic. No. 2539 PROPERTY CONVEYED TO CARPERS VALLEY DEVELOPMENT, U I Z�11D7 L.L.0 BY DEED RECORDED AS INST #060003761. p`b . - NOTES: 1. FREDERICK COUNTY PIN: 64—A-87; ZONED: R4. 2. PREPARED WITHOUT BENEFIT OF A TITLE REPORT. 3. BASIS OF MERIDIAN IS NAD 83, VIRGINIA NORTH ZONE. 4. PERMANENT MONUMENTATION WILL BE SET AT ALL LOT CORNERS IN COMPLIANCE WITH COMMONWEALTH OF VIRGINIA AND FREDERICK COUNTY REGULATIONS. 5. REFERENCE BOUNDARY LINE ADJUSTMENT PLAT ATTACHED TO THE.DEED RECORDED AS INST #070015617 AMONG THE LAND -RECORDS OF FREDERICK COUNTY, VIRGINIA. PLAT SHOWING RIGHT OF WAY "CATION do DEDICATION/VACATION OF VARIOUS EASEMENTS ON THE PROPERTY OF CARPERS VALLEY DEVELOPMENT, L.L.C. INSTRUMENT #060003761 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: AS SHOWN DATE: MAY 11, 2007 REVISED: NOV. 28, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street P Winchester, Virginia 22601 NT 540.667.2139 64—A-88 N/F WINCHESTER REGIONAL AIRPORT AUTHORITY DO 423, PG 30 DO 800, PG 1693 SEE NOTE 5 ZONED: RA USE: AIRPORT .OPMENT, L.L.C. 14.7423 AC (TOTAL) 64 79��--- N'F WINCHESTER REGIONAL AIRPORT AUTHORITY ram' DO 659, PG 175 moo! o DO 800. PG 1693 W SEE NOTE 5 ZONED: RA a USE, AIRPORT or w z 20' Sq .Xf,52' ^- 1 nSr 006 T CA7 ON dilly 44 VA CA �HFJiE y Y < �a- p L .c a Q ( W w� U1\ n .tom �li LL O 't ¢z O m oo�, S r (OD Art. l 'y O 2 0'CID I— Z M `�/ ix n Qw O h w C V w � / o 1 i DRN ESMT I '" ' uH L (INST #06000604-4 PORTION WITHIN R DEDICATION HERE Y VACATED gr CKLLJ N ZW �40 a`°�c<i O to F t I F- 0 L2 o� 0> �� NvaO I �O W O M Nfi DETAIL- SCALE: 1'- 50' 64-10-3 N/F KAREN B BARRETT—PERRY, et al INST #040009854 ZONED: B2 USE: VACANT 40' FCSA UTILITY ESMT (DO 677. PG 487) PORTION WITHIN R/W DEDICATION HEREBY VACATED DB 802, OG"1055 DO 802, PG 1059 B1062 ZONED: 82 USE: VACANT / zNEET 3—'-----, GRAPHIC SCALE DRN ESMT 0 sa 100 200 INST #060006044 �20' SAN ESMT ST #060006044 ( IN Fur ) 1 inch - 10O IL 20' WATER ESMT PLAT SHOWING INST #060006044 RIGHT OF WAY DEDICATION do _ VACATION CATION OF VARIOUS EASEMENTS ON THE PROPERTY OF I CARPERS VALLEY DEVELOPMENT, LLC. INSTRUMENT #060003761 ® SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1'-100' DATE: MAY 11, 2007 REVISED: NOV. 28, 2007 Patton Harris Rust d Associates gQg� WEngineers, Surveyors. Planners. Landscape Architects. 33� 117 East Piccadilly Street Winchester, Virginia 22601 (a T 540.667.2139 cz F 540.665.0493 SHEET 2 OF 3 0 N -J CD 9 PHR+A 2007 LEGEND: R/W RIGHT OF WAY INST / INSTRUMENT NUMBER DB, PG DEED BOOK, PAGE SB SETBACK AC ACRES ESMT EASEMENT SAN SANITARY SEWER ORN DRAINAGE U W 0 J N Q (tea 41 Z ¢z� 0oo�' (a 1"00 jin Nli O z� v z w MATCH LINE — SEE SHEET 2 1 1 I 1 h 1 1 io 1 � IN O 1 Icc 0 � I 1 WUo U ti 3 1 I cZti�'aooc orq� 1 I o U�°pnNW Cr 0 a r 1 �o a I 1 o0- N U 1 zij 1 N26 06'09"E a. 1 1098.96' to 1 J ! 1 � 1 If 1 53490.00 442 W REMAINDER BRL I r ,� _ J 64—A-87 CARPERS VALLEY s4N'F79 1 = DEVELOPMENT, L.L.C. WINCHESTER REGIONAL 14AC (TOTAL) (TOT AIRPORT AUTHORITY DB 659, PG 175 DB 800, PG 1693 SEE NOTE 5 ZONED: RA USE: AIRPORT U 250.32' _ .,. 1096.99, S25 59'40"W S26'06'07 —W 64— —86 PLAT SHOWING �PLTIi OF N'F CARPERS VALLEY DEVE SEE NO TIE '5 LL.0 `�'; ZONED: R4 USE: VACANT CORY I, fiAYNES 9 Lic. N . 2539 I t,Z8�07 GRAPHIC SCALE > sa 100 2D0 ( IN PEEP) 1 inch - 100 fL RIGHT OF WAY DEDICATION do DEDICATION/VACATION OF VARIOUS EASEMENTS ON THE PROPERTY OF CARPERS VALLEY DEVELOPMENT, LLC. INSTRUMENT #060003761 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1"-100' DATE: MAY 11, 2007 REVISED: NOV. 28, 2007 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. Win East Piccadilly Street Win -I-. chester, Virginia 22601 T 540.667.2139 CD N N VIRGINIA: FREDERICKCOUN-I-Y.SCT. This instrument of writing was produced to me on _ ? - 2.o �——at A '. 0 and e ith certificate ackrim,Iedecmcnt thereto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of $ 1�L i6 ., and 58.1.801 have been paid, if assessable. 46,4 xq jer"i Clerk • 11 VI. TAX TICKET COUNTY OF FREDERICK % P.O. BOX 225 (� WINCI[ESTER, VA 22604-0225 C. WILLIAM ORNDOFF, JR Real Estate Taxes Paid for Tax Year 2017 Map Number: 64 A 86 Name: JGR THREE LLC ETALS Dept# Ticket# Seq# Account/1 I Bill Date Description Tax Paid RE20171 189821 1 8020709 4/28/2017 107.44 ACRES $6,723.60 RE20171 189821 2 8020709 4/28/2017 107.44 ACRES $6,723.60 Total Paid: $13,447.20 This amount represents payments applied during calendar year 2017 and does not include Penalty, Interest or Credit Card Fees. Close this Window Print This Page • i COUNTY OF FREDERICK P.O. BOX 225 WINCHESTER, VA 22604-0225 -� C. WILLIAM ORNDOFF, JR Real Estate Taxes Paid for Tax Year 2017 Map Number: 64 A 87 Name: JGR THREE LLC ETALS Dept# Ticket# Seq# Account# Bill Date Description Tax Paid RE20171 189831 11 8020711 4/28/2017 14.74 ACRES $895.50 RE20171 189831 21 8020711 4/28/2017 14.74 ACRES $895.50 Total Paid: $1,791.00 This amount represents payments applied during calendar year 2017 and does not include Penalty, Interest or Credit Card Pees. Close this Window Print This Page DocuSign Envelope ID: 2A5lB82B-4A50-4ADF-8883-A8DDE7FABC76 • 0 Slate of Delaware Seeretatti• of State Dhislon of Corporations Delts,ered 02:31 BI 12/16/2016 CERTIFICATE OF FORMATION FILED 02:31 i'M 12/16/2016 OF SR 20167124926 - File\umber 6251497 HINES ACQUISITIONS LLC This Certificate of Formation of Hines Acquisitions LLC (the "Company") is being executed and filed by the undersigned authorized person for the purpose of forming a limited liability company under the Delaware Limited Liability Company Act (6 Del. Code § 18-101 et seq.). Article One The name of the Company is Hines Acquisitions LLC. Article Two The address of the registered office of the Company in the State of Delaware is 1209 Orange Street, Wilmington, New Castle County, Delaware 19801, and the Company's registered agent at that address is The Corporation Trust Company. IN WITNESS WHEREOF, the undersigned has executed this Certificate of Formation on December 15, 2016. /rpocuSlgned_byy, — / F2508928881174B0... DS Richard Heaton, Authorized Person Certificate of Formation Hines Acquisitions LLC a COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 County of Frederick Commonwealth of Virginia I certify this document to be a complete, full, true and exact reproduction of the original Rezoning Application #03-18 submitted to the Frederick County Planning Department and presented at the Frederick County Planning Commission meeting dated November 7, 2018. Certified this 3rd day of December, 2018 Michael T. Ruddy, Secretary Frederick County Planning Commission 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 AV HARRI50N & 1j01-IN5TON9 PLC 21 South Loudoun Street Winchester, Virginia 22601 P.O. Box 809 Winchester, Virginia 22604 Telephone 540.667.1266 Facsimile 540.667.1312 November 6, 2018 VIA EMAIL Mark Clicran Zoning &, Subdivsion Administrator Frederick County, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 mclieranCaUcya.us Stephen L. Pettler, Jr. pettler a hnrrison-johnston.com Mobile 540.664.5134 In re: Rezoning Application RZ#03-18, Governor's Hill Hocknlan Investments, LLC v. JGR Three, LLC, et als.. Docket No. CL18-762, Circuit Court for Frederick County, Virginia Mark: Enclosed please find a copy of the suit filed today in the above referenced proceeding. Given the nature of the suit and the pending hearing on the subject rezoning application scheduled for tomorrow before the Planning Commission, I wanted to advise you and the Planning Department staff of the issues outlined in the attached pleading at the earliest opportunity. It is till fortunatc the applicants refused to engage in discussions intended to avoid proceeding in this manner. We also intend to advise members Of the Planning Commission directly regarding this matter. Please do not hesitate to contact me if you have any questions. With kind regards, I am Very truly yours, IWI Stephen L. Pettler, Jr. Stephen L. Pctticr, Jr. SLP/sjw Enclosures cc: Michael Ruddy, Director, Frederick County Planning Department (via email) Planning Commission Members (via email) I-lockman Investments, LLC (via email) • • COVER SHEET FOR FILING CIVIL ACTIONS COMMONWEALTH OF VIRGINIA Frederick County ............ .......... ........................................ —................................................................................ Hockinan Investments, LLC ..................................................................................... 0M re, PLAINTIFF(S) Case No......C.�".. t..�..� Z. .......................................... (CLERK'S OFFICE USE ONLY) ......................................................................... Circuit Court JGR Three, LLC, et al. ............................................. DEFENDANT(S) I, the undersigned [ J plaintiff [ ] defendant [x] attorney for [x] plaintiff [ ] defendant hereby notify the Clerk of Court that I am filing the following civil action. (Please indicate by checking box that most closely identifies the claim being asserted or relief sought,) GENERAL CIVIL Subsequent Actions [ ) Claim Impleading Third Party Defendant [ J Monetary Damages [ ] No Monetary Damages [ ] Counterclaim [ ] Monetary Damages (] No Monetary Damages [ ] Cross Claim [ ] Interpleader [ ] Reinstatement (other than divorce or driving privileges) [ ] Removal orCase to Federal Court Business & Contrnct [ J Attachment [ ] Confessed Judgment ( ] Contract Action [ ] Contract Specific Performance [ ] Dctinue [ ] Garnishment Property [ ] Annexation [ ] Condemnation [ ] Ejectment [ ] Encumber/Sell Real Estate [ ] Enforce Vendor's Lien [ ] Escheatmcnt [ ] Establish Boundaries [ ] LandlordfTenant [ J Unlawful Detainer [) Mechanics Lien [ ] Partition [ ] Quiet Title [ ] Termination of Mineral Rights Tort [ ] Asbestos Litigation [ ] Compromise Settlement [ J Intentional Tort [ J Medical Malpractice [ ] Motor Vehicle Tort [ ] Product Liability [ ] Wrongful Death [ ]Other General Tort Liability ORIGI [ ] Damages in the amount of 5 .. ADMINISTRATIVE LAW ( ] Appeal/Judicial Review of Decision of (select one) [ j ABC Board [ ] Board of Zoning [ ] Compensation Board (] DMV License Suspension [ ] Employee Grievance Decision [ ] Employment Commission [ ] Local Government [ ] Marine Resources Commission (] School Board (] Voter Registration [ ] Other Administrative Appeal DOMESTIC/FAMILY [ ] Adoption ( ) Adoption —Foreign [ ] Adult Protection [ ] Annulment [ ] Annulment — Counterclaim/Responsive Pleading [ ] Child Abuse and Neglect— Unfounded Complaint [ j Civil Contempt [ ] Divorce (select one) (] Complaint — Contested* [ ] Complaint — Uncontested* [) Counterclaim/Responsive Pleading [ ] Reinstatement — Custody/Visitation/Support/Equitable Distribution [ ] Separate Maintenance [ J Separate Maintenance Counterclaim WRITS [ ] Certiorari [ ] Habeas Corpus [ ] Mandamus [ ] Prohibition [ ] Quo Warranto NAL RECEIVED & FILED FREDERICK COUNTY CIRCUIT COURT DATE: 114 -19 /f ............I ................................................ arc claimed. f_ 1 November 6, 2018 .......................................... DATE [ ] PLAINTIFF [ Ste hen L. Pettier, Jr., Es uire .............................. ....................... 9................................................. PRINT NAME 21 S. Loudoun Street, Winchester, Virginia 22601 ........................................................................................................................ ADDRESS/TELEPHONE NUMBER OF SIGNATOR (540) 667-1266 ................................................................................................................................................ FORM CC•1416 (MASTER) PAGE ONE 10/12 PROBATE/WILLS AND TRUSTS [ ] Accounting [ ] Aid and Guidance [ ] Appointment (select one) [ ] Guardian/Conscrvator [ ] Standby Guardian/Conservator [ J Trust (select one) [ ] Impress/Declare [ J Reformation [ ] Will (select one) [ ] Construe [ J Contested MISCELLANEOUS [ ] Appointment (seli:ct one) [ ] Church Trustee [ ] Conservator of Peace [ ] Marriage Celebrant [ ] Bond Forfeiture Appeal [x] Declaratory Judgment [ ] Declare Death j ] Driving Privileges (select one) [ ] Reinstatement pursuant to § 46.2-427 [ ] Restoration — Habitual Offender or P Offense (] Expungemcnt [ J Fireutms Rights — Restoration [ j Forfeiture of U.S. Currency [ ] Freedom of Information [ ] Injunction [ ] Interdiction (] Interrogatory [ J Judgment Lien -Bill to Enforce (] Law Enforccment/Public Officinl Petition [ ] Name Change [ ] Referendum Elections [) Sever Order [ ] Taxes (select one) [ ] Correct Erroneous State/Local [ ] Delinquent [ ] Vehicle Confiscation [ ] Voting Rights — Restoration [ ] Other (please specify) FOR [• J PLAINTIFF [ ] DEFENDANT *"Contested" I vorce means any of the following matters are In dispute: grounds of divorce, spousal support and maintenance, child custody and/or visitation, child support, property distribution or debt allocation. An "Uncontested" divorce is tiled on no fault grounds and none of the above issues are in dispute. • VIRGINIA: IN THE CIRCUIT COURT FOR FREDERICK COUNTY HOCKMAN INVESTMENTS, LLC, ORIGINAL RECEIVED & FILED FREDERICK COUNTY CIRCUIT COURT Plaintiff, DATE: t 1 _(o _ O o JGR THREE, LLC, Serve: John G. Russell, III, Registered Agent 1407 Gordon Place Winchester, VA 22601 —and— ELLEN, LLC Serve: John G. Russell, III, Registered Agent 1407 Gordon Place Winchester, VA 22601 —and— LCR, LLC Serve: Linda C. Russell, Registered Agent 1407 Gordon Place Winchester, VA 22601 —and— MDC THREE, LLC Serve: John G. Russell, III, Registered Agent 1407 Gordon Place Winchester, VA 22601 —and— SUSAN SANDERS, LLC Serve: John G. Russell, III, Registered Agent 1407 Gordon Place Winchester, VA 22601 --and-- Page I of 15 Case No. CL 1$ r �?6 ?— LIBERTY HILL, L.C. Serve: Dennis J. McLoughlin, Registered Agent 101 S. Loudoun Street Winchester, VA 22601 —and-- THOMAS A. DICK Serve: 1407 Gordon Place Winchester, VA 22601 —and— TIMOTHY J. DICK Serve: 1407 Gordon Place Winchester, VA 22601 —and— MICHAEL E. DICK Serve: 1407 Gordon Place Winchester, VA 22601 -and-- GOVERNOR'S HILL, L.L.C., Serve: Richard J. North, Registered Agent 8401 Greensboro Drive McLean, VA 22102 Defendants. COMPLAINT FOR DECLARATORY JUDGMENT COMES NOW, the Plaintiff, Hockman Investments, LLC ("I-Iockman"), by and through its counsel, HAMSON &]OHNSTON, PLC and Stephen L. Pettler, Jr., and in support of its complaint for declaratory judgment, avers as follows: Page 2 of 15 • 9 THE PARTIES 1. Hockman is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with offices located at 112 East Piccadilly Street, Winchester, Virginia 22601. 2. Hockman is the owner of two (2) tracts of land designated as Frederick County Tax Map Parcel No. 64-A-84 (containing approximately 24.47 acres) and `fax Map Parcel No. 64-A-85 (containing approximately 0.92 acres) located within the "Governor's Hill" development as more particularly described in the "2009 Rezoning" (defined herein, below) (hereinafter referred to as the "Hockman Property"). 3. JGR Three, LLC is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered principal offices located at 407 South Washington Street, Winchester, Virginia 22601. 4. Ellen, LLC is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered principal offices located at 407 South Washington Street, Winchester, Virginia 22601. 5. LCR, LLC is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered principal offices located at 407 South Washington Street, Winchester, Virginia 22601. 6. MDC Three, LLC is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered principal offices located at 407 South Washington Street, Winchester, Virginia 22601. 7. Susan Sanders, LLC is a limited liability company duly formed and in good standing Page 3 of 15 • u under the laws of the Commonwealth of Virginia with its registered principal offices located at 407 South Washington Street, Winchester, Virginia 22601. 8. Liberty Hill, LLC is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered principal offices located at 1600 Millwood Pike, Winchester, Virginia 22602. 9. Thomas A. Dick is an individual whose last know address, as provided to the Frederick County Commissioner of the Revenue incident to his ownership interest in the property which is the subject of this proceeding, is 1407 Gordon Place, Winchester, VA 22601. 10. Timothy J. Dick is an individual whose last know address, as provided to the Frederick County Commissioner of the Revenue incident to his ownership interest in the property which is the subject of this proceeding, is 1407 Gordon Place, Winchester, VA 22601. 11. Michael E. Dick is an individual whose last know address, as provided to the Frederick County Commissioner of the Revenue incident to his ownership interest in the property which is the subject of this proceeding, is 1407 Gordon Place, Winchester, VA 22601. 12. JGR Three, LLC, Ellen, LLC, LCR, LLC, MDC Three, LLC, Susan Sanders, LLC, Liberty Hill, LLC, Thomas A. Dick, Timothy J. Dick and Michael E. Dick (hereinafter collectively referred to as "JGR") are the joint owners of two (2) tracts of land designated as Frederick County Tax Map Parcel No. 64-A-86 (containing approximately 107.44 acres) and Tax Map Parcel No. 64- A-87 (containing approximately 14.74 acres) located within the "Governor's Hill" development (hereinafter referred to as the "JGR Property"). 13. Governor's Hill, L.L.C. ("Governor's I-IilI") is a limited liability company duly formed and in good standing under the laws of the Commonwealth of Virginia with its registered Page 4 of 15 • 0 principal offices located at 8401 Greensboro Drive, Suite 300, McLean, Virginia 22102. 14. Governor's Hill is the owner of two (2) tracts of land designated as Frederick County Tax Map Parcel No. 64-A-83 (containing approximately 115.72 acres) and Tax Map Parcel No. 64- A-83A (containing approximately 14.25 acres) located within the "Governor's Hill" development (hereinafter referred to as the "Governor's Hill Property"). JURISDICTION AND VENUE 15. Jurisdiction of this matter before this Court is appropriate pursuant to Virginia Code §8.01-328.1(A)(1) as all parties transact business within the Commonwealth of Virginia. 16. Venue is appropriate in this Court pursuant to Virginia Code §8.01-857 because this Court is convenient for all parties and witnesses. The real estate at issue is located in Frederick County, Virginia. BACKGROUND 17. In 2008, the Governor's Hill Property was owned by Governor's Hill and the JGR Property and the Hockman Property were owned by Carpers Valley Development, LLC ("Carper's Valley"). 18. On or about January 9, 2009 Governor's Hill and Carper's Valley jointly caused the JGR Property, the Hockman Property and the Governor's Hill Property to be collectively re -zoned pursuant to rezoning application RZ# 10-08 approved by the Frederick County Board of Supervisors that date (the "2009 Rezoning") 19. The 2009 Rezoning was approved with a number of proffered conditions (the "2009 Proffers"). A copy of the 2009 Proffers as approved by the Frederick County Board of Supervisors as part of application RZ#I0-08 on January 9, 2009 is attached hereto as Exhibit I and incorporated Page 5 of 15 0 0 herein by this reference as though set forth at length. 20. Pursuant to the 2009 Proffers, the conditions stated therein are the obligations of the "Applicant." The 2009 Proffers identify the "Applicant" as Governor's Hill and Carper's Valley collectively (the "undersigned owners"of the "Property") and further states "[t]he term `Applicant' as referenced herein shall include within its meaning all future owners, assigns and successors in interest." The "Property" is identified in the 2009 Proffers as the Governor's Hill Property, the JGR Property and the Hockman Property collectively. See, Exhibit 1, page 1. 21. The 2009 Proffers contain the following conditions agreed upon by the "Applicant," inter alias A. The 2009 Proffers require that "[t]he project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in general conformance with the MDP [Master Development Plan]" proffered by the Applicant. See, Exhibit 1, § 1.1. B. The Governor's Hill Property is identified as "Land Bay 1" in the MDP. The JGR Property and the Hockman Property are identified as "Land Bay 2" in the MDP. See, Exhibit 1. C. The 2009 Proffers require that "All development... shall be accomplished in general conformance with the "Governor's Hill Design Development Standards" proffered by the Applicant. See, Exhibit 1, § 1.2. D. The 2009 Proffers require that use of Land Bay 2 be restricted to uses permitted by Frederick County's "132" (General Business District) zoning designation. See, Exhibit 1, § 1.3. E. The 2009 Proffers require that use of Land Bay 1 be restricted to uses permitted by Frederick County's 'W" (Residential Planned Community District) zoning designation. See, Exhibit 1, § 1.4. F. The 2009 Proffers require that the "Applicant" submit a revised Traffic Impact Analysis ("TIA") to Frederick County prior to the "Property" exceeding 1,285,000 square feet of commercial building floor area, and allows the "Applicant" the opportunity to increase the amount of commercial building floor area it can construct Page 6 of 15 • 9 on the "Property" by mitigating the impacts identified in the TIA. See, Exhibit 1, § 1.6. G. The 2009 Proffers require that "[t]he Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the MDP as approved by the Board, and this Proffer Statement." See, Exhibit 1, §2.1 (emphasis added). H. The 2009 Proffers require that "all buildings on the Property shall be constructed using compatible architectural styles," and further requires the "Applicant" to establish "one or more Architectural Review Boards through the required Property Owner Association to be created to enforce and administer a unif►ed development plan in general conformity with the Design and Development Standards." See, Exhibit 1, §5.1 (emphasis added). The 2009 Proffers require that "[a]ll signage within the Property" be in conformity with a "comprehensive sign plan" to be "submitted in conjunction with the first final site or subdivision plan for the Property." See, Exhibit 1, §5.2. The 2009 Proffers require the "Applicant" to "design and build a public pedestrian - bicycle trail system... that links residential and commercial areas within the development." See, Exhibit 1, §6.1. K. The 2009 Proffers require the "Applicant" to make monetary contributions to the Board "for fire and rescue purposes" in the amount of $422 per dwelling unit. See, Exhibit 1, §7.1. L. The 2009 Proffers require the "Master POA to be created in accordance herewith" to make annual monetary contributions in the amount of $100 per constructed residential unit and $100 per 1000 square feet of constructed commercial to the fire and rescue company providing first response service to the "Property." See, Exhibit 1, §7.2. M. The 2009 Proffers require the "Applicant" to make monetary contributions to the Board "for educational purposes" in the amount of $1,714 per dwelling unit. See, Exhibit 1, §8.1. N. The 2009 Proffers require the "Applicant" to make monetary contributions to the Board "for recreational purposes" in the amount of $343 per dwelling unit. See, Exhibit 1, §9.1. 0. The 2009 Proffers require the "Applicant" to make monetary contributions to the Board "for library purposes" in the amount of $79 per dwelling unit. See, Exhibit 1, Page 7 of 15 0 0 §10.1. The 2009 Proffers require the "Applicant" to make monetary contributions to the Board "to be used for construction of a general governmental administration building" in the amount of $79 per dwelling unit. See, Exhibit 1, § 10.1. Q. The 2009 Proffers require the "Applicant" to establish a "Master Property Owners' Association... for Governors [sic] Hill in its entirety that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape maintenance and similar matters," to be created "contemporaneously with the first final site or subdivision plan submitted for the Property" with property owners' associations for commercial and residential uses "as a subset of the Master POA." See, Exhibit 1, § 12.1 and § 12.2 (emphasis added). R. The 2009 Proffers require that the "Applicant shall be responsible for connecting the Property to public water and sewer" and for "constructing all facilities required for such connection at the Property boundary." See, Exhibit 1, § 13.1. S. The 2009 Proffers require that the "Applicant shall design and construct Coverstone Drive" utilizing a specified phasing schedule as set forth therein. See, Exhibit 1, § 15.2. T. The 2009 Proffers require that the "Applicant shall design and construct Tazewell Road" in phases described therein. See, Exhibit 1, § 15.4. U. The 2009 Proffers require that the "Applicant" pay the County $75,000 "for signalization and other road improvements" at the intersection of Millwood Pike and Victory Road within 60 days of the issuance of the first residential building permit in Land Bay 1. See, Exhibit 1, § 15.5. V. The 2009 Proffers require that the "Applicant" pay the County $175,000 "for signalization and other road improvements" at the intersection of Costello Drive and Prince Frederick Drive upon particular conditions set forth therein. See, Exhibit 1, § 15.6. W. The 2009 Proffers require that all private streets and roads "shall be owned and maintained by the Property Owners Association served by such streets or roads." See, Exhibit 1, § 15.10. X. The 2009 Proffers require that the "Applicant" obtain any off -site right of way needed to complete any proffered off' -site transportation improvements or make a monetary contribution to Frederick County to obtain the same. See, Exhibit 1, §15.12, Page 8 of 15 Y. Tile 2009 Proffers require that the "Applicant" make a monetary contribution to Frederick County in the event proffered off -site road improvements are constructed by others. See, Exhibit 1, §15.14. Z. The 2009 Proffers require that the "Applicant" conduct a "Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property." See, Exhibit 1, § 16.1. 22. The 2009 Proffers evidence an agreement between the owners of the Governor's Hill Property, the Hockman Property and the JGR Property and "all future owners, -assigns and successors in interest." The owners of the properties at Governor's Hill agreed to jointly develop their properties as a unified, mixed -use residential and retail/office development, subject to a Master Property Owners' Association established to ensure the entire development conforms with certain design and development standards. The owners of the properties at Governor's Hill agreed to share the costs of certain cash proffers and other financial obligations triggered by certain aspects of development amongst all of the property owners. 23. The 2009 Proffers do not allocate any obligations of the "Applicant" to any of the individual owners of any of the individual properties which comprise the "Property." Each owner of each property, along with each future owner, assign or successor, is obligated to fulfill all conditions set forth in the 2009 Proffers. See, VA. CODE § 15.2-2299; § 15.2-2300;§ 15.2-2302(C). 24. On or about November 18, 2011, Carper's Valley conveyed the Hockman Property to Governors Hill Investors, L.L.C. by deed recorded in the Office of the Clerk of the Circuit Court for Frederick County, Virginia at Instrument No. 110010514 25. On or about November 13, 2013, the Frederick County Board of Supervisors approved rezoning application ##05-13 submitted jointly by Carper's Valley and Governor's Hill (the "2013 Rezoning"). The 2013 Rezoning amended certain minor proffers related to transportation Page 9 of 15 • 0 enhancements and storm water management. 26. On or about January 2, 2014, Carper's Valley conveyed the JGR Property to JGR by deed recorded in the Office of the Clerk of the Circuit Court for Frederick County, Virginia at Instrument No. 140000018. 27. On or about April 21, 2014, Governors Hill Investors, L.L.C. conveyed the Hockman Property to Hockman by deed in lieu of foreclosure recorded in the Office of the Clerk of the Circuit Court for Frederick County, Virginia at Instrument No. 140002931. 28. On or about October 12, 2018, JGR submitted its application to rezone the JGR Property from the B2 use previously proffered in the 2009 Rezoning to "Ml" (Light Industrial District) with proffers (the "2018 JGR Application"). 29. As part of the 2018 JGR Application, JGR submitted proposed proffered conditions with regard to the JGR Property (tile "2018 Proposed Proffers"). A copy of the 2018 Proposed Proffers as submitted with rezoning application RZ#03-18 on or about October 12, 2018 is attached hereto as Exhibit 2 and incorporated herein by this reference as though set forth at length. 30. Also included with the 2018 JGR Application, JGR submitted a copy of the 2009 Proffers, as amended by the 2013 Rezoning, with notations added (the "Annotated 2009 Proffers"). The Annotated 2009 Proffers appear to be an attempt to explain JCR's position regarding the effect of the 2018 Proposed Proffers on the JGR Property, the Hockman Property and the Governor's Hill Property in light of the existing 2009 Proffers. A copy of the Annotated 2009 Proffers as submitted with rezoning application RZ403-18 on or about October 12, 2018 is attached hereto as Exhibit 3 and incorporated herein by this reference as though set forth at length. 31. The changes to the proffered conditions at Governor's Hill proposed in the 2018 JGR Page 10 of 15 • • Application, if they are approved by the Frederick County Board of Supervisors, would effect a breach of the agreements previously made between the owners of the JGR Property, Hockman Property and Governor's Hill Property and "all future owners, assigns and successors in interest" in the following particulars, inter alia: A. The 2018 Proposed Proffers seek to eliminate the retail and office component of the "interconnected mixed -use residential and commercial/employment" development agreed to by the property owners and replaces it with industrial uses adjacent to the approved residential uses without the agreement of all property owners in the Governor's Hill development. See, Exhibit 2. B. The 2018 Proposed Proffers seek to exempt the JGR Property from the requirements of the "Governor's Hill Design Development Standards" and participation in the agreed upon Master Property Owners' Association established to ensure "[t]he Property shall be developed as one single and unified development" and "to enforce and administer a unified development plan in general conformity with the Design and Development Standards" without the agreement of all property owners in the Governor's Hill development. See, Exhibit 3, § 1.2, §2.1, §5.1, § 12.1 and § 12.2. C. The 2018 Proposed Proffers seek to allocate or re -allocate financial and other obligations between the owners of the respective properties in the Governor's Hill development without the agreement of all of the owners. By way of illustration, the 2018 Proposed Proffers seek to, role►• alia: (1) Exempt the JGR Property from participation in the "comprehensive sign plan" to be "submitted in conjunction with the first final site or subdivision plan for the Property." See, Exhibit 3, §5.2. (2) Exempt the JGR Property from participation in the obligation to "design and build a public pedestrian -bicycle trail system... that links residential and commercial areas within the development," leaving the remaining properties at Governor's Hill to bear 100% of the costs.' See, Exhibit 3, §6.1. (3) Exempt the JGR Property from participation in the monetary contributions to the Board "for fire and rescue purposes" in the amount of $422 per dwelling unit, leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, §7.1. 'The JGR Property comprises 44% of all of the "Property" at Governor's Hill. Page I I of 15 (4) Exempt the JGR Property from participation in the monetary contributions in the amount of $100 per constructed residential unit and $100 per 1000 square feet of constructed commercial to the fire and rescue company providing first response service to the "Property," leaving the remaining properties at Governor's I-[i11 to bear 100% of the costs. See, Exhibit 3, §7.2. (5) Exempt the JGR Property from participation in the monetary contributions to the Board "for educational purposes" in the amount of $1,714 per dwelling unit, leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, §8.L (6) Exempt the JGR Property from participation in the monetary contributions to the Board "for recreational purposes" in the amount of $343 per dwelling unit, leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, §9.1. (7) Exempt the JGR Property from participation in the monetary contributions to the Board "for library purposes" in the amount of $79 per dwelling unit, leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, § 10.1. (8) Exempt the JGR Property from participation in the monetary contributions to the Board "to be used for construction of a general governmental administration building" in the amount of $79 per dwelling unit, leaving the remaining properties at Governor's I -[ill to bear 100% of the costs. See, Exhibit 3, § 10.1. (9) Reduce and limit the obligations of the JGR Property to "design and construct Coverstone Drive" such that JGR bears the least obligation rather than an equal obligation. See, Exhibit 3, § 15.2. (10) Eliminate the obligation of the JGR Property to "design and construct Tazewell Road," leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, § 15.4. (11) Exempt the JGR Property from paying the County $75,000 "for signalization and other road improvements" at the intersection of Millwood Pike and Victory Road within 60 days of the issuance of the first residential building permit in Land Bay 1, leaving the remaining properties at Governor's Hill to bear 100% of the costs. See, Exhibit 3, § 15.5. (12) Exempt the JGR Property from paying the County $175,000 "for signalization and other road improvements" at the intersection of Costello Page 12 of 15 • • Drive and Prince Frederick Drive upon particularconditions set forth therein, leaving the remaining properties at Governor's Hill to bear 100%ofthe costs. See, Exhibit 3, § 15.6. 32. In 2014, JGR previously filed an application to rezone the JGR Property, rezoning application #03-14 (the "2014 JGR Application"), in an attempt to unilaterally change the agreement by the property owners at Governor's Hill to jointly develop the Property as a unified residential and retail/office development. 33. 13yNotice of Objection delivered on or about October 6, 2014, I-lockman advised JGR that Hockman objected to the 2014 JGR Application and JGR's attempt to unilaterally change the terms agreed upon by all of the property owners at Governor's Hill memorialized in the language of the 2009 Proffers. JGR subsequently withdrew the 2014 JGR Application. 34. JGR is aware and has been aware, at all times relevant to this proceeding, that Hockman and Governor's Hill contest JGR's attempts to rezone its property so as to avoid the obligations agreed to by the property owners at Governor's Hill memorialized by the 2009 Proffers. 35. At all times relevant to this proceeding, Hockman has communicated its objections regarding JGR's unilateral changes to the property owners' agreements to JGR and representatives of Hines Acquisitions, LLC (identified in the 2018 JGR Application as the contract purchaser of the JGR Property). Hockman has at all times demanded that JGR comply with the terms of those agreements. Despite these communications and demands, JGR has proceeded with the 2018 JGR Application. REQUEST FOR DECLARATORY JUDGMENT 36. Paragraphs I through 35 above are incorporated herein as though set forth at length. 37. Pursuant to Virginia Code §8.01-184, this Court has the power to make declaratory Page 13 of 15 judgments in cases of actual controversy. 38. The facts in this matter establish actual, justiciable controversies between the parties. 39. The facts pleaded herein establish controversies regarding the following issues of judicial interpretation, inlet- alia, which I-lockman seeks to be resolved by the declaratoryjudgment of this Court: A. Whether the terms of the 2009 Proffers, as amended by the 2013 Rezoning, memorialize an agreement between the owners of the JGR Property, the Governor's Hill Property, the Hockman Property and "all future owners, assigns and successors in interest" of those properties regarding the development of all of the properties located in the Governor's Hill development. B. If so, what are the terms of the agreements between the property owners at Governor's Hill. C. If so, what are the obligations owed by each property owner at the Governor's Hill development to the other property owners evidenced by the terms of the 2009 Proffers, as amended by the 2013 Rezoning. D. How are the obligations to Frederick County memorialized in the terms of the 2009 Proffers, as amended by the 2013 Rezoning, allocated amongst the property owners at Govemor's Hill. E. Whether the approval of the 2018 JGR Application by the Frederick County Board of Supervisors would effect a breach of the terms of the agreements made between the property owners at Governor's Hill by JGR. WHEREFORE, the Plaintiff, Hockman Investments, LLC, respectfully requests of this Honorable Court as follows: (1) That the Court undertake jurisdiction over this matter pursuant to VA. CODE §8.01- 184 and adjudicate all controversies between the parties, including those set forth hereinabove, to determine the terms of the agreements between the parties, the obligations, rights and responsibilities owned by the parties pursuant to such terms, and the effect of the approval of the proposed rezoning as submitted in the 2018 JGR Application on the parties' obligations, rights and responsibilities; and Page 14 of 15 0 • (2) Award such other relief as the Court deems necessary or proper pursuant to VA. CODE §8.01-186, including issuance of an appropriate injunction, together with all costs incurred pursuant to VA. CODE §8.01-190, and such other relief as the Court deems meet. WE ASK FOR THIS: HOCKMAN INVESTMENTS, LLC By Counsel HARRISo$ & J0 NS,TON, PLC Stepheq(, . Pettler, quire [Va. Bar # 44436] 21 Sot Loudou Street Winchester, Vir is 22601 Tel. 540.667.12 6 Fax. 540.667.1312 Email: pettlerna..harrison iolinston.com Atim-neys for the Plaintiff Page 15 of 15 Exhibit 1 • E PROFFER STATEMENT REZONING: RZ. 910-08: R4 and RA to R4 PROPERTY: 278.0 Acres +/-: Tax Map,& Parcels 64-A-83, 83A, 84, 85, 86, and 87 (the "Property") RECORD OWNER: Carpers Valley Development, LLC and Governors Hill LLC APPLICANT: Carpers Valley Development, LLC and Governors Hill LLC PROJECT NAME: Governors Hill ORIGINAL DATE OF PROFFERS: March 24, 2008 REVISION DATE: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 2013 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, Governors Hill" prepared by Patton Harris Rust & Associates, (the "MDP") dated March 2008 revised January 9, 2009. 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in general conformance with the MDP, and as is specifically set forth in these Pap I or 15 0 • proffers subject to minor modifications as necessary upon final engineering including but not limited to intersection alignments. 1.2 All development, including street landscaping, shall be accomplished in general conformance with the "Governors Hill, Design and Development Standards", prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3 Residential uses shall be prohibited in the area identified as Land Bay 2 on the MDP. Furthermore, Land Bay 2 shall be restricted to those uses permitted in the General Business (13-2) zoning district as specified in the Frederick County Code Article X, § 165-82B(l ). 1.4 Except as modified herein, areas of residential development on the Property shall be limited to Land Bay 1 and shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article VI, §165-58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.5 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted in the R4 district. Multi- family units, as defined by the Design slid Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the existing Winchester Airport runway. 1.6 Prior to the Property exceeding 1,285,000 square feet of commercial building floor area, the Applicant shall submit to the County a revised Traffic Impact Analysis (TIA) for the Property. The total permitted commercial building floor area may increase provided that the Applicant completes a revised traffic impact analysis which identifies the impacts of trips for commercial development in excess of 45,815 Average Daily Trips (ADT) and mitigation, if necessary for said impacts is provided by the Applicant in a form that is acceptable to the County and VDOT. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the MDP as approved by the Board, and this Proffer Statement. Page 2 or 15 3. ACCESS TO ARMORY PARCEL 3.1 The Applicant has designed and constructed a two lane public roadway, identified on the MDP as Pendleton Drive, from Arbor Court to the entrance of the Armory Site (TM 64-A-82). At such time that Tazewell Road is constructed as depicted on the MDP, the Applicant shall extend Pendleton Drive to connect with Tazewell Road. 4. PHASING OF RESIDENTIAL DEVELOPMENT 4.1 Building permits for Land Bay 1 of the Property shall be issued on the following phasing schedule: Year 1 (Months 1-12): 140 building permits Year 2 (Months 13-24): 140 building permits Year 3 (Months 25-36): 140 building permits Year 4 (Months 37-48): 130 building permits The above identified phasing schedule is taken from the Date of Final Rezoning (DFR). Any building permits not issued within any given year may be carried over to the following year, however the Applicant shall not make application for more than 200 residential building permits in any given year. 4.2 Commercial and employment uses may be constructed at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the Property Owners Association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings. These improvements shall be completed prior to the issuance of the 281st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Property Owner Association to be created to enforce and administer a unified development plan in general conformity with the Design and Development Standards. Page 3 or 15 • 0 5.2 All signage within die Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Virginia Department of 'Transportation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the MDP. To the extent that such trails are not depicted on the MDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each dwelling unit. 7.2 Following Final Rezoning, the Master POA to be created in accordance herewith shall contribute annually, on or before July I" of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first response service to the Property. Such contribution shall be monitored and enforced by the master POA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. Said monetary contribution shall cease at such time that the fire and rescue company providing first response service is no longer a volunteer operation or should the County adopt a fee for service plan to provide fire and rescue services. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. Page of IS 9. PARKS & OPEN SPACE: 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit upon issuance of a building permit for each dwelling unit to be used for construction of a general governmental administration building. 12. CREATION OF PROPERTY OWNERS' ASSOCIATION: 12.1 The Master Property Owners' Association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master POA") for Governors Hill, in its entirety, that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape maintenance, and similar matters. Any homeowners' or property owners' associations created for commercial or residential uses individually shall act as a subset of the Master POA. 12.3 The residential portion of the development shall be made subject to one or more Property Owners' Association(s) (hereinafter "Residential POA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails in Land Bay 1, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use in Land Bay 1, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Residential POA herein. 12.4 In addition to such other duties and responsibilities as may be assigned, a Residential POA shall have title to and responsibility for the following in Land Bay 1: (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such Page 5 or 15 association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Residential POA if platted within residential or other lots, or otherwise granted to the Residential POA by appropriate instrument. 12.5 The Residential POA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, there shall be a fee paid by the home purchaser to the Residential POA in an amount equal to three times the then -current monthly residential dues applicable to the unit so conveyed. 12.6 Any commercial portion of the development (with the exception of any property owned or leased by the United States, or Frederick County) shall be made subject to one or more Property Owners' Association(s) (hereinafter "Commercial POA'). Such Commercial POA(s) shall be responsible for the ownership, maintenance and repair of all common areas in Land Bay 2, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities (under common (open space) ownership) not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Commercial POA herein. 12.7 In addition to such other duties and responsibilities as may be assigned, a Commercial POA, in Land Bay 2, shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Commercial POA if platted within commercial' or other lots, or parcels, or otherwise granted to the Commercial POA by appropriate instrument. 13. WATER & SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. Page 6of 15 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any Property Owners' Associations, of the adjacency of the Winchester Regional Airport. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the MDP, with reasonable adjustments permitted for final engineering. 15.2 Excluding 200,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, the Applicant shall design and construct Coverstone Drive as a full section with raised medians on a minimum 90' right-of-way, utilizing the following phasing schedule: PHASE 1: Phase 1 shall consist of the full four lane section including a ten -foot trail from Millwood Pike to the first intersection on Coverstone Drive as depicted on the MDP from Point A to Point B. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any commercial building for the Property and/or prior to issuance of a building permit for any residential units, excluding model homes, located in Land Bay 1. Phase l improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to create a four way intersection at the existing intersection of Inverlee Way and Millwood Pike as shown on the MDP. Page 7 of 15 PHASE 2: Phase 2 shall consist of construction of a two lane section of Coverstone Drive from Point B to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 400,000 square feet of commercial building area. PHASE 3: Phase 3 shall consist of construction of the remaining two lane section of Coverstone Drive from Point 13 to Point C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 800,000 square feet of commercial building area. PHASE 4: The Applicant shall design Coverstone Drive Extended as a four -lane section from Prince Frederick to Relocated Route 522 as depicted from Point D to Point E or for a maximum distance of 800 feet when the alignment of Relocated 522 has been determined by VDOT, and the right of way for this segment of Coverstone Drive has been acquired by VDOT or Frederick County. In the event that the alignment for relocated Route 522 has not been determined or if the right of way for Coverstone Drive Extended is not secured by June 30, 2018 then the Applicant shall pay to the County $20,000 for transportation improvements within the vicinity of the Property in lieu of designing said portion of Coverstone Drive, The Applicant shall further pay to the County $1,000 for each permitted residential unit as a contribution towards the future construction of Coverstone Drive Extended, but if the conditions above have not been met by June 30, 2018 then these funds may be used for other projects in the vicinity of the Property that have a rational nexus to the Property. Such funds shall be paid at the time of building permit issuance for each of the permitted residential units. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall constrict Coverstone Drive as a full four -lane section as required in Proffer 15.2 from Millwood Pike to Prince Frederick Drive prior to November 1, 2025. A median break and eastbound left turn lane shall be constructed at the existing Millwood Pike and Inverlee intersection prior to November 1, 2015. Page 8 or 15 • 0 15.4 The Applicant shall design and construct Tazewell Road as shown on the My DP as a minimum two lane roadway within a variable width right of way with a maximum right of way width of 60' to provide access to residential uses within Land Bay 1 and other commercial areas of Land Bay 2. Said 60' right of way width shall be required for Tazewell Road between Coverstone Drive and Pendleton Drive. The right of way and road width shall decrease for the remaining portions of Tazewell Road. Said roadway shall be constructed in phases as needed for future subdivision plans. Furthermore, no certificate of occupancy for any residential dwelling that is served by Tazewell Road, excluding model homes, shall be issued until such time that access to Land Bay 1 from Millwood Pike is provided via Coverstone Drive and Tazewell Road. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization or other road improvements at the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within sixty (60) days of the issuance of the first residential building permit in Land Bay 3. 15.6 The Applicants shall pay to the County the amount of $175,000 for signalization or other road improvements at the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within sixty (60) days of receiving written request frown the County and VDOT after acceptance of Phase 2 Coverstone Drive Improvements per Proffer 15.2 into the State highway system. 15.7 Access to Millwood Pike shall be limited to Coverstone Drive as shown on the MDP with the exception of the private driveway currently serving TM 64-A-83B. The Applicant shall close said driveway once access is provided to TM 64-A-83B via the internal residential street network as depicted on the MDP. Additionally, the Applicant shall close the existing crossover previously used for access to the golf course concurrent with Phase 1 improvements as provided by Proffer 15.2. 15.8 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistent with applicable Virginia law. 15.9 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. 15.10 All private streets and roads shall be constructed in accordance with the current Virginia Department of Transportation structural standards, and as may be modified by the County, and shall be owned and maintained by the Property Owners Association served by such streets or roads. Pogo 9 of 15 • 0 15.11 The design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill Road improvements" Sheets 1-2, as prepared by Patton Harris Rust and Associates, dated October 30, 2008. Excluding 200,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, off -site improvements shall be constructed in three phases as depicted on die aforementioned plans as follows; Phase A: Phase A improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with Phase I Coverstone Drive construction per Proffer 15.2. Phase B: Phase B improvements shall consist of improvements at the intersections of Millwood Pike/Prince Frederick Drive and Prince Frederick Drive/Costello Drive. Phase B improvements shall be completed coincident with Phase 2 Coverstone Drive construction per Proffer 15.2. Phase C: Phase C improvements shall consist of improvements at the intersection of Millwood Pike/Sulphur Spring Road. Phase C improvements shall be completed coincident with Phase 3 Coverstone Drive construction per Proffer 15.2. 15.12 The Applicant shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Applicant is not able to obtain the right of way and, further, the County and/or State of Virginia do not obtain the necessary right of way, in lieu of constructing the road improvement, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvement as identified in Proffer 15.11. 15.13 Any future transportation analyses which may be required for the Property, shall utilize Code 820 "Retail" per the I.T.E. Trip Generation Manual 70' Edition for any commercial use other than office use. Page 10 of 15 15.14 In the event any proffered off' -site road improvements are constructed by others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction costs of those proffered road improvements not installed by the Applicant. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvements as identified in Proffer I5.11. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall complete Phase 11 and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of October 12, 2005, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following October 12, 2005 shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after October 12, 2005 to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES Pagc I I or 15 • 0 Governors 11i11, L.L.C. By: MS Carpers Valley Investors, L.L.C., Managing Member By: Duller an Smith Inc, Ddanager Charles F. Stuart, Jr., nnagcr STATE OF VIRGINIA, AT LARGE FAIRFAX COUNTY, To -wit: The foregoing i strument was acknowledged before the this A--dny of , 2013, by My con mi sio e,\T'res Apr 2 Notary Public LACHAKA MEDINA DIONYSSOPdO&UL0S Notary Public COmrnonwsslth of Virakila 7640972 My Commission Expires Apr 30, 2017 Pqc 12 of IS 0 0 Carpers Valley Development, L.L.C. By: h-fS Carpets Valley Investors, L.L.C., Ivlanaging Member By: NIillcr and Smith I c., N-fanager Charles F. Stuart, Jr. •tanager STNI'L O1� VIRGINUi, AT LARGE FMUFAh COUNTY, To -wit•. The foregoin �. istrumeaLwas ackrtowlc red before me tlus ,M—day of 2013, by - �r�-r�-'� LACHAKA MEDINA DIONYSSOPOULOS Notuy Public Corn wftwulth of Virginitr rwD972 My Commisslon Explai Apr 30, 2017 Page 13 of IS `J L� Governors IHE Investors, I-L.C. By: MS Csu-pers Valle lnvcstors, i-L.C., hlanagiiig NIember Charles F. Stuart, f r., hfanaWr Sl'ATF. OF VIRGINIA, AT LARGE FARIFAX COU.N'IT' To -wit: The forcgoi/ instrusncn %va lcknowled d Mote me this��,___day of 2013, by , • r web LACHAKA MEDINA DIONYSSOPOULOS Notary Public Commonwealth a} VUpinil 7540972 My Commission Expires Apr 30. 2017 Page 14 of IS 0 0 NIS Cnrpers Valley Investors, L.L.C. By: NIS Carpers Valley Investors, L.L.C., Managing Member LJ'L � - Charles F. Stuart, Jr., rianager STA'1'C OF VIRGINIA, AT LARGR FA RIFAX COUN'C Y, To -wit•. The forcgoi in1s imcat . s aowlcdged before me this day of , • � % �l� � mow' t/ LACHAKA MEOINA OIONYSSOPOULOS Mowy POW QMeuno l"lam o1 Ylrple►a >'6MY2 %coffm0flon ExpRes Apr 30, 2011 Page 15 of 15 Exhibit 2 0 • PROFFER STATEMENT REZONING: RZ. 418-XX; R4 to M 1 PROPERTY: 122.18 Acres +/-: Tax Map & Parcels 64-A-86 and 87 (the "Property") RECORD OWNER: JGR THREE LLC, ELLEN, LLC, LCR, LLC, MDC THREE, LLC, SUSAN SANDERS, LLC, LIBERTY HILL, L.C., Thomas A. Dick, Timothy J. Dick and Michael E. Dick APPLICANT: Hines Acquisitions, LLC PROJECT NAME: Carpers Valley Industrial Park DATES OF PROFFERS FOR PREVIOUS REZONINGS: March 24, 2008 (Revised: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009; May 1, 2013; June 17, 2013, July 23, 2013; August 15, 2013; September 6, 2013; September 26, 20I3) DATE OF PROFFERS: August 8, 2018 REVISION DATE: October 12, 2018 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Owner ("Owner"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Owner" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley Industrial Park" prepared by Pennoni Associates, Inc., (the "GDP") dated October 2018. The purpose of the GDP is to identify the general location of the land bays, the general location of the proffered transportation improvements and the general location of the pedestrian trail system . The Owner hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Pennoni Associates, Inc. and dated October 2018. The GDP is recognized to be a conceptual plan and may be adjusted without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate, substantially reduce, or substantially relocate the areas indicated on the proffered GDP. 1. LAND USE 1.1 The Owner intends to develop the Property with a density of 405,000 SF of any uses allowed within the M-1 zoning districtand805,000 SF of High -Cube Warehouse and any land uses provided in 1.1.2 below.. The project shall be designed to establish these industrial uses in general conformance with the GDP. 1.2 Pursuant to the Frederick County Zoning Ordinance, the following M-1 § 165- 606.02 permitted and § 165-606.03 conditional uses are allowed: Landscape and horticultural services (without retail services) Offices and storage facilities for building construction contractors, heavy construction contractors and special trade contractors Motor freight transportation and warehousing Communication facilities and offices, including telephone, telegraph, radio, television and other communications (without offices) Electric, gas and other utility facilities and offices and trucking and warehousing Public utility distribution facilities (without offices) Business signs Signs allowed in § 165-201.06I3 Freestanding building entrance signs Multi -tenant complex signs Tractor truck and tractor truck trailer parking § 165-606.03. Conditional uses. 1.3 The Frederick County Board of Supervisors agrees to allow future uses that are subsequently added to the M-1, Light Industrial District, to be developed on the Property without the need for zoning amendments provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018). 1.4 High -Cube Warehouse, and uses listed in 1.1.2 above, floor area can be increased up to an additional 500,000 SF, for a total of 1,305,000 SF with a new Traffic Impacts Analysis Study ("TIA") demonstrating that the increased floor area density does not increase the traffic impacts studied and proposed with the TIA submitted and approved with these proffers and titled "Traffic Impact Study-- Revision I" (as prepared by Pennoni July 2018). 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and building materials for a more uniform appearance. Site signage shall be uniform and in compliance with the Frederick County ordinances. 3. PEDESTRIAN TRAIL SYSTEM • 0 3.1 The Owner shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links to the adjoining properties adjacent Coverstone Drive. Said traits shall be in the location generally depicted on the GDP. Sidewalks shall be constructed on public streets to VDOT standards. The combined pedestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface. 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick Water. 5. CULTURAL RESOURCES: 5.1 The Owner shall conduct or cause to be conducted a Phase I Archeological Investigation of the Property, prior to the approval of the first site or public improvement plan for the property and shall complete Phase II ad II investigations thereof as may be demonstrated to be necessary by the Phase I study. 6. FIRE & RESCUE: 6.1 The Applicant shall contribute to the Millwood Fire and Rescue Company in the sum of $15,000 for fire and rescue purposes, payable upon the issuance of the first occupancy permit. 7. TRANSPORTATION: 7.1 The Owner shall dedicate, design and construct Coverstone Drive, in the general location shown on the GDP, with reasonable adjustments permitted for final engineering, as a full section with raised medians on a minimum 94' right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing schedule: PHASE 1: Phase I shall consist of a full four lane section including a ten -foot trail from Point A at its terminus and end of existing right-of-way to Point B the second proposed entrance as depicted on the GDP. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupancy for any Industrial building up to 405,000 square feet on the Property. PHASE 2: Phase 2 shall consist of construction of a full four lane section of Coverstone Drive, including a ten -foot pedestrian/bicycling trail from Point B the second proposed entrance to Point C the future intersection of Tazewell Road as depicted on the GDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 405,000 square feet of 0 E Industrial building area. Final top courses of asphalt for Phase I of Coverstone shall be completed with the completion of Phase 2. PHASE 3: Phase 3 shall consist of bonding or construction of Coverstone Drive to be installed at the same time as the Coverstone Drive construction is dedicated and installed from Rt. 50 to the northern property line Point D. It is the intent of this proffer that the through connection of Coverstone shall be completed simultaneous with the dedication and construction of Coverstone Drive by the adjoining property owner. 7.2 The Coverstone Drive public right-of-way shall be dedicated to Frederick County as part of the Site Plan approval process, consistent with applicable Virginia law. Right -of -Way dedication shall be provided to adjacent owners in Governors Hill or another entity if the design, funding and construction Coverstone Drive occurs prior to Carpers Valley Industrial Park executing the proffered improvements above. 7.3 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. 7.4 The design of off -site road improvements shall be in general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by Pennoni Associates Inc., dated August, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 6.2 above; Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Dr" shall be completed in Phase 1. Intersection 2: Road improvements as described in "Off -Site Improvements Exhibit Sheet 2 of 3 Prince Frederick Drive at Costello Dr" shall be completed in Phase 1. Intersection 3: Road improvements as described in "Off -Site Improvements Exhibit Sheet 3 of 3 Route 50 at Prince Frederick Dr" shall be completed in Phase 1. 7.5 Public right-of-way of Tazewell Road shall be dedicated to the property lines of the adjacent parcel with the construction and dedication of the Coverstone Drive extension Phase 2, to allow further construction of the future roadway by others. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64A87 south and west of the Coverstone Drive and Prince Frederick Drive Intersection. 7.7 The Owner shall make good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Owner is not able to obtain the right of way and, further, the County and/or State of Virginia do not obtain the necessary right of way in lieu of constructing the road improvement, the Owner shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. 8. AIRPORT OPERATIONS: 8.1 The Owner shall consult with the Executive Director of the Winchester Regional Airport with respect to the granting of a reasonable avigation easement to provide further protection for airport operations, and shall dedicate such easement, as the Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to issuance of the I" occupancy permit for the property. 8.2 The Owner shall file an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 15,2-2294. The OE/AAA filing shall occur a minimum of 45 days prior to the expected start of any site plan or public improvement plan construction. SIGNATURES APPEAR ON THE FOLLOWING PAGES HINES ACQUISITIONS, LLC By: By: OF , AT LARGE OF , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of HINES ACQUISITIONS, LLC. My commission expires Notary Public )GR THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of jGR THREE, LLC. My commission expires Notary Public • 0 ELLEN, LLC COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of ELLEN, LLC. My commission expires Notary Public LCR, LLC Is COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of 12018, by of LCR, LLC. My commission expires Notary Public MDC THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of MDC THREE, LLC. My commission expires Notary Public SUSAN SANDERS, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of SUSAN SANDERS, LLC. My commission expires Notary Public C L_J LIBERTY HILL, L.C. COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by of LIBERTY HILL, L.C. My commission expires Notary Public THOMAS A. DICK COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by THOMAS A. DICK My commission expires Notary Public TIMOTHY J. DICK COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by TIMOTHY J. DICK. My commission expires Notary Public MICHAEL E. DICI< COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of 12018, by MICHAEL E. DICK. My commission expires Notary Public Exhibit 3 I�' 0 • Proffer Comparison PROFFM R STATEMENT REZONING: RZ. 9 / "' `')e : R4 and RA to R4 PROPERTY: 278.0 Acres +/-: Tax Map & Parcels 64-A-83, 83A, 84, 85, 86, and 87 (the "Property") RECORD OWNER: Carpers Valley Development, LLC and Governors Hill LLC APPLICANT: Carpers Valley Development, LLC and Governors Hill LLC PROJECT NAME: Governors Hill ORIGINAL DATE OF PROFFERS: March 24, 2008 REVISION DATE: September 2, 2008; October 31, 2008; December 8, 2008; January 9, 2009 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant'), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. Tile term Applicant as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, Governors Hill" prepared by Patton Harris Rust & Associates, (the "MDP") dated March 2008 revised January 9, 2009. 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in general conformance with the MDP, and as is specifically set forth in these proffers subject to minor modifications as necessary upon final engineering including but not limited to intersection aligiuneilts. The Carpers Valley Industrial Park will continue to be in general conformance with the MDP associated with Rezoning 05.13. Page t or 13 1.2 All development, including street landscaping, shall be accomplished in general conformance with the "Governors Hill, Design and Development Standards", prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). While this requirement would continue to apply to the remaining Governors HIII parcels, Carpers Valley Industrial Park would not be subject to these requirement! 1.3 Residential uses shall be prohibited in the area identified as Land Bay 2 on the MDP. Furthermore, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, § 165-82B(1). This proffer only applies to Governors HIII Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1. 1.4 Except as modified herein, areas of residential development on the Property shall be limited to Land Bay 1 and shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article VI, §165-58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as scl forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. This proffer does not currently apply to Governors Hill Land Bay 2(proposed Carpers Valley Industrial Park) 1.5 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted in the R4 district. Multi- family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of die existing Winchester Airport runway. This proffer does not currently apply to Governors HIII Land Bay 2(proposed Carpers Valley Industrial Park). 1.6 Prior to the Property exceeding 1,285,000 square feet of commercial building floor area, the Applicant shall submit to the County a revised Traffic Impact Analysis (TIA) for the Property. The total permitted commercial building floor area may increase provided that the Applicant completes a revised traffic impact analysis which identifies the impacts of trips for commercial development in excess of 45,815 Average Daily 'trips (ADT) and mitigation, if necessary for said impacts is provided by the Applicant in a form that is acceptable to the County and VDOT. This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors HIII Land Bay 1. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 "the Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the MDP as approved by the Board, and this Proffer Statement. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements Past 2 or 13 • 0 3. ACCESS TO ARMORY PARCEL 3.1 The Applicant shall design and constrict a two lane public roadway, identified on the MDP as Pendleton Drive, from Arbor Court to the entrance of the Armory Site (TM 64-A-82) to coincide with the completion of the Armory. At such time that Tazewell Road is constructed adjacent to Pendleton Drive as depicted on the MDP, the Applicant shall extend Pendleton Drive to connect with Tazewell Road. As this improvements has been completed there Is no affect on either Governors Hill Land Bays. 4. PHASING OF RESIDENTIAL DCVELOPMENT 4.1 Building permits for Land Bay 1 of the Property shall be issued on the following phasing schedule: Year 1 (Months 1-12): 140 building permits Year 2 (Months 13-24): 140 building permits Year 3 (Months 25-36): 140 building pennils Year 4 (Months 37-48): 130 building permits The above identified phasing schedule is taken from (lie Date of Final Rezoning (DFR). Any building pen -nits not issued within any given year may be carried over to the following year, however the Applicant shall not make application for more than 200 residential building permits in any given year. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 4.2 Commercial and employment uses may be constructed at any time. This proffer is not affected by the proposed rezoning 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constricted in conjunction with residential development in Land Bay I and the land therefor shall be dedicated upon completion of the improvements to the Property Owners Association. "fhe location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings. These improvements shall be completed prior to the issuance of the 281st residential building permit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Property Owner Association to be created to enforce and administer a unified development plan in general conformity with the Design and Development Standards. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley Industrial Park proffer does however include a note that its buildings shall be compatible in style and materials. NEC 3or13 • 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS not be subject to these requirements. 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Virginia Department of Transportation standards that links residential and corunercial areas within the development. Said trails shall be in the locations generally depicted on the MDP. To the extent that such trails are not depicted on the MDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide and shall have an asphalt surface. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers 7. FIRE & RESCUE: Valley Industrial Park proffer does however Include a requirement that a hiker biker trail and sidewalks will be provided along Coverstone Drive. 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 7.2 Following Final Rezoning, the Master POA to he created in accordance herewith shall contribute annually, on or before July I" of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (nut including; any land in public use), to the fire and rescue company providing first response service to the Property. Such contribution shall be monitored and enforced by the master POA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. Said monetary contribution shall cease at such time that the fire and rescue company providing first response service is no longer a volunteer operation or should the County adopt a fee for service plan to provide fire and rescue services. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. The Carpers Valley Industrial Park 8. SCHOOLS: proffer does however include a requirement that a donation to Millwood Fire and Rescue Company in the amount of $15,000. 8.1 The Applicant shall contribute to the Board the sum or $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors HIII Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. Page 4 or 13 • 9. PARKS & OPEN SPACE: 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors HIII Land Bay 2. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit, This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit upon issuance of a building; permit for each dwelling unit to be used for construction of a general governmental administration building. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2, 12. CREATION OF PROPERTY OWNERS' ASSOCIATION: 12.1 Tile Master Property Owners' Association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master POA") for Governors Hill, in its entirety, that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, landscape maintenance, and similar matters. Any homeowners' or property owners' associations created for commercial or residential uses individually shall act as a subset of the Master POA. There would be no facilities or maintenance shared between the Carpers Valley Industrial Park and Governors Hill Land Bay 1 and therefore no Master POA Is required. 12.3 The residential portion of the development shall be made subject to one or more Property Owners' Association(s) (hereinafter `Residential POA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails in Land Bay 1, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and storniwater management facilities not dedicated to public use in Land Bay 1, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such Residential POA herein. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors HIII Land Bay 2. 12.4 In addition to such other duties and responsibilities as may be assigned, a Residential POA shall have title to arid responsibility for the following in Land Bay 1: (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such NEC 5 of 13 association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within casements to be granted to the Residential POA if platted within residential or other lots, or otherwise granted to the Residential POA by appropriate instrument. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors HIII Land Say 2. 12.5 The Residential POA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, there shall be a fee paid by the home purchaser to the Residential POA in an amount equal to three times the then -current monthly residential dues applicable to the unit so conveyed. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Say 2. 12.6 Any commercial portion of the development (with the exception of any properly owned or leased by the United Stales, or Frederick County) shall be made subject to one or more Property Owners' Association(s) (hereinafter "Commercial POA"). Such Commercial POA(s) shall be responsible for the ownership, maintenance and repair of all common areas in Land Bay 2, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities (under common (open space) ownership) not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, dirties, and Powers as are customary for such associations or as may be required for such Commercial POA herein. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 12.7 In addition to such other duties and responsibilities as may be assigned, a Commercial POA, in Land Bay 2, shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the Commercial POA if platted within commercial or other lots, or parcels, or otherwise granted to the Commercial POA by appropriate instrument. While this requirement would continue to apply to the remaining Governors Hill parcels, Carpers Valley Industrial Park would not be subject to these requirements. 13. WATER & SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. This proffer is not affected by the proposed rezoning Page 6 of 13 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwaler Management Regulations, First Ed. 1999, Chapter 2, 'fable 2-3. This proffer is not affected by the proposed rezoning 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any Property Owners' Associations, of the adjacency of the Winchester Regional Airport. This proffer Is not affected by the proposed rezoning 14.3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. Said avigation casement shall be dedicated prior to issuance of the I" building permit for the Property. The Applicant shall provide noise uttenuutiu(s treatment for all residential units. This proffer is not affected by the proposed rezoning 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the MDP, with reasonable adjustments permitted for final engineering. Thls proffer Is not affected by the proposed rezoning 15.2 Excluding 200,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, the Applicant shall design and construct Coverstone Drive as a full section with raised medians on a minimum 90' right-of-way, utilizing the following phasing schedule: PHASE 1: Phase 1 shall consist of the full four lane section including a ten -foot trail from Millwood Pike to the first intersection on Coverstone Drive as depicted on the MDP from Point A to Point B. Said roadway shall be constructed to base asphalt prior to issuance of a certificate of occupant' for any commercial building for the Property and/or prior to issuance of a building permit for any residential units, excluding model homes, located in Land Bay 1. Phase 1 improvements shall consist of all necessary improvements, including signalizalion when warranted by VDOT, to create a four way intersection at the existing intersection of Inverlee Way and Millwood Pike as shown on the MDP. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governors Mill Land Bay 1 and therefore would not affect the Carpers Valley Industrial Park. Pogo 7 or 1 ) • 0 PHASE 2: Phase 2 shall consist of construction of a two lane section of Coverstone Drive from Point B to Point. C as depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 400,000 square feet of commercial building area. This proffer only applies to Governors Hill Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1 PHASE 3: Phase 3 shall consist of construction of the remaining two lane section of Coverstone Drive from Point B to Point C us depicted on the MDP. Said roadway improvements shall be completed prior to issuance of a certificate of occupancy for any use that would cause the Property to exceed 800,000 square feet of commercial building area. This proffer only applies to Governors HIII Land Bay 2 and therefore would not affect the Governors Hill Land Bay 1 PHASE 4: The Applicant shall design Coverstone Drive Extended as a four -lane section from Prince Frederick to Relocated Route 522 as depicted from Point D to Point E or for a maximum distance of 800 feet when the alignment of Relocated 522 has been determined by VDOT, and the light of way for this segment of Coverstone Drive has been acquired by VDOT or Frederick County. In the event that Qie alignment for relocated Route 522 has not been determined or if the right of way for Coverstone Drive Extended is not secured by June 30, 2018 then the Applicant shall pay to the County $20,000 for transportation improvements within the vicinity of the Property in lieu of designing said portion of Coverstone Drive. The Applicant shall further pay to the County $1,000 for each permitted residential unit as a contribution towards the future construction of 'Coverstone Drive Extended, but if the conditions above have not been met by June 30, 2018 then these fiends may be used for other projects in the vicinity of the Property that have a rational nexus to the Property. Such funds shall be paid at the time of building permit issuance for each of the permitted residential units. As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to US Rte 522, this provision does not affect the Carpers Valley Industrial Park. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to November 1, 2015. As the Carpers Valley Industrial Park does not required the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. P28C 9 or 13 15.4 The Applicant shall design and constrict Tazewell Road as shown on the MDP as a minimum two lane roadway within a variable width right of way with a maximum right of way width of 60' to provide access to residential uses within Land Bay 1 and other commercial areas of Land Bay 2. Said 60' right of way width shall be required for Tazewell Road between Coverstone Drive and the Armory entrance. The right of way and road width shall decrease for the remaining portions of Tazewell Road. Said roadway shall be constructed in phases as needed for future subdivision plans. Furthermore, no certificate of occupancy for any residential dwelling that is served by 'Cazewell Road, excluding model homes, shall be issued until such time that access to Land Bay 1 from Millwood Pike is provided via Coverstone Drive and Tazewell Road. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors HIII Land Bay 2. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization or other road improvements at the intersection of Millwood Pike (US Route 50) and Victory [toad (Route 728). Such funds shall be paid within sixty (60) days of the issuance of tile, first residential building permit in Land Bay l . This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 15.6 The Applicants shall pay to the County the amount of $175,000 for signalization or other road improvements at the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within sixty (60) days of receiving written request from the County and VDOT after acceptance of Phase 2 Coverstone Drive Improvements per Proffer 15.2 into the State highway system. Cedar Valley industrial Park is undertaking improvements to Intersections on Prince Frederick Drive. Governors Hill Land Bay 1 may be responsible for further improvements. 15.7 Access to Millwood Pike shall be limited to Coverstone Drive as shown on the M1)P with the exception of the private driveway currently serving TM 64-A-o3B. The Applicant shall close said driveway once access is provided to '1'M 64-A-8313 via the internal residential street network as depicted on the MDP. Additionally, the Applicant shall close the existing crossover previously used for access to the golf course concurrent with Phase 1 improvements as provided by Proffer 15.2. This proffer Is not affected by the proposed rezoning 15.8 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistent with applicable Virginia law. This proffer Is not affected by the proposed rezoning 15.9 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT. This proffer is not affected by the proposed rezoning 15.10 All private streets and roads shall be constructed in accordance with the current Virginia Department of Transportation structural standards, and as may be modified by the County, and shall be owned and maintained by the Property Owners Association served by such streets or roads. This proffer only applies to Governors Hill Land Bay 1 and therefore would not affect the Governors Hill Land Bay 2. 1108c 9 of 13 • • 15.11 The design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill Road Improvements" Sheets 1-2, as prepared by Patton Harris Rust and Associates, dated October 30, 2008. Excluding 200,000 square feet of office uses which may be developed at any time utilizing access to the existing completed portion of Coverstone Drive, off -site improvements shall be constructed in three phases as depicted on the aforementioned plans as follows: Phase A: As the Carpers Valley Industrial Park does not require the connection of Coverstone Drive to Millwood Ave, this proffer only applies to Governors Hill Land Say 1. Phase B: Carpers Valley Industrial Park is proposing improvements at these Intersections as required by the Impacts identified by the TIA. Phase A improvements shall consist of improvements at the intersection of Millwood Pike/Inverlee Way/Coverstone Drive and shall be completed coincident with Phase 1 Coverstone Drive construction per Proffer t5.2. Phase B improvements shall consist of improvements at the intersections of Millwood Pike/Prince Frederick Drive and Prince Frederick Drive/Costello Drive. Phase B improvements shall be completed coincident with Phase 2 Coverstone Drive construction per Proffer 15.2. Phase C: Phase C improvements shall consist of improvements u1t the As the Carpers Valley Industrial Park intersection of Millwood Pike/Sulphur Spring Road. Phase C does not require improvements at this improvements shall be completed coincident with Phase 3 intersection, this proffer may only apply to Coverstone Drive construction per Proffer 15.2. Governors Hill Land Bay 1. 15.12 The Applicant shall snake good faith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. In the event that the Applicant is not able to obtain the right of way and, further, the County and/or State of Virginia do not obtain the necessary right of way, in lieu of constructing the road improvement, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction cost of those road improvements that could not be implemented. The construction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the commercial area threshold that triggers the off -site road improvement as identified in Proffer 15.11. This proffer is not affected by the proposed rezoning 15.13 Any future transportation analyses which may be required for the Property, shall utilize Code 820 "Retail' per the I.T.E. Trip Generation Manual 711t Edition for any commercial use other than office use, With the Carpers Valley Industrial Park Rezoning, this proffer Is no longer applicable. rage 10 or 13 15.14 In the event any proffered off -site road improvements are constructed by others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated construction costs of those proffered road improvements not installed by the Applicant. The constnuction cost estimate shall be subject to review and approval by VDOT. The monetary contribution shall coincide with the conunercial area threshold that triggers the off -site road improvements as identified in Proffer 15.11. This proffer is not affected by the proposed rezoning 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall complete Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase 1 study. This proffer is not affected by the proposed rezoning 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of October 12, 2005, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following October 12, 2005 shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPW from that date 30 months after October 12, 2005 to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. This proffer is not affected by the proposed rezoning SIGNATURES APPEAR ON THE FOLLOWING PAGES Pagc 11 of 13 • 0 Governors Hill, L.L.C. By: W Carpers Valley Investors, L.L.C., Managing Member By: Miller and Smith Inc., Manager jr..genier Vice President STATE OF VIRGINIA, AT LARGE COUNTY, To -wit: r W'f;V The foregc>iri uisttvtucntwas acknowledged before me this day of 2009, by ! GhGt r UN My commission expires Notary Publi Pala 12 of 13 i • Carpers Vallcy Development, L-ILC. By: MS Carpers Vallcy Investors, L.L.C., Managing Member By: Miller and Smith Inc., Manager C�,�t�art�r- Sefsier Vice President I�'t chard �' • � � SPATE OF VIRGINIA, AT LARGE �I6lC COUNTY, To -wit: F ILPAV � day of Gin The foregoing iefore me this nscrutncnt was acknowledged b+ 2009, by G�nrrh My commission expires g�3l1 "D! 0'7J! dta Notary Public i— PQbe 13 of 13 "i �n 11 n 'I II :� 1 f 1 I 1 I I 1 Ir c I 1 l z I I / � I /• I f r / I I f (j 1 I I C 1 �Rlra• • wlrR� � ..n •� �Illln Mllfll RV11 l AI1�11.1�• �• [yX �GR@1YAY O+d �- r. •i r • fir•n• le•<�: t•• �• -:f•l� GOVERNORS HILL INTERSECTIONS ROAD IMPROVEMEMS n ,•.,�,. ISIIL•Id l'� 7 �Y "c*KX cwllr. WOW Recelpt : 1SM021712 COURT ADDRESS: 5 NORTH !CENT STREET WINCHESTER, VA 22601 PHONE # :540-66T�MO ow OFFICIAL RECEIPT FREDERICK CIRCUIT COURT CIVIL DATE: 11/0512018 TIME: 10:41:21 RECEIPT # : 18000021712 TRANSACTION # : 18110600018 CASHIER: KJS REGISTER # : B701 CASE COMMENTS: HOCKMAN INVESTMENTS LLC v. JGR THREE LLC SUIT AMOUNT: $0.00 ACCOUNT OF: HOCKMAN INVESTMENTS LLC PAID BY: HARRISON & JOHNSTON CHECK: $86.00 CHECK NUMBER: 9860 DESCRIPTION I: DECL:DECLARATORY JUDGMENT 2 : PLAINTIFF: HOCKMAN INVESTMENTS LLC 3 : NO HEARING SCHEDULED ACCOUNT -,CODE- DESCRIPTION i - - PAID 049 WRIT TAX (CIVIL) $5.00 106 (TTF) TECHNOLOGY TRUST FUND FEE (CIRCUIT COURT) $5.00 123 LEGAL AID SERVICES 59.00 147 INDIGENT ASSISTANCE (INA) S1.00 170 COURTTECHNOLOGY FUND $10.00 CASE # : 069CL1800076200 FILING TYPE: DECL Page 1 of 1 PAYMENT: FULLPAYMENT ACCOUNT,• CODE DESCRIPTION PAID 219 LAW LIBRARY S4.00 229 COURTHOUSE MAINTENANCE FEE (CHMF) $2.00 304 CIVIL FILING FEE (LAW & EQUITY) S50.00 TENDERED : S 86.00 AMOUNT PAID: $ 86.00 PAYOR'S COPY CLERK OF COURT: REBECCA P. HOGAN RECEIPT COPY 1 OF 2 n LJ • Pennoni LETTER OF TRANSMITTAL TO: Candice Perkins, AICP, CZA 117 East Piccadilly Street Assistant Director Winchester, VA 22601 Frederick County Tel: 540-667-2139 Planning and Development 107 North Kent Street Fax: 540 — 665 0493 Suite 202 Winchester, VA 22601 DATE I October 30, 2018 JOB NO. ATTENTION I Candice Perkins RE: I Carpers Valley Department WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via ❑ Shop Drawings ❑ Prints ❑ Plans ❑ Samples ❑ Copy of Letter ❑ Change Order ❑ LIST OF ITEMS TRANSMITTED COPIES DATE NO: DESCRIPTION GDP Proffer Compariso 2 2 1 Original Proffer St 1 CD THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ For your use ❑ As requested ❑ For review and comment ❑ FOR BIDS DUE REMARKS COPY TO ns itement ❑ Approved as submitted ❑ Approved as noted ❑ Returned for corrections the following items: ❑ Specifications ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ PRINTS RETURNED AFTER LOAN TO US SIGNED: David Frank IJ enclosures ore not as noted, kindly notify us at once. TR8100 01/2016 �J 9 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 27, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING APPLICATION ##03-18 FOR CARDERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 13, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, SUbmltted by Pennonl Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south Side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Covcrstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY (►f FRF.I)F.RICK I)crartmcnt of Plannim,, S I)c�clohmcnt 107 North Krill Strcct. SUitc 202 \Vinchc�trr. \'iruinia 22601 64 A 87 A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 226015039 .2.26 i i -'_ i iCDC-,7'33 Hasler 02 27:2019 • ME :MM $00.502 ZIP 22601 011D116* C� • COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M I (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital copy of the application Nvill 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.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 NOVA 220 COUNTY of FREDERICK q J.AN 20+0 Hasler 01 /09,. 019 I)epartment of Planning & Development $00.472 107 North Kent Street, Suite 202 Winchester, Virginia 22601 ,� �if� ZIP 22601 ! 011/)1164610 64 - A- 87 A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 226015039 2 'ci=ii— 111,611,i1"kh)ills"1111,-01di111111i111t,11i1tt►1t11111,1 • • COUNTY of FREDERICK Department of' Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING November 28, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On belialf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, December 12, 2018, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winclicster, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennon Associates, Inc., to rezone 122.18+/- acres fi-om the R4 (Residential Planned Community) District to the MI (Light hndustrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 e Winchester, Virginia 22601-5000 NOVA 220 Hasler COUNTY of FREDERICK 28 NOV 2018 11;281201s • I)epartmcnt of Planning & I)e%clopmrnt PA/ 21 107 North Kcnt Street_ Suite 202 Winchester. Virginia _'_2601 b4 A - d/ A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 226015039 $00.47° ZIP 2260 O11D1164680 226:; 1i--S*=+ 3 9 '-'-!' IIIIIIIIIIIIIIII'I111I1-III'111'IIII"011''wiJI'd10,11,111, • 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING October 24, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING APPLICATION 1/03-I8 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 7, 2018, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 COUNTY of FREDERICK Ucpartment cif Planning & 1)e rckymcnt 107 North Kent Street. Suite 20_ Winchester. Virginia 226U I r �I OC I l- F' V!a 220 Hasler 2:4 OCT ' 18 10/24/2018 rP•l:,� '� ZIP 22 011D116 64 - A 87 A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 226015039 ��c=�i--�:�_�_:_���� i'll��►���I�I�'I�I�II����i��l�ll��ll'I��'ll'�11��11I��1����111111 1% ., 0 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 September 14, 2018 Ms. David Frank Pennoni Associates 117 East Piccadilly Street Winchester, Virginia 22601 RC: Proposed Rezoning for Carpers Valley Industrial Park Property Identification Numbers (P1Ns): 64-A-86, 64-A-87 Dear Mr. Frank: Thank you for the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. This application seeks to rezone two properties totaling 122.18 from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. This review is generally based upon the proffer statement dated on August 8, 2018. Please consider and address these comments as you prepare your formal rezoning package. 1. Redline Proffers. Please provide a redline version of the proffers so that it is clear to decision makers what is changing between proffer versions. 2. Proffer issues. The approved proffers have some items that are past their deadline. Please review and address. 3. Comprehensive Plan/Coordinated Development. The Eastern Road Plan outlines a transportation network in and around the Applicant property. The approved rezoning coordinated between the various parcels outlined a clear path for and proffered the implementation of that network. The Applicant's new proposal appears to shift a significant portion of currently shared responsibility to other properties in a way that appears to make implementation of the network and particularly the very important Eastern Road Plan connection of Coverstone Drive to Route 50 unlikely. 4. Master Development Plan. a. The Master Development Plan included in your package depicts the future relocated Route 522 in the incorrect location. Per the most recent update of the Eastern Road Plan in December 2017 this roadway will connect to Prince Frederick Drive. Please revise. Page 2 Mr. David Prank RE: Carpers Valley Industrial Park September 14, 2018 b. The Eastern Road plan identifies Coverstone Drive as a through movement to Route 50. The Master Development Plan now shows an intersection which would require a left turn to proceed to Route 50. While the staff preference would be to restore the through movement, at a minimum the intersection should be a roundabout to provide smooth flow of traffic and calming at this location since this is also the transition point to the future residential section. c. Please revise graphics to make the trail more visible. d. The Master Development Plan depicts an entrance extremely close to point C. This proposed intersection will not meet VDOT spacing standards. 5. Traffic Impact Analysis (TIA). a. The TIA depicts considerably lower traffic generation than the previous rezoning. However, the proffers do not limit the uses commensurate with the depicted traffic generation. Due to the ability to place higher generating uses than are depicted in the current TIA the TIA will need to be revised or the proffers will need to be revised. b. Phase I of the TIA considers 405,000 gross square feet while Phase I of the proffer statement allows 500,000 gross square feet. Please address this discrepancy. c. Please analyze options for Prince Frederick Drive to ensure that all movements of the intersection operate at an acceptable level of service at build out. d. The traffic analysis for Route 522 and Costello Drive shows results that are different from current real -world operations. Please review and consider options. 6. Proffer 6.1 This proffer notes `reasonable adjustments permitted for final engineering'. Please revise to include subject to VDOT and County approval. 7. Proffer 6.2 — Phasing a. Phase I of the TIA models 405,000 square feet while Phase I of the proffer statement allows 500,000 square feet. b. Please address a scenario whereby development square footage doesn't exceed Phase I square footage. S. Proffer 6.3 — Right -of -Way Please note comments from above related to right -of -way for potential roundabout intersection at point C. 9. Proffer 6.5 Please note comments from above regarding Costello Drive intersection with Route 522 and review Frederick County's SmartScale application r Page 3 Mr. David Prank RE: Carpers Valley Industrial Park September 14, 2018 for this location. In addition, please note TIA concerns regarding the intersection of Prince Frederick Drive and Route 50. Please recognize and coordinate with the approved proffer for Rezoning #01-17, DMJ Holdings LLC. 10. Proffer 6.6. This proffer states that right of' way will be dedicated to the neighboring properties to allow `further construction of future roadways by others'. While this proffer will allow others that are currently part of this coordinated development to connect to the portion of Coverstone Drive that this application proposes to construct, it also creates a situation which would not allow the portion of Coverstone Drive that this application proposes to construct to be accepted into the state system due to not connecting to neighboring parcels. 11. Proffer 6.7 This proffer appears to state that if right-of-way is unavailable that proffered improvements will not take place and the development will proceed with no further mitigation to offset development impacts. Any right-of-way needs for this project to implement proffered improvements should be secured by the Applicant prior to development. Please review and revise. Once again, thank you for the opportunity to review this preliminary package. Please feel fi•ee to contact me with any question or concerns. I look forward to continuing to work with you through the rezoning process. Sincerely, John A. Bishop AICP Assistant Director - Transportation COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 September 14, 2018 Mr. David Frank Pennom Associates 117 Last Piccadilly Street Winchester, Virginia 22601 RE: Proposed Rezoning for Carpers Valley Industrial Park Property Identification Numbers (PINS): 64-A-86, 64-A-87 Dear Mr. Frank: I have had the opportunity to review the draft rezoning application for Carpers Valley Industrial Park. `Phis application seeks to rezone two properties totaling 122.18 from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. This review is generally based upon the proffer statement dated on August 8, 2018. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. 1. Redline Proffers. Provide a redline copy of the proffers that show the original text and proposed changes. 2. Approved Proffer Deadline. 'file approved proflcrs have some requirements that are past their deadline. Clarify how this will be addressed and coordinated with all parties' subject to the approved rezoning. Senseny/Eastern Frederick Urban Area Plan. The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the future development of the property. The property is located within the SWSA. The 2035 Comprehensive Plan identifies these properties with a 132/133 land use designation (commercial/transition uses). The requested MI (Light Industrial) District is inconsistent with the Comprehensive Plan. 4. Development Coordination. This site was rezoned as a planned community district which contained proffers to be coordinated between three property owners. This application does not account for orally of' the proffers associated with the original rezoning and therefore places these obligations on the other parcels associated with Rezoning #10-08 (revised in 2014). Coordination with all property owners associated with the original rezoning and Master Development Plan shoUld be considered. 5. Impact Analysis. It is required that the impact analysis for the development address all the impacts associated with the proposed rezoning. To that end, specifically identifying • 9 Page 2 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 all situations where your rezoning proposal creates conflicts with the approved rezoning and the approved MDP for the entire project is necessary. You will need to identify impacts that would require adjustments to be made by the other individuals that were party to the original rezoning. 6. Master development Plan. This application needs to follow the standard MDP process. The MDP needs to be in an approvablc form in order to be included as a proffered) component of' the rezoning. This includes all applicable fees and MDP agency comments. Master development Plan. The MDP should be revised to remove all buildings, the MDP should be more general and show the properly, proffered) improvements, access and buffers. Staff recommends that the MDP be processed concurrently with the rezoning, but not proffered. Also, amendment the MDP for this property will invalidate the MDP for the remainder of the site. Indicate how this will be coordinated with the adjacent property owners originally party to the rezoning. S. Proffer I — Land Use: 1.1 The first sentence of this proffer should be removed as it is ambiguous and not enforceable. 1.2 This proffer should be removed, it' the rezoning were to be approved it would be required to follow the M 1 District requirements. 1.3 This proffer is unnecessary. Removed Prol cis: o Landscaping in conformance with the prof kred design and development standardv 9. Proffer 2 — Construction of a Unified development. "file need for this proffer is unclear. This new proposed rezoning severs the commercial (proposed industrial) from the residential and tlierefore the project would no longer be one single unified development. 10. Proffer 3 — Architecture, Si2nat;e_ and LandscapinLy. The title shows signage and landscaping, but the text only addresses architectural styles; no landscaping or signage text. The approved rezoning required the creation of an architectural review board and a property owners association to review the building materials and a comprehensive sign package. 11. Proffer 4 — Pedestrian Trail System and Recreational Areas. "file recreational areas text should be removed from the title as it (toes not apply to this proposed rezoning. Also, the last sentence needs to be clarified. It states that for each parcel or lot associated with the construction of a building the applicant will identify the location for trails and construct "if applicable". Trail locations should be shown on a GDP that connect the public roads to the sites and total construction tied to the development of the parcels. Page 3 Mr. David Frank RE: Carpers Valley Industrial Park September 14, 2018 12. Proffer 5 — Water and Sewer. Consideration should be made to ensure water and sewer lines it necessary are available to the adjacent residential site. Revise the name in this proffer to "Frederick Water". 13. Cultural Resources. Clarify why proffer 16 was removed. 14. Fire and Rescue. This profTer does not acknowledge Fire and Rescue — consideration should be made to address impacts on Fire and Rescue similar to past rezonings. 15. Transportation Comments. Please note that the transportation comments on the rezoning application from John Bishop, Assistant Director - "Transportation, are being provided to you in a separate letter. Staff may also provide additional comments related to the proposed changes if warranted subject to adjustments requested by VDOT. 16. A2ency Comments. Please provide appropriate agency comments from the following agencies: Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshal, Frederick Water, County Attorney and the Frederick -Winchester Service Authority. 17. Fees. Based on the fees adopted by the Board of Supervisors on April 23, 2008, the rezoning Iee for this application would be $22,218 based upon acreage of 122.18 acres. The Master Development Plan fee would be $15,218. All of' the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Candice E. Perkins, AICP, CZAS Assistant Director CEP/pd 9 0 TABLE OF CONTENTS Application H. Impact Analysis Statement III. Proffer Statement IV. Agency Comments V. Survey Plat and Deed VI. Tax Ticket Frederick County, Virginia REZONING APPLICATION MATERIALS FOR REVIEW AND APPROVAL OF THE Carpers Valley Industrial Park Shawnee Magisterial District October 2018 Prepared by: Pennoni Associates Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2139 Fax:540-665-0493 n ion 117 East Piccadilly Street Winchester, VA 22601 Tel: 540 — 667 - 2139 Fax: 540 — 665 - 0493 WE ARE SENDING YOU ❑ Shop Drawings ❑ Copy of Letter LETTER OF TRANSMITTAL TO: Candice E. Perkins, AICP, CZA Assistant Director �� r5� V Frederick County �---- Department of Planning and elopment 107 N. Kent St., Suite 202 L OCT 1 2 Winchester, VA 22601 L FREDERICK COUNTY PI.AN'`!I'-Ir= AND DfrVF! nP',•' DATE I October 12, 2018 1 JOB NO. HINEX18001 ATTENTION I Candice E. Perkins RE: I Carpers Valley Industrial Park Rezoning Application ❑ Attached ❑ Under separate cover ❑ Prints ❑ Plans ❑ Change Order ❑ via the following items: ❑ Samples ❑ Specifications LIST OF ITEMS TRANSMITTED COPIES DATE NO: DESCRIPTION 1 10/12/18 Fee Check w/Application $22,218.00 1 10/12/18 Re -Zoning Application Materials 1 10/12/18 Cover Letter - Agency Comment Response 1 10/12/18 Proffer Comparison 1 10/12/18 VDOT TIA and Agency Comment Reponse 1 10/12/18 CD THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: David Franks if enclosures are not as noted, kindly notify us at once. TR8100 01/2016 COUNTY of FREDERICK I)epartment of Planning & I)evclohmcm 107 North Kent Street. Suite 202 Winchester, Virginia 22601 Hasler 64G 2- 1- U3 A RAVENWING HOMEOWNERS ASSOC INC CIO ALLEN B WARRENICHAD. WASHING 9990 FAIRFAX BLVD STE 200 FAIRFAX VA 220301720 $00.50 71F 22601 01 1 D 11646815 JNA3_E TO FORWARD -i f ? 7 F A 1 A A A Q Q * A O 1 7- A 7 3 A 7- R- a A II I t l l I I II11 I I IIIIIII I I It I III I 11 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 27, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 803-18 FOR CARDERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 13, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light In(Iustrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side 01' Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstonc Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING Febi-liary 27, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you arc hereby notified of a public meeting being held on Wednesday, March 13, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Strect, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18d-/- acres fi-om the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), cast of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. A digital 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: ww\v.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Strect, Suitc 202 9 Winchester, Virginia 22601-5000 This s to that the attached correspondence was mailed to the following on �)_ i �crtify :D q � ( from the Department of Planning and Development, Frederick Count , Virgil ia: 64A - 7. 1- 6- 64 - A- - 86- COOK JUDY BELLE JGR THREE LLC ETALS CIO RODGERS JUDY B 1407 GORDON PL 178 GRANDVIEW LN WINCHESTER VA 22601.6725 CLEAR BROOK VA 22624.1437 64 - A- - 67- 64G - 2. 1. 63-A WINCHESTER REGIONAL AIRPORT AUTH RAVENWING HOMEOWNERS ASSOC INC CIO ALLEN B WARREN►CHAD. WASHING 491 AIRPORT RD 9990 FAIRFAX BLVD STE 200 WINCHESTER VA 22602.4517 FAIRFAX VA 22030.1720 64A - 7. 1- 1- KAKNIS JOHN H & CHRISTOPHER BROOKS 64A - 7. 1. 10-A CIO JOHN G KAKNIS LAMBERT KELSA R 656 N HAYFIELD RD 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 WINCHESTER VA 22603.3428 64A - 7. 1- 2- 64A . 7. 1. 11-A KAKNIS JOHN H & CHRISTOPHER BROOKS LAMBERT KELSA R CIO JOHN G KAKNIS 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 656 N HAYFIELD RD WINCHESTER VA 22603.3428 64A - 7. 1- 3- HARTLEY DOUGLAS ALLEN 100 STANLEY DR WINCHESTER VA 22602.7334 64A - 7. 1. 4- HARTLEY DOUGLAS ALLEN 100 STANLEY DR WINCHESTER VA 22602.7334 64A - 7. 1- 5- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 STATE OF VIRGINIA COUNTY OF FREDE RICK 64A - 7. 1. 13- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 14- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 Candice L. Perkins, AICP, CZA Assistant Director Frederick County Planning Dept. I, a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E�. Perkins, Assistant Director for the Department of PI ming and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my State and County aforesaid. � o Given under my hand this 1 clay of —�� L�,_��'�� _ Q 0 . My commission expires on NOTARY PUBIi�(5R) F': t L {� REGISTRATION,: COMMONWEALi •- .i %I g MY COMM1ss1("!,. f �✓�.Li DECEME�EFt'� 64A - 7- 1. 15- LOY DAVID W 1441 MILLWOOD PIKE WINCHESTER VA 22602.4319 64 - A- - 83- GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A- - 83-A GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A- - 84- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 85- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 79- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 - A- - 87-A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 22601.5039 64 - A- - 89- FREDERICKTOWNE GROUP LC CIO RICHARD G DICK 130 S CAMERON ST WINCHESTER VA 22601.4733 64 - A- - 89-B PRINCE FREDERICK GROUP LC CIO JAMES L MCILVAINE JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH VA 22044.2100 64 - A- - 88- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 -10- - 3- WALTER H AIKENS LIMITED PARTNERSHIP LLP PO BOX 2468 WINCHESTER VA 22604.1668 64A - A- - 12- SEMPELES HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER VA 22601.3831 Bend along line to expose Pop-up EdgeT^, OAVERV@5161® 64A - 7. 1- 5- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 64A - 7. 1- 5- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 64A - 7. 1. 7- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 64A - 7. 1. 7- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA Repliez h la hachure afin de rMler le rebord Pop-up1c www.avery.com 1-800-GO-AVERY Bend along line to expose Pop-up EdgeT1,1 �AVE RV@5161® i 64A .7. 1- 8- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 64A - 7. 1- 8- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 64A - 7. 1. 12-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 12-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 Repliez a la hachure afin do www.avery.com r6v6ler le rebord Pop-up"" 1-800-GO-AVERY COUNTY of FREDERICK 9 Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 27, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 13, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. c ny intereste-d-par ies having questions or wishing to speak may do so at the public neeting. _ A digital copy of the application will be available for review at the Handley Library and the �J 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester. Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 4-03-18 FOR CARDERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Strect, Suite 202 • Winchester, Virginia 22601-5000 This is to ertify, that the attached correspondence was mailed to the following On l I from the Department of Planning and Development, Frederick County, Vir dnia: 64A - 7. 1- 6- 64 - A- - 86- COOK JUDY BELLE JGR THREE LLC ETALS CIO RODGERS JUDY B 1407 GORDON PL 178 GRANDVIEW LN WINCHESTER VA 22601.6725 CLEAR BROOK VA 22624.1437 64 - A- - 67- 64G - 2. 1. 63-A WINCHESTER REGIONAL AIRPORT AUTH RAVENWING HOMEOWNERS ASSOC INC 491 AIRPORT RD CIO ALLEN B WARRENICHAD. WASHING WINCHESTER VA 22602.4517 9990 FAIRFAX BLVD STE 200 64A - 7. 1- 1- FAIRFAX VA 22030.1720 KAKNIS JOHN H & CHRISTOPHER BROOKS 64A - 7. 1. 10-A CIO JOHN G KAKNIS LAMBERT KELSA R 656 N HAYFIELD RD 1411 MILLWOOD PIKE WINCHESTER VA 22603.3428 WINCHESTER VA 22602.4319 64A - 7. 1- 2- KAKNIS JOHN H & CHRISTOPHER BROOKS 64A - 7. 1. 11-A CIO JOHN G KAKNIS LAMBERT KELSA R 656 N HAYFIELD RD 1411 MILLWOOD PIKE WINCHESTER VA 22603.3428 WINCHESTER VA 22602.4319 64A - 7. 1. 3- 64A - 7. 1. 13- HARTLEY DOUGLAS ALLEN SPENCE ANDREA L 100 STANLEY DR 1427 MILLWOOD PIKE WINCHESTER VA 22602.7334 WINCHESTER VA 22602.4319 64A - 7. 1. 4- 64A - 7. 1. 14- HARTLEY DOUGLAS ALLEN SPENCE ANDREA L 100 STANLEY DR 1427 MILLWOOD PIKE WINCHESTER VA 22602.7334 WINCHESTER VA 22602.4319 64A - 7. 1. 5- COOK JUDY BELLE CIO JUDY B GRAND 178 GRANDVIEW LN �I CLEAR BROOK VA 22624.1437-` Candice L. Perkins, AICP, CZA Assistant Director Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF pFREDERICK a Notary Public in and for the State and County aforesaid, do hereby certify that Candice L. Perkins, Assistant Director for the Department Of Plann ng and Development, whose name is signed to the foregoing, dated / // 01 , has personally appeared before me and acknowledged the same in my Statle aiYd County aforesaid. Given under my hand this / � day of0 My commission expires On V L NOTAI Y PUI3I�I&CT y PULBuILc1 1 RE ISTRATION 11354474 (; COMMONWEALTH OF VIRGINIA �l MY COMMISSION EXPIRES � ; DECEMBER•31, 2021 I 64A - 7. 1. 15- LOY DAVID W 1441 MILLWOOD PIKE WINCHESTER VA 22602.4319 64 - A- - 83- GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A- - 83-A GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 IVCLEAN VA 22102.5113 64 - A- - 84- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 85- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601-5005 64 - A- - 79- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 - A- - 87-A FREDERICK COUNTY VIRGINIA 107 N KENT ST WINCHESTER VA 22601.5039 64 - A- - 89- FREDERICKTOWNE GROUP LC CIO RICHARD G DICK 130 S CAMERON ST WINCHESTER VA 22601.4733 64 - A- - 89-B PRINCE FREDERICK GROUP LC CIO JAMES L MCILVAINE JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH VA 22044.2100 64 - A- - 88- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 -10- - 3- WALTER H AIKENS LIMITED PARTNERSHIP LLP PO BOX 2468 WINCHESTER VA 22604.1668 64A - A- - 12- SEMPELES HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER VA 22601.3831 9;e-ao t ..03 -1 � Cyr �-z�•, ��I l; �, T , d,;s+r c \ hc�� �( Name and Prooertv Identification Number V L N si A-8 A - F)-i Address L 1 i, Owner: Name Kaknis, John H. & Christopher Brooks 656 N. HAYFIELD RD j C/O John J. Kaknis WINCHESTER VA 22603 Property #: 64A 7 1 1 Owner: KAKNIS, JOHN H & CHRISTOPHER BROOKS 656 N. HAYFIELD RD _ C/O JOHN G. KAKNIS WINCHESTER VA 22603 Property #: 64A 7 1 2 _ Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 1 3 WINCHESTER VA 22602 0- Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR Property #: 64A 7 14 WINCHESTER VA 22602 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 1 5 CLEARBROOK VA 22624 wner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE —1 Property #: 64A 7 16 CLEARBROOK VA 22624 M D ner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE z Property #: 64A 7 1 7 CLEARBROOK VA 22624 in Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 1 8 CLEARBROOK VA 22624 wner: RAVENWING HOMEOWNERS ASSOCIATION 9990 FAIRFAX BLVD., SUITE 200 C/O ALLEN B. WARREN/CHAD.WASHINGTON FAIRFAX VA 22030 Property #: 64G 2 1 63A Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 10A WINCHESTER VA 22602 wner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 11A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 12A WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 1 13 WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 1 14 WINCHESTER VA 22602 Owner: LOY, DAVID W 1441 MILLWOOD PIKE Property #: 64A 7 1 15 WINCHESTER VA 22602 ,Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 164 A 83 MCLEAN VA 22102 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83A MCLEAN VA 22102 ,Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 84 WINCHESTER VA 22601 ter: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET erty #: 164 A 85 WINCHESTER VA 22601 wner: WINCHESTER REGIONAL AIRPORT 491 AIRPORT RD Property #: 164 A 79 WINCHESTER VA 22602 ner: FREDERICK COUNTY VIRGINIA 107 N. KENT STREET Property #: 64 A 87A WINCHESTER VA 22601 Owner: FREDERICKTOWNE GROUP LC C/O RICHARD DICK 130 S. CAMERON STREET Property #: 64 A 89 WINCHESTER VA 22601 Owner: PRINCE FREDERICKTOWNE GROUP LC 6231 LEESBURG PIKE STE 600 C/O JAMES L. MCILVAINE JR. FALLS CHURCH VA 22044 P petty #: 64 A 89B Owner: WINCHESTER REGIONAL AIRPORT 401 AIRPORT RD Property #: 64A 88 WINCHESTER VA 22602 Owner: WALTER H AIKENS LIMITED PARTNERSHIP P.O. BOX 2468 Property #: 64 10 3 WINCHESTER VA 26204 Owner: SEMPELES HELEN J TRUSTEE 107 ROSZEL RD Property #: 64A A 12 WINCHESTER VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING November 28, 2018 TO: TI-IE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, December 12, 2018, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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 ICent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on I ?_ tt f1'orn the Department of Planning and Development, Frederick County, Virginia: 64A • 7. 1• 6- 64 • A- • 86• COOK JUDY BELLE JGR THREE LLC ETALS CIO RODGERS JUDY B 1407 GORDON PL 178 GRANDVIEW LN WINCHESTER VA 22601.6725 CLEAR BROOK VA 22624.1437 8 / 64A • 7. 1 • 7. 64A COOK JUDY BELLE JGR THREE LLC ETALS 1407 GORDON PL CIO RODGERS JUDY B WINCHESTER VA 22601.6725 178 GRANDVIEW LN CLEAR BROOK VA 22624 ?437 b4A . I• I• (- KAKNIS JOHN H & CHRISTOPHER BROOKS C4A - 7. 1- 8- CIO JOHN G KAKNIS COOK JUDY BELLE 656 N HAYFIELD RD CIO RODGERS JUDY B WINCHESTER VA 22603.3420 178 GRANDVIEW LN 64A - 7. 1• 2• CLEAR BROOK VA 22624.1437 KAKNIS JOHN H & CHRISTOPHER BROOKS 64G N -RAVE2- 1- HOMEOWNERS ASSOC INC CIO JOHN G KAKNIS CIO ALLEN B WARRENICHAD. WASHING 656 HAYFIELD RD 22603.3428 9990 FAIRFAX BLVD STE 200 WINCHESTER VA FAIRFAX VA 22030.1720 64A • 7 1 • 3- 64A . 7. 1. 1 U-A HARTLEY DOUGLAS ALLEN LAMBERT KELSA R 100 STANLEY DR 22602 7334 1411 MILlWOOD PIKE WINCIESTER VA WINCHESTER VA 22602 4319 64A • 7. 1. 4• 64A • 7. 1. 11•A HARTLEY DOUGLAS ALLEN LAMBERT KELSA R 100 STANLEY DR 7334 1411 MILLWOOD PIKE WINCHESTER V22602 A WINCHESTER VA 22602.4319 64A • 7. 1. 5- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA STATE OF VIRGINIA COUNTY OF FREDERICK b 22624.1437 l� Candice L. Perkins, AICP, CZA Assistant Director Frederick County Planning Dept. I, �i O_,�ct\cv�l�, �J._s�Q � \ , , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice 13. Perkins, Assistant Director for the Department of Planning and Development, whose name is signed to the foregoing, dated 1 2.!PI , has personally appeared before me and acknowledged the same in my State and ounty aforesaid. Given under my hand this day of My commission expires on )Q.Ls� 1\ 1, Q� l G' J � y � �R �') ), A, / � �, � - - � L -1 z �Z�- �, � � NOTARY UBL rLA DEETER ij,RY PUBI IC REGISI RATION 8 354G•/4 COMMONWEALTH OF VIRGINIA � My COMMISSION EXPIRES fi DECEMBER•31.2021 ti4A - /- 1. 1Z-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - /- 1. 13- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 14- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 15- LOY DAVID W 1441 MILLWOOD PIKE WINCHESTER VA 22602.4319 64 - A- - 83- GOVERNOR'S HILL LLC 8401 GREENSBORO OR STE 450 MCLEAN VA 22102.5113 64 - A- - 83-A GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A- - 84- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 85- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 79- WINCHESTER REGIONAL 491 AIRPORT RD 22602 4517 WINCHESTER VA 64 - A- - 87-A FREDERICK COUNTY VIRGINIA 107 N KENT ST 22601.5039 WINCHESTER VA b4 - A- - t$U- FREDERICKTOWNE GROUP LC CIO RICHARD G DICK 130 S CAMERON ST WINCHESTER VA 22601.4733 64 - A- - 89-B PRINCE FREDERICK GROUP LC CIO JAMES L MCILVAINE JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH VA 22044.2100 64 - A- - 88- WINCHESTER REGIONAL 491 AIRPORT RD 22602.45IJ WINCHESTER VA 64 -10- - 3- WALTER H AIKENS LIMITED PARTNERSHIP LLP PO BOX 2468 226041668 WINCHESTER VA 64A - A- - 12- SEMPELES HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER VA 22601.3831 Car rS V'1 Name and Property Owner: T�dusir;c:� yck0IL Identification Number Name Kaknis, John H. & Christopher Brooks C/O JohnJ. Kaknis Property #: Owner: 64A.7..11 :.,- KAKNIS, JOHN H & CHRISTOPHER BROOKS C/0 JOHN G. KAKNIS Property #: 64A,7.1:2 ARTLEY, DOUGLAS ALLEN Owner: Property #: 64A Owner: HARTLEY, DOUGLAS ALLEN Property #: t.;. wner: Property #: wner: Property #: ner: Property #: Owner: Property #: ner: 64A:71,4-:: COOK, JUDY BELLE / C/O RODGERS, JUDY B 6.4A,7 1S COOK, JUDY BELLE / C/O RODGERS, JUDY B COOK, JUDY BELLE / C/O RODGERS, JUDY B 64A.,.7,1.7 -•; COOK, JUDY BELLE / C/O RODGERS, JUDY B 64A 7.18' RAVENWING HOMEOWNERS ASSOCIATION C/O ALLEN. B. WARREN/CHAD.WASHINGTON Property #: LAMBERT, KELSA R Owner: Property #: .: 6, AN7-3:10A -Owner: Property #: Owner: LAMBERT, KELSA R 54&ZIA!Aa: LAMBERT, KELSA R Property #: Owner: 64A-71.12A•.. SPENCE ANDREA L -Property #: 64A--,Z.1:11 -- Owner: SPENCE ANDREA L rooerty #.- owner: Property #: LOY, DAVID W Owner: GOVERNOR'S HILL LLC Property #: Owner: GOVERNOR'S HILL LLC Property#: 64.A:83A' Owner: HOCKMAN INVESTMENTS LLC Property #: Offer: IHOCKMAN INVESTMENTS LLC Property #: gwner: WINCHESTER REGIONAL AIRPORT Property #: :- 64rAt79. gvGner: FREDERICK COUNTY VIRGINIA Property #: 64YA 87�i• Owner: FREDERICKTOWNE GROUP LC C/O RICHARD DICK Property #: ner: PRINCE FREDERICKTOWNE GROUP LC 7 C/O JAM ES L. MCILVAINE JR. rty # WINCHESTER REGIONAL AIRPORT rtv #: 64A•99-�, Owner: WALTER H AIKENS LIMITED PARTNERSHIP Property #: - " ,6.4-103.-,li Owner:. SEMPELES HELEN J TRUSTEE /_ Property #:� � z J54Akl2' MA Address 656 N. HAYFIELD RD WINCHESTER VA 22603 656 N. HAYFIELD RD WINCHESTER VA 22603 100 STANLEY DR WINCHESTER VA 22602 100 STANLEY DR WINCHESTER VA 22602 178 GRANDVIEW LANE CLEARBROOK VA 22624 178 GRANDVIEW LANE CLEARBROOK VA 22624 178 GRANDVIEW LANE CLEARBROOK VA 22624 178 GRANDVIEW LANE CLEARBROOK VA 22624 9990 FAIRFAX BLVD., SUITE 200 FAIRFAX VA 22030 1141 MILLWOOD PIKE WINCHESTER VA 22602 1141 MILLWOOD PIKE WINCHESTER VA 22602 1141 MILLWOOD PIKE WINCHESTER VA 22602 1427 MILLWOOD PIKE WINCHESTER VA 22602 1427 MILLWOOD PIKE WINCHESTER VA 22602 1441 MILLWOOD PIKE WINCHESTER VA 22602 8401 GREENSBORO DR STE 450 MCLEAN VA 22102 9401 GREENSBORO DR STE 450 MCLEAN VA 22102 112 E. PICCADILLY STREET WINCHESTER VA 22601 112 E. PICCADILLY STREET WINCHESTER VA 22601 491 AIRPORT RD WINCHESTER VA 22602 107 N. KENT STREET WINCHESTER VA 22601 130 S. CAMERON STREET WINCHESTER VA 22601 6231 LEESBURG PIKE STE 600 FALLS CHURCH VA 22044 401 AIRPORT RD WINCHESTER VA 22602 P.O. BOX 2468 WINCHESTER VA 26204 107 ROSZEL RD WINCHESTER VA 22601 -v O co O r -+-om a '• O 1° m Z Ln ° v H v nZ 0 Q 6) COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING October 24, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 1103-18 FOR CARDERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 7, 2018, at 7:00 pm in the Board Room of the Frederick COUnty Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18d-/- acres fi•om the R4 (Residential Planned Community) District to the M 1 (Light In(Iustrial) District with proffers. The properties are located approximately one mile east of 1-81 On the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital copy of the application will be available for review at the Handley Library and the Bowman Library the week of the electing, 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence Nvas mailed to the following on 1-1 / fi-om the Department of Planning and DevelopIllent, Frederick County, VirLinia: 64A - 7. 1. 6- 64 - A- - 86- COOK JUDY BELLE JGR THREE LLC ETALS CIO RODGERS JUDY B 1407 GORDON PL 178 GRANDVIEW LN WINCHESTER VA 22601.6725 CLEAR BROOK VA 22624.1437 64 -A- - 8/- JGR THREE LLC ETALS 1407 GORDON PL WINCHESTER VA 22601.6725 64A - 7. 1- 1- KAKNIS JOHN H & CHRISTOPHER BROOKS CIO JOHN G KAKNIS 656 N HAYFIELD RD 22603 3428 WINCHESTER VA 64A - /• 1- Z- KAKNIS JOHN H & CHRISTOPHER BROOKS CIO JOHN G KAKNIS 656 N HAYFIELD RD WINCHESTER VA 22603.3428 b4A - /- I' 3' HARTLEY DOUGLAS ALLEN 100 STANLEY DR WINCHESTER VA 22602.7334 64A - 7. 1. 4- HARTLEY DOUGLAS ALLEN 100 STANLEY DR WINCHESTER VA 22602.7334 64A . 7. 1- 5- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 STATE OF VIRGINIA COUNTY OF FREDERICK 64A - 7. 1. 7- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 64A .7. 1- 8- COOK JUDY BELLE CIO RODGERS JUDY B 178 GRANDVIEW LN CLEAR BROOK VA 22624.1437 64G - 2. 1. 63-A RAVENWING HOMEOWNERS ASSOC INC CIO ALLEN B WARRENICHAD. WASHING 9990 FAIRFAX BLVD STE 200 FAIRFAX VA 22030.1720 54A - /- 1. 1 U-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 b Candice L. Perkins, AICP, CZA Assistant Director I'rederick County Planning Dept. �p 6 - I, �2� a' , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice L. Perkins, Assistant Director for the Department of Planning and Development, whose name is signed to the foregoing, dated (o -��( S' , has personally appeared before me and acknowledged the same in my State and tounty aforesaid. Given under my hand this day of CAI- C-) My commission expires on �e �csLn,v��� -�S 1 , —2 U J. I NOTARY PUBL)ICALA DEETER NOTARY PUBLIC REGISTRATION # 354474 f COMMONWEALTH OF VIRGINIA x ',Y COMMISSION EXPIPFS DECEMBER•31, 2021 _� b4A - P I• 11-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 54A - 7. 1. 1 Z-A LAMBERT KELSA R 1411 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1- 13- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 14- SPENCE ANDREA L 1427 MILLWOOD PIKE WINCHESTER VA 22602.4319 64A - 7. 1. 15- LOY DAVID W 1441 MILLWOOD PIKE 22602 4319 WINCHESTER VA 64 - A- - 83- GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A• - 83-A GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 MCLEAN VA 22102.5113 64 - A- - 84- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A- - 85- HOCKMAN INVESTMENTS LLC 112 E PICCADILLY ST WINCHESTER VA 22601.5005 64 - A• - 79- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 - A• - 87-A FREDERICK COUNTY VIRGINIA 107 N KENT ST 22601.5039 WINCHESTER VA 64 - A- - 89- FREDERICKTOWNE GROUP LC CIO RICHARD G DICK 130 S CAMERON ST WINCHESTER VA 22601.4733 64 - A- - 89-B PRINCE FREDERICK GROUP LC CIO JAMES L MCILVAINE JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH VA 22044.2100 64 - A- - 88- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER VA 22602.4517 64 -10- - 3- WALTER H AIKENS LIMITED PARTNERSHIP LLP PO BOX 2468 WINCHESTER VA 22604.1668 64A - A- - 12- SEMPELES HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER VA 22601.3831 / tf. �- A F a dusfl ,' �a_ A - F�_ I (Name and Prooerty Identification Number Address Owner: Name Kaknis, John H. & Christopher Brooks 656 N. HAYFIELD RD / C/O John J. Kaknis WINCHESTER VA 22603 Property #: 64A 7 1 1 0 Owner: KAKNIS, JOHN H & CHRISTOPHER BROOKS 656 N. HAYFIELD RD C/O JOHN G. KAKNIS WINCHESTER VA 22603 V Property #: 64A 7 1 2 ' Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR N = Property #: 64A 7 1 3 WINCHESTER VA 22602 N Owner: HARTLEY, DOUGLAS ALLEN 100 STANLEY DR r Property #: 64A 7 1 4 WINCHESTER VA 22602 a Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 15 CLEARBROOK VA 22624 C wner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE I c Property #: 64A 7 16 CLEARBROOK VA 22624 D R Z ner: COOK, JUDY BELLE / C/O RODGERS, JUDY B - 178 GRANDVIEW LANE a Property #: 64A 7 1 7 CLEARBROOK VA 22624 — Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 7 1 8 CLEARBROOK VA 22624 Owner: RAVENWING HOMEOWNERS ASSOCIATION 9990 FAIRFAX BLVD., SUITE 200 C/O ALLEN B. WARREN/CHAD.WASHINGTON FAIRFAX VA 22030 Property #: 164G 2 1 63A Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 10A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 11A WINCHESTER VA 22602 Owner: LAMBERT, KELSA R 1141 MILLWOOD PIKE Property #: 64A 7 1 12A WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 1 13 WINCHESTER VA 22602 Owner: SPENCE ANDREA L 1427 MILLWOOD PIKE Property #: 64A 7 1 14 WINCHESTER VA 22602 Owner: LOY, DAVID W 1441 MILLWOOD PIKE Property #: 64A 7 1 15 WINCHESTER VA 22602 wner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83 MCLEAN VA 22102 Owner: GOVERNOR'S HILL LLC 8401 GREENSBORO DR STE 450 Property #: 64 A 83A MCLEAN VA 22102 ,Owner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET Property #: 64 A 84 WINCHESTER VA 22601 0 ner: HOCKMAN INVESTMENTS LLC 112 E. PICCADILLY STREET roperty #: 64 A 85 WINCHESTER VA 22601 Owner: WINCHESTER REGIONAL AIRPORT 491 AIRPORT RD Property #: 64 A 79 WINCHESTER VA 22602 Owner: FREDERICK COUNTY VIRGINIA 107 N. KENT STREET Property #: 64 A 87A WINCHESTER VA 22601 Owner: FREDERICKTOWNE GROUP LC C/O RICHARD DICK 130 S. CAMERON STREET Property #: 64 A 89 WINCHESTER VA 22601 Owner: PRINCE IPEoperty FREDERICKTOWNE GROUP LC 6231 LEESBURG PIKE STE 600 C/O JAMES L. MCILVAINE JR. FALLS CHURCH VA 22044 #: 64 A 89B Owner: WINCHESTER REGIONAL AIRPORT 401 AIRPORT RD Property #: 64A 88 WINCHESTER VA 22602 Owner: WALTER H AIKENS LIMITED PARTNERSHIP P.O. BOX 2468 Property #: 64 103 WINCHESTER VA 26204 Owner: SEMPELES HELEN J TRUSTEE 107 ROSZEL RD Property #: 64A A 12 WINCHESTER VA 22601 Y9tzo,j A,-Qq �6 �A-a,) �j COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING October 24, 2018 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK a a On behalf of the Frederick Count lion, you are here y notified of a public hearing being held on Wedne ::November 7, 2018, at 7:00 in the Board Room of the Frederick County Adminis or Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M I (Light Industrial) District with proffers. The properties are located approximately one mile east of 1-81 on the south sideof ike (Route 50), preoeei■ err Prince ��� } Frederick Drive (Route 781)4e&"o* Coverstone�rive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 o�— FREDERICK COUNTY DEPARTMENT Or PLANNING AND DEVELOPMENT MAP REQUEST DATE RECEIVED: 10/15/18 REQUESTED COMPLETION DATE: 10/26/18 REQUESTING AGENT: Pam STAFF MEMBER: Candice TYPE OF MAP: Comp Plan Transportation Locator ✓ TDR Ag & Forest District CIP Other PIN: 64-A-86 64-A-87 DESCRIPTION OF REQUEST: Rezoning 1/03-18 Carpers Valley Industrial Park R4 to M1 Submit COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. The properties are located approximately one mile east of I-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 �.� �'r COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pin in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennonl Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. The properties are located approximately one mile east of 1-81 on the south side of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Covcrstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.fcva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-18 FOR CARDERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. Tile properties are located approximately one mile east of 1-81 on the south side of Millwood Pike (Route 50), cast of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public hearing. A digital 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.feva.us. Sincerely, Candice E. Perkins, AICP, CZA Assistant Director CEP/pd 107 North KCnt Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/665-6395 NOTIFICATION OF PUBLIC HEARING January 9, 2019 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 1103-18 FOR CARPERS VALLEY INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 23, 2019, at 7:00 pm in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winclester, Virginia to consider the following application: Rezoning #03-18 for Carpers Valley Industrial Park, submitted by Pennoni Associates, Inc., to rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The properties are located approximately one mile cast of I-81 on the south side Of Millwood Pike (Route 50), east of Prince Frederick Drive (Route 781) and Coverstone Drive in the Shawnee Magisterial District and are identified by Property Identification Numbers 64-A-86 and 64-A-87. Any interested parties having questions or wishing to speak may do so at the public liearing. A digital 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.feva.us. Sincerely, e 'f�!5 r � Candice E. Perkins, AICP, CZA Assistant Director CEP/pcl 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000