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HomeMy WebLinkAbout03-18 Carpers Valley Industrial Park - Staff Reports Only - Shawnee - Backfile• REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: March 4, 2019 Staff contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director — Transportation Reviewed Planning Commission: 1 1/07/18 Board of Supervisors; 12/12/18 Board of Supervisors: 01/23/19 Board of Supervisors: 03/13/19 Action Public Hearing Hcld; Reconimcnded Approval Postponed Public Hearing Held; Postponed Action Action Item PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. LOCATION: 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. 19 EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/13/19 BOARD OF SUPERVISORS MEETING: Staff %Vote: This rezoning application is consistent with the application postponed on December 12, 2018; no changes have been made to the application. This is in application to rezone a total of 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M 1 (Light In(Iustrial) District xvith proffers. The Subject property is part of the original Carpers Vallcy/Governors Hill Rezoning which Nvas approved in 2005 (revised in 2009, 2013 and 2014). Rezoning # 1 1-05 provided for 143 acres of commercial uses and 550 residential units on Six parcels of land (Land Bay 1 — Residential, Land Bay 2 — Commercial). The site is located within the linlits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan and depicts the Subject propertics with a commercial land use designation. This commercial land use designation is reflective of the commercial component of the approved mixed -use project approved for this site. The requested M 1 (Light Industrial) District is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffered rezoning and rezone them to the M 1 District with a separate set of' proffers. The primary changes proposed with this rezoning InCIUdC 1110difiCatlOnS to the OVCI'all transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Cove -stone Drives completion with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 2 This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. The Planning Commission held a public hearing for this item on November 7, 2018; the Commission ultimately recommended approval of this rezoning. 0 The Board of Supervisors postponed this item on December 12, 2018 and held the public hearing on January 23, 2019 and subsequently postponed the item again. Since the January 23rd meeting the applicant has added a proffer addressing buffering along Route 50 and a monetary proffer of $360,000 to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with hlverlee Way or to be used at the County's discretion, for road improvements in the Coverstone Drive area. Staff has outlined concerns that should be considered by the Board of Supervisors in their review of this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows, Staff conu-nents are shown in bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018, November 20, 2018, January 23, 2019, February 22, 2019: 1. LAND USE 1.1 The Owner intends to develop the Property with a mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per day (VPD). With each Site Plan, the owner will submit for the property a trip generation estimate per the hlstitute 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 do 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 any transportation improvements required to mitigate the Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 3 increased trip volumes, and rcach an agreement with Frederick County and the Virginia Department ofTranseortation on improvements necessary to mitigate those inilmets. Staff'Note: This proposed rezoning removes the coiiuiner-civil sgria-e_footage trigger for the completioin of Cover'Stone Drive. Land I3ay 2 consisted ofthe commercial area and Land Btq I the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive curd Laud I3ay I does not have commercial areas and Would therefore also not trigger its completion. Staff Note: This proffer World require the County and VDOT to reach an agreement with the Owner regarding mitigation of future transportation impacts; there are no provisions for what would happen if the parties are unable to reach an agreement. 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and building materials fora more unii'orm appearance. Site signage shall be uniform and in compliance with the Frederick County ordinances. 10 Staff Note: This proffer removes the approved design modification package for the overall development "Design and Development Standards for Capers Vallee". The design modification package contained an overall streetscape design standards, Irnndscapingl,;creeiliing/open space standards, architectural Standards and an architectural review board, height maximums, and street design standards. This proposed rezoning would separate the proposed industrial area from the residential design standards. 2.1 The Owner agrees to install a screen buffer along the northern property line (along Route 50) to include planting of cleciduous 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 ofTranseortation 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 Depal-tlllent of Transportation standares. The combined 1)cdcstrian/bicycling trail shall be 10 feet Nvide and shall have an asphalt surface. 4. WATER & SEWER: 4.1 The Owner shall be responsible (or connecting the Property to public water and sewer. Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 4 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. Staff Note: This proffer is unnecessary as it is already required. 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 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 the fast occupancy permit for each building. TRANSPORTATION: 0 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 light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. Staff Note: The approved rezoning allowed for up to 300,000 SF of office land use prior to the completion of Coverstone Drive front point A to B which is the connection of Coverstone Drive to Route 50/1nverlee Way intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (including signalization of Route 50/7nverlee Way if warranted). The proposed revision only proposes a connection from the existing terminus of Coverstone to the limits of the first proposed industrial intersection for up to 405,000 SF. Due to the change in land use the trip generation will be lower, however there will be additional tractor trailer trips. Rezoning #03-18 CarperS Valley 111cILISt1'ial Park March 4, 2019 Page 5 PHASE 2: Phase 2 shall consist ofconstruction Of filll four lane section ofCoverstone Drive, including a ten -foot pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the future intersection of Tazewell Roacl, and the bonding or conSU•uction ofCoverstone Drive as a four -lane section from Point C to Point D as depicted on the GDP. Said roadway inlprovenlcnts shall be completed prior to issuance of' a certificate of occupancy Ior any use that would cause the Property to exceecl 405,000 square Feet o1 light lllduStlial bullcling area or greater than 1,500 VDP. Final top courses of asphalt for Coverstone Drive from Point A to Point C shall be completed with the completion of Phase 2. Staf fNote: Phase 2 fi-om the original rezoning completed the road►vay for Coverstone Drive front the segment completed with Phase 1 (Route 50 intersection) to the completed section ofCoverstone Drive (two lane section) prior to an issuance of occupancy that caused the development to exceed 400,000 SF of commercial area. Tliis proposed rezoning removes this conniiiitirneilt and constructs a portion from their proposed Phase I (existing Coverstone to their first commercial entrance) to the Tazewell Drive intersection and theft constructs of bonds the roadway from that point to the neighboring property owner's lisle. This proposed revision places responsibility for completion ofthe construction of Coverstolle Drivefrom Millwood Pike/Inverlee to the shared property litre (Point D) solely onto the residential area. Staff'Note: Phase 3 from the original rezonirng completed the.full four• lane section of Coverstone Drive once the development exceeds 800,000 SF of cllll mercial area. Tliis rezoning does not aceouilt.for this iiiipr•oveirnernt. Staff Note: Plilise 4.fi•oiil the oi•ignial i•ezollilig pr•offer'ed the desi,-n of Coverstone Drive extended as a join• -Matte section from Prince Frederick Drive to the proposed limits of the future Route 522 Realignment. In the event that this alignment has not been determined by Jinne 30, 2018, the Applicant is proffered to pay $20,000 for transportation improvem ell ts. The Applicant has not paid the $20,000 proffer and is therefore ill violation of Proffer 15 from the approved rezoning, howeyei' there is now a proffer of $20,000 added as 7.8 below. Staff Note: Proffer 15.3 front the approved rezoning requires the completion of Coverstone Drive as a full foiu•-lane section front Millwood Pike to Prince Frederick Drive prior to November 1, 2025. The proposed rezoilill'- removes the commitment for• the completion of Cover stone Drive and any Illyerlee intersection improvements. Staff Note: Proffer 15.6 front the approved rezoning proffered $175,000 for signalization or other road improvements at the intersection of Costello Drive and Prince Frederick Drive within 60 days of written request by the Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 6 County and VDOT after the acceptance of Phase 2 Coverstone Improvements (15.2). This proffer has been removed and wouldplace this requirement on the residential section (Land Bay 1). 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 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 Pennoni Associates Inc., dated October 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; StafNerrPf rmahncluded improvements at the intersection of'CoverstorrelMillwoodlb7verlee. This improvement is not accounted for in the proposed rezoning and would be required by Land Bay 1 (residential). Intersection 1: Road improvements as described in "Off -Site hnprovements Exhibit Sheet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: This proffer amounts to a restriping to extend the left turn lane to accommodate conditions that already exist and does not add any actual capacity. The County has a pending SmartScale application to properly address left turn capacity issues at this intersection, however approval is not assured, and this issue should be analyzed more closely. 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. Staff'Note: While the Applicant has provided for the right -of --way to construct Tazewell Road, all other commitments./or Coverstone Drive would 0 Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 7 heed to be completed by Phase I ofthe development prior to the construction of ai j, residential units. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes Or regional transportation improvements, all property of PIN# 64-A-87 soutli and west of the Coverstone Drive and Prince Frederick Drive Intersection at the request Of Frcderick County or the Virginia Departnicnt of Transportation. 7.7 The Owner shall make good faith efforts to obtain any off' site right of'Nvay 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 contributions may be utilized by Frederick County for transportation improvements within the vicinity of the subject property. StaffNote: While a cash prgfAel•ill lieu ofconstruction ill a Scenario where right -of- way iS not available could possibij, be acceptable it Should be noted that rf right-ref=►vay is not available this could still leave the County with ail unacceptable traffic condition at the location where this occurred and no realistic way to adrh•ess it. It would also be appropriatefir r the Applicant to analyze this issue more closely to determine where right-of-way may actually be required as this is somewhat ofa specrrlative prgffer. It should be determined non, whether or not this is all issue and where it is all issue. 7.8 The Owner shall contribute $20,000 toward infrastructure improvements for Coverstone Drive west of Princc Frcderick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. 7.9 The Owner shall pay $360,000 to the County to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with Inverlee Way or to be used at the COUnty's discretion, for Toad improvements in the Coverstone Drive area. The Owner agrees to make said payment at the earlier of the issuance of certifkate of Occupancy fora 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. Staff Note: H,`hrle It is clear that the $360,000 Is all arlrlitioiial pl•o f fer.fronl previous versions o f this rezoning, the Applicant should provide additional clarity regai•r/tng how thefigure was arrived at. Rezoning #03-18 Careers Valley Industrial Park 46 March 4, 2019 Page 8 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 Is' 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. Following the required public hearing, a decision regarding this rezoning application by the Board ofSupervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 0 Rezoning #03-18 Carpers Valley 111CIllstrial Park March 4, 2019 Page 9 This report is prepared by the Frederick County Planning Staff to provide hiprin(ition to the Planning Commission and the Board of Supervisors to assist their in niakin- a decision oil this application. It lllliy also be list, fill to others interested in this zoning matter. Unresolved issiles concerning> this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of Supervisors: 12/12/18 Postponed Board of Supervisors: 01/23/19 Public Hearing Held; Postponed Action Board of Supervisors: 03/13/19 Action Item PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffiers. LOCATION: The subject properties are located approximately one mile east of'1-81 on the south side of Millwood Pike (Route 50), cast ol' Prince Frederick Drive (Route 781) and Coverstone Drive. MAGISTERIAL DISTRICT: Shawnee 0 PROPERTY ID NUMBERS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Single Family Residential Soutli: RA (Rural Areas) Use: Regional Airport East: M 1 (Light Industrial) Use: Industrial and Residential MH I (Mobile Home Community) West: RA (Rural Areas) Use: Regional Airport and Office 132 (General Business) E Rezoning #03-18 Carpels Valley Industrial Park March 4, 2019 Page 10 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see summary of VDOT review comments dated July 5, 2018. Frederick County Department of Public Works: We will perform a comprehensive review of the site plan to ensure compliance with applicable County Codes. All Ston-iwater design shall comply with State and County Code. All environmental permit requirements shall be complied with prior to site plan approval. Frederick County Fire Marshall: Plan approved. Frederick County Attorney: Please see Mr. RoderickB. Williams CountyAttorney, comment letter dated October 30, 2018. Frederick Water: Please see Mr. Eric Lawrence, Executive Director, letter dated August 27, 2018. Winchester Regional Airport: Please see Mr. Nick Sabo, A.A.E., Executive Director, letter dated September 7, 2018. Frederick -Winchester Service Authority: No connnents. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited). The parcels were re -mapped from R1 to A2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A 1 and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to • Rezoning #03-18 Careers Valley I11CIUst1'ial Park March 4, 2019 Page I I plan Ior the fLltlil'e physical development of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary i111plclllciltatiOil tool and will be instrumental to the Il1tu1'e planning efforts of the County. Lancl Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the Iilture 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 (coillillel'cial/ti'ansitl011 uses). ThB 1'G'c/lleSleCll1II �I %ST/ll Indush'ia/) D%sn let LS IIICOl1.S1.S(L'll( 1P%1/l the Comprehensive Plan The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and industrial land uses is supportecl within the Airport Support Area to minimize such use conflicts and ensure the feasibility Of future airport expansion. Transportation and Sile Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east -west linkage (Coverstone Drive) which connects to Route 50 East at Inverlee Drive. A portion of'Coverstone Drive currently exits li'Onl Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The connection Ii'onl existing Coverstone Drive to Inverlee Drive olTers an important major collector Ior the approved development as well as significant residential development north of'Route 50. This connection offers an alternative to and relieves fl1tU1'C congestion on Route 50 between Prince Frederick Drive and 1-81. In addition, Coverstone Drive will connect with the filture relocated Route 522 South once it is connected to Prince Frederick Drive. In combination with the soon to be bid Crossover Boulevard project from Airport Road into the City of Winchester, this important network connection will allow significant traffic flow from the residential area and the approved development to Route 522 SOLIth and file City ol' Winclicster without traveling through the Exit 313 interchange area. 3) Potential Impacts Development Coord%nation: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M I District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive From Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for CovcrstoIle Drive's completion Rezoning #03-18 Carpels Valley hndustrial Park March 4, 2019 Page 12 with Land Bay 2 (connnercial) and places this commitment solely on Land Bay 1 (residential). This rezoning has not provided for any coordination between the parties of Land Bay 1 and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the connnercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Residential Monetary Proffers: Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/mut which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved connnercial revenue. Transportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the truck portion of that trip generation slightly increases from approximately 916 (based on 2%) to 1,010. Of significant concern from a transportation perspective is the implementation of the comprehensive planned road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlee Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shifts the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its ultimate relocation) is important to improving the long-term traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers for future improvements or signalization at the intersection of Prince Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of service or add capacity. Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 13 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/07/18 MEETING: Staff reported this is a request to rezone a total Of 122.18+/- acres From the R4 (Residential Planned Community) District to the M I (Light Industrial) District with proffers and provided an overview Ofthe application. A Commission MClllher commented and inquired, the future Route 522 Is supposed to collie ill at Prince Frederick Drive, llOW would they connect the traffic from Coverstone Drive to the new Route 522. Staff noted it would be a significant intersection 01' a 1'OLlnd-abOLlt. Tile Commission Member inquired if a cash proffer is accepted by the County could it only be used for the purpose of those transportation lllll)1'OVcillcllts aihCI If IlOt appl'OVCCI Would that cash go back to the developer. Staff Iloted Without more detailed language in the proffers that would be correct. The Commission Member shared Ills concerns regarding tractor trailers having to make multiple turns tO access major roadway and the dangers of the bad angle Of turning left from Prince Frederick Drive onto Route 50. Staff noted it would be Clifficult to improve this intersection. A Commission Member commented, O11 the original rezoning cash proffers there is one that reads; by June 30, 2018 the right-of-way and design to be secured for Coverstone Drive to the new Route 522 is supposed to be a $20,000 cash proffer and he inquired was this proffer paid. Staff explained that it had not been paid and the relocation to Route 522 was adopted by the BOS in December 2017. The Commission Member asked if that would be considered a zoning violation with the existing rezoning. Staff explained, the responsibility for that profTer falls to all property owners associated with the original rezoning; It is all OLltstanding proffer therefore it is a component Of the zoning ordinaIlce specific to this property and it Would need to be fulfilled before any development occurs On the property. He noted, should this rezoning ]Hove Iorwa d, this property Would not be responsible for that proffered contribution, that Would fall on the balance of the properties as a zoning violation and all of the other commitments that remain WOuld be the responsibility of the remaining property owners. Mr. Alex Wcstra representing Hines — Global Investment and Development presented a brief'overview of the company. He noted, although a very large company, Hines remains family oriented. Mr. Westra commented the development will be a major benefit to the County. Mr. Ron Mislowsky of Pennoni Associates spoke on behalf of the Applicant. Mr. Mislowsky gave an overview of' how this application cane forward and the prior rezoning. Mr. Mislowsky shared comments provided by County Agencies. Mr. Mislowsky believes the impacts associated with this rezoning have been addressed. Mr. Mislowsky noted the Applicant is agreeable to the increase to emergency services of'$0.10 per SF and also not to exceed 3,100 trips per day. A Commissioner Member shared his concerns with the safety issues regarding truck traffic turning left from Prince Frederick Drive onto Route 50. A Commission Member inquired regarding tile Airport Support District and does that encompass all of the Land Bays. Mr. Mislowsky stated that it does; Business and Industrial. Mr. Paul Anderson the Vice -Chairman of the Regional Airport Authority spoke in support of this application and wants to make sure the proffers are left in place. Rezoning #03-18 Carpels Valley Industrial Park Is March 4, 2019 Page 14 Mr. Steve Aylor of Miller & Smith, the owners of parcels 64-A-83 and 64-A-83A requested this item be postponed or denied. Commission Members reiterated their concerns for this application: proffers too expensive for residential; traffic safety; road development tlu-oughout. A motion was made (Ambrogi), seconded (Dawson), and passed to recommend approval. Yes: Mohn, Dawson, Triplett, Ambrogi, Thomas No: Molden, Oates, Cline, Kenney (Note: Commissioners Marston, Unger, Manuel were absent from the meeting.) Followinz the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. 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Dick, Timothy .1. 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 proi'Icr 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 profilers 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 Supervisors (the "Board") grants the rezoning. The headings of the prof[ers 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 Ilerein 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 Carpers Valley hndustrial Park :fanuapf-2-3February 22, 2019 Proffer Statement 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 Board, 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 mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic hupact Study — Revision I (as prepared by Pemloni July 2018) of 3,100 vehicle trips per day (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 sununary of total trips approved to date to ensure that estimates for the property do not exceed 3,100 VPD. h1 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 ant transportation improvements required to mitigate the increased trip volumes, and reach an agreement with Frederick County and the Virginia Department of Transportation on improvements necessary to mitigate those impacts. 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. 2.2 The Owner agrees to install a screen buffer alonfz the northern property line (along Route 50) to include planting 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 boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick Water. Carpers Valley Industrial Park Proffer Statement • 5. CULTURAL RESOURCES: 0 hntli;; - Februar 22, 2019 5.1 The Owner shall conduct Or cause to be conducted a Phase I Archeological Investigation of' the Property, prior to the approval Of'thC first site Or public improvement plan for the property and shall complete Phase II and III investigations thereof' as may be ciemonstratecl 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 SLIM of $0.10 per building square foot floor area for Lire and rescue purposes, payable prior the issuance ol'lhe first Occupancy permit for each building. 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 1SSL1a11CC Of a certificate OI'Occupancy Ior any light inclustrial building up to 405,000 square feet of greater than 1,500 VPD on the Property. PHASE 2: Phase 2 shall consist Of CO11Stl-LICtIOil 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, 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 exceed 405,000 square feet of light industrial building area or greater than 1,500 VDP. Final top courses Of' asphalt for Coverstone Drive (roil 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 dcclicated to Frederick County as part oi' 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. Carpers Valley Industrial Park Proffer Statement 3anuar@317ebruary 22, 2019 7.3 All public streets and roads shall be designed in accordance with the Virginia 40 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 Permoni Associates Inc., dated October, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 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 I. 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 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 contributions 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 infrastructure improvements for Coverstone Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. Carpels Valley Industrial Park danua13-21JPcbruar22, 2019 Proffer Statement 7.9 The Owner shall pay $360 000 to the County to be used to pay toward the road i111I)1-oVC111e11tS in the public right-of-way oil Route 50 to create an intersection with Inverlcc Way or to be used at the CoL111tV'S discretion. for road 1I11prowillentS ill the CoyerstoIle Drive area. The Owner aw,ccs to make said payment at the Carlicr of the issuance of a ce1-tif7catC 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. 8. AIRPORT OPERATIONS: 8.1 The Owner shall consult with the Executive Director of the Winclicster Regional Airport with respect to the granting of a reasonable avigation easement to provide further protection for airport operations, and shall cledlcate 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 EvalUatioll/Airport Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 15.2-2294. The OE/AAA tiling shall occur a minimum ol' 45 clays prior to the expected start of any site plan or public improvement plan constl-uction. SIGNATURES APPEAR ON THE FOLLOWING PAGES Carpers Valley Industrial Park Proffer Statement JGR TI IREE, LLC By: By: COMMONVIEALTH OF VIRGINIA, AT LARGE County/City of , To-,,vit: januaFy 317ebruary 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018, by of JGR THREE, LLC. My commission expires Notary Public • Carpers Valley Industrial Park Proffer Statement i1JLL1 N LL,C 13}': 13)': COI\INIONWEALTI I OF VIRGINIA, AT LARG1: Count}'/Cit)' of , 'I'o-wit: ly-2-3February 22, 2019 '1'lic foregoing instrument was acknowledged before me this day of 12018, b)' of II.Lf:N, LLC. N,I}' commission expires Notary' Public • 0 Caipers Valley Industrial Park Proffer Statement LCR, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: janRapy-2-February 22, 2019 The foregoing instrument was acknowledged before me this day of by of LCR, LLC. My commission expires Notary Public 2018, • 0 Carpers Valley Industrial Park Proffer Statement • 1\IIDC Tj-IRI";I LLC By: By: CONINJONW AIATI OF VIRGINIA, AT LARGE County/Cite of , IFo-wit: 4Antar5,23-Pebruary 22, 2019 The foregoing instrument was acknowledged before me this day of )2018, by of NIDC TI IRI:1 LLC. NJ), commission expires Notary Public • Caipers Valley Industrial Park Proffer Statement SUSAN SANDERS, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To-xvit: ?anua,y-2-317ebruary 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018, by of SUSAN SANDERS, LLC. My commission expires Notary Public Ll 0 0 Carpers Valley Industrial Park Proffer Statement LI1313R'1'Y I III,L L.C. 13}': 13y: COI\'IMONWF' AL'I'l I OF WRGINIiA, ATLARGE, Count}'/City of , Il'o-wit: :1- mum—y23FebIllar�221 2019 The foregoing instrument was acl:nowleclgCd before me this clay of , 2018, hp of 1.1131 R'1'Y HILL, L.C. N'I)' commission cspircs Notary Public 0 Caipers Valley Industrial Park Proffer Statement THOMAS A. DICK COMMONWEALTH Or VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this by THOMAS A. DICK. My commission expires Notary Public day of February 22, 2019 2018, 0 0 0 Careers Valley Industrial Palk Proffer Statement 0 11'1N1101'1-IY J. DICK CO14N,I0NWJ'-'ALTI 101' VIRGINIA, AT LARG1�. County/City of 1'o-wit: kmuar}-22417 iary 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018 b},'1'INIO'1'I-IY J. DICK. My commission cxeires Notary Public C7 11 Carpers Valley Industrial Park Proffer Statement MICI-IAEL E. DICK COMMONWEALTH Or VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this by MICHAEL E. DICK. My commission expires Notary Public january-2-317ebruary 22, 2019 day of 2018, • • 0 • • • USLERI tl VE r-4 F �� I u e• M„ i 'Z Carl � j ,/ /• / - _ __ indusmai rar-K Rezoning land Bay WINCHESTER REGIONAL AIRDORI ZONED RA GoverrFa's Hill Rezoning Land Bey 1 - - .fAca+4n. ti t \ �� ` \\ �: '',•f \ •Governor's Hill Rezoning Lrd83Yi Air et lndustrl#I;W Rezot Land Bay U'. .!a Gw. Goers HII Rem Mq l�na Bey 2 /iPNlh4U ! . LENGTHEN SB LEFT -TURN LANE BY 155 FT BY RESTRIPING CENTER TWO-WAY TURN LANE ". LEFT -TURN STORAGE " STORAGE/START OF CENTER TWO-WAY \� TURN LANE �c 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 Base Source: Google Earth COSTELLO DR STORAGE SUFFICIENT FOR "2020 AND 2024 WI SITE" QUEUES �F/i < costcbI hol,esale �r OOO 1 I ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N EX 18 001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PRCJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSE INTENDED WALL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennon i PENNONI ASSOCIATES. AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNING ASSOCIATES FROM ALL CLAIMS. DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE NOT TO SCALE Carpers Valley Industrial Park DRAWN BY WC Frederick County, Virginia APPROVED BY DRK Off -Site Improvements Exhibit PENNING ASSOCIATES INC. Route 522 at Costello Drive EXHIBIT 1 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 (Proffer 7.4 Intersection 1) T 703 449 6700 F 703 449 6713 SHEET 1 OF 3 14 BASE SOURCE: FREDERICK COUNTY GIS SEPARATE SEI RIGHT -TURN LANE (100 FT w/100 FT TAPER) now r �y Ri - t e • s, .. : 1 r T � SEPARATE NB LEFT -TURN LANE (100 FT w/100 FT TAPER) WILL REQUIRE APPROACH AND '• DEPARTURE TRANSITIONS FOR NI3 THRU LANE 0 100 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18 001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATIONSY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES. AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES Pennons FROM ALL CLAIM ; DAMAGES LOSSES AND EXPFN ES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE 1 " = 100 Carpers Valley Industrial Park DRAWN BY wC Frederick County, Virginia APPROVED BY DF PENNONI ASSOCIATES INC. Off -Site Improvements Exhibit Prince Frederick Drive at Costello Drive EXHIBIT 2 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 (Proffer 7.4 Intersection 2) T 703449.6700 F 703 449 6713 SHEET 2 OF 3 ► i�r LENGTHEN EB RIGHT -TURN LANE BY 425 FT w1100 FT TAPER r, f REQUIRED IMPROVEMENT ALSO PROFFERED BY OTHERS: t F ADD SEPARATE SB RIGHT -TURN LANE (100 FT w1100 FT TAPER) • CUSTER AVE y _ _ - \ MODIFY SIGNAL INCREASE EXISTING TURN LANE TO , r . 300' LANE AND 200' TAPER; ADD 100' SECOND LEFT -TURN LANE dill~ �- WITH 200' TAPER FOR DUAL LEFTS Off P A_ w AA �q` K�1 f- WIDEN NB APPROACH BY V<v •. ""? ONE LANE TO ALLOW FOR DUAL LEFTS AND A R� ��• Q wT SEPARATE RIGHT (350 FT �' w1200 FT TAPER) A M_ 0 150' 300' _,BMW a. ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNING ASSOCIATES AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNING ASSOCIATES Pennoni CLAIMS. DAMAGES FROM ALL LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THE RF FR OM DRAWING SCAT 1 Carpers Valley Industrial Park DRAWN BY APPROVED BY PENNONI ASSOCIATES INC. FIGURE UPDATED 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 2018-10-03 WC T 703 449 6700 F 703 449 6713 Frederick County, Virginia Off -Site Improvements Exhibit Route 50 at Prince Frederick Drive (Proffer 7.4 Intersection 3) HINEX18001 October 2018 1 " = 150' WC DF EXHIBIT 3 SHEET 3 OF 3 0 ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public Hearing, Recommended Approval BOARD OF SUPERVISORS: December 12, 2018 Postponed January 23, 2019 Public Hearing Held, Postponed Action March 13, 2019 Action Item AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-18 CARPERS VALLEY INDUSTRIAL PARK WHEREAS, REZONING 03-18 Carpers Valley Industrial Park, was submitted by Pennoni Associates to rezone 122.18 t acres from the R4 (Residential Planned Community) District to the M 1 (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 WIIEREAS, 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 WIIEREAS, 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, I3E IT ORDAINED by tine 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 final revision date of February 22, 2019. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the (late of adoption. Passed this 12th clay of December 2018 by the following recorded vote: Charles S. DeI-Iaven, Jr., Chairman J. Douglas McCarthy Shannon G.Trout Blaine P. Dunn i PDRes. #35-18 Gary A. Lofton Robert W. Wells Judith McCann -Slaughter A COPY ATTEST Kris C. Tierney, Frederick County Administrator 0 0 Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: 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 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") 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 1A 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 0 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 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(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-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 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. 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 unwed 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 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. As this improvement 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 I 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. 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 swinuning 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. 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 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. 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. T I 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 1st 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 unit. 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 unit 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 wouldnotbe 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 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 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 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 "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 is 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 granted 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 22 • 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 constricted 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 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 1 improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to create a four way intersection at the existing intersection of Tnverlee 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 LJ 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. PRASE 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 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. 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 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. 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. 10 Page 8 of 12 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 Bay 1. This proffer only applies to Governors Hill 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 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. 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-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, 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 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 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/Inverlee 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 construction 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 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 zoning. 15.13 Any future transportation analyses which may be required for the Property, shall utilize Code 820 "Retail" per the T.T.E. Trip Generation Manual 7th Edition for any commercial use other than office use. With the Carpers Valley Industrial Park Rezoning,this proffer no longer applicable. P� 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 H 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-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 zoning. 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. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON THE FOLLOWING 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 JGR Three L.L.C. JPG Three L.L,C. Managing Member 4n h],ard DicAMaLger- STATE OF VZRGiNIA, AT LARGE P1=A', Tq wit: The foregoing rostrum nt s a kno le ed before me this ��i �day of 2014, by C. ilpt,� My co sio Tres '7 3 t � 8 Notary Public NOTARY ti 4 : PL)BLIC �k ! REG. #1 S8446 . o'. My CM RIE$ IDN . �¢ p' .....••'�J� • • Page 12 of 12 `3 , , 0 U ©O 0 PROF ER STATEMENT REZONING: RZ. # 10-08: 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; 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") 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 Page 1 of 12 CD CD 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(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 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 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 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 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 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 I 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. 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 Arclvtectural 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 of 12 C� CD N 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 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 4 of 12 O O 9. PARKS & OPEN SPACE: 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 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. 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. 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. 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: 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. 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 1 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 C C L NOM 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 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. U Page 8 of 12 0 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. 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 1. 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-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. 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 Q 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: 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. U Page 10 of 12 15.14 In the event any proffered off -site road improvements are constructed by 0 others, the Applicant shall provide a monetary contribution to Frederick County that is equivalent to the estimated constriction 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 H 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 O CD r^ W C1 JGR Three L.L.C. C..:7 By: JPG Three L.L.C. Managing Member R hard Dick, Ma ager STATE OF VIRGINIA, AT LARGE The fore ing instrum nt was acknowledged before me this � -4-day of 2014, by %UcAL My co isio iress 3 t f 8 Notary Public , E%Wfffflj r� 4 PUBLIC REG. 1f 138448 • : �r Nly GOMMISSION : �c p EXPIRES z If 9 Page 12 of 12 • O O N THIS SUPPLEMENT TO REZONING APPLICATION, made and dated this i �'A tiay of September, 2014, by and between JGR THREE, LLC, a Virginia limited liability company, ELLEN,1iLC, a Virginia limited liability company, LCR, LLC, a Virginia limited liability company, MDC THREE, LLC, a Virginia limited liability company, SUSAN SANDEWS, LLC, a Virginia limited liability company, LIBERTY IJILL, L.C., a Virginia limited liability company, THOMAS A. DICK, TIMOTHY J. DICK and MICI-IAEL E. DICK (the "Owners") and COUNTY OF FREDERICK. VIRGINIA ("Frederick County"). RECITALS: A. The Owners are vested with fee simple title to those certain parcels of land 0 being more particularly described on Exhibit "A" attached hereto and incorporated herein by reference as if set out in full (the "Property") B. The Owners have previously submitted that certain Rezoning Application Form, that certain revised Proffer Statement and that certain Special Limited Power of Attorney to the Frederick County Department of Planning & Development as part of a request to modify and amend the Proffers previously approved for the Property (the "Rezoning Application"). C. Through inadvertence, the Rezoning Application was not signed by all of the Owners of the Property. D. The Owners intend to correct said omission and hereby ratify and approve the Rezoning Application and all documents submitted in connection therewith. tD CD tv r1D • NOW, THEREFORE, WITNESSETH: For good and valuable consideration; the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: 1. Recitals: The Recitals are made a material part hereof and incorporated herein by reference as if set out in hill. 2. Approval of Rezonintr Application: The Owners hereby ratify and approve the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith, and are bound by all such documents, as evidenced by their execution of this Supplement to Rezoning Application. This Supplement To Rezoning Application is made part of the Rezoning Application, that certain Proffer Statement bearing a revision date of September I8, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith. WITNESS the following signatures and seals: JGR THREE, LLC By "Y"'a ,7T, (SEAL) HIS! G. RUSSELL, I11, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF 96­;y 4� r�'' , to -wit: The foregoing instrument was acknowledged before me on the~'6 day of 2014, by John G. Russell, III, who is Manager of JOR THREE, LLC, a Virginia Limited Liability Company. My commission expires C) NOT PUs.1c . �, • ELLEN, LLC B 9-1 --f-L'A g �G'�v,,f(SEAL) Manager FIN G. RUSSELL, 111, M, STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me on the Z-6 day of 2014 by John G. Russell, Ill, who is Manager of ELLEN, LLC, a Virginia Limited Liability Company. 21 2017 My commission expires NARY PUBL, LCR, LLC _.(S EA L) LINQA C, RUSSELL, Nia nager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTYO[:7,1:5-Ai,/�D/1-� to -wit: '['lie foregoing instrument was acknowledged before me on the I_(- clay of _5ter rt:'� o ' 2014, by Linda C. Russell, who is Manager of J,CR, LLC' a Virginia Limited Liability Company. Expires: N"_', 21 201 My commission expires NOT IC 0 rUBLPU13T 9 MDC 1WREE, LLC By: /�% G (SEAL) d HN G. RUSSELL, III, Manager STATE OF SOU'l"l-1 CAROLINA, AT LARGE, CITY/COUNTY OI, ��/ � �' , to -wit: The foregoing instrument was acknowledged before me on the ?-may day of 2014, by .Iohn G. Russell, 111, who is Manager of MDC THREE, LLC, a Virginia Limited Liability Company. My Commission expires ! NO A Y T'U 1IC 0 SUSAN SANDERS, I.,LC A By: ! � / (SEAL) HN G. RUM GLL`�—Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY 01 'ems �f"�? , to -wit: The foregoing instrument was acknowledged before me on the 76 _ day of 100?1-- , 2014, by John G, Russell, TII, who is Manager of SUSAN SANDERS, LLC, a Virginia Limited Liability Company. My commission expires , NO I .Y PUBLIC o 0 • LII By: STATE OF VIRGINIA, AT LARG CITY/C-A OF , to -wit: L) The foregoing instrument was acknowledged before me on the Aq 4•day of e_ , 2014, by Richard G. Dick, who is Manager of LIBERTY HILL, L.C., a Virgi lia Limited Liability Company. �My commission expires_ 3 02CA0 •�00 M. B� j P •' NOTARY ' • .C�� co PUBLIC NOTARY PUBLIC * REG. #258315 p p(PIC—�/' (SEAL) �'.��p' • ..1`Q��• D TI(O AS A. DICK, by RICHA DICK, his Attorney -in -Fact STATE OF VIRGINIA, AT LARGE, C1T`)'/C'0b'N't'Y OF , to -wit: The foregoing instrument was acknowledged before me on the o 'day of -Qvy\6e,r, 2014, by Richard G. Dick, Attorney -in -Fact for Thomas A. Dick. My commission expires _ .3 2olk- �•`� Q,Q M ; gl�j'�., NOTARY PUBLIC r NOTARY ' ` ' PUBLIC ' FiEG. #258315- r, W COMMISSION �i0 ••. ��Q ;; 4,'�,�A11"i i H `�F```��. �J +D C:) I'J f t'"t' ►�/ (SEAL) / TI O'I HY J. TICK, by RICCI IARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIA, AT LARG1 , Yl CJTGE I T OF l "' , to -wit: The toregoing instrument was acknowledged before me on the 91 9-day of 2014, by Richard G. Dick, Attorney -in -Fact for Timothy J. Dick. i\%jillrimy �commission expires /-v O OTARY�T���`: `o Pusuc NOTARY PUBLIC,'. rx : NEG, #258315 MY COMM;SSION o EXPIRF �J_gjJi1'1}EAL '116A LT o ,/ MICHAEL E. DICK, by RICHARD G. DXCK, his ' �'1t + 1 l l 1 � � � �" Attorney -in -fact • STATE OF VIRGINIA, AT LARGE, CITY/eautTr OF , to -wit: The foregoing instrument was ackxiowledgcd before me on tlle gq 4Lday of 2014, by Richard G. Dick, Attorney -in -Fact for Michael E. Dick. My commission expires YQO� M EUT` NOTARY PUBLIC . 'NOTARY '• fC`�� PUBIC Ar : NEG. #258315 " MYCOPAIASSION c� `; Oaf"• • ...... • � �� ,ti '�flilllt �\ cO c� N EXHIBIT "A" PARCEL GIVE: All of that certain lot or parcel of land, together with all improvements thereon and all rights, riglits 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. 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 filll. Tax Map No.: 64-A-86 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 The foregoing Parcel One and Parcel Two are the same lands acquired by the Owners by that certain Trustee's Deed dated December 30, 2013, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 140000018. MLB/pOFore lotus b c �ForccbsurclCarpers Valley supplement to Rezoning Application 9.'26/14 • .own rom �r •rr or rr+r rrr.rrrir�N rr� ra.r <r <..... wra Irrw► rtrl r -././uc:w:.�<.t oeQNIf1Md4 L7INPMOL CJ p/Y60MMM RwnAt [9[ti_ 0 Governors Hill FlNAL MASTER 66ELUPMENT PLAN COUNTY OF SHAWNEE REVISED RICK, VIRGINIA ;UAL DISTRICT 2006 ARY 9, 200B Namry r•ao SHEET WDEX I. COVER am 2 OVFAAU.PLAN 3, MASTO DLVFI.OMEM RAN 4 BOUNDARY SUIMN ! AR/ROVFD TROFM STATDONT PINWc lddnit Sf FoQe / : ) 1I�l.WV\/.r .rr r<�rrrr./rrr.�rw<.r.w �T��<r• W.1� urrlN}lyr rirti4fr.W +1 � <\r�« IY.I y<�.yurrlr�Irf�V ti 1 r.d .�..ar awaMwa. 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COS rf, to Dp � /4 COVERSTONE DR. - COSTELLO DR. - PRINCE FREDERICK DR. �tII � 'lit N.a► _ • t _ . 21 ' N U.S. ROUTE 50I- INVERLEE WAY -SITE DRIVEWAY COVERSTONE DRIVE U.S. ROUTE 50 - SULPHUR SPRING ROAD OFFSITE IMPROVEMENTS i PHASE A PHASE B L i PHA C (N Z O F U NW W A Kol Q a m 0 w E i n � � 6 DOUGIaAS R. KFFNNFDY iae. No. 21400 ::q C`��7�NA i HINEX18001 Hines Carper Valley Traffic Impact Study Industrial Rezoning Revision 14007 Millwood Pike Frederick County, VA Prepared For. Hines Two City Center 800 101h Street, NW, Suite 600 Washington, DC 20001 Submitted 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 July 2018 Revision 1 0 TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................................................4 SiteTrip Generation.................................................................................................................... 8 Summary Assessment & Recommendations............................................................................ 11 INTRODUCTION..........................................................................................................................................................................12 Scoping..................................................................................................................................... 15 StudyArea................................................................................................................................ 15 RoadwayContext...................................................................................................................... 15 ComprehensivePlan................................................................................................................. 16 VDOT Functional Road Plan.................................................................................................... 18 Multi -Modal Access.................................................................................................................. 18 Future Transportation Improvements....................................................................................... 18 EXISTINGCONDITIONS............................................................................................................................................................19 Existing Traffic 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 -Tenn 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 -Tenn 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 CONCLUSIONS ................................................................ ......................................................................................... LIST OF FIGURES Exhibit A.- Hines Carpers Valley Proposed Site Plan ......................................................................................................................... 6 ExhibitB: Site Aerial .......................................................................................................................................................................... 7 Figure1: Regional Map .............................................. — .................. ......................................................................................... 13 Figure 2: Site Location and Study Area .................................................................................................................................... ...... 14 Figure3: Frederick County Road Plan ............................................................................................................................................ 17 Figure4: VDOT Functional Plan .......................... .......................................................................................................................... 18 Figure 5: 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 Figure11: Site Traffic Volumes (Cars) ............................................................................................................................................ 36 Figure 12.- Site Traffic Volumes (Trucks) ......................................................................................................................................... 37 Figure 13.- 2020 Total Traffic Volumes & LOS .................................................................... ........................................................... 41 Figure 14: 2020 Total Mitigation and LOS ...................................................................................................................................... 42 Figure 15.- 2024 Base Traffic Volumes with Growth .......................................... .................................................... ........ . ........ 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 ................. ...... .................................................................................. Figure 21: Route 522 at Costello Drive Mitigation Exhibit ............................................................ ....................................... 58 P Figure 22: Prince Frederick Drive at Costello Drive Mitigation Exhibit .................................. I ..................................................... 6 Figure 23: Route 50 at Prince Frederick Drive Mitigation Exhibit ....................................................................... ......................... 61 • (f,lennond • LIST OF TABLES TABLEEI: PROPOSED SITE DENSITIES.............................................................................................................................................. 8 T4BLEE2: PROPOSED TRIP GENE, RATIONSUMMARY......................................................................................................................... 8 7ABLEE3: ROADWAYNETWORKOPERA TIONALRECOMMENDATIONS ...............................................................................................9 TABLE 1: COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING.............................................................................................. 16 TABLE 2: EXISTING 2018 LOS, DELAY AND QUEUE LENGTHS......................................................................................................... 22 TABLE 3A: VDOT RTE. 50 GRO1VTTI TRENDS................................................................................................................................... 23 TABLE 3B: VDOT RTE. 522 GROWTH TRENDS................................................................................................................................. 24 TABLE. 4: OTHER DEVELOPMENT TRIP GENERATION....................................................................................................................... 25 TABLE S: SNORT-TERhf BACKGROUND 2020 LOS, DELAYAAD Qur,LEs iY1THOUT SITE.................................................................. 31 TABLE 6: SITE TRIP GENERATION.................................................................................................................................................... 32 TABLE7. SITE TRIP DISTRIBUTIONS................................................................................................................................................. 33 TABLE 8A: SHORT-TERhf 2020 LOS, DELAY AND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2)........................................ 43 TABLE 8B: SHORT-TERhf 2020 LOS, DELAYAND BACK OF QUEUE {V1TII SITE (INTERSECTIONS 3 & 4)......................................... 44 TABLE 9: LONG-TERhf 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE 10: SITE TRIP GENERATION iVITH BUILD-OUT..................................................................................................................... 50 TABLE 11: INCREMENTAL LONG-TERM SITE. TRIPS IF DEVELOPED AS HIGH -CUBE WAREHOUSE ................................................... 50 TABLE 12A: LONG- TERAf 2024 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS I & 2)............................................. SS TABLE 12B: LONG- TERhf 2024 TOTAL CONDITIONS L OSIDELAYS/QUEUE•S (INTERSECTIONS 3 & 4)............................................. 56 TABLE13: TURN LANE SUMAIARY....................................................................................................................................................62 TABLE14: SITE IhfPACTS.................................................................................................................................................................. 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 Penno Is 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 th� 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. • 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, lots' 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. • Pennonif SITE PLAN, OPTION 01 ITE AREA = APPROX. 122 AC (5,314,323 SF) TOTAL BLDG. AREA: 1,210,000 SF COVERAGE: 22.8% PARKING PROVIDED: 1,194 SPACES PENNONI 'HINES CARPER VALLEY TIA Exhibit A May 2018 tt L I 1 1-1 1 I I rr- F T7 J]7 I TT ■ HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B TRAFFIC IMPAC"f STUDY SITE CONDITIONS Projecr0HIIVM8001 FREDERICK COUNTY, VA July1018 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) 1 405,000 gsf General Light Industrial (Phase 1) 405,000 gsf High -Cube Transload & Short -Term Storage Warehouse (Phase 2) 805,000 gsf TABLE E2: 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. Is �Pe` nnani) 17J TABLE E3. ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS krrpra"frwnt I Location Type Naar 2= w Desafption •short-taerm Ir►nemPnt-1 Improvement trnemwe,wnt New Roads Coverstone Dr east of existing terminus Extend as atwo-lane roadway + approx. 750 ft +approx. 970 ft at Frederick Co Public Safety Center Rte 522 at Costello Dr Extend SB Rte 522left-turn lane by restriping center two- + 155 ft way turn lane Add a separate right -turn lane onSB Prince Frederick Dr 100 ft wl 100 ft taper Prince Frederick Dr at Costello Dr 100 ft w/ 100 ft taper, 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-tum lane on NB Prince Frederick Dr 350ft w/200ft 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 P'en r: �. i { s ,�,, C. „`� i.� 9 7 .� !. i..,j ri i 1I 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 & Prince Frederick Dr/Custer Ave is projected to operate at overall LOS "D" and "F" for the AM and P ip 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 aro projected to continue operating at LOS "E" and "F" for the Costello Dr and Hotel Entrance approaches, �Pennond . respectively, in the PM peak hour and the 95th 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. • 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. Penn r an 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 Previous rezoning approval'in zoo8, turning movement counts at the study intersections, with subject site as office and commercial uses," Development of a Synchro model for the study area to project existing and future traffic conditions, Revised scope for reduced land uses to • Based on growth between 2018 and 2020, review impacts to Coverstone Drive development of short-term forecasts for a phased extended without direct access to analysis of local traffic operations, Route 50 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, 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. INf1T TO SC Source: Frederick County ISIS (frederick.va.us, accessed 03-23-2018) * FBI SITE Aa t NFCU=NAVY FEDERAL CREDIT\ T- f UNION v A D( N 'l N _ * OTHER USES m r INCLUDED IN �+ ----- Gf STUDY \ - �- HINES CARPERS VALLEY FIGURE 1 TRAFFIC IMPACT STUDY REGIONAL MAP Project M H/NEX/dW / FREDERICK COUNly, VA July2018 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. 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. Pen Prince Frederick Drive (County Route 781) is an approximately 2,300 ft long collector road, wit 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. }.. 1 I The Land Use Plan in the County 2035 Comprehensive Plan, adopted January 25, 2017, envisions the site parcels as 62/63 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 previou development plans for the area and is proposed as a"four-lane divided section to be constructed to th�' 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. TABLE 1: COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING Intersection 4' acing 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. 0 WINCHESTE 1� 01 n r. h• ,.i srPen 9e vq...4r,wke .> o1 15.i - 2231 I I� IJ 40T TO SCAIti Source: Frederick County, VA (fcva.us, accessed 05-15-2018) Eastern Road Plan - Dec 201 ' �� • New Major Arterial Improved Major Arterial ' . New Minor Arterial Improved Minor Arterial •���,+ New Major Collector 0 `10 Improved Major Collector • ♦. # New Minor Collector Improved Minor Collector Ramp Roundabout Trails ".. Future Rt 37 Bypass • • Urban Development Area Sewer and Water Service Area Rural Community Center 2035 Compref ensive �olbcy Plan Map it Adopted January 25, 2011 Amended December 13. 2017 0 0 5 2 Mlles HINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 TRAFFIC IMPACT STUDY TRANSPORTATION PLAN MA P, °'"'tl HNFA/.VO(" - Juh 2018 • 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. • Figure 4: VDOT Functional Plan The existing roadway network does not include a continuous pedestrian access. Bike lanes are not included in the existing roadway sections. 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. 0 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. (Pennoni • 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. ra—Mc C-pt" ii,_�t," 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. 0 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. Penno rnrn • The controlled approach of the unsignalized intersection at Costello Drive/Prince Frederick Dr operates at LOS "B" or better in the AM peak hour and the PM p p 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. • 0 Pennon' neon ' lPl (CJ Fairfield Inn & p suites �/%. o4 6�1 OVERALL: © (C) p `�1 �?J C, Co U C O u 18 480 F W a �v 22 (2I4) 4—"' 1 0) 67 (197) Costello Dr Hotel Entrance N 0(1)c_ 6 (0)'ZI, ^ '.°... 16,550 O o` 3 840 r a � aN a M Costello Dr q� 42 (125),--- 31 (3) tttltt ^ � Vt ^ 1,70 50 LEGEND QI STUDY INTERSECTION LANE GEOMETRY li1 e VOLUMES EXISTING 10 (10) AM (PM) ht� IMPROVEMENT 1,000 AVGDAILYTRAFFIC A(A) LEVEL OFSERVICE-AM (PM) A� IA, APPROACH LEVEL OF SERVICE OVERALL: rbT\ C (C) o� ..J N v Costco G v 9 vl'c Wholesale V N T�J� �cL O N (B/ �1 • �J q� 4` o 0 O (Pj \ �t- 2 P US Army / \ Corp of ' Engineers SITE Frederick County ' Public Safety 4 O 3,010 <� u 0(7) 496(953) 52 (61) 0 N Route 50 2 (9) � o n 29 (80) O 798 (668) ts4- •c h, a 105(19)� k 3,940 0. PROPOSED INTERSECTION Center ` \ ♦\ 1 5 l \Q N / N07T0 SCALF. PROPOSED INTERSECTION _ HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project 11IIINEX18001 CREDERICK COUNTY, VA July2018 TABLE 2' EXISTING 2018 LOS DELAYAND QUEUE LENGTHS 0 # Intersection TrsAlc Controv Mitigation Lane/Approach Storage, Lem (B) AM Peak Hors PM Peak Hour LOS Delay (sec/veh) Back of Queue (B) LOS Delay (secNeh) Back of Queue (B) I Route 522 & Costeib Dr & Hotel Fstrance Signalized EB/LT 40 D 44.7 22 F 103.3 26 EB/R 40 D 42.9 0 - - - EB 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 NpB 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/TR 825 NB LOS - A 8.6 - B 18.2 - SB/L 195 D 42.8 63 E 63.5 316 SB/I'IR 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 Unsignalized 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 - 3 NB/LT 580 A 8.0 0 A 7.6 A 0.0 - A 0.0 NB LOS - - 2.1 - - 2.9 - S13nR 1,410 SB LOS - - 0.0K60 - 0.0 Overall - - 2.6 - 4.7 - 3 Route 50 & , Prince Frederick Dr & Custer Ave Signalized EB/L 150 D 48.6 D 51.0 #139 EB/IT 890 B 19.8 B 18.7 233 EB/R 200 B 14.0B 14.2 0 EB LOS - C 20.1C 22.3 - WB/L 360 D 45.6 D 47.4 78 WB/ITR 1,140 B 16.0 C 24.3 347 WB LOS - B 18.9C 259 - NB/LT 1,420 D 44.8 F 140.4 #220 NB/R 500 D 42.3D 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 - I D 44.6 - Overall - C 1 23.4 - I C 33.7 - - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T:1hru, R: Right - Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. r1 I* 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. `,i' 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 Pm& e0 Mlweod Plb► Front "I Me Ao+w S) to Carport Valley Rd (umlo 723) Eflacttve Grow>w Reese EMtllve Orowth Rowe YEAR AADT YEAR MWDT 1 YR 2 YR 3 YR 5 YR 10 YR 1 YR 3 YR 5 YR 10 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 5.9% 2.9% 4.0% -1.1% -1.5% 2015 19,000 5.6% 3.8% -1.0% -0.5% 2014 17.000 0.0% 20% -22% -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% AA% -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% 20M 20.000 4.8% 0.046 0.01% 2007 22.000 4.8% 3.2% 3.0% 2007 21,000 5.0% 0.014 2.0% 2006 21.000 0.0% 3.4% 2006 20,000 0.0% 0.01/6 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 1 19.000 2002 1 19,000 Avg Growth Rates: 9.1./. -0.5% -1.1% i -1.6% Avg Growtli Rates 1 0.2% i -0.2%. 1 -0.6% -1.0% so Rce V00T, Traffic Enghecring 0visW, 0ea Tm7c Wd a Esdmolas, ..mnro rng-_9 vrswn. uenv nw�.c v Penn TABLE 3B: VDOT RTE. 522 GROWTH TRENDS A .10 ltmft' SO (Millwood Pike) Eftedve Or*" Pbo* Ve GrOMIN Mies YEAR 'MOT YEAR AAWDT., 1. YR 2 Y.R pm SIR It VR 1VR SYR 5VR' le YR 2017 15,000 0.0% 0.0% 2.3% 1-4% -0.6% 2017 16,0()0 0.0% 2.2% 1.3% 0.0% 2016 15,050 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% 0p0% -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% 20D9 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 15.0()0 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 1 14,000 1 2002 1400 Avg Growth Rates: i 0.6% 0.4% i 0.0% i -0.2% 1 Avg Growth Rates 1 : 0.9% 1 0.9% 1 0.6% 0.4% SOURCE VDOT, Traffic Engineering [Xvision, Daily Traffic VQj­,E&jjm,,frS. SOURCE: VDOT, Traffic Egi,.e,N Division, Dolly T,,afft Volume 0- Pennoni) • 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. 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 �e�nnonif( O 19,04E �a a r. e Am 23 (220) 69 (203) Costello Dr Hotel Entrance 10 (8) cam. b 0(1)r^� 6 (0)� _ ^ C 17,050 ® I I I I I Cove storne Dr 21 (4) c� e LEGEND (D STUDY INTERSECTION LANEGEOMETRY W VOLUMES `Wtvp EXISTING 10(10) AM(PM) hfr+ IMPROVEMENT 1,00E AVGDAILYTRAFFIC 02 Ge / / r US Army / \� Corp of Engineers c°`P" SITE r Frederick \� / ^ County ♦ 1-- 0 a 3,100 J 4!.0(7) <OMI 511 (982) 1) ( 1 1 (I) N Route 50 2(9)6 O f M 30 (82) � A Y p 812 (688)ONy1 108 (20) @% V. F4—,O 6-01 c 0. Hal PROPOSED INTERSECTION PROPOSED INTERSECTION I 5 , '♦ I `6 r / ♦r�, _ HINES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 TRAFFIC IMPACT STUDY WITH GROWTH Project # HINEX18001 'REDERICK COUNTY, VA July 2018 O � 0 0 (0) 0 (0) Apo( OCostello Dr Hotel Entrance 0 (0) 0 (0) x;t> 0 0 0 0(0)K74 o00 O '5 0 o 0 0 iii I Costello Dr 0 (0) IRA G 0 O O 0 ( i i l i ( Covmtone Dr o s e o W u a u 50 LEGEND lQ STUDY INTERSECTION LANE GEOMETRY % 1 f VOLUMES 1 1 P EXISTING 10 (10) AM (PM) fIt#+ IMPROVEMENT 1rL 0 AVGDAILYTRAFFIC M; 00 03 _ cos Costco y /'@ Wholesale � rr �j O � c` de 0®Z / � r US Army / \� Corp of \ Engineers cDLersrO'P ' ' SITE Frcdcrlck�\� County ♦ ' PubllcSafety A < 0)i 0 u' tis <— 45 (597) RII, 0 (0) 0(0) Route 50 p 0 (0) c� n A 629 (65) mrrtrt9 0 o 0 (0) A 9 O O O e 0 c 'C a O PROPOSED INTERSECTION Center ` \ r ♦ I \ ♦\ 5 \G r � � r N � INOT TO SCALE PROPOSED INTERSECTION HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 c:= TRAFFIC IMPACT STUDY TRAFFIC VOLUMES WITHOUT PrgjecrBN/NEX18001 'REDERICK COUNTY, VA SITE July70/B 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. 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. �i.C1� 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 propose site plan analysis scenario. Existing peak hour factors (minimum 0.92 and not exceeding 0.95) were utilize 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,i 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 Now • 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. Pennon 9r Fairfield Q,LP4� Inn & p 941OSuites Costco 1 Wholesalesa le OVER(C' O� �� G27 CGS O r19,O4O(220) (203) Costello Dr Hotel Entrance 10(8)�'r" 0(1) 6 (0) C v 00 17 050 O o 3,960 N � � � u 7 M Costello Dr y� 43 (129) Ca 32 (3)wEl h � 1,750 ® I I I I I Coverstone Dr te. 21 (4) ar3 V h 0. U W LL: UWvU Ql STUDY INTERSECTION LANE GEOMETRY "' GIF VOLUMES EXISTING 10(10) AM(PM) +If t+ IMPROVEMENT ' 1,000 AVG DAILY TRAFFIC A (A) LEVEL OF SERVICE -AM (PM) A (A) APPROACH LEVEL OF SERVICE OVE D L: 1 d 14' OO 49 C� O � G c� ®2 Q' PlQ1 / 1 US Army / CO Corp of Engineers `Prst0 0, SITE i Frederick V County Public Safety O > 3,100 Q U a0 0 (7) 556 (1579) 54 (63) N Route 50 30 (82) A ■ e V) 1441 (753) J 4,060 a 0 PROPOSED INTERSECTION Center 4 ` I \ ♦`Q 5 `♦Q v ' N` NOT TO SCALE PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Prajecr # HINEX18001 "REDERICK COUNTY, VA July2018 • TABLE S: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUT SITE N it tenectiom Tffk a� M Lase/Approach �Storage ) Lengths ( AM Peak How PM Peak Hoar LOS Deby (sec/veb) Back of Queue LOS Delay (Stctveb) Back of Queue 1 Rotac522 Signalized Cow Dr & Hotel Finance Overall 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 G3.8 147 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 - WIT 475 A 7.8 1 I G B 18.6 230 NB/TR 825 NB LOS - A 7.8 - B 18.6 - SB/L 195 D 49.0 63 E 63.9 323 SB/TTR 720 A 7.2 175 A 4.6 108 SB LOS - A 9.8 - C 25.8 - - B 11.2 - C 29.7 - 2 Pence Frederick Dr & Costello Dr Unsigtalized 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/TR 1,410 SB LOS - - 0.0 - - 0.0 - Overall - - 2.5 - - 4.6 - 3 Route 50 & Pmct Frederick Dr (protectcd/pemissive) & Custer Air Signaled Fhshing Yelow Arrow for EB & WB 1c&S EB/L 150 B 11.2 24 C 22.7 62 EB/IT 890 D 38.1 11718 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/ITR 1,140 B 15.8 184 E 68.9 1/806 WB LOS - B 16.1 - E 66.7 - NB/LT 1,420 D 44.6 62 F 151.7 11228 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 - C 32.0 - D 54.7 I- EB = Eastbound, WB =Westbound, NB = Northbound, SB = Sotahbound, L: Left, T: Thrt, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined N - 95th percentile volume exceeds capacity. (Pennonf SITE TRIP GENERATION • Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th 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 l7 4..4.U.- TG.M...W - .. DAILY A.N-PEAXHOLrIP RMPEAXHOUR ODF(1) F.liNerr WF, size,. .fa (I« ) fN OUT TOT.41L . rIV _., r0T.41L Proposed with Revised Land Use --(X1T PHASE 1 110 110.490 10th Gen. Light Ind. (Avg Rate) (2) 405.000 ksf 2,009 250 34 284 33 222 255 Cars (67.8% Daily, 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 Transload & Shrt-Term Storage Wilts 805.000 ksf 1,127 49 15 64 23 58 81 Cars (67.8%Daily, 69.2%AM, 78.3%PM) 764 34 10 44 18 45 63 Thicks 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 Lrri? Uu TG M�sw�/- DAILY AMPE41117HOUR P41 PEAR HOUR CODE USE Siu fir. 0-w9y! IN 017 TOTAL, IN OUT TOTAL Previous Zoning Approval Traffic Study (8/2008) 710 710.000 7th Office 385,000 ksf 3,767 485 66 551 87 423 510 820 820.000 7th ShoppmgCenter 900,000 ksf 38,646 565 362 927 1,620 1,755 3,375 1285.000 ksf 42,413 1,050 1 428 1,478 1,707 2,178 3,885 Subtotal Total By -Right Trip Generation (Weekday Peakf 3) 42,413 11,0501428 11,478 11,707 12,178 13,885 Change in Trips from by -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, edition 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 (independent wadable) Is outside the range of data. (3) Pass -By trips and Internal trips with residential uses not Included In comparisons. -1,651 -1,898 -3,549 i -97% -87% -91 % 0 E I • j - t{;•+ems t_:,r(2�- S 'a'31i(�ti' f fd[' 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 WINCHESTER i T� 1 r 1 `-,1r VA 15% 45� ` �P �r 35°% ltr 35 /° c i SITE %\ �. ! J. Note: Distributions derived from "Traffic Impact Study - FBI Central Records Complex," In% by Cardno, September 2015; and previous commercial distributions for the site. Out% N NOT TO SC Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) WINCHESTER 1fO . 60 4 J 4 a u sir ' SITE fs.eMY rrG.: SMrry Cmis .-, Z' % i Note: In/Out %'s may vary locally. 17".".11S. Source: Frederick County 61S (frederick.va.us, accessed 03-23-2018) a HINES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 10 TRAFFIC IMPACT STUDY (TRUCKS) Project N HINF-XI8001 REDERICK COUNTY, VA July 2018 X 0 u 0 100 a 0 o a 40,11111 0 (0) jr4(26) Costello Dr Hotel Entrance N L;� 0 (0);a 0 (0) _� e r O o 1,060 .. u o n Costello Dr 0 (0) 35 (5) - 1,360 ® 1,0201 o ..oa � et (0) O .°= a in �p 6 (43) ■ee M J�� �Y O0(0) Coverstone Dr 130 (19) .0 t..t 43 (6) EMOO W e o 0 0(0)0�14 3 e o e o `u 0 U m O (0) 0 0 0 ♦D 0 (0) 0 0 0 Route 50 0(0)� 0 (0) 5 0(0)� 78(12)� u e e m it 1,060 a 0 340 e in O R Coverstone Dr 43 (6) 50 LEGEND Q STUDY INTERSECTION i LANE GEOMETRY I t r VOLUMES ' 40 EXISTING 10 (10) AM (PM) hto IMPROVEMENT I,000 AVG DAILYTRAFFIC M; 00 ap;k P C � CG SrPr Costco 6P Wholesale : �e ly US Army \ Corp of / � Engineers r0�Po�\` SITE Frederick County Public Safety 4 J Center 5 6 J V N / riot ro sc�u.e, \ J 1 PROPOSED INTERSECTION CCLHINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 TRAFFIC IMPACT STUDY (CARS) Project # HINEX18001 REDERiCK COUNTY, VA July 2018 Fairfield Inn & Su(teS O g�✓f C O (7) F ') Costello Dr Hotel Entrance c 0 (0) t ir 12c 0 (o) - ^ o L 0 (0) WIA o o O 61 70 v � u C ■ is Costello Dr U (0) I9(2)ty �l v e C n r` 650 ® 3 160 0 (0) �j V o o in f 8 (36) Covcrstonc Dr 19M.0 'a 58 (5) s:i nJ o 0 0 0(0)�^ 3 0 0 0 V N a �l W 50 Costco Wholesale LEGEND lO STUDY INTERSECTION LANE GEOMETRY W VOLUMES b to EXISTING 10 (10) AM (PM) htf+ IMPROVEMENT P00 AVGDAILYTRAFFIC MMfeAm Cpste/% 02 / 1 USArmy / `\ Corp of / �\ Engineers I cO`' SITE ' /On \ I Frederick County PublIcSafety q I Center o O 4-0(0) 1 5 Route 50 0(0)� o ��� o \ ♦ n c ` 0(0)�c�.!j u N 470 NOT TOSCAL ` I \ I 0 490 W I � N o e v Covcrslone Dr 58 (5) PROPOSED INTERSECTION ME HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC IMPACT STUDY (TRUCKS) Projcclll HINEX18001 REDERICK COUNTY, VA July 2018 PROPOSEDSHORT-TERM 2020 CONDITIONS WITH 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. t { 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 813. 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: Short -Term 2020 Conditions with site • 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; 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. • 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. 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 reviousl roffered 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 p Yp separate left turn lane on NB approach; Add separate SB right turn lane on Custer Avenue to address existing LOS deficiency. 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. 0 `tl rCJ' Fairfield P `El 4�l Suites (I. 40 O r OVERALL: 0 CL� O 09 a (c) ostco hollesaesa �J Wle O 19 220 s a � t;n 27 (145) 1 a r 74 (236) Costello Or Hotel Entrance 10 (8) ttxs✓r, � 0(I) o 6 (0) r v' N 17 350 O A u 5 490 N �1 LL C tT M, Costello Or 43 (129) : 86 (10) QivG .c -� � N V P r 3,76E � ® 1 180 tu 0 0 V�- 0 (0) N O o h �"j -4w= 14 (80) O(0) N Coverstone Dr 149 (21) 6 00 101 (12) 5=21C> W 6 0 0 21 (4) U N 0. U LL LEGEND 10 STUDY INTERSECTION LANE GEOMETRY lygil VOLUMES EXISTING 10(10) AM(PM) 50 h l IMPROVEMENT 1,00E AVG DAILYTRAFFIC A (A) LEVEL OF SERVICE • AM (PMI A (A) APPROACH LEVEL OF SERVICE °°ap; OVERALL: O ke D(n mJ CO t W�(0) e 40 raj P O(4Q) �6j 4 41°�v w CO de / �9Jr2 P1 ly ' P� LPl p US Army / \ Corp of / \ Engineers \ �CI, SITE ' F° \ Frederick r County `7(j Publlc Safety (y 4 O 3,100 ao o U [' 7 556 (1579) 1 (73) (1 N Route 50 c 2(9) Q 30 (82) t- ■t� N 1441 (753) tm� 236 (36) LL N t1 t� 5 590 a O 830 0 N Coverstone Or 101 (12) Center J r d�pP 5 I � r � 1 NOT TU SCALE \ r \ I PROPOSED INTERSECTION \ 'I HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 TRAFFIC IMPACT STUDY VOLUMES & LOS Project // HINEX18001 2EDERICK COUNTY, VA July2018 Fairfield Inn & o� O`ctlOSu1tes �ppo O J O Costco ` Wholesale OVB C) O� C / q(� P/O MITIGATION O N o�mp o nzz .. u: i,n -Oo c Costello Drive Hotel Entrance F LI O oa A � x .0 + D 'T m w ,G Costello Dr o 00 TQ D+ m LEGEND Q STUDY INTERSECTION LANE GEOMETRY 40 EXISTING IMPROVEMENT EXTENSION OF EXISTING TURN LANE A (A) LEVEL OF SERVICE -AM (PM) A (A) APPROACH LEVEL OF SERVICE OVCL: , O -( n O 3 O A �8 � L •ppo �� ( J 0 Oq O CoStP//o �l- l� e ®Z I/ V US Army / \\ Corp of / \ \ Engineers 9 COI, ` qj 7 PO P SITE Freder\\ick County Pu trety Center CqJ 4 ' Centeer �� q �qJ N NOT To SCALE \ ♦♦ V 1 O00 .D U IT m�� w any Route 50 e� 4 n.I " + nioaonno 625 FT + `�' L' 100 FT TAPER M N _ HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 TRAFFIC IMPACT STUDY Project # HINEXI8001 REDERICK COUNTY, VA MITIGATION AND LOS July2018 / 1 L_J 9 r1 L_J TABLE $A: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2) 0 fatersecdon It Tmfflc M Commit Lane/Approach Stom�,�� a AM Peak Hoar PM Peak Hoar 1.06 DeVy (Seclveb) Back of �j LADS Delay (seclve6) Bade of Queue Role 522 ! Costeb Dr & Hotel Eamme Si paliad Extend SB left -turn lane striping to 350 ft (to accormtodateprojected queue; does not change analysis results, i.e. LOS, delay, or queue lengths) EBILT 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 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 WitLOS - D 41.5 - E 57.5 - NB/L 100 D 44.4 6 NB/IT 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 SB/1-IR 720 A 7.3 177 A 5.0 108 Sit LOS - B 10.6 - C 26.2 - Overall - B 12.1 - C 31.0 - 2 Prince Frederick Dr Ik Costcb Dr Unsigalvcd 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 8 NBT A -0.0 - A 0.0 - NB LOS - - 2.3 - - 2.4 - S B/I' 1,410 - - SB/R - - - - Sit LOS LOS - - 0.0 - - 0.0 - Overall - - 2.8 - - 4.7 - Add separate NB kft and Sit right -turn talcs (100 ft+ 100 ft taper) per VDOT warrants EB/L 350 B 11.5 8 C 15.4 30 EB/R 3,000 II 11.3 13 A 8.7 0 EB LOS - B 11.4 - B 14.9 - NB/L 150 A 8.7 0 A 8.0 8 NB/I' 580 - - - - NB LOS - - 2.3 2.4 - SB/I' 1,410 - - - SB/R I50 - - - SB LOS - - 0.0 - 0.0 - Overall - - 2.7 - - 4.4 - ,i{ TABLE BB: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) AM Peak Hour PM"Peak Hour # Intersectioe Traffic Commit Mitigation, Lane/App mach Storage " " Delay Back of Lengths (B) LOS Queue LOS EB/L 150 A 8.1 24 C EB/IT 890 F 80.1 4790 B EB/R 200 B 18.0 53 B Signalized EB LOS - E 70.1 - B WB/L 360 D 52.7 136 B Flasing Yellow Arrow WBl1TR 1,140 A 9.3 132 E (protected,*rmissive) WB LOS - B 17.2 - E for EB Left AM & EB NB/LT 1,420 E 56.6 483 F & WB lefts PM NB/R 500 D 41.9 0 D NB LOS - D 51.4 - F SB/LTR 265 D 49.8 124 D SB LOS - D 49.8 - D Rohe 50 Overall w/o M$PIGATION - D 54.6 - F 3 Ptiiae Frederick Dr EB/1- 150 A 9.2 19 C EB/TT 890 D 36.4 4614 B Custer Aue Lengthen EB right -turn EB/R 675 B 14.1 37 B (625 ft+ 100 $ taper) EB LOS - C 32.8 - B lane WB/L 360 F 88.6 #187 B WB/1'IR 1,140 B 13.2 147 D Add new NB left-turnWB lane (350 $ + 200 $ LOS - C 26.9 D taper) NB/L 450 D 43.9 47 E NB/LT 1,420 D 43.4 49 E Add separate SB right- NB/R 500 D 41.2 0 D turn lane (100 $+ 100 9 NB LOS - D 42.8 - D taper) SB/LT 265 D 53.2 #98 E SB/R 150 D 40.4 0 D SB LOS - D 44.8 - D Overall W/ MITIGATION ; - C 26.7 - D EB/LT A 7.7 10.0 A 520 EB/T A 0.1 A EB/R 190 _ Coverstone Dr gr New Intersection 4 Site Eramwe # & Unsignal¢ed Frederick Co Pubic Safety" Ceriter (East Entrance) EB LOS - - - _ _ WB/LTR 750 A 0.0 0 A WB LOS - - 0.0 - _ NB/LT 55 B 13.2 2.5 B NB/R A 0.0 - A NB LOS - - _ B SB/LTR 25 A 8.6 2.5 A SB LOS - - - A I I Overall I - I- I EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbamd, L: Left, T: Tluu, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. Back of Deily due (sec/veh) (ft) .. 22.7 62 18.4 253 13.6 0 18.6 - 12.1 44 68.9 #806 66.3 - 563.9 #398 40.7 28 356.9 - 44.9 104 44.9 - 89.6 - 26.0 76 17.5 258 13.1 0 18.2 - 11.8 45 45.1 #837 3. - 63.1 155 • 58.0 157 44.1 47 54.0 - 56.3 #109 49.3 0 52.1 - 38.1 - 7.5 0 0.0 4.3 - 0.0 0 0.0 - 11.2 8 0.0 - 11.2 - 9.2 15 9.5 - - , - , , - 0 0 LONG-TERM 2024 CONDITIONS WITHOUT PROPOSED SITE E 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. 1t.i1)IIlL''.Ilt r"!1-1 ; i iii1 I ('ril! i. ,I{�14ffI (.7kIfi(J 1(t(l. V,-;lllilf�':. 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, respective ly'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 i 1 or "*A ArA O r20,2(234) (215) Costello Dr Hotel Entrance 11 (9)ty 0(I)✓' o o v 7(0) _ C" 18,090 O a 4,200 � o ro S M Costello Dr yy 46 (137). 34 (3),S� Wi � = 1,850 ) CoverstoneDr u 22 (4) F � W U a U .w Costco Wholesale O ¢ 3,290 %. 0 (8) CD v v 4— 542 (1042) tA � 57 (67) I (1) N N Route 50 2 (10) 32 (87) O N 862(730)nv7> •c a h o IIS(21)�gg w N N N 4,310 4- PROPOSED INTERSECTION LEGEND STUDY INTERSECTION LANEGEOMETRY N ff VOLUMES 1 EXISTING 10 (10) AM (PM) hti+ IMPROVEMENT 1,000 AVGDAILYTRAFFIC O ael / ®2 US Army Corp of Engineers CO `Prsr�°P���, SITE Frederick ' county ♦ / ' Publtc5afety 4 Center I 5 , ' N � 'NOT TO SCAL PROPOSED INTERSECTION HINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES TRAFFIC IMPACT STUDY WITH GROWTH ,EDERICK COUNTY. VA FIGURE 15 Project HINEX18001 July 2018 9 1 r0 Fairfield Inn & p Fl Suites KA /\l� • L�f O O/FJ `� O Costco Whollesaesa Wholesale OVERALL: D (COyt CP�/ O -1 4200 Y �s 3 � M a Costello Or 46(137)rE 34 (3) lc % r 1,850 50 LEGEND STUDY INTERSECTION LANEGEOMETRY rtl'l'a-'+ VOLUMES I 1JfP EXISTING 10(10) AM (PM) hfi+2020 Mfl AVG DAILYTRAFFIC IMPROVEMENT OVERALL: �r0 `O V' c° 0o 1z' fe) q A(A) LEVEL OF SERVICE-AM(PM) A(A) APPROACH LEVEL OF SERVICE C ,I� tPr °roJ o� O � O r � \c� e � 2 1 \ USArmy orpof Corp of / � Engineers SITE ; Frederick \� County ' Public Safety A O 3(,290 � $ a -11 0 (8) o a 4 " 587(1639) 57 (67) r �'7 N Route 50 2(10)r�yq 32(87)t�/' 0 4 � Q i 1491 (795)=04� •c PGS N a G o 115(21)r7% n " N 4, 110 a PROPOSED INTERSECTION Center t ` g� 5 / ' �G � 1 / v 1 N � INar To scn1.E PROPOSED INTERSECTION HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE 'REDERICK COUNTY, VA FIGURE 16 Project It HINEX18001 July 2018 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 atLang-Term 2o24 Conditions withoi it overall LOS "B" in the AM peak hour and at overall Site LOS "C" in the PM peak hour. The westbound Costello Drive and eastbound Hotel Entrance Undesirable overall intersection LOS approaches each operate at LOS "D" in the AM and queues without improvements: peak hour. Costello Drive operates at LOS "E" in the PM peak hour; Hotel Entrance operates at LOS At Route 50 signal at Prince Frederick "F" in the PM peak hour. Left turning movements Drive, overall LOS "E" with growth; from northbound and southbound Front Royal Pike operate at LOS "D" in the AM peak hour; At Route 522 signal, overall LOS "C" • southbound left turns operate at LOS "E" in the'PM with growth but stacking length peak hour. Overall, the Front Royal Pike inadequate; approaches operate at LOS "C" or better in the AM peak hour and the PM peak hour. LOS Costello Drive/Prince Frederick Drive computations are based on the HCM 2000 in lieu of operates at LOS "B" but a SB right -turn HCM 2010 methodology due to shared movements lane is warranted. 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 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. • TABLE 9; LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE q Intersection Traffic Control/ Mitigation Lane/Approach Storage Lengths (n) AM Peak Hor PM Peak Hsur LOS Delay (sec/veh) Back of �� L06 Delay (sec/veh) Back of ue �j I Row522 Comb IN & HowJErawme 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/fT 475 A 8.5 126 B 19.8 247 NB/TR 825 NB LOS - A 8.5 - B 19.8 SB/L 195 D 42.5 66 E 65.3 346 SB= 720 A 7.5 190 1 A 4.8 116 SB LOS - A 9.6 - C 26.4 - Overall - B 11.4 - C 30.6 - •NB/L. Pmce Frederick Dr 2 Casteb Dr Unsignalized EB/L 350 B 10.0 5 B 11.8 20 EB/R 3,000 A 9.3 3 A 8.7 0 FB LOS - A 9.7 - B 11.7 - 580 A NB/T A 7.9 0 A 7.6 3 0.0 - A 0.0 NB LOS 2.0 2.9 SB/f - SB/R 1,410 - - - - - SB LOS - - 0.0 - 0.0 - Overall - - 2.6 - - 4.7 - Rotte 50 & 3 Prwe Frederick Dr & Crater Ave Signalized Flashing Yellow Arrow (protected/permissive) for EB & WB lefts EB/L 150 B 11.4 25 C 1 24.1 1 69 EB/TT 890 D 47.5 11757 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 1 37 B 12.5 41 WB= 1,140 B 16.4 1 196 F 90.4 #851 WB LOS - B 16.7 - F 87.3 - NB/LT 1,420 D 44.8 64 F 173.7 043 -NB/R 500 D 42.2 0 D 40.5 NB LOS - D 43.9 - F 121.2SB/L.'IR 265 D 51.6 11147 D 46.6 d14 SB LOS - D 51.6 - D 46.6 Overall - D 37.8 - E 67.7 EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbou nd, L: Left, T: Titnt, Storage lengths include half the taper. Continuous lane lengths arc to upstream intersection. 11 - 95th percentile volume exceeds capacity. R: Right TBD: To Be Detctmined Bertnoni a CONDITIONS WITH PROPOSED SITE 0 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 Density: AM, Peak Hour PM Peak Hour - Daily 1.21 million sf 29149348 561280336 3,136 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 lJse Density AM Peak Hour' PM r 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 ITE Trip Generation Manual (10th 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. i�et11CloII'fl' XFairflleld4 O ul 160 o � 3 (22) 4- 0 (0) �5(33) Coslcllo Dr Hotel Emran e 0(0),o o1- V 0(0)�st> o o 0 (0) o o t O 6 1 650 .0 �L o " a Costello Dr 0 (0) 41 (9)r� h � 2,1301 O x 320 n o u 0 (0) Q` 4ou 20 (132) Vl Coverslone Dr O �y o0 31 (7) 124 (26) aSA Costco Wholesale c, ® x 530 1 `e c 0 (0) woo y aw 25 (164) 0(0) r r Coversionc Dr ♦ O T 52 (I I) ii' f 155(33)�i7 0 0 o 0 (0)1 0 0 0 U N U u :L LEGEND QI STUDY INTERSECTION LANE GEOMETRY Fn1'if, VOLUMES 44f, EXISTING 10 (10) AM (PM) 4-1teo IMPROVEMENT 1,000 AVGDAILYTRAFFIC o / . Ri / 1 US Army ' \ Corp of ♦ Engineers CO \ SITE Frederick r County w„ I Public rety Centeter 1 s '`. 6 1 1 NOT TO SCALE \ 60 ♦ 1 6 0 � \ O n o 0 (0) ♦ ♦ / Covcrslone Dr v 103 (22) 21 (4)---* HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 TRAFFIC IMPACT STUDY (CARS) Project # F//NEX18001 REDERICK COUNTY. VA July 2018 Fairfield Su tes jJ O g�� O 130 0 a so = �z(y) M2(9) Costello Dr Hotel Entrance �7 0(0) E3r'� L 0(0)�� o o v 0(0) oov� 150 O A 730 e � 00 N Costello Dr 23 (3)-% 1,010 ® U 100 W o o � 0 (0) O N o o Q ainrry 14 (55) �0(0) vv Coverstone Dr itf O 83 (11)czm:'> o 0 0 0(0) o00 U y U U w 50 Costco Wholesale OQ U pq�0 vc�j 0 (0) o a o 0 (0) 0 0 0 O t 9 (1) 0(0) Route 50 O t 0 (0) O � f 0 (0) or+ 60(8)� a O N w 730 a O 500 W 0 0 42..o in 0(0) , k®6 (24) Coverstone Dr 46 (6).V/ 37 (5) N-',D O LEGEND 1Q STUDY INTERSECTION LANE GEOMETRY %f 6 VOLUMES ' Mep EXISTING 10 (10) AM (PM) Me IMPROVEMENT 1, 0 AVGDAILYTRAFFIC i � e4� r0 2 Q US Army Corp of �\ Engineers CD` Frederick County Public Safety Center I_NOTTOSCALFTOSCALE © u 250 r — o (ago m y OR O .g0-2(9) �Y dt Coverstone Dr 23 (3). 14 (2) Now f 1 ) t 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. 1O l it CJi �i(. ,?1'.'.`' '�.villI i)1 I'!ii i :lit 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 Condition-, with Site Bnild- conditions is shown on Tables 12A and 12B. The only additional mitigation required is a signal timing update to �1t 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. in 2020 for Phase 1; The Synchro calculation worksheets are in Appendix I; Synchro calculation worksheets with the signal timing At Route 50 signal at Prince Frederick mitigation are in Appendix J. Drive, update signal timing; General Level of Service assessment of expected long-term At Route 522 signal, overall LOS "C" operations with the site are described below: 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 Perinoni� and the PM peak hour. LOS computations are based on the HCM 2000 methodology due to share* 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. a 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. 9 (f � _o---'' • 0 C7 TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 1 & 2) M 1weneetbn Mitigic a�a u Lane/Approach Lee�g� (R) AM Pock Hour PM Peak Hoar l06 Deis) (tedveh) Back of Delay Bade of Quest L06 (fee/vek) Quest Route 522 1 Couelo Dr & Hotel �cc Sigmtizxd Overall EB/LT EB/R EB LOS WB/L WB/LT WB/R WB LOS NB/L NB/IT NBnR NB LOS SB/L, SB/1'I'R SB LOS 40 D 44.7 24 F 126.8 28 40 D 42.9 0 - - - - I) 44.0 - F 126.8 - 120 D 42.2 55 E 65.4 156 3,000 D 42.1 55 E 65.4 156 1,400 D 40.0 0 D 49.7 78 - D 41.6 - E 57.2 - 100 D 44.4 6 475 A 8.5 126 B 19.8 247 825 - A 8.5 - B 19.8 - 195 D 42.5 66 E 65.3 346 720 A 7.5 190 A 4.8 1 116 - A 9.6 - C 26.4 1 - - B 11.4 - C 30.6 - 0 FtsderrJc 2 el Co6teio Dr EB/L EB/R EB LOS NB/L Utuigialized NBfr NB LOS SB9 SB/R SB LOS Overall 1-7- 350 B 10.0 5 B 11.8 20 3,000 A 9.3 3 A 8.7 0 - A 9.7 - B 11.7Priv - 580 A 7.9 0 A 7.6 3 A 0.0 - A 0.0 - - 2.0 - - 2.9 - 1,410 - - - - - - 0.0 - 0.0 - - 2.6 - - 4.7 - Pveli� no�nr �= TABLE 128: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 3 & 4) AM Peak or PM Peak Roar of # Traffic ConaroL/ Interaeetion Lane/ ch Storage Back of Mitlgation �°a Lengths (ft) Los Delay Queue L Delay. QueBack (sec/veh) (seciveh)Ot EB/L 150 A 9.2 19 C 28.1 82 EB/1T 890 D 36.4 #614 B 18.7 279 EB/R 650 B 14.1 37 B 13.8 0 - C 32.8 - B 19.4 - Signalized tBLOS 360 F 88.6 #187 B 12.6 49 1,140 B 13.2 147 E 61.2 #892 Flasing Yellow Arrow - C 26.9 - E 58.8 - (protected/permissive) NB/L 450 D 43.9 47 E 68.4 #189 for EB Left AM & EB NB/LT 1,420 D 43.4 49 E 60.4 178 & WB lefts PM 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 #98 E 61.7 #116 SB/R 150 D 40.4 0 D 49.5 Route 50 SB LOS - D 44.8 - D 54.3 - & Overall - C 32.4 - D 46.9 - 3 Prince Frederick Dr & EB/L 150 A 9.3 19 C 26.0 76 Custer Ave 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/TTR 1,140 B 13.4 157 -D 45.1 #837 Optimize Signal Timing WB LOS - C 27.8 - D 43.6 - NB/L 450 D 49.0 #60 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 #109 SB/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 - EB/LT A 7.5 3 A 7.8 0 520 EB/T 0.1 - A 0.0 - A EB/R 190 - - Cow ;mtone Dr . EB LOS - - 1.5 - - 1.6 - WB/LTR 750 A 0.0 0 A 0.0 0 & Site Fatrancc #1 Unsignalized WB LOS - - 0.0 - - 0.0 -0 NB/LT B 12.4 0 B 11.8 3 & Frederick Co Purbbc Safety 55 A NB/R 0.0 - A 0.0 - Center (Fast Entrance) NB LOS - B 12.4 - B 11.8 - SB/LTR 25 f A 8.7 0 B 10.1 8 SB LOS - A 8.7 - I B 10.1 1 - - 1.7 - - 2.6 - Overall EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbormd, L: Left, T: Thnr, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. • !e n�r�onP Fairfield Inn & p F1 Suites O O O ��Or e O Oi • Nr�o �Fi Costco Wholesale OVERALL: 13 (C) O P�` v27 C°SrP// 101 ° o r 6,580 auo Covello Dr 4 6 (137)—v 98 (IS) MC1 y1 ^ n o 4,990 630 ® � 0 (0) o o in 4— 39 (219) M a� 0 (0) M + I Coverstone Dr 61(12)Lz' 0 238(44) N c c 22 (4) O o U N a :l w 50 O > J L7V I 4 v a a Am 0 (8) 587(1639) 138 (83) (I ) Route 50 2 (I 0) 32(87). 0 _ 1491 (795) nm> — 'tv o`-o' N 268 (48)1»n s a O Nvo, tt8CoL„ r.. 0) (I56) Coverstone Dr 77(13) 161 (31)=-J LEGEND Q1 STUDY INTERSECTION LANE GEOMETRY rt tip VOLUMES I EXISTING 10 (10) AM (PM) hl� 20201AIPROVEMENT 3,000 AVGDAILYTRAFFIC A(A) LEVEL OFSERVICE-AM(PM) A (A) APPROACH LEVEL OF SERVICE OVERALL: O C (D) Qom` / O `- O c _ G q` tPr Pro, J w� 41 LPl P US Army 1 Corp of 1 \ Engineers 1C1 c°`Prs� � SITE Frederick 0�0 \\\\\ County Or \ 1I Public5afety O 1 Center J ',y, ,t 4 J 5 I J 1 N / NOT 7<1 SCALE: C I O � 1310 1 \ 1 v G / '4.. 0 (0) fz>. 6 (31) \ / Covcrsionc Dr / 126(25)....0 35 (6) a♦ L--c: HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 19 TRAFFIC IMPACT STUDY CONDITIONS Project If NINEX18001 REDERICK COUNTY. VA July 2018 fimmmy 9� : Fairfield LPl Inn & Q' L41 O 41 a Suites AD �`J VVV ® g� OVEEPAC) L: q.,� �� c 9 C's LEGEND lO STUDY INTERSECTION LANE GEOMETRY EXISTING 5® +Itt+ IMPROVEMENT A (A) LEVEL OF SERVICE - AM (PM) A(A) APPROACH LEVEL OF SERVICE �yP/kP OVCR: dr11 (nu q`O O ��1 3 `y� Costco Wholesale L8C(BA) q o d � CostP//Or Oy C?D5 P � ^ US Army / \\ Corp of \ � Engineers / \\ / SITE 0LP�sr0 ock Frederick � County 9 - Public Safety � 4 Center NO NEW MITIGATION IN 2024 EXCEPT 6 SIGNAL TIMING L---7 OPTI MIZA TION AT RTE 50 & PRINCE FREDERICK DR INTERSECTION N INOT TOSCALE • ' ' , / ' ,' 2018 Exls f �, Q QUEUE 24 V\�\ . r ✓I t• T• a END OF EXISTING .� ~ r LEFT -TURN STORAGE - •J/ STORAGE START OF ,t CENTER TWO-WAY TURN LANE r ITT nr ...ram• —94 A• / J J Y J * — I .. R ~ r Costco ell, 1 ' h41/esa to ® ELF FRONT ROYAL PIKE (US COSTELLO DR STORAGE SUFFICIENT ALLDOCUIENTSPREPARED BYPENNONIASSOC IATESARE INSTRUMENTS OFSERVICE INRESPECTOF PROJECT HINEX18001 RTE 522) /COSTELLO FOR 2020 AND 2024 W THE PROJECT THEY ARE NIT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER D R INTERSECTION OR OTHERS ON THE EXTENSK)NS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-07 SITE" QUEUES PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO ennoni PENNANT ASSOCIATES AND OWNER SHALL INDEMNIFY AND G HARMLESS PENNING ASSOCIATES OVERALL LOS AT LOS FROM Al CLAIMS. LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE NOT TO SCALE P "B" AM AND LOS "C" HINES CARPERS VALLEY DRAWN BY WC PM PEAK WITH SITE TRAFFIC IMPACT STUDY FOR 2020 AND 2024 FREDERICK COUNTY. VA APPROVED BY DIRK ROUTE 522 AT COSTELLO DR z PENNONI ASSOCIATES INC. ANTICIPATED STRIPING UPDATES W/ SITE 13880 Dulles Corner Lane, Suite 100 H I N ES FIGURE 21 Herndon, VA 20171 Base Source: Google Earth T 703.449.6700 IF703.449.6713 0 BASE SOURCE: FREDERICK COUNTY GIS Pei PENNONI ASSOCIATES INC. 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 T 703.449,6700 F 703.449.6713 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PRO_ECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-06-22 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES. AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PFNNONI ASSOCIATES FROM ALL CLAIMS DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY WC VDOT STAUNTON DISTRICT FREDERICK COUNTY, VA APPROVED BY DF MITIGATION AT PRINCE FREDERICK DR/COSTELLO DR FIGURE 22 HINES 800 10TH STREET, NW, SUITE 600 WASHINGTCN, DC 20001 I 0 IV \ ♦ '• 1 • u ' s t _,\ µ►, CUSTER AVE M yi 1 Ott '7i ri A or. 60 k. A�zLILL— ,► LEGEND IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE STORAGE ,j ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 180 01 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE q WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 20 18-07 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennoni PENNING ASSOCIATES AND OWNER SHALL INDEMNIFY A HOLD HARMLESS PENNING ASSOCIATES FROM All CI AIMS DAMAGES LOSSES AND EXPENSES ARISING ING OUT OF OR RESULTING THEREFROM DRAWING SCALE NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY RSUWC VDOT STAUNTON DISTRICT FREDERICK COUNTY. VA APPROVED BY DIRK 0 150' 300' MITIGATION AT ROUTE 50/PRINCE PENNONS ASSOCIATES INC. FREDERICK DR SIGNAL 13880 Dulles Corner Lane, Suite 100 HINES FIGURE 23 Herndon, VA 20171 800 10TH STREET, NW, SUITE 600 T 703.449.6700 F 703 449.6713 WASHINGTON, DC 20001 i 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. �J • 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. TARLF 1 R • TURN I ANE 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 Tota I 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 Pennnoni 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 Site Site Intersection Approach Total Volume Site Impact . Total Volume 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% 13 111 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 8.4% 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% 251 3278 7.7% J 0 Pen IV 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. Short -Term 2020 Site Impacts and Mitigation: j 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. Penn TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Timing 2024 or Improvement Lootion Description 2= or "�-term" Type 'Short-term" incremental Improvement ovemeM 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 Rte 522 at Costello Dr Extend SB Rte 5221eft-turn lane by restriping centertwo- +155ft way turn lane Add a separate right -turn lane on SB Prince Frederick Dr 100ft w/100 fttaper Prince Frederick Drat Costello Dr 100ftw/ 300fttaper, Add a separate left -turn lane on NB Prince Frederick Dr with thru transitions Turn Lanes Extend EB Rte 50right-turn lane + 425 ft w/ 100 ft taper Add a second left -turn lane on NB Prince Frederick Dr 350ftw/200fttaper Rte 50at Prince Frederick Dr/Custer Ave Add a separate right -turn lane on SB Custer Ave 100ftw/100fttaper Modify signal for new Optimize Signal Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYAleft Timing from Short - turn operations Term The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDOT 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, 101h 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\DOC PREP\Pennoni_HinesCarpersValley_TIA_UPDATED_20180524.doc • 'ennoni of Ir.,�n(x:it rwr Staunton 0 Hines Carpers Valley Rezoning TIA, Frederick County, VA Summary of MOT 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 II. Alternatively, VDOT can meet with the applicant in July to scope and revise ithe 2024 scenario of the TIA to facilitate a rezoning application with both phases. Please review the comments below and contact us with any questions. 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. 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. 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 0 this figure. D0T 2024 Scenarios Staunton is 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 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. 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 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 is 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 6ch Edition, so we will be requiring that all future TIAs make use of the HCM 6`h 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). 9 117 East Piccadilly Street Winchester, VA 22601-5002 T: 540-667-2139 F: 540-665-0493 www.pennoni.com 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 (10th 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 Fairfield : �1 Inn p k1 Suites (r_ ('� O 0 O rOJ i; OVERALL: a cost, I Intersection #2 �fO Dr - EA AM Peak Hour oeemeo. 1. sq ESR WEL 'NBT VJSR `1:BL HST GBR SSL S81 SBR Lane Configuration4i s F ) 4 r )1 111� ) 0 Delay (s) 44.7 42.9 42.3 42.2 40.0 44A 8.6 42.8 1.5 Level of Sevke D D D D D D A 0 A Approach Delay (s) 44.0 41J 8.6 9.8 Approach LOS D D A A - -- -- '- ----- - HCM200D anUolDelay 114 HCfd2DODLevelotSeni,a 8 PM Pe=Hour tAo e,€n! EBL E8T ESR w6C Ili T 1[y8R 401:. NBT N'E"R SK SBT S$R LaneConfiouratons d P 1i «? 7r tS �'P•L, _ Tf Tt. Delay (s) 103.3 64.2 64,2 501 18.2 63.5 45 Level of Service ' F E E D 8 E A Approach Delay (s) 103.3 56.8 18.2 25.6 Approach LOS F E 8 C inhrsecliar�umntart_ HCM 2000 Control Delay 29.4 HCM2000Level ofServite C Approach EB NB .��56 HCM Conrol Delay. s 9.7 2.1 0 HCM LOS A AM Peak Hour Minor Laneftlas o4nnt N9L NBTEB1.niEBLn2 SBT SSR CaparAy (vehfi) 1223 - 767 *D HCM Lane VIC Ratio 0.005 0.067 0,044 HCM Control Delay (s) 8 0 10 9A HCM Lane LOS A A B A A�prnacfi EB N8 5B HCM Control Delay, s 11.7 2.9 0 - HCM LOS B PM Peak Hour hlinotLane*o%Mvmt NBC NOT E6 1F962 SST MR Capaaly(verim) 1432 678 985 HCM Lane VIC Ratio 0.044 D.219 0.004 HCM Control Delay (s) 7.6 0 11.8 8.7 HCM Lane LOS A A 8 A • Hines Carpers Valley TIA July 31, 2018 Page 3 Mr. Mathew B. Smith, P.E. _ Response to VDOT Comments I Intersection #3 1 OVERALL:; U�p� • C (C) 1 Q QR J L~ O C 8 a?, 4 ° reJ �� Q � (F Q` AM Peak Hour Mo,errerl EBU EBL Esl EER 'ATiU ilfl: Yidr mp. t13L 46T NER S8L.58T taneConriguraWs ) ff e ) %A d e•t• Delays) 48.6 19.8 14.0 45.6 160 44.8 42.3 50.0 LevddS("Xe D B B D B D D D Approach Delay Is) 20.1 18.9 43.9 50.0 Approech LOS C 8 0 D Mrseuron S+r*nwl HUI M20Cor.7o!Dc.ry 734 KM2000Levalo'Semce C I PM Peak Hour I EST ESR 'bW V.FA AVT '.YRR N8L NBT NSR SU. SSr Lane Confgu kiwis ) -_.?f r ) 1H •? r 4+ Dday(s) 51,0 18.7 14.2 474 243 1404 405 446 Level dSeM 0 8 B 0 C F D D App,o " Deity (s) 223 257 1010 44.6 Appro,'Kh LOS C C F D Mr.,Fc�r Svin.xy HCM 2000 Cerrrd Delay 337 HUM 2000 Level of Senrco 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 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. 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 0 *.7F irfield nn & wtes 4) lVS1 �F - ,..` (�-,j cost --- Whole !/ 6VI RAI.I B ` (C) �r 522 I-inc/Appm"b M Prok flew rN reak F1e4W LOy belay (erc,Weh) fl&tk or Qur�r M WK Deb)' (�ecn'ek) Back of lj weac GB LT D 44.7 24 F 126.8 28 CB42 D 42.9 0 Ell LOS D 44.0 1 - F 1 126.8 - WBIL D 42.3 nil? G 1 58.6 4262 WB'LT D 42.6 m38 B 58.6 ;262 WBR D 39.6 nA D 45.1 92 %VB LOS D 41.6 D 51.9 NB,L D -14.4 6 NBTf B 11.0 167 C' 24.4 250 NBrrR ..N B LOS B 11.1 - C 24.4 - SB'L D 54.2 108 E 65.8 354 SWI-M A 7.7 196 A 6.9 116 SIR LOS B 13.1 C 28.2 - t�Il B 14.4 1 - 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 & 22 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, "?here 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 maybe 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 Direction 2018 Existing 2020 Background 2020 Total 2024 Background 2024 Total H) Hour (Phase n (Phase AM EB Left 15,376 Prot. t 17,757 FYA 17,757 FYA 19,909 FYA 19,909 FYA WB Left 41,764 Prot. (Exist.) 78,671 177,007 Protected 86,386 208,062 Protected 1 PM EB Left 84,817 Prot. (Exist.) 144,761 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 L� • 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 2017. The VOOT 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 VOOT counts and cross -products below (Pennoni data in yellow). EB lef NN 8 thruu 5.50 49b Cross- rod Adjusted cross- r 15176' R,800 7.6"! �11 eak eriod 32 31 17,600 P11 peak period 60 8q 985 953 59,100 g.1.g17 ?9,550 %1 B le EB throu 726 7t38 ANI eak eriod 39P[62 Cross- r Adjusted cross- 2B.�2 28,314 41,764 1.3,157 P%1 peak Period 48 708 1668 13,994J41,4161 16,992 120.708 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than • the 2017 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 VOOT 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 Pennoni 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, PENNONI • 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 HIII\DELIVERABLES\201807 TIA\Pennoni_CommentResponsesToVDOT_201807.docx • 0 COUNTY of FREDERICK Roderick B. Williams County Attorney 540n22-8383 Fax 540/667-0370 E-mail: rwilIiaC co.frederick. va.Us October 30, 2018 VIA REGULAR MAIL AND E-MAIL Thomas Moore Lawson, Esq. Lawson and Silek, P.L.C. P.O. Box 2740 Winchester, Virginia 22604 Re: Rezoning Application — Carpers Valley Industrial Park — JOR Three LLC, et al. — Tax Parcel Numbers 64-A-86 and 64-A-87 ("Subject Property") — Proffer Statement revised October 12, 2018 ("Proffer Statement") • Dear Ty: I have reviewed the above -referenced revised Proffer Statement, submitted for the proposed rezoning of the Subject Property. 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: 1. Proffer 1: • Re Proffer 1. 1, if the stated square footages are intended to be limits, the Proffer Statement should so state that they are limits. Re Proffer 1.2, the most unambiguous approach would be, instead of stating that the indicated uses are allowed, to state that all current M1 uses other than the indicated uses are prohibited. Also, re the conditional use of tractor truck and tractor truck trailer parking, the Proffer Statement should clarify whether approval through the conditional use permit process would still be necessary. • Re Proffers 1.1 and 1.2 generally, it may be better for clarity to state the last sentence of 1.1 first and then state along the lines of. The Property may be developed with not to exceed 405,000 SF of any uses allowed within the M1 zoning district. The Property may be further developed with not to exceed an additional 805,000 SF of M 1 uses, provided that no uses other than the following uses shall be permitted in connection with that 805,000 SF: [list of uses]. Conditional uses in connection with 107 North bent Strect • Winchester, Virginia 22601 Thomas Moore Lawson, Esq. October 30, 2018 Page 2 that 805,000 SF shall be limited to tractor truck and tractor truck trailer parking and such conditional use shall be subject first to the Board of Supervisors electing to grant approval under Part 103 of Chapter 165 of the Frederick County Code. • Re Proffer 1.3, it may be acceptable if worded differently: Future uses that may be subsequently added in the MI zoning district are not prohibited, provided that the maximum daily vehicle trips do not exceed _ The blank should be filled with a specific number. • Re Proffer 1.4, because the TIA is not approved with the proffers, delete "and approved" in the fifth line. 2. Proffer 6.1 — County practice is for fire and rescue proffers to be paid to the County and not to individual fire and rescue companies. 3. Proffer 7.1—Phase 3 —The proffer does not state a triggering event for the bonding or construction of the referenced portion of Coverstone Drive, is 4. Proffer 7.2 — The timing of the dedication of right-of-way in the event of construction of Coverstone Drive by others needs revision. Construction would not be able to occur until dedication, so perhaps the dedication should be "upon request". . 5. Proffer 7.6 — With respect to the proposed dedication of 0.6 acres adjacent to the intersection of Coverstone Drive and Prince Frederick Drive, in order that the County might have the opportunity to ascertain the appropriateness of the dedication, the proffer might better provide that the dedication shall occur upon request by the County. 6. Proffer 7.7 — A comma needs to be inserted prior to "in lieu of constructing the road improvement". 7. Proffer 8.1 — The inclusion of a specific acceptable avigation easement as an exhibit would be helpful. 8. Proffer 8.2 — The proffer might best also cite to Part 701 (AP 1 Airport District) of Chapter 165 of the Frederick County Code. 9. Re correspondence with previous rezoning of the Property and of adjoining properties: • The Proffer Statement does not address provision for a property owners' association, as previously set forth in Proffer 12 of the approved proffers dated September 18, 2014 (the "2014 Proffers"). • Relative to Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers, to the extent any of those obligations apply to the Property and to the other properties that were subject to the 2014 Proffers, the proposed proffers would leave unresolved issues that include Thomas Moore Lawson, Esq. October 30, 2018 • Page 3 how Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers would be fulfilled. Specifically, the vast majority of the remaining area subject to the 2014 Proffers, identified there as Land Bay 1, is designated for residential uses and therefore would not be capable of generating commercial development square footages sufficient to trigger the obligations in the 2014 Proffers necessary to construct the remainder of Coverstone Drive. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc, Michael T. Ruddy, Director, Frederick County Planning & Development • Candice E. Perkins, Assistant Director, Frederick County Planning & Development John A. Bishop, Assistant Director -Transportation, Frederick County Planning & Development IATE 315 Tasker Road PH (540) 868-1061 Stephens City, Virginia 22655 Fax (540) 868-1429 www.FrederickWater.com August 27, 2018 David Frank Pennoni Associates 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 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 0 III ANNIVERSARY X Water At Your Service �-- Page 2 Carper Valley Industrial Park rezoning application David Frank August 27, 2018 0 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. • is Page i 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 0 Dick Helm, Frederick -Winchester Service Authority Frederick Water Board of Directors WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-5786 September 7, 2018 Pennoni 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: API 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/Airport 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://oeaaa.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 0 n • • • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid $ a, 0j . Zoning Amendment Number 3 Date Received '�!D PC Hearing Date BOS Hearing Date 1 ► `� 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: 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 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 [Fa 5. Checklist: Check the following items jthat have been included with this application. Location map _ Agency Comments _l ✓A Plat _� ✓ ?_ Fees _ ✓ L Deed to property ✓ ;_ Impact Analysis Statement I✓ }_ Verification of taxes paid ✓) Proffer Statement ✓ Plat depicting exact meets and bounds for the proposed zoning district J J_ 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 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 0 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: Office: Retail: Restaurant: Commercial: 10. Signature: Square Footage of Pro osed ses 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. 1 (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�----� 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 0 SpecialLimited PoNver of Attorney County of Frederick, Virginia 'Frederick Planning Website: mvw.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, IVinchester, Virginia 22601 Phone (S40) 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 nre (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. (Phooc) 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 nod stead with felt power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ✓ 1Zezoning(includingproffrrs) Conditional Use Permit --�JA'faster 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 sign,;d, or until it is othenvise rescinded or modified. In witness thereof, I (Nvc) have hereto set my (rvut� hand and seal this day of - 20�I IS , ✓h A l �� SignaLure(s) iYLV 141 State of Virginia, City/County of mol`-M<`l'LB4eeQeld ,To -wit: I 1• 4✓n� , a Notary Public in and for the,- jurisdiction aforesaid, certify that t e, 3Y. red -to the foregoing instrument personally appeared before me and has ackno` ledgcd the, ,Uf1atibitti me in khe jurisdiction aforesaid [his 3 day of (�.nq , 20 l �S. CONIXIO� VIFALTH OF L;,C'> ' t J biYCa�HV115310V�(PIRESau,,, 31 ZvzZ COMMOSSION•17�w.wal i My Commission Expires; _ Notary Public 0 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 T'bese Presents: That I (We) (Name) JGR THREE LLC ETALS (Phooc) (Address) 1407 Gordon Place, Winchester, VA 22601 tart owner(s) of all tltose tracts or parcels of land ("Properry") conveyed to roe (us), by deed recorded in the Cleric's Office of the Circuit Court of the County of Frrderiek, V4-inia, by Instrument No. 140000018 on Page , and is dcscribcd AS Tax Map ID; 64-A-86, 64-A-87 do bercby make, constitute and appoint: (rI71T1e) Pennoni Associates Inc. (Phone) S40-667-2139 (Address) 117 E. Plccadllly Street, Suite 200, Winchester, VA 22601 To act as my true and lawful attorney -in -fact for and in my (our) name, place find 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 (Preliminnry and Final) Subdivision =Site Plan Variance or Appeal My attomey-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 in witness thereof, I (we) have hercloitt my (our) hand and seal this signature(s) State of Virginia, C. it is otherwise rescinded or modified. — day of 20-0--1 E, b iGK ty of��(��i (. . To -wit: I, �l y a Notary Public to and for the jurisdiction aforesaid, certify that th p�erson(s) who signed co./the foregoing instrument personally �ppewed before me and has acknowledged the same before me in the jurisdiction aforesaid this�r4 day of�JCI.tUU51, 201h _. My Commission Expires: i Notary b is cyR;?E6� Br!lnnyDxrr. Evorsberg ,fi 1 �` r:runm;,nw•,:ritl, ii�}t �ij Nat, iruul, 1- :;,� tad Gem as•v Fxi,rt:h •.,.!V12,`XJ v. Special Limited Power of Attorney 4 ti County of Frederick, Virginia c � a 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) 665-63.95 Know All Men By These Presents: That l (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 witli 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 is otherwise rescinded or modified. In witness thereof, I V) have hereto set my ( hand and seal this _L&__ day of Ato LLs f 20 it Lt86�AT-/ Signature(s) State of Virginia, City/Curtly of W i nchts ('c r , To -wit: 1, _KcQ6(ten. L . Spa t C1 , 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 jurisdiction aforesaid this 3 r4 day of Auau 20JY . My Commission Expires: 1 l (3d l Y otary Public e4 TNLEEN L. SPAINOIA commonwealth orgittla Rog. ��K coy Special Limited Power of Aftoj•ney p y County of Fredericlq Virginia Fi-edericlt Pl,-itinitig Website: www.fcva.us Department of Planning & Development, County of Frederlek, Virginia 107 North Kent Strect, Winchester, Virgiltut 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That 1 (We) (Name) JGR THREE LLC ETALS (Thooe) (Adch•css) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all Itiose tracts or pat•ccls of land ("Property") conveyed to the (us), by iced recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Pagc _____ , and is described as Tax Map 10, 64-A-86, 64-A-87 do hereby make, constitute and appoint: r all,e Pennonl Associates Inc. Phone 540-667-2139 (Addre s) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 1'o act as my true and lawful attorney -in -fact for and in my (our) name, place nod 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 Perinit —Master Development Plan (Prcljnrinory and Final) Subdivision =Site flan Variance or Appeal My attorney -in -fact shall hove the authority to ot'fcr proffered conditions and to make arnendments to pruviously approved proffercd conditions except as follows: This authorization shall expire one year from the day it is signed, or until it k otherwise rescinded or modified. In witucss thereol, I (wc) hove. here tp»e1 my (our) hand and seal this _ _ day of — 20__ Iltilvrt��/.J-, ptcl� State of rgmi-o'.ciity/County of -ll.� Qf�1 —�•_, To -wit: j�;,w' a Notary Public in and for the jurisdiction aforesaid, certify who signed to the forugotug instrument 1�rsonally appeared before me and has aclutowle ged the same heforc to in the juri,diction aforesaid this day of U 20/(5 . Commission Expires: lyr'L�4Xr o �u ery( uhluc���ulfl0/�r/���ci n i p10TAAY • 61' PUBLIC :_ ,eK cpG Special Limited Power of Attorney a� $ County of Frederick, Virginia 01 Frederick Planning Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-56.51 Facsimile (540) 665-639.5 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) S40-667-2139 (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 wide 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 � -itJis otherwise rescinded or modified. In witness thereof, 1(%14 have hereto set my (o� hand and seal this 3 ra day of , 20 it Signahire(s)�Pity/C.04PAY ��^'� State of Virginia, of VV l rc a rt r , To -wit: I WqA j�ttn L. !�,pai c{ , a Notary Public in and for the jurisdiction aforesaid, certify that the person jsj who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the Jurisdiction aforesaid this 3rd day ofAUqgS 20j' L���l.� My Commission Expires: owy Public S KATHLEEN L. SPAID CommOnWealttT of Vlrginla Reg. # 270227 n&,CV`�114 Special .Limited Power of Attorntey County of Frederick, Virginia 01 Frederick Planning Website: wwNy.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) 1GR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owuer(s) of all those tracts or parcels of land ("Property") conveyed to tuc (us), by deed recorded in die 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: (Naive) 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 widt 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 have hereto set my (c &) hand and seal this Yrd day of Aoq V,kf , 20 Le Q, L Lc- � r cell Signatures) B:� f7 State of Virginia, City/Gt=rty of VL c eg �er- , To -wit: I, '�g,,j e �-- s�' cf� `r 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 tit day of , 20 f/ My Commission Expires: Il 30�! 0 tary Public iV I BPAID NOTARY Com t9mM Reg # 270227 Special Limited Power of Attorney County of Frederick, Virginia A Frederick Planning Website: www.feva.us 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 owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as the deed recorded in the Clerk's 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-M-fact for and in my (our) name, place and stead witli 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 pire one year from the)ay it is signed, or until it is otherwise rescinded or modified. In witness thereof, I( c) have hereto set my ( ) hand and seal this 3ffA_ day of , 201, Signature(s) � 1 1l✓ .Pt �t'!�7'• 11 State of Virginia, City/c"fkty of W114ch 5I er , To -wit: I " N >{-'' S f7a l' Cl a Notary Public in and for the jurisdiction aforesaid, certify that the persoo who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3ird day of Sf, 20 . 3e) It tary Public �KATHLEEN L. $PAID NOTARY PU8 (;,)WM0nwP_ihh ofVie inlQ Reg. # 270227 cK cp Special Limited Power of Attorney County of Frederick, Virginia A 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 the owncr(s) of all those tracts or parcels of land ("Property") conveyed to the (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) S40-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 • To act as my tnic and lawful attorney -in -tact 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 otherwis rescinded or modified. In witness thereof, I V) have hereto set my (o/r) hand and seal this day of L( -� > 20 jK, MD - +2EXLL t~G ttUU//// Signatures) �2L.yyG� State of Virginia, City/Gettnty of k � , To -wit: 1, Gf�l �-' spQ ( d , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s�y who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in tile jurisdiction aforesaid this 3Ti4 day of Aggu,Sj, 20�. My Commission Expires: W 30 / l `Notary Public KATHLEEN L. SPAID NOTARY PUBLIC Reg. # 270227 nr Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: mvww.fcva.us 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 (Address) 1407 Gordon Place, Winchester, VA 22601 (Phone) 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) nanic, 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 14ay it is signed, or until it is otherwis rescinded or aiodifre . In witness thereof, Ihavc hereto set my (ohand and seal this _ day of Y7 J?LSJL___, 20JK_. Signature(s) lay' v State of Virginia, City/C..etmtlr of lA/ 1 11 7 c , To -wit: I, k/ t� rQ � L - S Pa /� � , 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 [lie jurisdiction aforesaid this day of {�d�St`; 20 �. J My Commission Expires: It 30A101 u otury Public NOTARY PUBLIC Commonwealth of Virginia Reg. # 270227 REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: March 4, 2019 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director — Transportation Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of'Supervisors; 12/12/18 Postponed Board of Supervisors: 01/23/19 Public Hearing Held; Postponed Action Board of Supervisors: 03/13/19 Action Item PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. LOCATION: The subject properties are located approximately one mile east of I-81 on the South side of Millwood Pike (Route 50), proccecl right on Prince Frederick Drive (Route 781) then left on Coverstone Drive. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/13/19 BOARD OF SUPERVISORS MEETING: Staff'Note: This rezoning application is consistent with the applications postponed on December 12, 2018; no charges have been made to the application. This is an application to rezone a total of' 122.18+/- acres from the R4 (Residential Planned Community) District to the M I (Light Industrial) District with proffers. The subject property is part of the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning #1 1-05 provided for 143 acres ofconiniercial uses and 550 residential units on six parcels of land (Land Bay 1 — Residential, Land Bay 2 — Commercial). The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan and depicts the subject properties with a commercial land use designation. This commercial land use designation is reflective of the commercial component of the approved mixed -use project approved for this site. The I'eCIIICStCd M I (Light 111dUstrlal) District Is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffered rezoning and rezone them to the M 1 District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approvccl rezoning provided for the completion of Coverstone Drive From Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 2 This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved conunercial revenue. The Planning Commission held a public hearing for this item on November 7, 2018; the Continission ultimately recommended approval of this rezoning. The Board of Supervisors postponed this item on December 12, 2018 and held the public hearing on January 23, 2019 and subsequently postponed the item again. Since the January 23'*d meeting the applicant has added a proffer addressing buffering along Route 50 and a monetary proffer of $360,000 to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with Inverlee Way or to be used at the County's discretion, for road improvements in the Coverstone Drive area. Staff has outlined concerns that should be considered by the Board of Supervisors in their review of this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows, Staff continents are shown in bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018, November 20, 2018, January 23, 2019, February 22, 2019: 1. LAND USE 1.1 The Owner intends to develop the Property with a mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic hnpact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per day (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 do 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 hnpact Analysis, identifying any transportation improvements required to mitigate the Rezoning #03-18 Carpers Valley Inclustrial Park March 4, 2019 Page 3 increased trip volumes, and reach an agreement with Frederick County and the Virginia Department of Transportation on improvements necessary to mitigate those impacts. Staff'Note: This proposed rezoning reproves the connrnercnal squar'e.footage trigger for the completion of Civer'stine Drive. Land Bay 2 consisted of the commercial area and Land B(q) 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstine Drive and Lard B((), I does not have commercial areas and would therefore also not trigger its completion. Staff Note: This proffer would require the County and VDOT to reach an agreement with the Owner regarding mitigation of future transportation impacts; there are no provisions for what would happen if the parties (ire unable to reach an agreement. 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and bUlldlllg materials For a 11101-C Ullllorm appurancc. Site slgnage shall be Ullllornl and in compliance with the Frccicrick County ordinances. Sta f'Note: This proffer removes the approved design moll flcation pacl(llge fir the overall development "Design and Development Stand(nr s fir Cmper's Vidley}'. The design modification package contained an overall streetscape design standards, landscapinng/screerrung/openr space stand(irds, architectural standards and an architectural review board, height maximums, and street design standards. This proposed rezoning would separate the proposed industrial area from the residential design standards. 2.1 The Owner agrees to install a screen buffer along the northern property line (along Route 50) to include planting ol' 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 cliscretion of the Owner. 3. PEDESTRIAN TRAIL SYSTEM 3.1 The Owner shall clesign 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 peclestriaiVbicycling trail shall be 10 feet wide and shall have an asphalt suri'ace. 4. WATER & SEWER: 4.1 The Owncr shall be responsible I'or connecting the Property to public water and sewer. Rezoning #03-18 Carpers Valley hndustrial Park March 4, 2019 Page 4 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. Staff Note: Tlzis proffer is unnecessary as it is already required. 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 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 the first occupancy permit for each building. 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 hail 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 light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. Staff Note: The approved rezoning allowed for up to 300,000 SF of office land use prior to the completion of Coverstone Drive from point A to B which is the connection of Coverstone Drive to Route 50/Inverlee Way intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (including signalization of Route 50/Inverlee Way if warranted). The proposed revision only proposes a connection from the existing terminus of Coverstone to the limits of the first proposed industrial intersection for up to 405,000 SF. Due to the change in land use the trip generation will be lower, however there will be additional tractor trailer trips. Rezoning 03-18 Carpers Valley 111dllstrial Park March 4, 2019 Page 5 PHASE 2: Phase 2 shall consist ol'construction of a full four lane section of Coverstone Drive, including a tcn-foot pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the future intersection of Tazewell Road, and the bonding or 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 [or any use that would cause the Property to exceed 405,000 square ['eet o['light industrial building area or greater than 1,500 VDP. Final top courses ol'asphalt for Coverstone Drive from Point A to Point C shall be completed with the completion of Phase 2. Staff Note: Phase 2 front the original rezoning completed the roadwgy f r Coverstone Drive f r'oin the segment completed with Phase I (Route 50 intersection) to the completed Section of Coverstone Drive (two lane Section) prior to all issuance of occupancy that caused the development to exceed 400,000 SF of colt mer'cial area. This proposed rezorrinlg r'eniloves thLS coillnJitlllellt and constructs a portion from their proposed Phase 1 (existing Coverstone to their first commercial entrance) to the Tazewell Driveintersection and their constructs or bonds the roadway from that point to the neighboring property, owner's line. This proposed revision places r'espollsibility for completion of the construction of Coverstone Drive front Millwood Pike/Inverlee to the shared property line (Point D) solely onto the residential area. Staff'Note: Phase 3 from the original rezoning completed the full fora' lime section of Coverstone Drive once the development exceeds 800,000 SF of commercial area. This rezoning does not accountfor this improvement. Staff Note: Please 4 front the original rezoning proffered the design of'Coverstone Drive G'xteiided !is a,fnin•-lane sectioil.froill Prince Frederick Drive to the proposed limits of the. iture Route 522 Realignment. In the event that this alignment has not been determined by June 30, 2018, the Applicant is proffered to pay $20,000 fox' transportation impro vem ell ts. The Applicant has not paid the $20,000 proffer and is therefore in violation of Proffer 15 from the approved rezoning-, however there is now a proffer of $20,000 adder! «s 7.8 below. Strif ' Note: Proffer 15.3 from the approved rezoning requires the completions of Coverstone Drive as a frill josh -lane section front Millwood Pike to Prince Frederick Drive prior to November 1, 2025. The proposed rezonin removes the commitment for'the completion ofCoverstone and ally Illyer'lee Intersection improvements. Staff Note: Proffer 15.6 from the approved rezoning proffered $175,000 for signalization or other Toad improvements at the intersectiol of'Costello Drive and Prince Frederick Drive within 60 days of writtell request by the Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 6 County and VDOT after the acceptance of Phase 2 Coverstone Improvements(15.2). Thisprofferhas been removedandwouldplacethis requirement on the residential section (Land Bay 1). 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 Careers 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 Virginia Department of Transportation. 7.4 The design of off -site road improvements shall be in general conformance with the plan entitled "Off -Site hnprovements Exhibit" Sheets 1-3, as prepared by Pennoni Associates Inc., dated October 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; Staff Note: The approved rezoningproffered improvements (Phase A) thatincluded improvements at the intersection of Coverstone/Millwood/Inverlee. This improvement is not accounted for in the proposed rezoning and would be required by Land Bay 1 (residential). Intersection 1: Road improvements as described in "Off -Site hnprovements Exhibit Sheet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: This proffer amounts to a restriping to extend the left turn lane to accommodate conditions that already exist and does not add any actual capacity. The County has a pending SmartScale application to properly address left tarn capacity issues at this intersection, however approval is not assured, and this issue should be analyzed more closely. 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" sliall 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. Staff Note: While the Applicant has provided.for the right -of --way to construct Tazewell Road, all other comrnitments.for Coverstone Drive would Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 7 creed to be completed by Phase I of the development prior to the construction of anj, residential units. 7.6 The Owner shall dedicate an area of' approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64-A-87 south and west of the Coverstone Drive and Prince Frederick Drive hltersection 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 neecled to complete any proffered off -site transportation improvements. In the event that the Owner is not able to obtain the right Of way and, IUrtllei', the County and/or State of Virginia do not obtain the necessary right of way in lieu Of' constructing the road improvement, the O«nler 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 contributions may be utilized by Frederick County for transportation improvements within the vicinity of' the subject property. StaffNote: Gi,'hile a cash proffer irr lien of'coiisti-iietioitiii a sceiiai, o inhere right-gf- way is not available could possibly be acceptable it should be noted that if' right-of=carry is not available this could still leave the County with an 1111acceptable, traffic condition at the location where this occurred and no realistic way to adih•ess it. It would also be appropriate for the Applicant to anal vze this issue more closely to determine where right-Of-w(g Hilly actually be required as this is somewhat of a speculative proffer. It should be deteivuiiied now whether or not this is an is:vile and )vhere it is air issue. 7.8 The Owner shall contribute $20,000 toward infrastructure inlprovenlents for Coverstone Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the Ili'st occupancy permit. 7.9 The Owner shall pay $360,000 to the County to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with Inverlec Way or to be used at the COUIlty's discretion, for road improvemeits in the Coverstone Drive area. The Owner agrees to make said payment at the earlier of the issuance Of a certificate of OCClipancy for a building iIl 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. StaffNote: 1,11hile it is clear that the $360,000 is an additional proffer fi om previous versions o f this rezoning, the Applicant should provide additional clarity regarding how the figure was arrived at. Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 8 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 1" 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. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Rezoning #03-18 Carpers Valley IndLlstl'lal Park March 4, 2019 Page 9 This report is prepared by the Frederick Coiuith Planning Staff to provide information to the PItinning Commis's'ion and the Board of'Supervisors to assist them in slaking li decision oil this application. It mtq also be usefiil to others interested in this Zoning platter. Unresolved issues coiicer7iiiig thi,v lippliclitioii lire noted I)), stlif f ii,her'e 1'eleVlnit thi'oiighoiit this stllf f report. Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of Supervisors: 12/12/18 Postponed Board of Supervisors: 01/23/19 Public Hearing Held; Postponed Action Board of Supervisors: 03/13/19 Action Item PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light In(Iustrial) District with profflcrs. LOCATION: The subject properties are located approximately one mile cast of'1-81 on the south side of Millwood Pike (Route 50), east of'Prince Frederick Drive (Route 781) and Coverstone Drive. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Single Family Residential South: RA (Rural Areas) Use: Regional Airport East: M I (Light Industrial) Use: Industrial and Residential MH I (Mobile Home Community) West: RA (Rural Areas) Use: Regional Airport and Office B2 (General Business) Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 10 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see summary of VDOT review comments dated July 5, 2018. Frederick County Department of Public Works: We will perform a comprehensive review of the site plan to ensure compliance with applicable County Codes. All Stornwater design shall comply with State and County Code. All environmental permit requirements shall be complied with prior to site plan approval. Frederick County Fire Marshall: Plan approved. Frederick County Attorney: Please see Mr. RoderickB. Williams County Attorney, comment letter dated October 30, 2018. Frederick Water: Please see Mr. Eric Lawrence, Executive Director, letter dated August 27, 2018. Winchester Regional Airport: Please see Mr. Nick Sabo, A.A.E., Executive Director, letter dated September 7, 2018. Frederick -Winchester Service Authority: No comments. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited). The parcels were re -mapped from R1 to A2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other Al and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Cormnunity's guide for making decisions regarding development, preservation, public facilities and other key components of Conununity life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page I 1 plan for the future physical development of' Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the Iutul•e dlevelopnlent of the property. The property is located within the SWSA. The 2035 Comprehensive Plan identifies these properties Nvith a 132/133 land use designation (conlniercial/transition uses). The reguestec/Nil (1 iglrt Lidrrstricr/) Distrrct l.S !!1C'0J1.1'l.StBJlt 11'IIh the Comprehensive Plan. The subject parcels are also located within the boundaries of the Airport Support Area that surroundls the Winchester Regional Airport. This area comprises a zone of influence for airport operations wllereill new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential [or use incompatibilities. The development ofbusiness and industrial land uses is supported within the Airport Support Area to nlininlize such use conflicts and ensure the Icasibility of future airport expansion. Transportation and Site Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east -west linkage (Coverstone Drive) which connects to Route 50 East at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Fredericl Drive to the property boundary of the Frederick County Public Safety Center. The connection from existing Coverstone Drive to Inverlee Drive offers an important major collector for the approved development as well as significant residential development north of' Route 50. This connection offers an alternative to and relieves future congestion on Route 50 between Prince Frederick Drive and I-81. In addition, Coverstone Drive will connect with the llllui•e relocated Route 522 South once it is connected to Prince Frederick Drive. In combination with the soon to be bid Crossover Boulevard project from Airport Road into the City of Winchester, this important network connection will allow significant traffic flow From the residential area and the approved development to Route 522 South and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts Development Coordination: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M I District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 12 with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). This rezoning has not provided for any coordination between the parties of Land Bay 1 and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the commercial square footage Nigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Residential Monetary Proffers: Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. Ti-ansportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the tuck portion of that trip generation slightly increases from approximately 916 (based on 2%) to 1,010. Of significant concern from a transportation perspective is the implementation of the comprehensive platmed road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlee Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shifts the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its ultimate relocation) is important to improving the long-term traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers for future improvements or signalization at the intersection of Prince Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of set -vice or add capacity. Rezoning 1103-18 Carpers Valley Industrial Park March 4, 2019 Page 13 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/07/18 MEETING: Staff rcportccl this is a request to rczonc a total of 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light 111CILlstrial) District with proffers and proviced an overview of the application. A Commission Member commented and inquired, the flltLlrC Route 522 is supposed to come in at Prince Frecicrick Drive, how would they connect the traffic From Coverstone Drive to the new Route 522. Stafl'noted it would be a significant intersection or a round -about. The Commission Member inquired if a cash proffer is acccptecl by the County could it only be used for the purpose of those transportation improvements alld if not approved WOLIICI that cash go back to the developer. StalTnoted without more detailed language in the proffers that would be correct. The Commission Member shared his concerns regarding tractor trailers having to make multiple turns to access major roadway and the clangers of the bad angle of turning left from Prince Frederick Drive onto Route 50. Staff noted it would be difficult to improve this intcrscctiOn. A Commission Member commented, on the original rezoning cash proffers there is one that reads; by .Mule 30, 2018 the right-of-wayand clesign to be seCLu-ed IOr Coverstone Drive to the new Route 522 is supposed to be a $20,000 cash profiler and he inquired was this proffer paid. Staff explained that it had not been paid and the relocation to Route 522 was adopted by the BOS in December 2017. The Commission Mcmbcr asked II that would be considered a zoning violation with the cxlstiIlg rezoning. Staff explained, the responsibility for that profler falls to all property Owners associated Xvitll the original rezoning; it is an Outstanding profler therefore it is a component of the zoning ordinance specific to this property and it would need to be Fulfilled before any development occurs on the property. He noted, s110LIId this i-cZOI11Ilg lllOVC IOl'Wal-CI, this property would not be responsible for that proffered contribution, that would fall on the balance of the properties as a zoning violation and all of the other commitments that remain would be tile responsibility of the remaining property owners. Mr. Alex Westra representing Hines — Global Investment and Development presented a brief overview of the company. He noted, although a very large company, Hines remains family oriented. Mr. Westra commented the development will be a major benclit to the County. Mr. Ron Mislowsky of Pennoni Associates spoke on behalf of the Applicant. Mr. Mislowsky gave an overview of ]low this application came forward and the prior rezoning. Mr. Mislowsky shared comments provided by County Agencies. Mr. Mislowsky believes the impacts associated with this rezoning have been addressed. Mr. Mislowsky noted the Applicant is agreeable to the increase to emergency services Of $0.10 per SF and also not to exceed 3,100 trips per clay. A Commissioner Mcmber shared his concerns with the safety issues regarding truck traffic turning left from Prince Frederick Drive onto Route 50. A Commission Member inquired regarding the Airport Support District and does that encompass all of the Land Bays. Mr. Mislowsky stated that it does; BLIsiness and 111dLlstrial. Mr. Paul Anclerson the Vlcc-Chairman of the Regional Airport Authority spoke in support Of' this application and wants to make sure the proffers are left in place. Rezoning #03-18 Carpels Valley Industrial Park March 4, 2019 Page 14 Mr. Steve Aylor of Miller & Smith, the owners of parcels 64-A-83 and 64-A-83A requested this item be postponed or denied. Cornrnission Members reiterated their concerns for this application: proffers too expensive for residential; traffic safety; road development throughout. A motion was made (Ambrogi), seconded (Dawson), and passed to recommend approval. Yes: Mohn, Dawson, Triplett, Airrbrogi, Thomas No: Molden, Oates, Cline, Kenney (Note: Commissioners Marston, Unger, Manuel were absent from the meeting.) Following the required public hearing, a decision re,<;arrling this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board ofSuper•visors. REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: March 4, 2019 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director — Transportation Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of Supervisors; 12/12/18 Postponed Board of Supervisors: O1/23/19 Public Hearing Held; Postponed Action Board of Supervisors: 03/13/19 Action Item PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M1 (Light In(Iustrial) District with proffers. LOCATION: The subject properties arc 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. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/13/19 BOARD OF SUPERVISORS MEETING: Staff Note: This rezoning application is consistent ivith the application postponed on December 12, 2018; no changes have been made to the application. This is an application to rezone a total of 122.18+/- acres from the R4 (Residential Planned Community) District to the M I (Light Industrial) District with proffers. The Subject property is part of the original Carpers Vallcy/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning # 1 1-05 provided for 143 acres of comincrclal USES and 550 residential UI1itS on six parecls of land (Land Bay 1 — Residential, Land Bay 2 — Commercial). The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan and depicts the Subject properties with a commercial 1a11d use designation. This commercial land use dcSlgnation is reflective of the commercial componcnt of the approved mixed-USe project approved for this site. The requested M 1 (Light Industrial) District is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffered rezoning and rezone them to the M1 District with a separate set of'proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). Rezoning #03-18 Carpels Valley Industrial Park March 4, 2019 Page 2 This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved conunercial revenue. The Planning Commission held a public hearing for this item on November 7, 2018; the Commission ultimately recommended approval of this rezoning. The Board of Supervisors postponed this item on December 12, 2018 and held the public hearing on January 23, 2019 and subsequently postponed the item again. Since the January 23rd meeting the applicant has added a proffer addressing buffering along Route 50 and a monetary proffer of $360,000 to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with Inverlee Way or to be used at the County's discretion, for road improvements in the Coverstone Drive area. Staff has outlined concerns that should be considered by the Board of Supervisors in their review of this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows, Staff comments are shown in bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018, November 20, 2018, January 23, 2019, February 22, 2019: 1. LAND USE 1.1 The Owner intends to develop the Property with a rnix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle tips per day (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 do 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 any transportation improvements required to mitigate the Rezoning #03-18 Carpers Valley IIIcILIStlial Park March 4, 2019 Page 3 increased trip volumes, and reach an agreement with Frederick County and the Virginia Department ofTransportation on improvements necessary to mitigate those impacts. Staf f'Note: This proposer! rezoning removes the colllnlercial sgrlare.footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted ofthe commercial area and Ladd Bap I the residential portion. The proposed change to industrial would /lot trigger the completion of Coverstone Drive and Land Bay I does not have commercial areas and would therefore also not trigger its completion. Staff Note: This proffer would require the County and VDOT to reach an agreement with the Owner regarding !!litigation of future transportation impacts; there are no provisions for what would happen if the parties are unable to reach an agreement. 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and building materials for a 11101-C 1.111110rm appearance. Site slgnage shall be uniform and in compliance with the Frederick County ordinances. Staff 'Note: This proffer removes the approved design mod(flcation package for• the overall development `Design and Development Stalldardv for Calpers Valle) ". The design /llodlflctltlorl pllcktlgec011talled llllOheJallstreetscapedesignstandarrls, landscaping/screeni»g/open space standards, architectural standards and an architectural review board, height maximums, and street design standards. This proposed rezoning would separate the proposed industrial area fl•om the residential design standards. 2.1 The Owner agrees to install a screen buffer along the northern property line (along Route 50) to include planting ofdeciduous 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 ofTransportation standards that links to the adjoining properties adjacent Coverstonc 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 all asphalt surface. 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting tlic Property to public water and sewer. Rezoning #03-18 Carpers Valley hldustrial Park March 4, 2019 Page 4 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. Staff Note: This proffer• is urrrrecessary as it is ah-eady r•equire(l. 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 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 the first occupancy permit for each building. 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 light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. Stuff Note: The approved rezoning allowed.for up to 300,000 SF of office laud use prior to the completion of Coverstone Drive from point A to B which is the connection of Coverstoue Drive to Route 50/7uverlee Way intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (including signalizatiou of Route 50/Inverlee Way if warranted). The proposed revision only proposes a connection from the existing terminus of Coverstone to the limits of the first proposed industrial intersection for up to 405,000 SF. Due to the change in laud use the trip generation will be lower, however there will be additional tractor trailer trips. Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 5 PHASE 2: Phase 2 shall consist of'construction of'a filll four lane section of'Coverstone Drive, including a ten -foot pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the fL1tL11'C intersection of Tazewell Road, and the bonding 01- CO1lStrLlCt1011 of Covcrstonc Drive as a lour -lane section from Point C to Point D as clepietecl on the GDP. Said roadway improvements shall be completecl prior to issuance of a certificate of occupancy for any use tilat would cause the Property to exceed 405,000 square Feet of'light industrial building area or greater than 1,500 VDP. Final top courses ol'asphalt for COVCI'Stonc Drive from Point A to Point C shall be completecl with the completion of Please 2. ShiffNote: Phase 2.fi-om the original rezoning completed the roar iwgfir Cove)•stone Drive from the segment completed with Phase I (Route 50 intersection) to the completed section of Cover•stone Drive (two lane section) prior to (1/1 issuance if'occupancy that caused the development to exceed 400,000 SF if cominer•cial urea. Tllis proposed rLZolriing i•eiiioi,es this coliliilitiliellt and constructs a portion fr•im their proposed Phase I (existing Coverstone to their.first commercial entrance) to the Tazewell Drive intersection and then constructs or bonds the road►vay fr•onl that point to the neighboring property owner's line. This proposed revision places responsibility fir• completion ofthe construction of'Coverstone Dl•ive from Millwood PikelInverlee to the shared property line (Point D) solely into the residential area. Stiff Note: Please 3 from the original rezoning completed the fllll.follr• lane section if' Coverstone Drive once the development exceeds 800,000 SF of' commercial area. This rezorliiig dies riot account, for this iiilprovenrerlt. Staff'Nite: Phase 4 from the original rezoning proffered the design if Civerstille Drive extended as a four -lane .Slctiili fl•om Prince Frederick Drive to the proposed limits if the filtilre Ronte 522 Realignment. In the event that this alignment has not been determined by June 30, 2018, the Applicant is proffL'r•ed to play $20,000 for transportation impr•Ovemell ts. The Applicant has not plaid the $20,000 prof f L'r• and is therefore in Violation if Proffer 15 fr•oni the approved rezoning, however there, is now a prof fill• if $20,000 added as 7.8 below. Staff Note: Prof 15.3 from the approved rezoning requires the completion of Coverstone Drive as a full foirr•-!clue section front Millwood Pike to Prince Frederick Drive prior to November 1, 2025. The proposed rezonin.:; removes the commitment fir the completion of'Coverstine Drive and ally Inyer•lel intersection improvements. Staff' Note: Proffer 15.6 from the approver/ rezoning proffered $175,000 fir signalization of other road improvements at the inter•sectioli of COStLIIO Drive and Prince Frederick Drive within 60 clays of iVr•ltten readiest by the Rezoning #03-18 Careers Valley Industrial Park March 4, 2019 Page 6 County and VDOT after the acceptance of Phase 2 Coverstone Improvements (15.2). Tlzis proffer has been removed and would place this requirement on the residential section (Land Bay 1). 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 hldustrial 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 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 Pennoni Associates Inc., dated October 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; Staff Note: The approved rezoning proffered improvements (Phase A) that included improvements at the intersection of Coverstoue/MillwooiUlnverlee. This improvement is not accounted for in the proposed rezoning and would be required by Land Bay I (residential). Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: This proffer amounts to a restriping to extend the left turn lane to accommodate conditions that already exist and does not add any actual capacity. The County has a pending SmartScale application to properly address left turn capacity issues at this intersection, however approval is not assured, and this issue should be analyzed more closely. 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. Staff Note: While the Applicant has provided.for the right-of-way to construct Tazewell Road, all other commitments for Coverstone Drive would Rezoning #03-18 Careers Valley I11CILIStlial Park March 4, 2019 Page 7 (reed to be completed by Phase I of the development prior to the construction gf'ally residential units. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes Or regional transportation improvements, all property of PIN# 64-A-87 south and west of the Coverstone Drivc and Prince Frederick Drive Intersection at the request of Frederick County Or the Virginia Department of Transportation. 7.7 The Owner shall make good pith efforts to obtain any off -site right of way needed to complete any proffered Off -site transportation improvements. Ill the event that the Owner is not able to obtain the fight Of way alld, further, the County and/Or State of' Virginia do not obtain the necessary right of way in lieu oi' constructing the road improvement, the Owner shall provide a monetaiy 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 monetaiy contributions may be utilized by Frederick County for transportation improvements within the vicinity of the subject property. Stalf'Note: 1,11hile a cash profferin lien ofconstruction in a seenario where right - of -leap is not available could possibly be acceptable it should be noted that if right -of -wiry is not available this could still leave the Counl j, with all rrllacceptable traffic condition at the location inhere this occurred and no realistic wqp to address it. It would also be appropriate for the Applicant to analyze this issue more closely to determine where right-of=lhay may actually be required as this is somewhat gfa speculative proffer. It should be determined now whether or not this is all issue find inhere it is all issue. 7.8 The Owner Shall contribute $20,000 toward 11lf1'aSt1'l.1Ct111'C I111e1'0VC1llC1ltS for Coverstonc Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the first Occupancy I)ernlit. 7.9 The Owner shall pay $360,000 to the County to be used to pay toward the road improvements in tile public right -of' -way on Route 50 to create an intersection with Inverlee Way or to be used at the County's discretion, for road improvements in the Coverstonc Drive area. The Owner agrees to make said payment at the earlier Of tile issuance of a CCrtiGcate Of occupancy fora building ill tile Second phase Of development as is described herein of at the tllllC that a 1'O1CI 1S COI1StRICtCd Which intersects with Route 50 at the location referenced herein. Staf 'Note: While it is clear that the $'360,000 is an additional prof ferfi•om previous versions of'this rezoning, the Applicant should provide additional clarity regarding /loin the figure was arrived at. Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 8 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 1" 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. Followiu.a the required public hearing, a decision rezardiu,- this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Rezoning 403-18 Carpers Valley Industrial Park March 4, 2019 Page 9 This report is prepared 1)1, the Frederick CO!mlp Planning Staff to provide iltf019nation to the Phinning Commission and the Board of'Supervisors to assist them in nwking a decision on this «pplicatiolr. It 171!!j, lllSO be !l,tief!!l to Others interested !17 this zoning matter. Unresolved issues concerning this application arc anted by stuff ►vhere relevalrt throllgllollt this staff report. Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of Supervisors: 12/12/18 Postponed Board of Supervisors: 01/23/19 Public Hearing Held; Postponed Action Board of Supervisors: 03/13/19 Action Item PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Conununity) District to the M1 (Light Industrial) District with proffers. LOCATION: The subject 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. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Single Family Residential South: RA (Rural Areas) Use: Regional Airport East: M I (Light Industrial) Use: Industrial and Residential MH I (Mobile Home Community) West: RA (Rural Areas) Use: Regional Airport and Office B2 (General Business) Rezoning #03-18 Careers Valley hldustrial Park March 4, 2019 Page 10 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see suinnimy of VDOT review colmnents dated July 5, 2018. Frederick County Department of Public Works: We will perform a comprehensive review of the site plan to ensure compliance with applicable County Codes. All Storrmwater design shall comply with State and County Code. All environmental permit requirements shall be complied with prior to site plan approval. Frederick County Fire Marshall: Plan approved. Frederick County Attorney: Please see Mr. RoderickB. ff'illiams County Attorney, comment letter dated October 30, 2018. Frederick Water: Please see Mr. Eric Lawrence, Executive Director, letter dated August 27, 2018. Winchester Regional Airport: Please see Mr. Nick Sabo, A.A.E., Executive Director, letter dated September 7, 2018. Frederick -Winchester Service Authority: No comments. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited). The parcels were re -mapped from R1 to A2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A 1 and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Comm-nunity) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for malting decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to Rezoning #03-18 Careers Valley InClustrial Park March 4, 2019 Page 1 1 plan For the liriure physical development of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instl•umental to the Future planning efforts ofthe County. Land Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the liriure development of the property. The property is located within the SWSA. The 2035 Comprehensive Plan identifies these properties xvith a 132/133 land use designation (commercial/transition uses). The requested M1 (Light Industrial) District is inconsistent with the Conlnrehensive Plan. The subject parcels are also located within the boundaries of the Airport Support Arca that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential 1,111d LISe is discouraged CIUe to the prevalence of aircraft noise and the consequent potential I'or use incompatibilities. The development of business and industrial ]ailed uses is supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of Future airport expansion. Trynspo/tatlon (ind Site ACC&ys The planned road network included in the Scnseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provicles Ior an east -west linkage (Coverstone Drive) which connects to Route 50 East at Inverlcc Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boLlndary of' the Frederick County Public Safety Center. Tlie connection (i-oni existing Coverstone Drive to Inverlcc Drive offers an important major collector Ior the approved development as well as significant residential development north of Route 50. This connection offers an alternative to and relieves future congestion on Route 50 between Prince Frederick Drive and I-81. In addition, Coverstone Drive will connect with the future relocated Route 522 South once it is connected to Prince Frederick Drive. IIl combination with the soon to be bid Crossover Boulevard project from Airport Road into the City of Winchester, this important network connection will allow significant traffic flow from the residential area and the approved development to Route 522 South and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts Development Coordination: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M I District with a separate set of proffers. The primary changes proposed with this rezoning include moclifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 12 with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). This rezoning has not provided for any coordination between the parties of Land Bay 1 and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Residential Monetary Proffers: Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. Transportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the truck portion of that trip generation slightly increases from approximately 916 (based on 2%) to 1,010. Of significant concern from a transportation perspective is the implementation of the comprehensive planned road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlee Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shifts the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its ultimate relocation) is important to improving the long-term traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers for future improvements or signalization at the intersection of Prince Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of service or add capacity. Rezoning #03-18 CarperS Valley Industrial Park March 4, 2019 Page 13 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/07/18 MEETING: Staff reported this is a request to rezone a total of 122.18+/- acres from the R4 (Residential Planned Conlnlunity) District to the M 1 (Light Industrial) District with prof1brs and provided an overview of the application. A Commission Member commented and inquired, the fixture Route 522 is supposed to come in at Prince Frederick Drive, how would they connect the traffic from Coverstone Drive to the new Route 522. Staff noted it would be a significant intersection or a round -about. The Commission Member inquired if a cash proffer is accepted by the County could it only be used for the purpose Of those transportation improvements and If not approved would that cash go back to the developer. Staffnoted Without more detailed language in the proffers that would be correct. The Commission Member shared his concerns regarding tractor trailers having to make multiple turns to access major roadway and the clangers of the bad angle Of turning left from Prince Frederick Drive onto Route 50. Staff noted it would be difficult to improve this intersection. A Commission Member commented, on the original rezoning cash proffers there is one that reads; by June 30, 2018 the right -of -Way and design to be secured for Coverstone Drive to the new Route 522 is supposed to be a $20,000 cash proff'cr and he inquired was this proffer paid. Staff explained that it had not been paid and the relocation to Route 522 was adopted by the BOS in Deceinber 2017. The Commission Member asked if that would be considered a zoning violation with the existing rezoning. Staff explained, the responsibility for that proffer falls to all property owners associated with the 01'Iglnal I'CZ011111g; It is all OLrtStallding proffer therefore It Is a component Of the zoning ordinance specific to this property and it would need to be fulfilled before any development occurs on the property. He noted, ShOLIId this I'Czolllilg I110Ve f01'warcl, this property would not be responsible for that profferecl contribution, that would fall on the balance Of the properties as a zoning violation and all of the other commitments that remain would be the responsibility of the remaining property owners. Mr. Alex Westra representing Hines — Global Investment and Development presented a brief overview of the company. He noted, although a very large company, Hines remains family Oriented. Mr. Westra commented the development will be a major benefit to the County. Mr. Ron Mislowsky of Pennoni Associates spoke on behalf'of tlic Applicant. Mr. Mislowsky gave an overview of' how this application came forward and the prior rezoning. Mr. Mislowsky shared comments provided by County Agencies. Mr. Mislowsky believes the impacts associated with this rezoning have been addressed. Mr. Mislowsky noted the Applicant is agreeable to the increase to emergency services of $0.10 per SF and also not to exceed 3,100 trips per day. A Commissioner Meinbcr shared his concerns with the safety issues regarding truck traffic turning left from Prince Frederick Drive onto Route 50. A Commission Member inquired regarding the Airport Support District and does that encompass all of the Land Bays. Mr. Mislowsky stated that it does; Business and Industrial. Mr. Paul Anderson the Vice -Chairman Of the Regional Airport Authority spoke in support of this application and wants to make sure the proffers are left in place. Rezoning #03-18 Carpers Valley Industrial Park March 4, 2019 Page 14 Mr. Steve Aylor of Miller & Smith, the owners of parcels 64-A-83 and 64-A-83A requested this item be postponed or denied. Connnission Members reiterated their concerns for this application: proffers too expensive for residential; traffic safety; road development throughout. A motion was made (Ambrogi), seconded (Dawson), and passed to recommend approval. Yes: Molm, Dawson, Triplett, Ambrogi, Thomas No: Molden, Oates, Cline, Kemiey (Note: Commissioners Marston, Unger, Manuel were absent from the meeting.) Following the required public hearing, a decision regarding this rezoning application by the Board ofSuper•visor•s would be appropriate. Tlie Applicant should be prepared to adequately address all concerns raised by the Board ofSupervisors. . • :. Rezoning from R4 to Zoning Map W � D �I 201 ��'^' KILLA NEY CT . MILLtM • Oc ,MntWOO• 206 Daller 12 6NEE �rKEt `2J7• CUSTE: SiANLEY D 0 56 PIKE MILLW SOD AVE r0S 1 126 KIU I�NE CT 125� O PLAZA - �IIKE AR/Y DR --rILLANEy Ci ,IQ MILLWOOD SIANLEYSTA LE -• t160 �202 STANlE�0�107 - IO-� -liven LN ►IKE 1230 MILLWOOD It IN PIKE �' 1288 MILLWOOD IIK RYCO LN • ' MILLW� L 2,50 ODR-, i2 • • LLO DR 20I IRIN E k., 64 A\ FREDERK-K F a4Ae7 toso OVER NE R r 77 ICK RD Jof 'LICK RD r► r• \ REZV( 03= WINCHESTER REGIONAL AIRPOR T Subdivision ' 1 I7Q� MI? G Application Parcels Sewer and Water Service Area B2 (General Business District) B3 (Industrial Transition District) M1 (Light Industrial District) ..r M2 (Industrial General District) MH1 (Mobile Home Community District) R4 (Residential Planned Community District) RP (Residential Performance District) / C 50 r. - - I' ERNORS HILL t8t J I, LTD. 82 R'E S Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 2 200 Feet ^,eated: October 18. 2018 ��, �r� •'-' KRIANEY/CT MLLWOOD-�MwI,LLM'OO�e1237: ' CUSiER �'�`206.1DAR8Y V 120� GREENWOODRD ` PIKE►1KE MLLIY OD AVF�20T55N�LEcYtD 126 KILIANEYTCi 12� 'O iLAt �IIKEi�, I SrAIJLEY DR 20! ARBY DR iKNUNEY CT 202 �R '107 � iQ MIUWOOG .� KSDR WNER RYCO LN /IKE STER AV_ - 1230�' �V�206Itiaj INROS •TSTANLEYrDR 177 MILLWOOC CUSTER''A VE RYt288 WINSLOW Ci CO LN � !n U WOOD PIKE � 39� �I00•M r1'302 /♦ MILLWp00 R8• rc ` RYC, OOD' IKE'• �TIKE'II/LIIIIR� 1SiS PIKE. .LL�D�LWOOD- !JI �77 -,KE 1525 1 r `►. 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O� M4LWO1O►D"-01 O O O o 0 0 D; �.'4i KE��.��-. r)0 0 0 O A �•0 lo•` J 1� �1 ,sie J O16 0 0' ,�♦`♦ MILL_WOOD 1 J 0 0 ��ti 0,.0 `4880ra PIKE 0 1-1, 0 0 0 0-0 ILLWOOD• n `1 O O 0 L14; F / `PIKE` .7 lO r SULPP 6• 51600 PRINC LWO MILOD � Or, i'♦♦i ♦ ice♦♦i ♦�♦♦ ``♦��♦` , -' Py ♦��'♦♦� ♦ '♦♦• ♦mod♦ ♦ �♦ � �♦ �� � .. . ice♦♦���♦ice♦ •��♦ice �i4��:`♦�,♦�. i i♦G♦! ♦� ♦• ♦• • ♦• ♦• ♦ ♦�•PENDLETON ^ _i � !ice i���� '� .'� �'� i�� �•�♦i•�♦ice 0 580 AIRPORT RD t00 r tt t,a CAI Carpers Valley Industrial Park Januail} 3_r Lebruary 22, 2019 Proffer Statement PROFFER STATEMENT REZONING: RZ. #03-18: 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, 2013) DATE OF PROFFERS: August 8, 2018 REVISION DATE: October 12, 2018; November 20, 2018, ,January 23, 2019, February 22, 2019 The Ulldcrslgncd 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. FL1I'L11C1', 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 Supervisors (tile "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 I1lCalllllg all fUtUre owner's, 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. Tile Owner hereby proffers to develop the Property in substantial conformity witll the proffered GDP, prepared by Carpers Valley Industrial Park Proffer Statement 3anuiny-2February 22, 2019 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 Board, 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 mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per day (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 do 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 hrrpact Analysis, identifying ant transportation improvements required to mitigate the increased trip volumes, and reach an agreement with Frederick County and the Virginia Department of Transportation on improvements necessary to mitigate those impacts. 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. 2.2 The Owner aLyrees to install a screen buffer alonsi the northern nronerty line (along Route 50) to include planting 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 boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick Water. Carpers Valley Industrial Park Proffer Statement 5. CULTURAL RESOURCES: ;Ia uffil5-2JFcbruary 22, 2019 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 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 SLIM of $0.10 per building square foot floor area for fire and rescue purposes, payable prior the issuance Of'thc lust occupancy permit for each building. 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 nlininlum 94' right-of-way, all in accordance with Virginia Department of Transportation specifications, according to the following phasing schedule: PHASE I: Phase 1 shall consist of a full four lane section including a ten -foot trail from Point A at its tel'lllillLIS 111d MCI Of CXlStlllg l'lgllt-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 light industrial building up to 405,000 SgLlarc ICct or greater than 1,500 VPD on the Property. PHASE 2: Phase 2 shall consist Of conStl'uCt1011 of a full four lane section Of Coverstone Drive, including a ten -foot pedestrian/bicycling trail fi-onl Point B, the second proposed entrance, to Point C, the future intersection of Tazewell Road, and the construction Of Coverstone Drive as a fOLll'-lane section fron-i Point C to Point D 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 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 provided to adjacent owners in Governors Hill or another entity if the design, Iu11dilIg alld C011Stl-L1CtlOi1 Coverstone Drive OCCL1rS prior to Carpers Valley Industrial Park executing the proffered improvements above. Carpers Valley Industrial Park Proffer Statement Tantt,ry-2-317ebruary 22, 2019 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 Pennoni Associates Inc., dated October, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 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 Exhibit Sheet 3 of 3 Route completed in Phase 1. described in "Off -Site Improvements 50 at Prince Frederick Dr" shall be 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 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 contributions 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 infrastructure improvements for Coverstone Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. Carpers Valley Industrial Perk Proffer Statement .4, utai-y 23,F6111ary 22, 2019 7.9 The Owner shall pay `1;360 000 to the County to be used to pay toward the road improvements in the public right-of-way on Route 50 to create an intersection with Inverlee Way or to be used at the COIInt)"s discretion, for road improvements in the Coverstonc Drive area. The Owner agrees to make said payment at the earlier of the issuance of a certificate of occupancy for a buildin(-' 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 i-cfereucecl herein. 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 Casement, 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/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 Carpers Valley Industrial Park Proffer Statement JGR THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: j-anuaiT-2-3February 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018, by of JGR THREE, LLC. My commission expires Notary Public Carpets Valley Industrial Park Proffer Statement LLC By: By: COI\INIONVIt," L'I'I 1 O N IRGINIA, AT L ARG1? Count'/City of 1'o 4,muatTL23Fcbruary 22, 2019 The foregoing instrument was acknowlcdgcd before me this day of 12018, by of Iil,l,1?N ILLC. My commission expires Notary Public Caipers Valley Industrial Park Proffer Statement LCR, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of ,'fo-wit: 3 February 22, 2019 The foregoing instrument was acknowledged before me this day of )2018, by ofLCR, LLC. My commission expires Notary Public Carpers Valley Industrial Park Proffer Statement I3y: 13y: COI\'IN,ION\\/I-,'i\]:1'I I OF VIRGINIA, AT LARGL? Count}'/Cit}' of , 'I'o-wit: :iint mT-23Pcbruary22, 2019 The foregoing instrument was acknouVlcdged before me this day of , 2018, by of NIDC'I'I IRI?1 , ]-,LC. N'Iy commission cXpircs Notary Public Carpers Valley Industrial Park Proffer Statement SUSAN SANDERS, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE County/City of , 'ho-wit: 17-ebruary 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018, by of SUSAN SANDERS, LLC. My commission expires Notary Public Carpers Valley Industrial Park Proffer Statement LI1311.R'1'Y I III'l" I..C. By: By: COI\INK)P VITAIMI I OF VIRGINIA, AT LARGE County/City of , Il'o-wit: kmuaq, Mcbmary 22, 2019 "I'he foregoing instrument was acl:nowleclgecl before me this day of 12018, by of 11131-.RTY HILL, L.C. 1\'Iy commission expires Notary Public Carpers Valley Industrial Park Proffer Statement THOI\,JAS A. DICK COMMONy\'MALTH Or VIRGINIA, AT LARGE County/City of , To -wit: ?anua;py-2-3,17ebruary 22, 2019 The foregoing instrument was acknowledged before me this day of , 2018, by TI IOMAS A. DICK. My commission expires Notary Public CarperS Valley Industrial Park Profler Statement FI1\- OTI IY J. DICK COI\' NIONWE'AL1I I O1� \�IRGINIi� �1'I' L�\RGI's Count}'/City of 1'o-wit: hfflua}},2-3F rLi, 22, 2019 The foregoing instrument was acknowledged before me this clay of 12018, by "I'INIOT IY J. DICK. My commission expires Notary Public Carpers Valley Industrial Park Proffer Statement MICI-IAEL E. DICK COMIWONyyrEALTH OF VIRGINIA, AT LARGE County/City of , To -wit: February 22, 2019 The foregoing instrument was acknowledged before me this day of 2018, by MICI-IAEL E. DICK. My commission expires Notary Public 111 0 0 N Nn Z�w Q Z.^_SIS Z � W a a _o e U O =zs z < t- �n 0 C. J SJ i zO < < J � 7 Y z � Q Q J J F- � Z - w J z UJ •l a t!j z z wLLJ w o op J Q v Q LLJ 0 w z i > N tt VJ .J Z v a w m z Q w U C7 3 k bti 200' 8+ NLu w.+crro cr CIF cs1 o1 = - 1 OF 1 `'. t•A.y`o �•Cr' r•.. Tam N r, air LENGTHEN SB LEFT -TURN LANE r. f BY 155 FT BY RESTRIPING CENTER TWO-WAY TURN LANE t END OF EXISTING r LEFT -TURN STORAGE - • STORAGE / START OF CENTER TWO-WAY t TURN LANE E � Costco hok sale fir Ion a _ FRONT ROYAL PIKE (US COSTELLO DR RTE 522) CCOSTELLO STORAGE SUFFICIENT LLDOCUMENTS PREPARED BYPENNONIASSOCIATES ARE INSTRUMENTS OFSERVICE INRESPECT OF PROJECT HINEX18001 FOR "2020 AND 2024 W / THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE DR INTERSECTION WITHOUT WRITTEN VERIFICATION OR ADAPTATION BYPENNONIASSOCIATES FOR THESPECIFIC DATE October2018 SITE" QUEUES '..1RPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TU Pennoni .0M ALL ASSOCIATES AND OWNER SHALL INDEMNIFY AND HOLD O HARMLESS PENNING ASSOCIATES OVERALL LOS AT LOS 'ROMALICLAIMS DAMAGES LOSSES ANDS%PENSESARISINGOUTOFORRESUITINGTHEREFROM DRAWING$CAIf NOT TO SCALE "B" AM AND LOS "C" Car ers Valle Industrial Park DRAWN BY WC PM PEAK WITH SITE P Y FOR 2020 AND 2024 Frederick County, Virginia APPROVED BY DRK Off -Site Improvements Exhibit PENNONI ASSOCIATES INC. Route 522 at Costello Drive EXHIBIT 1 13880 Du - . Corner Lane Suite 100 Herndon VA 20171 ( Proffer 7.4 Intersection 1) Base Source: Google Earth I T 703 449 6700 F 703 449 6713 SKEET 1 OF 3 BASE SOURCE. FREDERICK COUNTY GIS . I jb ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N EX 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY ONMER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES AND ONMER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES .1 Pennons FROM All CLAIMS DAMAGES LOSSES AND FxFFNSES ARISING OUT x na PF ;LILTING THEREFROM DRAWING SCALE — 100 ffi Carpers Valley Industrial Park DRAWNBx wC Frederick County, Virginia APPROVED By DF PENNONI ASSOCIATES INC. Off -Site Improvements Exhibit 13880 Dulles Corner Lane suite too Prince Frederick Drive at Costello Drive EXHIBIT 2 Herndon VA 20171 (Proffer 7 4 Intersection 2) T 703 449 6700 F 7034496713 SHEET 2 OF 3 PIF ` . 444 l �q; �T WIDEN NB APPROACH BY ONE LANE TO ALLOW FOR DUAL LEFTS AND A SEPARATE RIGHT (350 FT Ff w ^ r w1200 FT TAPER) .L DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 •HE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJFCT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 • URPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO RENNONI ASSOCIATES AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES Pennons ROM ALL CLAIMS DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE 1 " = 150 (7— DRAWN BY WC Carpers Valley Industrial Park 0 ,So 300, Frederick County, Virginia APPROVED BY DF PENNON[ ASSOCIATES INC. Off -Site Improvements Exhibit FIGURE UPDATED 13880 Dulles Corner Lane Suite100 Route 50 at Prince Frederick Drive EXHIBIT 3 Herndon VA 20171 (Proffer 7 4 Irtersection 3) 2018-10-03 WC T 7034496700 F 7034496713 SHEET 3 OF 3 ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public Hearing, Recommended Approval BOARD OF SUPERVISORS: December 12, 2018 Postponed January 23, 2019 Public Hearing Held, Postponed Action March 13, 2019 Action Item AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 03-18 CARPERS VALLEY INDUSTRIAL PARK WIIEREAS, REZONING #03-18 Carpers Valley Industrial Park, was submitted by Pennoni Associates to rezone 122.18 f acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers with a final revision (late of February 22, 2019. The subject properties are located approximately one mile east of I-81 on the south side ofmillwood 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 Prederick County I3oard of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safely, well'are, and in conformance with the Comprehensive Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, that Chapter 165 of the Frederick County Code, Zoning, 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 final revision date of February 22, 2019. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the (late of adoption. Passed this 12th day of December 2018 by the following recorded vote: Charles S. DeI-Iaven, Jr., Chairman Gary A. Lofton J. Douglas McCarthy Shannon G. Trout Blaine P. Dunn Robert W. Wells Judith McCann -Slaughter A COPY ATTEST Kris C. 'Tierney, Frederick County Administrator PDRes. #35-18 Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: 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 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") 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, tualess 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 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(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-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 shallnot 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 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. 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 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. As this improvement 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 I of the Property shall be issued on the following phasing schedule: Year 1 (Months l -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. 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 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. 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 1st 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 unit. 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 unit 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 wouldynot be subject to these requirements. 12.2 The Applicant shall establish a Master Property Owners' Association (hereinafter "Master PDX') 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 eornmercial 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 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 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 "Commercial PDX'). 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 casements 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 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 infi-astructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. This proffer is not affected by the proposed zoning. Page 6of12 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 constricted 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 l 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 1 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 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. 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 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. 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 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 Hill 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 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. 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-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. 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 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: Phase A improvements shall consist of improvements at the Industrial Park does not require intersection of Millwood Pike/Inverlee Way/Coverstone Drive the connection of Coverstone and shall be completed coincident with Phase 1 Coverstone Drive to Millwood Ave, this p proffer only applies to Drive construction per Proffer 15.2. Governor's Hill Land Bay 1. Phase B: Phase B improvements shall consist of improvements at the Carpers Valley Industrial Park intersections of Millwood Pike/Prince. Frederick Drive and is proposing improvements at these intersections as Prince Frederick Drive/Costello Drive, Phase B improvements required by the impacts shall be completed coincident with Phase 2 Coverstone Drive identified by the TIA. construction 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 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 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 commercial use other than office use. With the Carpers Valley Industrial Park Rezoning,this proffer no longer applicable. Page 10 of 12 IS. 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 11 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-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 zoning. 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. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON THE FOLLOWING 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 JGR Three L.L.C. JPG Three L.L,C. Managing Member 4n hard Dick, Maikager STATE OF V[RGIN7M AT LARGE (���z���Cx� ►nC�e 5�-ef The fore ing inst�rum nt S acknowledged before me this � day of 2 0 V I b.I ?-I tka G• uCAL R6 0 DNA I IN 1,101 WA, IW,FW,-' ow"', Page 12 of 12 CD 0 0 PROFFER STATEMENT REZONING: RZ. # 10-08: 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; 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") 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 Page 1 of 12 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 (B-2) zoning district as specified in the Frederick County Code Article X, §165-8213(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 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 co 0 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 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 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 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 of 12 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. 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 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 4 of 12 9. PARKS & OPEN SPACE: 0 0 cli 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 cD 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 6 of 12 14. ENVIRONMENT: C C 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 5terahire, 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 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 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 1 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 PHASE 2: Phase 2 shall consist of construction of a two lane section of C� 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 Q CD 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 __J 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 1. 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 1Ughway 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 C:D n 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 U`? 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 T.T.E. Trip Generation Manual 7th Edition for any commercial use other than office use. Page 10 of 12 CD CD 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 C JGR Three L.L.C. c� c..7 By: JPG Three L.L.C. Managing Member R hard Dick, Ma ager STATE OF VIRGINIA, AT LARGE The fore ing^i In�strum nt was acknowledged before me this 1�day of �¢m 66 2014, by tP�Ur Q Uc:, L My co sioVx/0 ires `1 ' t 1$ Notary Public i •. �� ............ a . ' NOTARY , /✓G ;� PUBLIC REG. #138448 My COMMfssION Q O EXPIRES IS Page 12 of 12 O O N THIS SUPPLEMENT TO REZONING APPLICATION, made and dated this A-41tay of September, 2014, by and between JGR THREE, LLC, a Virginia limited liability company, ELLEN, LLC, 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 BILL, L.C., a Virginia limited liability company, THOMAS A. DICK, TIMOTHY J. DICK and MICIIAEL E. DICK (the "Owners") and COUNTY OF FREDERICK, VIRGINIA ("Frederick County"). RECITALS: A. The Owners are vested with fee simple title to those certain parcels of land being more particularly described on Exhibit "A" attached hereto and incorporated herein by reference as if set out in full (the "Property"). B. The Owners have previously submitted that certain Rezoning Application Form, that certain revised Proffer Statement and that certain Special Limited Power of Attorney to the Frederick County Department of Planning & Development as part of a request to modify and amend the Proffers previously approved for the Property (the "Rezoning Application"). C. Through inadvertence, the Rezoning Application was not signed by all of the Owners of the Property. D. The Owners intend to correct said omission and hereby ratify and approve the Rezoning Application and all documents submitted in connection therewith. O C7 f� f� NOW, THEREFORE, WITNESSETH: For good and valuable consideration; the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: 1. Recitals: The Recitals are made a material part hereoCand incorporated herein by reference as if set out in full. 2. Approval of Rezoning Application: The Owners hereby ratify and approve the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 20I4, and all documents submitted in connection therewith, and are bound by all such documents, as evidenced by their execution of this Supplement to Rezoning Application. This Supplement To Rezoning Application is made part of the Rezoning Application, that certain Ili -offer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith. WITNESS the following; signatures and seals: JGR TI-IRiEE, LLC By t ' 7 'L —(SEAL) M N G. RUSSELL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF j�f �,�r �' , to -wit: The foregoing instrument was acknowledged before me on the'' day of I , 2014, by John G. Russell, I1I, who is Manager of JOR THREE, LLC, a Virginia Limited Liability Company. c-. My commission expires p NOT PUBLIC , CD O N C.D ELLEN,LLC fa9-� &'/�Gl�f �% (SEAL) [IN G. RUSSELL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OP ISFA , to -wit: The foregoing instrument. was acknowledged before me on the ZG day of 2014 by John G. Russell, III, who is Manager of ELLEN, LLC, a Virginia Limited Liability Company. C:;,...... ._ann Frplres: b? , 21 201 My commission expires TARY PUBLI LCR, LLC (B i i _(SEAL) LIN C. RUSSELL, Nlanager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OI, Tt�y�DP/-f" , to -wit: The foregoing instrument was acknowledged before me on the I—L day of 2014, by Linda C. Russell, who is Manager of LCR, LLC, a Virginia Limited Liability Company. C,_ ......_;Ton Expires: r1_; £1.3Qt c ,. My commission expires J NOT PUBLIC C)c� MEPC THREE, LLC By: allzhlv__�r! '— (SEAL) HN G. RUSSELL,, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF —Z-9tr , to -wit: The foregoing instrument was acknowledged before me on the 2 Cy day of S>�7a7�?'�677-- , 2014, by .Iohn G. Russell, III, who is Manager of MDC THREE, LLC, a Virginia Limited Liability Company. J r: r � My commission expires }. V7 NO A Y PU JC c, SUSAN SANDERS, LLC By: 6 �� e .--F (SEAL) . HN G. RUS ELL, III, Manager STATE Or SOUTH CAROLiNA, AT LARGE, CITY/COUNTY OP A-7d �6, 1 r , to -wit: The foregoing instrument was acknowledged before me on the �,Z,6 _ day of 2014, by Jolm G, Russell, III, who is Manager of SUSAN SANDERS, LLC, a Virginia Limited Liability Company. My commission expires NOT L.Y PtJI3LIC, c" h CD 0 N Ul LIBERT�HILL, L.C. r By: il - ARD G. DICK, anagcr STATE OF VIRGINIA, AT LARG ., CITY/C-HU-N-Tr OF J , to -wit: The foregoing instrument was acknowledged before me on the aq A•day of 2014, by Richard G. Dick, who is Manager of LIBERTY HILL, L.C., a Virgi iia Limited Liability Company. p May commission expires 3 020� p `, `11,111111 �, ONOTARY ��> CI)..*I • ' PUBLIC NOTARY UBLIC REG. #258315 * rJ >4N COM1ti1fSSI0tilxpll : •¢ (SEAL) '.yip' • .'JN��•` TI=i AS A. DICK, by RICHA L~ DICK, his Attorney -in -Pact STATE OF VIRGINIA, AT LARGE, CITY/C-OtNl' Oh The foregoing instrument was acknowledged before me on the l2q 'day of yv\62-r 12014, by Richard G. Dick, Attorney -in -Fact for Thomas A. Dick. My commission expires 4 _3 a01- C— �- N M. NOTARY PUBLIC NOTARY'' . =, • PUBLIC '• • e FIEG. #258315 MY COMMISSION '. , psi CD t� C`J CSC (SEAL) / TI OTHY J. DICK, by RICH ARD G. DICK, his Attomey-in-Fact STATE OF VIRGINIA, AT LARGE, CITY/eAUN-T-Y OF , to -wit: The fbi'egoing instrument was acknowledged before me on the 9A 4 day of 2014, by Richard G. Dick, Attorney -in -Fact for Timothy J. Dick. I� � +A�by,eoii�mission expires _ /1 0�4 `'' PUBLIC HEG. #258315 NOTARY PUBLIC- _ tr �4- ^ � 1� � -� MY COIVi°:1:8SION Q j'C '- '//. . o` ��� ICHAEL E. DICK by RICHARD G. DICK,Lj�his /l/11111 0Attorney-in-Pact STATE OF V IRGIN IA, AT LARGE, '` CJTY/eftfl OF } ,�, to -wit: The foregoing instrument was acknowledged before me on the 914 day of 2014, by Richard G. Dick, Attorney -in -Fact for Michael E. Dick. My commission expires i \`,,,,i1lril"f Y O� M • a NOTARY PUBLIC NOTARY T��y PUBLIC A-: HEG. #258315 k " MY CC?h %16SION 44A Qom• ,: LDA OF Co c� N E3fHIBIT "A" PARCEL GNE: 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. 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 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. 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RINNEQY i,ac, No. 21460 w o q, HINEX18001 Hines Carper Valley Traffic Impact Study Industrial Rezoning Revision 14007 Millwood Pike Frederick County, VA red For: Hines Two City Center 800 10th Street, NW, Suite 600 Washington, DC 20001 Submitted By: Pennon! 117 East Piccadilly Street Winchester, VA 226101- 5002 (540) 665-5643 and 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 1703) 449-6700 July 2018 Revision 1 TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................................................4 SiteTrip Generation.................................................................................................................... 8 Summary Assessment & Recommendations............................................................................ l 1 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 Other Development Traffic....................................................................................................... 25 Short -Term 2020 Traffic Volumes without the Site.................................................................. 28' Left -Turn Phasing Mode........................................................................................................... 28 Short -Term 2020 Operations without the Site.......................................................................... 28 'SITE TRIP GENERATION..........................................................................................................................................................32 Site Assignments 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 Ten CONCLUSIONS.............................................................................................................................................................................64 LIST OF FIGURES Exhibit A: Hines Carpers Valle), 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 Figure10: Site Distributions (Trucks)..............................................................................................................................................35 Figure 11: Site Traffic Volumes (Cars)............................................................................................................................................36 Figure12: Site Traffic Volumes (Trucks).........................................................................................................................................37 Figure 13: 2020 Total Traffic Volumes & LOS................................................................................................................................ 41 Figure 14: 2020 Total Mitigation and LOS...................................................................................................................................... 42 Figure 15: 2024 Base Traffic Volumes with Growth........................................................................................................................ 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 Figure19: 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 (pk.ennoN!'i Now LIST OF TABLES TABLE El: PROPOSED SITE DENSITIES .............................................................................................................................................. 8 TABLE E2: PROPOSED TRIP GFNFRATIONSUMMARY.........................................................................................................................8 TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS............................................................................................... 9 TABLE l: COVE, RSTONF DRIVE PROPOSED PUBLIC STREET SPACING.............................................................................................. 16 TABLE2: EXISTING2018 LOS, DELAY AND QUEUE LENGTIIS......................................................................................................... 22 TABLE3A: VDOTRTE. 50 GRO{vTl! TRENDs................................................................................................................................... 23 TABLE 3B: VDOT RTE,. 522 GROWTH TRENDS................................................................................................................................. 24 TABLE 4: OTHER DEVELOPAIENT TRIP GENERATION....................................................................................................................... 25 TABLE S: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUTSITE .................................................................. 31 TABLE6: SITE TRIP GENERATION.................................................................................................................................................... 32 TABLE7. SITE TRIP DISTRIBUTIONS.....•........................................................................................................................................... 33 TABLE 8A: SHORT-TERM 2020 LOS, DELAY AND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2)........................................ 43 TABLE 8B: SHORT-TERM 2020 LOS, DELAYAND RACK OF QUEUE {vITfI SITE (INTERSECTIONS 3 & 4)......................................... 44 TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE I0: SITE TRIP GENERATIONWITII BUILD-OUT..................................................................................................................... 50 TABLE 11: INCREMENTAL. LONG-TFRhf SITE TRIPS IF DEVELOPED AS HIGH-CUBEIVAREHOUSE................................................... 50 TABLE 12A: LONG- TERM2024 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS I & 2)............................................. 55 TABLE 12B: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYS/QUEUES (INTERSECTIONS 3 & 4)............................................. 56 TABLE13: TURNLANESUMMARY....................................................................................................................................................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 Pertna-n" 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. 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. 1 3ITE AREA = APPROX. 122 AC IWi] SITE PI TOTAL BLDG. AREA: 1,210,000 SF i -MEN=mmmmmp m, ION 01 COVERAGE: 22.8% PARKING PROVIDED: 1,194 SPACES , PENNONI .eo.es, sc HINES CARPER t VALLEY TIA Exhibit A May 2018 r r ■ �j ^ � - a•�'�.iT• s. ; . F,�. p ' ,ire. . - fl L. % • � ♦ US Army s • ' �• 4 T Corp of � � �, �(j, . ITE�• Vats SAfvty �� ! r ♦ �. � _ . Ce^tee • � •���r R F. 4 N. y / PpP Source: Frederick County GIS (frederick.va.us, accessed 05-18-2018) N I nor ro HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B I TRAFFIC IMPACT STUDY Pro/eU N H/NEXISMI FREDERICK COUNTY. VA SITE CONDITIONS Jvly 2018 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 El: 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 Storage Warehouse (Phase 2) 805,000 gsf TABLE E2: PROPOSED TRIP GENERATION SUMMARY AM Peak Hour Trips PM Peak our 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. �Pennonf TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Tirr4nS 20 4 or M'p moment tondo, oesarfptlon 200 .um+ •shot for p,o knprovemeM I nt New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway +approx. 750ft +approx. 970 h at Frederick Co Public Safety Center Rte 522 at Costello Dr Extend SB Rte 522left-turn lane by restriping center two- + 155 ft way turn lane Add a separate right -turn lane on SB Prince Frederick Dr 100ft w/100fttape r Prince Frederick Drat Costello Dr 100ft w/ 100ft taper, 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 350 ft w/200 ft taper Rte 50 at Prince Frederick Dr/Custer Ave Add a separate right-tum lane on SB Custer Ave 100ft w/ 100ft 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- tum operations Term Pen 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 95th 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, Pen respectively, in the PM peak hour and the 9511 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. . 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 RODUCTION 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 Previous rezoning approval in 20o8, turning movement counts at the study intersections, with subject site as office and Development of a Synchro model for the study area to commercial uses,,, project existing and future traffic conditions, Revised scope for reduced land uses to • Based on growth between 2018 and 2020, development of short-term forecasts for a phased 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, review impacts to Coverstone Drive extended without direct access to Route 50 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. pl°it n nE r r.k r (/ Ifi �� r TZ N Herr to x Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) —mac �— _•ate . I " SITE a Sul ISprirgsRd t,� * FBI SITE r NFCU SRE. A Z� NFCU=NAVY —� FEDERAL CREDIT A UNION Un re N m * OTHER USES INCLUDED IN STUDY HINES CARPERS VALLEY FIGURE 1 TRAFFIC IMPACT STUDY REGIONAL MAP Project 0NINEX1d001 FREDERICK COUNTY. VA July2018 am m *0 P� Existing Study Intersection N2 a Exis niters t< Existing Study Intersection M3 Existing Study Intersection N4 Fredendf Cruifty Public Sa" Cef¢e, Initial Sit Driveway (Phase 1 EN.. LE. Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) t+n e s )0. g Study ecflon #1 a /1,jyj 4ky I* US Army COq, of / r En{meen ' SITE 7� Additional Site Driveways r (Build -Out) F,� Wwe Coyerstorie x� r Dt Il terttian , loaned ufk)%, M Approximate Site Boundary Study Area HINES CARPERS VALLEY FIGURE 2 TRAFFIC IMPACT STUDY SITE LOCATION & STUDY AREA Project n NINEXI800I FREDERICK COUNTY, VA Julv2018 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. 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 5-1ane (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. (Penrnonif :Itt�a'�, • 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 I32/133 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. TABLE 1; COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING Intersection Spacmg:(ft.)Y(li 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. (a e M 'ty WINCHESTER 3 �� ; ; f-7 -��-,, f � r f&,4� e. ,:r t4 iUJt J5.i r _I I� NOT TO SCALJ Source: Frederick County, VA (fcva.us, accessed 05_15_2018) 0 Eastern Road Plan - Dec 201 •�'\�• New Major Arterial Improved Major Arterial • % _ . New Minor Arterial `0 Improved Minor Arterial 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 0 Rural Community Center 20JS Canpre"rsne �odrey %ar Mao Adopted January 25, 2011�' Amendee Decemoe• 13 201 :. 0 0S 2Mit, i i I i I CWHINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 TRAFFIC IMPACT STUDY TRANSPORTATION PLAN MAP P'OJ"!a"'4E" `00 f W[Ekl( f31'4rr .. h.A 2018 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. Figure 4: VDOT Functional Plan The existing roadway network does not include a continuous pedestrian access. Bike lanes are not included in the existing roadway sections. 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. Pennoni 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. f,i r14 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. • 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. Pennon =i 7r Fairfield in & p 4Suites 1 jy •C�f � �EJ , Costco L Wholesale OVER `T v Q� O N 18 480 W x v ,n %. 22 (214) �1( 67 97) (1 Costello Or Hotel EntranceO � 00 6 (0) N b b 16 550 O o 3 840 � c 0` a M M Costello Dr 42 (125) r 31 (3)--t i9 v N ^ L700 ® I I I I I I Covcrstone Or u 21 (4) c � W U h U t./ tr. 50 LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES 140 EXISTING 10 0 0) AM (PIA) htl+ IMPROVEMENT 1,000 AVGDAILYTRAFFIC A(A) LEVEL OFSERVICE-AIALPAI) ,A(A) APPROACH LEVEL OF SERVICE OVERALL: o� Oo . roe O `- O OF & \ 2 P US Army / \ Corp of' \ Es s �/ �' SITE ; Frederick County I Public Safely A O 3 010 a -4— 496 (953) �52(61) O N Route 50 2(9)� eeee 29 (80) P 788 (668) •c a; 105(19)"'IQy - 1 N N {t. 39 0 c a F PROPOSED INTERSECTION Center ` ` 6 / V I NOTTOSCA PROPOSED INTERSECTION HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project N HINEX18001 ME REDERiCK COUNTY, VA July2018 TARLE T FXISTING 201R MS. DELAYAND QUEUE LENGTHS # Iateraectiop Traffic Control/ Mitigationi+�) ��/Approacd Storage Lengths AM Peak Hour PM Peak Hour [As Delay. (sec/vei) Back of Queue Dely (see/veb). Back of Queue ) Route 522 Costello Dr & Hotel Fstrance Signalized EB/LT 40 D 44.7 22 F 103.3 26 EB/R 40 D 42.9 0 - - - EB 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 SB/ITR 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 Prince Frederick Dr & Costello Dr Unsignalized 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/TR 1,410 _ _ SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr & Custer Ave Signalized EB/L 150 D 48.6 49 D 51.0 #138 EB/ 7 890 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 WB/1'IR 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 4220 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 - I C 1 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 # - 95th percentile volume exceeds capacity. Pennoni� 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 3B 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 xme. s oulweve PIla1 Front Royal Pike (Route S22) 10 Carpors Valley Rd (Route "3) Ellacilve arowlh Raeee Ell► dVe Orowdu are YEAR AADT YFi1R AAYYtYT 1 YR 2 YR 3 YR 5 YR 10 YR 1 YR 3 YR S YR 10 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 5.9% 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 -15.8% -5.6% •5.3% 2011 17.000 -15.0% •5.3% -3.2% 1 2010 19.000 0.0% 4.8% -2.0% 2010 20,000 0.0% -1.6% 0.0% 2D09 19,000 0.0% -3.3% -1.0% 2D09 20,0D0 0.0% 0.0% -1.01/6 2008 19.000 -13.6% •3.3% 0.0% 2D08 20,000 4.8% 0.0*/. 0.0% 2D07 22,000 4.8% 3.2% 3.0% 2007 21,D00 5.0% 0.0°h 2.0% 2006 21,000 0.0% 3.4% 20D6 20,D00 0.0% 0.01/6 2005 21,000 6.0% 3.4% 2DO5 20,000 4.8% 1.7% 2004 20,000 6.3% 2004 21.000 5.0% 2003 19,000 0.0% 2003 20,000 5.3% 2002 1 19.000 2002 1 19.000 Avg Growth Rates: -0.2'/. -0.5% 1 -1.1% i -1.6% Avg Growth Rates: 0.2% i -0.7/. 1 -0.6% •1.0Y. SOLRCE VOOT, T,011. Egbming Mist , Q,IN Trn7c Vol-170-1 SULMe VDOT, Tralf c Enghe mg Cycb4 Da11v T�of;o Volw Eat%�rolos. Pen TABLE 38: VDOT RTE. 522 GROWTH TRENDS Roth 522 (Frorzi RmfmU Pikel, Papermili Rd'Otam 6") Routs SO (FAII#wood PH,*) WM skedve Rates AADT ENviblive Growth Roses INA 2' Y'R S VP SYR 10 vp WM' AAVIFDT I VP SYR 'S I YR. t0 YR' 2017 15'D00 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% 0.0l/ -0.7% 2014 15,000 0.0% 0.0% 010% 0.0% 2013 14,000 0.0% 0.0% 0.0% 0.0% 2013 15'D00 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 15,0()0 0.0% -2.1% 0.0% 2009 14.000 0.0% -2.3% -1.4% 2009 15,()00 0.0% 0.0% 0.0% 2008 14.000 -12.6% -2.3% 0.0% 2008 15,000 -6.3% 0.0% 1.4% 2007 16.000 6.7% 2.2% 2.7% 2007 16,DDO 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% 14WO.00 2002 l�,�00 Avg 0.6% --- ----- 0.4% 1 0.0% 1 -0.2% Avg GrowthRate: 0..% 1 0.9% i 0.6% i 0.4% .v . -, "..- rngmeenng --. ..- 1-1. - esnmares. SOURCE VOOT, Traffic Engineerkig Division, Daily Traffic Volume Eslittrales. ( e-ennani 7= 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. Traffic volumes are summarized in Figure 6 for the 2020 conditions with ambient growth only. .4--nnlo , It -Ii is 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 (!!�n�noni) O 19,040 �a a v e 23 (220) ... n e 4— 1 (6) 69 (203) Costello Dr Hotel Entrance c� 10 (8) ez:Jv � � � p 0(1)�.� O� 6 (0) n& �W 17 050 ® I i I I I CoverstoneDr 21 (4) LEGEND 01 STUDY INTERSECTION LANEGEOMETRY 111tr VOLUMES 'WQer EXISTING 10(10) AM(PM) ,%tt+ IMPROVEMENT 1,000 AVGOAILYTRAFFIC 0 2 US Army / \� Corp of Engineers c°�P�St°hP''` •/' SITE eri ^Fredcko county O a 3,100 ^ U 0(7) ,., 511 (982) 54 (63) N Route 50 2(9)� p 30(82).0 p 812 (699) a',)r 108 (20) M% r N ti 4,060 a PROPOSED INTERSECTION ♦ I i 5 � '♦Q �6 PROPOSED INTERSECTION V HINES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 r a TRAFFIC IMPACT STUDY Project # 1111VEV1100J 'REDERICK COUNTY, VA WITH GROWTH July 2018 O 0 rx 1 k 4— 0 (0) ° Ji CostelloDr Hotel Entrance 0 (0) vr�';J o 0 (0) �;o o 0 0 0(0)K o00 0 ® i- i I I Cown:tone Dr u 0 (0) `t1 g � o w u N G U i LEGEND Q STUDY INTERSECTION LANE GEOMETRY "If dl VOLUMES 1 o EXISTING 10 (10) AM (PM) ht t+ IMPROVEMENT M00 AVG DAILY TRAFFIC US Army / \ Corp of Engineers SITE ' Frederick County O ¢ 0 u Rea o (o) <rrm 45(597) Ro 0(0) s LLLllllll 0(0) ]tows sn � � o (0) Q 629 (65) s9 2 o 0 0 0 (0)c:`., ue 9 0 0 0 w 0 w PROPOSED INTERSECTION I PROPOSED INTERSECTION i \ , I \G ( / V 1 \ 1 V HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 TRAFFIC VOLUMES WITHOUT TRAFFIC IMPACT STUDY TRAFFIC N HINEX/800/ 'REOERiCK COUNTY, VA SITE My2018 M 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. 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. 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 r�ennoni Now 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 5. `Ql rCJ Fairfield Inn & p 41 Suites O/ O D y� O J T g� J p% Co .ff Wholesale OVERALLstco : 121 `9�v 0Or O N 19,04E o p P a y 23 (22n) C Jam. 69 (203) Costello Dr Hotel Entrance �� � � � � p �01 10 (8) EJ' 0(1)-r* 6 (0) v 00 17 O 00 O A 3,960 7 P7 Costello Dr 43 (129) G2V 32(3)lw:�A YI ti 1,750 i I i i Coverstone Dr o 21 (4) C h t>J V m a tJ u, 4, oogptk P LEGEND QI STUDY INTERSECTION LANE GEOMETRY % B rl VOLUMES EXISTING 10(10) AM(PM) IMPROVEMENT 1,00E AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE • AM tPM) W(A) APPROACH LEVEL OF SERVICE ere O O i` P US Army / \\Carp of ' Engineers O`(�AstO�49 /; SITE Frederick County Public safety 4 0 3,100 u 0 (7) <4tm 556 (1579) hip 54 (63) N Route 50 M 30(82).v 4 Mir ir N 1441 (753)�j 108 (20) vQi N N c 4,06E 1a 0 PROPOSED INTERSECTION OVERALL: C (D) `O er�J O OreJ c 8(Bl Center ` 1 5 I ' \`♦ r �� v r N � 'N07 TO SCALE PROPOSED INTERSECTION r \ I HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 r TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Project # HINEX18001 --REDERICK COUNTY, VA Ju1y20/8 Now TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUT SITE M latentectioa Route I Costcb Dr & Hotel Entrance Tmffk Control/ MkIgadoo Lane/Approach SUWW l,eogdo (R) AM Peak How Back of Q em 23 PM Peak Hoar Delay Bads of l DS (re elay Q ew F 103.3 26 LOS Delay (cee lay Sigr>alved EB/LT 40 D 44.5 EB/R 40 D 42.9 0- Ell 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 0 E D 64.6 49.9 148 75 WB/R 1,400 D 40.1 Wit LOS - D 41.7 - E 56.8 - N➢/L 100 D 44.4 6 - - NB/1-f 475 A 7.8 ] 16 B 18.G 230 NBIIR 825 NB LOS - A 7.8 - B- SB/L 195 D 49.0 63 E 63.9 323 SBMT R 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 & Costello Dr Unsigtalvcd 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 - SII/f1t 1,410 - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.5 - - 4.6 - 3 Rotte 50 & Prince Frederick Dr & Custer Aye Signlmed Flashing YebwArrow (protected/pemissive) iar EB & WB k-@s 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 35.9 - B 18.6 - WB/L 360 B 18.4 1 35 B 12.0 39 WB/ITR 1,140 B 15.8 184 E 68.9 11806 WB LOS - B 16.1 - E 66.7 - NB/LT 1,420 D 44.6 62 F 151.7 #228 NBIR 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 - C 32.0 - D 54.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thm, R: Right Storage lengths include half the taper. Continuous lane lengths arc to upstream intersection. TBD: To Be Determined 11 - 95th percentile voltume exceeds capacity. pennani J�t',',, SITE TRIP GENERATION Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th 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 /TELwwdux _YG3lwwrd DAILY A.WPEAKHMW IMPEAKAfOUIt ODE(1) Ediden VSF. Slot . {'rr... (24 ) L�' DUT TOTAL IN." OUT TOT,1L, Proposed with Revised Land Use PHASE I no 1 io.490 loth Gen. Light Ind. (Avg Rate) (2) 405.000 ksf 2,009 250 34 284 33 222 255 Cars (67.8% Daily, 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 loth Hi -Cube Transload & Shrt-Term Storage Writs 805.000 ksf 1 ,1 27 49 15 64 23 58 81 Cars (67.8%Daily, 69.2%AM, 78.3%PM) 764 34 to 44 18 45 63 Trucks 363 15 5 20 5 13 18 Subtotal 1 1210.000 ksf 1 3036 299 49 348 1 56 280 1 336 Total Proposed Trip Generation (Weekday Peak) 1 3,136 299 49 348 56 280 1 336 nv Lw«dirx TG.Manw/ DAILY AMPEMYOUR PWPEAK HOUR CODE Sdifriw USE Site Vu. (Dray) IA' GUT TOTAL IN OUT TOTAL Previous Zoning Approval Traffic Study (8/2008) 710 710.000 7th Office 385.000 ksf 3,767 485 66 551 87 423 510 820 820.000 Ten 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 J 1,050 428 1,478 1,707 2,178 3,885 Change in Trips from by -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, edition as noted in table above. (1) fIE Land Code shown as the first 3 digits. (2) Aterage rates used for General Light Industrial In lieu of regression equations because the square footage (independent variable) Is outside the range of data. (3) Pass -By trips and internal trips with residential uses not included in comparisons. -1,651 -1,898 -3,549 -97% -87% -91% n i,. 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 SO/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 it and 12 for the Phase 1 density. TABLE 7, SITE TRIP DlsTRIBUTloNs Direction Site Car Site Trucks North 1-81 20% 35% East US 50/17 35% 101 South US 522 15% 15% South 1-81 20% 35% West Winchester 10% 5% Total 100% 100% Pennon �-_ Jam" WINCHESTER E 1 SIA � 415% � o° _ N40 35/e o•. SITE J� \ t \ Note: Distributions derived from "Traffic Impact Study - FBI Central Records Complex," by Cardno, September 2015; and previous commercial distributions for the site. R N07 TO SCALE Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) In% Out% _ HINES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 9 • TRAFFIC IMPACT STUDY (CARS) Project k H/NEX18001 REDERiCK COUNTY, VA July 2018 T-,1�Ir `i a WINCHESTER 35° n, NOT TO SCALE 'Q5°1 Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) g . �• .!•'ems: �'$h�`a►�`�. �• �� Mom'.• • i 0 SITE Note: In/Out Vs may vary locally. _ HINES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 10 • / TRAFFIC IMPACT STUDY (TRUCKS) Project a HINEX18001 REDERICK COUNTY, VA July 2018 LEGEND IO STUDY INTERSECTION LANE GEOMETRY I t f VOLUMES EXISTING 10 (10) AM (PM) JV 1 %t& IMPROVEMENT 1,000 AVG DAILYTRAFFIC AFairfieldO dp�Costc holesale • 0 u 0 100 a V62(17) 0 (0) �4(26) �i Costello Dr Hotel Entrance 0 (0) O_ 0 (0) 0 (0) o 200 0 0 1,060 u o — O Costello Or o (o) v 1 360 ® a 1,020I O G 4m 6 (43) �0(0) Es Coverstone Dr 130 (19) -0� 43 (6) v M w6 o e o 0(0) 3 e e a V y d U 3 u O 0 tkg 0 (0) 0 0 o 4-0(0) aoo 6l(9) ilk0( 0) Route 50 0(0) It O 0 (0)�5 ��r 0 (0) m* ,u a g v 78(12)�• �d a 1,060 c a O 340 C � y 1 ;N o � Coversione Dr 43 (6) ae . 2 ly .� US Army / \ Corp of / � Engineers SITE Frederick ® ' County Public Safety , 4 / Center A 5 / 6 � Of ♦� , IN � NUT TU SC C I PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 TRAFFIC IMPACT STUDY (CARS) Project a HINEXI8001 REDERICK COUNTY. VA July 2018 50 LEGEND Ol STUDY INTERSECTION LANE GEOMETRY I td VOLUMES b l p EXISTING 10 (10) AM (P1.1) ht,+ IMPROVEMENT 1,000 AVGDAILYTRAFFIC Fairfield Inn & Sultes Costco •1/ � Wholesale �CS1 i O O n IcOSte/% O 2 (7) �� 02 ' 0 0 .0-0 (0) / 2(7) v Costello Dr ' Hotel Entrance C US Army / Corp of / 0 (0) r \ Engineers ) 0 (0) SITE ' e,. s/off \ I PQ \ 100 Frederick A County l Public safety A O A 470 .0 o � c 00 Q' r�r Costello Dr �7 19(2)-n �i C v n r` I 650 ® �r16".(0) (76) PFE (0) Covcrstone Dr 191M.1 9 R 58 (5) 0(0)L-`� 3 0 0 0 O > a 0 0 (0) 4-0(0) (1) OKIM cl 0 �0 0 (0) Route 50 0(0) 7-- It ()�,� 50 (5) w 470 a O V 490 v U n O ell V, Covcrstone Dr 5g (5) Center 1 1 5 2 ' " 1 N � i NUT TD SCAL ` 1 \ 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC IMPACT STUDY (TRUCKS) ! Pro ec111 F/)NEX)8001 ME REDERICK COUNTY, VA July 1018 SHORT-TERM 2o2o 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. "D 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 SA 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: Short -Term 2020 Conditions with site without mitigation: • 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; 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. 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. 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. 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 -�'' � O Fairfield PO`Fl Inn es & Fl Suit (r. 4O 1 O r OVERALL: • fC'J 6 �j B (C) O O icy 1 Cosuo Wholesale cOs/Flip 19 220 IT u o � 0 v e d C R MAa 27 (245) o r 4-10) r." 74 (236) Costello Dr Hotel Entrance TRH 4 may` 0 (1) 0 6 (0) ' - 17,350 O A 5 490 Y � v w n � � O� M Costello Dr 43 (129) 86 (10) W% r �C 3,760 ® 8 1,180 " ss� 0(0) H o o ti �y 14 (10) N () N Covcrstone Or o 149(21) av I UA pp 101 (12) � 6 0 0 21 (4) =h 3 o 0 u N a U w LEGEND Q STUDY INTERSECTION LANE GEOMETRY IC 1 �l VOLUMES 4:1P EXISTING 10 (10) AM (PI.I) 50 f11f+ IMPROVEMENT 1,0001 AVGDAILYTRAFFIC A (A) LEVEL OFSERVICE •AM (PMJ APPROACH LEVEL OF SERVICE O °�rP/ke OVELRALL:)6m l COS 1 N— VP t�' p0 ^Qw� 49 re' w D � � Cpsp G� t� %J r Pl / �r, I P US Army / \ Corp of / \ Engineers I \ '(W) SITE PD \ I - Frederick �If 6' , � ' County �W Public Safety (y 4 O < 3[j,�100 . � 0 (7) 5S6(1579) p 122 (73) N Route 50 2(9) � _ Pg O �1■ 30 (82) 1441 (753) �� ',�, � LZ 236(36) w n rn e G 5 590 0. O n 830 G s rn Coverslone Or 101 (12) Center J 9 (.1J I r � 5 P I ` ♦ e I N � NOT TO SCALE \ ' \ 1 PROPOSED INTERSECTION \ 'I HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 r TRAFFIC IMPACT STUDY VOLUMES & LOS Project If HINEX18001 2EDERICK COUNTY, VA July 2018 P� �1 Fairfield Inn & ti !� O Suites J CS a O F J \ OVERALL: Costco Whhollesaesa le s (C) r MITIGATION O O��1 w t1 M orrtl�I o - —ISO ce 8 16�Costello Hotel Entrance ra Drive U " O88 00 A y+ v w ci Costello Dr o o0 � o0 D+ U m z 50 .N NOT TO SCALE LEGEND 01 STUDY INTERSECTION LANE GEOMETRY p4o EXISTING hftj IMPROVEMENT nunono EXTENSION OF EXISTING TURN LANE A(A) LEVELOFSERVICE-AM(PM) A (A) APPROACH LEVEL OF SERVICE v"t°i,¢e O OVERALL: 0 O ° e p°0 cS1 ` ISM` p/g J q� Q q (DJ i� 02 ^ Army / ! \\ Corp of Engineers gineers C AlfqJ °`%, �SITE 1, Frederick County , q(qi I Public Safety ('I Ili 4 Center 5 t r6J ♦� 1 3 �C 00 O O T� Y D+ U � m� Route 50 W �I�CCOn 625 FT+ 100 FT TAPER cOi FLL LL. -5 OO P mO P7 [V HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 TRAFFIC IMPACT STUDY Project # HINM8001 C:2 REDERICK COUNTY, VA MITIGATION AND LOS July2018 now TABLE BA: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE INTERSECTIONS 1 & 2) M intaseetMn M��n V Lane/Appreaefi Storage Le� (R) AM Peale floor PM Peak flour 1,0s Delay (aeelveA) Back (ft) LDS e Delay (seehd) �uf in) Roue 522 & t Comb Dr & Hotel rmrave Signalmcd Extend SB left -turn lane striping to 350 ft (to accomnodate projected guews; does not change analysis resuhs, i.c. LOS, delay, or queue leugdu) 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 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 LADS - D 41.5 - E 57.5 - NB/I, 100 D 44.4 6 Nl3 nT 475 A 9.1 130 B 19.6 231 NBIM 825 NB LOS - I A 9.2 - B 19.6 SB/L 350 D 46.0 79 E 63.8 327 SBMR 720 A 7.3 177 A 5.0 109 SB LOS - B 10.6 - C 26.2 Overall - B 12.1 - C 31.0 - i 2 Pnnce Frederick Dr & Costelo Dr Unsigal¢cd 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 8 NBT. A 0.0 - A 0.0 - . NB LOS - - 2.3 - 2.4 - SB/T 1,410 - - SB/R - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.8 - - 4.7 Add separate NB left and SB right -turn lanes (100 ft+ 100 it taper) per VDOT warrants EB/L 350 B 11.5 8 C ISA 30 EB/R 3,000 B 11.3 13 A 8.7 0 EB LOS - B 11.4 - B 14.9 - 8 - - - - NB/L 150 A 8.7 0 A 8.0 NBn' 580 - - NB LOS - 2.3 - - 2.4 SB/r 1,410 - - SB/R 150 - - SB LOS - 0.0 - 0.0 Overall - - 2.7 - - 4.4 ,�Pennoni TABLE 8B: SHORT-TERM 2020 LOS, DELAY AND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) # Intersection Trafik CoatroU Mitigation .. lAne/Approach Storage Le", (B) AM Peak our PM Peak flow . LOS . Delay (see/veh) Back of , Queue LOS' pelay , (seclveh} Back of Queue EB/L 150 EB/IT 890 EB/R 200 Signalized EB LOS - WB/L 360 Flas ng Yellow Arrow WB/1'IR 1,140 (protectedipern issive) WB LDS - for EB Left AM & EB NB/LT 1,420 & WB lefts PM NB/R 500 NB LOS - SB/LTR 265 SB LOS - Rouse 50 Overall Wo MfflGATION - & EB/L 150 3 Pence Frederick Ile & EB/IT 890 Custer Ave Lengthen EB rig�-tum EB/R 675 (625 It + 100 ft taper) EB LOS - lane WB/L 360 WBn fR 1,140 Add new NB left -tun WB LOS- Carte (350 ft + 200 ft tap-) NB/L 450 NB/LT 1,420 Add separate SB right- NB/R 500 turn lane (100 ft+ 100 ft NB LOS - taper) SB/LT 265 SB/R 150 SB LOS - Overall W/ MITiGAT10N - A 8.1 24 C 22.7 62 F 80.1 #790 B 18.4 253 B 18.0 53 B 13.6 0 E 70.1 - B 18.6 - D 52.7 136 B 12.1 44 A 9.3 132 E 68.9 #806 B 17.2 - E 66.3 - E 56.6 #83 F 563.9 #398 D 41.9 0 D 40.7 28 D 51.4 - F 356.9 - D 49.8 124 D 44.9 104 D 49.8 - D 44.9 - D 54.6 - F 89.6 - A 9.2 19 C 26.0 76 D 36.4 #614 B 17.5 258 B 14.1 37 B 13.1 0 C 32.8 - B 18.2 - F 88.6 #187 B 11.8 45 B 13.2 147 D 45.1 #837 C 26.9 - D 43.6 - D 43.9 47 E " 63.1 155 D 43.4 49 E 58.0 157 D 41.2 0 D 44.1 47 D 42.8 - D 54.0 - D 53.2 #98 E 56.3 #109 D 40.4 0 D 49.3 0 D 44.8 - D 52.1 - C 26.7 - D 38.1 - Covcrstorte Dr & 4 Site Ereatrce # I & , : Freiierick Co Public Safety Center (Fast ) New Intersection Unsignal¢ed EB/1 T 520 A 7.7 10.0 A 7.5 0 EB/T 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 1 - 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 = Southbou nd, L: Left, T: Thu, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. (tennoni LONG-TERM 2024 CONDITIONS WITHOUT PROPOSE® 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. I" f j;,';C'�c; � r_Jlliif.) i i rl(iIC� �t;lili�lt.'- 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. f�ennon O 20,2101 x c 24 (234) 73 (215) Costello Dr Hotel Entrance I 1 (9) � � � IF o 7 (0) m N 18,090 O A Y 4,200 n o u o a. M Costello Dr 46 (137) rO 34 (3) Mt v � 1,850 ® I I I I I I Coverstone Dr o 22 (4) C c � W U h a U W 50 Costco Wholesale O ¢ 3,290 v a U 11m 0 (8) `✓ _ 143— 542 (1042) le 57 (67) N N Route 50 2(10). 32 (87)� 862 (730) d..� _ N •c o��, �O o 115(21) µ, N 4,310 IX 0 PROPOSED INTERSECTION LEGEND Q STUDY INTERSECTION LANE GEOMETRY W VOLUMES 46 EXISTING 10 (10) AM (PM) ,hte IMPROVEMENT In] AVGDAILYTRAFFIC m ae / 02 / US Army / � Corp of Engineers rsr0/, SITE Frederick County ` Public Safety Center 4 ` I 5 I ' \6 ' / 1 N TO SCALE / 'NOT PROPOSED INTERSECTION \ _ Jf ♦ /'V V HINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES FIGURE 15 TRAFFIC IMPACT STUDY Project 4 HINEX18001 ,EDERICK COUNTY, VA WITH GROWTH Jady 2018 loy L1 �� Fairfield P P41 J Inn & p !cl Suites /I. s tS�` OrGFy w/ Coscs Wholesale OVERALL: II (C) O m, Yi27 ('Os/P// Gdv~ air O y 20,210 u N_ o re a� rC, 24 (234) 1 (0) 73 (215) Costello Dr Hotel Entrance t o a G � o°o 18,090 O ci Y 4 200 V u o M Costello Dr �7 46 (137) ¢S'� 34 (3) vm* 1,850 ® I I I I I I Coverstone Dr o 22 (4) `U F w u v, a w 50 LtvtNu Q STUDY WTERSECTIO14 LANE GEOMETRY Tti t if VOLUMES 'WQo EXISTING 10(10) AM(Phf) 1,000 AVG DAILYTRAFFIC +1tr+ IMPROVE2020RIENT A(A) LEVEL OF SERVICE-Alf(PM) II AA (A)I, APPROACH LEVEL OF SERVICE cis /Pr O ��P ereow i` P / ) US / � Corprp of of \ Engineers CO`PrsOhP�` 11 /' SITE ; Frederick \� County ' Public Safety 4 O a 3 290 v a V �0(8) 587 (1639) 57 (67) N Route 50 2(10)1�Q 32 (87) f%'� 00 M A IV � N 1491 (795)�r rn .ei o — 115(21)U% n F4—,3 —Idla F PROPOSED INTERSECTION Center ` g� I 5 � ' ♦♦ 1 /0 N / 70 SCA L INOT PROPOSED INTERSECTION \ 1 V HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC FIGURE 16 TRAFFIC IMPACT STUDY PrOjtal P H/NEX18001 -REDERICK COUNTY, VA CONDITIONS WITHOUT SITE July 2018 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. ono -Term 2024 Conditions 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. TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE AM Peak Boor PM Peak Bern q Isteneetbs Traffic Control/ Mddigation Lase/ApptroacY Storage Le oaths (fi) L06 Dehy Itseelveh) Back of Qmeve [ QS Delay (seelve6)� Back of 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 Route 322 WB/R 1,400 D 40.0 0 D 49.7 78 1 Coaub Dr S ignalizxd WB LOS NB/L - 100 D D 41.6 44.4 - 6 E 57.2 - & Hotel Fjrarce NB/I7 NB/1'R 1 475 8-25-1 A 8.5 126 B 19.8 247 NB LOS - I A 8.5 - B 19.8 SB/L 195 D 42.5 66 E 65.3 346 SWUR 720 A 7.5 190 A 4.8 116 SB LOS - A 9.6 - C 26.4 - Overall - B 11.4 - C 30.6 - EB/ 350 B 10.0 5 B 11.8 20 B/R 3,000 A 9.3 3 A 8.7 0 LOS - A 9.7 - B 11.7 - Pence Frederick Dr 2 Costello Dr Unsignal zedB/1' B/L NB LOS 580 - A A - 7.9 0.0 2.0 0 - A A - 7.6 0.0 2.9 3 - SB/1' SB/R ],410 - SB LOS - - 0.0 - - 0.0 Overall - - 2.6 - - 4.7 - EB/L 150 B 11.4 25 C 24.1 69 EB/IT 890 D 47.5 057 B 19.1 269 EB/R 200 B 13.3 0 B 13.6 0 EB LOS - D 44.4 - B 19.5 - Signalized WBR 360 B 19.9 37 B 12.5 41 Route 50 WB/ITR 1,140 B 16.4 196 F 90.4 #851 & 3 Prince Frederick Dr Flashing Yellow Arrow WB LOS - B 16.7 - F 87.3 - & (protected/permissive) NB/LT 1,420 D 44.8 64 F 173.7 #243 Custer Ave for EB & WB le -Is NB/R 500 D 42.2 0 D 40.5 0 NB LOS - D 43.9 - F 121.2 - SB/LTR 265 D 51.6 047 D 46.6 114 SB LOS - D 51.6 1 - D 46.6 - - D 37.8 - E 67.7 - Overtll EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Lefi, T: Thru, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined It - 95th percentile volume exceeds capacity. Pert 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 1O' SITE TRIP GENERATInN WITH noun-niir Density AM Peak Hour PM; Peak Hour Daily, 1.21 million sf 29149348 56/280 336 31136 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 Use Density AM Peak. Hour' PK 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 i I t Irnp beneration Manual Guth 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. enno i) X O u 0 160 3 (22) 0-5(33) Costello Dr Hotel Entrance 0 (0) O 0(0)— o 0 0(0)�1� o o M 3 00 O A Y 1650 'C o e u ❑ Costello Dr 0 (0) L� 41 (9)-% $ 00 N 2,130 ® u 530 e G o o in arrrrrre 25 (164) 0 (0) Coverstonc Or 52 (I I) 155 (33) 0 (0) U h L U iL 50 Costco Wholesale O ? 0 L) �' a 0(0) 4� 0 (0) 0 0 0 ry�72(I5) � D(D) Route 50 � 0(0) 0 (0) r- 0 v r 0 (0) ot> •c " o 93 (20) N. i) 1,650 a O No o' 320 _ 9 r1 O 0 (0) -4m 20(132) Coverstone Dr O 00 31 (7) .70 <`! 124 (26) CKip LEGEND lO STUDY INTERSECTION LANE GEOALETRY "It VOLUMES Mvp EXISTING 10 (10) AAf (PIM) 411t& IMPROVEMENT 1,000 AVGDAILYTRAFFIC o / . c` Q�. i I � 1 US Army I \ Corp of \ Engineers 0� SITE ; f\ PQ \ Frederick '© County I PublicCenter Cte4 Center 1 NOTTOSCALE \ ' O _ ] 060 I 6 � \ I � C u O — o N 16 0 (0) \ N 4 e 3(22) \ - Coversione Or v O 103 (22) cam/'y N 21 (4) HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 • TRAFFIC IMPACT STUDY (CARS) PraJecr fl IIINFX18001 REDERICK COUNTY, VA July 2018 XFairfield nlk Suites O N 130 a 2 (9) 4S1 0 0) p7m2(9) Costello Dr Hotel Entrance 0 (0) � a N T O 0(0)� ^�v 0(0)- oov 150 O o` Y 730 u O � v e o � 00 N Costello Dr 0 (0) I 23 (3)c� ^ 1,010 ® v 100 W 60 0 �0(0) O N o o in O Frs�s 14 (55) 0(0) Coversione Dr Itf 83 (11)� o 0 0 0 (0) U y U U U. 3 O v 0 U din o (o) o a o 0-0(0) 0 0 0 cn �D O�� Apt 0(1) U (01 Route 50 � 0 (0) �1 �q 0 (0) �/� C7 L 0 (0) o+ •c4O_S:° 60(8)y �re 730 w O 9 500 F L W 0 0 c 0, V�m 0 (0) O -<am 6 (24) Coverstone Dr r o 46 (6) O rt 37 (5) 50 LEGEND Q1 STUDY INTERSECTION LANEGEOMETRY W VOLUMES ,qJvP EXISTING 10 (10) AM (PM) M& IMPROVEMENT 1,00 AVGDAILYTRAFFIC M; /iw O o°tP�k O i�� CGS/Pr Costco 7 L 6' Wholesale v A o (02 / v 1 US Army ' \\ Corp of Engineers \ SITE iOhPOhI Frederick ' County Public Safety 4 Center t� I �V Y 6 I N NOT C TO SCALE ' 23 (3). 14 (2) Q> HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 18 TRAFFIC IMPACT STUDY (TRUCKS) Project # HINEX18001 REDERICK COUNTY, VA July 2018 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. t 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 ong-Term Conditions with Site Build - conditions is shown on Tables 12A and 12B. The only additional mitigation required is a signal timing update to Q11t 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 i; 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 Pennon 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. o 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. 7Pen TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 1 & 2) AM Peak Hour PM Peak Roar Delay Back of relay Back of M Iateneedon TmItitlgsWe F Lane/Approach Lenorag e l06 Quest L06 Quest Isec/veM) (see/vek) 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 Routc 522 WB/R 1,400 D 40.0 0 D 49.7 78 & Sigmaliu:d WB LOS - D 41.6 - E 57.2 - 1 Costeb Dr NB/L 100 D 44.4 6 & NB/IT 475 Hotel Fn nmc NBfM 825 A 8.5 126 B 19.8 247 NB LOS - I A 8.5 B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SB/ITR 720 A 7.5 190 A 4.8 116 SB LOS - A 9.6 - C 26.4 - Overall - B 11.4 - C 30.6 - 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 A 7.9 0 A 7.6 3 Prr�ce Fr�denck Unsigialized NB/1' S80 A 0.0 - A 0.0 2 Costello Di NB LOS - 2.0' - 2.9 - SB/1 1,410 SB/R - SB LOS - 0.0 - - 0.0- Overall - - 2.6 - - 4.7 - TABLE 128: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAVSIQUEUES (INTERSECTIONS 3 & 4) AM, Peak or PM Peak How # Intersection Traffic Traffic Control/Storage - Back, of Back of Mitigation lengths 00 LID5 � Delay Qneeie IA6 Delay -Queue (Sec/veh) �k). (seelveh) (R) EB/L 150 A 9.2 19 C 28.1 82 EB/1T 890 D 36.4 #614 B 18.7 279 EB/R 650 B 14.1 37 B 13.8 0 EB LOS - C 32.8 - B 19.4 Signalized WB/L 360 F 88.6 #187 B 12.6 49 WB= 1,140 B 13.2 147 E 61.2 4892 Flasing Yellow Arrow WB LOS - C 26.9 - E 58.8 - (protected/permissive) NB/L 450 D 43.9 47 E 68.4 #189 for EB Left AM & EB NB/LT 1,420 D 43.4 49 E 60.4 178 & WB lefts PM 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 #98 E 61.7 #116 SB/R 150 D 40.4 0 D 49.5 Route 50 SB LOS - D 44.8 - D 54.3 - 3 Pritce Free derick Dr Overall - C 32.4 - D 46.9 - & EB/L 150 A 9.3 19 C 26.0 76 Custer. Ave Ems' 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= 1,140 B 13.4 157 D 45.1 #837 Optinize SignalTirrctg WB LOS - C 27.8 - D 43.6 - NB/L 450 D 49.0 #60 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 #109 SB/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 - EB/LT A 7.5 3 A 7.8 0 520 EB/T A 0.1 - A 0.0 - EB/R 190 - - - _ - Coverstone Dr EB LOS - - 1.5 - - 1.6 - WB/LTR 750 A 0.0 0 A 0.0 0 & Site Ea awre #1 Unsignalized WB LOS - - 0.0 - - 0.0 - 4 NB/LT B 12.4 0 B 11.8 3 & Frederick Co Pubic Satety NB/R 55 A 0.0 - A 0.0 - Center (East Eivance) NB LOS - B 12.4 - B 11.8 - SB/LTR 25 A 0 B 10.1 8 SB LOS - A H8.7 - B 10.1 - - - - 1.7 - - 1 2.6 - Overall EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southboimd, L: Left, T: Thru, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. B Fairfield Inn & p 41 Suites (l. 4� O a OVERALL: B y(c P oG O q 20 500 x 30 (265) l,�Sca 1 (0) � f 81 (257) r� Costello Dr Hotel Entrance I 1 (9) � � � 00 O 0(1) o v 7(0) —" N r1 e ] 8,560 O A .0 6,580 M v. r r All Costello Dr �/ 4G(137).. 98 (15) ML; 4,990 ® a= 630 5 C eO O w U 0 (0) o o in a� 39 (219) ?"C-0(0) r+t Coverstone Dr 61 (12) O 238 (44) � N o0 q � 22 (4) zl n o 0 U N I� u� 50 LEGEND Q1 STUDY INTERSECTION LANE GEOMETRY % D r VOLUMES 'W4A EXISTING 10(10) AM(PM) ht� 2020144PROVEMENT 1,000 AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE • AM lPM) AL^ ) APPROACH LEVEL OF SERVICE OVERALL: C (D) Com� 5 c N-@ H�\ Wholesalesa le L©O/�C7�-7�i fD,eFeE)G` Q `lQ� O O Cost }� ®2 ' LP1 1 P US Army i `\ Corp of ,7 i \\ \ Engineers CO`Prs\ � FrederlcktO�C' SITE County �r 1 Public Center Q a - 1 Center 9A O < 1 3 290 t a 0(8) 587 (1639) 138 (83) Route 50 � 2 (10) t'Y1 32 (87). 0 _ 1491 (795)0{> 268(48)t� V N o O jt F 0)(156) t Coverstone Dr 77 (13) 161 (31)riJ oo�,p/k P J 4 J ' L N � NOT 70 SCALE � \ I 1,310 \ V !3 N (0) 6 / �/ Covetstone Dr 126 (25)1. 35 (6) a10- Fairfield LPG c Inn & !Zn QLF1 Q �IOSuites 'Ln� OVERALL: B (C) 'Q04 50 LEGEND Q STUDY INTERSECTION LANE GEOMETRY 440 EXISTING +tt t+ IMPROVEMENT A(A) LEVEL OFSERVICE-AM lPM) A(A) APPROACH LEVEL OF SERVICE OVERALL: did C (C) O� J \0 Costco v Wholesale L C�dl "A,Q�C) G� a D0) 4 O O CostP//o Or O� (DJ e � % 2 e � P � ^ US Army `\\ Corp of ' Engineers / � \ Co`ersto \ \ / SITE ' O\\\ Frederick \ County T ' Public Safety 4 Center NO NEW MITIGATION 5 IN 2024 EXCEPT �6 V SIGNAL TIMING OPTIMIZATION AT R TE 50 & PRINCE FREDERICK DR INTERSECTION HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 20 TRAFFIC IMPACT STUDY Project # HINEX18001 ` REDERICK COUNTY, VA MITIGATION AND LOS July?018 i '01 END OF EXISTING LEFT -TURN STORAGE STORAGE START OF ,e CENTER TWO-WAY TURN LANE Er_ r _ _ - � '�' ��� � . Golden /► 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 Base Source: Google Earth COSTELLO DR STORAGE SUFFICIENT FOR "2020 AND 2024 W SITE" QUEUES �-� N I i �. 4� rb orELI, 3itpd Costco log �r FG F , F Who esa fe 4� �d salmi we mom Y. ALL DOCUMENTS PREPARED BY RENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER _ OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-07 . PURPOSE INTENDED WILL BEAT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennons PENNING ASSOCIATES ANDLOSOWNER SHALL INDEMNIFY AND NG O HARMLESS PENNING ASSOCIATES NOT TO SCALE f ROM Al L CLAIMS DAMAGES. LOSSES AND EXPENSES ARISING OUT OF OR RE SUI TING THEREFROM DRAWING SCALE HINES CARPGRS VALLEY DRAWN BY we TRAFFIC IMPACT STUDY FREDERICKCOUNTY VA APPROVED BY DRK ROUTE 522 AT COSTELLO DR PENNONI ASSOCIATES INC. ANTICIPATED STRIPING UPDATES W/ SITE 13880 DulleS Corner Lane, Suite 100 H I NE S FIGURE 21 Herndon, VA 20171 T 703 449 6700 F 703 449 6713 BASE SOURCE: FREDERICK COUNTY ISIS SEPARATE SB RIGHT -TURN LANE (100 FT w1100 FT TAPER) 0 100, 200' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SW TABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PRO;FCT OR ON ANY OTHER PROJECT ANY REUSE C WITHOUT WRITTEN VERIFICATION OR ADAPTATR)N BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-06-22 - PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABII'TY OR LEGAL EXPOSURE TO Pennons IATES FROPENMANLASSOCIATES, MS DAMAGES L05 EER S AND EXPFALL NSES AH SING OUIFY AND HOLD TAOP OR RESULTING AMFRF ROM DRAWING SCALE NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY we VDOT STAUNTON DISTRICT FREDERICK COUNTY VA APPROVED BY DF MITIGATION AT PRINCE FREDERICK PENNONI ASSOCIATES INC. DR/COSTELLO DR 13880 Dulles Corner Lane, Suite 100 HINES FIGURE 22 Herndon, VA 20171 800 10TH STREET. NW, SUITE 600 T 703 449 6700 F 703 449 6713 WASHINGTON. DC 20001 RCUSTER AVE 4 -41 Ilk let -- fir x 5PPw LEGEND _IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE 0 150• 300' STORAGE ve 0- 0 x Ab J �� t i ALL DOCUMFNTS PREPARED BY PENNONI ASSOCLATFS ARE INSTRUMENTS OF SERVICE IN RFSPECT OF THE PROJECT THEY ARE NOT INTENDED OR RFPRESENTFD TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EX fFNSIONS OF THE PROJECTOR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTFN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED Wit L BE AT OWNERS SOLE RISK AND WITHOUT LIABIL ITY OR I EGAL EXPOSURE TO PENNONI ASSOCIATES. AND OWNER SHALL INDEMNIFY AND HOLD HARML FSS PFNNONI ASSOCIATES FROM ALI CI AIMS DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THFRFFROM HINES CARPERS VALLEY TRAFFIC IMPACT STUDY VDOT STAUNTON DISTRICT FREDERICK COUNTY. VA MITIGATION AT ROUTE 50/PRINCE FREDERICK DR SIGNAL HINES 800 10TH STREET. NW. SUITE 60.1 WASHINGTON. DC 20001 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 1.3 - TURN I ANE _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 i pac-d 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 Site Site Intersection Approach Total Volume Site Impact Total Volume 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% 13 111 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% 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 308I 6.2% 251 3278 7.7% (%iennoni 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. c 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. i Pen 6 i'clt"s`3i iirvp_=r C ;11 _'tCiV TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Timing 2024 or Improvement Location Description 2M "long-term" Type rm" incremental a prov meean t New Roads Coverstone Dr east of existing terminus Extend as atwo-lane roadway +approx. 750ft +approx. 970ft at Frederick Co Public Safety Center Extend SB Rte 5221eft-turn lane by restriping center two Rte 522 at Costello Dr +155ft way turn lane Add a separate right -turn lane on SB Prince Frederick Dr 100ft w/100fttaper Prince Frederick Dr at Costello Dr 100 ft w/ 100 ft taper,with Add a separate left -turn lane on NB Prince Frederick Dr thru transitions Turn Lanes Extend EB Rte 50right-turn lane +425ftw/100fttaper Add a second left -turn lane on NB Prince Frederick Dr 350ftw/200fttape r Rte 50at Prince Frederick Dr/Custer Ave Add a separate right -turn lane onSBCusterAve 100ftw/100fttaper Modify signal for new Optimize Signal other Rte 50at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYAleft Timing from Short - turn operations Term The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDOT 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_TIkUPDATED_20180524.doc (�ennoni 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 II. 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. 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. 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. 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. � of Tr•a��c��rtv'mr 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 VD0T I") 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 6`h Edition, so we will be requiring that all future TIAs make use of the HCM 6`h 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 (1011 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 Fairfield 9F1 Inn O�IOSuites k,(r_ 1`J O\J�A7( OU�rQJ OVERAI,U , B (C) �~o I Intersection #2 44�<s�%Q Or AM Peak Hour „o:erea tb4 i EBR it'BL WBT Wilk NSL NST NBR SSL SST' SeR LaneConfiguratio^s .r r ) +T ) W, n til Delay (S) 44.7 42.9 42.3 42.2 40.0 44A 8.6 42.8 7.5 Level of Sernlce D D D D D D A D A Approach Delay is .b1.0 41.7 8.6 9.8 Approach LOS D D A A HCM 2WDCanroiDelay 115 HC6120001r 4olSunice S =,.PMakHour nl E L Bi EBR WSL 4T VitR NEL NBT r SR SSL SBT SRR' LaneConriouratms «t iy It if Ti ?4U _ h V. Delay (s) 103.3 64.2 64.2 501 18.2 63.5 4.5 Level of $arm F E E D B E A Approach Delay (s) 103.3 56.8 18.2 25.6 Approach LOS F E S C inteiseclan Suminu�_ HCM 200D Control Delay 29.4 HCld 2000 Level of Service C Aprroach EB N8 Se_ HCM Control Delay, s 9.7 2.1 0 HCM LOS A AM Peak Hour minorLane'maorMi nl N@L NBTEBLnIE8ln2 SBT SBR CalimAy (eh+h) 1223 767 $60 HCM Lane VIC Ratio 0.005 0.067 0,044 HCM Control Delay (a) 8 0 10 9A HChlLane LOS A A B A Approach EB ... NS _SB _ HC61 Control Delay, s 11.7 2.9 0 HCM LOS B PM Peak Hour MinorLane(<*erMvrot N81. NSTEBWEBLn2 SBT SBR i Capacity (vehrn) 1432 678 985 HCM Lane VIC Ratio 0,044 0.219 0.004 HCM Control Delay (s) T6 0 11.8 8.7 HCM Lane LOS A A B A Hines Carpers Valley TIA Mr. Mathew B. Smith, P. July 31, 2018 Page 3 Response to VDOT Comments I Intersection #3 1 OVERALL,, U(O C (C) AM Peak Hour hl orI or EBU E81 EST EER 'trG9 118: Waif V09 h3.. N81 NER SU S8r Lane Confi0urallons ) ff r ) 0 .t. Delayls) 48.6 19.8 14.0 45.6 160 448 42.3 500 LenlofSe xe D B B D B D D D Approach Delay Is) 20.1 18.9 43.9 500 Approach LOS C B D D kJasetucn Summary - - . HUI2000ConuaWay 234 HCM 2000LevalolSemce C $4 ( l� % (eJ �� o �(AI , Z-' fCSd PM Peak Hour EST EBR J A MT VOW N& NO-, NSA S&L s8T .arrvnan LaneConfiguraeorls r I ?A 4 r 4r. `1 O Q Q ` Q Delay 51.0 Level of Service D ApproschDelsy(s) Approuh LOS 187 B 223 C 142 474 243 f404 405 B D C F D 257 1010 C F 446 D 446 D HCM 20M Corlml Delay 337 HCM 2000 Level of Service 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 necessaryfor 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 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. 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 y iv Fairfield Inn & �\ SUMPS at Ut'tRALI � C B (c) / O lame/4ptuvach M Peak i%W PM Peuk Flag Lth Deli} (seuveh) Back of B (� UN MAI e 1•ecNhl Bad, of um SIR) EBLT D 44.7 24 F 126.8 28 EB!R D 42.9 0 EB LOS D 44.0 - F 126.8 WB%L D 42.3 .07 F 5R.6 *262 WB'LT D 42.6 m38 E 58.6 '^62 W&R D 39.6 m0 D 45.1 92 WB LOS D 41.6 D 51.9 - NRL D 44A 6 - - N RIT T B 11.0 167 C_as �5n tiB?R NB LOS B 11.1 C 24.4 SB'L D 54? 03 E 65.8 354 SBTM A 7.1 196 A 6.9 116 SB LOS B l3J C 28.2 all 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 Ill 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 & 22 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 SIB 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 250,000) 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 Direction 2018 Existing 2020 Background 2020 Total 2024 Background 2024 Total Hour (Phase n (Phase H) AM EB Left 15,376 Prot. t 17,757 1 FYA 17,757 FYA 19,909 FYA 19,909 FYA WB Left 41,764 Prot. (Exist.) 78,671 177,007 Protected 86,386 208,062 Protected PM EB Left 84,817 Prot t 144,761 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 far 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 2017. 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 lef NN H thruu Cross- rod Adjusted cross-plr 15176 8.800 7.688 A11 peak period 32 31 550 496 17,600 PNI peak period 60 89 985 9.Si 59,100 84,817 29,550 42,4(19 V1'B le ANt peak period 39 PN1 peak period 48 62 EB throu Cross- ro 726 788 28,314 41.764 7()8 668 33,984 41,416 Adjusted cross- 14,1 57r-2)%-2 16,992,708 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than the 2017 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 VOOT to 2018 Pennoni calculations. For the PM peak hour, the Hines Carpers Valley TIA Mr. Mathew B. Smith. P.E. July 31, 2018 EM Response to VDOT Comments cross -products increased by 44% and 22% for the EB and WB lefts, respectively, from the 2017 VDOT to 2018 Pennoni 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 61h 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, PENNONI 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 HIII\DELIVERABLES\201807 TIA\Pennoni_CommentResponsesToVDOT_201807.docx C COUNTY of FZti+�DERICK 1Zoderick B. Williams Comity Attorney 540/722-8383 Fax 540/667-0370 E-mail: rMilia@co.frederick.va.us October 30, 2018 VIA REGULAR MAIL AND E-MAIL Thomas Moore Lawson, Esq. Lawson and Silek, P.L.C. P.O. Box 2740 Winchester, Virginia 22604 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 revised October 12, 2018 ("Proffer Statement") Dear Ty: I have reviewed the above -referenced revised Proffer Statement, submitted for the proposed rezoning of the Subject Property. 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: 1. Proffer 1: • Re Proffer 1. 1, if the stated square footages are intended to be limits, the Proffer Statement should so state that they are limits. Re Proffer 1.2, the most unambiguous approach would be, instead of stating that the indicated uses are allowed, to state that all current M1 uses other than the indicated uses are prohibited. Also, re the conditional use of tractor truck and tractor truck trailer parking, the Proffer Statement should clarify whether approval through the conditional use permit process would still be necessary. Re Proffers 1.1 and 1.2 generally, it may be, better for clarity to state the last sentence of 1.1 first and then state along the lines of. The Property may be developed with not to exceed 405,000 SF of any uses allowed within the M1 zoning district. The Property may be further developed with not to exceed an additional 805,000 SF of M 1 uses, provided that no uses other than the following uses shall be permitted in connection with that 805,000 SF: [list of uses]. Conditional uses in connection with 107 North Kent Street o Winchester, Virginia 22601 Thomas Moore Lawson, Esq. October 30, 2018 Page 2 that 805,000 SF shall be limited to tractor truck and tractor truck trailer parking and such conditional use shall be subject first to the Board of Supervisors electing to grant approval under Part 103 of Chapter 165 of the Frederick County Code. Re Proffer 1.3, it may be acceptable if worded differently: Future uses that may be subsequently added in the M1 zoning district are not prohibited, provided that the maximum daily vehicle trips do not exceed _ The blank should be filled with a specific number. Re Proffer 1.4, because the TIA is not approved with the proffers, delete "and approved" in the fifth line. 2. Proffer 6.1 — County practice is for fire and rescue proffers to be paid to the County and not to individual fire and rescue companies. 3. Proffer 7.1— Phase 3 — The proffer does not state a triggering event for the bonding or construction of the referenced portion of Coverstone Drive. 4. Proffer 7.2 — The timing of the dedication of right-of-way in the event of construction of Coverstone Drive by others needs revision. Construction would not be able to occur until dedication, so perhaps the dedication should be "upon request". 5. Proffer 7.6 — With respect to the proposed dedication of 0.6 acres adjacent to the intersection of Coverstone Drive and Prince Frederick Drive, in order that the County might have the opportunity to ascertain the appropriateness of the dedication, the proffer might better provide that the dedication shall occur upon request by the County. 6. Proffer 7.7 — A comma needs to be inserted prior to "in lieu of constructing the road improvement". 7. 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 (AP 1 Airport District) of Chapter 165 of the Frederick County Code. 9. Re correspondence with previous rezoning of the Property and of adjoining properties: • The Proffer Statement does not address provision for a property owners' association, as previously set forth in Proffer 12 of the approved proffers dated September 18, 2014 (the "2014 Proffers"). • Relative to Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers, to the extent any of those obligations apply to the Property and to the other properties that were subject to the 2014 Proffers, the proposed proffers would leave unresolved issues that include Thomas Moore Lawson, Esq. October 30, 2018 Page 3 how Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers would be fulfilled. Specifically, the vast majority of the remaining area subject to the 2014 Proffers, identified there as Land Bay 1, is designated for residential uses and therefore would not be capable of generating commercial development square footages sufficient to trigger the obligations in the 2014 Proffers necessary to construct the remainder of Coverstone Drive. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc: Michael T. Ruddy, Director, Frederick County Planning & Development Candice E. Perkins, Assistant Director, Frederick County Planning & Development John A. Bishop, Assistant Director -Transportation, Frederick County Planning & Development 315 Tasker Road Stephens City, Virginia 22655 August 27, 2018 David Frank Pennoni Associates 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 ATIE f 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 ill ANNIVERSARY Water At Your Service �--X 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 WINCHESTER REGIONAL AIRPORT TOP OF VWGM / September 7, 2018 Pennoni Associates Inc. 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-5786 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 166, Part 701: API 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/Airport 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://oeaaa.faa.gov/oeaaa/external/portal.isp. 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 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid a, ')-1 Zoning Amendment Number D -3Date Received PC Hearing Date BOS Hearing Date I I q 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: 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 designation(s) and acreage(s) in each designation: R4 e. Proposed zoning designation(s) and acreage(s) in each designation: M1 £ Magisterial District(s): Shawnee 12 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 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), 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: Office: Retail: Restaurant: Commercial: 10. Signature: Sauare Footage of Proposed ses 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. Applieant(s): 1---y Date: Owner(s): 14 Date: 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 71 6 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 717 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 1 TRUSTEE 107 ROSZEL RD Property #: 64A A 12 WINCHESTER VA 22601 Special Uinited PoNver of Attorney County of Frederick, Virginia 'Frederick Planning Website: mywAva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (S40) 665-5651 .Facsimile (540) 665-6395 Know .All Mclt By Thcse 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 tonic (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) Pennonl Associates tnc_ (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 To act ws my true and lawful attorney -in -fact for and in my (our) name, place nod stead with full power and authority, T (we) would have if acting personally to file planning applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit v7JA42ster Development Plan (Preliminary and Final) Subdivision �JSite 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 (wc) have hereto set my � 1 hand and sent this _ ?) day of 20_) S , n { d Slgnalllr(:(s) �'r 'TuDf A-5 `A • Stei State of Virginia, City/County of tool` m C I Q 4-ey e 1 d To -wit: I 1-�'✓n� a Notary Public in and for the jurisdiction aforesaid, certify that t e #R -yet] to the foregoing instrument personally appeared before me and has ackno� ledged tlic,t3tria,bzttor me in the jj risdicdon aforesaid this 3 d<�y of /�-n� , 20 t fS. C0Ad%i0-'1 F_ALTH (V b;�i '. MY C01MMISSION EXPIRES ALN)..'!..:, COMMISSION -177d.3S01 i My Commission Expires: Notary Public 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 F2csirnile (540) 665-6395 Know All Men By These Presents: That I (We) (N&tnt) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owners) of all tliose tracts or parcels of land ("Property') conveyed to roe (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frrderiek, Virginia, by Instrument No. 14000001E on Page , and is described as Tax Map ID; 64-A-86, 64-A-87 do bercby make, constitute xnd appoint: (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 L Plccadllly Street, Suite 200, Winchester, VA 22601 To act ac my true and lawful attorney -in -fact for and in my (our) name, place acid stead with full power end Authority I (we) would have if acting personally to file punning applications for my (our) above described Property, including: ✓ Rvaning (including proffers) Conditional Use Permit %�;—Master Development Plsn (Preliminary Rod Final) Subdivision =Site PIRn Variance or AppeRt My artomey-in-fact shall have the nuthoriry to offer proffered conditions and to make amendments to previously approved proffered eoaditions except as follows: This authorization shall expiry one year from the day it is signed, or unli3jt is otherwise rescinded or modified. In witness tbc,=ff,, I (wee)) have hereto et my (our) hand and seal this oP_ day of 2QO , Signature(s) �1fA�t, State of Virginia, /County of� t'� , 1� ��.7o-wit: i I, J21J�Ihpe�rso�n�90 icSb�X�, a NotaryPublic io and for the jurisdiction aforesaid, certify thawho signed t the foregoing instrument personally appeared befort me And has acknowledged the same before me in the jurisdiction aforesaid this .7r day off{ ui, 20J&. My Cotnrai�ssion Expires: 1 '� �lIgv Notary blic rin'.tnny Dxw Evor;,berr) '� �f.,V1�I1`;d�W�la:�lf�l!Vdtt�!'.�•1 Nr; lfi'!,6640 Special Limited Power 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) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 To act as my truc 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 until it is otherwise rescinded or modified. In witness thereof, I (/c) have hereto set my ( hand and seal this _I� day of_At q tcs� , 20 IS , Signature(s) Dc{ l/ _ ( �pZemsX� State of Virginia, City/Geuttty of w i nckt.S♦C r , To -wit: 1, _ 4fk k e n, L • S P a t C1 , 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 jurisdiction aforesaid this 3r4 day of , 20_LV . My Commission Expires: 1 l (3a l otary Public _ I THLEEPA �LID Commonw 2702Nlr9Mla Reg. Special Limited Power of Attovney County ol'Frederic'k, Virginia FL-ederick'Planning Website: www.fcyams Department of Planning & Development, County of Frederick, Virginia 1.07 North Vent Street, W(nchesler, Virginut 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Mon By These Presorts: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Adrh•ess) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or pat -eels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the Couuty 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: Na11e Pennoni Associates Inc. (Phone) _540-667-2139 (A<Idress) 117 E. Piccadilly Street, Suite 2DO, Winchester, VA 22601 'I'o act as my trite and lawful attorney-in-fiet for and in my (our) nome, 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 —Mastcr Development Plan (Preliminary and Final) Subdivision =Site flan Variance or Appeal My nttorney-in-fact shall hove the authority to offer proffered conditions and to make amendments to pruviously 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 modilied. in witucss thereof, I (we) have, hcrc )_ e!_tny (our) hand and seal this _ — day of _ 20_—, (�y Ittilvrl-tv-T. State of Vgtgrrri:i,,City/County of �IQI�I --_, To -wit: C.�Cheprti a Notary Public in and for the jurisdiction aforesaid, certify tha(s) who signed to the foregoing instrument personally appenrcd before me and has aclinowle gcd the same hcl'ore tc, in the jurisdiction aforesaid this day ol, 20_/8 . My Commission Expires: 'C LOt-120 �% 1.0f` 3 Q' pkOTARy o n�• PUBLIC COU�JT r , C�L\\\`�� /���l�lfllllllltt��`` Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www1cva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-639.5 Know All Men By Thesc 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: 64A-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 attomey-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 (��4 o� have hereto set my ( hand and seal this 3_ day of , 20�, Signatttre(s) v State of Virginia, City/County of VV I �1(.1'�Cd >�� r —Jo-wit: 1 WaA 1� n L. Spa i d , a Notary Public in and for the jurisdiction aforesaid, certify that the person] j 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 �S 20_ My Commission Expires: 1301f otary Public KATHLEEN L. SPAID Corn Reg Virginia # 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) 665-5651 Facsimile (540) 665-639i Know All Men By These Presents: That I (We) (Name) 1GR 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 flit 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) S40-667-2139 (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 is otherwise rescinded or modified. In witness thereof, I (lvt;} have licreto sct my (r) hand and seal this Yr day of , 20 Lit Q, LLC- J /� r Signatures) R•.: c�c�{ f1 t.�e��/—P /, State of Virginia, City/Eemnty of All'y1 c hes Per , To -wit: 1, 9 44A to 'G."1 si ql Gr , 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 [Ct_ day of _f, 20 (� . 4 My Commission Expires: T tary Public r— I vaTMI FFN L. $PAID Com Reg rgtnhi # 270V7 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: rwivw.feva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 2260.1 Phone (S40) 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 owncr(s) of all those tracts or parcels of land ("Property") conveyed to nic (us), by Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140D00018 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 —y fluster 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 pire one year from the)ay it is signed, or until it is otherwise rescinded or modified. In witness thereof, I c) have hereto set my ( ) hand and seal this �_ day of , 20�, t- L 4, Signature(s) ES_V�,?'I Off State of Virginia, &ity/cow of wll rl ch"B Cr , To -wit: 1 � 1 Pi I- . S P Q I' Cl , a Notary Public in and for the jurisdiction aforesaid, certify that the persoo who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 31rd day of Sf, 20 J Ff . /A' ,i -A by"&f _(Z4/), Zj �j Fires: It 13a /e E- tary Public KATHLEEN L. 3PAID NOTARY PUBLIC Reg. # 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) 66S-6395 Know All Tvlen By These Presents: That I (We) (]Marne) 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 roc (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 tnic 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 until it 's otherwis rescinded or modified. b1 witness thereof, I) have hereto set my (or) hand and seal this day ofL{$�- , 20 Signature� s) ' (/ State of Virginia, City/Gettrtty of Mil el`�_ Jo -wit: 1, `f �1 e G fr1 �-' Spa. , 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 _34 day of Ag4fsj, 20 t My Commission Expires: 1 (( 3O1 (8- Public KATHLEEN L. SPAID NOTARY PUBLIC Rep. # 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 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 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 4ay it is signed, or until it is otherwis rescinded or moditie . In witness thereof, I (> t<bavc hereto set my (o hand and seal this _day of 20 Signahnre(s) V r / State of Virginia, City/Gwdtttp of ,/i�l n '16 r , To -wit: I K�aa (� L . a i' , a Notary Public in and for the jurisdiction aforesaid, certify that the person instrument who signed to the foregoing insment ersonally appeared before me and has acknowledged the same before me in [lie jurisdiction aforesaid this day of f, 20 �. My Commission Expires: It 30 AC rotary Public NOTARY PUBLIC Commonwealth of Virglnia Reg. # 270227 REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: January 14, 2019 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director — Transportation Reviewed Action Planning Commission: 1 1/07/18 Public Hearing Held; Recommended Approval Board of Supervisors; 12/12/18 Postponed Board of Supervisors: 01/23/19 Pending PROPOSAL: To rezone 122.18-11- acres from the R4 (Residential Planned Conllnunity) District to the M 1 (Light Industrial) District with proffers. LOCATION: 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. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/23/19 BOARD OF SUPERVISORS MEETING: Staff Note: Tltis rezoning applicatiat is consistent with the application postponed on December 12, 2018; no changes have been male to the application. This is an application to rezone a total of 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The subject property is part of the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning # 1 1-05 provided for 143 acres of commercial uses and 550 residential units on six parcels of land (Land Bay 1 — Residential, Land Bay 2 — Commercial). The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan and depicts the subject properties with a commercial land use designation. This commercial land use designation is reflective of the commercial component of the approved mixed -use project approved for this site. The requested M 1 (Light Industrial) District is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffered rezoning and rezone them to the M 1 District with a separate set of proffers. The primary changes proposed with this rezoning lilCllrCle 1110difiCatiOnS to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely On Land Bay I (residential). Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 2 This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 3,100 trips per day (TIA estimated at 1.2 million square feet of warehousing/industrial uses). The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. The Planning Commission held a public hearing for this item on November 7, 2018; the Commission ultimately recommended approval of this rezoning. Staff has outlined concerns that should be considered by the Board of Supervisors in their review of this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows, Staff comments are shown in bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018, November 20, 2018: 1. LAND USE 1.1 The Owner intends to develop the Property with a mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per day (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 do 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 any transportation improvements required to mitigate the increased trip volumes, and reach an agreement with Frederick County and the Virginia Department of Transportation on improvements necessary to mitigate those impacts. Staff Note: Tlzis proposed rezorrirrg r•ernoves the contnzei-cial square footage tr°igger- for• the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 3 would not trigger the completion of Coverstone Drive and Land Bray 1 does not have commercial areas and would therefore also not trigger its completion. Staff 'Note: This proffer would require the County and VDOT to reach an agreement with the Owner regarding mitigation Of future transportation impacts; there are no proi,isions fir what would happen if the parties are unable to reach an agreement. 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. St!!ff Note: This pr'if fer removes the approved design modification pacliage.for the overall development "Design and Development Standards for Calpers Valley". The design modification package contained an Overall str'eetscape design standards, landscaping/.vcr'eeiiiilg/opeii space standards, architectural standards and an architectural review board, height maximums, and street design standards. This proposed rezoning would separate the proposed industrial area fr'Om the residential design standards. 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 peclestrian/bicycling trail shall be 10 feet wide and shall inavc 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 sliall be constructed in accordance with the requirennents of the Frederick Water. Staf f'Note: This proffer is iiiineeessar , ris it is already required. 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 Rezoning #03-18 Careers Valley Industrial Park January 14, 2019 Page 4 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 the first occupancy permit for each building. 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 light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. Staff Note: The approved rezoning allowed for up to 300,000 SF of office land use prior to the completion of Coverstone Drive ftom point A to B which is the connection of Coverstone Drive to Route 5017nverlee Way intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (including signalization of Route 5011m,erlee Way if warranted). The proposed revision only proposes a connection from the existing terminus of Coverstone to the limits of the,frrst proposed industrial intersection.for up to 405,000 SF. Due to the change in land use the trip generation will be lower, however there will be additional tractor trailer trips. 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, and the bonding or construction of Coverstone Drive as a four -lane section fi•om 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 exceed 405,000 square feet of light industrial building area or greater than 1,500 VDP. Final top courses of asphalt for Coverstone Drive from Point A to Point C shall be completed with the completion of Phase 2. Rezoning #03-18 Careers Valley Industrial Park January 14, 2019 Page 5 Sta 'Note: Phase 2 from the original rezoning completed the roadway for Coverstone Drive from the segment completed with Phase I (Route 50 intersection) to the completed Section of Coverstone Drive (two lane section) prior to all issutnlce of'occupancy that caused the development to exceed 400,OOOSF of'colmllercial area. This proposed rezoning removes this cominitlllell t and constructs a portion from their proposed Phase 1 (existing Coi'erstone to theirfirst commercial entrance) to the Tazewell Drive intersection and then constructs of bonds the roadway fronl thatpoint to the neighboring property owner's litre. This proposed revision places responsibility for completion of the construction of Coverstone Drive fl•olrl Millwood PikelIm,erlee to the shared property lisle (Point D) solely onto the residential area. Staff Note: Phase 3 from the original rezoning completed the frill four lane section of Coverstone Drive once the development exceeds 800,000 SF of commercial area. This rezoning floes not accoiilit foi• thL4 iiinpi'Oveiilelit. Staff Note: Phase 4 from the original rezoning proffered the design of'Coverstone Drive extended as a four -Mille section from Prince Frederick Drive to the proposed limits of'the future Route 522 Realignment. In the event that this alignment has not been determined by June 30, 2018, the Applicant is proffered to pay $20,000 for transportation improvements. The Applicant has not paid the $20,000 proffer and is'tller•e%re iin violation of Prof fL,r 15 f!•om the approved rezoning, however there is now a proffer of $20,000 added as 7.8 below. Staff' Note: Proffer 15.3 front the approved rezoning requires the completion of Coverstone Drive as a.ill.f'our-lane section front Millwood Pike to Prince Frederick Drive prior to November 1, 2025. The proposed rezollill� removes the commitment for• the completion of COyerstolleDriye and ala, Iliyerlee intersection improvements. Staff' Note: Proffer 15.6 from the approved rezonilrg proffered $175,000 for signalization or otter road improvements tit the intersection of Costello Dr•iwe and Prince Frederick Drive withiii 60 days of written request by the Count', and VDOT after the acceptance of Phase 2 Coverstone ImproVL'11 eats (15.2). Tliis proffer has been i•emoverl and iwotild place thus requirement oil the residential section (Land Bay 1). 7.2 The Coverstone Drive public riglit-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 Careers Valley Incustrial Park executing the profferecl improvements above. Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 6 7.3 All public streets and roads shall be designed in accordance with the Virginia Departient 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 Pennoni Associates Inc., dated October 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; Sta.fNote: The approved rezonirrgprgffer•ed irnprovenrents (P11aseA) tlzatirrcluded improvements at the intersection of Coverstone/Millwood/Irrver•lee. This improvement is not accounted for in the proposed rezoning and would be required by Laud Bay I (residential). Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: This proffer amounts to a restriping to extend the left turn lane to accommodate conditions that already exist and does not add any actual capacity. The County has a pending SmartScale application to properly address left turn capacity issues at this intersection, however approval is not assured, and this issue should be analyzed more closely. Intersection 2: Road improvements as described in "Off -Site hnprovements 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. Sta ff Note: Wliile the Applicant has provided, for the R-O-W to construct Tazewell Road, all other commitments,/or Coverstone Drive would need to be completed by Phase 1 of the development prior to the construction of any residential units. 7.6 The Owner shall dedicate an area of approximately 0.6 acres, for the purposes or regional transportation improvements, all property of PIN# 64-A-87 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 Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 7 Owner is not able t0 obtain the right Of way and, fUl'thel', the COL111ty 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 t0 the estimated constl'LICtI011 Cost Of thOSC Toad illlprovcmentS that COLIId not be implemented. The construction cost estimate shall be subject to review and approval by Virginia Department of Transportation. These monetary contributions may be utilized by Frederick County for transportation improvements within the vicinity of the subject property. Staff'Note: YV/rile a cash proffer in lieu of construction in a scenario where right -of= way is not available could possibly be acceptable it should be noted that if' right-q1-' way is not available this could still leave the County with an unacceptable traffic condition at the location where this occurred and no realistic way to address it. It would also be appropriate for the Applicant to analyze this issue more closely to determine where right -Of -way nary actually be required as this is somewhat of a speculative proffer. It should be determined now whether of not this is all issue and where It is all issue. 7.8 The Owner shall contribute $20,000 toward infi'astRICtUre improvements for Coverstonc Drive west of Prince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. 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 casement 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 IllllliML1111 of 45 clays prior to the expected start of any site plan or public improvement plan CO11Stl'L1CtiO11. Following the required public hearing, a decision r'eaardin,t; this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of'Supervisors. Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 8 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist thent in "taking a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Planning Commission: 11/07/18 Board of Supervisors: 12/12/18 Board of Supervisors: 01/23/19 Action Public Hearing Held; Recommended Approval Postponed Pending PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. LOCATION: The subject 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. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Single Family Residential South: RA (Rural Areas) Use: Regional Airport East: M1 (Light Industrial) Use: Industrial and Residential MHI (Mobile Home Community) West: RA (Rural Areas) Use: Regional Airport and Office B2 (General Business) Rezoning #03-18 Careers Valley Industrial Park January 14, 2019 Page 9 REVIEW EVALUATIONS: Virj4inia Dept. of Transportation: Please see summary of il'D07'review comments dated J1111, S, 2018. Frederick County Department of Public Works: We will perform a comprehensive review of the site plan to ensure compliance with applicable County Codes. All Storn)water clesign shall comply with State and County Code. All environmental permit requirements shall be complied with prior to site plan approval. Frederick County Fire Marshall: Plan approved. Frederick County Attorney: Please see Mr. Roderick B. 11,71liams CouutyAllornep, comment letter dalecl October 30, 2018. FrederickWater: Please .see A4r. Eric Lcni rence, L:Yeculire Director, letter elated August 27, 2018. Winchester Regional Airport: Please see A11r. Nick Saho, A.fI.E., Exec'ullve Director, letter elated September 7, 2018. Frederick -Winchester Service Authority: No comments. Planninjz & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winclester Quadrangle) identifies the subject parcels as being zoned R 1 (Residential Limited). The parcels were re -mapped from R 1 to A2 (AgrlCUltUral Gcneral) I)LINLIant to the COL111ty'S comprehensive downzoning Initiative (Zoning Amendment Petition #01 1-80), which was adopted on October 8, 1980. The COLulty'S agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of all amendment to the Frederick County Zoning OrdiIlance On May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A 1 and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (Residential Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of Community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 10 plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. 1.m111 TTcn 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 M (Ligl2t Industrial) District is inconsistent witli the Comprehensive Plan. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and industrial land uses is supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of future airport expansion. Transportation and Site Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east -west linkage (Coverstone Drive) which connects to Route 50 East at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The connection from existing Coverstone Drive to Inverlee Drive offers an important major collector for the approved development as well as significant residential development north of Route 50. This connection offers an alternative to and relieves future congestion on Route 50 between Prince Frederick Drive and 1-81. In addition, Coverstone Drive will connect with the future relocated Route 522 South once it is connected to Prince Frederick Drive. In combination with the soon to be bid Crossover Boulevard project fi•om Airport Road into the City of Winchester, this important network connection will allow significant traffic flow from the residential area and the approved development to Route 522 south and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts Development Coordination: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M 1 District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 1 1 with Land Bay 2 (commercial) and places this commitment solely on Land Bay I (residential). This rezoning has not provided for any coordination between the parties of Land Bay I and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the commercial square footage trigger for the completion of Covcrstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therefore also not trigger its completion. Residential Monetai.�� Prgffers: The overall rezoning utilized the tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequality offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 805,000 SF of High -Cube Warehouse or other industrial uses. The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. Transportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the truck portion of that trip generation slightly increases from approximately 916 (based on 2%) to 1,010. Of significant concern fi-om a transportation perspective is the implementation of the compreliensive planned road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlee Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shifts the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its ultimate relocation) is important to improving the long-term traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers for future improvements or signalization at the intersection of Prince Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of service or acid capacity. Rezoning #03-18 Carpers Valley Industrial Park January 14, 2019 Page 12 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/07/18 MEETING: Staff reported this is a request to rezone a total of 122.18+/- acres fi•om the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers and provided an overview of the application. A Commission Member commented and inquired, the future Route 522 is supposed to come in at Prince Frederick Drive, how would they connect the traffic fi•oni Coverstone Drive to the new Route 522. Staff noted it would be a significant intersection or a round -about. The Commission Member inquired if a cash proffer is accepted by the County could it only be used for the purpose of those transportation improvements and if not approved would that cash go back to the developer. Staff noted without more detailed language in the proffers that would be correct. The Commission Member shared his concerns regarding tractor trailers having to make multiple turns to access major roadway and the dangers of the bad angle of turning left from Prince Frederick Drive onto Route 50. Staff noted it would be difficult to improve this intersection. A Commission Member commented, on the original rezoning cash proffers there is one that reads; by June 30, 2018 the right-of-way and design to be secured for Coverstone Drive to the new Route 522 is supposed to be a $20,000 cash proffer and he inquired was this proffer paid. Staff explained that it had not been paid and the relocation to Route 522 was adopted by the BOS in December 2017. The Commission Member asked if that would be considered a zoning violation with the existing rezoning. Staff explained, the responsibility for that proffer falls to all property owners associated with the original rezoning; it is an outstanding proffer therefore it is a component of the zoning ordinance specific to this property and it would need to be fulfilled before any development occurs on the property. He noted, should this rezoning move forward, this property would not be responsible for that proffered contribution, that would fall on the balance of the properties as a zoning violation and all of the other commitments that remain would be the responsibility of the remaining property owners. Mr. Alex Westra representing Hines — Global Investment and Development presented a brief overview of the company. He noted, although a very large company, Hines remains family oriented. Mr. Westra commented the development will be a major benefit to the County. Mr. Ron Mislowsky of Pennoni Associates spoke on behalf of the Applicant. Mr. Mislowsky gave an overview of how this application came forward and the prior rezoning. Mr. Mislowsky shared comments provided by County Agencies. Mr. Mislowsky believes the impacts associated with this rezoning have been addressed. Mr. Mislowsky noted the Applicant is agreeable to the increase to emergency services of $0.10 per SF and also not to exceed 3,100 trips per day. A Commissioner Member shared his concerns with the safety issues regarding truck traffic turning left from Prince Frederick Drive onto Route 50. A Commission Member inquired regarding the Airport Support District and does that encompass all of the Land Bays. Mr. Mislowsky stated that it does; Business and Industrial. Mr. Paul Anderson the Vice -Chairman of the Regional Airport Authority spoke in support of this application and wants to make sure the proffers are left in place. Rezoning #03-18 Careers Valley Industrial Park January 14, 2019 Page 13 Mr. Steve Aylor of Miller & Smith, the owners of parcels 64-A-83 and 64-A-83A requested this item be postponed or denied. Commission Members reiterated their concerns for this application: proffers too expensive for residential; traffic safety; road (level oplllent till-OL1gl10Llt. A ]Motion was macle (Ambrogl), seconded (Dawson), and passed to recommend approva Yes: Mohn, Dawson, Triplett, Ambrogl, Thomas No: Widen, Oates, Cline, Kenney (Note: Co1111111SS1o11C1'S Mal -Stoll, Unger, Manuel were absent fi-onl the meeting.) Following the required public !rearing, a decision regarding this rezoning application by the Bolu'll of Supen,hyor'S would be appropriate. 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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; .Ianuary 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 The undersigned owners hereby prol'ler 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 Supervisors (the "Board") grants the rezoning. The licadings 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 ol' 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 ol' 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 Carpels Valley Industrial Park Proffer Statement November 20, 2018 need of new conditional rezoning approval by theBoard, 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 mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018) of 3,100 vehicle trips per day (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 do 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 ant transportation improvements required to mitigate the increased trip volumes, and reach an agreement with Frederick County and the Virginia Department of Transportation on improvements necessary to mitigate those impacts. 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 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 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 Carpers Valley Lldustrial Park Proffer Statement November 20, 2018 property and shall complete Phase II and III investigations thercol'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 loot floor area for fire and rescue purposes, payable prior the issuance Of the first OCCLlpancy permit Ior each building. 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 (Or final engineering, as a Bill section with raised medians on a minimum 94' right-ol=way, all in accordance with Virginia Department of' Transportation specifications, according to the following phasing schedule: PHASE 1: Phase 1 shall consist ol'a lull lour lane section including a ten -loot trail Irom Point A at its terminus and cnd olfexisting 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 Ior any light Industrial building ill) to 405,000 square legit or greater than 1,500 VPD on the Property. PHASE 2: Phase 2 shall consist of' construction of a full four lane section of' Coverstone Drive, including a ten -loot pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the future intersection of"I'azewell Road, and the bonding or construction of Coverstone Drive as a lour -lane section from Point C to Point D as depicted on the GDP. Said roadway improvements shall be completed prior to issuance ol' a certificate of' occupancy for any use that would cause the Property to exceed 405,000 square feet of light industrial building area or greater than 1,500 VDP. Final top courses of asphalt for Coverstone Drive Irom 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 provided to adjacent owners in Governors Hill or another entity ifthe 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 Virginia Department o1'Transportation. Carpers Valley Industrial Park Proffer Statement November 20, 2018 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 October, 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 c@ 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 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 contributions 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 infrastructure improvements for Coverstone Drive west of Prince Frederick Drive to cormect to relocated Route 522, payable prior to the first occupancy permit. 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 Carpers Valley Industrial Park Proffer Statement November 20. 2018 Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to issuance of the I" occupancy permit for the properly. 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 Catpers Valley industrial Park November 20, 2018 Proffer Statement JGR THREE, LL.0 By: JOHN G. RUSSELL III By: Va n 1 c" -.L1MI,'fON I H OF A, AT LARGE County of no-wiL 1; e oregoing instrumentwas acknowledged before me this _day of �l .1'�,2�Q.�8, by JOHN G. RUSSE LH1 of JGR THREE, LLC. Mycommis.ionex Tres 2-`7, 20 Notary Public -20. COVUONWEALTH OF PENNSYLVANIA NOTARIAL SEAL }loather Gaston Rankin, Notary Public Ligonier Twp., Westmoreland County My Commiselon Expires Nov. 24, 2019 f.lElddER, PENN YIVANI SOCIATI F! OF Nt3 /.RI S Catpers Valley Industrial Park November 20, 2018 Proffer Statement ELLEN, LLC By: JOHN G. RUSSELL III By: av, 1iW1 A zICL�ONOFTNIA AT LARGE ��-aty ityty of wo—y1f To -wit: The foregoing instrument was acknowledged before me this day of eC�;-i3018, by IOHNG RUSSM111 of EI.LEN, LLC. Afy • . , :r . Notary Public !1fl�Til COMMONWEALTH_ OF PENNSYLVANIA NOTARIAL SEAL Heather Gaston Rankin, Notary Public Ligonier Twp., Westmoreland County My Commission Expires Nov. 24, 2019 11,EV6Ek. PENNSY VAN1A ASSOCIATIOt1 R'MO A�clES Carpers Valley Indusirial Park November 20, 2018 Proffer Statement LCR, LLC By: LINDA C. RUSSELL By: V1 rise Vane" OF�NIA, AT LARGE County ity of 1'P01, To -wit: -tom t The foregoing instrument was acknowledged before me this_.`) day of_ 8, by uNDn causseu, of LCR, LLC. My co n ' ion expire l OV V►16 �� 9_0l Notary Public COMMONWEALTH OF PENNSYLWANIA NOTARIAL SEAL Heather Gaston Rankin, Notary Public Ligonier Twp., Westmoreland County My Commission C-xpiras Nov. 24, 2019 MEl,1©flR. PENN5YLVAN1A rg,G IA I N or is Carpers Valley Industrial Park November 20, 2018 Proffer Statement M7DC THREE, LLC By: JOHN G. RUSSELL III By: i' t''it't NWT' L F IA, T LARGE (!CoMun/ ity o Cl Ld&-wit: �r r The foregoing instrument was acknowledged before me this day oP ��'"Jk'����N,qj Uy IOHN G. RUSSELL 111 of MDC THREE, LLC. My co ion expires Notary Public ' E to (:)i,1WEALTH OF PENNSY-WANIA OTARIAL. SEAL Public ston Rankin, Notary p., Westmoreland County sion xT expires Nov. 24, 2019 MEMBER. PENNSYL0NIA ASSWATION Of NOiARVES Catpers Valley Industrial Park November 20, 2018 Proffer Statement SUSAN SANDERS, LLC By: JOHN G. RUSSELL III By: P1hSvAL4,A,, O OF CINLA, AT LARGE County ity of Q ITO wit: The foregoing instrument was acknowledged before me this day of CQA4_018, by IOHN G. RUSSLLI. 111 of SUSAN SANDERS, LLC. COMMONWEALTH OF PENNSYLVANIA NOTARIAL SEAL Heather Gaston Rankin, Notary Public Ligonier Twp„ Westmoreland County My Commission Explros Nov. 24, 2010 PEYBE•R PEN Carpers Valley Industrial Park Proffer Statement LIBERTY HILL, L.C. t COMMONWEALTH OF VIRGINIA, AT LARGE /City of �1s�Gl'1P_S��Y , To -wit: November 20, 2018 The foregoing instrument was acknowledged before me this 546 day of DtC.e bkk(-V ) 2018, by of LIBERTY HILL, L.C. My commissi expire 3. 3 f U 1 c [aLINDE-FTA F WIL_LIAMS Notes Public " ARY PUBLICyt�u �; �L z� wealth of Virginia . # 184319 Carpers Valley Industrial Park Proffer Statement NUCHAEL E. DICK No%ember 20, 2018 Z)I- n ew * K C , AT LARGE County/Cit: of 1-4271ka-A" , To -wit: The foregoing instrument was acknowledged before me this day of w'�'� , 2018, by MICHAEL E. DICK. My commission expires 201'? Notary Public _ _ Carpers Valley Industrial Park Proffer Statement TIMOTHY J. DICK November 20, 2018 t--- C�FV�IN�AT �County/City of I t: Theforegoing instrument was acknowledged before me this 6J day of "",018, by TIMOTHY J. DICK. NOWY LEN J. T SE Yak NIy corninissio p e� Notary Public Carpers Valley Industrial Park Proffer Statement THOMAS A. DICK November 20, 2018 COMMONWEALTH OF VIRGINIA, AT Z.ARGE -Ee /Cityof , To -wit: The foregoing uistrument was acknowledged before me this Wk day of QYC�,[L otj!/, 2018, by THOMAS A. DICK. My commis ' exp' es _ _��,� I l�eU_� nl I LINDETTA F. WILLIAMS Notary Public °" NOTARY PUBLIC ty (� / lL�} yL�1 / i Comi Rey. # 164319rainia I� 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 Base Source: Google Earth r NO 140% 14 10 Addiction O ` Ilk Recovery Systems ��1 y , b of Vyinchester • - Uffi ted Bank 65 COSTELLO DR STORAGE SUFFICIENT FOR "2020 AND 2024 W/ SITE" QUEUES Gat = / F7_ r Costco '-1lwholesale O 1 ALL DOCUMENTS PREPARED BY PENNOW ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT HI N E X 180 01 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER _ OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNING ASSOCIATES FOR THE SPECIFIC DATE October 2018 - PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennons PE M AL ASSOCIATES AND OWNER SHALL INDEMNIFY AND NG O HARMLESS PENNING ASSOCIATES NOT TO SCALE FROM ALL CLAIMS DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESUI TING THERE FROM DRAWING SCALE Carpers Valley Industrial Park DRAWN BY WC Frederick County, Virginia APPROVED BY DIRK Off -Site Improvements Exhibit PENNING ASSOCIATES INC. Route 522 at Costello Drive EXHIBIT 1 13880 Dulles Corner Lane, Suite 100 Herndon, VA20171 (Proffer 7.4 Intersection 1) T 703 449 6700 F 703.449 6713 SHEET 1 OF 3 I �•ti� � tt :•� Rti• BASE SOURCE: FREDERICK COUNTY GIS 0 100, 200' ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N EX 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNON ASSOCIATES FOR THE SPECIFIC DATE October 2018 - PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennons FROM ALL ASSOCIATES AND OWNER SMALL INDEMNIFY AND MOLD HARMLESS PENNING ASSOCIATES iROM ALL CLAIMS. DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE 1 _ 1 00 Carpers Valley Industrial Park DRAWN BY wC Frederick County, Virginia APPROVED BY DF PENNONI ASSOCIATES INC. Off -Site Improvements Exhibit 13880 Dulles Corner Lane, Suite 100 Prince Frederick Drive at Costello Drive EXHIBIT 2 Herndon, VA 20171 (Proffer 7.4 Intersection 2) T 703.449.6700 F 703.449.6713 SHEET 2 OF 3 li► $ REQUIRED IMPROVEMENT ALSO PROFFERED BY OTHERS: ADD SEPARATE SB RIGHT -TURN LANE (100 FT w/l 00 FT TAPER), ins" 0 150' 300' CUSTER AVE Ilk 'Ile MODIFY SIGNAL %, , Xs INCREASE EXISTING TURN LANE TO 300'LANE AND 200'TAPER; ADD 100'SECOND LEFT -TURN LANE WITH 200'TAPER FOR DUAL LEFTS - ------------- 11111111m FIGURE UPDATED 2018-10-03 WC ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public ]-Tearing, Recommended Approval BOARD OF SUPERVISORS: December 12, 2018 Postponed January 23, 2019 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 1103-18 CARDERS VALLEY INDUSTRIAL PARK WHEREAS, REZONING #03-18 Carpers Valley industrial Park, was submitted by Pennoni Associates to rezone 122.18 f acres from the R4 (Residential Planner( Community) District to the MI (Light Industrial) District with proffers with a final revision date of'Novenlber 20, 2018. 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 arc located in the Shawnee Magisterial District and arc 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 WIIEREAS, the Board of Supervisors postponed this rezoning on December 12, 2018; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on January 23, 2019; and WHEREAS, the Frederick County Board 01, Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in coil formance with Tile Comprehensive Plan; NOW, THEREFORE, I3E 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 final revision date of'November 20, 2018. The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the date of adoption. Passed this 23rd clay of January 2019 by the following recorded vote: Charles S. Del-laven, Jr., Chairman J. Douglas McCarthy Shannon G.Trout Blaine P. Dunn PDRes. #35-18 Gary A. Lofton Robert W. Wells Judith McCann -Slaughter A COPY ATTEST Kris C. Tierney, Frederick County Administrator Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: P.ROFFE' R STATE MENT 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 Carvers Valley Development, LLC and Governors Hill LLC Governors Hill March 24, 2009 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") 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 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 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 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 ("Rel") 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. 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 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. 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 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. As this improvement 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 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. This proffer only applies to Governors Hill Land Bay 1 and therefore does not affect the Governors Hill Land Bay 2. 4.2 Cominercial 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 l 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 I 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 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 fast 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 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. 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 1st 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 fare 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 unit. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 11. ADMINISTRATION BUILDING: J 1.1 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 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 fmal site or subdivision plan submitted for the Property. While this requirement would continue to apply the remaining Governors Hill parcels. Carpers Valley Industrial Park wouldnotbe 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 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 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 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 "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. 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 granted 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 l 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 1 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 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. 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 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. 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 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 Hill 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 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. 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-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 I 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 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/Inverlee 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 construction 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 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 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 commercial 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 ll 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-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 zoning. 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. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON THE FOLLOWING 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 JGR Three L.L.C. JFG Three L.L.C. Managing Member hard Dick, MaAager STATE OF NIRGRUA, AT LARGE The foreeom instrum nt as a kno ledged before me this _L 4day of 7 s� �X! 2014, by 1 C-� 1pt YL Xbliq ycNotary '-NOTARY PL) IC BL REG. #1384�t13 * = :Arty COMMISSION : Q p EXPIRES Z ' �TFAL f A Page 12 of 12 (t() Cy ©O PROFFER STATEMENT REZONING: RZ. #10-08: 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; 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") 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 Page 1 of 12 CD CD 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(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 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. 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 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 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 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 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 281 st 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 of 12 a N 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 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 4 of 12 9. PARKS & OPEN SPACE: CD CD 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 I 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 6 of 12 L" 14. ENVIRONMENT: C (_ L 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 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 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 1 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 PHASE 2: Phase 2 shall consist of construction of a two lane section of (TI 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 CD lJ 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. 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 1. 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 CD 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: 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 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 H 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 JGR Three L.L.C. CD (-3 I: By: JPG Three L.L.C. Managing Member � v R hard Dick, Ma ager STATE OF VIRGINIA, AT LARGE PRI BD I�I; 6ki fcw �+ t� tin c5 The fore ing instrum nt was acknowledged before me this QI ��"day of S:40' �a`m 2014, by t C:i1pt,� G. My co Notary Public ,U I %FIIIIfEflff f� ' NOTARY ` PUBLIC w -fir .f REC. #138448 my C(im AISSION � w U ` EXPIRES ' Page 12 of 12 XW1 T:. 0 tV THIS SUPPLEMENT TO REZONING APPLICATION, made and dated this a_�ay of September, 2014, by and between JGR THREE. LLC, a Virginia limited liability company, ELLEN. LLC, 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.0 ., a Virginia limited liability company, THOMAS A. DICK, TIMOTHY J. DICK and MICHAEL E. p1CK (the "Owners") and COUNTY OF FREDERICL VIRGINI("Frederick County") RECITALS: A. The Owners are vested with fee simple title to those certain parcels of land being more particularly described on Exhibit "A" attached hereto and incorporated herein by reference as if set out in full (the "Property") B. The Owners have previously submitted that certain Rezoning Application Form, that certain revised Proffer Statement and that certain Special Limited Power of Attorney to the Frederick County Department of Planning & Development as part of a request to modify and amend the Proffers previously approved for the Property (the "Rezoning Application"). C. Through inadvertence, the Rezoning Application was not signed by all of the Owners of the Property. D. The Owners intend to correct said omission and hereby ratify and approve the Rezoning Application and all documents submitted in connection therewith. CD co N N NOW, THEREFORE, WITNESSETH: For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: 1.Recitals: The Recitals are made a material part hereof and incorporated herein by reference as if set out in full. 2. Approval of Rezoning Application: The Owners hereby ratify and approve the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith, and are bound by all such documents, as evidenced by their execution of this Supplement to Rezoning Application. This Supplement To Rezoning Application is made part of the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith. WITNESS the following signatures and seals: JGR THREE, LLLC By .,U � (SEAL) i�bHN G. RUSSELL, [it, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me on the^L day of 2014: by John G. Russell, II1, who is Manager of JGR THREE, LLC, a Virginia Limited Liability Company. My commission expires v . '. 0 c� NOT PUBLIC J �' CD 0 N ELLEN,LLC B9OMHN �1/0 (SEAL) G. RUSSELL, III, Manager STATE OF SOUTH C�ROLINAT LARGE, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me on the ZG day of 1a7*?5sn_ _, 2014 by John G. Russell, III, who is Manager of ELLEN, LLC, a Virginia Limited Liability Company. C 'iron FxA;res. h! ^0> 7 My commission expires TARY PUBLI LCR, LLC �B (SEAL) LIN C. RUSSELL, Manager STATE OF SOUTI I CAROLINA, AT LARGE, CITY/COUNTY OFriG��" , to -wit: The foregoing instrument was acknowledged before me on the t_�_ day of S�'°Ttn.e�en— , 2014, by Linda C. Russell, who is Manager of LCR, LLC, a Virginia Limited Liability Company. Cc• .'inn Exp,nts: r; , �? . �� t % `. '. • My commission expires71 NOT PUBLIC - �� N r- MDC THREE, LLC By: / (SEAL) FIN G. RUSSELL, III, Manager STATE- OF SOUTH CAROLINA, AT LARGE, CITY/COUN'rY OI' Jzrz►,. - , to -wit: The foregoing instrument was acknowledged before me on the ?-G_ day of SndTi3s�'L- , 2014, by John G. Russell, III, who is Manager of MDC THREE, LLC, a Virginia Limited Liability Company. My commission expires NO A Y PU .[C c� A ,.i c. SUSAN SANDERS, LLC By: _ (SEAL) fflf-IN G. RUS ELL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY , to -wit: The foregoing instrument was acknowledged before me on theme(, _ day of l/ - m/*1— , 2014, by John G. Russell, JIi, who is Manager of SUSAN SANDERS, I.I,C, a Virginia Limited Liability Company. My commission expires NOT Y PIJBLIC ,� n CD 0 tV c-n LIB"HILL,By;LEAL) anager STATE OF VIRGINIA, AT LARG , CITY/C�' OF , to -wit: The foregoing instrument was acknowledged before me on the Aq :'day of 2014, by Richard G. Dick, who is Manager of LIBERTY HILL, L.C., a Virgi is Limited Liability Company. a ,,li' i commission expiresL, 0 •UPON M • Bel% .rP •'' OTARY N' • .t�9 Pu13uC NOTARY PUBLIC PEG. #258315 my COM'rx5510K ';off ExP+ y �G (SEAL) '.gyp ��., ••'•.1`� �' TH AS A'DICK, by RICHA DICK, his �''•,�'1'EALTH 3F%.���� Attorney -in -Fact STATE OF VIRGINIA, AT LARGE, CITY/C'6tti TY OF , to -wit: The toregoing instrument was acknowledged before me on the day of Djtj,p�_. 2014, by Richard G. Dick, Attorney -in -Fact for Thomas A. Dick. My commission expires ������ri�►�� �•`��PON�NOTARY PUBLIC P,.......�/ � % NOTARY PUBL 9 k AEG. #258315 •: #i. MY COWASSION Q �:�0 •�� CD 0 N O1 ZC�z�-� T �-,. �j, ,i %(SEAL) Y TIMOTHY J. DICK. by RICHARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIA, AT L RG , C1TYfC%N+ OF , to -wit: The toregoing instrument was acknowledged before me on the 9A 4--day of r , 2014, by Richard G. Dick, Attorney -in -Fact for Timothy J. Dick. 3 ��1 1 1 1 f (Ahy commission expires "",ON M. �Z' •' NOTARY PUBLIC _ r NOTARY PUBLIC-4 Ar HEG. #258315 .1 = c MY 2,O' . . ' c�`; f� `Z L y �� j c� � 1 rCREAL) ;✓�Fa ....\Q` MICHAEL E. DICK, by RICHARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIA, LA7T RGE,CITY/eO li�di"r OF & , to -wit: The foregoing instrument was acknowledged before me on the v1z9 4-11-day of nbor , 2014, by Richard G. Dick, Attomey-in-Fact for Michael E. Dick. My commission expires L, A OmZWoZ0 18' XQO.6 NOTARY PUBLIC .M BST`-, — ��' ' NOT.ARY PULIC 1t : HEG. #2583+5 # = n : WCU:";SIGN c = �FALTH ''f 11 ll,,,,, Co C) EXHIBIT "A" PARCEL GNE: 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. 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 filll. Tax Map No.: 64-A-86 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 The foregoing Parcel One and Parcel Two are the same lands acquired by the Owners by that certain Trustee's Deed dated December 30, 2013, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 140000018. MLB/pmn/smb OForeckisure'farpm Valley supplement to Rezoning Application 9.'26/14 s rwp1D.A,r.. •.�.�: wr rri ram.. � rl SCIEQIlVa DIrMrRAL RATS MOIL �r rYMCAL QWAWM.OAD .. T cAtaoatY =�rla Governors Hiil _ FINAL MASTER D ELOPMENT PLAN COUNTY OFF ICK, VIRQINIA SHAWNEE MOW ISTEMAL DISTRICT (Y11V REVISED 9, m f.' SHEET INDEX 2 OVERALL K" 3. MASER O VEDFAW KM 4. BOUNDARY SURVEY !A►FROVFD 1ROFFER STA7EMERr P� aTa.w. a�. Rrer A. u .+r.1w r�..r •wr r�r wr•�r r w�Aw ,w W A� I MO Aw rr y..... ArAr lry Ur �A1 m L u r,....►.rr. reoT rr+ 1 r. hw/. KM KAati KAM WAM+�.KAJI .e �r.r�wr��r I�rr. rarer.. rw rr�.rl r..r� ri•.r+ti ar VW VI wmdt.*oh.* 1w 1Wlny Ou.Y' rYO.11R Mom. w MY/1r.`Mr]l01 Lom IL ..........•.. TY+. 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COVERSTONE DR. - COSTELLO DR. - PRMU FREDERICK OR. U.S. ROUTE 501- WVEI WAY -SITE DRIVEWAY/COVERSTONE DRIVE G� 0. �I US ROUTE 50 - SULPHUR SPRING ROAD OFFSITE IWIROVEMENTS PHASEe a,�",F,r,« • PHASE B - • PHASL (3 Z 0 F U NW W 2 O V Y (DIOUGIAS R. ]KI NFDY bc. No. 21460 :oc. w. HINEX18001 Hines Carper Valley Traffic Impact Study Industrial Rezoning Revision 14007 Millwood Pike Frederick County, VA Prepared For: Hines Two City Center 800 10t" Street, NW, Suite 600 Washington, DC 20001 Submitted Pennon! 117 East Piccadilly Street Winchester, VA 226101- 5002 (540) 665-5643 and 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 1703) 449-6700 July 2018 Revision 1 TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................................................4 SiteTrip Generation.................................................................................................................... o Summary Assessment & Recommendations............................................................................ 1 1 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............................................................................................................su 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.................................................................................................so 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 (Pennonif r CONCLUSIONS............................................................................................................................................................................. 64 LIST OF FIGURES Exhibit A: Hines Carpers Valle, Proposed Site Plan......................................................................................................................... 6 ExhibitB: Site Aerial.......................................................................................................................................................................... 7 Figure1: Regional Map...................................................................................................................................................................13 Figure2: Site Location and Sludy Area...........................................................................................................................................14 17 Figure3: Frederick County Road Plan.......................................................................................................................................... Figure4: VDOT Functional Plan.....................................................................................................................................................18 21 Figure 5: Existing 2018 Traffic Conditions...................................................................................................................................... Figure 6: Base 2020 Traffic Volumes with Growth..........................................................................................................................26 Figure 7: Other Development Tragic Volumes without Site............................................................................................................. 27 Figure 8: 2020 Background Traffic Conditions Without Site........................................................................................................... 30 Figure9: Site Distributions (Cars)................................................................................................................................................... 34 Figure10: Site Distributions (Trucks)..............................................................................................................................................35 Figure 11: Site Traffic Volumes 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 Tiafc Volumes with Growth........................................................................................................................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 Figure19: 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 F_xhibit........................................................................................ 60 Figure 23: Route 50 at Prince Frederick Drive Mitigation Exhibit................................................................................................. 61 Pen on# LIST OF TABLES TABLEE1: PROPOSED SITE DENSITIES.............................................................................................................................................. 8 TABLE E2: PROPOSED TRIP GENERA TIONSUMMARY.........................................................................................................................8 TABLEE3: ROADfVAYNETfVORKOPERATIONAL RECOMMENDATIONS...............................................................................................9 TABLE 1: COVE, DRIVE PROPOSED PUBLIC STREET SPACING.............................................................................................. 16 TABLE 2: EXISTING 2018 LOS, DELAYAND QUEUE LENGTIIs......................................................................................................... 22 TABLE 3A: VDOT RTE. 50 GRo{VTII TRENDS................................................................................................................................... 23 TABLE 3B: VDOT RTE. 522 GRowTH TRr;NDs................................................................................................................................. 24 TABLE 4: OTHER DEVELOPMENT TRIP GENERATION....................................................................................................................... 25 31 TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DrLAYAND QUEUES fVITIIOUT SITE.................................................................. TABLE6: SITE TRIP GENERATION.................................................................................................................................................... 32 33 TABLE7: SITE TRIP DISTRIBUTIONS................................................................................................................................................. 43 TABLE 8A: SHORT-TERM 2020 LOS, DELAY AND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2)........................................ TABLE 8B: SHORT-TERhf 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONs 3 & 4)......................................... 44 TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE 10: SITE TRIP GENERATION {VITA BUILD-OUT..................................................................................................................... 50 TABLE 11: INCREMENTAL. LONG-TERAf SITE TRIPS IF DEVELOPED AS VIGIL -CUBE WAREHOUSE ................................................... 50 TABLE 12A: LONG-TERAf 2024 TOTAL CONDITIONS LOS/DrLAYS/QUEUES (INTERSECTIONS I & 2)............................................. 55 TABLE 12B: LONG-TERM 2024 TOTAL. CONDITIONS LOS/DELAYSIQUEUE•S (INTERSECTIONS 3 & 4)............................................. 56 TABLE13: TURN LANE SUAIAIARY....................................................................................................................................................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 0en oni f�i.<?•. .. oi'r�r`r :, ll.]i:�fi,l�i4 i��Ai ..: '_. ,.t is 1, Now 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. (Pennon" t• x 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, 10' 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. PLAN. OPTION 01 31TE AREA = APPROX. 122 AC (5,314,323 SF) TOTAL BLDG. AREA: 1,210,000 SF COVERAGE: 22.8% PARKING PROVIDED: 1,194 SPACES �__-__--_----_' PENNONI ' HINES CARPER VALLEY TIA Exhibit A i Whillwill.,m)_ r ,. I , May 2018 _TTt : x - . - S' = = = i e . r �� Corp of �' �: � �l.%•'•, \ j . re enc? County Public Safety 'Q� :� * x —•—_� .. dp Center . y �' fir 03,`y . ...t; y "J G ' Source: Frederick County GIS (frederick.va.us, accessed 05-18-2018) _ HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B • TRAFFIC IMPACT STUDY i SITE CONDITIONS Project # HlNEX18001 FREDERICK COUNTY. VA July2018 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 40S,000 gsf General Light Industrial (Phase 1) 405,000 gsf High -Cube Transload & Short -Term Storage Warehouse (Phase 2) 805,000 gsf 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 u TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Timing 2M or Improvement Location Description 2M or "Long-term" Type "9K*t-term" incremental Improvement Improvement New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway +approx. 750ft +approx. 970ft at Frederick Co Public Safety Center Rte 522 at Costello Dr Extend SB Rte 522left-turn lane by restriping center two- +155 ft way turn lane Add a separate right -turn lane on SB Prince Frederick Dr 300ftw/300fttaper Prince Frederick Drat Costello Dr 100 ft w/ 100 ft taper, 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 It taper Add a second left -turn lane on NB Prince Frederick Dr 350ftw/200fttaper Rte 50 at Prince Frederick Dr/Custer Ave Add a separate right -turn lane on SB Custer Ave 300ftw/100fttaper 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 f � 4 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 951h 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 95th 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, �P@l1non 1 is'TiF"sett respectively, in the PM peak hour and the 95th 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. 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. 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 Previous rezoning approval in 2008, turning movement counts at the study intersections, with subject site as office and commercial uses; Development of a Synchro model for the study area to project existing and future traffic conditions, Revised scope for reduced land uses to Based on growth between 2018 and 2020, development of short-term forecasts for a phased 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, review impacts to Coverstone Drive extended without direct access to Route 50 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. (PennonV 'I 50' N I f rl '.T T. . Source: rederick County G15 (frederick.va.us, accessed 03-23-2018) 01 C, Sulphur -springs Rd SITE FBI SITE o 1b ot :3 1 NFCU SITE NFCU=NAVY FEDERAL CREDIT 0, UNION OTHER USES fr ma".1 1 iften 111111 STUDY HINES CARPERS VALLEY FIGURE 1 • TRAFFIC IMPACT STUDY REGIONAL MAP project # HINEX18001 FREDERICK COUNTY, VA July 2018 r` Existing Study fvY Intersection p2 n /0 Existing Study Intersection N1 vQ tiljjjw '% l°' Existing Study —0 1 Intersection N3 I ' Existing Study r p.., SITE Intersection #4 N4 6 � "b , I Additional Site rw.. s.ar 1 Driveways \ (Build -Out) \ Approximate Site Initial Site �,, Boundary Driveways �! (Chase 1) ` \1 0,(„.- Study Area 1 I ♦ I♦ v N y0T TO iCAIL Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) _ HINES CARPERS VALLEY FIGURE 2 ' TRAFFICIMPACFSIUDl SITE LOCATION & STUDY AREA Project 0H,NEXIW,' r REDERICK COUNTY, VA hh'01d 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 Scoping 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. 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. Pen �' 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 S00 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 SO 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 SO. 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. f!�mnrc741onci P(ar The Land Use Plan in the County 203S Comprehensive Plan, adopted January 25, 2017, envisions the site parcels as 62/83 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. TABLE 1. COVERSTONE DRIVE PROPOSED PUBUCSTREET SPACING Intersection Spacing (ft.) 0) 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. Pennoni) Th, lo6v stare Bl co, ndar rs dtK' gndto; i ,„ a <cmdo, of statewide s,gn,bcance as o,rsuanr of VA code 15.1 _2232 I i N I!VOT TO SCAL - �Source: Frederick County, VA (fcva.us, accessed 05-15-2018) Eastern Road Plan - Dec 2017i New Major Arterial Improved Major Arterial ' . New Minor Arterial Improved Minor Arterial ~'•�ir� New Major Collector Improved Major Collector •���„� New Minor Collector 1.0 Improved Minor Collector Ramp Roundabout Trails t: Future Rt 37 Bypass • "Urban Development Area Sewer and Water Service Area Rural Community Center 2035 Comprehensive Policy Plan Map Adopted January 25, 2017 5r ' Amended December 13, 2017 0 0.5 I i i 1_�� 2 Miles HINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 TRAFFIC IMPACT STUDY TRANSPORTATION PLAN MAP Projetr # HI.Nf_'X18001 FNECP:;'IC. i Ct 11T, N J1111,3018 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. — ate state vt#)er =-ee.+3, Ex•a re, o. nC C3 Arte' 3 Figure 4: VDOT Functional Plan The existing roadway network does not include a continuous pedestrian access. Bike lanes are not included in the existing roadway sections. 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. (Pennoni) 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. PennoW i • 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 9 Fairfield t F1 Inn & p 41 Suites OVEER )LL: C / 1 O = 18,480 N v N 22 (214) 67 (197) Costello Dr Hotel Entrance N 10 (8) �/ 0(1)�,: o in o 16,550 O o Y .0 Vi 9 3,840 .Ny v V M �®A_ M teed Costello Dr �/ 42(125)f- 31(3).11 v v N � 1,700 Coverstone Dr 21 (4) �fd L ti C t` W U y U U 50 'k \00 pike LEGEND 1Q STUDY INTERSECTION LANE GEOMETRY i to VOLUMES 40EXISTING 10 (10) AM (PM) htt+ IMPROVEMENT 1,000 AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE - AM (PM) A (A) APPROACH LEVEL OF SERVICE OVERA Lc O� S Costco v Wholesale O � O pop r .�. c, 9�9r�J QS�p �®z ly P US Army / \ Corp of ' Engineers � / ersrO'(9 /, SITE Frederick ' I County Public Safety A O < 3,010 V�-. 0 (7) o en .n -Q— 496 (953) 52(61) 0 1 (1) N Route 50 c 29 (80) O 788 (668) mFm;;>105(19) i eQvo v ov, OITA v 3,940 w O PROPOSED INTERSECTION Center � 1 \�\ 1 5 , I NO?TO SCALE PROPOSED INTERSECTION HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 R TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project # H1NEX18001 "REDERICK COUNTY, VA July2018 TinM c I. CviCTiArc InIQ I nc IIFI dYAAIn niIFUF l ENGTHS k Intersection Tnllic Control) Mitigation Lane/Approach Storage Lengths (R) AM Peak Hour PM Peak Hour LOS (sD� b) Back of Queue (R) LOS (Dehy) sec/ve6 Back of Queme 00 I Route 522 & Gos±eYO Dr & Hotel Entrance Signalized EB/LT 40 D 44.7 22 F 103.3 26 Eli/R 40 D 42.9 0 - - EB 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 - F. 56.8 _ NB/I. 100 D 44A 5 - - WIT 475 A 8.6 116 B 18.2 225 NBMt 825 NB LOS - A 8.6 - B 18.2 - SB/1- 195 D 42.8 63 E 63.5 316 SB/ITR 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 Prince Frederick Dr & Costello Dr Unsignaliwd EB/I, 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/I'R 1,410 _ SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr & Custer Ave Signalized EB/I. 150 D 48.6 49 D 51.0 //138 EMT 890 B 19.8 298 B 18.7 233 EB/R 200 B 14.0 0 B 14.2 0 LB LOS - C 20.1 - C 22.3 - WBR- 360 D 45.6 72 D 47.4 78 WIVI'IR 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 #220 NB/R 500 D 42.3 0 D 40.5 0 NB LOS - D 43.9 - F 101.0 - SB/L1R 265 D 50.0 122 D 44.6 103 SB LOS - D 50.0 - D 44.6 - Overall - C 23.4 1 - I C 33.7 - EB = Eastbound, WB =Westbound Storage lengths include half the tap N - 95th percentile volume exceeds c (Pennon" ��� 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 313 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 Route 50 (Millwood Pallet Front Royal Pike (Roule 522) to Canom Valley Rd (Raub 723) Elhctivo Growth Rates Effective Growth Rats YEAR MDT YEAR AAWDT 1 YR 2 YR 7 YR 5 YR 10 YR 1 YR E YR 5 YR 10 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 5.9% 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 -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: i -0.2% -0.5% 1 -1.1% i -1.6% Avg Growth Rates: J 0.2% 0.rl. 1 -0.6% 1 -1.0% Sol1RCE VDOT, Traffic Engineering LYvisian, Daily Traffic Volume Estimates. SOURCE VDOT, Traffic Engineering Orvision, Daily Trenic Volume Estimates. Pen TABLE 3R - VnnT RTE. 522 GROWTH TRENDS Route 522ffr%wARavel Pik-1 Pepermi11 Rd (Row 044) to Route 50 (MINvood Pile) Hhetive Orowlh ales 19"c0ve OroerM Rates YEAR MOT 1 YR 2 YR 3 YR 5 YR N YR VEM MINDT 1 YR 3 YR 5 YR 10 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% 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% -2A % 0.0% 2009 14,000 0.0% -2.3% -1.4% 2009 15,000 0.0% 0.0% 00% 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 1 14,000 1 2002 1 14,000 Avg Growth Rates: 1 0.6% 0.4% 0.0% 1 -0.2% Avg Growth Rates 1 0.9% i 0.9% 1 0.6% 1 0.4% SOURCE VOOT, Traffic Engi-n ,g Dvisb , OallvT pffir Vol- Edflelalos. SOURCE VOOT, Traffic 6ignccrirg Cristo.. Oarly LnTrc W- EsI-fos.. Pen � 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. ,_ . ,� ., ,� �- 9 {i.13.q!,'a '+l '_i, ,'s.;}`IV I'I 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 Fenno O ry 19,040 oP a C e G Am 23 (220) .. n o 41®1 (0) B=� �4 69 (203) Costello Or Hotel Entrance 0(1)�� — 6 (0) ¢z:S v 17,050 O ¢ 3,100 Z=-a 0 (7) .. �^. Cry 511 (982) 54 (63) r�r N Route 50 2 (9) 4 30 (82) 812 (688) um'J N 'c a 108 (20)-' tI ,060 a O I Coverstone Dr o 21 (4) rh 6 C i t u u N u CJ PROPOSED INTERSECTION LEGEND © STUDY INTERSECTION LINE GEOMETRY U 4 e VOLUMES q tfP EXISTING 10 (10) AM (PIA) +It,+ IMPROVEMENT 1,OO11 AVGDAILY--C e� IO2 / 1 US Army / I \ Corp of \ Engineers °`P/-s�°hPo��,/' SITE ♦ PROPOSED INTERSECTION _ HINES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 TRAFFIC IMPACT STUDY WITH GROWTH Project NIIINEX18001 'REDERICK COUNTY. VA July2018 O N I � x° o s a 0 (0) o 0 (0) �0(0) Cos(cllo Dr Hotel Entrance �7 0 (0) c 0 (0) D 0(0) o00 ® I I I I I Covcrslonc Dr u 0 (0) `l�l u so W V h L U O u ZL, o (o) 0 o G� =r 45 (597) 110) Rourc 50 0 r 629 (65) afj c o 0 0 0 o O 0(0) 9 1' u Q , O PROPOSED INTERSECTION LEGEND STUDY INTERSECTION LANE GEOMETRY I to VOLUMES 1 pl EXISTING 10 (10) AM (PIA) htj+ IMPROVEMENT 1,0001 AVG DAILY TRAFFIC et`cc / 2 ly / I US Army \Corp of \ Engineers C06Prs/O�PO\� SITE I I I \ Q / V I PROPOSED INTERSECTION _ HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 r TRAFFIC IMPACT STUDY TRAFFIC VOLUMES WITHOUT Pi nject # HINEX18001 'REDERICK COUNTY, VA SITE July2018 r 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. � s 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. f�. 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 Pen 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 5. Pen 9r Fairfield PLP�1 Inn & p Snites 0 o � a OCostco OVLL: ,JJJJ Wholesale ERAT�G C //O �r O U 19,040 o v a 90 23 (220) Q 1 (0) 69 (203) Costello Or Hotel Entrance so tp 10 (8)� 0 () a 6(0) G M 17 050 O o 3,960 t u �i Costello Or 43 (129) 32(3)QZ14 N v �n v 1,750 I I I I Coverstone Or 21 (4) G h w V a :J a LEGEND Q1 STUDY INTERSECTION LANEGEOMETRY aye VOLUMES b40 EXISTING 10 (10) AM (PM) h4& IMPROVEMENT 1,000 AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE -AM (PM) [A(A) APPROACH LEVEL OF SERVICE OVER 'd .. a� 9 O� O � O G Ply 2�`e 9��J '9/ jr 2 P LPl / r P US Army / \ Corp of Engineers / r S/�hPa�SITE Fred nck Co County \ � Public Safety 4 O a 3,100 9 0 (7) v <�ffl— 556 (1579) ppp b tA 54 (63) N Route 50 2 9 ti 30 (82) O N 108 (20) o N r t 4,060 a PROPOSED INTERSECTION Center t 1 I 5 I / v 1 t I NOT TO SCALE ` PROPOSED INTERSECTION \ r V HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 • TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Project # NINEXI800I -REDERICK COUNTY, VA July2018 TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUT SITE N Intersection T Matln oatrou Cane/Approach IRS �R) AM Peak Hoar PM Peak Hear � Delay' (stc/veh) BQueack of (D) Dtlav (sec/veh) Back�f (R) I Route522 & Costello Dr & Hotel Entrance Sigr>alved 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/[,,r 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/1-r 475 A 7.8 1 I G B 18.G 230 NB/1R 825 NII 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 4.6 108 SB LOS - A 9.8 - C 25.8 - Overall - B 11.2 - C 29.7 - 2 Pence Frederick Dr & CosteOo Dr Utsignalbcd 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/IR 1,410 SB LOS - - 0.0 - - 0.0 Overall - - 2.5 - - 4.6 - 3 Route 50 & Pritce Frcdetick IN & Custer A,,t Signafixd F lashing Yellow Arrow (pro tected/pera issive) klr EB & WB lefts EB/L 150 B 11.2 24 C 22.7 62 EBn,r 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 WBMR 1,140 B 15.8 184 E 68.9 #806 WB LOS - B 16.1 - E 66.7 - NB/L:r 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/l:I'R 265 D 49.0 124 D 44.9 104 SB LOS - D 49.0 - D= 44.9 - Overall - C 32.0 - D 54.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thm, 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. Pennoni� SITE TRIP GENERATION Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th 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 ITF. Land Um TGMaawl, DAILY A.NPEAKHOUR IPNPFAAHOVR _ CODE(1) Edition VSF. S(u Var. (2-00 IN 0117 TOT,44' IN OUT TOTAL Proposed with Revised Land Use PHASE 1 110 110.490 10th Gen. Light Ind. (Avg Rate) (2) 405.000 ksf 2,009 250 34 284 33 222 255 Cars (67.8% Daily, 69.2% AM, 78.3% PM) 1,362 173 24 197 26 174 200 Trucks 647 77 10 87 7 48 55 PHASE2 154 154.100 loth Hi Cube Transload & Shrt-Term Storage Wrhs 805.000 ksf 1,127 49 15 64 23 58 81 Cars (67.8%Daily, 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 Land Ilse TGManml DAILY AMPEAKHOUR PHPEA XHOVR CODE Edition USE Site, flay. (2-way/ IN OUT TOTAL. IN, OUT TOTAL Previous 'Zoning Approval Traffic Study (8/2008) 710 710,000 7th Office 385.000 ksf 3,767 485 66 551 87 423 510 820 820.000 7th 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 1,0SO 428 1,478 1,707 2,178 3,885 Change in Trips from by -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, edition as noted In table abo%e. (1) ITE Land Code shown as the first 3 digits. (2) A%erage rates used for General Light Industrial in lieu of regression equations because the square footage (independent variable) Is outside the range of data. (3) Pass -By trips and internal trips with residential uses not included in comparisons. -1,651 -1,898 -3,549 -97% -87% -91% enno Traffic Impact Study July 31, 2 0 f 8 Page i 3; Site Assignments Short -Terry, 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 it 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% Pennon WINCHESTER (B 45 z 0) - DO% 40% iii���� 35% SITE N V, % 400P Note: Distributions derived from "Traffic Impact Study - FBI Central Records Complex," In% by Cardno, September 2015; and previous commercial distributions for the site. Out% r' 111 TO SCALE Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) C CFH:INES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 9 TRAFFIC IMPACT STUDY (CARS) Project 4 HINEX18001 REDERICK COUNTY, VA Ady 2018 1 {Pennoni 750 4z LEGEND O STUDY INTERSECTION LANE GEOMETRY witr VOLUMES t�Qw' EXISTING 10(10) AM (PM) ht� IMPROVEMENT 1, 0 AVG DAILY TRAFFIC AFairfield,,CCostco VPWholesale 0 ru 100 0 2 (17) >>a srm0(0) 1 �t 4 (26) Costello lintel Entrance 0 (0) r—IV Iff 0(0)-w> o o e 0 (0)'t o o n ��l 0 1,060 c o t'- c�i rh Costello Dr 0 (0) 1,360 0 v 1,020 s .. v o u U6 o (o) 6i ao 6 (43) M, Coverstone Dr 43 (6) V o e o 0(0).0 3 a o u a u u.. C v 0� U WI. o (o) e o o ♦>ap 0 (0) eee �61 (91 O � 0 (0) Route 50- 0 0 0 (0) 78(12) d w c 1,0 00 a C5 a 340 Lu �o N O e+f Coverstone Dr ae � j ®2 � 1 US Army / `\ Corp of / �\ Engineers I COVFrPs\ / I to,Po�� SITE Frederick County Public Safety 4 1 Center l 5 � 1 I NO [7N ` 1 NIYf TO SCALE ` I \ 1 PROPOSED INTERSECTION _ HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 • TRAFFIC IMPACT STUDY (CARS) Pt'oject#HINEX18001 REDERICK COUNTY, VA July2018 O 80 o 2 (7) 0 0 .0-0(0) �010 S� Costello Dr 1lnicl Entrance 0 (0) t 0 (0) 0(0)� o o 100 -1 ® uSS 160 & o^ G, vim. 0 (0) 8 (J 6) pf-0(0) Dr 19 (2) RCovcratonc 58 (5) �, K o 0(0)�y� 3 0 0 0 u N a :J W a O 0 4-0(0) V �Y� 99 0(0) Route 50 0 M (0) 41 �y+fir so 0 (0) ML='> 50(5)- o 4 00 a O sV 490 ^ w a Covcrsione Dr 58 (5) LEGEND Q STUDY INTERSECTION LANE GEOMETRY rlt"C VOLUMES qz&p EXISTING 10 (10) AM (PRf) ht ,+ IMPROVEMENT 1,000 AVG DAILYTRAFFIC )©V/ v / \ US Army \ Corp of / ♦ Engineers 1 CIA \ SITE ' Pn\ I 1 1 f! II 1 %W.' I C 1 \ 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC IMPACT STUDY (TRUCKS) Project It HlNEX1800/ co REDERICK COUNTY, VA July20/8 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. _-1't..j , j i 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 813. 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: Short Term 2020 Conditions with site without mitigation: • 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; 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. Pen 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. 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. 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. iPen Fairfield [[zz ,, V. 4� Inn & •p/� Suites o � Costco OVBRCLL: e (� OO��J, Wholesale T O\ 01 CO/ / O s� 19,2201 a ✓itU 27 (Z45) 4-1(0) r 74 (236) Costello Or Hotel Entrance 10 (8) tT M 0 (i) 6 (0) v � � N 17 350 O o` 5,490 Y P yN n t.. u (71 00 a` M Costello Dr �{ 43 (129) -- 86(10)'1>4 M e 3,760 ... o o 0 (0) 14 (80) N IS () N Coverslone Dr 149 (21) [—v 0 6 pp 101 (12) � � 6 0 0 21 (4) � U y a U 50 LEGEND © STUDY INTERSECTION LANE GE0161ETRY li t e VOLUMES WQ� EXISTING 10(10) AAI(PM) IMPROVEMENT 1,0 000o AVG DAILY TRAFFIC A (A) LEVEL OF SERVICE (Pt. A 0 APPROACH LEVEL OF SERVICE ovD(ALL: pe J p w a p US Army I / \ Corp of / \ Engineers 1 SITE Frederick I County Public Safety Cl 4 1 O 3,100 b u 0(7) = e <ja 556(1579) 121("' N ram/ o Q �1■ Route 50 2(9) 4" 30 (82) rr•.'l'r 1441 (753) �/ L u P 236 (36) N " s F5, 590 P O U' 830 5 y W Coverstone Or �.p 101 (12) . Center J 07 5 e � 1 Y NOT T(1 SCALE ` 1 \ 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 • TRAFFIC IMPACT STUDY VOLUMES & LOS Rojec111111NEX18001 ZEDERICK COUNTY, VA July?018 Fairfield o00 Inn & eo O tiO OSuites I:s •J Q, Lo O OVERALL: � B Whollesaesa le (C) q�eJ 0 r MITIGATION O N 1 oftm � w�X� C:)—M. o t Tzz . a: —i L) O o Costello Drive Hotel Entrance MID C)C 00 A -n-n U U C a Costello Dr o • o0 C4 O O Tq D+ m m A 50 !N_ NOT TO SCALE LEGEND Q1 STUDY INTERSECTION LANE GEOMETRY 40 EXISTING ht l+ IMPROVEMENT i 111oo00a EXTENSION OF EXISTING TURN LANE A(A) LEVEL OFSERVICE-AMIPM) A(A) APPROACH LEVEL OF SERVICE OVERALL: /O a \3Wn. @ro O(O O \ r �. - e a / P US Army / I \ \ Corp of \ \ Engineers C q (qJ °`Pr�� SITE S/ Frederick County �(qJ Public Safety rj) 4 Center �� q (qJ 1 I O3 �� 00 D+ U v m� O Route 50 W � d 11110000nn FT + L ILL 00 100 FT TAPER Mo p-' M N N HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 w TRAFFIC IMPACT STUDY REDERICK COUNTY, VA MITIGATION AND LOS Project# July201880D1 018 .r Clt'�' TABLE RA - SHORT-TERM 2020 LOS. DELAYANO BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2) # Intersectionmidptioa Traflle CoaaoV Lane/Approach Storage I.engthe 1R) AM Peak flour M1 Peak Hoar WS Delay Back of Queue LOS Delay (seeheh) Back of Qmeue (R) I Roue 522 & Costello Dr & HotelEno=ce Signahmd Extend SB left -turn lane striping to 350 ft (to accornmdate projected queues; does not clk'ingC analysis results, ie. LOS, delay, or queue lengdrs) EB/LT 40 D 44.5 23 P 103.3 26 EB/I2 40 D 42.9 0 - - EB 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 G NB/I-r 475 A 9.1 130 B 19.6 231 NB/rR 825 NB LOS - A 9.2 - B 19.6 - SB/L 350 D 46.0 79 E 63.8 327 SB/I-IR 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 Prince Frederick Dr & Costello Dr Unsignahzed 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 8 NBT A 0.0 - A 0.0 - NB LOS - - 2.3 2.4 - SB(r 1,410 - - - SB/R - - - - - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.8 - - 4.7 - Add separate NB left and SB right -gum lanes (100 It + 100 It (aper) per VDOT warrants EB/L 350 B 11.5 8 C 15.4 30 EB/R 3,000 B 11.3 13 A 8.7 0 EB LOS - B 11.4 - B 14.9 - NB/L 150 A 8.7 0 A 8.0 8 NII/r 580 - - - - - - NB LOS - - 2.3 - 2.4 - SB/r 1,410 - - - SB/R I50 - - - SB LOS - 0.0 - - 0.0 - Overall - - 2.7 1 4.4 1- Pen ,i, lain iIai;t 1 .1,1 TABLE BB: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) # intersection it Traffic itiSaHon Lane/Approach Storage Le AM Peak Hour PM Peak Hour tot y Dela (seclveh) Back of Queue (D) LOS DelayBack (sec/veh) of Queue (R) 3 Route 50 & Prince Frederick Dr & Custer Ave Signalized Flasing Yellow Arrow (protected/pemrissive) for EB Left AM & EB & WB lefts PM EB/L 150 A 8.1 24 C 22.7 62 EB/TT 890 F 80.1 #790 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 WBn-rR 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) lane Add new NB left -turn larte (350 ft + 200 ft taper) Add separate SB right- 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 0 EB LOS - C 32.8 - B 18.2 - WB/L 360 F 88.6 #187 B 11.8 45 WB= 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 MR 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 # I & Frederick Co Public Safety Cerder (East Ertrance) New ]ntersection Unsignalized EB/LT 520 A 7.7 10.0 A 7.5 0 EBIT 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 the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. Pen o I,I' l . , f , I ; � r' 1. ' . 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. :ickp;1 (_)t. lii:! ; t-cI ijr }?1C7h_m-1"'_ 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. (Pennoni 0 m 20,210 v�i N x 24 (234) �1(0) 73 (215) Costello Dr Hotel Entrance I 1 (9) O 7 (0) 18,090 ® I I I I I Coverstone Dr o 22(4)t:'tn c� w U a U w LEGEND QI STUDY INTERSECTION LANE GEOMETRY I f d VOLUMES Jo EXISTING 10 (10) AM (PM) +jf& IMPROVEMENT 1,000 AVG DAILYTRAFFIC Q� �i®2 r[� US Army / Engineers \\ Corp of I O `Prs/'PQ��,/; SITE ; Frederick County J O < 3,290 S v a J t60(8) v 542(1042) 57 67) I (I) N � N Route 50 2(10) ® �p 32 (87) N 862 (730) w7-> 115(21)�y ••�� µ N 4,310 a PROPOSED INTERSECTION I ♦\ S I I \♦10). Y l PROPOSED INTERSECTION V HINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES FIGURE 15 i TRAFFIC IMPACT STUDY WITH GROWTH Project 9 HINEX18001 ,EOERICK COUNTY, VA July 2018 y • OFairfield Inn & Sultes P�1 J ° jy 0 LSD° /CJ JI 0 6 Coltc e Wholesale OVERALL:) ( O �4 20,210 N = o 0 0 24 (234) — r h 1 (0) IL`n 73 (215) Costello Dr Hotel Entrance 11 (9)t� � to 7 (0)E� — C c. 18,090 O o Y ALOE o w m Costello Or 46 (137) - 34(3)w% N ^ h ^ 1, 5 I ® I I I I I Coverstone Or o 22 (4) LI n w U rn a U 50 LEGEND QI STUDY INTERSECTION LANE GEOMETRY I1 f VOLUMES bl� EXISTING 10(10) AM(PP.#) 2020 900 AVGDAILYTRAFFIC IMPROVEMENT A(A) LEVEL OFSERVICE-Mf(PAI) A (A) APPROACH LEVEL OF SERVICE OVERALL: IU /Ul D (El 0 O /O(UC� • � d(d� `� O `- O I yr!/�J QS�p 02 P / 1 \ US Army Corp ofrpof / I Engineers SITE Frederick County Public Safety 4 O < 3 2)0 7 U 0 (8) a � �v 587 (1639) 57 (67) N Route 50 2(10) 32(87)L_y �r O 00 Q�4� m ,� e o N 1491 (795)a—f> 'c a ZZ o — 115(21)� ry {y N 4,310 a PROPOSED INTERSECTION Center g �; ♦ I ♦ ♦\ 5 I I `♦Q ♦♦ I� I 1 PROPOSED INTERSECTION _ HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC FIGURE 16 • TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE P-jectNHINEVI800I 'REDERICK COUNTY, VA Arly20I8 P.J('I 1'rI 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. on -Term 2o24 Conditions wi ho i 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. Pennopi (_ 1/,,�1 .1�. •I� ,lit".?L; )11•�i'�� TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE N laterseetioo Traffic Control! Mkigatfon line/AQproac6 Storage Lenrims (fl) AM Peak How PM Peak Hour LOS Dehy (see/vek) Back of Qmcmc los Delay (see/veh) Back of �� e 1 Route 522 & Costello Dr & Hotel Elcance Signalized EB/LT 40 D 44.7 24 F 126.8 28 EB/ft 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/12 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 12G B 19.8 247 NBnR 825 NB LOS - A 8.5 - B 19.8 SB/L 195 D 42.5 66 E 65.3 346 SBfi-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 Pritce Frederick Dr & Costello Dr Unsiy>itlizcd 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/1' A 0.0 - A 0.0 NB LOS - - 2.0 - - 2.9 - SB/T 1,410 - - SB/R - - SB LOS - - 0.0 - 0.0 - Overall - - 2.6 - - 4.7 - 3 Rotte 50 & Pritce Frederick Dr & Custer Ave Signal'rred Flashing Yellow Arrow (protected/pemnissive) for EB & WB le1Ts EB/L 150 B 11.4 25 C 24.1 69 EB/TT 890 D 47.5 057 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 W13fM 1,140 B 16.4 196 F 90.4 #851 WB LOS - B 16.7 - F 87.3 - NB/LT 1,420 D 44.8 64 F 173.7 #243 NB/R 500 D 42.2 0 D 40.5 0 NB LOS - D 43.9 - F 121.2 - SB/L7R 265 D 51.6 047 D 46.6 114 SB LOS - D 51.6 - D 46.6 - Overali - I D 1 37.8 - E 67.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T:'llim, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determuicd # - 95th percentile volume exceeds capacity. Pen LONG-TERM 2024 CONDITIONS WITH PROPOSED SITE C.�? ° 5�a 3 , .r_,1.. ' � :ti'� `<. , j ., 4` 5 , 3' �. »3 .{;.�: � T"o � � (, d 3 �. � � I ¢ =• -- .. �� 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 Density AM Peak Hour PM Peak Hour Daily 1.21 million sf 29/49 348 56/280 336 3,136 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 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 ITE Trip Generation Manual (10th 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. Pen - O N, o 160 a 0 0 �r � 3 (22) 0 0 4-0(0) jlk0-5(33) Costello Or Hotel Entrao (c0) 0 (0) --t> Sa- o (0)�?1 320 ® n 530 s s Wa 0 (0) O v o o in a� 25 (164) amO(0) N Covcrstnne Dr �1Frn 155 (33) —z > o 0 0 0 (0) if o 0 0 U rn L U \ Corp of \ Engineers co `P r Pn \ 0 y 0 u �Ca 0(0) Gm 0 (0) o00 72(IS) Route 50 3 0 0) Q 1 � r 0(0)--�J 'c g o i o 93 (20) LIT, 3 v ^' 1, 550 w O N 320 n o O vo N 0(0) l �no 20 (132) Covcrstonc Dr 0 31 (7) .,0N 124 (26) —f> LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES I o EXISTING 10 (10) Ahl (PM) +jff+ IMPROVEMENT 5 1,000 AVGDAILYTRAFFIC / v I O 1060 s 5 = w 0 (0) 4� 3(22) N Covcrstonc Dr o 103 (22).$ N 21 (4)�i _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 • TRAFFIC IMPACT STUDY (CARS) P,rojec(N ///NEX1800/ REDERICK COUNTY, VA July20/F O N 130 0 x as 4.2(v) �(O�YOP 41-00) 2 (9) Costello Dr Hotel Entrancet 0 (0) Q.� O 00 N 0(0)� o a 0(0) oov 15 1 ® v `e 100 w .o 0 o u %. 0 (0) O Np o in <ran 14 (55) 0(0) Coverstone Dr 9(I) O t f 83 po-5;> 0 0 0 0 (0) o 0 0 U rn a U w O o Uo (o) �0(0) CD 9 (1) 0(0) Route 50 0 (0) m ' 0 (0).9A O O f 0 (0) tom® 60(8)� u rn o N v 730 a O V 500 v o u n o _ 0 (0) o ,m 6 (24) Coverstone Dr /-I T1-- 37 (5) -m�> LEGEND QI STUDY INTERSECTION LANEGEOMETRY I t f VOLUMES EXISTING 10 (10) AM (PM) IMPROVEMENT 1,000 AVG DAILYTRAFFIC © 250 v a o rn tbn 0 (0) Al tA -low= 2 (9) Coverstone Dr O 23 (3). 14 (2) v _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 18 ' (TRUCKS) TRAFFIC IMPACT STUDY Project 0 H1NEX18001 REDERICK COUNTY, VA July2018 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. i lira' t �,I i a _'., ! ..I i'il1;,,"?`:'(rV$:iC. l"ti`; 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 ong-Term Conditions with Site Bnild- 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 �u�y. 1:,'Li"tIi� �,�'= i -).i 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. o 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 hour's. 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. iPen TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 1 & 2) tM Intersection Traffic NiidgsKiw v Lane/Approach Le ;R) AM Peak Hoar PM Peak How Los Deb (sec/veh) Back of (R) � Deb) (sec/veh) Back (R) I Route 522 & Costello Dr & Hotel Entrime SIbn11V1(1 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/I"r 475 A 8.5 12G II 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/I'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 Prince Frederick Dr & Costelo Dr Unsigolized 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 NBfr A 0.0 - A 0.0 - NB LOS - - 2.0 - - 2.9 - SBfr 1,410 - - - - SB/R - SB LOS - - 0.0 - - 0.0 - Overall i - - 2.6 - - 4.7 - Pen _= C�ji 1 . �.� ,, t TABLE 128: LONG-TERM 2024 TOTAL CONDITIONS L OSID ELA YSIQ UEUES (INTERSECTIONS 3 & 4) # Intersection Traffic Control/Storage Mitigation Lane/ApproachLengths (/1) AM Peak Hour PM Peak Hour LOS Delay (sec/veh) Back of Queue (B) LOS Delay (sec/veh) Back of Queue (ft) 3 Route 50 & Prince Frederick Dr & Custer, Ave Signalized Flasing Yellow Arrow (protected/pemrissive) for EB Left AM & EB & WB lefts PM EB/L 150 A 9.2 19 C 28.1 82 EB/IT 890 D 36.4 #614 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 #187 B 12.6 49 WB/TTR 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 #189 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 #98 E 61.7 #116 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 - Optimize Signal Timing EB/L 150 A 9.3 19 C 26.0 76 EB/*1T 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= 1,140 B 13.4 157 D 45.1 #837� WB LOS NB/L, - 450 C D 27.8 49.0 - #60 D E 43.6 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 #109 SB/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 Enhance #I & Frederick Co Public Safety Center (Fast Entrance) Unsignalized 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 11.9 3 NB/R A 0.0 - A 0.0 - NB LOS - B 12.4 - B 11.8 - SB/LTR 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, 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 # - 95th percentile volume exceeds capacity. Pennon Fairfield PL`t(l Inn & p p4,Osuites O O o r 1D %z)/l � g p Colco Wholesale OVERALL: D (C) �c� oOr O 7 20,500 30 (265) -� 1 (0) Costello Or Hotel Entrance I (9) t� CDI IV 0(1)�°gy7 O 0 7 � n �o 18,560 O o 6,580 .0 r � w ,al •� V Costello Dr �/ 46 (137) w 98 (15) &-4 _ ^ n o w h 4,990 ® it 630 9 e o o u h6 0 (0) O o o in -*� 39 (219) OCoverstonc M- Dr 61 (12) � Q r7s; 238 (44)� o 22 (4) r O O U a :J w 50 LEGEND Q1 STUDY INTERSECTION LANE GEOMETRY Ve VOLUMES qJ EXISTING 10 (10) AM (P),f) f1t/+ 20101MPROVEMENT 1,000 AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE -AM(PAf) a(A) APPROACH LEVEL OF SERVICE OVERALL: 0� C (D) Q`` O 4 `- ` US Army 1 \ Corp of \ Engineers c°` � P SITE Frederick �/ County Or \ I Public5afety Center -1, 1 � 4 O a 3,290 �v� u A.0(8) 4— 587 (1639) IJS (83) Ni Route 50 2 (10)�y/ 32 (87)t•(i'r O e t� N 1491 (795)Q.ay� •c �( v �i 268 (48)1-% b w` v ry e u 6, 90 I c a O L 820 W o u o in 0 (0) o�® 26 (156) N Coverstone Dr O �1 00 77 (13) trrrd', 161 (31)�>•� C �4 D q�P/P� rF F/eJl�� 0000rJ��� ® 1 5 1 rc� 6� L_ l 1 N / NOT i(15CALE' � ' \ 126(25).0 35 (6) t—* _ HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 19 TRAFFIC IMPACT STUDY CONDITIONS Project Il HINM8001 'REDERICK COUNTY. VA luly2018 9� Fairfield LPG Inn & !lZZnn ��F1 04105uites OVERALL: B(C) NO`r�\ CoStP/ /oC 50 LEGEND 01 STUDY INTERSECTION LANE GEOMETRY 'htfp EXISTING It+ IMPROVEMENT A (A) LEVEL OF SERVICE- AM tPM) A (A) APPROACH LEVEL OFSERVICE _w,o. OVERALL: O(d C (C) q� J 3 � ' Costco .01 o(0) oa( Wholesale OC(e o O 4 coS e/o t / e ea / & Cj r LP P I US Army / Corp of \ � Engineers / \ \ C0 1" P~St0 P\ SITE 7 \\\ Frederick � �r County I Public Safety ,4 Center U % NO NEW MITIGATION 5 IN 2024 EXCEPT 6 V SIGNAL TIMING OPTIMIZATION AT R TE 50 & PRINCE FREDERI CK DR INTERSECTION N NOT TO SCALE HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 201 r TRAFFIC IMPACT STUDY Project # HINEX18001 `REDERICK COUNTY. VA MITIGATION AND LOS July2018 �..-ig EXISTING Wjd-4­wtv1;e6jEUE (327 FT) END OF EXISTING LEFT -TURN STORAGE APSTORAGE START OF M-, CENTER TWO-WAY TURN LANE Fairf te-ld Suites ;rV costC6 Wh olesale WON ont""ma FRONT ROYAL PIKE (US' COSTELLO DR STORAGE SUFFICIENT ALL DOCUMENTS PREPARED By PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT RTE 522) COSTELLO THE PROJECT THE IF NOT INTFNDFD OR REPRESENTED TUBE SUITABLE FOR REUSE. BY OWNER HINEX18001 FOR "2020 AND 2024 W OR OTHERS ON YTHAEREXTENSIONS OF THE PROJECT OR ONANY 07HERPROJECT REUSE DR INTERSECTION PURPOSE W THOUT WRITTEN VERIFICATION OR ADAPTATION BY PliNNONII ASSOCIATES FOR TANEYSCIFiC DATE 2018-07J SITE" QUEUE RPOSIF INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNING ASSOCIATES AND OWNERS INDEMNIFY AND HOLD HARMLESS PENNING ASSOCIATES L ro OVERALL LOS AT LOS FROMAL CLAIMS DAMAGES LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE NOT TO SCALE Pennonm "B" AM AND LOS "C" NINESCARPERVALLEY DRAWN BY WC PM PEAK WITH SITE TRAFFIC IMPAC f STUDY FOR 2020 AND 2024 F RE DERICK COUNTY. VA APPROVED BY DRK ROUTE 522 AT COSTELLO DR PENNONI ASSOCIATES INC. ANTICIPATED STRIPING UPDATES W1 SITE 13880 Dulles Corner Lane, Suite 100 HINES FIGURE 21 Herndon, VA 20171 Base Source: Google Earth T 703 449 6700 F 703 449 6713 1 BASE SOURCE: FREDERICK COUNTY ISIS U 100 200 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROIFCT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-06-22 - PURPOSE INTENDED WILL OF AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO PENNON INDEMNIFY AND HOLD LATIFS Pennons I.-ALIL AMS DAMAGES OSSEER SANDEXPENSESARSINGOUALI TOFORSESULTINGTHONI FRFFROM DRAWING SCALE NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY WC VDOT STAUNTON DISTRICT FREDERICK COUNTY VA APPROVED BY DF MITIGATION AT PRINCE FREDERICK PENNONI ASSOCIATES INC. DR/COSTELLO DR 13880 Dulles Corner Lane, Suite 100 HINES FIGURE 22 Herndon, VA 20171 8UU 10TH STREET, NW, SUITE 600 T 703 449 6700 F 703 449 6713 WASHINGTON. DC 20DOI w rAr „r; .BUSTER AVM .� • 01 . ,��- � '`del',. }1 ♦, H l ae *4 %1 F �fF F -tF- „ LEGEND _IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE STORAGE 0 150' 300' 4 . 7—n %60 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECTOR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABII ITY OR LEGAL EXPOSURE TO Pennoni PENNONI ASSOCIATES AND OWNER SHALL AND INDEMNIFY AND HOLD O T OF O RESULTING PENNING ASSOCIATES FROM ALI CLAMS DAMAC FS LOSSES AND E%PE NiFS ARISING OUT OF OR RE SUL TINC TI-#FRF FROM HINES CARPERS VALLEY TRAFFIC IMPACT STUDY VDOT STAUNTON DISTRICT FREDERICK COUNTY. VA MITIGATION AT ROUTE 50/PRINCE PENNONI ASSOCIATES INC. FREDERICK DR SIGNAL 13880 Dulles Corner Lane. Suite 100 HINES Herndon, VA 20171 800 10TH STREE', NW, SUITE 600 T 703 449 6700 F 703 449 6713 WASHINGTON. DC 20001 ,,:'1�;'�' ".";;i._ !'11pJ I'.l jliI(i 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. TAR! F 1Q. T1JRN I ANF 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 N- i i'n j a ct 5 +: a d'/ July 7 t01'6 P:iI).c i f, 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 Site Site, Intersection Approach Volume Total Volume Site Impact Volume Total Volume Impacts Weekday AM Peak Hour Route 522 EB Hotel Entrance 0 16 0.0% 0 17 6.06/0 & WB Costello Dt 9 102 8.9% 13 ill 11.7% Costello Dr NB Route 522 38 756 5.6% 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 8.4% 271 2800 9.7% Weekday PM Peak Hour Route 522 EB Hotel Entrance 0 9 0.0% 0 10 0.0% & WB Costello D 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 Avell 0 138 0.0% 0 147 0.0% Custer Ave Overall 190 3081 1 6.2% 1 251 3278 7.7% Pen 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. IkIIp jI. -,)I;, ( , Short -Term 2020 Site Impacts and i Mitigation: t Lengthen eastbound right- turn lane at Route 50/Prince Frederick Drive signal; Widen Prince Frederick Drive approach i 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. i i Pen lhi a ; i c. i Ely, I.,iu TABLE E3: ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS Timing or 2024 or Improvement Location_ Description Long-term. Type "Short-term" incremental Improvement knprovemew New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway +approx. 750ft +approx. 970 ft at Frederick Co Public Safety Center Rte 522 at Costello Dr Extend SB Rte 522left-turn lane by restriping centertwo- + 155ft way turn lane Add a separate right -turn lane on SB 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 Dr with thru transitions Turn Lanes Extend EB Rte 50right-turn lane + 425 ft w/ 100 ft tape r 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 on SB Custer Ave 100ftw/100ft taper Modify signal for new Optimize Signal Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYAleft. Timing from Short - turn operations Term The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDOT 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\DOC PREP\Pennoni_HinesCarpersValley_TIA_UPDATED_20180524.doc Pen oru� 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. 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. 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. 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. ,, /'DOT ��iryu ;3 Drp=.ror. � �V ur 7r.a��s{`•crt�,at�n 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. 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. 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 VD0TC 1,9l, , 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 6`h Edition, so we will be requiring that all future TIAs make use of the HCM 6`h 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 (10th 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 S reflect the Synchro outputs for Existing 2018 in Appendix D (as shown below) as well as the LOS in Table 2. Intersection #1 Fairfield `dy.��F1 J Inn & O �l Suites � O� d 4 r r,� Ord 11 Zs OVERALL: C S cost,I Intersection #2 ,��o Or AM Peak Hour �!%et*fdl EUL B I EM W81. WBT WSR NU NST W SK 581 LaneCenfiguratimrs 4 Fj r ff Delay (s) 44.7 42.9 42.3 42.2 40.0 44A 8.6 42.8 (.5 Wit D D D D D D A D A Approach Delay is) 44.0 41.7 8.6 9.8 Approach LOS. D D A A HCM 2006ControlDelay 11.5 HCM 2000Lerx4o7Seniee e PM Peak Hour Mmemenl ISBR .W WBT PIER WC NO NBR SBL SBT SBf( Lane Confwuratwns .1 If ) 4 r K W. R ?A Delay (s) 103.3 64.2 64.2 501 18.2 63.5 4.5 Level of SeNlce F E E D 8 E A Approach Delay (s) 103.3 568 18.2 25.6 AppmaO LOS F E 8 C -- - HCM200DContDIDelay '29.4 HCM 200DLevel olService C Approach - _ES NO "§9.._-. -- HCM Canted Delay, s 9.7 21 0 HCM LOS A AM Peak Hour UtwrLanetMaWrMwnt 'N(3l 4TEBWEW SBT $BR Capa^�ty (vehlh) 1223 761 e60 HCM Lane VIC Ratio 0.005 0.067 0.044 HCM Control Delay (s) 8 0 10 9A HCM Lane LOS A A B A swoa ES pj6 SB ---- HCM Control Delay, s 11.7 2.9 0 HCM LOS B PM Peak Hour Minor mvrrd NBL NOT EBLni MA2 seT SBA Capacity (ven ni 1432 678 %5 HCM Lane VIC Ratio 0.044 0.219 0.004 HCM Control Delay (s) T6 0 11.8 8.7 HCM Lane LOS A A 8 A Hines Carpers Valley TIA Mr. Mathew B. Smith, P.E. __ July 31, 2018 Page 3 Comments AM Peak Hour hlrnement E3t1 EBL E n 'MKI 'W& 'MY 'NSR SK 487 NBR %L' S81 Lane Conlguialions �{ r ) 0 - ?-Delay(s) 48.6 198 14.0 4$.6 160 44.8 42.3 500 Level d Service D 8 8 D B D 0 D Approach Delay (s) 20.1 189 439 50.0 ApproechLOS C 8 0 D tickiAMcor.ho!De'ay 234 HCM 2000LevelofSemcu C I PM Peak Hour I Lane ConBguallons 9 TT i I TH H r •1. Dcl4y(s) 51.0 187 14.2 474 243 1404 405 446 Level of SeMw D B 8 D G F 0 D ApproachDefsy(s) 223 25.7 1010 446 Approach LOS C C F D HUI 2000 Cor4ol Delay 337 HCM 2000 Level of Sertice 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 necessaryfor 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 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. 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 O Fafrfield Inn & Surtes� ' /x, cost( Whole 6VI•RAIA `ice B (C)-.-, o pr 522 Lame/Approwh M FrA How rN Peak How ; LUti IrMbry) Back of QWk U16 1O �) Bxk of Q'« E ,LT D 44.7 24 F 126.8 28 EDR D 42.9 0 - Eta LOS D 44.0 - F 126.8 - WDrL D 42.3 07 E 58.6 4262 WRIT D 42.6 m38 E 58.6 9262 MIR D 39.6 nA D 45.1 92 WB LOS D 41.6 D 51.9 ND,L D 44.4 6 NBTr D 11.0 167 C' 24.4 250 N BrrR N D LOS R 11.1 - C 24.4 SD4- D 54.2 Ins E 65.8 35.1 SD.rmt A 7.7 196 A 6.9 116 SR LOS R 13.1 C 28.2 au B 14.4 C 1 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 & 22 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 maybe 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 Direction 2018 Existing 2020 Background 2020 Total 2024 Background 2024 Total Hour (Phase 1) (Phase 11) EB Left 15,376 Prot. t 17,757 1 17,757 FYA 19,909 19,909 FYA AM FYA FYA WB Left 41,764 Prot. (Exist.) 177,007 Protected 86,386 208,062 Protected PM EB Left 84,817 Prot t W FYA 144,761 FYA 159,507 FYA 159,507 FYA WB Left 41,416 Prot (Exist.) 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 far 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 far 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 2017. 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 lef VN'B throw it 5SU 4% Cross-�11 Adjusted cross- r R,800 7•b8ll AAi peak eriod 32 17 P11 peak period 60 89 98 95; LI 59.100 84,8171 9,550 a2, -1 'AB le EB throu Cross- r Adjusted cross - 39 5; 726 788 2R,3147614.157 20.8828Phi AM peak period weak acriod 48 62 7U8 66833,994 41,a1( 169 21.70 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than the 2017 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. Resronse to VDOT Comments cross -products increased by 44% and 22% for the EB and WB lefts, respectively, from the 2017 VDOT to 2018 Pennoni 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 6`h 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, PENNONI 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\Pennoni_CommentResponsesToVDOT_201807.docx COUNTY of F REDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540l667-0370 E-mail: rwillia@co,frederick. va.us October 30, 2018 VIA REGULAR MAIL AND E-MAIL Thomas Moore Lawson, Esq. Lawson and Silek, P.L.C. P.O. Box 2740 Winchester, Virginia 22604 Re; Rezoning Application — Carpers Valley Industrial Park — JOR Three LLC, et al. — Tax Parcel Numbers 64-A-86 and 64-A-87 ("Subject Property") — Proffer Statement revised October 12, 2018 ("Proffer Statement") Dear Ty: I have reviewed the above -referenced revised Proffer Statement, submitted for the proposed rezoning of the Subject Property. 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: 1. Proffer 1: • Re Proffer 1.1, if the stated square footages are intended to be limits, the Proffer Statement should so state that they are limits. Re Proffer 1.2, the most unambiguous approach would be, instead of stating that the indicated uses are allowed, to state that all current M1 uses other than the indicated uses are prohibited. Also, re the conditional use of tractor truck and tractor truck trailer parking, the Proffer Statement should clarify whether approval through the conditional use permit process would still be necessary. Re Proffers 1.1 and 1.2 generally, it may be better for clarity to state the last sentence of 1.1 first and then state along the lines of. The Property may be developed with not to exceed 405,000 SF of any uses allowed within the Ml zoning district. The Property may be further developed with not to exceed an additional 805,000 SF of M 1 uses, provided that no uses other than the following uses shall be permitted in connection with that 805,000 SF: [list of uses]. Conditional uses in connection with 107 North Kent Strect • Winchester, Virginia 22601 Thomas Moore Lawson, Esq. October 30, 2018 Page 2 that 805,000 SF shall be limited to tractor truck and tractor truck trailer parking and such conditional use shall be subject first to the Board of Supervisors electing to grant approval under Part 103 of Chapter 165 of the Frederick County Code. • Re Proffer 1.3, it .may be acceptable if worded differently: Future uses that may be subsequently added in the M1 zoning district are not prohibited, provided that the maximum daily vehicle trips do not exceed _ The blank should be filled with a specific number. • Re Proffer 1.4, because the T1A is not approved with the proffers, delete "and approved" in the fifth line. 2. Proffer 6.1 — County practice is for fire and rescue proffers to be paid to the County and not to individual fire and rescue companies. 3. Proffer 7.1— Phase 3 — The proffer does not state a triggering event for the bonding or construction of the referenced portion of Coverstone Drive. 4. Proffer 7.2 — The timing of the dedication of right-of-way in the event of construction of Coverstone Drive by others needs revision. Construction would not be able to occur until dedication, so perhaps the dedication should be "upon request". 5. Proffer 7.6 — With respect to the proposed dedication of 0.6 acres adjacent to the intersection of Coverstone Drive and Prince Frederick Drive, in order that the County might have the opportunity to ascertain the appropriateness of the dedication, the proffer might better provide that the dedication shall occur upon request by the County. 6. Proffer 7.7 — A comma needs to be inserted prior to "in lieu of constructing the road improvement". 7. 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 (AP 1 Airport District) of Chapter 165 of the Frederick County Code. 9. Re correspondence with previous rezoning of the Property and of adjoining properties: • The Proffer Statement does not address provision for a property owners' association, as previously set forth in Proffer 12 of the approved proffers dated September 18, 2014 (the "2014 Proffers"). • Relative to Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers, to the extent any of those obligations apply to the Property and to the other properties that were subject to the 2014 Proffers, the proposed proffers would leave unresolved issues that include Thomas Moore Lawson, Esq. October 30, 2018 Page 3 how Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers would be fulfilled. Specifically, the vast majority of the remaining area subject to the 2014 Proffers, identified there as Land Bay 1, is designated for residential uses and therefore would not be capable of generating commercial development square footages sufficient to trigger the obligations in the 2014 Proffers necessary to construct the remainder of Coverstone Drive. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, ,,-'? ---------------- Roderick B. Williams County Attorney cc: Michael T. Ruddy, Director, Frederick County Planning & Development Candice E. Perkins, Assistant Director, Frederick County Planning & Development John A. Bishop, Assistant Director -Transportation, Frederick County Planning & Development no 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 5 OV:N111 ff 1�1� ANNIVERSARY Water At Your Service ]—KMZMXf. 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 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-5786 September 7, 2018 Pennoni 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: API 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/Airport 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://oeaaa.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 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff i Fee Amount Paid $ Q a, 0-1 �. Zoning Amendment Number 0'3 V Date Received i PC Hearing Date 5 BOS Hearing Date I I � r The following inforination 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 parcels) 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 _ ✓ i Agency Comments _�✓.L Plat _� ✓ I Fees _i Deed to property _r ✓ ^ Impact Analysis Statement j 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 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: Single Family homes: Non -Residential Lots: Office: Retail: Restaurant: Commercial: 10. Signature: Number of Units Proposed Townhome: Multi -Family: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses 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): t 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 M 64A 7 15 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 71 6 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 71 7 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. WAR REN/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 Plan ning Website: mviy.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 Mon 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) Pennonl Associates Inc. (Phooc) 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) naine, 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 pro ffers) Conditional Use Permit V7JA4aster Development Plan (Preliminary and 1~itial) Subdivision �JSite 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 (wa) have hereto set my r l hand and seal this �-- day of 20 19, n ! t Y Signttlure(s) i rW'/Y /-1 • G►7f—��'�L •Tt+vAA'S /k, fal<1; State of Virginia, City/County of To -wit: I 4 �✓/�J , a Notary Public in and for the jurisdiction aforesaid, certify that t e �v; red to the foregoing instrument personally appeared before me and has ackno lodged the>`WtMrA8 bzttbmie 3e in the jurisdiction aforesaid this 3 day of , 20 l FS. CO,'AlO YMILTH OF V F, '> MYC0MMISSIONT<NRE3 a11� .: !..:. _ COMMISSION a 77MN111 My Commission Expires: Notary Public Special 'Limited Power of Attorney County of Frederick, Virginia Frederick PlannJng Website: wwvv.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 F2csimile (540) 665-6395 Know All Men By These Presents: That 1 (We) (Name) JGR THREE LLG ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owners) of all titose tracts or parcels of land ("Property") conveyed to roe (us), by deed recorded in the Clerk's Ofljec of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 140000019 on Page , and is described as Tax Map ID; 64-A-86, 64-A-B7 do bercby make, constitute and appoint; (Name) Pennoni Associates Inc. (Phone) 540-667-2139 (Address) 117 l✓ Plccadllly Street, Suite 200, Winchester, VA 22601 To act as my true and lawful attorney- in -fact for and in my (our) name, place eod stead with MI. powerand authority I (we) would have if acting personally to talc planning applications for my (our) above described Property, including: ✓ Resoning (including proffers) Conditional Ust Permit —Master Development P12n (Preliminary and Final) Subdivision =Site Plan Variance or Appeal My anomey-in-tact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expiry one year from the day it is signed, or unlikit is otherwise reacindcd or modified. In witness tbere/o I (we) haveda `hereto et my (our) hand and sent this _ day of j 20 Signature(s) v' L [' Jk�t, State of Virginia, 6r/counryof. OD dl "in, i C. , To -wit: I, �, ('• �Xsb�x� , a Notary Public in and for the jurisdiction aforesaid, Certify that th person(s) who signed ( the foregoing instrument personallAui, d before me and has acknowledged the same before mein the jurisdiction aforesaid this_ day of, 20j&. My Catnraission Expires: �1 Notary b is c at; ftn!ttityDxu Eversber9 t`r 1 (:,trt�m;a�w•'4:r!Ih p1 Vrfltn�i.t .�. •. ;,%� Paj GDRIq'J<S'!19 F,?i'f,:i •.� 1tvLJ'la 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 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 witli full power and authority I (we) would have if actin; 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 is otherwise rescinded or modified. In witness thereof, I Vlc') have hereto set my ( hand and seal this 3 rd day of s , 20 It , Signatrire(s) 3y �(/�. s+��y ,ZL 4 5 State of Virginia, City/C-.euttty of Wit' cht. s+c f , To -wit: t _ Qt4-(t (e c.n. L . S p a i <J , a Notary Public in and for the jurisdiction afon said, certify that the person(p'f 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 , 20_V . My Commission Expires: l l (3o J l otary Public I KATNLEEN L. SPAID COZ`IVV 1-.•• onWealttt of Virginia Reg. # 270221 Special Limited Power of Attorney County ofFrederic lc, Virginia Frederick Planning Website: www,fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginb► 22601 Phone (540) 665-5651 Farsindle (540) 665-6395 Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Adch•css) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all ILtose 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 mnke, constitute and appoint: (IJatue) Pennonl Associates Inc. (Phone) _540-667-2139 (Addre,$) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 1'o art as my trite and lawful attorney -in -fact for artd in my (our) name, place nod stead with full power and nuthority I (we) would have if acting personally to file planning applications for my (ou,) above described Property, including; ✓ Rezoning (including proffers) Conditional Use Permit —Master Development Plan (Preliminary and Final) Subdivision =Site Plan Varianre or Appeal My attorney-in-f6cl shall have the nuthority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shalt expire one year lrom the tiny it is signed, or until it is otherwise rescinded or modified. In witness thereof, [ (we) have Isere rseL!ny (our) hand and seal this —_— day of n Stgnuluro(sl--�^�� _--- _ Ittiwrttyl-, pules I State of Virgm-ia,.City/County of To -wit: I _ LQCY a Notary Public in and for the jurisdiction aforesaid, certify that the pc on(s) who signed to the foregoing instrument p�rsowdly appeared before nit; and has acknowle ged the same before to in the jurisdiction aforesaid this day of u` .20 ' fin• - C Y�G - MY Commission Expires: �'---' �. ` �tttnn ru No my attic �-0C��,���1 — — ---- — i%'• PUBLIC r;r� L RZ 01T I C"(�0��• /���r�rrtlultnttN\ Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwwAva.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) (Address) Pennoni Associates Inc. 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 (Phone) 540-667-2139 To act as my true and lawful attorney-iri-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 boaster Development Plan (Preliminary and Final) Subdivision =S'ite 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 (N�4 have hereto set my (o hand and seal this 3rd day of , 20_L�:_, t=LLEW. L,LG . /--N _ f Signature(s) ay: State of Virginia, ty/C4" of W l f l Kdi k r , To -wit: I, 4 �� n L• SAa t _ a Notary Public in and for the jurisdiction aforesaid, certify that the personX who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the Jurisdiction aforesaid this 3r day ofaK-tj 20_Lr . My Commission Expires: ot,,uy Public KgTHLE�N L._ PAID CornRe9 rginla # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwwAva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, NVinchester, 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 22.601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to tuc (us), by deed recorded in tJte 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) S40-667-2139 (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 witli 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 rescindedor modified - In witness thereof, I (A have hereto set my (q&) hand and seal this YY day of A re , 20 1 k t1g, Signature(s) State of Virginia, City/8emTty of M'AC•�trf 7 a er- , To -wit: 11 I� q,,(� j e �'7 !<-- 5p q1 �r , 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.day of f , 20 1 � . My Commission Expires: P 0 tMotary Public vATWi FFN L. $PAID Com Rog r9m� # 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 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 nic (us), by deed recorded in dte Clerk's Oftice of the Circuit Court of the County of Frederick, Virginia, by Instrutxtent No. 140000019 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 coy (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 pirc one year from the)ay it is signed, or until it is otherwise rescinded or modified. In witness thereof, I e) have hereto set my (hand and seal this 3td_ day of A-vaj� _, 20�, ►1'�f'r- Signature(s)1�L�1 State of Virginia, City/Car y of WIIACA"B C% , To -wit: I, V�� h �-- • ��a !� Cr , a Notary Public in and for the jurisdiction aforesaid, certify, that the persorAO who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 3 1'(f day of Sf> 20 (Fi' . is KATHLEEN L. SPAID NOTARY PUBLIC , Reg. # pires: f l ( 3e) / c K 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) 665-639a .Know All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owncr(s) of all those tracts or parcels of land ("Property") conveyed to roc (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 tnic 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 -tact 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 otherwis rescinded or modified. In witness thereof., 10A) have hereto set my (o/r) hand and seal thus � day of�'� , 20 lFr, M DCG • +e - t_ t~c Signatures) v I, 1 State of Virginia, City/9etnt4y of W / , To -wit: Spa. I 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 -3r� day of ` �, 20[85". Public My Corrunission Expires: W 3a 1 18" KATHLEEN L. SPAID NOTARY PUBLIC Reg. # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.feva.us 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 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 (.A.ddress) 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 X-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 y it is signed, or until it is otherwis rescinded or modifio. In witness thereof, I �vC�have hereto set my the and seal this _day of 20�, St'+6- n Signature(s) V State of Virginia, City/G.eetttrof yJJr I'IUIX�'t"�� , To -wit: 1 K G t ILe dA L - a Ir , 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 day of 20 �. 30Ll8� G � My Commission Expires: it otary Public NOTARY PUBLIC Commonwealth of Virginia Reg. # 270227 REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: December 3, 2018 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director — Transportation Reviewed Planning Commission: 1 1/07/18 Board of Supervisors: 12/12/18 Action Public Hearing Held; Recommended Approval Pending PROPOSAL: To rezone 122. l 8+/- acres from the R4 (Residential Planned Community) District to the MI (Light Industrial) District with proffers. LOCATION: The subject properties arc 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. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 12/12/18 BOARD Or SUPERVISORS MEETING: This is an application to rezone a total of' 122.18+/- acres from the R4 (Residential Planned Conununity) District to the M 1 (Light Industrial) District with proffers. The subject property is part of the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning # 1 1-05 provided for 143 acres of commercial uses and 550 residential Units on six parcels of land (Land Bay I — Residential, Land Bay 2 — Commercial). The site is located within the limits of the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan and depicts the subject properties with a commercial land use designation. This commercial land use designation is reflective ofthe commercial component of the approved mixed -use project approved for this site. The requested M I (Light IiRfustrial) District is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffered rezoning and rezone them to the M1 District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely on Land Bay I (residential). This rezoning has not provided for any coordination with the parties of Land Bay I and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay I does not have commercial areas and would tlleretore also not trigger its completion. Rezoning #03-18 Carpers Valley Industrial Park December 3, 2018 Page 2 Staff would note that the overall rezoning utilized the commercial tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/unit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequately offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 805,000 SF of High -Cube Warehouse or other industrial uses. The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. The Planning Conunission held a public hearing for this item on November 7, 2018; the Conunission ultimately recommended approval of this rezoning. Staff has outlined concerns that should be considered by the Board of Supervisors in their review of this proposed rezoning. The proposed proffers associated with this proposed rezoning are as follows, Staff comments are shown in bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018, November 20, 2018: At_the _time of the preparation of this staff report, signed proffers dated November 20, 2018 have not been received. 1. LAND USE 1.1 The Owner intends to develop the Property with a mix of light industrial uses as allowed under the M-1 zoning district provided the maximum daily vehicle trips do not exceed the Traffic Impact Study— Revision I (as prepared by Penloni July 2018) of 3,100 vehicle trips per day (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 sun -unary of total trips approved to date to ensure that estimates for the property do 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 any transportation improvements required to mitigate the increased trip volumes, and reach an agreement with Frederick County and the Virginia Deparhnent of Transportation on improvements necessary to mitigate those impacts. Staff Note: This proposed rezoning removes the commercial square footage trigger for the completion o f Coverstone Drive. Land Bay 2 consisted of the commercial area and Laud Bay I the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay I does not have commercial areas and would therefore also not trigger its completion. Staff Note: This proffer would require the County all VDOT to reach all agreement with the Owner regarding mitigation of future transportation impacts; there are no _ ����cQi,U-�-P ��c � � � 1- �� ��o� � • � Rezoning #03-18 Carpers Valley 111CILlstrial Palk December 3, 2018 Page 3 provisions for what would happen if' the parties are unable to reach all agreement. 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on tlic Property shall be constructed Using similar architectural styles and bL111CIlllg lllatCl'IaIS f01' a 11101'C LUl1IOl'lll appearance. Site signage shall be uniform and ill compliance with the Frederick County ordinances. Staf fNnte: This profAr removes the approved deti'ign modification package fir the overall development "Design and Development Standards for Caipers Valley". The design modification package contained an overall streetscape design standard, l(iilllSc(ipiilglvci•eeiliiiglipeii spice standants, architectural standards and all architectural review board, height maximums, and Street design standards. This proposed rezoning would separate the proposed industrial area from the residential design standards. 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 t0 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 Departlllent 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 furtlier be responsible IOr constructing all facilities required for such connection at the Property boundary. All water and Sewer infl'aStl'L1CtUre Shall be C011St1'L1Cted ill accordance with the requirements Of the Frederick Water. StrrffNote: This proffer is rnrnecessaly as it is ah•ea(ly required. 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 and III investigations tliereof' as may be demonstrated to be necessary by the Phase I study. Rezoning #03-18 Careers Valley Industrial Park December 3, 2018 Page 4 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 the first occupancy permit for each building. 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 light industrial building up to 405,000 square feet or greater than 1,500 VPD on the Property. Staff Note: The approved rezoning allowed,for up to 300,000 SF of office land use prior to the completion of Coverstone Drive from point A to B which is the connection of Coverstone Drive to Route 50/Inverlee Way intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (including signalization of Route 50/Inverlee Way if warrante(l). The proposed revision only proposes a connection from the existing terminus of Coverstone to the limits of the first proposed industrial intersection for up to 405,000 SF. Due to the change in land use the trip generation will be lower, however there will be additional tractor trailer trips. 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 enhance, to Point C, the future intersection of Tazewell Road, and the bonding or 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 exceed 405,000 square feet of light industrial building area or greater than 1,500 VDP. Final top courses of asphalt for Coverstone Drive from Point A to Point C shall be completed with the completion of Phase 2. Staff Note: Phase 2, from the original rezoning completed the roadway.for Coverstone Drive from the segment completed with Phase I (Route 50 intersection) to the completed section of Coverstone Drive (two lane section) prior to an Rezoning #03-18 Carpers Valley IIIcILIStl'lal Palk December 3, 2018 Page 5 issuance Of occupanc)7 that caskets the development to exceed 400,000 SF Of co11 mer•cial area. Tliis proposed r•e7.o11i11g i•eiilOVCs t11i3 coiiiiilitiileiit and constructs a portion frosts their proposed Phase 1 (existing Coverstone to their.firct commercial entrance) to the Tazewell Drive intersection and then constructs or bonds the roadway front that point to the neighboring property owner's litre. This proposed revision places responsibility for completion of'the construction of'Coverstone Drive, fr•orll Millwood Prke/Inverlee to the shared property lisle (Point D) solely onto the residential area. Staff'Note: Phase 3 from the original rezoning completed the full.1bur bare section of Coverstone Drive Once the development exceeds 800,000 SF of commercial area. This rezoning does iiot lrccolilit.fbi- tlilS lliipr•oi,emeiit. Staff'Note: Phase 4•fr•om the original rezoning pr•gffered the design gf'COverstone Drive extended as Ir folrr•-lane Section! fl•oin Prince Frederick Drive to the proposed limits of the frtture Route 522 Realignment. In the event that this alignment has not been determined by June 30, 2018, the Applicant is proffered to pay $20,000 for transportation improvements. The Applicant has not paid the $20,000 prof fcr and is therefore ill violation of Proffer 15 from the approved rezoning, however there is now a Proffer of $20,000 added (is 7.8 below. Staff' Note: Proffer 15.3 front the approved rezoning requires the completions of Coverti•tone Drive as a fall four -lane section from Millwood Pike to Prince Frederick Drive prior to November 1, 2025. The proposed rezonill,�' removes the commitment fill- the completion ofCoverstone Drive and ally Inverlee intersection improvements. Staff Note: Proffer 15.6 front the approved rezoning proffered $175,000 for signalization or other road improvements fit the intersection of'Costello Drive and Prince Frederick Drive within 60 days o f rvritterr request by the County and VDOT after the acceptance of Phase 2 Coverstone Impr•Oveillents (15.2). This prof fen• has been removed and would place this requirement Oil the residential section (Land 13ay 1). 7.2 The Coverstone Drive public right -of' -way shall be dedicated to Frederick County as part oi'the Site Plan approval process, consistent with applicable Virginia law. Right - of' -Way declication shall be proviclecl to adjacent owners in Governors Hill or another entity ii'the design, Funding and construction Coverstone Drive occurs prior to Careers Valley Industrial Park executing the profferecl 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 Frecicrick County and Virginia Department of Transportation. Rezoning #03-18 Carpers Valley Industrial Park December 3, 2018 Page 6 7.4 The design of off -site road improvements shall be in general conformance with the plan entitled "Off -Site hnprovements Exhibit" Sheets 1-3, as prepared by Pennoni Associates Inc., dated October 2018. Off -site improvements shall be constructed in two (2) phases and correspond as part of Phases 1 and 2 as defined in Proffer 7.2 above; StaffNote: Theapproved rezoningproffered improvements (Phase A) that included irrrproverrrerrts at the vrtersection of Cover-stone/Millwood/Irrverlee. This improvement is not accounted for in the proposed rezoning and would be required by Lard Bay I (residential). Intersection 1: Road improvements as described in "Off -Site Improvements Exhibit Sheet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: This proffer amounts to a restriping to extend the left turn lane to accommodate conditions that ah•eady exist and does not add any actual capacity. The County has a pending SmartScale application to properly address left turn capacity issues at this intersection, however approval is not assured, and this issue should be analyzed more closely. 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. Sta f fNote: While the Applicant has provided, for the R-O-W to construct Tazewell Road, all other commitments for Coverstone Drive would need to be completed by Phase I of the developmentprior to the construction of any residential units. 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 Rezoning #03-18 Carpels Valley Industl•ial Park December 3, 2018 Page 7 not be implemented. The construction cost estimate shall be subject to review and approval by Virginia Department of Transportation. These monetary contributions may be utilized by Frederick County for transportation improvements within the vicinity Of the subject property. Staf 'Note: W1111G !i L'asll prof in lieu of construction in a scenario where right -of- w(q is not available could possibly be acceptable it should be Voted that if right-of`iwg is not available this could still leave the County with ail unacceptable traffic condition at the location where this occurred and no reali.vtic lvay to address it. It )voiild also be appropriate_for the Applicalit to anal),ze this issue more closely to determine where light -of -wary illliy llctiial%y be !•e(/lin•ed as this IS so111 elVhat of a bheclillltii,e prof fel•. It should be determined now whether or not this is all issue and where it is rill issue. 7.8 The Owner shall contribute $20,000 toward infrastructure improwments for Coverstone Drive west of' Prince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. 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 OCCLII' a Illilli111L1111 Of 45 days prior to the expected start of any site plan Or I)Llbllc 11111)l'OVCillCllt Plall CO11Stl'uCtr011. A recommendation re�,ardinf, this rezoning application to the Board of'Supervisors would be appropriate The Applicant should be prepared to adequately address all concerns raised by the hlallnillQ Commission Rezoning #03-18 Carpers Valley Industrial Park December 3, 2018 Page 8 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by stuff where relevant throughout this staff report. Reviewed Planning Commission: 1 1/07/18 Board of Supervisors: 12/12/18 Action Public Hearing Held; Recommended Approval Pending PROPOSAL: To rezone 122.18+/- acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. LOCATION: The subject 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. GISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Single Family Residential South: RA (Rural Areas) Use: Regional Airport East: M1 (Light Industrial) Use: Industrial and Residential MH 1 (Mobile Home Community) West: RA (Rural Areas) Use: Regional Airport and Office B2 (General Business) Rezoning #03-18 Carpers Valley IlldllStl'ial Park December 3, 2018 Page 9 REVIEW EVALUATIONS: Virginia Dent. of Transportation: Ple(ise see .1immim-), of 11D07'revieit, con nnents dated Jule, 5, 2018. Frederick County Department of Public Works: We will perform a comprehensive review of the site plan to ensure compliance with applicable County Codes. All Storniwater design sllall comply with State and County Cocle. All environmental permit requirements sllall be complied with prior to site plan approval. Frederick CounO, Fire Marshall: Plan approved. Frederick County Attorney: Please see Mr. Roderick B. 11'illimns County Attorney, commlenl letter Baled Ocloher 30, 2018. Frederick Water: Please sec A11r. Uric Lmvrerrce, Gxecertive Director, letter tinted flugust 27, 2018. Winchester Regional Airport: Please sec A111% Nick Sabo, 4.11.E., Gvecutive Director, letter dated September 7, 2018. Frederick -Winchester Service Authority: No comments. PlaIIIlinf, & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. W111c11eSle1' Quadrangle) identifies the subject parcels as being zoned R 1 (Residential Limite(l). The parcels were rc-mapped from R 1 to A2 (Agrlcultlll'al General) Illll'Sllallt to the CO1111ty'S compl'c11enslve dowilzoning initiative (Zoning Amendment Petition #01 1-80), which was aclopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon acloption Of an amenclinellt to the Frederick County Zoning Orclinallce oIl May 10, 1989. The corresponcling revision of the zoning map resulted in the re -mapping of the subject property and all other A 1 and A2 zoned lancl to the RA District. The subject properties were rezonecl to the R4 (Residential Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governors Hill project, in 2009. 2) Comprehensive Plan The 2035 Comprehensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan Is an Official public (locument that se1'vcs as the Community's guide for making decisions rcgarcling develOpnlent, preservation, public facilities anti other key components Of COnllnllnity life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies usecl to plan for the future physical development of Frederick County. Rezoning #03-18 Carpers Valley Industrial Park December 3, 2018 Page 10 The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provide guidance on the future development of 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 (Lightlndustrial) District is inconsistent with the Comprehensive Plan. The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and industrial land uses is supported within the Airport Support Area to minimize such use conflicts and ensure the feasibility of future airport expansion. Transportation and Site Access The planned road network included in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east -west linkage (Coverstone Drive) which connects to Route 50 East at Inverlee Drive. A portion of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The connection from existing Coverstone Drive to Inverlee Drive offers an important major collector for the approved development as well as significant residential development north of Route 50. This connection offers an alternative to and relieves future congestion on Route 50 between Prince Frederick Drive and I-81. h1 addition, Coverstone Drive will connect with the future relocated Route 522 South once it is connected to Prince Frederick Drive. In combination with the soon to be bid Crossover Boulevard project from Airport Road into the City of Winchester, this important network connection will allow significant traffic flow from the residential area and the approved development to Route 522 south and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts Development Coordination: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M 1 District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely on Land Bay 1 (residential). Rezoning 1103-18 Careers Valley Industrial Park December 3, 2018 Page 1 1 This rezoning has not provided for any coordination between the parties of Land Bay 1 and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the commercial square footage trigger for the completion ofCoverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay I the residential portion. The proposed change to industrial would not trigger the completion of' Coverstone Drive and Land Bay I does not have commercial areas and would therefore also Ilot trigger its completion. Resrdenti(d AlonC'tllrt, Proffers: The overall rezoning utilized the tax revenue generated to Offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/1.111it which was $2,345 less per unit than the capital impact model in place at the tinle of' rezoning. The Applicant has not demonstrated that the proposed Industrial square footage proposed with this rezoning will adequality offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of collllllcrelal building area. The proposed rezoning allows up to 805,000 SF Of High -Cube Warehouse Or other induSO-ial uses. The total credit utilized to offset the residential units totals $1,289,750. It is unclearwhat the proposed industrial use will offset as opposed to the currently approved commercial revenue. Transportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the truck portion of that trip generation slightly increases from approximately 916 (based on 2%) to 1,010. Of significant concern from a transportation perspective is the implementation of the comprehensive planned road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlec Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shills the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its ultimate relocation) is important to improving the long-term traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers f01- future 1111p1'OVellle1ltS 01- SlgllallZat1011 at the intersection of'Prince Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of service or add capacity. Rezoning #03-18 Careers Valley Industrial Park December 3, 2018 Page 12 PLANNING COMMISSION SUMMARY AND ACTION FROM THE 11/07/18 MEETING: Staff reported this is a request to rezone a total of 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers and provided an overview of the application. A Commission Member commented and inquired, the future Route 522 is supposed to come in at Prince Frederick Drive, how would they connect the traffic from Coverstone Drive to the new Route 522. Staff noted it would be a significant intersection or a round -about. The Commission Member inquired if a cash proffer is accepted by the County could it only be used for the purpose of those transportation improvements and if not approved would that cash go back to the developer. Staff noted without more detailed language in the proffers that would be correct. The Conunission Member shared his concerns regarding tractor trailers having to make multiple turns to access major roadway and the dangers of the bad angle of turning left from Prince Frederick Drive onto Route 50. Staff noted it would be difficult to improve this intersection. A Conunission Member commented, on the original rezoning cash proffers there is one that reads; by June 30, 2018 the right-of-way and design to be secured for Coverstone Drive to the new Route 522 is supposed to be a $20,000 cash proffer and he inquired was this proffer paid. Staff explained that it had not been paid and the relocation to Route 522 was adopted by the BOS in December 2017. The Commission Member asked if that would be considered a zoning violation with the existing rezoning. Staff explained, the responsibility for that proffer falls to all property owners associated with the original rezoning; it is an outstanding proffer therefore it is a component of the zoning ordinance specific to this property and it would need to be fulfilled before any development occurs on the property. He noted, should this rezoning move forward, this property would not be responsible for that proffered contribution, that would fall on the balance of the properties as a zoning violation and all of the other connnitments that remain would be the responsibility of the remaining property owners. Mr. Alex Westra representing Hines — Global Investment and Development presented a brief overview of the company. He noted, although a very large company, Hines remains family oriented. Mr. Westra conurrented the development will be a major benefit to the County. Mr. Ron Mislowsky of Pennoni Associates spoke on behalf of the Applicant. Mr. Mislowsky gave an overview of how this application came forward and the prior rezoning. Mr. Mislowsky shared continents provided by County Agencies. Mr. Mislowsky believes the impacts associated with this rezoning have been addressed. Mr. Mislowsky noted the Applicant is agreeable to the increase to emergency services of $0.10 per SF and also not to exceed 3,100 trips per day. A Commissioner Member shared his concerns with the safety issues regarding truck traffic turning left from Prince Frederick Drive onto Route 50. A Commission Member inquired regarding the Airport Support District and does that encompass all of the Land Bays. Mr. Mislowsky stated that it does; Business and Industrial. Mr. Paul Anderson the Vice -Chairman of the Regional Airport Authority spoke in support of this application and wants to make sure the proffers are left in place. Mr. Steve Aylor of Miller & Smith, the owners of parcels 64-A-83 and 64-A-83A requested this item be Rezoning #03-18 Careers Valley 11KILIstlial Park December 3, 2018 Page 13 postponed or clenicd. Commission Members reiterated their concerns for this application: proffers too expensive for residential; traffic sal'ety; road development throughout. A motion was made (Ambrogi), seconded (Dawson), and passed to reconlniend approval. Yes: Mohn, Dawson, Triplett, Ambrogi, Thomas No: Molden, Oates, Cline, Kenney (Note: Commissioners Marston, Unger, MaIlLICl were absent from the meeting.) A recommendation res,arding this rezoning application to the Board of'Superrisors would be appropriate The Applicant should be prepared to adequatelt, address all concerns raised by the Planning Commission. i CarpersValley Industrial Park Rezoning from R4 to MI Zoning Map AIIFI tea. Aiw -I 201 ��'" �KILLA NEY CI IIIU MILLWy D MILLWOOD �;/ 2.6 DARBr . � ,. � GREENWOOD RO ��KE�`277• C'USTER STANLEY D 120 156 PIKE M1111 <CD AVE rOS 'L 126 RIILANEY CT IiS� �O ►LAIA -SPIRE STANLEY DR 202 ARIY/DR=LILLgNEY CT ,s • II60 STANLEEDR 107 10�1^•� mllaky 0 202 19a KINROSo R OII�NER CT ' ,Rr ti PIKE 1250 CUSTER AVE � 206 STANLEY STERA DR 17 a MILL WOOD CUVE `�1 ►IKE 1288 WINSLOW I RYCO LN • MILLWOO~ D I�EI , I�39.:� ��� v 17q r13 ;0.LWOOD ARBY OR RYCO LN -+- I�AKE ' • MILLW�OD►IKE I • MIl1WOOD ISIS MILL�D ` 1 ��IIKE -'PIKE, �1519 • K � � MILLWOOD 2ft �4�II1(E UR SW 1 SPRING D - _ .•r 1525 MILL WOOD I� IIKE MILLWOCD 0 r y (►' �. r. �u 20I ICE 0 • IRIN E • 64,1 FREDERK-K R � • ISII as • - MluwooD sut►N • • Ilan ►IKE 143 NG • • • I � -. MILL WOOD SU1111UR �• PIKE I600 _ G RD HAa7 61A86 MIUW000 n� IOaO PIKE COVERSTONE R GOVERNORS Subdivisio 1652 MILLW000 IIKE tD 1; aUFFLIC-KQO 117 v � D aUFFIKK'RD ' • -• � 41a '95 ARWR Ci ART RDWINCHESTER1� ARWR PT 31 V REGIONAL!AIRPO IaI 2M RPORi RD ►ENDLETON R a ARaOR Ci ZZU WR ARCT i 19 600 ARaOR CT u I/EGASUSCT • . •• 'T RO Sqt� : ' • ARWR K�TO CT 19I AIR/ORT RD 2% VICTORY R[ 390 ARWR CT SSl A/RWRTRD AIRPORTRD 'rk, C) • `a or Parcels Sewer and Water Service Area B2 (General Business District) B3 (Industrial Transition District) M1 (Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) R4 (Residential Planned Community District) RP (Residential Performance District) 1 100 .y� 4 YTS 50 g � c N WE S Frederick County Planning & Development 107 N Kent St Winchester. VA 22601 540 - 665 - 5651 2.200 Feet nnaD Created: October 18. 2018 mu PRINCE FREDER OFFICE PARI I GOVERNORSHILL Subdivision 0 PWI .2m BUR G RI jlss— \� MILLWOOD �,,*���`:`�`�````��`� \ • RYC1O,LtN.4-7��¢``�`�O\ �r\.�\`/\• �>{98 10A7 �KILCiIA Nff�Yr I�CQ�•O•♦ •d�•2�•�;8'(I CvOLO•�O�'LOLi7►tPIKEIpdTO x<SiANLEY R3KINR+S. OR O O ��� Y06 R+- CUSTER O O O >l�Z MILLWO if) 288 STANYID7" O O OIKMILLWODPIKE �00 !3oaaerR '00007()000(. ♦ ^�-•^I7 MILLWOOD v `�� •. 1» Y •!,'P1,KE ,lealil ��•a►�D J O 00 O O O U 0 0 0 0 C RYCGLN �MIIIWOOD� IKF �P'��MILIWOOD; �ISIS. .� • �� �� �� �� •rii MILLWOOD, 000000000000C • ` 1� • ♦ PIKE R `� `` � `` � `�. Ql ,�i1KE=p�1$19 000 0 000000 0 C ,♦` :`�``,` �` 7• `����i�i� MIIIWOOD PIKE) O O O (6131(� O O A• O O $PRINGRDO O Vj< .`��` 1�``�•��`'• `` ����� '�` 1 ue 1`� `mil °�.,`��n QO 0,0•Q:Qij �14 MlLiw000. 1 '201 �•;��� � ,1 PRINCE��1� � A '���i�i O:a. � 0 Q � �' • `�� �`� MIL_D �l J O D• O < LWOO ►♦ �♦ , �'i� / E 1188 PIKE 0 �♦�� �•� ` IIKE SUL/MI i,♦l ��l�'��i d 61 A 87 64 A 86. 1 • 1600 0 0 0 SPRING ice!♦ � ♦ � ♦ � 52 ......� • •i ��i�♦♦. �14%; ` ` � MILLWOOD i �i ♦i�� �!�♦♦!�♦♦!�♦♦i .•♦♦••♦♦. , �.PENDLETON R CI �i t �j38 18_ Carpers Valley Industrial Park November 20, 2018 Proffer Statement PROFFER STATEMENT REZONING: RZ. 403-18: R4 to M 1 PROPERTY: 122.18 Acres A-/-: 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 .I. Dick and Michael E. Dick APPLICANT: Hines Acquisitions. LLC PROJECT NAME: Carpers Valley Industrial Park DATES OF PROFFERS FOR PREVIOUS RE -ZONINGS: March 24, 2008 (Revised: September 2, 2008; October 31, 2008; December 8, 2008: ,January 9. 2009: May 1, 2013: ,June 17, 2013. .IUIy 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 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" definedeffect as that rezoning that is ill eect oil the day 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. WIlCll 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 pLn•pose 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 SUbstailtial conformity with the prof'fercd 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 Carpers Valley Industrial Park Proffer Statement November 20, 2018 need of new conclitiollal rezoni 1g approval by theBoard, provided that the adlllStments 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 mix of light industrial uses as allowed under the M-I '/_Oiling district provided the maximum daily vehicle trips do not exceed the Tral'lic Impact Study— Revision I (as prepared by Pelln011l ,luly 2018) of 3,100 vehicle tips per clay (VPD). With each Site Plan, the owner will Submit for the property a tip generation estimate per the Institute Of Transportation Engineers (ITE) "Trip Generation Manual)", current eclition and a summary ol'total trips approved to date to ensure that estimates for the property do 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 Tral'tic Impact Analysis, identifying ant transportation improvements regUired to mitigate the Increased tl'lll V011lmes, and Peach all agrecment with Frederick COIInty and the Virginia Department Of Transportation oil improvements nccesSary to mitigate those impacts. 2. ARCHITECTURE AND SIGNAGE: 2.1 All buildings on the Property shall be constructed using similar architectural styles and building materials lbr a more uniform appearance. Site signage shall be Unifolrnl 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 ad101111110 properties adjacent Cove -stone 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 tail shall be 10 fcet wide and Shall have all asphalt SUrlace. 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 C011St1'LICtlllg all Facilities regUired for such connection at the Property bounclary. All water and sewer infrastructure shall be constructed in accordance with the requirements OFthe Frederick Water. 5. CULTURAL RESOURCES: 5.1 The Owner Shall COMILICt or cause to be conducted a Phase I Archeological Investigation ol'the Property, prior to the approval Ol'the first site or public improvement plan for the Carpers Valley Industrial Park Proffer Statement November 20, 2018 property and Shall complete Phase If 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 oI the 111'St OCCIIpancy permit for each building. 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 Cull section with raised medians oil 8 Illlnlllllltll 94" fight-ol-way. all in accordance with Virginia Department of' Transportation specifications. according to the Iollowing phasing schedule: PHASE I: Phase I shall consist of'a f11II f0111' Ia11C SCCtI011 illCllldlllg a ten -foot trail from Point A at Its tCl'I111111IS and end of existing 1'I(,',lll-of=way to Point B the second proposed entrance as depicted on the GDP. Said roadway shall be ConsU'ucted to base asphalt prior to issuance of a certificate of' occupancy for an), light induStl'ial 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 fo111' lane section of Coverstone Drive, including a ten -fool pedestrian/bicycling trail from Point B, the second proposed entrance, to Point C, the future intersection of "I'azcwcl I Road, and the bonding or Construction of' Coverstonc 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 CCI'tflCatC Of OCClIpallCy for any use that would cause the Property to exceed 405,000 square feet Of' light industrial building area or greater than 1,500 VDP. Final top Courses of' asphalt for Coverstone 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 Iaw. Right -of' -Way dedication shall be provided to adjacent owners in Governors Hill or another entity il'the design, f1ind111g and COIIStl'llCt1011 Coverstone Drive occurs prior to Cal'l)cl'S Valley Industrial Palk CxCCllllllg 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 F1'CCIffiCk County and Virginia Department of Transportation. Carpers Valley Industrial Park Proffer Statement November 20, 2018 7.4 The design of ofl=site road improvements shall be 111 general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by Pe11noni Associates Inc., dated October, 2018. Olt -site improvements shall be consU'ucted 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 I 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 DI' shall be completed in Phase I . Intersection 3: Road improvements as described in "Off -Site Improvements Exhibit Sheet 3 of3 ROute 50 at Prince Frederick Dr" shall be completed in Phase 1. 7.5 Public right-of-way of "fazewell 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 fln•ther construction Of' the future roadway by others. 7.6 The Owner shall dedicate all 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 laith efforts to obtain any off -site right of way needed to complete any proffered off -site transportation improvements. Ill 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 Illolletary contributions may be utilized by Frederick County for transportation improvements within the VlCllllty Of tllC SL1b ect property. 7.8 The Owmcr shall contribute $20,000 toward infrastructure improvements for Coverstone Drive west of' 1'rince Frederick Drive to connect to relocated Route 522, payable prior to the first occupancy permit. 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 avlgatloll casement to provide further protection for airport operations, and shall dedicate SLICK easement, as the Carpers Valley Industrial Park Proffer Statement November 20, 2018 Airport and Owner shall mutually agree. Said avigation easement shall be dedicated prior to ISSUa11CC of tlIC I" occupancy permit for the property. 8.2 The Owner shall file an ObstrUCtion LvalUation/Airport Airspace Analysis (OE/AAA) in accordance with the Code of Virginia, Section 152-2294. The OE/AAA filing shall OCCUr a mimnwIll of 45 days prior to the expected start of any site plan or public improvement plan construction. SIGNATURES APPEAR ON "I HE FOLLOWING PAGES i t _ CITSTERAVENUE , — iJ Govemor's Hill Rezoning \ \ ` T Cr % �� A ' J ' rLand Ba 2 I \�J )I Z_ 2(X/ED fl/rCamrtiap I I REFER TO GOVERNORS HILL ; 1I �F� i �r �I 1 r9UL MSTER DEVELOPMENT PUN Log APPROVEDI M N _ MILLWOOD PIKE s ........(S ROUTE _ � U SD }+ L (US ROUTE 50) • 04�-� •--w. . t . ...�rpA1 E`'. ................ •-'•• �ZT APPROX t'*RL R ....................... FLOODZ(* I �o % CI ,•` ` COMMERCIALJj ,+tt; • t 1 //r/, '� s ' •�•� ' • : •; \ °;� Governor's Hill Rezoning ILand Bay I ; -� \ • � : . � uA.9 Ares Gmss '� :_� � Ra�Lr000u�lxort'seu � { Carpert Valley lndustnial Park Rezoning Land BaYL [1 122.18 Acres Gross Zoned M-t \ o ;•'1: ��\ ;�� r } �. /r��`U' , .I (Ind�►i rial} o,t � � ` al` � <_ ( (I _ ���= _ i 1 �� if I cq — � � �.o : : 'fit � � i 1 � � _ . � i d• � r ��'�yT' m : '• • J ` - • _ _ \ • •, •' COMMERCIAL • . CATEGORY'B' I I (• f / �• m \ : •; j♦ ZONING DISTRICT / �'� i- BUFFER I s , nm ...� EXISTWG CMRSTONE DRIVE Fx s11 vJ w"W" section of Covershre Dr. ARFA TO BELEON'ATm FORTAANS �101gYEYp/r6 ATK1N . j PUBLI SAFETY CENTER ,S ( per Re M 11-05) SL� 11�1 R I IL P IIV KNGgTBAC1( l D O, ►� •• •�•h.����: �� �\.• •-� �',� i t ACK f 4 94'W PROPOSE - ENTRANCE WINCHESTER REGIONAL AIRPORT ZONED RA s %COMMERCIAL •' =r i( 10' TRAIL POP ARMORY SITE \F<Qf&"tI (pto" ded per RezwugllOS) :\ \ Proposed Cwvlecw COMMERCAI :S� \ Io Arbor Coun Z Carpers Val '• :��?'\ (per Proffe(3l) Industry ; --' �`= `•\ Rezo, i Land Bay -.,M..•. 22.t8AmesGross ••... �xa>edM-1(IndusVial) ri Z%:ZZZ TAZEWELL ROAD ' '� : ROW RESERVATION AS Governor'sHIII Rezoning / ��'••..,. ; REQUIRED FOR EXTENSION 70 Land Bay 2 ~�•�' •••i PROPERTY LINE 19 RA (ro oss ZONED Co�eremai) RFFER TO GOVERNOn KI FMAI MSTER O-ALOPWNT PLAN APPROVED 130 09 0 200* 400' . P N •�� W `No U m j v N m ` Z w 4 I-3 Z_ Z yI a r a 03 >oz LLw �i-0 >ma rc �o iw 0 a o Y Z � Q Q J a a o —3 F- w Q Z Of w L) Z J o ¢ 00 rn o O > u Z J r " o o > 65 o W a s o J 9 O T w Q 0 w w 3 > N Z (n J W w a w 0� Z U C� g T HINEX18001 R 2018-10.12 XXE 1' a 200' er KLM e DLF CS101 SHEET 1 OF 1 END OF EXISTING LEFT -TURN STORAGE%E R - • STORAGE START OF �t CENTER TWO - TURN LANE ...1E .. Fairf • Inn &_I� + stco r Wholesale f• • I�� A FRONT ROYAL PIKE (US COSTELLO DR RTE 522) /COSTELLO STORAGE SUFFICIENT ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT HINEX18001 FOR 2020 AND 2024 W/ THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER DR INTERSECTION OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE SITE" QUEUES WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSF INTENDED WILL OF AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennoni PE ASSOCIATES AND OWNER SHALL INDEMNIFY AND U HARMLESS PENNING ASSOCIATES OVERALL LOS AT LOS FROM ALALLCUIMS DAMAGES LOSSES ANDEXPENSESARISING NGOUT OFORRESULTING THEREFROM DRAWING SCALE NOT TO SCALE "B" AM AND LOS "C" PM PEAK WITH SITE Careers Valley Industrial Park DRAWN BY WC FOR 2020 AND 2024 Frederick County, Virginia APPROVED BY DIRK Off -Site Improvements Exhibit PENNONI ASSOCIATES INC. Route 522 at Costello Drive EXHIBIT 1 13880 Dulles Corner Lane, Suite 100 Herndon, VA20171 (Proffer 7.4 Intersection 1) Base Source: Google Earth T 703 449 6700 F 703.449,6713 SHEET 1 OF 3 BASE SOURCE: FREDERICK COUNTY GIS PENNONI ASSOCIATES INC 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 T 703,449.6700 F 703.449,6713 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF 1 PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT L LABILITY OR LEGAL EXPOSURE TO PENNONI ASSOCIATES, AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM ALL CLAIMS. DAMAGES. LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM DRAWING SCALE 1 " = 100' Carpers Valley Industrial Park Frederick County, Virginia Off -Site Improvements Exhibit Prince Frederick Drive at Costello Drive (Proffer 7.4 Intersection 2) DRAWN BY WC APPROVED BY DF EXHIBIT 2 SHEET 2 OF 3 ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNOW ASSOCIATES FOR THE SPECIFIC DATE October 2018 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennoni PE AL M ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNING ES FROMM ALL CCLAIMS, DAMAGES. LOSSES AND EXPENSES ARISING OUT OF OR RE SUt TING THEREFROM DRAWING SCALE 1 " _ 1 50' Carpers Valley Industrial Park DRAWN BY WC 0 150' 300' Frederick County, Virginia APPROVED BY DF PENNONI ASSOCIATES INC. Off -Site Improvements Exhibit FIGURE UPDATED 13880 Dulles Comer Lane, Suite 100 Route 50 at Prince Frederick Drive EXHIBIT 3 Hemdon, VA 20171 (Proffer 7.4 Intersection 3) 2018-10-03 WC T 703,449.6700 F 703.449.6713 SHEET 3 OF 3 ORDINANCE Action: PLANNING COMMISSION: November 7, 2018 Public Hearing held, Reconimcncled Approval BOARD OF SUPERVISORS: December 12, 2018 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-18 CARDERS VALLEY INDUSTRIAL PARK WHEREAS, REZONING #03-18 Carpers Valley Industrial Park, was submitted by Pennoni Associates to rezone 122.18 f acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers with a final revision elate of November 20, 2018. The subject properties are locatecl 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 Coverstonc 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 fincls the approval of this rezoning to be in the best interest of the public health, safety, wc1l"are, and in conformance with the Comprehensive Plan; NOW, THEREFORE, 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 t acres from the IZ4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers with a final revision date of November 20, 2018. The conclitions voluntarily prof fercd In writing by the Applicant and the Property Owner are attached. This ordinance shall be in effect on the clale of adoption. Passed this 12th day of December 2018 by the following recorded vote: Cliarles S. Dcl-laven, Jr., Chairman Gary A. Loflon J. Douglas McCarthy Shannon G. Trout Blaine P. Dunn Robert W. Wells Judith McCann -Slaughter A COPY ATTEST Kris C. "Tierney, Frederick County Administrator PDRes. #35-18 Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: 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 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") 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 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 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(l). 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 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. 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 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. 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 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. As this improvement 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 I of the Property shall be issued on the following phasing schedule: Year l (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. 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 281st 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 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. 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 1st 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: 10A 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 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 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 wouldnotbe 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 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 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 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 "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. 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 granted 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 infi•astructure 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. ENVIRONMEI:T: 14.1 Stormwater management and Best Management Practices (BW) 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 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. 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. PRASE 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 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. 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 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 lnverlee 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 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 Bay 1. This proffer only applies to Governors Hi fl 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 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. 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-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. 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 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. Carpers Valley Industrial Park Phase B: 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 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 construction 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 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 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 commercial 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 auy 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 berein. 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 arc 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. This proffer is not affected by the proposed zoning. 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. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON THE FOLLOWING PAGESGovernors 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 JGR Three L.L,C. JPG Three L.L.C. Managing Member f`1 n 4h]ard DicAMaAagp-r STATE OF VIRGINM AT LARGE T wrt: The fore ing instrum nt was a kno ledged before me this 1 �i' Aday of 201,e by tGi1p,1, a CAL My co sio ices Notary Public •r� ' NOTAfaY •'•{ 4• pU13 1 REG. #138446 * = n ArtY CO IRE SIGN �¢ off•., Page 12of12 CD CD 0 PROFFER STATEMENT REZONING: RZ. 1110-08: 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; 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") 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 Page 1 of 12 a proffers subject to minor modifications as necessary upon final engineering including but not limited to intersection alignments. L2 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(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 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 in accordance with applicable ordinances and zoning district, the MDP as approved by the Statement. Page 2 of 12 and unified development regulations for the R4 Board, and this Proffer CD 0 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 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 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 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 of 12 CD C1 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 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 4 of 12 9. PARKS & OPEN SPACE: 0 0 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 lust 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 t-D X_ 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 PDX'). 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 6 of 12 14. ENVIRONMENT: C C L 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 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 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 1 improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to create a four way intersection at the existing intersection of lnverlee Way and Millwood Pike as shown on the MDP. Page 7 of 12 , Y' PHASE 2: Phase 2 shall consist of construction of a two lane section of �T1 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 CD lJ 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. 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 1. 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 CD C) 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 UD 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 T.T.E. Trip Generation Manual 7th Edition for any commercial use other than office use. 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. 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 H 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 JGR Three L.L.C. By: JPG Three L.L.C. Managing Member R hard Dick, Ma ager STATE OF VIRGINIA, AT LARGE I BI?RT , T wit: 5�-•s,f The foreg ing instrument was acknowledged before me this, M-day of )WO 2014, by '%C.iW8 G. Uc.. L My co sio firens t f $ Notary Public i� •Z ; ' NOTARY 4 . PUBLIC REG. #138!146 'A MY cowAiSSION = ; d WIRES lv6utiQ r`11+1111110 %0 Page 12of12 slip- TL. 0 tV THIS SUPPLEMENT TO REZONING APPLICATION, made and dated this ���ay of September, 2014, by and between JGR THREE. LLC, a Virginia limited liability company, ELLEN, LLC, 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 J. DICK and MICHAEL E. DICK (the "Owners") and COUNTY OF FREDERICK. VIRGINIA ("Frederick County"). RECITALS: A. The Owners are vested with fee simple title to those certain parcels of land being more particularly described on Exhibit "A" attached hereto and incorporated herein by reference as if set out in full (the "Property") B. The Owners have previously submitted that certain Rezoning Application Form, that certain revised Proffer Statement and that certain Special Limited Power of Attorney to the Frederick County Department of Planning & Development as part of a request to modify and amend the Proffers previously approved for the Property (the "Rezoning Application") C. Through inadvertence, the Rezoning Application was not signed by all of the Owners of the Property. D. The Owners intend to correct said omission and hereby ratify and approve the Rezoning Application and all documents submitted in connection therewith. CD c� N N NOW, THEREFORE, WITNESSETH: For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: 1. Recitals: The Recitals are made a material part hereof and incorporated herein by reference as if set out in full. 2. Approval of Rezoning Application: The Owners hereby ratify and approve the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith, and are bound by all such documents, as evidenced by their execution of this Supplement to Rezoning Application. This Supplement To Rezoning Application is made part of the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith. WITNESS the following signatures and seals: JGR THREE, LLLC By A ,TE --(SEAL) HN G. RUSSELL, 111, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF ✓f-r3it-� , to -wit: The foregoing instrument was acknowledged before me on the�4 day of 2014, by John G. Russell, III, who is Manager of JGR THREE, LLC, a Virginia Limited Liability Company. My commission expires<zZK�� Q G.) NOT O PUBLIC J ' r , CD O N C.i ELLEN,LLC 1 g9OHN f�..� XtieZel, (SEAL) G. RUSSELL, III, Manager STATE OF SOUTH CAROLINA, �T LARGE, Cl'I'Y/COUI\'I'Y OF IAO to -wit: The foregoing instrument was acknowledged before me on the ZG day of 2014 by John G. Russell, III, who is Manager of ELLEN, LLC, a Virginia Limited Liability Company. C_. _-pan ExDres h'. ; ' "'r,•' ,.•: My commission expires TARY PUBLI LCR, LLC - lB : (SEAL) LIN C. RUSSELL,2-,4 n Manager STATE OF SOUP CAROLINA, AT LARGE, CITY/COUNTY OF A, 5—A , to -wit: The foregoing instrument was acknowledged before me on the I-.(-_ day of 5�-r en_ , 2014, by Linda C. Russell, who is Manager of LCR, I,I,C, a Virginia Limited Liability Company. EM My commission expires C-." ��'''�`'17 \ J NOT PUBLIC o c� U N r-- MDC THREE, LLC By: e: / (SEAL) 1IN G. RUSSELL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTTY OI' zzcz,. , to -wit: The foregoing instrument was acknowledged before me on the '2Z day of 2014, by John G. Russell, III, who is Manager of MDC THREE, LLC, a Virginia Limited Liability Company. My commission expires n- NO A Y PU .[C ' �.(7) :. SUSAN SANDERS, LLC By: (SEAL) ffli-IN G. RUS ELL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OFto-wit: The foregoing instrument was acknowledged before me on the :!_6— day of 2014, by John G. Russell, II[, who is Manager of SUSAN SANDERS. LLC, a Virginia Limited Liability Company. My commission expires C Z NOT Y PIJBI,IC s h CD 0 N LIBERTY. HILL, L.C. A, By: _ ,L tom' / , a EAL) IC - ARD G. DICK, anager STATE OF VIRGINIA, AT LARG ., CITY/C—OUN�' OF � � — 'to -wit: The foregoing instrument was acknowledged before me on the Aq •day of , 2014, by Richard G. Dick, who is Manager of LIBERTY HILL, L.C., a Virgi lia Limited Liability Company. Q ,My commission expires (in AA.ti 020� p ON M. BU CO p�a�C •.�� = NOTARY PUBLIC * REG. #258315 it { n : NN COMMISSION01 JED . ¢ IF"A �, . f (SEAL) J.3a. '.�p' • _ ...0 �,•` TH� AS A. DICK, by RICHA . DICK, his Ni 7N 3� Attorney -in -Fact STATE OF VIRGINIA, AT L RGE, CI` Y/C_C6dN`I�ly OF , to -wit: The foregoing instrument was acknowledged before me on the o2`I day of 2014, by Richard G. Dick, Attorney -in -Fact for Thomas A. Dick. My commission expires 131 0201.E CIA �•`` Q,ON ,M ; NOTARY PUBLIC ' NOTARY". ' PUBLIC it ' AEG. #258315 ' k MY COMMISSION EXP O ?� MIT ; �� •4 •,�o,I,�EA Dti 4 . �, LT" _(SEAL) ILI, TIMOTHY J. DICK, by RIC14ARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIAA, AT LAR CJTY'� OF /�I /-C,�) I .' to -wit: The tbregoing instrument was acknowledged befbre me on the 10 4�-day of 2014, by Ricliard G. Dick, Attomey-in-Fact for Timothy J. Dick. oO01111 rimy coninlission expires NOTARY C C9 z PUBLIC NOTARY PUBLIC-: MEG. #258315 C My COM',IiSSION - o RFS �P!41 z * ....... "%X 6A MICHAEL E. DICK, by RIC:TH:<A-R-D G. DICK, Iris LT" ililm%W Attorney -in -Fact STATE OF VIRGINIA, AT LARGE, CITY/eOUNTr OF to -wit: The foregoing instrument was acknowledged befare me on the q10 4—")Iday of 2014, by Richard G. Dick, Attorney-ii -Fact for Michael I--. Dick. My commission expires NOTARY PUBLIC NOTARY *`% C'9 z PUBLIC HEG, #258315 NTY COP0.16SION P11-1 1" 'AILT 11111l'os, CD C:) r\-) 0-) O N EXHIBIT "A" PARCEL OIVE: 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. 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 frill. Tax Map No.: 64-A-86 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 Rill. Tax Map No.: 64-A-87 The foregoing Parcel One and Parcel Two are the same lands acquired by the Owners by that certain Trustee's Deed dated December 30, 2013, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 140000018. MLB/pmn/smb OForeck)sure`.Carpm Valley supplement to Rezoning Application 9.'26/14 raAn eorta Governors Hill FINAL MASTER D ELOPMENT PLAN plVagOe1IAL rIAn-Nv111 , 4. +r 1r.�r1 v Orr./ 1•.r b1' ,I, M ti� - rl. tti rrryl.yrrrr,.rsw.. - Or. ♦� rr � r rrU .s.. Arm CATB"V -ZO—MIT1UM mam 0C?9 SHEET WDEX I ODYat 9r 2 OVEWI PW 3. 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IJ J �I w i4ir♦� . -A den SO ,us 1 �a U.S. ROUTE 50!- WYERLEE WAY - SITE DRIVEWAY/COVERSTONE DRIVE I a U.S. ROUTE 50 - SULPHUR SPRING ROAD OFFSITE IMPROVEMENTS • PHASE A PHASE 8 PHASEC K W t 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 "0"1T H 0,� i 00UGI..AS 8, h'FNNRDY 1-4c. No. 21460 w 0 4, i i HINEX18001 July 2018 Revision 1 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 Existing Traffic Operations ..................................... 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 Site Assignments 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 WITHOUTPROPOSED 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 CONCLUSIONS............................................................................................................................................................................. 64 LIST OF FIGURES Exhibit A: Hines Carvers Vallee Proposed Site Plan......................................................................................................................... 6 7 ExhibitB: Site Aerial.......................................................................................................................................................................... 13 Figure1: Regional Map................................................................................................................................................................... 14 Figure2: Site Location and Study Area........................................................................................................................................... 17 Figure3: Frederick Count), Road Plan........................................................................................................................................... Figure4: VDOT Functional Plan.....................................................................................................................................................18 21 Figure5: Existing 2018 Traffic Conditions...................................................................................................................................... 26 Figure 6: Base 2020 Traffic Volumes with Growth.......................................................................................................................... Figure 7: Other Development Traffic Volumes without Site............................................................................................................. 27 Figure 8: 2020 Background Traffic Conditions Without Site........................................................................................................... 30 Figure9: Site Distributions (Cars)................................................................................................................................................... 34 35 Figure 10: Site Distributions (Trucks).............................................................................................................................................. 36 Figure 11: Site Traffic Volumes Cars 37 Figure 12: Site Traffic Volumes (Trucks)......................................................................................................................................... 41 Figure 13: 2020 Total Traffic Volumes & LOS................................................................................................................................ 42 Figure 14: 2020 'Total Mitigation and LOS...................................................................................................................................... 46 Figure 15: 2024 Base Traf c Volumes with Growth........................................................................................................................ Figure 16: 2024 Background Traffic Conditions without Site......................................................................................................... 47 Figure 17: 2024 Site Traffic Vohunes Cans 51 Figure 18: 2024 Site Trajjic Volumes (Trucks)................................................................................................................................ 52 Figure19: 2024 Total Traffic Conditions........................................................................................................................................ 57 58 Figure 20: 2024 Total Traffic with Mitigation and LOS.................................................................................................................. 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 LIST OF TABLES TABLEEl: PROPOSED SITE DENSITIES .............................................................................................................................................. 8 TABLEE2: PROPOSED TRIP GENERATIONSUMMARY.........................................................................................................................8 TABLE E3: ROAD WAYNE, OPERATIONAL RECOMMENDATIONS............................................................................................... 9 TABLET: COVERSTONF.DRIVEI'ROPOSEDPUBLICSTREETSPACING..............................................................................................16 TABLE 2: EXISTING 2018 LOS, DELAY AND QUEUE LENGTHS......................................................................................................... 22 TABLE3A: VDOT RTE. 50 GRO{VTII TRENDS................................................................................................................................... 23 TABLE3B: VDOT RTE. 522 GROWTH TRENDS................................................................................................................................. 24 TABLE 4: OTHER DEVELOPMENT TRIP GENERATION....................................................................................................................... 25 TABLE 5: SHORT-TFRMBACKGROUND 2020 LOS, DELAY AND QUEUES{VITIIOUTSITE.................................................................. 31 TABLE6: SITE TRIP GENERATION.................................................................................................................................................... 32 TABLE7: SITE TRIP DISTRIBUTIONS................................................................................................................................................. 33 TABLE 8A: SHORT-TERM 2020 LOS, DFLAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS I & 2)........................................ 43 TABLE 8B: SHORT-TFRm 2020 LOS, DELAY AND BACK OF QUEUE, WITH SITE (INTERSECTIONS 3 & 4)......................................... 44 TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE 10: SITE TRIP GENERATION WITII BUILD-OUT..................................................................................................................... 50 TABLE: ll: INCREMENTAL LONG-TFRAf SITE TRIPS IF DEVELOPED AS I11GI1-CUBE WAREHOUSE ................................................... 50 TABLE 12A: LONG-TERAf 2024 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS I & 2) ............................................. 55 TABLE 12B: LONG-TERM 2024 TOTAL, CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 3 & 4)............................................. 56 TABLEI3: TURNLANE SUAIMAR Y ....................................................................................................................................................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 Penn now C_c,,r er 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 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, 101h 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. �e�nnoni( SITE PLAN, OPTION 01 31TE AREA = APPROX. 122 AC (5,314,323 SF) TOTAL BLDG. AREA: 1,210,000 SF COVERAGE: 22.8% PARKING PROVIDED: 1,194 SPACES 1 PENNONI HINES CARPER VALLEY TIA a Exhibit A __- TTT �; I / f.. s rR .i � 1 CARPERS VALLEY LHINES r i f4L6�M11 it wACil}^�, NtGNI+ wMx[ HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B • TRAFFIC IMPACT STUDY Pro/ecr N HINEA"ISMI SITE CONDITIONS � REOERiCK COUNTY, VA July 2018 ` -it Trip (If--,r','' 1,ciC1".1") 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 I 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) TARI F F? • PROPOSED TRIP C;ENERATION 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. TAAI F F2 • RnAnwAV AIFTwnRK nPERATIONAL RECOMMENDATIONS (t�/OVenlltli Type �tJddA Dnaiptll- Tlming icm a 'shm-len", NnpmemeM =4 or r �LOf�-Lln11 M�vetmntai kr*rovemnt New Roads Coverstone Dr east of existing terminus at Frederick Co Public Safety Center Extend as a two-lane roadway + approx. 750 ft + approx. 970 ft Rte 522 at Costello Dr Extend SB Rte 522 left -turn lane by restriping center two- way turn lane + 155 ft Prince Frederick Dr at Castello Or Add a separate right -turn lane on 58 Prince Frederick Or 100 ft w/ 100 ft taper Add a separate left -turn lane on NB Prince Frederick Dr 100 ft w/ 100 ft taper, with thru transitions Turn Lanes Rte 50 at Prince Frederick Dr/Custer Ave 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 Add a separate right -turn lane on SB Custer Ave 100ftw/ 100ft taper Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal Modify signal for new geometry and FYA left turn operations Optimize Signal Timing from Short - Term 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 95th 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 S22 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, �Penn_o�ni o f f, F, cl � i e f 11 respectively, in the PM peak hour and the 95th 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. i 3 a 1 ! 1 � t� ;� .i ..'{t ° ;1 :' ri � 9 � 4 L 4 �±; y � "i'.}' � .'..; I � �! C'r � tJ •� 3 �� ...1.. � n : �. 1 5` 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. Pennon' 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. L1{_ y :cif i= 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. Pen 4.1e.5 ,.ri+ rar'ic Ji`1�7oilcK °.atu&l low • 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 SO 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. Plan, The Land Use Plan in the County 2035 Comprehensive Plan, adopted January 25, 2017, envisions the site parcels as I32/I33 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. TABLE 1: COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING intersection Spacing (ft.) h) 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 1 640 (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 �____-� 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 Previous rezoning approval in 2oo8, turning movement counts at the study intersections, with subject site as office and commercial uses; Development of a Synchro model for the study area to project existing and future traffic conditions, Revised scope for reduced land uses to Based on growth between 2018 and 2020, development of short-term forecasts for a phased 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, review impacts to Coverstone Drive extended without direct access to Route 50 • 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. Pen . �r11� X / ro ,7 T 1W , (' C t ! a�+e� SATE O Sul uringsRd ' *FBI SITE ~ 901 '� NFCU SITE.. .S 0 air NFCU=NAVY f FEDERAL CREW o•,' �� r( UNION L N m N Nun ,. * OTHER USES CZ NOT TO lc �'� �. INCLUDEDIN Source: Frederick County GIS S, STUDY (frederick.va.us, accessed 03-23-2018) _ _ "I HINES CARPERS VALLEY FIGURE 1 • TRAFFIC IMPACT STUDY REGIONAL MAP Project HOwEXl8001 FREDERICK COUNTY, VA July2018 f~ �p `r' Existing Study 00 Intersection 02 'N' (..t r,t� Study (, .t np llwly r it r .r �• as Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) EKi�,turp, Study tnir�rtir•rtlun at ,t M,��� O I I lot, �% SITE ' Addy anal Srte Onv(-way, (Rudd Out) ♦ Approximate Site �1 Boundary Study Area 1 V HINES CARPERS VALLEY FIGURE 2 a TRAFFIC IMPACT STUDY SITE LOCATION & STUDY AREA P,o,,C, 0111NEX18001 FREOERtCK COUNTY V� Juh10/8 1 WINCHESTER r Au 37 A � 1 � r r `� 1 ` _ =� t �r if • -�\ LC '; a 1 / ./� u2 c lnMKafr A7 [arWlw n Ocs•prwOM 1 n • comdo, of statewae spnAtance •i purawnt o/ VA cope 112 - 2232 11 -- - 1 N ( INOT TO SCALIJ Source: Frederick County, VA (fcva.us, accessed 05-15-2018) Eastern Road Plan - Dec 201 •���• New Major Arterial Improved Major Arterial • e New Minor Arterial _ `I Improved Minor Arterial '+!�• New Major Collector Improved Major Collector •mil—. New Minor Collector Improved Minor Co lector Ramp Roundabout Trails `••. Future Rt 37 Bypass • Urban Development Area Sewer and Water Service Area Rural Community Center 201s comprehensive �o4CY �� map ,� I Adopted January 25, 101 / � Amended Decembe• 13. 201 0 0S 2Md,. HINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 TRAFFIC IMPACT STUDY TRANSPORTATION PLAN MAP VDOT Functional Road PI& The VDOT Functional Plan for this portion of Frederick County is excerpted in Figure 4, which shows Routes S22 and SO 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. nc c:a' Ale- -.f ,.-e-a — ate spas Qa''F 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. 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. Pewi 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. i�t"c,i1I� C.)1)'.Icl�:l011_`, 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. Pen o i� • 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. Pen 7/ Fairfield Inn & p 41 Suites /%. O\ O jy Costco Wholesale OVERALL: `T g Crr� P//oar O i,i 18 480 r � „ N 22 (114) 1 (0) 67 (197) Costello Dr Ifotel Entrance c7 10 (8) Cv 00 N 0 (1) ON 6(0)!q•� N ^ e 16,550 O o Y C a 3 840 ti r � U M All M Costello Dr 42 (115) 31 (3)q;},. VI ^ 1,700 Coverstone Dr u 21 (4) W `r V G tJ CL 50 LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES pJv EXISTING 10 (10) AM (PM) tltf+ IMPROVEMENT 1,000 AVG DAILY TRAFFIC A(A) LEVEL OFSERVICE-AM(PM) A (A) APPROACH LEVEL OF SERVICE OVERALL: C (C) O O e60) o 0 2 \ r US Army / I \ Corp Engineerer s cD�P�stonPo\ \ SITE ; Frederick \ / County \ ' Public Safety A M///1 \00 P'k O < 3,010 ►lJ 0 (7) °✓ 44=3 496(953) � �52(61) O N Route 50 2(9) 29 (80) O 798 (668) �� •c Po �, o I05(19) 2 0 O PROPOSED INTERSECTION Center Q\ I I \♦n N07 TO SCALE O PROPOSED INTERSECTION _ HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 • TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project H H1NEX18001 "REDERICK COUNTY, VA July2018 alit Irnpcli_t Shifty lily NG 2nl o l C DELAYAND QUEUE LENGTHS k latenectba TABLE 2. EXI.3" Traffic Control/ Midgatiiw f�tne/Approach , Storage tAng� (B.) AM Peak Hoar PM Peak How LOS Debt' (sec/ve�) Back of Queue (R) DDS Dehy (seeheY) Bade of Queue (R) Signalized EB/LT 40 D 44.7 22 F 103.3 26 Rohe 522 dt Coswlo Dr & Hotel Fitrartce EB/R 40 D 42.9 0 - EB 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 - - - NBrl7 475 A 9.6 116 B 18.2 225 NBMt 825 NB LOS - A 8.6 - B 18.2 - SB/L 195 D 42.8 63 E 63.5 316 SBn-IR 720 A 7.5 172 A 4.5 107 SB LOS - A 9.8 - C 25.6 - Ovemil - B 11.5 - C 29.4 - Unsignalved EB/1. 350 B 10.0 5 B 11.8 20 2 Price Frederick Dr & Costelo Dr EB/R 3,000 A 9.4 3 A 8.7 0 EB LOS - A 9.7 - B 11.7 - NB/LT 580 A A 8.0 0.0 0 _ A A 7.6 0.0 3 - NB LOS - - 2.1 - - 2.9 - SB/Tlt 1,410 _ _ - - _ SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr & Custer Ave Signaled EB/L 150 D 49.6 49 D 51.0 t1138 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 WB/1'IR 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 11220 NB/R 500 D 42.3 0 D 40.5 0 NB LOS - D 43.9 - F 101.0 - SB/L1R 265 D 50.0 122 D 44.6 103 SB LOS - D 50.0 - D 44.6 - Overall - C 21 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 Il - 95th percentile volume exceeds capacity. Pennon" " t 'S lF {,.1n. 1 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 3B 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 Frwr1 Revd ►ft Mombe $22) Id, C+rpsn Valley Rd pbtrb TM e1re1.+ oro.w Robs EtOsdve Orowth R.wo YEAR AAQT YEAR AAWDT 1 YR 2 YR 3 YR S YR 10 YR 1 A 3 YR S YR N YR 2017 18,000 0.0% 0.0% 1.9% 2.4% -2.0% 2017 19,000 -5.0% 1.6% 2.2% -1.0% 2016 18,000 0.0% 2.9% 1.M 2.4% -1.5% 2016 20,000 5.3% 5.6% 3.3% 0.0% 2016 18,000 5.9% 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% 4.6% 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% A.7% 2012 17,000 0.0% -5.3% -4.1% A.1% 2011 16.000 A 5.8 % -5.6% -5.3% 2011 17.000 45.0% -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 % 0.01A 0.0% 2007 22,000 4.8 % 3.2 % 3.01/6 2007 21.000 5.0% 0.01A 2.0% 20M 21,000 0.0% 3.4% 2006 20,000 0.0% 0.01/6 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 1 19,000 1 2002 1 19,000 Avg Growth Rates: -0.2% -0.5% -1.1 % -1.6% Avg Growth Rates 1 0.2% 1-0.2Y. -0.6Y. -1.0% SOLRCB VOOT, Tmnic Ln9b rm9 Lla*n, ....... Pen / ,rU�'r/ .jig 21i1:7 ���`�• i � i TABLE 3R . VnnT RTE. 522 GROWTH TRENDS ►op.rrn111 Ad Ptou1. 6" to nouY 50 fmmwo0/ r"w) Elbattye arowM Rr.Ya soww" oaowO btu YEAR AW YEAR AAMRf 1 YR 2 YR 3 YA 5 YR N YR 1 Mt 3 Ylt 3 YR I0 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% 20t6 16.000 0.0% 2.2% 1.3% 0.6% 2015 15,000 7.1% 3.5% 2.3% 1.4% 0.01/. 2015 16,000 6.7% 2.21/6 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 % 2004 15,000 7.1 % 2003 14,000 0.0% 2003 14,000 0.0% 2002 1 14.000 1 2002 14,000 Avg Growth Rates i 0.6% 0.4% 0.0% i -0.2% 1 Avg Growth Rite: 0.9% 1 0.9Y. 0.6X 0.4Y. SOLJRCE VDOT, Trarric Engiheedng ❑vebn, Daily TraMc Vollmy ESNmofg-L 3ax vw i, uano engmamng v+aron, �.o r .•o„,..wvg ��•+*�• Penn {f �fll1.) Y Bpi 2 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. Basra Vokfjvi�es (Irol,v1: 1 Traffic volumes are summarized in Figure 6 for the 2020 conditions with ambient growth only. . Sher i)ev .Io r»rf-.,ii i r of fic. 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. TARI F.4. OTHER DEVELOPMENT TRIP GENERATION Use AM PM In Out In Out FBI 337 48 56 304 NFCU 514 16 34 549 Pen O 19,040 v u C. A4m 23 (220) 4-1(0) 69 (203) Costello Dr Hotel Entrance 7 10 (8) Z y: 6 (0) 17,050 ® I I I I I I Coverstonc Dr 21 (4) e u u h r. u LEGEND © STUDY INTERSECTION LANEGEOMETRY W VOLUMES <Qf, EXISTING 10(10) AM(PM) ht1+ IMPROVEMENT 1,000 AVGDAILY--C y US Army I \\ Corp or / Engineers SITE 1 O a 3 100 02 e U YZn 0 (7) 4mm 511 (982) N ��Q � it 54 (63) Route 50 2 9 ttry () JO (82) a 812(688)mmm{1 N 'c 108(20)� w 0 0 a to] PROPOSED INTERSECTION 0 / Q\ I I V 1 \ / I � 1 \ 1 PROPOSED INTERSECTION _ HINES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 TRAFFIC IMPACT STUDY WITH GROWTH Project HIIINEX18001 'REDERICK COUNTY, VA July2018 O �j o 0 a s s s '3I. 0 (0) 0 0 = 4— 0 (0) 0(0) Costello Dr 1(otel Entrance �f 0 (0) tt _1 0 (0) ra� o 0 0 0 (0) 9� o 0 0 0 —1 0 z 0 _ u o o o Gl=i 45 (597) 0(0) 0(0) Rouse 50 0 (0) r Ate 0 (0) ?3 �o 629 (65) —4� o 0 0 (0)�:y +� u O 'C W O Coverstone Dr u 0 (0) "t1 e o w U N U U PROPOSED INTERSECTION LEGEND Ql STUDY INTERSECTION LANE GEOMETRY R 1 f VOLUMES <hQ fp EXISTING 10 (10) AM (PM) tit,+ IMPROVEMENT 1,000 AVGDAILYTRAFFIC e� I yc` Q�. � Fj 2 US Arm I `\ Corp o/ \ Engineers SITE Fredc°, kO\� County ' 11 O i Q\ I I \G ► PROPOSED INTERSECTION _ HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 r TRAFFIC IMPACT STUDY TRAFFIC VOLUMES WITHOUT Projecl0IIINEX18001 'REOERICK COUNTY, VA SITE July2018 ;--I t'1"nn n20 i r' FFic 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. Il%?, IV! od"� 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. O1: erc-1Liol1`, w/IUhC; uf. 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 (Pennoni 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 5. Pennon) `Pl rCJ Fairfield P `tsl Inn & O CS"O�AOJ O�(• O(�J O�� Costco 1 !/��✓ Wholesale OVERALL: `y P// �8J ` 0 �r O 1 19 040 o ev, a 23 (220) 69(203) Costello Or Hotel Entrance " to 10 (g) � 0(1)--* � o 6 6 (0) v r� 17 050 O o Y 3,960 P rl v w M Costello Or 43 (129) L 32(3)�'+.� v 1 750 ® I I I I Covcrstone Dr 21 (4) m f U N 0. U W LEGEND (D STUDY INTERSECTION LANE GEOMETRY "i 1 ® VOLUMES , Q) J EXISTING 10 (10) AM (PA4) +i f+ IMPROVEMENT � AVG DAILY TRAFFIC A(A) LEVEL OFSERVICE-AMfPM) A(A) APPROACH LEVEL OF SERVICE OVERALL: C (D) a 0 f B�6FJ (OJ 6J 4 B0) ^� O � �Q 2 ly P US Army / I \Corp of \ Engineers SITE Frederick County \ I Public Safety A O < 3 100 v U R o� rYA 0 (7) n 556(1579) � 54 (63) �D k N Route 50 30(82)� o in N 1441 (753)c-- 108(20) e 4,060 d O PROPOSED INTERSECTION Center �♦ 1 I� NOT TO SCALE PROPOSED INTERSECTION V _ HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 • TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Project N«)NEV1800) "REDERICK COUNTY. VA July2018 TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUT SITE M (atersectloa Traffic CoatroU Mitigation Lane/Approach S1orav (eagdo (R) AM Peak Hoar PM Peak Hoar LOS Delay (sec/veb) Back of Qkne (R) LOS Delay (see/web) Back of Back in) I Rote 522 Comb Dr & Hotel Entrance SignalizedWB EB/LT 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 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 LOS - D 41.7 - E 56.8 - NB/L 100 D 44.4 6 - - NB/17 475 A 7.8 116 B 18.6 230 NB/IR 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 4.6 108 S11 LOS - A 9.8 - C 25.8 - Overall - B 11.2 - C 29.7 - 2 Prince Frederick Dr & Costello Dr Unsignalized 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.G 3 A 0.0 - A 0.0 - NB LOS - 2.1 - 2.9 - SB/IR 1,410 - - - - - - SB LOS - - 0.0 - 0.0 Overall - - 2.5 - - 4.6 - 3 Rotte 50 & Pritce Frederick Dr & Custer Ave Sigrralmcd Mashing Yegow Arrow (protected/pemissive) for EB & WB lcfls EB/L 150 B 11.2 24 C 22.7 62 EB/rT 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/I'IR 1,140 B 15.8 184 E 68.9 11806 WB LOS - B 16.1 - E 66.7 - NB/LT 1,420 D 44.6 62 F 151.7 11228 NB/R 500 D 42.2 0 D 40.5 0 NB LOS - D 43.8 - F 107.9 - SBILTR 265 D 49.0 124 D 44.9 104 SB LOS - D 49.0 - D 44.9 - Overali - C 32.0 - D 54.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Southbound, L: Left, T: Thnn, R: Right Storage lengths include half the taper. Continuous lane lengths arc to upstream uucrsection. TBD: To Be Determined 9 - 95dr percentile volrune exceeds capacity. SITE TRIP GENERATION Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th 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 Change in'I'tips from by-tight-39,277 -7S1 -379 -1,130 .1,6S1 -1,898 -3,S49 Percentage Change -93% -72% -89% -76% -97% -87% -91% NOTES: TRIP RATE SOURCE: Institute of Transportation Engineers (fTE) Trip Generation Manua!, edition as noted In table above. (t) ITE Land Code shown as the first 3 digits. (2) Average rates used for General Light Industrial In fiou of regression equations because the square footage (Independent wdab!e) Is outside the tango of data. (3) Pass -By trips and Internal trips with residential uses not Included In comparisons. Pennon n !TPLoad Ux TGNowr./ D41 LT ANIEAR'HOLrR INIEALNO(!R CQDF-(1) ErlMr. UTF. S!:' tit. (1 1 fly OCT TOT./. /N 0/? TOTAL Proposed with Revised Land Use PHASE 110 110.490 loth Gen. Light Irxl. (Avg Rate) (2) 405.000 ksf 2,009 250 34 2$4 33 222 255 Cars (67.8% Daly, 69.2% AM, 78.3% PM) 1,362 173 24 197 ze I74 200 Trucks 647 77 ro 87 7 48 55 PHASE 154 154.100 loth Hi -Cube Transbad &Slut-Tcmt StorageWdu 805.000 ksf 1,127 49 15 64 23 58 $ 1 Cars(G7.8%Da8y,G9.2%AM, 78.3%PM) 764 34 10 44 !e 45 63 Trucks 363 Is s 20 s 13 18 Subtotal 1210.000 ksf 3,136 299 49 348 sG zso 336 Total Proposed Trip Generation (Weekday Peak) 3,136 299 49 348 56 280 336 lTELwlDx TG.Nr.�/ DAILY 4.N)EIR'AOUR /NIE4[NOUR CODE Elkiwa UtiF. S!n flu. (l�rp./ !A' Oil TOTAL IN (K/T TOTAL Previous "toning Approval Traffic Study (8/2008) 7w 710.000 7m OOice 385.000 ksf 3,767 485 G(i 551 87 423 510 ago 820,000 71r Shopping Center 900.000 ksf 38,646 565 362 927 I,620 1,755 3,375 1285.000 ksf 42)413 I,050 428 1,47$ 1,707 2,178 3,$$5 Subtotal Total By -Right Trip Generation (Weekday Peakf 3) 42,413 1,050 428 1,478 1,707 2,178 3,885 �5vaii^; cll�F'.�.'tCi if.l.`.', i�j111)i'i5L`7 +lr(./',l."iw(lil 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% Pennon Pennoni Rennom O ri u 100 o sV'7 2 (17) 0 (0) Costcllo Or Hotel Entrance .r� 0 (0) [7- M 0 (0)► o w 0 (0) o 0 0 200 AU,4u 0 o Kt.71 0 (0) M .-r a�otli O6 (43) ( ) Ia Coveratnne Dr 130 (19) 43 (6) —4� 0 (0) L1 e 0 M W o 0 0 _ 3 0 0 0 LEGEND QI STUDY INTERSECTION LANEGEOMETRY IV VOLUMES EXISTING 10(10) AM(PM) IMPROVEMENT 1,000 AVGDAILYTRAFFIC � 1 02 US Army / Corp of / \ Engineers 01, POD SITE ' Q P\ I Frederick r County Public Safety 4 � Center c� ) O � 0 .. V W4. 0 (0) 0eas 0 0 0 (0) COO) C Route 50 0 (0) mad 0 (0) Ca oho 0(0)�-j�� C o o 78(12)� a ro c 1,060 a Covcrstonc Dr 43(6).0 PROPOSED INTERSECTION _ HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 TRAFFIC IMPACT STUDY (CARS) Project 11IIINF-XI8001 REDERICK COUNTY, VA July2018 O N 1 � 80 a 0 0� 2 (7) 0 o ao 0 (0) 7� �T=+2(7) Costello Dr Ilolcl Entrance 0 (0) � a T o0 0 (0) o o Y 0 (0)� c o 100 ®7, 160 ss W 0 (0) In 0(0) Dr 19(2).0 RCoversinne 58 (5) —,> 0 (0) u N fl W O � 0 0 (0) 0 0 0 4-0(0) 0 (0) �✓ Routc 50 0(0)1 1 0 (0)- 50 (� t"�y �1 •o W 470 G a 0 t 490 c N o a Covc"ionc Dr y� 58 (5) .13J LEGEND O1 STUDY INTERSECTION LANE GEOMETRY tf VOLUMES lJo EXISTING 10 (10) ALI (P1.1) htf+ IMPROVEMENT � AVGDAILYTRAFFIC Y091 / 1 ly USArmy / I \ Corp of / Engineers I SITE ' LPrs PQ \ Frederick County Pubtic safety 4 1 r-t- I II 1 / 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC IMPACT STUDY (TRUCKS) Project NNINEX18001 REDERICK COUNTY, VA July2018 i l!.'. �l1li�=tCi `•itl,,l,r 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. Ti..wn Ph'-�s -10, A11o, 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 5o 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. ennoni 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. 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 a L I C 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. Pena g ra ��Cj Fairfield r``�l O�IOSultes (r. a� �y OVERALL: }�� • Ct'D B (C)Costco Wholesale .v oo� O N oo 19,2201 0 a a' vfv 27 (245) C ^o r e 4-1(0) E{ r� 74 (236) Costello Dr 1lotcl Entrance o eD 10 (8) c o 0 (1) 6 (0) 0 17 350 O o Y 5 490 a C u •� n LL. n M u 00 p c a Q' se t7 Costello Dr n 43 (129) L'-v 86 (10) W-U �C 3 660 N C lt1 y 0 (0) 4'?ca 14 (80) N Coverslonc Dr 149(21) ao 10l (12) -41 21 (4) 3 Z o 0 U rn U U LL 50 LEGEND 1Q STUDY INTERSECTION LANE GEOMETRY 1 t r VOLUMES q,iit� EXISTING 10(10) AM(Phf) ht t+ IMPROVEMENT 1,000 AVG DAILYTRAFFIC A (A) LEVEL OF SERVICE -AM /PM) A (A) APPROACH LEVEL OF SERVICE OVERALL. p D (F) �(Oj 0 4� /4cJ C�J i 4D �J wa 0 `6 lPl I P �t� p US Army / Corp of / Engineers SITE Frederick r If (9 - I County , rmay, Publics fety (.L 4 :CfS'C'' I 2 O 3 100 0 (7) 556 (1579) e eq 122 (73) N Route 50 2 (9) 30 (82) 140 1441 (753) rrm� '� 12 vi 236 (36) " G 5 5 00 a O 830 b i Coverstone Or �p 101 (12) c3�' Center J 5 1 1 N(IT T(1 SCALF.� \ I \ 1 PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 r TRAFFIC IMPACT STUDY VOLUMES & LOS Project It IIINEX18001 2EDERICK COUNTY, VA July2018 i OVERALL: B (C) P MITIGATION Costco Wholesale N - O 0 2 -m-Il o moo�tt iG)0 c S I "V <44 '5- Drive Flotel Entrance w a Costello 00 0 0 Q O �7 �j -I "i .fC .c U y+ -D IT W u a C ri. Costello Dr T o0 :121 D+ m 50 'Ni NOT TO SCALE LEGEND QI STUDY INTERSECTION LANE GEOMETRY EXISTING ht IMPROVEMENT maac EXTENSION OF EXISTING TURN LANE A (A) LEVEL OF SERVICE - AM (Phl) A(A) APPROACH LEVEL OF SERVICE OVERALL: C(D) OOP J OO 0�0�0 e 02 1 ^ US Army �\ Corp of I Engineers C \ \ A �ItJ o`P�stOhP\\ SITE 1 1 FrederickCounty Public Safety 641 4 Center G It, 5 1 .0) 1 I U 0 0Q O ' Tq In In C o Route 50 a W n �a00000 625 FT+ �� r 100 FT TAPER 1,8 'r,a MN _ HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 • TRAFFIC IMPACT STUDY Rojecl P 111NEX18001 REDERICK COUNTY, VA MITIGATION AND LOS July 2018 'rk III 1J)dCI. Siltcl;' TABLE RA' SHORT-TERM 2020 LOS DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 1 & 2) / Pen SfUd )ul; 3 t.: o;c' 1"I"u, j i I TABLE 88' SHORT-TERM 2020 LOS DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) M Intersectionlane/Approae6 Trallk Comml/ Mitigation ' Storage Lengtk (R) AM Peale Hoer PM Peak Hoer LOS Delay (aec/veY) Bads of Back Qaeae (R) LOS (seche�) Back of QueK (B) 3 Rotu 50 & Prince Frederick Dr Ctater Ave Signalized FlasurgYellow Arrow (pro tected.pcmissive) for EB Lcft AM & EB & WB lefts PM EB/1 150 A 8.1 24 C 22.7 62 EB/TT 890 F 80.1 #790 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 4806 WB LOS - B 17.2 - E 66.3 NB/LT 1,420 E 56.6 1/83 F 563.9 #398 NB/R 500 D 41.9 0 D 140.7 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-ttrnr (625 ft + 100 ft taper) lane Add new NB ksft-tum lane (350 ft + 200 ft taper) Add separate SB right_ ttrn lane (100 ft+ 100 ft taper) EB/L 150 A 9.2 19 C 26.0 76 EB/IT 890 D 36.4 11614 B 17.5 258 EB/R 675 B 14.1 37 B 13.1 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 1 57 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 11109 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 Covtrstone Or & Site Entrance # I & Frederick Co Pubic Safety Certer (East Entrance) New Intersection Unsignal¢ed EB/LT 520 A 7.7 10.0 A 7.5 0 EBIT A 0.1 - A 0.0 - EB/R 190 - - EB LOS - - - - - 4.3 - WBI,TR 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 = Southbotmd, L: Lett, l : I mu, K: tugnt Storage lengths include half the taper. Continuous lane lengths are to upstream intcrseclion. TBD: To Be Determined # - 95th percentile volume exceeds capacity. Pen oni O N Vl 20210 h N 0 o7 {r� 24 (234) psi( 73 215) ( Costello Dr Hotel Entrance I 1 (9) I."% 1 IFO 0 ( I ) o 7 (0) — G 18,090 ® I I I I I I Coverstone Dr u 22 (4) vlt3 N a U LEGEND U, STUDY INTERSECTION LANEGEOMETRY 11f VOLUMES 1'a4fp EXISTING 10(10) AM(PM) ht,+ IMPROVEMENT 1,000 AVG DAILYTRAFFIC e� I y�` Q�. �?� a a / I C Arm I Corp or / Engineers CDt, \ � / D?// SITE ^ Frederick 4 ' County O < 3,290 a u 0 (8) 'leR— 542(1042) rn 57 (67) N N Routc 5032(87) t}� _ 1 115(21)� 7e H N " µ, N 4 310 a 70 PROPOSED INTERSECTION PROPOSED INTERSECTION ♦Q `G 1 ♦ ♦ 1 / I _ HINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES FIGURE 15 TRAFFIC IMPACT STUDY WITH GROWTH Project 9IIINEX18001 'EOERICK COUNTY, VA July2018 9� l Lj Fairfield Inn p � Suites jy O000,�Q OVERALL: B (C) O 0� SOS tP O � 1 '^ a 20210 a c 24 (234) 1 (0) 73 (215) 1� Costello Dr Hotel Entrance 11(v) t� o VIP 0(1)07.li o 0 7(0)r 18,090 O o 4 200 __ o CD M Costello Dr 46 ( 13 7) 34 (3)A% h 1,850 Coverstone Dr u 22 (4) W% tr, U N U U U. LEGEND Q1 STUDY INTERSECTION LANE GEOMETRY W VOLUMES p4f�' EXISTING 16(10) AM (PIA) 5U heppyp 1,000 AVG DAILY TRAFFIC r► IAIPROVEMENT A (A) LEVEL OF SERVICE- AM (PM) M/I�� A (A) APPROACH LEVEL OF SERVICE 00 apikP \ OVERA�LL: D (E) 1 Q Costco �� °/(• ° t o°6 Wholesale o � O t 2RA US Army I Corp of / \ Engineers N SITE PQ Frederick r / County \ / Public Safety 4 O ¢ 3,290 a 0 (8) v o 4}v 587 (1639) O fi" 57 (67) N Route 50 2 (10) 0 ���ppp o0 t] q to p � 32(87)L •u N 149I (795)==j> 'c o 115 (21)� c �( N U 310 a O PROPOSED INTERSECTION Center g �♦ I Q\ I I 6 N(Yr TO SCALE PROPOSED INTERSECTION \ I V HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC FIGURE 16 • TRA FFIC IMPACT STUDY CONDITIONS WITHOUT SITE Project /IHlNEX18001 'REDERICK COUNTY, VA July2018 702.'� i i'c�i,—l<: �y::5i'i"c �:l(JiiS 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 Conclitions 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. (Pennonif f,n:", ;t TARLF 9 • I ONG-TERM 2024 BACKGROUND LOS. DELAY AND BACK OF QUEUES WITHOUT SITE N Itateoecdoa Traffic CoaooU MkiQaHaa LaaeJAppvaci Stooge Lengths (R) AM Peak How PM Peak How tOS Delay (sete/veY) Back of Back (R) L06 �bY (see/veY) Bade of Quene (R) I Rotae 522 Costeb Dr & an HotelEmce 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 - N13/1'r 475 A 8.5 126 B 19.8 247 NB/rR 825 NB LOS - A 8.5 - B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SB/1-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 & Costello Dr Dr Unsignalized 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/r A 0.0 - A 0.0 - NB LOS - - 2.0 - - 2.9 SB/1' 1,410 - - - - - ' SB/R - - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Rotte 50 & Pence Frederick Dr & Custer Ave Sigmalaed Flashing Yellow Arrow (protected/permissive) for EB & WB lefts EB/L 150 B 11.4 25 C 24.1 69 EB/111' 890 D 47.5 1t757 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/1'rR 1,140 B 16.4 196 F 90.4 P851 WB LOS - B 16.7 - F 87.3 - NB/LT 1,420 D 44.8 64 F 173.7 11243 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 11147 D 46.6 114 SB LOS - D 51.6 - D 46.6 - Overall - D 37.8 - E 67.7 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = SOuthix)und, L: Lefl, T:'11tnu, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined 1t - 95th percentile volume exceeds capacity. Pen ��� LONG-TERM 2024 CONDITIONS WITH PROPOSED SITE G_47fiy-TtDijIi'clC. ti%o ulil�;, 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. TART F i n • QTE TRIP GENERATION WITH BUILD -OUT Density AM Peak Hour PM Peak Hour Daily 1.21 million sf 29/49 348 56/280 336 3,136 See Table 6 for calculations. ITE LUC Code 11U (40S,000 5F) and Luu 154 I25u5,uuu 3r). Legend: Inbound/Outbound Total (2-way) Trips. TABLE 11: INCREMENTAL LONG-TERM SITE TRIPS IF DEVELOPED AS HIGH -CUBE WAREHOUSE 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 ITE Trip Generation Manual I1utn edition) Lug iiu ana LUU 1�014. 1 wU-way uip5 N1 eaenicu. 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. O N 5 160 o a C �y = 3 (22) 0 0 4-0(0) 0-5(33) Costello Dr Hotel Entrap (c A 0 0)�✓" 00 0(0)MCI> OF 0(0) ', o a c 320 ® 530 0 (0) -0. in a— 25 (164) CD 0 (0) N Coverstone Or O rn i 52 (11) -JJ T 155 (33) --> E E 0 (0) C20 0 0 rA U N L U \ Corp of \ Engineers co \ �P r Pn \ O> a 0 C� 0 (0) o00 �-�72(I5) U (0) Route 50 Q 0 (0)' 0(0)mm;✓ .-. 'r93(20) o rl Y3 1,650 a O N 320 �s n tr� 0 (0) !� -4o0 20 (132) Coverstone Dr O 00 31 (7) r �? 124 (26) r3 LEGEND © STUDY INTERSECTION LANE GEOMETRY W VOLUMES p4� EXISTING 10 (10) AM (PM) IMPROVEMENT F1,000 AVG DAILY TRAFFIC a 1060 s � �o - o 6 1�" 0 (0) o�No 4 o 3(22) Covermone Dr O 103 (22) r.0 N 21 (4) --� _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 • TRAFFIC IMPACT STUDY (CARS) Project 0IIINEXI800I REDERICK COUNTY, VA A)y2018 Fairfield Inn & Sultes O g�� c O 130 0 a 0 0 = 4.2(9) O O P 0,-0(0) 2(9) Costello Or Hotel Entrance 0(0)--v 00 R O 0(0)�,✓ ■�� N o o 0(0), oov 150 O o` 730 y u e u N A. Costello Or 23 (3)tq. ® _= uu 100 C b O O R 0 (0) 14 (55) Covcrsione Or �tr O 83 (11) --> o 0 0 0(0)Q' o00 U rn a U u. 3 0 0 U hY� 0 (0) 0 (0) 9(1) 1( 0 (0) a Rome 50 a (o � ) 0 (0) riV' � O o o(0)m► r 60(8)K% aON ta. 730 a O 500 s � �y 00 o ,6 Y 0 (0) o W 6 (24) Coverstonc Or �-9 O 46 (6) o✓' 37 (5) D 50 LEGEND QI STUDY INTERSECTION LANEGEOMETRY W VOLUMES '�Q0 EXISTING 10 (10) AM (PM) hfrt IMPROVEMENT 1,00 11 AVG DAILY TRAFFIC M;i�wo0 ke O aA Costco P Wholesale �?;A a` FL eQ / I Q�. Cr ® 2 a• / v 1 US Army I � Corp of Engineers SITE 1 SrOaPa\( 1 Frederick I County n Public Safety A Center 5 ' 6 1 1 N(Yf TO SCALE O x 250 u L'1 o O rn %. 0 (0) o -0— 2 (9) CDAl kA Covccstont Or O 23 (3) f� , 14 (2)a� HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 18 ' TRAFFIC 1MPAc"r STUDY (TRUCKS) hwject N HINEX18001 REDERiCK COUNTY, VA July 2018 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. 71-11�'I1C c?1-10 i (J11 ! I o r f f 1 `(1i1 C k f! r ot.11) J I --if is Vil.11rlE."i 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. Pennon" ±.,eI urn lllhasiriF A/Icicle 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. { ono e! �f! ���,?.!1....f ��ili{, ��)f._J`•.'(-- t-i�)f�lt; 1,A/7�.�1 i7(.�t��j'���.i�, 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 Cnnditeons with Site Bnild- 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 i ennonif 'Girt Sf'U0V _ _did .dui- 1 ) I 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. (Pennoni 1.]iti< 1111(,acf S,Lldy TA AI r 1 ?A • 1 nnlr;_TFRM gn94 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS 1 & 2) M Inteneedoa Tmnk COMMY Miogsdao I aae/APprose6 AM Peak How PM Peak Hoar Delay (sedvvek) Back of Qwr (a) WS (eDelay ve sedve�) Bads of Qww tal I Roue 522 B Costello Or & Hotel Emance Sigialiud EB/LT V 44.7 24 F 126.8 28 EB/R 42.9 0 - EB LOS44.0 - F 126.8 - WB/L 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/TR 825 NB LOS - A 8.5 - B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SB/T'TR 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 Fredenck Dr & Costeb Dr Unsigalized 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/T' 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 - - 2.6 - - 4.7 - Pen o ___-� /a��E'n, P TARLF 12R• I ONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYS/QUEUES (INTERSECTIONS 3 & 4) M laterseelfea Traffic Coatroy Nitration ae Storage AM Peak or PM Peak How L06 �� Y Isee/vek) Back of �� f.06 �� Y (see/vek) Back of �� 3 Rate 50 & Prince Frederick Dr & Crater Ave Signal¢cd Flasing Yellow Arrow (pro tected/pcmissive) for EB Lefl AM & EB & WB lefls PM EB/L 150 A 9.2 19 C 28.1 82 EB/1T 890 D 36.4 0614 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 #187 B 12.6 49 WB/1TR 1,140 B 13.2 147 E 61.2 11892 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 4116 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 - - Optinvs Signal TimingWB EB/L 150 A 9.3 19 C 26.0 76 EB/1-r 890 D 46.4 11655 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/ITR 1,140 B 13.4 157 D 45.1 #837 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 #109 SB/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 Ena2we#I & Frederick Co Ptfikc Safety Certer (FAst Entrance) Unsignalized EB/LT 520 A 7.5 3 A 7.8 0 EB/r 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 II 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 0 B 10.1 8 SB LOS - A 8.7 - B 10.1 - Overall - - 1.7 - - 2.6 - EB = Eastbound, WB =Westbound, NB = Northbound, SB = SoutliNxind, L: Lefl, T: llnnn, R: Right Storage lengths include half the taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined # - 95th percentile volume exceeds capacity. 0 Fairfield p.�I Inn &° °41 OSuites OVERALL: n (C> O ry 20 500 N ^ O c C^, 30 (265) 1 � •/F 81 (257) c► Costello Dr Ilotcl Enlrancc I I (9)Gy' o o � O 0(1)—> o v 7(0)� — G ,v .v I8,5 610 O A G,580 M u n � •c V Costcllo Dr 46 (137) 98(IS) M74 ^N M LIME ® � 630 5 0 (0) o o in M 4 to a� 39 (219) 0 (0) r'i Coverstonc Dr 61 (12)�.� 0 �tr o Iq 238 (44) Q� N o 0 22 (4) U N a iJ k O < 3 3 290 U 0 (8) = v � 4-1 587(1639) 138 (83) N rn I (I) N Routc 50 2(10)1 � N 32(87).0 rj V I r 1491 (795)w N 268(48)t S N N M G, 90 C a O � 820 s � u O _ O N V6 0 (0) 1-, 4� 26 (156) Coverstone Dr � I 77(13) �eL"161(31)-IJ 50 LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES ,;Ito EXISTING 10(10) AAI(Phl) ht& 2020IMPROVEMENT 1,000 AVG DAILY TRAFFIC A(A) LEVEL OF SERVICE. AM (PM ER APPROACH LEVEL OF SERVICE OVERALL.: C (D) Qom` 00 Costco Wholesale C 0, l • (Bj O �- ` O(FjO 02 I g / � 1 P US Army Corp of ,) 1 Engineers CJ v °`Pry SITE , s Frederick rO�P County Public Safety / Q 1 Center raJ 5 1 (cJ 6 NOT TO SCALE < I Ouli �(0) 6\ Coverstone Dr 126(25)".0 35 (6) ❑♦ HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 19 • TRAFFIC IMPACT STUDY CONDITIONS Project 4 H)NEX18001 'REDERICK COUNTY, VA July2018 50 9� 7, Fairfield LP1� c Inn & P LF O�IOSuites • SL�O/CCJ ;1� O g�� o Lo Wholesale OVBRCLL: Oar NO NEW MITIGATION IN 2024 EXCEPT SIGNAL TIMING OPTIMIZATION AT RTE 50 & PRINCE FREDERI CK DR INTERSECTION C4 ` tPr P J O /1 \O p%k P LEGEND © STUDY INTERSECTION LANE GEOMETRY p4 f+ EXISTING IMPROVEMENT A (A) LEVEL OFSERVICE-AM(PId) AAA APPROACH LEVEL OF SERVICE OVERALL: O(O C(C) O�� J O� r RrQ) O � O O (O� e � FIE.# LPG P r US Army / Corp \ � Engineers / 0 SITE Frederick \ County Public Safety q Center 5 �6 l l N NOT TOSCALE HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 20 • w TRAFFIC IMPACT STUDY Project NJIINEX18001 ` REDERICK COUNTY, VA MITIGATION AND LOS July?018 I , 2020 W/ SITE QUEUE (327 FTj END OF EXISTING LEFT -TURN STORAGE STORAGE START OF CENTER TWO-WAY TURN LANE rr Uftes Gat - , costco, �^ Wholesale ... , wdmw 14;� Aim mman J,� FRONT ROYAL PIKE (US COSTELLO DR RTE 522) COSTELLO STORAGE SUFFICIENT AlIDOCUMENTS PREPARED BYPENNONIASSOCIATES ARE INSTRUMENTS OFSERVICE INRESPECT OF PROJECT HINEX18001 DR INTERSECTION FOR "2OZO AND ZO24 W THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TORE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECTOR ON ANY OTHER PROJECT ANYREUSE SITE" QUEUES NONIASSOCIATES FOR THE SPECIFIC WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PEW DATE 2018-07 PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO ASSOCIATES. AGE OWNER SHALL INDEMNIFY AND HOLD PENNING ASSOCIATES OVERALL LOS AT LOS Pennoni TOFOHARMLESS FROMALLCUIMS DAMAGES.LOSSES AND EXPENSES ARISING OUTpFORRESULTING THEREFROM FROM ALL DRAWING SCALE NOT TO SCALE "B" AM AND LOS "C" PM PEAK WITH SITE NINESCARPGVALLEY DRAWN BY �J�/C TRAFFIC IMPACT STUDY FOR ZOZO A FREDERICK COUNTY VA APPROVED BY DRK ROUTE 522 AT COSTELLO DR PENNONI ASSOCIATES INC. ANTICIPATED STRIPING UPDATES W/ SITE 13880 Dulles Comer Lane, Suite 100 H I N = S FIGURE 21 Herndon, VA 20171 Base Source: Google Earth T 703 449 6700 F 703 449 6713 BASE SOURCE: FREDERICK COUNTY ISIS vmw VIA t Vol, I t _41-v -AL ALL DOCUMENTS PREPARED BY PFNNONI ASSOCIATES ARC INSTRUMENTS OF SERVICE IN RFSPFCT OF PROJECT H I N EX 18001 THE PROJECT THFY ARE NOT INTFNDFD OR RFPRFSFNTED TO BE SUITABLF FOR RFUSF BY OWNER OR OTHFRS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY RFUSE WITHOUT WRITTFN VFRIFICA ON OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-06-22 PURPOSF INTFNDFD WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR I FGAL EXPOSURE TO PfNNONI ASSOCIATES AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNING ASSOCIATES Pennon 0O FROM All CWMS. DAMAGES TOSSES AND f%PENSES ARISIq OUT OF OR Rf SUITING THEREFROM DRAWING SCAT F NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY WC VDOT STAUNTON DISTRICT APPROVED BY DF I RFDERICK COUNTY. VA MITIGATION AT PRINCE FREDERICK PENNONI ASSOCIATES INC. DR/COSTELLO DR HINES FIGURE 22 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 8 STREET. NW. SUITE 600 T 103 "9 6700 F 703 "9 6713SW10TH WASHINGION, DC 20001 Ilk -.CUSTER AVE , ,�•� ; `7 ' ! 4 t kc SO owl OFF r' F a yya i +j 1 t Aft LEGEND IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE 0 150' 300' STORAGE Pei PENNONI ASSOCIATES INC. 13880 Dulles Corner Lane, Suite 100 Hemdon, VA 20171 T 703 449 6700 F 703 449 6713 .1._ '; liill iiI1J1-1C.1 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. i ?.irvi L..�-:i � �e-, VY ar*1'%';i"ii"s, 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. TAQI c 1 ?• TI1PA1 1 AAIF Q11MMARY Scenario Location Left Turn Right Turn Warrants (1) Warrants (1) 2018 Existing Prince Frederick Drive/Costello No Yes Conditions Drive taper 100 ft + 100 ft to p 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 iPen lioi: :I, -')i`, �' Iy, - . Ir'fl)) rc'k,S 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. TART F 1A- QTF IMPACTS 2020 2024 Site Total Volume Site Impact Site Total Volume Site Intersecdon Approach Volume Volume hapacts Weekday AM Peak Hour Route 522 EB Hotel Entrance 0 16 0.0% 0 17 0.0% & WB Costello Dr 9 102 8.9% 13 111 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 D► 25 88 28.4% 36 103 35.1% & SB Custer Ave 0 168 0.0% 0 178 0.0% CusterAve Ovei'•all 221 2643 8.4% 271 2800 9.7% Weekday PM Peak our Route 522 EB I-lotel Entrance 0 9 0.0% 0 10 0.0% & WB Costello Di 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 Over-all 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 Prncc 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% 251 3278 7.7% Penn non' �� 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. if -i I r a(ilt �illi.'l i •tU+i - -7 - - — 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. Pennon )e;s S/a I.L j/ {*f"rlf rll. ii"'li-�: .. 1,-sir!,'I- TA ol C G2• RnnnuiAV NFnAinD,, nDFRdTInA AI RFrnMMFNnAT1nN5 Tlmin for Improvement Iaotlon Desaiptim am or 'Short-term' .Lowt1m. Type Mrvemerrtal Intproventent 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-tum lane by restriping center two- + 155ft Rte 522 at Costello Dr way turn lane Add a separate right-tum lane on SB Prince Frederick Or 100 ft w/ 100 ft taper Prince Frederick Dr at Costello Dr 100 ft w/ loo ft taper, Add a separate left -turn lane on NB Prince Frederick Dr with thru transitions Turn Lanes Extend EB Rte 50 right-tum 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 Soo 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 The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDOT 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\DEC PREP\Pennoni—HinesCarpersValley_TIA_UPDATED_20180524.doc Penn � of r�.,, ,p.�. �•m 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 II, 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. 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. 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. 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. �� of frans��crta:+cm 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. 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. 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 513 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 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 6`h Edition, so we will be requiring that all future TIAs make use of the HCM 6`h 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 (10th 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 I Fairfield Inns Suites (r. 0 iS 6 z oVER.11.1.: , B(C) O 0� 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. I Intersection #1 1 �1 O� .0 { : "o ' O C° I Intersection #2 r 41 9 QJ l� k'yi L AM Peak Hour o M EBK iSEL 'AST 'ABR ` L WT hBR S& SBT_ 3M LaneC0nfigvalo^s •j _� _� +i iy 'f ?4S+ 'f ?1+ Delays) 44.7 42.9 423 42.2 400 44.4 d6 428 75 Lt%* U Senile D D D D D D A D A Approach Delay (s) •a 0 41.7 8.6 9.8 Approach LOS 0 D A A HCL770DOCon7olDelay 11.5 HCM 20M Uvtl01s;*s e B PM Peak Hour count MR 4149E 'AST W6R 46L s6T WR SBL SBT SW LaneConfiovatons 1 r 1S T if R W. R +T. Delay (6) 103 3 64.2 64.2 501 182 53.5 45 trial of Servka F E E D B E A ApproachDelay (6) 1033 568 182 256 Appmach LOS F E B C GderaacLonSu�nwy� KM 2000 CocH Delay 29.4 FIN 2000 Lod of Se-rr•e C HCM Control Delay, s 9.7 2A 0 KM LOS A AM Peak Hour w M UWM 4L LsrffiLnIEKn2 SOT SBR 1 Capaaty (*Mh) 1223 767 *0 HCM Lane V7C RaOo 0.005 0.067 0.044 HCM Contra( Delay (s) 8 0 10 9A HCKI Lane LOS A A B A DEB 1616 _ 58 _ HCM COnhcl Delay, s 11.1 29 0 HCM LOS B PM Peak Hour AeW Msrt NK ► OT EBLn1 EBW SBT SBRNK ► OT EKA1 EBW SBT SOR C_3" (vet n) 1432 678 985 HCM Lane VIC RaOo 0.044 Mill 0.004 HCA1 Control Delay (a) 7.6 0 118 8.7 HCA1 Lane LOS A A B A Hines Carpers Valley TIA Mr. Mathew B. Smith. P.E. July 31, 2018 Page 3 Resoonse to VDOT Comments AM Peak Hour Lane Configuretions I tt F I tj# cT r .t. Delay(si 48.6 19.8 14.0 45.6 16.0 44.8 42.3 50.0 Level of Service D B B D 8 D D D Approach Delay fsl 20.1 18.9 43.9 50.0 Approach LOS C 8 D D HCM2WOControlDelay 234 HCM2000Leval6fService C I PM Peak Hour I Lane Configurations I tt r I tH FT r !T+ Delay 61.0 18.7 14.2 47.4 243 1404 40.5 44.6 Level of Service D B 8 D C F D D Approach0elay(s) 229 25.7. 1p1.0 44.6 Approach LOS C C F D HCM 2000 Corlrol Delay 33.7 HCM 2000 Level of Service 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 necessaryfor 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 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. 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 Fairfield Inn & Suites ,�� Q l,, Whale OVI RAL1 B (C) � 0 Qr 522 Lame/Appmacb AM Peak RWar PM Ptak Row 1 LOSt Delay (aeeNek) Back of Q-8 t LOS Dr (seeheW Back of Qw+k EWLT D 44.7 24 F 126.8 28 BBIR D 42.9 0 EB LOS D 44.0 - F 126.8 - WB/L D 42.3 n87 E 58.6 4262 WB'LT D 42.6 m38 E 58.6 ,262 WB/R D 39.6 m0 D 45.1 92 WB LOS D 41.6 - D 51.9 ND,L D 44.4 6 NBrTT B 11.0 167 C 24.4 250 NB/fR NB LOS B 11.1 - C 24A - SB,L D 54.2 108 E 65.8 354 SB:= A 7.7 196 A 6.9 116 SR LOS I B 13.1 C 28.2 all 1 B 14.4 1 - C I ". 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 & 22 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 'I otal 2024 7 otal Direction 2018 Existing 2020 Background 1) 2024 Background (Phase 11) Hour (Ise EB Left 15,376 Prot. U 17,757 1 YA 17,757 FYA 19,909 I Y \ 19,909 FYA WB Left 41,764 Prot. ot. 78,671 177,007 Protected 86,386 208,062 Protected ANI ER Left 84,817 Prot t 144,761 ! Y'A FYA 159,507 FYA 159,507 F"A H Left 1 41,416 Prot. (dot.) 48.109 55,460 53,924 67,098 PN 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 E8 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 Mr. Mathew B. Smith. P.E. July 31, 2018 Page 7 Resoonse 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 2017. 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 lef WB throu 550 496 Cross- rod Adjusted cross- r 15,376 8,800 7.688 AM peak period 32 31 17,600 PM peak period 601891 985 9531 59.100 84t,817 29,550 142,4091 WB Ie EB thruu Cross- r Adjusted cross- 14,157 20,882 ATNI peak period 39 153 1 726 17881 29,314Lit,7641 PM peak eriod 48 Lt2 708 _�668.1 33,984 11,416 16,992 20,708 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than the 2017 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 Pennoni 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 6`h 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, PENNONI 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_CommentResponsesToVDOT_201807.docx COUNTY of FREDE RICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillia@coftederick. va.us October 30, 2018 VIA REGULAR MAIL AND E-MAIL Thomas Moore Lawson, Esq. Lawson and Silek, P.L.C, P.O. Box 2740 Winchester, Virginia 22604 Re: Rezoning Application — Carpers Valley Industrial Park — JOR Three LLC, et al. — Tax Parcel Numbers 64-A-86 and 64-A-87 ("Subject Property") — Proffer Statement revised October 12, 2018 ("Proffer Statement") Dear Ty: I have reviewed the above -referenced revised Proffer Statement, submitted for the proposed rezoning of the Subject Property, 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: 1. Proffer 1: • Re Proffer I.], if the stated square footages are intended to be limits, the Proffer Statement should so state that they are limits. Re Proffer 1.2, the most unambiguous approach would be, instead of stating that the indicated uses are allowed, to state that all current M1 uses other than the indicated uses are prohibited. Also, re the conditional use of tractor truck and tractor truck trailer parking, the Proffer Statement should clarify whether approval through the conditional use permit process would still be necessary. Re Proffers 1.1 and 1.2 generally, it may be better for clarity to state the last sentence of 1.1 first and then state along the lines of: The Property may be developed with not to exceed 405,000 SF of any uses allowed within the M1 zoning district. The Property may be further developed with not to exceed an additional 805,000 SF of M 1 uses, provided that no uses other than the following uses shall be permitted in connection with that 805,000 SF: [list of uses]. Conditional uses in connection with 107 North Kent Street • Winchester, Virginia 22601 Thomas Moore Lawson, Esq. October 30, 2018 Page 2 that 805,000 SF shall be limited to tractor truck and tractor truck trailer parking and such conditional use shall be subject first to the Board of Supervisors electing to grant approval under Part 103 of Chapter 165 of the Frederick County Code. • Re Proffer 1.3, it may be acceptable if worded differently: Future uses that may be subsequently added in the M1 zoning district are not prohibited, provided that the maximum daily vehicle trips do not exceed —. The blank should be filled with a specific number. • Re Proffer 1.4, because the T1A is not approved with the proffers, delete "and approved" in the fifth line. 2. Proffer 6.1 — County practice is for fire and rescue proffers to be paid to the County and not to individual fire and rescue companies. 3. Proffer 7.1— Phase 3 — The proffer does not state a triggering event for the bonding or construction of the referenced portion of Coverstone Drive, 4. Proffer 7.2 — The timing of the dedication of right-of-way in the event of construction of Coverstone Drive by others needs revision. Construction would not be able to occur until dedication, so perhaps the dedication should be "upon request". 5. Proffer 7.6 — With respect to the proposed dedication of 0.6 acres adjacent to the intersection of Coverstone Drive and Prince Frederick Drive, in order that the County might have the opportunity to ascertain the appropriateness of the dedication, the proffer might better provide that the dedication shall occur upon request by the County. 6. Proffer 7.7 — A comma needs to be inserted prior to "in lieu of constructing the road improvement''. 7. Proffer 8.1— The inclusion of a specific acceptable avigation easement as an exhibit would be helpful. 8. Proffer 8.2 — The proffer might best also cite to Part 701 (AP 1 Airport District) of Chapter 165 of the Frederick County Code. 9. Re correspondence with previous rezoning of the Property and of adjoining properties: • The Proffer Statement does not address provision for a property owners' association, as previously set forth in Proffer 12 of the approved proffers dated September 18, 2014 (the "2014 Proffers"). • Relative to Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers, to the extent any of those obligations apply to the Property and to the other properties that were subject to the 2014 Proffers, the proposed proffers would leave unresolved issues that include Thomas Moore Lawson, Esq. October 30, 2018 Page 3 how Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers would be fulfilled. Specifically, the vast majority of the remaining area subject to the 2014 Proffers, identified there as Land Bay 1, is designated for residential uses and therefore would not be capable of generating co►nmcrcial development square footages sufficient to trigger the obligations in the 2014 Proffers necessary to construct the remainder of Coverstone Drive. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc: Michael T. Ruddy, Director, Frederick County Planning &. Development Candice E. Perkins, Assistant Director, Frederick County Planning &, Development John A. Bishop, Assistant Director -Transportation, Frederick County Planning & Development 'OP 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 5 o� INII� 1 ANNIVERSARY Water At Your Service I&MME-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. vage ,i 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 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-5786 September 7, 2018 Pennon! 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 MI, 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: API 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/Airport 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://oeaaa.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 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid $ d a ,d? 1 . Zoning Amendment Number 0 3 1 V Date Received p PC Hearing Date BOS Hearing Date 1 19 I 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: 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: 540-667-213 9 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 parce](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 _��✓_L Agency Comments _� ✓_L Plat _ ✓ L Fees _ ✓ Deed to property _ ✓V� 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 _j ✓ L 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 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), ht 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: Office: Retail: Restaurant: Commercial: 10. Signature: Sauare Footage of Provosed Uses 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): 1l ' t f� 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 71 6 CLEARBROOK VA 22624 Owner: COOK, JUDY BELLE / C/O RODGERS, JUDY B 178 GRANDVIEW LANE Property #: 64A 717 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 163A 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 PoNver of Attorney County of Frederick, Virginia 'Frederick PlanningWebsite: ww wAva.us Department of Planning & Development, County of Frederick, Virginia 107 North bent Street, Winchester, Virginia 22601 .Phone (540) 665-5651. .Facsimile (540) 665-6395 Know .All Mcu 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 nee (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 lb: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Name) Pennons 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 (includingproffers) Conditional Use Permit --�JA4aster Development Plan (Preliminary and final) Subdivision V7JSite 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 hereto set my r l hand and seal this?) day of 20 1 g , —rn Ar f Signatures) l ✓LV'�?$/�' /-1, Gi7iu'rL •Tt+vAAI5 /}. State of Virginia, City/County of tjUwmCirt 4ey"Peld ,To -wit: 1 • I- 1—�✓`n�� , a Notary Public in and for the jurisdiction aforesaid, certify that t e md-to the foregoing instrument personally appeared before me and has ackno ]edged the�`�Qt�id>}xttar mein the jurisdiction aforesaid this 3 day of (A-,nq , 20 19. Coll . IOM IN LTH OF b FC'> ' N J �7 MYCOiVIH1I SI - a, PIRE3 aUe. '!..:. ' hllsslON -r 771i3 L-1 _ i My Commission Expires: A moo] 3 �� Z 07 Z Notary Public Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwEv.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 F2csimile (540) 665-6395 Know All Men By These Presents: That 1 (We) (Name) JGR THREE LL.0 EfALS (Phone) (Address) 1407 Gordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parccis of land ("Properry") conveyed to we (us), by deed recorded is the Clerk's Ofgcc of the Circuit Covet of the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is dcscribcd as Tax Map IN 64-A-86, 64-A-87 do bercby make, constitute and appoinr. (Name) Pennoni Associates Inc. (Phone) 540-667-2139 ()kddress) 117 E ➢Iccadllly Street, suite 200, Winchester, VA 22601 T o act as my true and lawful attorney -in -fact for and in my (our) name, place nod stcad with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Properly, including: ✓ Rezoning (including proffers) Conditional Use Permit %7 119iter Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal My anomey-in-tact shall have the authoric to offer proffered conditions and to make amendments to previously approved profferul conditions except as follows: This authorization shall expiry one year from the day it is signed, or unti it is otherwise rescinded or modified. in witness thcvcof, I (we) have herclyt my (our) hand and seal this 0 day of 20jb_, Signature(s) State of Virginia, C. T, � iGtc ty ofTo-wit: 1, Ppperson(39)'wbo 1XCa Notary PubHe in and for the jurisdiction aforesaid, certify that th signed t the foregoing instrument personally ��p��c���a��� ed before me and has acknowledged the same before the in the jurisdiction aforesaid this— dsy Of�1Q.t(kUSri, 20j&. My Cotnrnission Expires: Notary bile .At* t-.9nlhny Dtxrr. Evef ;bm ` i f ! ZL', r:,vnm;�nw•tuar of VrftPt'.o t:.lrn"...... %r, !ti )6640 In Fwrf;'''1U1��7rr Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wNywAva.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 me (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) nante, place and stead witli 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 fiom the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I �Vc) have hereto set my ( hand and seal this 3 ►'d day ofA-k ii.Lsf 20 It , LtHi�4ry , t,Gc. ' Signatures) Dy �(/•�i�s � � ,r(��-J State of Virginia, City/Geonty of w i t'1Gj' cs♦C r , To -wit: 1, KcQ(.},(,t ( t e,it L - S p a (,(I , a Notary Public in and for the jurisdiction aforesaid, certify that the person(p'f 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 , 20JY . QMy Commission Expires: l l (30 (t lqtary Public i vTNl EEN L. SPAID Com Re9 # 27 o0227t9 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wIVIVAva.us Deparhnent of Planning & Development, County of Frederick, Virginia 107 North Vent Street, Winchester, Virgillb, 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Mow All Men By These Presents: That I (We) (Name) JGR THREE LLC ETALS (Phone) (Ad(Jr•ess) 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 oil Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (Nettle) Pennonl Associates Inc. Phone 540.667-2139 (Address) 117 E. Piccadilly Street, Sulte 200, Winchester, VA 22601 'I'o ncl as my true and lawful attorney -in -fact for mid in my (our) name, place nod stead with full power and authority I (we) would have if acting personally to file planning applications for my (ow) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit %7 piaster Development Plan (Prelintiluiry and Final) Subdivision =Site flan Varianre or Appeal My attorney -in -fret shall hove the authority to offer proffered conditions and to make amcndnieuts to previously approved proffered conditions except as follows: This author i�alion shalt expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, 1 (we) have here rsef_tny (our) ]rand and seal this __— day of — ,, 20_ i . Signature(s) IltilvrtFy,1'. Du1�.. Staic of Vjrgrrr . City/County of __�EUJ �Orl To wit: �Cpi a Notary Public in and for the jurisdiction aforesaid, certify who signed to the foregoing instrument I rsonally appeared before nit; and has aelcnowle ged the same helbrc to in the jurisdiction aforesaid this day of u` , 2U_/8.. Commission Expires: — �ttrntl rrr NoTfi"ry! lrblic>vk (-0(` m' P`U13L1C zz COU�ITY.�� 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 the owner(s) of all those tracts or parcels of land ("Property") conveyed to nie (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) S40-667-2139 (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 if acting personally to file planning applications for my (our) above described Property, including: ✓ Rezoning (including proffers) Conditional Use Permit —y—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 (N14 have hereto set my (o hand and seal this day of , 20�, t-1LLB J, t,.LC_ . --% - - Signature(s) State of Virginia, ity/Cwmty of W l tl Kd �? r , To -wit: I, WaA I!tn L• GPet 4 , a Notary Public in and for the jurisdiction aforesaid, certify that the person je') 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 _&qg 20_Lr . My Commission Expires: I ((3 aII otiuy Public KATHLEEN L. SPAID CorrReg rginia # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwwAva.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 Cordon Place, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to iue (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. (Addressi 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 (Phone) 540-667-2139 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 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 (A have hereto set my hand and seal this YIr day of AeAq y Pf_, 20 I$ , Lit Q LLC- / Signature(s) 5: L .�f Uc_ (-{t-s2-�/ (' State of Virginia, City/getmty of A%t'y f.�l es I-Cl� , To -wit: I, '� e t!-- 5p G/ Gr , 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 3 n[J day of 4 20 . My Commission Expires: C 4ftaryublic veTNI FFM L. $PAID Com R9 t9�� # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wtivwScyams 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 (Address) 1407 Gordon Place, Winchester, VA 22601 (Phone) 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) Pennon! Associates Inc. (Phone) 540-667-2139 lAddre-rcl 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 wide 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 v7'—Duster Development Plan (Preliminary and Final) —7 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 pire one year from the)ay it is signed, or until it is otherwise rescinded or modified. In witness thereof, I e) have hereto set my ( ) hand and seal this �— day of , 20�, Signature(s) State of Virginia, City/c"Wy of Wllrlch"8 er , To -wit: 1, re_N . • .spq i, d , a Notary Public in and for the jurisdiction aforesaid, certify that the persorjA who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 31rd day of Si, 20 IF . tary Public KATHLEEN L. 3PAID NOTARY PUBLIC Qg m,mnnwPattnof Vlrginla Reg. # 270227 fl (3a(cK 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) (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 tile (us), by Office of the Circuit Court of. the County of Frederick, Virginia, by Instrument No. 140000018 on Page , and is described as the deed recorded in the Clerk's 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 attomey-iih-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 — y 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 tlhe day it is signed, or until it is otherwis rescinded or modified. In witness thereof, I OX) have hereto set my (off) hand and seal this day of -F 20 1K, MDG - + EC- LL, � Signatures) By-- fow - - v ��/� State of Virginia, City/Getm4y of W/ i� T e , To -wit: 1, W�-h (e c� �' Spa i` d 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 ui the jurisdiction aforesaid this _3r,� day of Ag4fsj, 20�. My Commission Expires: W .301 18 Public KATHLEEN L. SPAID NOTARY PUBLIC Rep. # 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: w�ww.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 2260.1 Phone (540) 665-56.51 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) S40-667-21 (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 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 it is signed, or until it is otherwis rescinded or modifie . In witness thereof, I �vC�have hereto set my (o hand and seal this day of 20_(__ Signature(s) v ,,/ r State of Virginia, City/Geenty of 1�/ I-t" r , To -wit: I 11 G 1 e �- ' S Pa �� , 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,tt day of 1QYSt; 20 �. W- ,, My Commission Expires: ([30 ILC Public otary NOTARY PUBLIC Commonwealth of Virglnia Reg. # 270227 REZONING APPLICATION #03-18 CARPERS VALLEY INDUSTRIAL PARK Staff Report for the Planning Commission Prepared: October 30, 2018 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director —Transportation Reviewed Action Planning Commission: 1 1/07/18 Pending Board of SUpei"visors: 12/12/18 Pending PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M1 (Light Industrial) District with proffers. LOCATION: The subject properties are located approximately one mile cast of I-81 on the south side of Millwood Pike (Route 50), proceed right on Prince Frederick Drive (Route 781) left on Coverstone Drive. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 11/07/18 PLANNING COMMISSION MEETING: This is an application to rezone a total of 122.18+/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. The subject property is part of' the original Carpers Valley/Governors Hill Rezoning which was approved in 2005 (revised in 2009, 2013 and 2014). Rezoning # 1 1-05 provided for 143 acres of commercial uses and 550 residential units on six parcels of land (Land Bay 1 — Residential, Land Bay 2 — Commercial). The site is locates( within the limits of the Senseny/Eastern Frederick Urban Area Plan of' 2035 Comprehensive Plan and depicts the subject properties with a commercial land Use designation. This commercial land use designation is reflective of the commercial component of the approved mixed -use project approved for this site. The requested M1 (Light Industrial) District is inconsistent with the Comprehensive Plan. Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved profferecl rezoning and rezone them to the MI District With a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning provided for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with Millwood Pike (Route 50). This rezoning removes the commitment for Coverstone Drive's completion with Land Bay 2 (commercial) and places this commitment solely oil Land Bay 1 (residential). This rezoning has not provided for any coordination with the parties of Land Bay 1 and places a great deal of the road construction responsibilities on Land Bay 1. With this proposed change, it also removes the commercial square footage trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed change to industrial would not trigger the completion of Coverstone Drive and Land Bay 1 does not have commercial areas and would therelbre also not trigger its completion. Rezoning #03-18 Carpers Valley II1CIl1Strial Park October 30, 2018 Page 2 Staff would note that the overall rezoning utilized the commercial tax revenue generatecl to offset the impacts of the 550 residential units within the clevelopment. Tlie monetary proffers for the residential units are $2,637411lit which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not ciemonstratecl that the proposed industrial square footage proposed with this rezoning will aclequality offset the impacts the resicential units will place oil the County. The approved rezoning projected up to 1,285,000 SF of commercial blllldlllg area. The proposeci rezoning allows Up to 805,000 SF Of I-Ilgll-Cube Wal'ChOLISC of Othel' llldllstl'lal L1SeS. The total Creclit Utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. Staff has outlined concerns that should be consiclerccl by the Planning Commission ill their review of this proposed rezoning. "file proposed proffers associated with this proposedl rezoning are as follows, Staff comments are shown ill bold italic: Proffer Statement — Dated August 8, 2018, Revised October 12, 2018: 1. LAND USE 1.1 The Owner intends to clevclop the Property with a density of 405,000 SF of any uses allowecl within the M 1 Zoning District and 805,000 SF of High -Cube Warellousc and any land uses provided in 1.1.2 below. The project shall be designed to establish these industrial uses ill general conformance with the GDP. Staff Note: There is no proffer 1.1.2 Staff Note: This proposed rezoning removes the commercial square footage trigger for the completion of Coverstone Drive. Land Baj) 2 consisted of the commercial area and Land 13ay I the residential portion. The proposed change to industrial Ivould not trigger the completion of Coverstone Drive and Land 13ap I does not have commercial areas and would therefore also not trigger its completion. 1.2 Pursuant to the Frecicrick COL111ty Tolling Ordinance, the following 1V11 5 165-606.02 permittccl and § 165-606.03 Conclitional uses are allowecl: Landscape and horticultural services (without retail services) Offices and storagc facilities for building COIlStl'LlClloil contractors, heavy COnSII'LICtI011 contractors and special tracle contractors Motor freight transportation and warehousing Communication facilities and offices, including telephone, telegraph, radio, television and other ConlIll unications (without off ices) Electric, gas and other utility facilities and offices and trUCking and warehousing Public utility clistribution facilities (without offices) 13L1S111cSS SlgllS Signs allowecl in § 165-201.06I3 Freestanding building entrance signs Multi -tenant complex signs Tractor truck and tractor truck trailer parking 5 165-606.03. Conclitional uses. Rezoning 403-18 Carpers Valley Industrial Park October 30, 2018 Page 3 Stuff Note: The approve(/ rezoning approved the subject properties for cotiliilei•ciaUeiil/11oj,iileilt hand lases which is supported bj, the Comprehensive Plan. This• proposed rezoning for industrial land uses is not supported bj, the Comprehensive Plan. 1.3 The Frederick County Board Of SLlpel'Visors agrees to allow future Uses that are subsequently added to the M 1, Light Industrial District, to be developed on the Property WithOLlt the heed for zoning americilllentS prOVlded the Maxi111Llm daily vehicle trips do not exceed the Traffic Impact Study — Revision I (as prepared by Pennoni July 2018). Staff Note: This proffer negates I'i•offei• 1.1 and Proffer 1.2 which restrict the use of the property as outlined. Proffer 1.3 allows the developer to develop anj, use in the MI Toning District. 1.4 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 hnpacts 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 titlecl "Traffic Impact Study — Revision I" (as prepared by Pennoni July 2018). 2. ARCHITECTURE AND SIGNAGE: 2.1 All bL111C1111gS Oil the Property Shall be collStrllCted Lasing similar architCCtUral styles and bLlildlllg materials for a more uniform appearance. Site Slgnage Shall be Ulllf61'111 MCI in compliance with the Frederick County ordinances. Staff Note: This proffer removes the approved design modification package for the overrr/l development "Design and development Standards for Carpers Valle.),". The design modrfrcatron package contained ail overall sti•eetsclrpe design staillllti•lls, /aiidscaping/screeiliiig/opeii space standards, ai•chitecturlrl standards and an ai•chitectlu•al review board, height maximums, and street design standards. This proposed rezoning would separate the proposer/ industrial area front the residential design standards. 3. PEDESTRIAN TRAIL SYSTEM 3.1 The Owner shall design and builCl a public peclestrian-bicycle trail system to Virginia Department Of Transportation standards that links to the adjoining properties adjacent Coverstone Drivc. Said trails Shall be in the location generally depicted on the GDP. Sidewalks shall be constructed on public streets to VDOT standards. Tile combined peclestrian/bicycling trail shall be 10 feet wide and shall have an asphalt surface. Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 4 4. WATER & SEWER: 4.1 The Owner shall be responsible for connecting the Properly to public water and sever. 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. Stuff Note: This proffer is rumecessaly as it is all•eady required. 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 and 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. Staff Note: Past i-ezonings have pl'ovided a rnonetai), contl'ibution in the amount of $0.10 per building square foot; this proposed proffer is drastically less. 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 Illininlum 94' fight -of -Way, all In 'tnicnt of Transportation specifications, according to the accordance with Virginia Depal following phasing schedule: PHASE 1: Pliasc 1 shall consist of a full four lane section including a ten -foot trail front Point A at its tel'111111LIS 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. Staff Note: The approved rezoning allowed for rip to 3 00, 000 Sr of office laud use prior to the completion of Coverstone Drive fi•oln poilrt A to B which is the connection of Coverstone Dl•rve to Route 50/Inverlee 1,Vay intersection (base asphalt section). The approved proffer also required the completion of all necessary improvements (ill cludi11gsiptalizatlon of Route 50/In),erlee Way if' warranted). The proposed revision only Rezoning 403-18 Carpers Valley Liclustrial Park October 30, 2018 Page 5 pl'oposes a connection fl'om the existing terminus of Coverstone to the limits of the first proposed inlustHal intersection for rip to 405,000 SF. 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 as dcpictecl 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 I of Coverstone shall be completed with the completion of Phase 2. Staff Note: Phase 2 from the original rezoning comj)le'ted the roadway for Coverstone Drive front the seguntent completed with Phase I (Route 50 intei'section) to the coml)leted section of Covet -stone A-ive (two lane section) pi-iot- to an issuance of occupancy that caused the developient to exceed 400,000SFofcorriinel•ciril area. This proposed rezoning removes this commitment and only constructs a portion froth their proposed Phase I (existing Coverstone to theirfirst commercial entrance) to the limits of their second pi-ol)osed commercial entrance. This proposed revision shifts responsibly of'the constriction of Coverstone Drive front the contii emial site solely onto the residential area. Staff Note: Phase 3 front the original rezoning completed the full fora- lane section of Coverstone Drive once the development exceeds 800,000 SF of conmtercial area. This rezoning does not account fol'this improvement. Staff'Note: Phase 4 front the original rezoning proffered the design of Covei-stoe Drive extended as a foul -lane section from Pl'ntce FI'edel-ick Drove to the proposed limits of the future Route 522 Realignment. In the event that this alignment has not been determined by June 30, 2018, the Applicant is proffered to pay $20,000 for transportation intproveiments. The Applicant hits not plaid the $20,000proffer and is therefore in violation of Proffer 15 from the approved rezolting. PHASE 3: Phase 3 shall consist of boncling or construction of Coverstone Drive to be installed at the same time as the Coverstone Drive construction is dedicated and instance from Route 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 acljoining property owner. Staff Note: Based on the Phase 1 and Phase 2 proffers, the proposed development is expected to be built out prior to Phase 3. If this ingw-ovement is to be Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 6 bonded it needs to be done in Phase I or• Phase 2 to avoid a potentially unenforceable proffer. Staff Note: Proffer 15.3 froth the approved rezoning requires the completion of* Coverstone Drive as a frill four -hire section fr•oitn Millwood Pike to Prince Frederick Drive prior to November 1, 2025. In addition,Pproffer 15.3 r•e'gmr•CS the completion of the median break and eastbound left turn lame at the Inver -lee intersection to be completed prior to November 1, 2015. The Applicant has not completed this and therefore is in violation of Proffer- 15.3. The proposed rezoning removes the commitment for the completion of Coverstone Drive and the Invel•le'e intersection improvements. Staff Note: Proffer 15.6 front the approved h•ezoning proffered $175,000 for signalization or• other road improvements at the intersection of Costello Drive and Prince Frederick Drive within 60 days of written request bj, the County and VDOT after the acceptance of Phase 2 Coverstone Improvements (15.2). This proffer• has been rentoved and would place this requirement on the residential section (Land Baj, 1). 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 cledication shall be provided to adjacent owners in Governors Hill or another entity if the clesign, 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 oI'oll-site road improvements shall be in general conformance with the plan entitled "Off -Site Improvements Exhibit" Sheets 1-3, as prepared by PCllnolll Associates Inc., dated August 2018. Off -site improvements shall be CollStrUcted 111 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 Slicet 1 of 3 Route 522 @ Costello Drive" shall be completed in Phase 1. Staff Note: The approved rezoning proffered irnpt•ovettterrts (Ph(ise A) thrit itrcliided imp!•ovenrents at the intersection of Cover•stotre%Ylilllvoorl/Inverlee. This improvement is not accounted for in the proposed rezoning and would be i•equh-ed by Land 13ay I (residential). Intersection 2: Road improvements as c(cscribcd in "Off -Site Improvements Exhibit Sheet 2 of 3 Prince Frederick Drive at Costello Dr" shall be completed in Phase 1. Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 7 Staff Note: This proffer amounts to a restriping to extend the left trait lane to accommodate conditions that already exist and does not acid any actual capacity. Intersection 3: Road improvements as described in "Off -Site Improvements Exhibit Shect 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. Staff Note: While the Applicant has provided for the ROTVto construct Taze)vell Road, all other commitments for Coverstone Drive would need to be completed by Phase I of the development prior to the construction of an,y residential runts. 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 Coverstonc Drive and Prince Frederick Drive Intersection. Staff Note: Language for this proffer should be modified to `upon request'. 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 d0 not obtain the necessary fight -of -way in lieu of constructing the Toad improvement, the Owner shall provide a monetary contribution to Frederick County that is egUlvalcnt t0 the estimated collStl'LICt1011 cost Of those Toad improvements that could not be implemented. The constrUCti011 cost estimate shall be subject to review and approval by VDOrf Staff Note: GT/hile a cash proffer in lien of construction in a scenario )vheire right-of- way is not available could possibly be rteeeptable it should be noted that if' right-of--►vay is not available this could still leave the County )vith an unacceptable traffic condition at the location ►vheire this occin-i•ed and ito realistic wily to address it. It would also be appropriate for the Applicant to analyze this issue nioi'e closely to (letei'niine where light-of-)Uliy slay actually be required as this is soitiewhat of ri specitlrttive proffer. It should be detei'niined NOW )vhethei' oi' not this is an issite liitd where it is an issue. Rezoning 403-18 Carpers Valley Industrial Park October 30, 2018 Page 8 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 111LItually agree. Said avigation easement shall be dedicated prior to issuance of the IS' 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 1111111mL1111 Of 45 clays prior to the expected start of any site plan or public improvement plan C011StrL1Ct1011. A reco lit en(llltion regarding filly rezoning, application to the Board Of SnpervisoPS would be appropriate The Applicant Should be prepared to adequately address all concerns raised by the Planning Commission. Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 9 This report 1s piepai-ed bj� the Fi-edel-ich Coulitf) Plall"ing Staff to Pro"ide, information to the Planning Colnnllssioll and the Boa1'd of Supe1'visol-s to assist theirs in making a decision oil this llppllcation. It maji also be usefid to others intei,ested in this zoning mattel'. Uni,esolved issues concerning this application ai-e noted by staff where relevant throughout this Staff report. Reviewed Action Planning Commission: 1 1/07/18 Pending Board of Supervisors: 12/12/18 Pending PROPOSAL: To rezone 122.18-1-/- acres from the R4 (Residential Planned Community) District to the M 1 (Light Industrial) District with proffers. LOCATION: The subject 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. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMI3EIZS: 64-A-86 and 64-A-87 PROPERTY ZONING: R4 (Residential Planned Community) District PRESENT USE: Undeveloped/Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) South: RA (Rural Areas) Bast: M I (Light Industrial) MI -II (Mobile 1-I0111e Community) West: RA (Rural Areas) B2 (General Business) Use: Single Family Residential Use: Regional Airport Use: II1ChIStrlal and Residential Use: Regional Airport and Office Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 10 REVIEW EVALUATIONS: Vii-ginia Dept. of Transportation: Please see sammrn}) ol' IiDOT mvieiv comments dated Jill}' 3, 2018. Frederick County Department of Public Works: We will perform a comprehensive review Of the site plan to ensure compliance with applicable County Codes. All Stormwater design shall comply with State and County Cocle. All environmental permit requirements shall be complied with prior to site plan approval. Frederick County Fire Marshall: Plan approved. Frederick County Attorney: Please see Hi% RoderickB. ff'illiams County Attorney, comment letter dated October 30, 2018. Frederick Watei•: Plecise see j16% Uric Laivrence, Executive Director, letter dated August 27, 2018. Winchester Regional Airport: Plecise see j16% Nick Sabo, A.A.E., Executive Director, letter dated September 7, 2018. Frederick -Winchester Service Authority: No comments. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R1 (Residential Limited). The parcels were re -mapped from R1 to A2 (Agricultural General) pursuant to the COunty'S comprehensive doNvivoning initiative (Zoning Amendment Petition 1/01 1-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were Subsequently combined to form the RA (Rural Areas) District upon adoption Of an amendment to the Preclerlck County Zoning Ordinance on May 10, 1989. The Corresponding revision Of the zoning map resulted in the re -mapping of the subject property and all other Al and A2 zoned land to the RA District. The subject properties were rezoned to the R4 (RCSidentlal Planned Community) District is 2005 (revised in 2009, 2013 and 2014). A Master Development Plan was approved for the property, the Governers Hill project, in 2009. 2) Comprelensive Plan The 2035 Coinpreliensive Plan is the guide for the future growth of Frederick County. The 2035 Comprehensive Plan is 111 Official public CIOCLllllellt that Serves as the C0111111L1111ty"S guide for malting decisions regarding development, preservation, public facilities and other key components Of Community life. The primary goal of this plan is to protect and improve the living environment within Fredcrick County. It is in essence a composition of policies used to Rezoning #03-18 Carpels Valley Industrial Park October 30, 2018 Page 1 1 plan for the future physical cicvelopment of Frederick County. The Area Plans, Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts Of the County. Lcmd Use The 2035 Comprehensive Plan and the Senseny/Eastern Frederick Urban Area Plan provicle guidance on the future cicvelopment 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/translt1011 Uses). The requested /ll1l (Lighl Industrial) DlsiJel is inconslslenl 1Nllh the CoinLn-ehensihe Plan. The subject parcels are also located within the bounclaries of the Airport Support Area that surrounds the Winchester Regional Airport. This area comprises a zone of influence for airport operations wherein new residential land use is discouraged due to the prevalence of aircraft noise and the consequent potential for use incompatibilities. The development of business and inclustrial land uses is supported within the Airport Support Area to nlininlize such use conflicts and ensure the feasibility Of future airport expansion. Trunspalation and Sile Access The planned road network includecl in the Senseny/Eastern Frederick Urban Area Plan identifies a major collector road system which provides for an east -west linkage (Coverstone Drive) which connects to Route 50 Last at Invcrlee Drive. A portion Of Coverstone Drive currently exits from Prince Frederick Drive to the property boundary of the Frederick County Public Safety Center. The connection from existing Coverstone Drive to Invcrlee Drive offers an important major collector for the approved development as well as significant residential development north of Route 50. This connection offers an alternative to and relieves future congestion On Route 50 between Prince Frederick Drive and I-81. In addition, Coverstone Drive will conneet with the future relocated Route 522 South once it is connected to Prince Frederick Drive. In combination with the soon to be bid Crossover Boulevard project from Airport Road into tile City of Winchester, this important network connection will allow significant traffic flow from the residential area and the approved development to Route 522 south and the City of Winchester without traveling through the Exit 313 interchange area. 3) Potential Impacts Denelopment Coordination: Rezoning #03-18 seeks to sever two parcels (64-A-86 and 64-A-87) from the original approved proffer and rezone them to the M 1 District with a separate set of proffers. The primary changes proposed with this rezoning include modifications to the overall transportation network approved with the Governors Hill Rezoning. The approved rezoning providecl for the completion of Coverstone Drive from Prince Frederick Drive to its intersection with 1'v1illwood Pike (Route 50). This rezoning reproves the commitment for Coverstone Drlve's completion Rezoning #03-18 Carpers Valley Industrial Park October 30, 2018 Page 12 with Land Bay 2 (commercial) and places this conlnlitment solely on Land Bay 1 (residential). This rezoning has not provided for any coordination between the parties of Land Bay 1 and places a great deal of the road construction responsibilities on other parties. With this proposed change, it also removes the conllllerclal square footauc trigger for the completion of Coverstone Drive. Land Bay 2 consisted of the commercial area and Land Bay 1 the residential portion. The proposed cllangc to industrial would not trigger the completion of Coverstone Drive and Land Bay I does not have conlllei-cial areas and would therefore also not trigger its completion. Residential Nlonetaq Proffers: The overall re-r_oning utilized the tax revenue generated to offset the impacts of the 550 residential units within the development. The monetary proffers for the residential units are $2,637/1.111it which was $2,345 less per unit than the capital impact model in place at the time of rezoning. The Applicant has not demonstrated that the proposed industrial square footage proposed with this rezoning will adequality offset the impacts the residential units will place on the County. The approved rezoning projected up to 1,285,000 SF of commercial building area. The proposed rezoning allows up to 805,000 SF of High -Cube Warehouse or other industrial uses. The total credit utilized to offset the residential units totals $1,289,750. It is unclear what the proposed industrial use will offset as opposed to the currently approved commercial revenue. Transportation: It is recognized that while the trip generation for the development is significantly reduced with the change in land use, the truck portion of that trip generation slightly increases fr0111 approximately 916 (based on 2%) to 1,010. Of significant concern from a transportation perspective is the implementation of the comprehensive planned road network which is proffered in the approved rezoning. The approved rezoning provides a coordinated development that implements the connection to Route 50 at Inverlce Drive from Coverstone Drive. The Applicant's new proposal builds a portion of that roadway but shifts the remainder to the other land bays and there is no evidence that it is feasible for the remaining landbays to address this. The connection from Route 50 to Coverstone and eventually Route 522 (and its Ultimate) is important to improving the long-tcl'lll traffic congestion on Route 50 from Prince Frederick Drive to I-81. This proposal also shifts the cash proffers for future inlprovenicilts or signalization at the intersection of Princc Frederick and Costello to the other land bays. In addition, the proposed improvements at Route 522 and Costello Drive do not improve level of'service or add capacity. A i-ecommentlatlon retrllrlling this rezoning application to the Board of Supervisors ivould be appropriate The Applicant should be pl'epal'ed to lldequatel)) adds-ess fill concenis raise(/ 1)), the Planning, Commission. :. Rezoning from R4 to Zoning Map 201 206�Or$ .-. KILLA NEY CT MMIWOOD ' �KE�['2J74 CUSTE� 0STANLEY D � 120 -I56 IIKE MILLIYrOOD AVE �25 I26 KILLA^N NLFY EYr 1$S� _O /LA2A PIKE STADR 20Y ARRN DR .ill 6T -- - • 1160 STANLEJDR 107 10A p MIUW000 t 202 I" KIN_ RCSS'DR DU'NER Ci aRYCO IN IIKE CUSTER AVE 12A0 �� 206 "STD DR • MILLWOOD C-`-- -- - 177 PIKE I2RR 179 YCO W � MILLW��' RYC� _O. W� WA 30 • ' � MILL �f: D PIKE 250 O DR. o •- i2 1G R 201 64 A'87� PRINCE 1 k' FREOEJ o - � • o i 61A07 64AR6 IORO COVERSTONE DR r n KK'RD Aol _ 1. 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I828j � ♦ �` �, PIK, PIKE — �♦��..♦�♦♦��♦♦ice ;,:��'`�`���,�/ �,�:�R • • - t I,1. �•�i �� i♦�,�i♦�f��,i♦�� ♦� ♦��••♦i `� PENDLETON R ARIOR CT . •AIRPO .e ♦ i , ♦ i A IRPC RT PD Y ♦, , � , �, �i ♦, ♦,� � � i' ♦� I 200 T ION DR ♦,�j�,�♦� ��� ���'♦� '♦��� !30 PROFFER STATEMENT REZONING: RZ. # 18-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, 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 § 165-201.06B 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 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: Ti 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 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 1" 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 Carpers Valley Industrial; Park JGR THREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE C,e Mty/city of Wi/I cheS�Gr , To -wit: October 12, 2018 Proffer Statement The foregoing instrument was acicnowlcdged before me this % % day of 06 6 Q' , 2018, by of JGR THREE, LLC. My commission expires // - 30 "/ Notary Public KATHLEEN L. SPAID NOTARY PUBLIC Commonwealth of Virginia Reg. # 270227 Carpers Valley Industrial; Park ELLEN,LLC By: By: U COMMONWEALTH OF VIRGINIA, AT LARGE c,Qu.s�/City of _Wit? K , To -wit: October 12, 2018 Proffer Statement The foregoing instrument was acknowledged before me this 7T` t day of &I-V ej' , 2018, by o f ELLEN, LLC. My commission ex ices 11— 30 —lFl Notary Public � l/ /� �� � I<ATHLEEM L. SPAID NOTARY PUBLIC •,ealt"f Virginia F P70227 Carpers Valley Industrial; Park October 12, 2018 Proffer Statement LCR, LLC By: By: COMMONWEALTH OIL VIRGINIA, AT LARGE gGe,ttr/City of Winchesfer , Iro-wit: The foregoing instrument was acknowledged before me this 11_day of 0 .O 6e r , 2018, by of LCR, LLC. My commission expires // - / p - 3 0 Notaty Public KATHLEEN L. SPAID NOTARY PUBLIC Commonwoolthof Virginla Reg. # 270227 Carpers Valley Industrial; Park MDC TI-IREE, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE C-Guapp/City of WinctCSfct' , To--,vit: October 12, 2018 Proffer Statement The foregoing instrument was acknowledged before me thus 7 A day of , 2018, by of MDC THREE, LLC. My commission expires $a Notary Public KATHLEEN L. SPAID UBLIC CommonwNOTAealth of Virginia Reg. 77 270227 Carpers Valley Industrial; Park SUSAN SANDERS, LLC By: By: COMMONWEALTH OF VIRGINIA, AT LARGE C-MMtr/City of Wint,%tSfu' , To -wit: October 12, 2018 Proffer Statement The foregoing instrument was acknowlcdged before me this 1�•� day of , 2018, by of SUSAN SANDERS, LLC. My commission expires 30 —1 eY Notary Public KATHLL:F•:N L. 1,r'A1D NOTn.Rr !ni '• Commornvoaltr. Reg. # 2 i is Carpers Valley Industrial; Park October 12, 2018 Proffer Statement LIBERTY HILL, L.C. By: By: COMMONWEALTH OF VIRGINIA, AT LARGE Gm r,ty/Cityof , To -wit: The foregoing instrument was acknowledged before me this 01day of beA z✓ , 2018, by of LIBERTY HILL, L.C. �IN� FWILLIAMS IL IAMS My commssio expir NOTARY Notary Public _ Commonwealth of Virginia Reg. # 184319 Carpers Valley Industrial; Park THOMAS A. DICK October, 12, 2018 Proffer Statement COMMONWEALTH Or VIIMM, WA. T.ARGE County/City of t The fotegoing instiwnent was acknowledged before me tbs _Lbtday of 6 , 2018, by THOvAs-A. DICK. My commissij expires Notary Public LYNN OLIVER NnTAPY PI im IC UUMMUNWEALTH of VIRGINIA 328825 COMMIuloq Expires January 31,, 2016 Catpers Valley Industrial; Park TIMOTHY J. DICK October 12, 2018 Proffer Statement C AT LARGE County/City of ►'� , To -wit: The foregoing instrument was acknowledgcd before me this Ito Ilk day of D , 2018, by TIMOTHY J. DICK. My commissio expire ID, ao l9 .y Notary Public o GUI �Z 0 T A R�' y U c, t. I C Ci Caipers Valley Industrial; Park -October 12, 2018 Proffer Statement MICHAEL E. DICK A, AT LARGE County/City of Ped6,-A-b� 6LiA!+b;.,-rT.o-wit: The foregoing instrument was acknowledged before me this day of QL' MICHAEL E. DICK. , My Commission expires Notary Public d CUSTERVENUE A _ I 1 �1 _ _ _ � ����„; �� Govemor's Hill Rezoning \ Land Bay 2 N,J I z anme�u2T3a�r ZONED R/ (Cal) 1 \I I I I • REFER TO GOVERNORS HILL b iINAI 20MASTER DEVELOPMENT %.AN {I APPROVED 1-31)a M1(EWOOEPIKE 'c+��e IUSROUTE yrv1ILLW00DPIKE .50! '~ :L`_� IS ROUTE 50) — _'.""""%fir---.e......w: •. �i — -_ — — '�_ ram`._ _ � — oc—i — — .— � •: --- 1 •� a �x ,, a\ I 1A L OD Z_ w f ••I • ` •• r, ' Iw ' • `COMMERCIAL •`:�` � ICI \ ••• � \ :r: Jr I TAT I I • ' �, :r: : f :r: Carpers Valley ' Industrial Park Rezoning Land Bays\ ' •. ffi 122.18 Agues Gross : r. Zoned M-1 \' : r� (IncOdaq o�' \F\ • ��.• r • \ �•:• •': I : r DR,ti'� � � / m : r• .� •� rn c • COMMERCIAL ' r •; 1 ;I 7. 525up 1KING �•................••......6..................3 . ..... ....................� gE7 CK CK EXISTING COVERSTONE DRIVE J _Ekft Secnon of COverstone Dr :JSAIQ UEt,x:A,LG %OF. FINRE. FAN51'GR'AittiN T--- WP E E 5 PUBLI SAFETY CENTER 94 R� . • .PROPOSE. (FTOM Per Remnrcg 11-05) ENTRANCE 1 ICI III I + WINCHESTER REGIONAL AIRPORT i+ ZONED RA Ic 0' TRAIL Carpery Val ' Industri Rezot4 and Bay ;-�'122.18 Ayes Gross ��•,Zoned M-1(tndustnal) - 0 200' Q0' •�•� do Governor's Hill Rezoning Land Bay 1 116.9 Am Gm -- ZONED RRIRtvtlenMq REFER TO GOVERNORS HILL FIII MASTER DEVELOPMET PUN APPROVED 1-" 1 � �I �f I I 11 II CATEGO ZONING STRICT I BUFFER I I \1 too i FdMERCIAL • �, ''�� '� \ •� \\ ARMORY SITE �NO� •� • `. \�\ (pvfk d Per Rezoning 11-05i •• \ PrDWAd V\ Connection •• COMMERCIAL •\ ! to Arbor Court • ' : �?�� - . �-`. (per Proffer 3,1) •�\ 0 0 ESR0AD ROW RESEERVATION AS Governor's Hill Re=ing ROW R/ REWIRED FOR EXTENSION TO Land Bay 2� PROPERTY LINE 13.6ACV Grm II Zolfo R: IGwwmW' REFER TO GOvEW wS H1,L F91AL MASTER DEVELOPMENT PLAN \ APPROVED 1-3D09 ` U N w .2c U<LL 0 �> cna y „m Owe Z_3c Z W a � D Y U 3 o�LL �03 mwz _=w pp2U W W 6 Wya D �w 0 zia a � Y Z � gQ gg a 3 J Q Z U y ofw L_ p a_1 Z y wo O Z W r,g i U > 0 =� UJ W C! u J p C) Q m� a LU LU W ?_ i N Z u U) J = 0 w 0-1 a_ w - a HINEX18001 R 2018-10-12 rAwG suu< 1' = 200' r Br KLM ­v y DLF CS101 SI•EET 1 OF 1 Y. LENGTHEN SB LEFT -TURN LANE F 4` r3 BY 155 FT BY RESTRIPI CENTER TWO-WAY TURN • — .� • 9 ' Ufited Ban "-F, i jiFaWteifd W7 costco i GatCostco J - .— — is ✓` hote' ale j fed _- -- •tea4��Of S Wk Golden z--- - Corral — ` �, ?• • - • . our Guile 1Y91"' ;' �/ elev bBl 114 3 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 F--M BASE SOURCE: FREDERICK COUNTY GIS o 1 w zoo' �YT REQUIRED IMPROVEMENT ALSO PROFFERED BY OTHERS: ADD SEPARATE SB RIGHT -TURN LANE (100 FT w1100 FT TAPER) Y \ - Ct;STER A MODIFY SIGNAL INCREASE EXISTING TURN LANE TO ` 300' LANE AND 200' TAPER; ADD 100' SECOND LEFT -TURN LANE WITH 200' TAPER FOR DUAL LEFTS s �SO/1�� i <<� it.. �� WIDEN NB APPROACH BY v44 ONE LANE TO ALLOW FOR 2 DUAL. -EFTS AND A 'F SEPARATE RIGHT (350 FT ` w1200 FT TAPER) jR• :t 0 150' 300' FIGURE UPDATED 2018-10-03 WC Proffer Comparison REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL, DATE OF PROFFERS: 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 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 commerciaUemployment 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 PI-IR&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 1MDP. 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 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 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. 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 (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. 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 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. As this improvement has been completed, there is no affect on either Governors Hill Land Bays. 4. PHASING OF RESIDENTIAL DEVELOPMENT 4.1 Bui)ding 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. 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 swimnvng 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 I 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 confornuty 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 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. 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 1st of each year, the surn 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 deternnine 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 S1,714 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 unit. This proffer only applies to Governors Hill Land Bay 1 and therefore not affect the Governors Hill Land Bay 2. 11. ADMINISTRATION BUILDING: 1.1 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 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 wouldnotbe 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 corununity center, walking trails in Laud Bay 1, swimming pools, all comrnon 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 reftrse 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 "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 arc 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 ar&as, 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 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 infi-astructure 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 constnict Coverstone Drive as a full section with raised medians on a minimum 90' right-of-way, utilizing the following phasing schedule: P14ASF 1: Phase I shall consist of the frill four lane section including a tcn-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 pernnit 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 Inverlec 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 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 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 from Point D to Point E or for a maximum distance of 800 feet when the alignment of Relocated 522 has been deternnined 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 detern-ined 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 finds 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 fiill 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 Tnverlee 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 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. 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 Hill 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 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. 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-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. 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 15.11 The design of off -site road improvements shall be in general conformance with the plan entitled "Governors Hill [toad 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: Phase A improvements shall consist of improvements at the Industrial Park does not require intersection of Millwood Pike/Invcrlcc Way/Coverstone Drive the connection of Coverstone and shall be completed coincident with Phase 1 Coverstone Drive to Millwood Ave, this proffer only applies to Drive construction per Proffer 15.2. Governor's Hill Land Bay 1. Phase B: Phase B improvements shall consist of improvements at the Carpers Valley Industrial Park intersections of Millwood Pike/Prince Frederick Drive and is proposing improvements at Prince Frederick Drive/Costello Drive. Phase B improvements these intersections as required by the impacts shall be completed coincident with Phase 2 Coverstone Drive identified by the TIA. construction 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 esti hated 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 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 commercial 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-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 zoning. 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. This proffer only applies to Governors Hill Land Bay 2 and therefore does not affect the SIGNATURES APPEAR ON THE FOLLOWING PAGESGovernors 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 JGR Three L.L.C. By: JPQ Three L.L.C. Managing Member A hard Diek,4MAager STATE OF VIRGINIA, AT LARGE Tq wit: The 2014,bcb,�mg mstrumnt vy s ail ( ledged before me this 1Q/ "day of t� c Xbyk-4 Notary NOT 2 ' Q PUBLIC BEG. #138M38 MY COMMISSION Q = �� p� •, DWIRES � - Page 12of12 � 000��03 REZONING: PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: I 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 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") 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 sliall 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 CD CD 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 sliall 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 Properly 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 cormnereial 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 1 in accordance with zoning district, the Statement. e developed as one single applicable ordinances and MDP as approved by the Page 2 of 12 and unified development regulations for the R4 Board, and this Proffer 3. ACCESS TO ARMORY PARCEL O CO 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 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 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 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 281 st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible arclvtectural 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 of 12 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. 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 pedcstrian/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 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 4 of 12 9. PARKS & OPEN SPACE: CD CD cd� 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 sliall 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 stonnwater management facilities not dedicated to public use in Land Bay 1, for each area subject to thew 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) cornmon buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such Page 5 of 12 !: CD CD .r- association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refusc 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 6 of 12 14. ENVIRONMENT: CD CD Ul 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 I: Phase 1 shall consist of the full four lane section including a tell -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 1 improvements shall consist of all necessary improvements, including signalization when warranted by VDOT, to create a four way intersection at the existing intersection of Inverlec Way and Millwood Pike as shown on the MDP. 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. 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 Inverlce intersection prior to November 1, 2015. Page 8 of 12 CD 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 Coverstonc 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 1. 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 Coverstonc 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 CO C7 15.1 1 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 fbet 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 Drivc/Costello Drive. Phase B improvements shall be completed coincident with Phase 2 Coverstone Drive constriction 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 constriction 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, finrther, 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 CD CD 15.14 In the event any proffered off -site road improvements arc 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 fI 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 JGR Three L.L.C. CD C:D By: JPG Three L.L.C. Managing Member -�" L ,z R chard Dick, Mai ager STATE OF VIRGINIA, AT LARGE C�t���TC'V1C 5 -wit: The fore ping instrum tit as acknowledged before me this _J)kday of �r+n 2014, by� � Gi1pt,Y � �� Q�c:.l�-- My cot asio irens `� 31 1 g Notary Public / NF �' • NOTARY%L PUBLIC REG. #138448 = � S t,/IY COF.4NJSSIOtJ : ¢ _ p • EXPIRES Page 12 of 12 THIS SUPPLEMENT TO REZONING APPLICATION, made and dated this av—htay of September, 2014, by and between JGR THREE, LLC, a Virginia limited liability company, ELLEN, LLC, 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 J. DICK and MICHAEL E. DICK (the "Owners") and COUNTY OF FREDERICK, VIRGINIA ("Frederick County") RECITALS: A. The Owners are vested with fee simple title to those certain parcels of land being more particularly described on Exhibit "A" attached hereto and incorporated herein by reference as if set out in full (the "Property"). B. The Owners have previously submitted that certain Rezoning Application Form, that certain revised Proffer Statement and that certain Special Limited Power of Attorney to the Frederick County Department of Planning & Development as part of a request to modify and amend the Proffers previously approved for the Property (the "Rezoning Application"). C. Through inadvertence, the Rezoning Application was not signed by all of the Owners of the Property. D. The Owners intend to correct said omission and hereby ratify and approve the Rezoning Application and all documents submitted in connection therewith. NOW, THEREFORE, WYI NESSETH: For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: 1.Recitals: The Recitals are made a material part hereof and incorporated herein by reference as if set out in full. 2. Approval of Rezoning Application: The Owners hereby ratify and approve the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith, and are bound by all such documents, as evidenced by their execution of this Supplement to Rezoning Application. This Supplement To Rezoning Application is made part of the Rezoning Application, that certain Proffer Statement bearing a revision date of September 18, 2014, that certain Special Limited Power of Attorney dated September 19, 2014, and all documents submitted in connection therewith. WITNESS the following signatures and seals: JGR THREE, yL�LC BY � (SEAL) HN G. RUSSFLL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF to -wit: The foregoing instrument was acknowledged before me on the-24 day of !�►.�j+,s _ , 2014, by John G. Russell, III, who is Manager of JGR THRFE, I,LC, a Virginia Limited Liability Company. My commission expires onEypras i". - D" �J NOT PUBLIC CD 0 tV N CD 0 N c.J ELLEN,LLC B • �1,� �f �% (SEAL) OHN G. RUSSELL, III, Manager STATE OF SOUTH CAROLINA�T LARGE, CITY/COUNTY OF I ✓6r1- to -wit: The foregoing instrument was acknowledged before me on the ZG day of Ordr , 2014 by John G. Russell, III, who is Manager of ELLEN, LL.C, a Virginia Limited Liability Company. My commission expires OM TARY PUBLI C-) LCR, LLC - lB : Zale_,__ SEAL) LIN C. RUSSELL, STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF%sat, to -wit: The foregoing instrument was acknowledged before me on the t_(_ day of Sri TtX grn— , 2014, by Linda C. Russell, who is Manager of LCR, LLC, a Virginia Limited Liability Company. My commission expires -Ion Expires: 2C c; �" NOT PUBLIC 0 4 �7 v O N MDC 1•HREE, LLC By: / (SEAL) IIN G. RUSSELL, 111, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY OF 1,r' , to -wit: The foregoing instrument was acknowledged before me on the ?-6 day of 2014, by John G. Russell, III, who is Manager of MDC THREE, LLC, a Virginia Limited Liability Company. My commission expires NO A Y PU .IC SUSAN SANDERS, LLC By: , (SEAL) HN G. RUS FLL, III, Manager STATE OF SOUTH CAROLINA, AT LARGE, CITY/COUNTY , to -wit: The foregoing instrument was acknowledged before me on the -6 _ day of 2014, by John G. Russell, 111, who is Manager of SUSAN SANDERS. LLC, a Virginia Limited Liability Company. My commission expires C - NOT Y P[ 1B1.TC �' ry CD CD N c-n LIBI;RT HILL, L.C. / By: BLt4-`' / (�EAL) IC - ARD G. DICK, Mainager STATE OF VIRGINIA, AT LARG CITY/eebl- � OF I , to -wit: The foregoing instrument was acknowledged before me on the Aq -day of 2014, by Richard G. Dick, who is Manager of LIBERTY HILL, L.C., a Virgi iia Limited Liability Company. ,++�� � Wy, commission expires PON M. BU CIA :.rP•''NOTARY '••.�� ; PUBLIC NOTARY PUBLIC • * NEG. #258315 •: my commissioN lie = E(PI •r\ (SEAL) �'•,��0•o�J TIRO AS A. DICK, by RICH DICK, his � i,,�, FA LT +A'3 �` Attorney -in -Fact STATE OF VIRGINIA, AT L R ;E, CITY/C'6 ?d`Y OF to -wit: The foregoing instnanent was acknowledged before me on the oZ`f �` day of 2014, by Richard G. Dick, Attorney -in -Fact for Thomas A. Dick. My commission expires .3 ol.?- ON M. NOTARY PUBLIC NOTARY PUBLIC it REG. #258315 : ,k W COMMISSION Q LT" OF OliII++ O O N 01 SEAL TIMOTHY J. DICK, by RICHARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIA, AT LARG C1TYfE9d-)"d-T OF , to -wit: The foregoing instrument was acknowledged before me on the 0 4—day of 2014, by Richard G. Dick, Attorney -in -Fact for Timothy J. Dick. \\`,,IlllI, ycommission expires LQI FON M % NOTARY � PUBLIC NOTARY PUBLIC G. #258315 n MYCOM,'ASSION o o PIF s%'_L 3EAL) 7 MICHAEL E. DICK, by RICHARD G. DICK, his Attorney -in -Fact STATE OF VIRGINIA, AT L RGE, CITY/eabwTr OF ' �� , to -wit: The foregoing instrument was acknowledged before me on the Q_q 4Lday of 2014, by Rich ard G. Dick, Attorney -in -Fact for Michael E. Dick. My commission expires ,,/'' Aq� ON, M B(J�`� � NOTARY PUBLIC POAR U�� '• yY : UC NEG. #258315 : �r MYCOP,MISSION Q O ', PIR A LT" \ /'III IIIII\1\\ lJ CD EXHIBIT "A" 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. 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 fill]. Tax Map No.: 64-A-86 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 The foregoing Parcel One and Parcel Two are the same lands acquired by the Owners by that certain Trustee's Deed dated December 30, 2013, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 140000018, MLB/porn/smb OForeclosureTarpers Vallcy Supplement to Rezoning Application 9.26,E 14 OFFICIAL RECEIPT FREDERICK CIRCUIT COURT DEED RECEIPT DATE: 10/16/14 TIME: 10:12:08 ACCOUNT: 069CLRI40008703 RECEIPT: 14000018099 CASHIER: VHE REG: WE17 TYPE: OTHER PAYMENT: FULL PAYMENT INSTRUMENT 140008703 BOOK: PAGE: RECORDED: 10/16/14 AT 10:12 GRANTOR: CARPERS VALLEY DEVELOPMENT LLC EX: N LOC: CO GRANTEE: CARPERS VALLEY DEVELOPMENT LLC EX: N PCT: 100% AND ADDRESS : , RECEIVED OF : FREDERICK COUNTY VIRGINIA CHECK: $40.00 DESCRIPTION 1: SH DIST PAGES: 29 OP: 0 2: NAMES: 0 CONSIDERATION: .00 A/VAL: .00 MAP: MISC PIN: 301 DEEDS 28.50 145 VSLF 1.50 106 TECHNOLOGY TRST FND 5.00 TENDERED 40.00 AMOUNT PAID: 35.00 CHANGE AMT : 5.00 CLERK OF COURT: REBECCA P. 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M YN �aOgmw m�pl � �—— �' Yw� Govemors Hill OVERALLPLAN MASTER DEVELOPMENT KM " ' '• _ naam •�•� wr rya �r n. c IMIDEIOOICUMM1. VVkQW 2 a 1 wxe � M�•Or �e11e• Me111e •�N • Ae•eelelee �^ y^••-• ^-M-• -��• •�^1• I.tTf�e1 I1it:L� r�erms�• r wmfrls w>o.o wt rn as" 410001. ✓' .� i 4 Land Br, 2 •.vim \ ,` +� r r ~~ �' go ar 13, allow Will �blo. xx. r ..a. "'" ►.u.• aun• Most a •w..l.u. GOV'@f110f8 Hln G�wa 7rw1� nw.. I.�r.�r rwsu _ + c ar. JOB a�.l . >o * MASTER PLAN MASTER DEVELOPLENT PLAN """ .a.. •,�' � . .. I � tr1 �L1 � t,etm s�. '� •. �r ors e.n .r� 00 11 rnimas r,VM[wcX000".Wwn4A � 3o 4 .+..•ter r`_•' i••r.�i.•'•r..r. :. .. 4 =.1� rr.r.w..__.rr•.r ►.tt.. M.ttl. •..t 4 •......1.. h Ydwmoom obown a M. pop 1. for Ydwmod" PWPN o ab i — — Govemors Hill DARY SURVEY 3 APPROVED MASTER DEVELOPMENT PUN �"' •"� *WER STATEMENT j I • w n®9o1 olam. r tO.M .w 4 0 4 — 1 u,.... ll O ( 1 � .. `I y ran w• .. ,.•!•. � rrarr n.r ���� rrua rwawrr /►�- o ur wr rrr — rn rr -iO tYt� . W IAO u. •,, • • •• rW.trt __ rnu tw r W j .. ui 4.0 e •-� ura �r r .an ..t r rs � W ut, r rim •� r W�ywttW 1rtr. It tt r ■ � r¢ I a •i r� �5 � I � ! I`9TE IMPROVEMENTS COVERSTONE DRIVE PROFFERED CONSTRUCTION REWIREMMENT PHASE A PHASE I PRIOR TO FIRST COMMERCIAL OCCUPANCY PERMIT OR RES DTIAL BUILDING PERMIT � PHASE B PHASE 2 >• PRIOR TO OCCUPANCY PERMIT TO ALLOW OVER 400,000 OF COMMERCIAL BUILDING FLOOR AREA PHASE C PHASE 3 PRIOR TO OCCUPANCY PERMIT TO ALLOW OVER 8W,000 OF COWIERCIAL BUA DING FLOOR AREA ■ ' PHASE 4 (DESIGN OILY) COVERSTONE DRIVE OFF -SITE TO FUTURE OUTE 522, RESPONSIBILITY ENDS 30 JUNE 2018 --t U.S. ROUTE 50 - CUSTER AVE - PRINCE FREDERICK OR. COVERSTONE DR. - COSTELLO DR - PRINCE FREDERa DR. I A fit" 1 U.S. ROUTE550 - INVERLEE WAY - $IlE DRIVEWAYJCOVERSTONE DRIVE U.S. ROUTE 50 - SULPHUR SPRING ROAD OFfSITE IMPROVEMENTS PHASE A sr+rcw�re >• PHASE 8 �— • PHASE C T N Z O U W N Of W r_' �"IN H OF i � r DOUGI.AS F. KENNEDY I ,c tio. 21460 w o q, i HINEX18001 Hines Carper Valley Traffic Impact Study Industrial Rezoning Revision 14007 Millwood Pike Frederick County, VA Prepared For: Hines Two City Center 800 101h 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 July 2018 Revision 1 TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................................................4 SiteTrip Generation.................................................................................................................... 8 Summary Assessment & Recommendations............................................................................ 1 1 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 DEVELOPMENI.........................................................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 Site Assignments 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 = CONCLUSIONS............................................ LIST OF FIGURES --- 64 Exhibit A: Nines Carvers Valle, Proposed Site Plan......................................................................................................................... 6 ExhibitB: Site Aerial.......................................................................................................................................................................... 7 Figure 1: Regional Ma 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 Figure10: Site Distributions (Trucks)............................................................................................................................................. 35 Figure11: Site Traffic Vohunes (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 Vohunes with Growth........................................................................................................................ 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: Rothe 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 LIST OF TABLES TABLEEl: PROPOSED SITE DENSITIES.............................................................................................................................................. 8 TABLE E2: PROPOSED TRIP GENERATIONSUAIAIARY......................................................................................................................... 8 TABLE E3: ROAD IVAY NET IVOR K OPERA TIONAL RECOMMENDATIONS ............................................................................................... 9 TABLE 1: COVF:RSTONE DRIVF_ PROPOSED PUBLICSTRFFT SI'ACING.............................................................................................. 16 TABLE, 2: EXISTING 2018 LOS, DELAY AND QUFIIF LENGTHS......................................................................................................... 22 TABLE3A: VDOTRTE. 50 GRoIVTII TRENDS...................................................................................................................................23 TABLE_ 3B: VDOT RTE. 522 GRowTH TRENDS ................................................................................................................................. 24 TABLE 4: OTHER DEVELOPMENT TRIP GENERATION....................................................................................................................... 25 TABLE 5: SHORT-TERAf BACKGROUND 2020 LOS, DELAYAND QUEUESWITHOUTSITE.................................................................. 31 TABLE6: SITE TRIP GENERATION.................................................................................................................................................... 32 TABLE. 7: SITE TRIP DISTRIBUTIONS................................................................................................................................................. 33 TABLE 8A: SNORT-TF,RAf 2020 LOS, MI AY AND BACK OF QUEUE WITH SITE (INTERSECTIONS I & 2)........................................ 43 TABLE 8B: SHORT-TERM 2020 LOS, DF,LA }'AND BACK OF QUEUE IVITH SITE (INTERSECTIONS 3 & 4)......................................... 44 TABLE 9: LONG-TERAf 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE .................................................... 49 TABLE 10: SITE TRIP GENERATION WITH BUILD-OUT..................................................................................................................... 50 TABLE 11: INCRFAfFNTAL LONG-TERAf SITE TRIPS IF DEVELOPED AS HIGH -CUBE IYARE)lOUSF................................................... 50 TABLE 12A: LONG-TERAf 2024 TOTAL, CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS I & 2)............................................. 55 TABLE 12B: LONG-TERAf 2024 TOTAL CONDITIONS LOS/DELAYS/QUEUES (INTERSECTIONS 3 & 4)............................................. 56 TABLE13: TURN LANE SUMMARY....................................................................................................................................................62 TABLE14: SITE 1AIPACTS.................................................................................................................................................................. 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 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 NowSf'Id 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, 10t" 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. Penn no = 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 r--------------- PENNONI HINES CARPER VALLEY TIA •t i II NV. uuinli�l 1rl 9 Exhibit A May 2018 CARPERS VALLEY a F I -I `.,. i114:12 HINES ■ V* i �' yy55 1 r Source: Frederick County GiS (frederick.va.us, accessed 05-18-2018) Ak 01 N NOT TO WALL _ HINES CARPERS VALLEY AERIAL VIEW CURRENT EXHIBIT B • TRAFFIC IMPACT STUDY SITE CONDITIONS FREDERiCK COUN'y, VA 31, _%fCi 4 i'1�'1 �.I"I',,, rls lC)1'1 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 El: PROPOSED SITE DENSITIES Land Use I 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) TART F F2- PROPOSED TRIP rENERATION 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 / llt(t:1ci 'tilt) �ay� TART F Fq • ROADWAY NETWORK nPERATIONAL RECOMMENDATIONS lid 2M or movement tn Location Description 2=a "Short-term" �'torm" TWO hwemerrtal Improvement improvement New Roads Coverstone Dr east of existing terminus Extend as a two-lane roadway +approx. 750 ft +approx. 970ft at Frederick Co Public Safety Center Extend SB Rte 522left-turn lane by restriping center two- + 155 ft Rte 522 at Costello Dr way turn lane Add a separate right -turn lane on 513 Prince Frederick Or 100 ft w/100fttaper Prince Frederick Drat Costello Dr 100 ft w/ 100 ft tape r, Add a separate left -turn lane on NB Prince Frederick Dr with thru transitions Turn Lanes Extend EB Rte 50right-turn lane +425 ft w/ 100 ft taper Add a second left -turn lane on NB Prince Frederick Dr 350ftw/200fttaper Rte 50at 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 50at Prince Frederick Dr/Custer Ave Traffic Signal geometry and FYA left Timing from Short - turn operations Term Pen o Clf�i(s ."{1.II-I-ltl-1(-l( )� 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 951h 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 951h 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 (iiC lill ld t i respectively, in the PM peak hour and the 95th 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. i 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, 101h 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 ni � 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 Previous rezoning approval in 2008, turning movement counts at the study intersections, with subject site as office and commercial uses; • Development of a Synchro model for the study area to project existing and future traffic conditions, Revised scope for reduced land uses to • Based on growth between 2018 and 2020, development of short-term forecasts for a phased 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, review impacts to Coverstone Drive extended without direct access to Route 50 • 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. (Pe�nnon _ r rI I N j V Nor To sc Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) 0 0/2 a ate. SITE Sul ur rims Rd 01 I k, * FBI SITE qa i? NFCU SrMb 0 3 NFCU=NAVY _r FEDERAL C R E D IT UNION ro v N N � 1 * OTHER USES I o INCLUDED IN STUDY HINES CARPERS VALLEY FIGURE 1 • - ' TRAFFIC IMPACT STUDY REGIONAL MAP Project M HINEX18001 IREDERiCK COUNTY. VA July2018 F Study ' interExistsection M2 Intersection / , ( Existing Study intersection M1 0 � fit, �R \'�► �� I �5, Existing Study —O 1 Intersection 03 Existing Study . r, SITE Intersection M4 �., Additional Site \� Driveways / ♦♦ (Build Out) `\ Approximate �v�(\ Site Initial Site V(,\ Boundary aa! Driveways (Phase 1) ♦ Y1 Study Area I ♦ I� v N —1 J O ICA r Source: Frederick County 61S (frederick.va.us, accessed 03-23-2018) HINES CARPERS VALLEY FIGURE 2 • - ' TRAFFIC IMPACT STUDY SITE LOCATION & STUDY AREA P-j"19111NEX18001 FREDERICK COUNTY. VA Ju4:018 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. 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. • 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 132/I33 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. TABLE 1: COVERSTONE DRIVE PROPOSED PUBLIC STREET SPACING Intersection Spacing (ft.) (1) 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. f�ennoni 'I WINCHESTER ,a A I»r lnfnffxc 87 [a.Jur s Pn-pr►ded—� +. s [cmdp o/ AxewAe tpnRt+n[e si ,..,wan[ X VA code ! t l • 2235 1 i %OT TO SCAI[I Source: Frederick County, VA (fcva.us, accessed 05-15-2018) Eastern Road Plan - Dec 201 ��'��,• New Major Arterial Improved Major Arterial • _ . New Minor Arterial 0 `/ Improved Minor Arterial • ♦.. New Major Collector Improved Major Collector •���. New Minor Collector Improved Minor Collector Ramp Roundabout Trails ".. Future Rt 37 Bypass • w • Urban Development Area Sewer and Water Service Area Rural Community Center 20JS Comprenensrvt Ran Mar Adopted January 25, 201 1 Amended Oecembe, 13 201 J 0 0.5 2Mor. HINES CARPERS VALLEY FREDERICK COUNTY FIGURE 3 TRAFFICIMPACT STUDN TRANSPORTATION PLAN MAP `-J"'""'"EXISMI Jnn 2018 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. Figure 4: VDOT Functional Plan The existing roadway network does not include a continuous pedestrian access. Bike lanes are not included in the existing roadway sections. t-Oti,re i ransportation Imuruvemeii.z 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. (Pe on 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. i.i;ltfTr IC t?l)Q:r-a H,oriS 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. Pen �� • 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. �____ � Pen o 7 Fairfield I-`l `F1 Innp Ctl Suites s O` O �( 0 J% g�, p Con f� Wholesale OVRERCI)LL:COs C- iP O u 18 480 h„ a t C '^ TV41. 22 (214) 4_� 1 (0) A.� 67 (197) l' Costello Dr Nottl Entrance 10 (8) C� rp N t IF 0(1) ... ON 6 (0) mill v Z� ,1 ,550 O o 3,840 v u u C � 4 fn cr7 Costello Dr 42 (125) mo 31 (3)-- t vi o MIMI i ® I I I Commnne Dr I I 21 (4) o W u N L U LEGEND IQ STUDY INTERSECTION LANEGEOMETRY I'tr VOLUMES p40 EXISTING 10(10) AM (PM) hf i+ IMPROVEMENT 1,000 AVG DAILY TRAFFIC A(A) LEVEL OFSERVICE-AM(PM) A(A) APPROACH LEVEL OF SERVICE OVERALL: C (C) O OD) p (R f4j � o° 2 \ P US Army / I \Corp of \ Engineers c°`P/'S�°�P���,/' SITE County C/ County \ � Public Safety 4 O 3,010 F.0(7) c y -t— 496 (953) CD O 52 (61) N Route50 2(9)R✓ t` 29 (80)1.+ o��� _ 0% 798 (668) — a 105(19)3"ItA u- 3,9 0 a PROPOSED INTERSECTION Center \♦\ ) 5 ♦ � ' NOT TO CAL' \ PROPOSED INTERSECTION HINES CARPERS VALLEY EXISTING 2018 FIGURE 5 . TRAFFIC IMPACT STUDY TRAFFIC CONDITIONS Project # HINEX18001 'REDERiCK COUNTY, VA Ju1y1018 SLl)d -re nr -1. rvlcrwl- ')ni Q I nq r)FI AV ANn nt]FUE 1 ENGTHS N lownectioa Tnrtie ControY Mitigation laae/Approach Storage Leib (B) AM Peak How PM Peak Hour LOS Delay (seec/vek) Back of Queoe (R) LOS Delay (secNeb) Back of Queue (R) I Route 522 � Comb Dr & HowlFrtrance Signalized EMT 40 D 44.7 22 F 103.3 26 EB/R 40 D 42.9 0 - EB LOS - D 44.0 - F 103.3 - WB/L 120 D 42.3 52 E 64.2 146 WB/L'T 3,000 D 42.2 52 E 64.2 146 WB/R 1,400 D 40.0 0 D 50.1 74 W13 LOS - ll 41.7 - E 56.8 - NB/L 100 D 44.4 5 - - - NB/1'f 475 A 8.6 116 B 18.2 225 NB/TR 825 NB LOS - A 8.6 - B 18.2 - SB/L 195 D 42.8 63 E 63.5 316 SB/i-1R 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 Pence Frederick Dr & Costello Dr Uruigrlaliud EB/L 350 B 10.0 5 B 11.9 20 EB/R 3,000 A F-A 9.4 3 A 8.7 0 F,B LOS - 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/TR 1,410 _ - - _ SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prince Frederick Dr gt Custer Ave Signalized EB/L 150 D 48.6 49 D 51.0 11138 F M 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 W B/ITR 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 #220 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 1 23.4 - C 33.7 - FB = Eastbound, WB=Wcstbowld, NB = Northbound, S13 = SOuttlDouno, L: LCII, I; I nrll, R. - g- Storage lengths uehlde half dlc taper. Continuous lane lengths are to upstream intersection. TBD: To Be Determined it - 95th percentile vohunc exceeds capacity. Pen 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 313 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 Ro4da SO WIIMeod P W FroM Royal Pike (Routs S22) so Carpers Valley Rd (PAmW 723) E%civs pew Raba EMdvs 0"mm Robs YEAR AAOT WAR AAWOT 1 YR 2 VR 3 YR S YR 10 YR 1 YR 3 YR S YR 10 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 5.9 % 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 63% -3.6`/. -22% -1A% 2013 17,000 0.0% -5.3% -3.2% -1.6% 2012 16,000 00% -5.6% -62% -1.7% 2012 17.000 0.0% -5.3% A -1.1% 2011 16,000 -158% -5.6% •5.3% 2011 17.000 -15.0% -5.3% -3.2% 2010 19,000 0.0% .4.8% -2.0J, 2010 20,000 0.0% -1.6% 00% 2009 19,000 0.0% -3.3% -1.0% 2009 20,000 0.0% 0.0% A.0% 2008 19,000 -13.6% -3.3% 0.0% 2008 20,000 -4.8% 0.0/ 0.0/ 2007 22.000 4.6% 3.2% 3.01/ 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 Raley -0.2Y. -0.55: -/.1•/. •1.6% Avg Orow Ur Rale s; 0.2Y.1 -0.2'/. •0.6Y. -1.0'/. SOIRCE VDGT, TrarrC Ergn-9 uv , ua.ry 110nc varma csonvroo. o...r...... �.... •. ••�••.• v v •••�• Pen TARLE RR • VnnT RTE_ 577 (-;ROWTH TRENDS ►opeenelu Rd (Raw 6") b RoS0 plikVo d pike) 9bellye Gevolh bW 9bdM Growth bbs YEAR MDT 1 vR 2 YR S Yot S YR 10 YR YEAR AAWVI 1 vR 2 YR S YR 10 vot 2017 15.000 0.0% 0.0% 2.3% 1A% -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% 0.01% 0.0% 2013 14.000 0.0% 0.0% 0.0% 0.0% 2013 15,000 0.0% 00% 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% 2D08 15,000 -63% 0.0% 1.4% 2007 16.000 6.7% 22% 2.7% 2007 16,000 6.7% 2.2% 2.7% 2006 15,000 0.0% 2.3`/0 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.ODO 7.1 % 2003 14.000 0.0% 2003 14,000 0.0% 2002 14,000 2002 14,000 Avg Growth Raley 0.6% 0.4% 0.0%-0.2% Avg Grow 01 Rates 0.9'/, 0.9% 0.6% 0.4% SOURCE VDOT,Tralr. Eigi cmgll-bn, DOIIVTro,c Vol- Evi-les SOURCE VDOT, Trallb EngheerVv DNMbn, ON�Iy Immc VNunfa tsl�maros. Pen / n P 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. Voit.j3,4?S \hill; i�r'r��vlrl Traffic volumes are summarized in Figure 6 for the 2020 conditions with ambient growth only. ""1.1,"'r IC', e VI c) 1:) 11 -1 o i I., 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. TART F 4. OTHER nEVELOPMENT TRIP GENERATION Use AM PM In Out In Out FBI 337 48 56 304 NFCU S14 16 34 549 Pen � Fairfield Inn & Suites /l_ j� c 0 19,0401 r�a Wt, 23 (220) q.— 1 (0) 69 (203) L� 1{otel Entrance Costello Dr 6 (0) O Q' 3,960 k �1 Costello Dr r 43 (129) wi 32 (3) i>♦. �l N 1,7 ® I I I I I Covcrstonc Dr u 21 (4)r.% e os u N 0. V 0 < 3 ]00 o o tZ:;. 0 (7) v GD 511 (982) � 51 (63) N �I(1) Route 50 44 2(9)G�! 812 (688)—s1 N 'G a 108 (20) -7tA w 4,060 0. 0 PROPOSED INTERSECTION LEGEND OI STUDY INTERSECTION LANEGEOMETRY Me VOLUMES �1�✓ EXISTING 10(10) AM(PM) IMPROVEMENT 1,000 AVG DAILY TRAFFIC M; 00 dp�ke 30 Costco 4 Wholesale � a ell ro 2 /", / 1 US Army / I \\ Corp of Engineers °`P-S�0"), SITE Frederick ' County Public Safety 4 Center ` `♦ 1 5 ♦ � ' 6 ♦ 1 t N • r+oTr ru sc,+1.1: PROPOSED INTERSECTION HINES CARPERS VALLEY BASE 2020 TRAFFIC VOLUMES FIGURE 6 f TRAFFIC IMPACT STUDY WITH GROWTH Pr"ojecIIIIIINEX18001 'REDERICK COUNTY. VA July2018 O O o 43.0(0) 4-0(0) Costello Dr lintel Entrance 0(0)�� o ^ 0 (0) 0 ® I I I I I Coverstonc Dr u o (o) "tA s ee u•` U L U O PROPOSED INTERSECTION LEGEND Q STUDY INTERSECTION LANE GEOMETRY 'I10 VOLUMES sjjQ f, EXISTING 10 (10) AM (PM) htr+ IMPROVEMENT 1,°00 AVGDAILYTRAFFIC ��` e� Q(� �' Q 2 1 (: Arm Corp of / Engineers ' \ SITE Frederick \ urt Coy Public Safety 4 Center I O \ ♦\ 1 5 ♦ � ' \ n v 1 / I PROPOSED INTERSECTION \ 1 V _ HINES CARPERS VALLEY OTHER DEVELOPMENT FIGURE 7 TRAFFIC IMPACT STUDY TRAFFIC VOLUMES WITHOUT hojecll1IIINEX18001 -REDERICK COUNTY, VA SITE July2018 )0 ViilEhouI: I'Jit'_ plc' 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. Lek I�)(f-C;S6IIP 1V'10CI- t, 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. r-I,-iUIIS ���ll3_tt. 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 (Pennonif ;I i(-I Ir, J' f _', tlldlI 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 5. l Fairfield �r pFl 9r Inn&p 41 Suites Oi O 0 G40IOJ F O 4Z) 1 Coster, Wholesale OVERALL: �T g (C) O 19,0401 a x Eh, 23 (220) WI(U) Q•0 j� 69 (20J) Costello Dr Hotel Entrance 10 R) - N 0(I)—+ � o w 6(0)L v_ v 17,050 O o 3,960 � L Costello Or v 32 (J) aL?.,, Yl F = � o 1,750 I ® I I I I I Covcrstone Or 21 (4) _l n U lip U LL LEGEND OI STUDY INTERSECTION LANE GEOMETRY I t if VOLUMES ,14v, EXISTING II) (10) AM (PM) hl� IMPROVEMENT 1,000 AVGDAILYTRAFFIC A (A) LEVEL OF SERVICE • AM (PA1) A(A) APPROACH LEVEL OF SERVICE OVERALL: ��� C (D) O 1 O � O P� ' ( \ I Q 2 US Army rprl / 1 \Corp of \ Engineers cG`PrSrG°Po��,'' SITE (rederic County ' County Public safety 4 O > 3,100 6 ` . 0 (7) 556 (1579) 54(63) ) N Route 50 M i1 30 (92) M ir to IM1 (75J)r� N 108 (20) ".% 1, c 4,060 d PROPOSED INTERSECTION Center 5 I �6 1 NOTTOSCALF. PROPOSED INTERSECTION \ 1 V HINES CARPERS VALLEY 2020 BACKGROUND TRAFFIC FIGURE 8 • TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Pm1ecLIfIIINEX18001 "REDERICK COUNTY. VA July 2018 III'. .'Jlti Pit" TABLE 5: SHORT-TERM BACKGROUND 2020 LOS, DELAYAND QUEUES WITHOUTSITE M IstersecUoa Traffic Costroll Mitigation Lane/Approach Storage Lengths (R) AM Peak Hoar PM Peak Hour LOS Delay (scclveh) Back of Qoeae (R) Ws Delay (sec/veh) Bade of Queue 00 I Route522 Cosoeb Dr & Hotel Entrance Sigrc+l¢cd EB/LT 40 D 44.5 23 F 103.3 26 EB/R 40 D 42.9 0 - - Eli 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 - NWIT 475 A 7.8 116 B 18.6 230 NB/iR 825 NB LOS - A 7.8 - B 18.6 - SB/L 195 D 49.0 63 E 63.9 323 SBrM 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 Price Frederick Dr 8c Costelu Dr Utuig>alizcd 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/TR 1,410 SB LOS - 0.0 - - 0.0 - Overall - - 2.5 - - 4.6 - 3 Route 50 & Prince Frederick Dt & Custer Aye Sibmal¢ed FbshiogYellow Arrow (pro(ecwd/pemissive) for EB & WB le -Hs EB/L 150 B 11.2 24 C 22.7 62 EB/TT 890 D 39.1 11718 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 WBrM 1,140 B 15.8 184 E 68.9 #806 WB LOS - B 16.1 - E 66.7 - NB/IT 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 - C 32.0 - D 54.7 - -EB = Eastbound, WB=Westbotnd, NB = Northbound, SB = Southbound, L: Left, T: Thnu, It: Right -Storage lengths include half the taper. Continuous lane lengths arc to upstream intersection. TBD: To Be Determined It - 95th percentile volume exceeds capacity. Pen Nowe irJltil(: SITE TRIP GENERATION Trip generation for the site was based on the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th 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 Change In Trips from by-right-39,277 -751 -379 -1,130 .1,651 -1,898 -3,549 Percentage Change -93% -72'0 -89% -76% -97% -87% -91% NOTES; TRIP RATE SOURCE, Institute of Transportation Engineers (ITE) Trip Generation Manual, edition as noted in !able above. ITE Land Code shown as the first 3 digits. (2) Averago rates used for General Dght industrial In lieu of regression equations because the square footage (Independord variable) Is outside ilia range of data. (3) Pass -By trips and internal trips with residential uses not Included In comparisons. Pen . LAW LWTG Ne wr.! DMIY AN IEAR'NOLrR INIF.AI-HOUR CODE(1) EJiM. UfF- Sit {'�r. (Iw J IN(N? TOW, IN OIrT TOTA/. Proposed with Revised Land Use PHASE 1 110 110.490 loth Gen. Light Ind. (Avg Rate) (2) 405.000 ksf 2,009 250 34 2$4 33 222 255 Cars (67.8% Daily, 69.2%AM, 78.3%PM) 1,362 173 za 197 ze nn 200 Tnlcks 647 77 to $% 7 ae $S PHASE2 ISa Ita Iro Iah Hi-Crbc Trarubad & Shn-Term Storage1Vdu 805.000 ksf 1,127 49 IS 64 23 58 $ ( Cars (67.8% Daily, 69.2% AM, 78.3 % PM) 764 ;n Io 44 Ia as 63 Trucks Ls Is s 20 s 13 18 Subtotal I210.000 ktf 3,136 299 a9 348 sG zao 336 Total Proposed Trip Generation (Weekday Peak) 3,136 299 49 348 56 280 336 ITEL.wICbr TGNo...! DAILY A.NIEIR'NOIIR rN/EALNOVR CODE L(SF. STu {ir: !2-rry/ IN Ot7 TOT.1/. /N (X? TOTA!_ Previous 'Coning Approval Traffic Study (8/2008) no Tl0000 71r Olficc 385.000 ksf 3,767 485 GG 551 87 423 510 s:o $zooal ,,,, slap)tagcentu 900.000 ksr 38,646 sGs 362 927 1,620 1,755 3,375 1285.000 ksf 42,413 1,050 428 1,478 1,707 2,178 3,885 s,b,e,a) Total By -Right Trip Generation (Weekday Peakf 3) 42,413 1,050 428 1,478 1,707 2,178 3,885 0Cl'l`_i (-ii-t C' 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% �e�nnonif( WINCHESTER .� / .,. ,•emu "Row, �� IS Mfg go s1.� � ;•jiJjj� as °� L 1� • 4 �0 / 35% \ ! -. •. % SITE `� Note: Distributions derived from "Traffic Impact Study - FBI Central Records Complex," In% by Cardno, September 2015; and previous commercial distributions for the site. Out% NOT TO SCALFJ Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) _ HINES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 9 TRAFFIC IMPACT STUDY (CARS) Project A HINEX18001 'REDERICK COUNTY, VA Ju1y2018 WINCHESTER S •�o SITE ♦ ♦ /r ♦I � Note: In/Out Vs may vary locally. nor ro sc,u.�' Source: Frederick County GIS (frederick.va.us, accessed 03-23-2018) HINES CARPERS VALLEY SITE DISTRIBUTIONS FIGURE 10 • TRAFFIC IMPACT STUDY (TRUCKS) Project # HIIVEX18001 REDERiCK COUNTv, VA July2018 0 100 o a R r'L72(17) 0 (0) 4(26) Castello Or Patel Entrance e 0 (0)r�`q uT 0 (0)> 0 (0) V 2 00 ® = 1,020 •• in 4o 6 (43) 1=� �g(g' Coverstone Or () L--- 130 19 til' ur 43 (6) --0- W 0 (0) V 3 0 0 0 2 J UW6 0 (0) .- 0 (0) o 01rt 61 (9) 4w0(0) Route 50 0 0)� 0 (0) 78(12)-in 1,060 a O c 340 V N Coverstone Or 43(6).0 LEGEND QI STUDY INTERSECTION LANEGEOMETRY wit e VOLUMES ,�,t f EXISTING 10 (10) AAI (PM) hf f+ IMPROVEMENT 1,000 AVG DAILYTRAFFIC (02 US Army / \ Corp of / Engineers I SITE I 1 I ♦ ' IV 1 r@ PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 11 TRAFFIC IMPACT STUDY (CARS) Project 11IIINEXI8001 REOERICK COUNTY. VA July2018 O 80 o 2 (7) o 4—o (0) � 4 2 (T) Costello Dr Holcl Fstrytce o 0 (0) lJ a � � � o (0) 0—> o(0)c�A o 0 —10-071 ® �I 160 o (0) -� 9 (36) �o(o) CovcrstoneTlllDpr u 192t� 58 (S) 0 (0) cy r 0 0 0 O o 0 (0) Route 50 o(o) - o Q 0 (0) —45� 50(.9 a` 4 00 a O 490 W N Cnvmtonc Dr n LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES ,Nl o EXISTING 10 (10) AM (PM) ht,+ IMPROVEMENT 1,000 AVGOAILYTRAFFIC PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 SITE TRAFFIC VOLUMES FIGURE 12 TRAFFIC IMPACT S'rUDY (TRUCKS) Pr(jccrll HINEX18001 cm REDERICK COUNTY. VA July10/8 IC. 1rn1)a(-1 ' fll11;, 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. GE' The Rte 50 intersection was evaluated and recommended for protective/permissive left -turn phasing by VDOT in 2017. As revised, Pennon! 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. iliJl _ 'r1 1C7i1- 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 813. 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 zozo Conditions with site without mitigation: LOS at the Route 5o 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. sic I11-1o'1�_I `;I J,i;� 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. 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 separate left turn lane on NB approach; Frederick Drive/Custer Avenue signalized intersection are Add separate SB right turn lane on as follows: Custer Avenue to address existing LOS • Lengthen the eastbound right turn lane on Millwood deficiency. 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 Pennoni 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 o d Fairfield pO`Fl Inn � Suitese$ O� O jy O � o O O\'ERALL:O •L'La O� J costco Wholesale CDS/P//o 0 1217 N ' K e C fforel Entrance to (a) 0 0(1)r� .-.- 6 (0) 17 350 O o 5,4901 u N 4 C r•i Concllo Dr 43 (129) 86 (10) h .. C M ® 1 180 0 o in 14 (80) en N NI Coovv`eersione Dr I49 Iof y� (2I) C�i" (,2) 21 (4) S It r � ■ 00 /L, oo�,p/k P G� 02 LEGEND QI STUDY INTERSECTION LANE GEOMETRY W VOLUMES `1,jo EXISTING 10(10) AM (PM) htt+ IMPROVEMENT � AVG DAILYTRAFFIC A (A) LEVEL OF SERVICE - AM (EM A (A) APPROACH LEVEL OF SERVICE OVERALL: D (1� U(Uj o� 0) o p1pJ �� � (pJ Q7 IV w a P1 P lr \n US Army \ Corp or \ Enl;lnecrs O > 3,100 U 1 0(7) 556 (1579) p � lr.•l N IC4 t� 122 (73) 1 (1) Route 50 2(9) 30 (82) IN 1441 (753) 236 (36) 71 Wy rr� U 5 590 a 830 6 u` N Coverstone Dr 101 (12) .0 CO \ `P r S/% \ PQ \ Frederick r County ~2fl) Public Safety rl , Center o iN NOTT(1SCA1.t: O PROPOSED INTERSECTION HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 13 CZ1 TRAFFIC IMPACT STUDY VOLUMES & LOS PrrojrcrIII HINEX18001 2EDERICK COUNTY. VA J111y2018 e\',V1 PO`" Fairfield Inn & O`FIOSuites O !F, o Costco Wholesale OVERALL: I3(C)Coy/ .((eJ P //OOA MITIGATION O °� wAmi 0 of9m� o �cZio ° a S r//yam Drive � O Hotel Entrance Costello �/� [,fula(hul,��i�a�►Y) Ooo 00 Q m � C a` h Costello DrTq � ao o0 D+ 'O m A LEGEND OI STUDY INTERSECTION LANEGEOMETRY TRY t11Qo EXISTING ht r► IMPROVEMENT r/uuoon EXTENSION OF EXISTING TURN LANE A (A) LEVEL OF SERVICE • AM (PM) A(A) APPROACH LEVEL OFSEROCE (OVERALL C(D) O .3 fin. Cvs /Pr 6 i B!0 P .to a Ost C �fD a� o J�� 0 2 P ! I ^ US Army `\\ Corp of I Engineers SITEPis/Oh\ �P I Frederick County (,(q'I Publicrety (,(i q Center �qJ 1 N �l�! NOT TO SCAL ` ti I oo �q U4t- Route 50 U. C W III�00000 625 FT + u + F¢- u 1-1- LL It 100 FT TAPER o 0 P C))N N HINES CARPERS VALLEY 2020 TOTAL TRAFFIC FIGURE 14 so TRAFFIC IMPACT STUDY Project 11111NEX18001 REDERiCK COUNTY. VA MITIGATION AND LOS July2018 oom ilitir, �ar;��rs V-111"y Tr Ifiic Study, "Y" TABLE $A: SHORT-TERM 2020 LOS, DELAYAND BACK OF QUEUE WITH SITE(INTERSECTIONS 1 & 2) AM halt Hour PM Peak Hoar M Intersection Traffic H Control? lame/Approach Storage Dehy Back Delay Back kadom Le� (R) Los LAX (eeeNeb) (�) (aee/vek) (R) 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 - Signalized WB/L 120 D 42.2 56 E 66.1 169 WB/LT 3,000 D 42.1 55 E 66.9 170 Extend SB Icft-turn lane WB/R 1,400 D 39.9 0 D 48.9 80 Rout 522 striping to 350 ft (to 5VI3 LOS - D 41.5 _ E 57.5 - I & Cosreb Dr acconmodale projected N� 100 D 44.4 G - queue; does not change R analysis results, Le. NWI"f 475 A 9.1 130 B 19.6 231 �1 e LOS, delay, or queue NWIR 825 Iei g&) NB LOS - A 9.2 - B 19.6 - SB/L 350 D 46.0 79 E 63.8 327 SB/I-IR 720 A 7.3 177 A 5.0 108 SB LOS - B 10.6 - C 26.2 - Overall - 11 12.1 - C 31.0 - 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 - N B/L A 8.7 0 A 8.0 8 Unsiyrabed NBT 580 A 0.0 - A 0.0 - N B LOS - 2.3 - 2.4 - SBrr - - 1,410 SB/R - - SB LOS - - 0.0 - 0.0 - Prnce Frederick Dr Overall - - 2.8 - - 4.7 - 2 & EB/1- 350 B 11.5 8 C 15A 30 Costello Dr EB/R 3,000 B 11.3 13 A 8.7 0 EB LOS - B 11.4 - B 14.9 - Add separate NB left NB/L 150 A 8.7 0 A 8.0 8 and SB right -tun lanes NB/r 580 - - - - (100 ft+ 100 ft taper) per VDOT warrants NB LOS - - 2.3 - - 2.4 - SI3(r 1,410 - - - SB/R I50 - - - SB LOS - 0.0 - 0.0 - Overall - - 2.7 - - 4.4 - Penn -= IC li'il�)�1i.i d TA13LE RR • SHORT-TERM 2020 LOS. DELAYAND BACK OF QUEUE WITH SITE (INTERSECTIONS 3 & 4) N Intenecdon Trank Contrey Mkigatbn Lane/Approach Storage L.tagdr (B) AM Peak our PM Peak Hour LOS Delay , (eec/veh) Back of �� LO6 OedY (cee/ve6) Back of �� 3 Roue 50 & Prwxc Frederick Dr Corer Ave Signalized FlasitgYellow Arrow (protected/pcmissive) for EB Left AM & EB & WB Icfts PM EB/L. 150 A 8.1 24 C 22.7 62 EB/IT 890 F 80.1 #790 B 18.4 253 EB/R 200 1 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/FIR 1,140 A 9.3 132 E 68.9 11806 WB LOS - B 17.2 - E 66.3 - NB/LT 1,420 E 56.6 1183 F 563.9 11398 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 tight -turn (625 ft+ 100 ft taper) lattc Add new NB left -turn bm (350 (1 + 200 ft taper) Add separate SB right_ turn lane (100 fl+ 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 0 EB LOS - C 32.8 - B 18.2 - WB/L 360 F 88.6 11187 B 11.8 45 WBn'TR 1,140 B 13.2 147 D 45.1 11837 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 1199 E 56.3 11109 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 Covmwne Dr & Site Entrance 01 & Frederick Co POW Safety Ccraer (East Ertaance) New Intersection Unsignalzed 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/L7R 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 - Overatl - - 1 1 - - - EB = Eastbound, WB =Westbound, NB = Northbound, SB = Soutlibamd, L: LcO, T: Tlrru, It: Right Storage lengths include half the taper. Continuous Line lengths arc to upstream intersection. TBD: To Be Dctcnnned U - 95th percentile volume exceeds capacity. Pen ;i, �(l(%, %�1;; I •i7 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. O''d -i er Dev �(.)�) 11 '.111 dl?il �_C)ilt> I {'.(1T1 i�•?{:kgmt_iricl i i"a1`i is i_IF-cle 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. Le( -furl I F'hasici�y NNode 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. O � 1 20 210 N= a 24 (234) 73(215) Comdlo Dr Hold Enlrancc I 9) r I (_ o o(I)�'� 7 (0) c �e 118,090 ® I I I I I Covmtonc Dr V 22 (4) L� u•` ti u N d iJ LL LEGEND QI STUDY INTERSECTION LANEGEOMETRY W,t( VOLUMES EXISTING 10 (10) AM (PM) IMPROVEMENT IA AVGDAILYTRAFFIC Q``cc re') 2 lyUlAluly / I \ Corpot Engineers C06 SITE ; Frederick \ ' County y� O 3,290 0 (8) 542 (1 GI2) N 11167) N Routc 50 32 (80) eJr'� N nY t if N 862 (730) I6> •c v. h — 115(21)� 4,310 jia PROPOSED INTERSECTION PROPOSED INTERSECTION I 5 � '\ ♦M. \G I ♦ i I ♦ / / V \ I V HINES CARPERS VALLEY BASE 2024 TRAFFIC VOLUMES FIGURE 15 TRAFFIC IMPACT STUDY WITH GROWTH Project Il HINEX18001 cm '.EDERICK COLNTY, VA July2018 9( Fairfield p.�SFI Inn & p Suites O� p jy O Coo Wholesale OVERALL: D (C) CO J� 027 C�OSrP// 0I r O V' 20,210 ao 2,1 (234) 1 (0) {'n 73 (215) v Costcllo Or Hold Entrance T- 7(0) � — — 18,090 O al 4200 o a rri Costcllo Or 46 (137) ¢r 34 (3) 1,850 ® I I I I Dr I I -- - - -- LEGEND OI STUDY INTERSECTION LANEGEOMETRY 11 f VOLUMES 14e, EXISTING 10(10) AM(PM) h4i+1,00 2020 0 AVG DAILY TRAFFIC IMPROVEMENT A (A) LEVEL OF SERVICE • AM (PM) A(A) APPROACH LEVEL OF SERVICE ERALL: O/Ol D (E) 03 . n0 o) OJ O � O O (A) \ \ P Oe y/y'�bJ ro 2 P / 1 \ \ U l Army Corp of.".f / I Engineers COS \ \ / P,Sro�Po\\// SITE Frederick County \ Public Safety A 0 < 3,290 4' 587 (1639) 57 (67) N Roulc 50 2(10)� 00 00 Ci 32(87)r�i+ N 1491 (795)� 115(21)� 4,3101d W c PROPOSED INTERSECTION Center ♦\ ) 5 ♦ � ♦ mil / V 1 ' NOT TO SCAI. \ PROPOSED INTERSECTION HINES CARPERS VALLEY 2024 BACKGROUND TRAFFIC FIGURE 16 • 1 TRAFFIC IMPACT STUDY CONDITIONS WITHOUT SITE Pr'oicclll N)NEX18001 'REDERICK COUNTY, VA July2018 =sS 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. I on�4_Term 2024 Conditions 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. (Pe:nnonif ii i111��;'1Ci Sltidy TABLE 9: LONG-TERM 2024 BACKGROUND LOS, DELAYAND BACK OF QUEUES WITHOUT SITE 4 Intersecdoa Traffic� LOW[Approach Storage AM Peak Hatar PM Peak Hour I OS Dehy (see/veh) Back of Q e L06 Delay (see/veh) Backof QWUe (R) I Raac 522 Coneb Dr & Hotel6trame 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/IT 475 A 8.5 126 B 19.8 247 NBrM 825 NB LOS - A 8.5 - B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SBIMR 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 Price Frederick Dr & Costeb Dr Unsigndized 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/r A 0.0 - A 0.0 - NB LOS - - 2.0 - - 2.9 - sBrr 1,410 - - - - - - SB/R - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - 3 Route 50 & Prim Frederick Dr A Custer Ave Signalized Flashing Yellow Arrow (proteetcd/perm'ssive) for EB & WB lcfls EB/L 150 B 11.4 25 C 24.1 69 EBirr 890 D 47.5 11757 B 19.1 269 EB/R 200 B 13.3 0 B 13.6 0 EB LOS - D 44.4 - B 19.5 WB/ 360 B 19.8 37 B 12.5 41 WB/ITR 1,140 B 16.4 196 F 90.4 11851 WB LOS - B 16.7 - F 87.3 - NB/LT 1,420 D 44.8 64 F 173.7 N243 NB/R Soo D 42.2 0 D 40.5 0 NB LOS - D 43.9 - F 121.2 - SB/LTR 265 D 51.6 11147 D 46.6 114 SB LOS - D 51.6 - D 46.6 - Overall - D 37.8 - E 67.7 - GB = Eastbound, WB-Westbowid, NB = Northbound, SB = Sauhbamd, L: Left, T: Tlim, R: Right Storage lengths include half the taper. Continuous lane lengths arc to upstream intersection. TBD: To Be Dctctmuted 0 - 95th percentile volume exceeds capacity. Penn LONG-TERM 2-024 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 (101h 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. TART F in. CITF TRIP GENERATION WITH BUILD -OUT Density AM Peak Hour PM Peak Hour Daily 1.21 million sf 29/49 348 56/280 336 3 136 See Table 6 for calculations. ITE LUC Code llu (4u5,uuu Sf) and wu lyv (6u5,uuu �r). Legend: Inbound/Outbound Total (2-way) Trips. TABLE 11: INCREMENTAL LONG-TERM SITE TRIPS IF DEVELOPED AS HIGH -CUBE WAREHOUSE 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 ITE Trip Generation Manual (lutn edition) LuL liu ana LuL iw. iwo-way uiPs Piex:nu:u. 7't tJ '- 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. �ennoni X O u 0 160 a 0 0 ' V*-, 3 (22) 4—um IP5(33) Costello Dr Hotel Gntrnnce 0 (0) L 0 (0) �'J Sep a (o) rz o o _ O o t 650 o 0. Costello Dr �y 0 (0) eT 41 (9)-% ^ $ 2,130 ® a 530 1 0 (0) j 14 4— 25 064) �i 0 (0) (V Comsmne Dr 52 (I I) Itttav rn � 155 (33) 0 (0)1 f 0 0 0 U N L U Costco Wholesale O 0 vrC7 0 (0) coo Gn 0(0) 72 (15) 0(0) Route 5U o(n).40 Itf LF 0 (I) o 0(0)� '� F 93 (20) `s 2 u 1,650 a J � .. '6 0(0) 4m 20(132) AP tA Comsione Dr • 00 31 (7) .0 �! 124 (26) —40 LEGEND IQ STUDY INTERSECTION LANE GEOMETRY I 1 f VOLUMES 1 o EXISTING 10 (10) AM (PM) IMPROVEMENT ),OW AVG DAILY TRAFFIC O OA b ;2/ G� / 1 US Army I � Corp of Engineers SITE II Sloe PQ Frederick Q I County wn Public Safety i Center ` 1 V ► N(IT TSCALF. < 103 (22).J 21 (4)--* _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 17 TRAFFIC IMPACT STUDY (CARS) Project N IIINF.X18001 REDERICK COUNTY. VA Ar1y2018 XFairficld, O u! 130 a 2 (9) o a �ra 0 (0) �o 2(9) !�sf Costello Dr Hmel Hntran(e 0 0)t=q o 0 (D) Q-,S. o o R 0(0)K o o v 150 g 730 _ LL aP V N' Costello Or 23 (3)WA 1,010 I ® u 100 e o so �0(0) N O O N e, -] 14 (55) o L ti° 0 (0) �i CoverstonelDr 911)n d' a 81(II)--> 0 0 0 0(0)L o 0 0 U N U LL QO Costc Wholesale O ; 0 U' 0 (0) dv 0 (0) -�9(l) 0(0) Route 50 � ON,t� , 0 (n) O O ^ 0 (0) to� •c oo 60(8)� 730 a O 500 c e �0 5 in V. 0 (0) Coverstone Dr 7 O 46 (6). V 37 (5) 0—> LEGEND QI STUDY INTERSECTION LANE GEOMETRY I° 4 e VOLUMES 11p EXISTING 10(10) AM(PM) aif f+ IMPROVEMENT AVG DAILYTRAFFIC 0 0 1AP4,10-114 a` / 1 US Army \ Corp of � Englnoers CD`Pr � SITE ► s/O�PQ\ ► Frederic ro Q County Public safety q Center O 6 � NOT TO SCAL O 250OJ \ ► O \ v o in W63 0 (0) \ / 2 (�) Coverstone Dr 23 (3). 14 (2)Q' _ HINES CARPERS VALLEY 2024 SITE TRAFFIC VOLUMES FIGURE 18 TRAFFIC IMPACT STUDY (TRUCKS) Project 11 HINEX18001 REDERICK COUNTY, VA Ady201X i 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. ffic 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 411t 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 5o 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 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. �e�nnonif( OWNV�jlli�i� �1 ,I��ii Ii;if� 3� r Study TABLE 12A: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 1 & 2) AM Peak Hour PM Peak How N loteneetion T tAne/Ap"ch Storage Deb - Y Backer Delay Back of N�ifig�tl�lt l engths 106 L06 se (seeheh) �) (see/web) �) 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 Route522 WB LOS - D 41.6 - E 57.2 - Sig>afized 1 Costello Dr NB/L 100 D 44.4 6 - - & NB/IT 475 A 8.5 12G D 19.8 247 Hotel Finance NB/IR 825 NB LOS - A 8.5 - B 19.8 - SB/L 195 D 42.5 66 E 65.3 346 SB/ITR 720 A 7.5 190 A 4.8 116 SB LOS - A 9.6 - C 26.4 - OveraU - B 11.4 - C 30.6 - 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 A 7.9 0 A 7.6 3 Pence Froderick Dr Uruibmalrted NB/1' 580 A 0.0 A 0.0 2 & NB LOS - - 2.0 - - 2.9 - Costello Dr SD/I' - - - - - - 1,410 SB/R - - SB LOS - - 0.0 - - 0.0 - Overall - - 2.6 - - 4.7 - Penn Now}iin,,, (_;trI),,rs VaII<_n ;,'i;i!*r -t ScIidy' TABLE 12B: LONG-TERM 2024 TOTAL CONDITIONS LOSIDELAYSIQUEUES (INTERSECTIONS 3 & 4) AM Peak Hour PM Peak How LOS Delay (tee/veh) Back of Queue Itt) LOS Delay (aeefveh) Back of Queue (R) N haleReeliaa TrafficCoatrov Mkigatbu t,w/ Appm acA Stmge liepta (R) EB/L 150 A 9.2 19 1 C 28.1 82 EB/IT 890 D 36.4 11614 B 18.7 279 EB/R 650 1 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 Signalized WBrrM 1,140 B 13.2 147 E 61.2 11892 WB LOS - C 26.9 - E 58.8 - Flasing Yellow Arrow NB/L 450 D 43.9 47 E 68.4 11189 (protected/pemissive) for EB Left AM & EB NB/LT 1,420 D 43.4 49 E 60.4 178 & WB Efts PM 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 1198 E 61.7 11116 SB/R 150 D 40.4 0 D 49.5 SB LOS - 1) 44.8 - D 54.3 - Rase 50 Overall - C 32.4 - D 46.9 - A 3 Prnce Frederick Dr & Custer Ave EB/L 150 A 9.3 19 C 26.0 76 EB/IT 890 D 46.4 11655 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 11203 B 11.8 45 WB/ITR 1,140 B 13.4 157 D 45.1 11837 WB LOS - C 27.8 - D 43.6 - OptinizeSignalT'ming NB/L 450 D 49.0 1160 E 63.1 155 NB/LT 1,420 D 44.0 54 E 58.0 157 NBiR 500 D 41.2 0 D 44.1 47 NB LOS - D 44.6 - D 54.0 - SIYL.T 265 E 58.0 11105 E 56.3 11109 SB/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 - EB/LT FB/ 520 A A 7.5 0.1 3 - A A 7.8 0.0 0 - EB/R 190 EB LOS Coverstone Dr WBILTR Site Enhance AI Unsignalired NVB LOS 4 & NB/LT Frederick Co Public Sakty NB/R - 750 - 55 - A - B A 1.5 0.0 0.0 12.4 0.0 - 0 - 0 - - A - B A 1.6 0.0 0.0 11.8 0.0 - 0 - 3 Center (Fist Entrance) NB LOS - B 12.4 - B 11.8 - SB/LTR 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, SB = Souhbo und, L: Left, T: Thru, R: Right Storage lengths include half the taper. Continuous lane Icngt s arc to upstream intersection. TBD: To Be Dclennined 1t - 95th perecntik volume exceeds capacity. Penn O 7! 0 20,500 30(265) 1 (0) 81 (257) Costello Or Hotel Ent'a a t�j 4 C B o O 0(1)�i� 7(0) — C e 18,560 O g, 6 580 u Costello Dr 46(137)-p 98(15) of •til ^ o 4,990 ® x! C L 630 — w O O o r": O (0) in 1 ej a— 39 (219) !( ) z U Covcrstonc Dr 61 (12)E o � 238 (44) Q* N Ei o ( 22 (4) r u Ve U LJ IL O < 3 290 U8) r�:S8(7 (IG39) .oy.� o. 138 (83) ry O � t � N h Route 50 rr,, 2 (10);il 32 (87)p� 1491 (795) — F- N 7�� 268 (48) t N e w v e 6,690 d 820 .`J W in 4—,0(0) o4— 26 (156) N Coverstone Dr n o 77 (I3) .+ � IGI (31)rr,',> LEGEND QI STUDY INTERSECTION \ LANE GEOMETRY V,t f VOLUMES bQ�s EXISTING 10(10) AM (PIA) CO h,D00 tj+ 2020IMPROVEMENI, 1AVGDAILYTRAFFIC J A (A) LEVEL OFSERVICE•AM (PM) A(A) APPROACH LEVEL OF SERVICE 00 apik OVtiRALL: V G� C (D) ate` / C`Usl`P/' Costco Wholesale L O/ jL'1 rJ. • [� A/�EJ �� 49 /� g 00 2 Q US Army , \ Corp of \ Engineers 2� \ C, I SITE , rs FrederlcktOOP \ County Public Safety N Q Center J 5 1 ©�-_ NOT TOSCALF � ' \ 126(25).o 35 (G) --111- \ \ \ \ / / //\ I I HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 19 • TRAFFIC IMPACT STi1DY CONDITIONS hojecf11111NEX18001 'REDERICK COUNTY. VA Ady2018 Fairfield del, C Inn & v- ' O �IOSuites16 OVEfL1LL: D (C) C�e, c rPO4 LEGEND (1 STUDY INTERSECTION LANE GEOMETRY Mo EXISTING tlto IMPROVEMENT A(A) LEVEL OF SERVICE-AAf (PM) A(A) APPROACH LEVEL OF SERVICE OVERALL: o E (C) O OA7 V� Costco U0 Wholesale G C(p ! NO NEW MITIGATION IN 2024 EXCEPT SIGNAL TIMING OPTIMIZATION AT RTE 50 & PRINCE FREDERICK DR INTERSECTION o � O l e P I US Army ! Corp Engineers / 0kP�s�%0 SITE Frederick County A� Public Safety 4Cy1''` Center 5 �6 N NOT TO SCALE HINES CARPERS VALLEY 2024 TOTAL TRAFFIC FIGURE 20 TRAFFIC IMPACT STUDY Project if HTNEX1600I ME . REDERICK COUNTY. VA MITIGATION AND LOS July2018 END OF EXISTING LEFT -TURN STORAGE STORAGE START OF ,t CENTER TWO-WAY TURN LANE �r ..cam• 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 Base Source: Google Earth COSTELLO DR STORAGE SUFFICIENT FOR "2020 AND 2024 W SITE" QUEUES UAited BangA� . i • I I Pennoni i PENNONI ASSOCIATES INC. 13880 Dulles Corner Lane, Suite 100 Herndon. VA 20171 T 703 449 6700 F 703 449 6713 Costco Wholesale BASE SOURCE: FREDERICK COUNTY GIS in a r '" SEPARATE - RIGHT -TURN 1.4 ;• ` ', .� LANE (100 FT w1100FT ,- � •rtr \ � � TAPER) Illio � `tf SEPARATE N8 LEFT -TURN LANE (100 FT w1100 FT TAPER), WILL REQUIRE APPROACH AND DEPARTURE TRANSITIONS FOR NB THRU LANE ga \ ` V �ti % r � �\ 0 1 t 100, r At DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OF PROJECT H I N E X 18001 THE PROJECT THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT ANY REUSE WITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC DATE 2018-06-22 - PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO Pennons PF M AL ASSOCIATES GE OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATES FROM AIL CLAIMS DAAMGES.LOSSES AND EXPENSES ARISING OUT OF OR RESUL TING THEREFROM DRAWING SCALE NOT TO SCALE HINES CARPERS VALLEY TRAFFIC IMPACT STUDY DRAWN BY wC VDOT STAUNTON DISTRICT FREDERICK COUNTY. VA APPROVED BY DF MITIGATION AT PRINCE FREDERICK PENNONI ASSOCIATES INC. DR/COSTELLO DR 13880 Dulles Corner Lane, Suite 100 FIGURE 22 Herndon, VA 20171 HINES t100 T 703 449 6700 F 703 449WA STREETDC .6713 . SUITE 600 SHINGTCN DC 20001 1 t is �.� ,OUSTER AVE lY At 1-4 ,• Tic � . v .60 /r /�• `p, Af LEGEND t IMPROVEMENTS FOR ADEQUATE LEVEL OF SERVICE AND QUEUE STORAGE 0 150' 300' (P=ennonm PENNONI ASSOCIATES INC. 13880 Dulles Corner Lane, Suite 100 Herndon, VA 20171 T 703 449 6700 F 703 449 6713 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. Ttirn L ane Warrant, 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 Yes Conditions Drive No 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 (Pennon Site Impacts 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. TAB( F 14: SITE IMPACTS 2024 Site Total Volume Site Impact Site Total Volume Site Intersection Approach Volume Volume Impacts N%cckda% AN1 Peak Hour Route 522 EB Hotel Entrance (i h 0.0% 0 17 0.0% WB Costello Dr 9 1 i 1" 8.9% 13 111 11.7% Cos(eilo Dr NB Route 522 38 756 5.0% 45 807 5.6% SB Route 522 16 782 2.1 % 20 832 2.4% Hotel i nuance Overall 63 1656 3.8% 77 1768 4.4% EB Root 50 128 1709 7.5% 153 1792 8.5% Route 50 WB Route 50 68 679 10.1% 82 727 11.2% Prince Frederick Or NB Pence Frederick Dr 25 88 28.4% 36 103 35.1% SB Custer Ave 0 168 0.0% 0 178 0.0% & Custer:%%e Overall 221 2643 8.4% 2'1 2800 9.7% Weekday PM Peak Hour - Route 522 FB Hotel Emance 0 9 0.0% 0 10 0.0% & WB CostcDo Dr 58 481 12M% 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 F.ntrAnce Overall 65 2138 3.0% 85 2285 3. 7% Route 50 EB Route 5 16 881 1.8'/. 28 941 2.9•/. & WB Route 50 10 1660 0.6% 17 1731 1.0% Prince Frederick Dr NB Przxc Frederick Dr 164 402 40.9% 207 460 45.0% & SB Custer Ave0 138 0.0% 0 147 0.0% Custer Ave Overall 190 3081 6.2% 251 3278 7.7% P�ennorn-. 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 SO (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 SO 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. Penn L� Short -Term 2020 Site Impacts and Mitigation: Lengthen eastbound right- turn lane at Route 50/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. TAM F R - ROADWAY NETWORK OPERATIONAL RECOMMENDATIONS — Timing 2024 or improvement motion lk sorption 2020 or 'Short-term" "long-term" Type Incremental Coverstone Dr east of existing terminus Mtpsotrelnent +approx. 970h New Roads Extend as a two-lane roadway •approx. 7SOit at Frederick Co Public Safety Center +�k Extend 58 Rte 522left-turn lane by restnping centertwo- Rte 522 at Costello Dr way turn lane Add a separate right turn lane on Sg Prince Frederick Dr I011ftw/ 100fttoper Prince Frederick Dr at Costello Dr 1Wit w/ 100 ft taper, Add a separate left -turn lane on NR Prince Frederick Or with thru transitions Turn lanes Extend EB Rte 50 right -turn lane + 42S f t w/ lw ft taper Add a second left -turn lane on NB Prince Frederick Or 950ft w/200htoper Rte So at Pnnce Fredenck Dr/Custer Ave Add a separate right -turn lane on SB Custer Ave IODft w/ 100 ft taper Modify signal for new Optimize Signal Other Rte 50 at Prince Frederick Dr/Custer Ave Traffic Signal ometryand FYA left Timing from Short - turn operations Term The site trip generation was conservative for Phase 1 with "General Light Industrial" uses, per VDOT 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, loth 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:\Accourvts\HINEX\HINEX18001 - es Governors Hill\DOC PREP\Pennoni_HinesCaryersValley_TIA_UPDATED_20180524.doc VDOT 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. 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. 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. 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 1S 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. VDOT 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 -SO. 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 VDOT 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 6`h 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.pennom.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: Additional thru lanes are NOT required for Route 50 at Prince Frederick Dr/Custer Ave for Phase 2 (2024). -: A second WB Route 50 left -turn lane is NOT required at Prince Frederick Dr/Custer Ave. 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. AM Peak Hour Intersection #1 ESR WBL WBT .,48R NBL NOT WBR _ S8L_ SST _ SBR Law C' Fairfield [��il- 14,Wolof Se Inn8 yApproxr I�\Suitess ( �rL06O z>-� o CO'tol co Intersection #2 St/O or PM Peak Hour EBR_ Dell, 1" dBsts , I Appoacn Dewy ; AgMS& LOS HCM2yA— AM Peak Hour WBL 4BT WSR NBL NBT 46R S8L SBT SBR 'CL121XX u.e� ^' Sv dowel L I J: SB HCM Cmsd Os*. s 17 21 'tCM LOS A CIPB* (W") tm - 707 W HCM Lane , C Raw ; 005 0 D67 0 0" HCM Cwwd DOW ls► 0 0 10 11A HCMLaneLOS A A 8 A �� 94, HCMCWMDsb.s 11.7 2.0 0 NCM _, , B PM Peak Hour 4" un&ww mot "K AMIWI :.aGacdy,re"J 1432 678 US • - Rain. 0 odd - 0 219 0 004 MCM"0' @*1st 7A 0 11A 97 t t "CM Lai @ SOS A A B A Hines Carpers Valley TIA Mr. Mathew B. Smith, P.E. July 31, 2018 Response to VDOT Page 3 Intersection #3 O% ERALL: c icl c ` 3 O i� A OJ Q` AM Peak Hour . �* r r• .r s ' "8 423 500 . eel d Ser,Ke D 9 B D B D D D ,39 503 4pproan LOS B D D 1001"000 n C WM 2W, Contra Dw, 23 4 HCM 2000 LM1 a1 Sewe PM Peak Hour SK,4r - W wwltr ! �s rr er. 4 r 4- 14* 51.0 16.7 M2 474 21.7 MOA 45 M.B e w 1 Se•nce n 9 B D D L 0wo"oft 16) K3 a? 101.0 44.6 AW_' os - - C r HCM 2000 Contri, HCM 2000 Lerel of Se e 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/SO 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. S. 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. 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 y `O i *7FdvfieId Inn $ suite; O% LKALL O� A (0 L c� )522 a Q1 Lurr/.Approach %N1 Peak Hour PNI Peak 11oae LUS Delac (see/veh) Rack of (brae (R) WS DC61 (sech'eh) Rack of Ye IR) IRI I 1) JJ' I f4H 1 J'v FA 11)s 1) ".0 It I is \R1.7 Lr. Sxn - \1RR R LOS D 41.6 - I) 41.9 - \HL Is to i - \H 1-I 11-IR \RUS R IL1 ( 24.4 Ms Is ;J: 1 I 61s 354 SB F] K \ ' 7 I.rr, \ 6 " 116 ♦Rlis> R 11.1 - c 2x.2 - B 14.4 - (' i{.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 & 22 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 SIB 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 Direction 2018 Existing 2020 Background 11 2024 Background 11) Hour (Phase (Phase EB Left 15,376 Prot. 1_uut) 17,757 FYA 17,757 FY"A 19,909 1 Y,A 19,909 FYA NB Left 41,764 Prot Exist.) 79,671 177,007 Protcctcd 86,396 109,06' Protcctcd ,,I F:B Left 94,817 Prot Exac) 144,761 FYA 144,761 1 YA 159,507 1 Y.4 159,507 FYA NB Left 41,416 Prot (Exist.) 49,109 55,460 53,924 07,098 P�1 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 2017. 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 left—NN �� 31 It throw"" SSU 496 prud 10ustc(i cross-)!P�4 1:,376 8.800 ��I Kcal. �crii�d 17,6UO I'NI peal. mriocl (± 89 98K 9-f �9,1011 84,817 29.550 , WB le EB throu Cross- r Ad'usted cross- kNI Kcal. �criu<I ;`t 53 726 788 DK il-1 J1,763 14,157 121j,882 PN1 peal. period -lN 62 709 16681 31,994141,4161 16,992 20,708 The comparisons show that the 2018 Pennoni counts, and therefore, the cross -products, are higher than the 2017 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 Pennoni 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 6th 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 6" 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, PENNONI 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\DELIVE RABLES\201807 TIA\Pennon l_CommentResponsesToVDOT_201807.docx COUNTY of FREDE RICK RO(1CI'ICIC B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-niaif: rwillia@co.frederick.va.us October 30, 2018 VIA REGULAR MAIL AND E-MAIL Thomas Moore Lawson, Esq. Lawson and Silek, P.L.C. P.O. Box 2740 Winchester, Virginia 22604 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 revised October 12, 2018 ("Proffer Statement") Dear Ty: I have reviewed the above -referenced revised Proffer Statement, submitted for the proposed rezoning of the Subject Property, 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: 1 _ Proffer 1: • Re Proffer 1.1, if the stated square footages are intended to be limits, the Proffer Statement should so state that they are limits. • Re Proffer 1.2, the most unambiguous approach would be, instead of stating that the indicated uses are allowed, to state that all current M1 uses other than the indicated uses are prohibited. Also, re the conditional use of tractor truck and tractor truck trailer parking, the Proffer Statement should clarify whether approval through the conditional use permit process would still be necessary. Re Proffers 1.1 and 1.2 generally, it may be better for clarity to state the last sentence of 1.1 first and then state along the lines of: The Property may be developed with not to exceed 405,000 SF of any uses allowed within the M 1 zoning district. The Property may be further developed with not to exceed an additional 805,000 SF of M 1 uses, provided that no uses other than the following uses shall be permitted in connection with that 805,000 SF; [list of uses]. Conditional uses in connection with 107 North Kent Strcet • Winchester, Virginia 22601 Thomas Moore Lawson, Esq. October 30, 2018 Page 2 that 805,000 SF shall be limited to tractor truck and tractor truck trailer parking and such conditional use shall be subject first to the Board of Supervisors electing to grant approval under Part 103 of Chapter l 65 of the Frederick County Code. • Re Proffer 1.3, it may be acceptable if worded differently: Future uses that may be subsequently added in the M1 zoning district are not prohibited, provided that the maximum daily vehicle trips do not exceed _ The blank should be filled with a specific number. • Re Proffer 1.4, because the TIA is not approved with the proffers, delete "and approved" in the fifth line. 2. Proffer 6.1 — County practice is for fire and rescue proffers to be paid to the County and not to individual fire and rescue companies. 3. Proffer 7.1— Phase 3 — The proffer does not state a triggering event for the bonding or construction of the referenced portion of Coverstone Drive. 4. Proffer 7.2 — The timing of the dedication of right-of-way in the event of construction of Coverstone Drive by others needs revision. Construction would not be able to occur until dedication, so perhaps the dedication should be "upon request". 5. Proffer 7.6 — With respect to the proposed dedication of 0.6 acres adjacent to the intersection of Coverstone Drive and Prince Frederick Drive, in order that the County might have the opportunity to ascertain the appropriateness of the dedication, the proffer might better provide that the dedication shall occur upon request by the County. Proffer 7.7 — A comma needs to be inserted prior to "in lieu of constructing the road improvement". 7. Proffer 8.1 — The inclusion of a specific acceptable avigation easement as an exhibit would be helpful. 8. Proffer 8.2 — The proffer might best also cite to Part 701 (AP 1 Airport District) of Chapter 165 of the Frederick County Code. 9. Re correspondence with previous rezoning of the Property and of adjoining properties: • The Proffer Statement does not address provision for a property owners' association, as previously set forth in Proffer 12 of the approved proffers dated September 18, 2014 (the "2014 Proffers"). • Relative to Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers, to the extent any of those obligations apply to the Property and to the other properties that were subject to the 2014 Proffers, the proposed proffers would leave unresolved issues that include Thomas Moore Lawson, Esq. October 30, 2018 Page 3 how Proffers 15.2, 15.3, 15.5, and 15.6 of the 2014 Proffers would be fulfilled. Specifically, the vast majority of the remaining area subject to the 2014 Proffers, identified there as Land Bay 1, is designated for residential uses and therefore would not be capable of generating commercial development square footages sufficient to trigger the obligations in the 2014 Proffers necessary to construct the remainder of Coverstone Drive. I have not reviewed the substance of the proffers as to whether tic proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc: Michael T. Ruddy, Director, Frederick County Planning & Development Candice E. Perkins, Assistant Director, Frederick County Planning & Development John A. Bishop, Assistant Director -Transportation, Frederick County Planning & Development P 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 5 1 ANNIVERSARY Water At Your Service L M.WIUM1 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 SO 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 �`` WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD ,� „* WINCHESTER, VIRGINIA 22602 TOP OF VRGtl4 (540) 662-5786 September 7, 2018 Pennoni 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/Airport 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 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff: pG Fee Amount Paid at DJ �. Zoning Amendment Number 03 1 V Date Received v i oz PC Hearing Date BOS Hearing Date 119111 The.%Ilowing inf6rinat on Shall he 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): Naive: JGR THREE LLC ETALS Address: 1407 Gordon Place Winchester. VA 22601 3. Contact person if other than above: Telephone: 540-667-2139 Telephone: Name: Pennoni 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. f Proposed zoning designation(s) and acreage(s) in each designation: M1 Magisterial District(s): Shawnee 12 S. Checklist: Check the following items that have been included with this application. Location map F✓-1 Agency Comments n Plat _�✓�_ Fees �_ Deed to property _� ✓ �_ Impact Analysis Statement J✓ L Verification of taxes paid (✓ F Proffer Statement —f✓__ 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 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: 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): 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 Freclericic, Virginia Frederick Planning Website: wwNy.fcya.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 nne (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 20D, Winchester, VA 22601 To act ,,LS my true ;and lawful attorney-ni-fact for and in my (our) name, place and stead with f'ult power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ✓ Rezoniub (including proffers) Conditional Use Permit V Master Development Plan (Prelinninary and Filial) Subdivision v 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 sioncd, or until it is otherwise rescinded or modified, In witness thereof, I (wc) have hereto set my �ul liand and seal this day of lDr(Aej , 20_j_, Signaturc(s) 1 ''WTqZ---4' 1-4 �7f�'✓L T W(A-5 P, • 1--31 e-1c, + State of Virginia, City/County of t6or-M C iu66 v Q e l ci , To -wit: I �•�, ��✓/�� , a Notary Public in and for the jurisdiction aforesaid, certify that t e(I3Qtl r~ 3v.us sighed -to the foregoing instrument personally appeared before me and has ackno� ledged the�Fi1a`b�ttOmme in the jhrisdiction aforesaid this _ day of A-vQ 20 19. OF My c0iNOJIsSI0-1 —z:<PIRE w, ..:. q• i��. 3 i Z UZ Z COMMlsslou 11 TJwPJI ( Niy Commission Expires: —r Notary Public �� 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 Prosents: 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 the (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) Pennon] 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) have hcreto�t my (our) hand and seal this i� � day of _... J , 20_, Signature(s) State of Virginia, 111 ,ty of 1 I (. , To -wit: I, ��iCl\11X�i ��5��'[� , a Notary Public in and for the jurisdiction aforesaid, certify that th person(s) who signed t6the foregoing instrument personally ppeared before me and has acknowledged the same before me in the jurisdiction aforesaid thisL day of j6, ", 20J-L. My Cotrunisslon Expires: Notary bHit ''((( v;F.S �6 •\ Rri%iny nixie Evor,,ber, Cormn, cif Va prna �.;i. �•,':,: id'r inrt;r:�ssnn F..e;•afa •10UI20J0 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 the owners) of all those tracts or parcels of land ("Property") conveyed to tile (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) S40-667-2139 (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 actin; personally to file planning applications for illy (our) above described Property, including: Rezoning (including proffers) Conditional Use Permit �ttlaster 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) have hereto set my (( r) hand find seal this day of _�_� t f , 20 18 , L. I fS 4T`f rl L, i-L G Signature(s) Oct. � ��� � (�y State of Virginia, City/C-a" of w i Y1chts-i-C r , To -wit: 1, Kc 4-k (t eg L • S p a t �I , 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 jurisdiction aforesaid this 3r4 day of AgwSj-, 20 IV . My Commission Expires: It ( 30 ( lY otary Public I KATHLEEN L. SPAIID Corn monwo 270227rgioa Reg. Special Limited Power of Attorney County of Frederick, Virginia Fi-edericic Plannitlg Website: www.fcva.us Department of Planning & Development, County of Frederick, Virginia 107 North ICent Street, Winchester, Virginal 22601 Phone (5,10) 665-5651 Facsimile (540) 665-6395 Mow 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 ntc (us), by Office of the Circuit Cntn•t of the County of Frederick, Virginia, by Instrument lNo. 140000018 on Page , and is described as Tax Map ID: 64-A-86, 64-A-87 do hereby make, constitute and appoint: (bl;nite) Pennoni Associates Inc. the rrcorded in the Ctcrk's (Phone)_540.6§7-R139 (Address) 117 E. Piccadllly Street, Sulte 200, Winchester, VA 22601 1'o act us my true and lawful attouncy-in-fact for and in my (our) nnme, piece nnrl stead with full power and authority I (WC) would have if acting persomxlly to file planning applications for nay (our) above described Property, including: ✓ Rezoning (inchtdiag proffers) Conditional Llse Perinit — —INlastcr Development Plea (Preliminary and Final) _ Subdivision __Site I'lan Variance or Appeal My attorney -in -fact shall leave the authority to offer proffet•cd conditions and to make amendments to previously approved ptoffered conditions except as follows: This authotization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hcrcy�)-scjiny (our) hind tux] seal this day of _ _ ___ 20_ jim6r Wy-T. Die-1- State of ViTirria,•City/County oF_�lJ.��Q1r1 Cteo Ito. l �� n i`lotnry Pi.ublic in and for the jurisdiction aforesaid, certify that the pi; on(s) who signed to the foregoing instrument p •rsoually appeared before me and has act notvle gent the same before etc in the JurisducUon aforesaid this _ r� day of' , 20_ f& �-)C �Q - ��QQ(Yh — -- MY Commission Gxpires: NutiG A11)1ic( ����aattr��tt t t r�r��ii y .�\,P L OC,r %. �. t10 T A 14 y Sx0• PUBLIC ; ",',,//0UNT UtG\\`\�� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: wwtiy.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) 1GR 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 makc, constitute and appoint: (Name) Pennoni Associates Inc. (Phone) S40-667-2139 (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 ^y Nlaster llevelopment Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to makc 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 (N� have hereto set my (o�rf� hand and seal this _� day of _ � , 20�, Signature(s) lay' �_ 11, -b,Q State of Virginia, Ct y/Cetntty of VV I nchei ''Cr , To -wit: I, WaA 1,ttki L. !�7 pa f d , 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 jurisdiction aforesaid this 3! day of _AjiF 20�/ My Commission Expires: otay Public KTHLEEN L._ SPAID Commonwoaittr of Virginia Rog.# 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) 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: V 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 Isom the day it is signed, or until it is otherwise rescinded or moditied. In witness thereof, I (TO have hereto set my ( ') hand and seal lltis �Y day of _ S4_, 20 fi , Signature(s) r2y • `- - � (�-_7 — �L� tiLP e State of Virginia, City/Gemtty of cA/1,r1car ]a �e , To -wit: 1, � ,1-�1 �-ee GI d 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 ►ct day ofAq Of, 20 My Commission Expires: tary Public I VATMI FEN L. $PAID ComiRof 9Ha # 270227 Special Limited Porver of Attorney County of Frederick, Virginia Frederick Planning Website: wNvNv.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 Mcn 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 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) S40-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, VA 22601 To act as my true and lawful attorricy-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 —i faster 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 -xpire one year from the c}ay it is signed, or until it is otherwise rescinded or modified. In witness thereof, I e) have hereto set my (� r) hand and seal this —&M_ day of kvp usi� , 201, Signature(s) RI NZZIII✓JQLC/1'Lt'�!� l i� State of Virginia, City/Cep of W l'l') dwS er , To -wit: .S�a 1, CI 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 JCL day of �t9� +, 20 otary Public KATHLEEN L. 3PAID NOTARY PUBLIC Reg. # 270?_27 ires• ( t 130 f 6 O Special Limited Porver of Attorney County of Frederick, Virginia Frederick Planning Website: wwwAva.us P epartment of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 605-5651 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 Oftice 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) S40-667-2139 (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 —Mgster Development Plan (Preliminary and Final) Subdivision =Site Plan Variance or Appeal My attorney -in -tact 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 VC) have hereto set my (o1r) laand and seal this 3rd day of LCS- , 20 tK, MDG .T1-IkC-G LL�C Signature(s) �i 13' -1 V State of Virginia, City/Getrttiy of w/i ig.e0W4 w , i,o-wit: 1,�-h ! e SP Q 1� d 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 m the jurisdiction aforesaid this 3xct day of , 20�. My Commission Expires: I i .30 /fig" otary Public KATHLEEN L. SPAID NOTARY PUBLIC Rog.# 270227 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning `Vebsite: mmAya.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 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 —i<laster Development Plan (Preliminary and 1,inal) 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 c ay it is signed, or until it is otherwiserescinded or moditie 1. In witness thereof, I have hereto set my the and seal this �_ day of , 20 �, ,:::i ic,4w3 c:A-kJ -V S. 11 C_ AP SignatUCC(S) if v State of Virginia, City/Getttnpof �� i'lF !!r , To -wit: un L - Spa r` , a Notary Public in and for the jurisdiction aforesaid, certify that the persol1 who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this day of*Lf, 20 �. ` My Commission Expires: L 30 LV otary Public NOTARY PUBLIC Commonwealth of Virglnio Reg. # 270227 HINES ACQUISITIONS, LLC 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 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 �L',�� �� �--- ELLEN,LLC e COMMONWEALTH Or 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 ME 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 COMMONWEALTH Or 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 M. COMMONWEALTH Or 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. 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 Or 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. DICK COMMONWEALTH Or VIRGINIA, AT LARGE County/City of , To -wit: The foregoing instrument was acknowledged before me this day of , 2018, by MICHAEL E. DICK. My commission expires Notary Public COUNTY of FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillia@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, 122.18± acres in the Shawnee Magisterial District, from the R4 (Residential Planned Community) District to the M 1 (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. 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. • 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. • 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 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 time to beginning of actual project development. o The references to the dOCulrlent 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 I 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 part of a generalized development plan are Sheets 4 and 5. o 'file 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 umnecessary. 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 coin mitments 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 — 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 coin prehensively, 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 relcrenced 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 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 confirm 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. 1 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. 7Ze'rick-B.�W-X , illiams County Attorney The Supreme Court of Virginia, in Town of Leesburg _v_.._Long _Lane Associates, 284 Va. 127 (2012), held that an owner of property that was subject to an original rezoning cornmon 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 pail 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 C. 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