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09-12 Clearbrook Retail Center - Stonewall 14.53 acres from RA to B2 - Backfile
0 41 REZONING TRACKING SHEET Check List: Application Form Fee ign Deposit Proffer Statement ✓ Deed Impact Analysis Plat/Survey Adjoiner List 1/ Taxes Paid Statement File opened Reference manual updated/number assigned .Z D-base updated Copy of adjoiner list given to staff member for verification Color location maps ordered from Mapping `% /q /3 dC!-- Application Action Summary updated • -- 4lanning Commission Meeting 7"`o//4 ACTION: Board of Supervisors Meeting ACTION: Signed copy of Resolution received from County Administrator and , placed in Proffers Notebook together with proffers Approval (or denial) letter mailed to applicant/copy to file and cc's 3 Reference manual updated qL� 13 D-base updated *4apIm-- Application Action Summary updated File given to Mapping to update zoning map Zoning map amended Sys ID # (PI Q_ -L Pi=r.p pn FR(1KA D TE,�i NO. 129140 `f ylo V, AMT.OF CASH ACCOUNT AMT. PAID CHECK 7 BALANCE MONEY DUE ORDER T i COU of F EpFIRJCK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 19, 2013 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 RE: REZONING 409-12 OF CLEAIZ131ZOOK RETAIL CENTER Dear Gary: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on August 14, 2013. The Board denied the above referenced request to rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers. The property is located on Martinsburg Pike (Route 11), 700 feet south of the intersection with Cedar Hill Road (Route 671), fronting Route 11 and Interstate 81 and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. Section 165-102.04 of the Frederick County Zoning Ordinance requires a minimum period of 12 months to elapse before the consideration of another application for rezoning of substantially the same land to the same zoning district designation. Please do not hesitate to contact this office if you have any questions regarding the denial of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director cc: Mr. Mohebatullah Vahidi, 794 Center Street, Herndon, VA 20170 Charles S. Dcl-Iaven, Jr., Stonewall District Supervisor Stan Crockett, Stonewall District Planning Commissioner Jane Anderson, Real Estatc Commissioner of Revenue MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 August 19, 2013 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 RE: REZONING 909-12 OF CLEAIZ13ROOK RETAIL CENTER Dear Gary: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their sleeting on August 14, 2013. The Board denied the above referenced request to rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers. The property is located on Martinsburg Pike (Route 11), 700 feet SOLIth Of the intersection Lwh Cedar Hill Road (Route 671), fronting Route 11 and Interstate 81 b-, dis identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District.� Section 165-102.04 of the Frederick COUnty Zoning Ordinance requires a minimum period of 12 months to elapse before the consideration of another application for rezoning Of substantially the same land to the same zoning district designation. Please do not hesitate to contact this office if you have any gL1CStiO11S regarding the denial Of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director cc: Mr. Mohebatullah Vahidi, 794 Center Street, Herndon, VA 20170 Charles S. DeI-Iaven, Jr., Stonewall District SL11)CrV1SO1- Stan Crockett, Stonewall District Planning Commissioner Jane Anderson, Real Estate Commissioner of Revenue MTR/pd ijf.1 A cp p Cf • REZONING APPLICATION #09-12 CLEARBROOK RETAIL CENTER Staff Report for the Board of Supervisors Prepared: December 18, 2012 (Up(lated: Febt-i iy S, 2013, August 2, 2013) Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Planning Commission: 01/02/13 02/20/ 13 Board of Supenisors: 08/14/13 Action Public hearing held; Action tabled 45 clays Recommended Denial Pending PROPOSAL: To rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 11) of the intersection with Cedar Hill Road (Route 671), fronting Route 1 1 and hlterstate 81. UPDATE, EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 08/14/13 BOARD OF SUPERVISORS MEETING: At the second Planning Commission meeting, for reasons SLlllllllarized On page 10 of this report, the Planning Commission recommended denial of this rezoning request. In general, the Planning Commission expressed that the Changes in the application didn't eliminate the traffic problems that currently exist and believed that they will be exacerbated by additional clevelopment. They questioned if the timing was right for this project and whether it was reasonable to plan and allow a project to be built which may cause problems and inconvenience to the adjoining residents. Prior t0 the second Planning Commission meeting, February 2, 2013, the Applicant revised their proffer statement (dated JaFlUary 28, 2013) in all attempt t0 address input they received during the initial Planning Commission meeting and at a follow Llp meeting with the neighbors. Proffer 5.b. and 5.c. were added t0 the modified proffer statemeIt t0 address FLltllre lnterparecl access and timing of constrUCti011 activities on the site. Since the Planning Commission's recom mel elation of clenlal, the Applicant has revised their proffer statement, most recently dated June 5, 2013. The revised proffer statement offers a cash proffer in lieu of the Hopewell-Brucetown intersection design (proffer 1.e.). Previously, following a public hearing on January 2, 2013, at which four neighbors spoke in opposition to the request, The Planning Commission tabled the request for 45 days. This was t0 allow the applicant time to clarify the perceived disconnect between the LOS within the TIA and the maximum daily trips proffered, and in addition, to allow time for the applicant to carry out more discussions with the adjoining property owners on the impacts to their properties. It had also been pointed out by staff that 0 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 2 the Applicant's proffered approach of studying and engineering plans for improvements to the intersection of Route I 1 and Hopewell and Brucetown Roads was similar to the approach proffered with Rezoning #18-06 Of Woodside Commercial. The B2, Business General, land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The Applicant has made efforts to address the impacts associated with this request and the adjacent properties have been considered to a greater extent in this rezoning application when compared to the previously unsuccessful application for this property, Rezoning #09-07. With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the Immediate vicinity of the site. However, the CommissioI1 evaluated If the Applicant's proffered approach Of StUdying and engineering plans for improvements to the intersection of Route l I and Hopewell and BPUCetown Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Ultimately, the Planning Commission did not believe this application adequately addressed the impacts associated with the request. As stated, the Applicant has since further modified the proffers to offer a cash proffer in the amount of $75,000 in lieu of the Hopewell-Brucetown intersection design. Followin,o, the required public hearing, a decision 1-eganfingy this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to rrrlequately adrh•ess all concerns raised by the Board of Supervisors. Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 3 This report is prepared by the Frederick County Planning Staff to provide lnfoi-oration 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 othel's interested in this Zoning matter. Unresolved issue's concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 01/02/13 Public hearing held; Action tabled 45 clays 02/20/13 Recommended Denial Board of Supervisors: 08/14/13 Pending PROPOSAL: To rezone 14.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 11) of the intersection with Cedar IIill Road (Route 671), fronting IZoute 1 1 and Interstate 81. MAGISTERIAL DISTRICT: Stonewall PROPERTY Ill NUMBER: 33-A-125 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Residential and agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Resicential SOLIth: 133 (Industrial Transition) Use: Vacant Bast: 133 (Industrial Transition) Use: Vacant RA (Rural Areas) Residential West: RA (Rural Areas) Use: AgrICUltUral/Interstate 81 0 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page d REVIEW EVALUATIONS: VirIjinia Dept. of Transportation: District Planning has completed our review of the subject TIA (2" `i submittal dated 9/17/12), and finds that our previous comments have been adequately addressed. Fire and Rescue: Plans approval recommended. Fire Marshal: Plans approved. Public Works Department: We have no comments related to the proposed rezoning. Consequently, Public Works grants our approval of the proposed rezoning. Department of Inspections: No Comments. Sanitation Authority: The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area covered by the Authority. Based on the anticipated usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. Conveyance capacity will be contingent on the applicant performing a technical analysis of the existing force main. Both water and sanitary sewer Facilities are located within a reasonable distance from this site. Sei-vice Authority: No comments. Frederick -Winchester Health Department: No objection if public water atici sewer are provided and the sewage disposal system easements are protected by a 20' buffer. Parks & Recreation: No comment. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Historic Resources Advisoij, Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the I-IRAB. According to the Rural Landmarks Sulvey, there are no significaIlt historic strl1Ct111-CS located on the property nor arc there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify a core battlefield within this area. Frederick County Public Schools: FCPS offers no comments. • Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Pagc 5 Fi•ederielc County Attorney: Please see allachecl leller clalecl June 20, 2012, from Roclerick B. Williams, County flltorney. Transportation: Included ivilhin allachecl memo (page 2) clamed June 22, 2012, from A4ichael T. Rncldy, AIC'P, Depuly Planning Director. Planning Department: Please see allachecl memo clalecl.lirne 22, 2012, from Allichael T. Ruddy, AIC'P, Deputy Planning Director. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The COunty's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. In 2009, The Board of Supervisors, following a unanimous recommendation of denial from the Planning Commission, denied Rezoning Application 1/09-07 for the same property primarily for the following reasons. The Commission and Board members expressed concern that transportation impacts demonstrated by the TIA for this particular location were not fully addressed or mitigated by the applicant's proffer. In addition, the project would not provide a LOS "C" or better at the two major intersections on Route 11. 2) Comprehensive Policy Plan The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. The 2030 Comprehensive Plan is an official public document that serves as the community's guide for making cleeisions 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 COLlimty. It Is In essence a composition of policies Llsed to plan for the future physical development of Frederick County. Appendix I, the Area Plans, of the 2030 Comprehensive Plan, is the primary implementation tool and will be instrumental to the future planning efforts of the County. Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 6 I mail I Icn The parcel comprising this rezoning application is located within the COunty'S Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The B2 zoning request is consistent with the Northeast Land Use Plan. Sire Access cord Transportation. Plans for new development should provide for the right-of-ways necessary t0 implement planned road improvements and new roads shown on the road plan Should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads Should be improved as necessary by adjacent development to implement the intentions of the plan. The Eastern Road Plan of the Comprehensive Policy Plan does include this portion Of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. Also in the vicinity are identified improvements to the interchange with Interstate 81 and the potential realignment of Brucetown Road, with the road plans identifying a potential connection north of its current location, across Route I 1 from the proposed access to this site. The Plan states that proposed 111CILIStrial and commercial development Should Only OCCLIr if impacted roads function at Level ol'Setvicc (LOS) Category C or better. The Level of Service at the nearby Route I 1 and Hopewell Road intersection falls below this expected Level of Service. The Frederick County Bicycle Plan designates Route I 1 as a short-term designated route. The Northeast Land Use Plan Cl1SCOLIragCS individual lot access on the Martinsburg Pike corridor, encourages inter -parcel connections, and recommends adequate screening from ad.oinin- land Uses and recommends greater Setbacks and bLlffel'S and screening along ZD Martinsburg Pike. Pedestrian accommodations have been addressed with this project with the construction of a bike and pedestrian path along Route 11. 3) Site Suitability/Environment The site does not contain any environmental featLll'CS that would either constrain or preclude Site development. There are no identified areas of steep Slopes, floodplains or woodlands. This area is also known for karst topography. The Frederick County Engineer has previously identified that a detailed gcotechnical analysis will be needed as part of the detailed site plan design. 4) Potential Impacts The application's proffer statement limits the amount Of acreage that 1S available for Commercial development t0 7.5 acres and further limits the development by capping the maximurn amOLInt of average daily vehicle trips to 5,734. 0 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 7 Frederick Count Transportation ransportation Comments: Mr. Bishop, Frederick County Transportation Planner, has expressed that the Applicant's recognition of off -site transportation impacts is appropriate. The Applicant's proffer to provide engineering services to address the potential realignment of Hopewell and Brucetown Roads with Route 11 is a positive step to addressing the failing level of service in this location. I-Iowever, consideration should be given to speeding up the time frame for completion of this project to less than 36 months. In addition, it may be worthwhile including an evaluation of the realignment that directly aligns with the access t0 this area Of commercial development. Transportation had also commented that the Applicant's proffer to contrlbUte a fixed amOUllt Of $100,000 towards the construction of a roundabout at this location should a signal not be installed, should be evaluated. In case this amount Is illSUffiClCllt t0 C011StrllCt rOUlldabout intersection improvements, the Applicant should consider constructing this improvement outright, if warranted. 5) Proffer Statement — Dated April 24, 2012 and revised on October 23, 2012 A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan. The Plan identifies the areas of development and recognizes the existing drainfields located on the property which serves the adjacent residences. Disturbance in and around this area would be prohibited consistent with the GDP. B) Land Use The application's proffer statement limits the amount of commercial development 10 that which generates less than the 5,734 Average Daily Trips as presented in the TIA. The Applicant further prohibits the development of'fruck Stops — Retail as defined in SIC 5541, and Adult Retail. The Applicant has provided additional landscape Screening above that regUlrcd by ordinance, adjacent to the neighboring residential properties. The Applicant has proffered a split rail fence along Route 11. The other corridor enhancement proffers may be considered redundant as the Applicant on the GDP has identified this as an undeveloped stormwater management area. C) Access Management. lent. Access to the property will not be directly to Route 11. Rather, the adjacent property will be used to provide inter -parcel accessibility. This property is known as the Clearbrook Business Center. Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 8 D) Transportation The proffer statement provides for right-of-way dedication along Route I I and the construction of a 12 foot travel lane across the frontage of the site along Route 11. It should be clarified that this improvement would be extended along the frontage of the adjacent property to the South which will be the only access to this site as pal•t of the initial development of the site. The application addresses the intersection of Route I 1 and the site by proffering into a signalization agreement for a traffic light at the intersection. The proffer enables the Applicant to apply a inonctary amount to this I11tC1'SCCtIO1l Sl1Ol1ld a roundabout be the intersection of choice based on the Eastern Road Plan. In case this amount is insufficient to construct roundabout intersection improvements, the Applicant should consider- constructing this improvement outs-igbt, if warranted. The application addresses the intersection of Route 1 1 and Hopewell Road, Route 672, by proffering to present the County with a feasibility study and engineered road plan for the realignment of Brucetown and Hopewell Roads at Martinsburg Pike, the general scope and location Of the study being depicted on exhibit A of the proffer statement. The Planning Commission should evaluate if this approach sufficiently addresses the impacts identified at this intersection. E) Community Facilities This application proffers a monetary contribution In an amount Of $0. 10 per building square foot for Fire and Rescue Services. STAFF CONCLUSIONS FOR THE 01/02/13 PLANNING COMMISSION MEETING: The B2, Business General, land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The impacts associated with this request have generally been addressed by the Applicant and the adjacent properties have been considered to a greater extent in this rezoning application. With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the immediate vicinity of the site. However, the Commission should evaluate if the Applicant's proffered approach of studying and engineering plans for improvements to the intersection of Route 11 and Hopewell and Brucetown Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Follo►ving the requnn'ed public hew-ing, a YBcommenndatnon Yef;ai-dinng this n'ezonni ng application to the Boai-d of Srrpei•visoi•s ivould be appn-opfiate. The applicant should be prepared to adequatell address all concerns raised by the IPlannnnnnng Commission. • • Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 9 PLANNING COMMISSION SUMMARY & ACTION OF THE 1/02/13 MEETING: Four adjoining property owners spoke in opposition to the proposed rezoning. They believed tile commercial retail center next to them would devalue their residential properties and negatively affect their quality of life. Some said their access for the granted easement to the inter -parcel connector road was blocked by neighbors' existing drainFields, driveways, and parking areas. The residents expressed concern tile), would not be able to sell their resicientially-zoned properties because they were Surrounded by commercial development and they Could not afford to rezone their properties to commercial. There were concerns about additional traffic congestion and that the I_,OS at Route I I and Hopewell Road falls below LOS "C." One property owner believed the traffic signal at BI'LICCtOwn and I-Iopewcll has negatively impacted Route I I and has created a situation where vehicles are caught Stopped On the railroad tracks going south on Route 1 1; there were also negative comments about the misaligned traffic signals on Route I I at Redbird Road. They did not think it was practical to install yet another traffic signal. Concerns were expressed that existing residential drainfields, as well as well water, may be negatively impacted from the commercial clevclopment. Residents said they were not inclined to hook Up to public water and sewer because it was so costly. A Commission member raised all issue about the incompatibility between the applicant's estimated ADT based on peak hour traffic in the TIA and the applicant's proffer Statclllent which limited the amount of daily trips. The issue was the proffered daily trip generation was a rather high number, but the TIA was based oil abOLlt one tenth Of that 1lUmber, rcSlllting in the incompatibility between the two CalCUlations. The Chairman commented that the transportation impacts were the initial dilernilla for this property and she asked the applicant hoer' this application is attending to those iSSUes bl-OUght forward by the Board Of Supervisors. The applicant replied this Submittal differed from the Original because it uses an inter -parcel connector for access to the property; the access is moved further south on Martinsburg Pike, away from the intersection of Cedar Hill Road and Martinsburg Pike. Other questions fi•onl the Commission included the appropriateness of the dollar amount proffered for the traffic signal; verification that any modification to the MDP would require re -submittal for review by the Planning Commission; ]low the proffered limitation on the ADT would be implemented on the Site; and the appropriateness Of the applicant's approach of proffering a feasibility Study and engineered road plan for the realignment of Brucetown and I-Iopewell Roads at Martinsburg Pike. A motion was made, seconded, and unallinhOUSly passed to table the rezoning application for 45 clays in order to allow the applicant time to clarify the disconnect between the LOS within the TIA and the maxinlUnl daily trips proffered; and, In addition, to allow time for the applicant to carry out more discussions with the adjoining property Owners oil the impacts to their properties. (Note: Commissioner Oates abstained from all discussion and voting On this application. Commissioners Crockett and Lemieux were absent from the meeting.) 0 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 10 PLANNING COMMISSION SUMMARY & ACTION OF THE 2/20/13 MEETING: Five adjoining property owners came forward to speak In opposition to the rezoning. Most of them did not see an improvement in the revised application and proffers over the last version. They believed the financial burden of the offered easements fell upon the adjoining residents. Some did not want to connect to County sewer and water services because of the cost. Concerns remained about access for the applicant's parcel, primarily how and where it would be achieved. Adjoining residents were concerned about the negative impacts from business development to their duality of life. A request to the applicant for a clump site to be removed was not accomplished. They were concerned about the impacts of increased traffic congestion in an area that already had traffic problems. They were concerned that no specific types of businesses were designated and they Speculated the applicant only wanted to sell the property after it was rezoned. They gUCSti011Cd the logic of potential customers driving through 133-zoned property to get to 132-zoned property. The applicant's representative explained that legal access has been established for this property through a previous rezoning of a parcel to the south (Clearbrook Business Center) with proffers on record. I-Ie said the proffer allows this applicant to come across the property with a shared inter -parcel connector out to Martinsburg Pike and this is what the applicant intends to do. If the Clearbrook Business Center does not develop before the Clearbrook Retail Center, the owner of the Clearbrook Retail Center would build the Wes -Luke Drive connection and the Lauren Way connection. Members of the Commission believed the developer had cleared up some of the inconsistencies in the TIA, but the clarifications of those discrepancies didn't eliminate the traffic problems that currently exist and which will be exacerbated by additional development. They gUCSti011Cd If the timing was right for this project and whether it was reasonable to plan and allow a project to be built which may cause problems and inconvenience to the adjoining residents. Other Commission members said to some degree, even with the limitations of the project, this rezoning was an open-ended land use equation; it will have a significant impact on existing residents and it was premature, given the conditions discussed so far, particularly with regard to transportation. A Commission member stated that when considering this project and how the use may interact with existing residents, and also how it will contribute to the conditions and the surrounding community, the Commission needs to know more to be able to feel comfortable and confident with supporting development of this site at this point in time. It was thought It may make a difference in the future to have a better idea of what particular use was anticipated at this location. A Motion was made, Seconded, and passed by a majority vote to recommend denial of the rezoning application. The majority vote was: YES (TO RECOMMEND DENIAL): Mohn, "Triplett, Madagan,'1 homas, Wilmot, Crockett, Crosen, Unger NO: Kenney, ManLICI, Anlbrogi ABSTAIN: Oates 9 • Rezoning 1109-12 Clearbrooh Retail Center August 2, 2013 Page I I Following the required puhl/c hearin g, a decision application bV the Board of Supervisors would be appropriate. The applicant should he prepared to adequately address all concerns raised by the Board of Supervisors. aw► j R. • - • •�q,�+�l .r REZ0912 �L - 4 f/O�//� �. V • a its 1 � • CLEARBROOK�1 BUSINESS CENTER �p Subdivision j V � h QL ` � C S Applications J Parcels C7 Building Footprints B1 (Business. Neighborhood District) 11 cu s,00f B2 (Business. General Disthst) Miami B3 (Business. Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial. Light District) M2 (Industrial. General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) Note: Frederick County Dept of REZ h 09 - 12 Planning & Development e Clearbrook Retail Center 107 N Kent St Suite 202 14.53 acres from RA to B2 Winchester. VA 22601 ws 540 - 665 - 5651 A Map Created: December 10, 2012 Staff: mruddy 0 C 042. 0 085 0 17 Mibs • • GREYWOLFE, INC. •�/'• - 1073 REDBUD ROAD • WINCHESTER, VA 22603 540 667-2001 9 540 545-4001 FAX GREYWOLFEINC@AOL.COM Michael Ruddy, Deputy Planning Director June 17, 2013 107 North Kent Street Winchester, VA 22601 Subject: Clear Brook Retail Center Mr. Ruddy, The letter is to inform you the application for the rezoning is ready to move forward with a public hearing before the Board of Supervisors. Attached is a revised proffer statement that offers a cash proffer in lieu of the Hopewell-Brucetown intersection design. Thank you, Gary R. Oates, LS-B, PE GreyW Ife, Inc L J U N 1 7 2013 • Rezoning: Property: Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: • RZ # 08-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Moliebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 January 28, 2013 June 5, 2013 Stonewall Pursuant to SCct1011 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick COL111ty ZOilillg Ord111£111CC With I-CSI)CCt to C011Clltlollal 'I_011111g, the LII1dC1'S1gned owner hereby OIIcr the Following proffers that ill the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #08-12 for rezoning of 14.53-acres from the RA District to Gcneral Business (B-2) District, development Of the subject property shall be done in conformity with the terms and conditions Set forth herein, eXCept t0 the cxtcnt that SLICK tcrms and conditions may be Subsequently amended or revised by the owner and Such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. Ill the event that such rezoning IS not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal Successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Sayef and Gous Ahmed as recorded in the Frcderick County Circuit Court Clerk's Office as instrulllCnt #050012825 dated June 15, 2005. Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Route 1 1) shall be limited to the inter -parcel connector as proffered in rezoning #01-06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederick County Comprehensive Plan, and be dedicated to the County for public use. ii. The owner hereby proffers to enter into a signalization agreement with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of the owner at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufficient right of way has been acquired by the County for the round -about, then the owner will apply $100,000 to the CO11Stl'11Ct1011 of the 1'01.111d- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner than receiving an occupancy permit for the first building constructed on the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This-►-/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final occupancy permits on site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail along the Property's frontage with Route 1 1 and along the proposed inter -parcel road. This will be built prior to receiving any final occupancy permits on Site. 2 c. Interparcel conricctlolls Upon construction of the inter -parcel connector- with "Clear Brook Business Center", the owner will allow all adjoining properties all inter -parcel connection via private ingress -egress Casements through driveways or travel aisles within parking areas. The easement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow tile adjoining properties the ability to rezone in the future and eliminate their direct access to Route I I and Cedar I-1111 road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Managenlellt Standards. Note proffer 5.c. d. Right of Way and Easement Declication The owner hereby proffers to dedicate to the Commonwealth of Virginia a strip of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route 1 1) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The owner will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. This cleclication will take place prior to any site plan approval or upon regllCSt of Fi-cderick County. e. Contributions for Road hmprovcnlcnts in recognition of off -site transportation impacts. i. The owner hereby proffers $75,000 to Frederick County prior to the first occupancy permit. This money may be used for Hopewell and Brucetown Road intersection alignment or any other transportation need as determined by tile County. 2. Tire & Rescue — Monetary Contrlbutloils a. The owner hereby proffers a cash contrlbut1011 to Irederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The terns "building square foot" shall be the combined floor area for each story. The owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops-Rctail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are nonce RA. This does not apply to properties west Of I-81 or cast of Route 11. b. Adult Retail Considerations for neighboring residential properties: a. The Owner hereby proffers to install an additional row of evergreen trees for a total Of four rows in all areas required to have a "full screen zoning bLlffer" per the Frederick County Zoning Ordinance at the time Of site plan approvals. b. The owner proffers that outdoor construction activities will not begin prior 7:30 AM and will conclude no later than 7:30 PM. c. The owner proffers an inter -parcel connection with the neighboring residential lots when those properties are rezoned to commercial and the drainficId easements shown on the GDP are extinguished. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of Route 11. b. The owner will not allow any parking spaces Or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. The owner will require each building fa�adc along Route 1 1 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. 4 • The Generalized Development Plan by GreyWolfe, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainfleld cascment SUI'I'OUndcd by a non - disturbance buffer twenty feet wide. This buffer Will remain in place until such time as an easement may be extinguished. b. The proposed road parallel to 1-81 labeled Wes -Luke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. The conditions proffered above shall be binding Upon heirs, cxecutorS, administrators, assigns, and successors in the interest of the owner and owncr. In the event the 1�rcderick County Board Of Supervisors grants this rezoning and accepts the conditions, the proffered conditions Shall apply to the land rezoned in addition to other requirements set forth in the Frederick County COdC and Ordinance. Respectfully Submitted: By: a -1 Mollebatullah Vahidi commonwealth of Virginia, L- - a-/ 3 Date City/County of /o To Wit: The foI'e00iI1g I11St1lIment Was acknowledged before nle this /,), day of ( , 20_0 By too 1-(E 7O�I(ivE l,�/� (4( 0l __— N tary Public fly Commission 1 xpires JENNIFER RIGALT NOTARY PUBLIC COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES JAN. 31. 2017 COMMISSION N 7539102 5 De vers I Stronko --- --------------- ------------ ----------- Interstate 81 ------ -- INTERSTATE 81 - NORTHBOUND q Schall / I --� t—-------------- / ORTHBOUNO OWRAMP FUTURE N Regan Martini i Orndoff r Driver McGee I i Sil verWolfe, LL C Q oLAZ rn C o 0 4" N V U o 0 U y� c cu ate@' CL) U-' ANN v� c : in 3 (zu ct: 4v U a' O C)C o E? ,N rt3 rM U cz Q� DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 • AMENDMENT Action: PLANNING COMMISSION: February 20, 2013 - Recommended Denial BOARD OF SUPERVISORS: August 14, 2013 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #09-12 OF CLEARBROOK RETAIL CENTER WHEREAS, Rezoning 909-12 of Clem -brook Retail Center, submitted by GreyWolfe, Inc., to rezone 14.53 acres from RA (Rural Areas) District to B2 (Business General) District for Commercial Retail use, with proffers dated October 23, 2012, last revised on June 5, 2013, was considered. The property is located on Martinsburg Pike (Rt. 11), 700 feet south of the intersection with Cedar Hill Road (Rt. 671), fronting Route 11 and I-81. The property is further identified with P.I.N. 33-A-125 in the Stonewall Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on January 2, 2013, and tabled the request for 45 clays, and held a public meeting on February 20, 2013, and recommended denial of this request; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on August 14, 2013; and WHEREAS, the Frederick County Board of Supervisors linds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to rezone 14.53 acres from RA (Rural Areas) District to B2 (Business General) District, for Commercial Retail use. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRes #17-13 This ordinance shall be in effect on the date of adoption. Passed this 14th day of August, 2013 by the following recorded vote: Richard C. Shickle, Chairman Robert A. I-Iess Gene E. Fisher Christopher E. Collins PDRes #17-13 Gary A. Lofton Robert W. Wells Charles S. DeI-Iaven, Jr. A COPY ATTEST John R. Riley, Jr. Frederick County Administrator • 0 Mike Ruddy From: Rod Williams Sent: Thursday, July 11, 2013 1:11 PM To: 'Gary Oates' Cc: Mike Ruddy Subject: RE: Clearbrook Retail Center Rezoning Gary, I realize that I still needed to close the loop on this. I have reviewed the revision and it is legally sufficient as a proffer statement. e Roderick B. Williams County Attorney County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 E-mail: rwillia @co.frederick.va.us From: Mike Ruddy Sent: Thursday, June 20, 2013 4:25 PM To: 'Gary Oates' Cc: Rod Williams Subject: Clearbrook Retail Center Rezoning Gary. Thanks for the letter informing us that the above referenced rezoning application is ready to move forward with a public hearing in front of the Board of Supervisors. By copy of this email, I am forwarding a copy of the revised proffers to Rod Williams, County Attorney, for his review of the minor change in the proffer statement. At this time, the August 14 Board of Supervisors meeting will be the next available public hearing meeting this request could be scheduled. Thanks. Mike. Michael T. Ruddy, AICP Deputy Planning Director Frederick County Planning & Development 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 (540) 665-6395 fax. mruddy(a�co.frederick.va.us U Rezoning: %_�°�1-0 Property:�(.; Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: • RZ # VI-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Mohebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 January 28, 2013 Stonewall Pursuant to Section 15.2-2296 Et. Scd. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional Zoning, the undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 808-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be SUbsequently amended or revised by the owner and Sikh are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, of assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Sayef and Gous Ahmed as recorded in the Fredcrick County Circuit Court Clcrk's Office as instrument #050012825 dated June 15, 2005. 0 Proffers: 1. Transportation a. Access i. Access to the Property from Martinsburg Pike (US Route 1 1) shall be limited to the inter -parcel connector as proffered in rezoning 1101-06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederick County Comprehensive Plan, and be dedicated to the County for pLiblic use. ii. The owner hereby proffers to enter into a signalization agrcerllent with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of the owner at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufficient right of way has been acquired by the County for the round -about, then the owner will apply $100,000 to the COilStl'LICtI011 Of the I.OLlnd- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner than receiving an occupancy permit for the first building constructed Oil the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-237' long lane will be built to VDOT standards. "Phis will be built prior to receiving any final Occupancy permits on site. ii. The owner hereby proffers to Construct a 10' paved hil<cr/bike trail along the Property's frontage with Route I 1 and along the proposed inter -parcel road. This will be built prior to receiving any final occupancy permits oil site. 4 c. Interparcel connections Upon construction of the inter -parcel connector with "Clear Brook Business Center", the owner will allow all adjoining properties an inter -parcel connection via private ingress -egress easements through driveways or travel aisles within parking areas. The casement locatloIls will be determined Subject to approval of the Frederick COLlllty Transportation Planner. This purpose of this proffer is to allow the adjoining properties the ability to reronc in the futLu'e and eliminate their direct access to Route I I and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. cf. Right of Way and Easement Dedication The owner hereby proffers to dedicate to the Commonwealth of Virginia a strip of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route I I) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The owner will retain the right to place the proffered split rail fence (sec item 6-A) and monument sign (see item 6-C) within this easement. This decication will take place prior to any site plan approval or upon request of'Frederick County. e. Contributions for Road Improvements in recognition of off -site transportation impacts. The engineering services will begin prior to the approval of first site plan or upon request by Frederick County; whichever conies first, and be complctcd within 36 Illonths. The owner hereby proffers to present the County with a Transportation Feasibility Study and Engineered Road Plans for the realignment of BrLlcetOwll and Hopewell Roads (Route 672) at Martinsburg Pike. Tile clesign will extend 300' SOLIth Oil Martinsburg Pike from the intersection with Hopewell Road, and be bOLlnclecl by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook I' Ire Station to the east, and is subject to approval by VDOT. A diagram of this area for the intersection design is attached and labeled as exhibit "A". 2. Fire & Rescue — Monetary Contributions The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be tine combined floor area for each story. The owner hereby proffers that the Average Daily `Drips shall not exceed 5,734 as presented in the accompanying Traffic lc Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. This does not apply to properties west of I-81 or east Of Route 11. b. Adult Retail Considerations for neighboring residential properties: a. The owner hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Prederick County Zoning Ordinance at the time of site plan approvals. b. The owner proffers that outdoor construction activities will not begin prior 7:30 AM and will conclude no later than 7:30 PM. c. The owners proffers an inter -parcel connection with the neighboring residential lots when those properties are rezoned to commercial and the drainf ield easements shown on the GDP are extinguished. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage Of Route 11. b. The owner will not allow any parking spaces or outdoor storage to be constructed within 50' of ROUte 11. Any rcgUlred fire lanes within this area will be grass paved. The owner will require each building facade along Route 1 I to be constructed of wood, vinyl, glass, masonry, Or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. 9 Ll • 7. The Generalized Development Plan by GreyWolfe, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainfield easement surrounded by a non - disturbance buffer twenty feet wide. This buffer will remain in place until such time as an easement may be extinguished. b. The proposed road parallel to I-81 labeled Wes -Luke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: yv\ 4 J Mohebatullah Vahidi Commonwealth of Virginia, 3-1)- Date City/County of rA(RAA� To Wit: The foregoing instrument was acknowledged before me this3cAday of -cNA, 20 3 By �IWO rA /ai %�/ Notary blic r/ My Commission Expires 1 ^ 3 1 4 3 _. hdina r�Coinipanah f:olary Public o, commorweeadth of vir i is \',- • �; / My Con nis:ion Expires — c Commission IDH 337159 D n � `I-81 Exit 321, "--- _-- / �\ pUTE672 ;1 •_ • • !fir-' a"� --- --- - i % /. --EXIi371 • //- I CLEAR FIRE BR K� ./. � 11 FUCLFR I I tl • �. /j � - i LOBE - /�' i I Q� � •I / H' • , CHURCH. PARK J AIALNTENANCE - WAMR OLD // . / t.�..i TOWER " /1 STONf ' C3 O -------------- �,old : ---- ------------- ;' 250' 0' 250' GRAPHIC SCALE EXHIBIT A t • • Impact Statement For consideration of Rezoning the lands for the Clear Brook Retail Center Stonewall Magisterial District Frederick County, Virginia April 24, 2012 -rax Map Number 33-(A)-125 Total Area: 14.53 acres Owner of Record: Mohebatullah Vahidi 794 Center Street Herndon, VA 20170 (703)471-0801 ofc Contact: Gary R. Oates, LS-13, PL Grey Wolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 ofc (540) 545-4001 fax 0 0 f Clear Brook Retail Center Rezoning Introduction The site is located between Route 1 1 north (Martinsburg Pike) and Interstate 81 about 700' south of Cedar Hill Road (Route 671) and north of exit 321 in Frederick County, VA. The site has been used for residential and agricultural purposes in the past. The applicants are seeking a change in zoning from RA to B-2 to create a commercial center consistent with the Northeast Land Use Plan contained within the Frederick County Comprehensive Plan, Existing Conditions The property is currently a house with outbuildings and a field. The stormwater drains generally to the east towards through a box culvert under Route 11. Comprehensive Planning The site is intended to be zoned commercial per the comprehensive plan. There is public water and sewer available along Route 1 l and the neighboring property to the south. The benefit to Frederick County by approving this rezoning will be a positive economic impact from businesses through taxes, as well as employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and roads installed that will meet current County and VDOT specifications. There will not be any entrances built onto Martinsburg Pike. All traffic will access the inter -parcel connector as shown on the Generalized Development Plan. The development is envisioned to contain retail and office. Physical Impacts The site is not located within or near any 100 year flood plains per FEMA Flood Map No. 51069C015OD. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. There are existing drainfields in easements for neighboring parcels that will be left untouched. Clear Brook Retail Center Rezoning 11111- duCtinil The site is located between Route I I north (Martinsburg Pike) and Interstate 81 about 700' south of Cedar Hill Road (Route 671) and north of exit 321 in Frederick County, VA. The site has been used for residential and agricultural purposes in the past. The applicants are seeking a change in zoning from RA to B-2 to create a commercial center consistent with the Northeast Land Use Plan contained within the Frederick County Comprehensive Plan. Existing Conditions The property is currently a house with outbuildings and a field. The stormwater drains generally to the east towards through a box culvert under Route 1 1. Comprehensive Planning The site is intended to be zoned commercial per the comprehensive plan. There is public water and sewer- available along Route 1 1 and the neighboring property to the south. The benefit to Frederick County by approving this rezoning will be a positive economic impact from businesses through taxes, as well as employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and roads installed that will meet current County and VDOT specifications. There will not be any entrances built onto Martinsburg Pike. All traffic will access the inter -parcel connector as shown on the Generalized Development Plan. The development is envisioned to contain retail and office. Physical Impacts The site is not located within or near any 100 year flood plains per FEMA Flood Map No. 51069C0150D. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. There are existing drainfields in easements for neighboring parcels that will be left untouched. • • Surrounding Properties The site is bounded by Interstate 81 to the west and Clear Brook Business Center (13-3) to the south. The northern portion of the property is bounded by residential lots fronting Cedar Hill Road (Rt 671) and two residential lots and Martinsburg Pike (Route 11) to the east. All parcels are intended to become commercial as indicated by the Comprehensive Plan. Traffic Impact and Anal Report by Stowe Engineering is available upon request if not already provided. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 11. This retail-connnnercial development is expected to generate 130 gal lons/day/1000 sf for a total of 15,600 gpd. The applicant will build a sewer pump station to be dedicated to tine FCSA if the Authority deems it necessary. Otherwise if there are a limited number of users, they will install individual grinder pumps to be maintained privately. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 10 allons/day/1000 sfor a total of 15,600 pd.gg Drainage The stormwater runoff drains to Martinsburg Pikc to the east. The applicant will be required to implement BMP's and other devices to meet the Commonwealth of Virginia's requirements as required by DCR. Solid Waste Disposal The Civil Engineering Reference Manual, 4`i' edition, uses a rate of 5.4 cubic yards per 1,000 square feet of floor area. A 120,000 sf development will yield 648 cubic yards per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Impact There are no historically significant structures or features present. Educational Impact This development will not create additional students for the schools. • 0 Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per constructed building square foot to the County for fire and rescue services. Parks & Recreation Impact This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The only soil type identified on the General Soil Map of the Soil Survey of Frederick County, Virginia is an Oaklet silt loam (432B) as shown on sheet #19. This soil type is considered prime farmland. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised. Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per constructed building square foot to the County for fire and rescue services. Parks & Recreation I This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The only soil type identified on the General Soil Map of the Soil Survey of Frederick County, Virginia is an Oaklet silt loam (1t32B) as shown on sheet 419. This soil type is considered prime farmland. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised. to •o rq� —AD De vers 1 INTFWAT[ Bj I I CLEAR BROOK BUSINESS CENTER REZONING 001-06 - ZONED B-3 I Stein n e 3 W j CLEAR BROOK BUSINESS CENTER REZONING fOl -06 - ZONED B-3 MARI71%SBURG PIKE - ROUTE 11- Interstate 81 INTERSTATE 81 NORTHBOUND --- .... ..: -------�,,� Schall o ............. PROPOSED DEVELOPMENT . �.. AREA = IS ACRES 35 .. , Regan 1 1.15 ACRES NO DISTURBANCE / Ex. Drainf&0 O PROPOSED DEVELOPMENT % Easements AREA = 115 ACRES / ok Martin, Stormwater -� Management I �, Area Driver Ma Gee I / I L r LL;jo � A -------._-i_--�__------_ Stronko Sil verWolfe, LLC I � Orndoff CZCZ � a3 rz v�0 O cr o � OO � V cz Qj (15 DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 • TO: Gary Oates GreyWolfe, Inc. FROM: Michael T. Ruddy, AICP n Denuw Director L� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAY: 540/ 665-6395 RE: Rezoning Comments: Vahidi — Clearbrook Rctail Center Rezoning. DATE: June 22, 2012 Tile following comments are offered regarding the Vahidi — Clearbrook Retail Center Rezoning Application. This is a request to rezone 14.53 acres from RA (Rural Areas) to B2 (Business General) witll Proffers. The review is generally based upon the proffer statement dated April 24, 2012, and the Impact Analysis Statement also dated April 24, 2012. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a millllllll111, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. General ' Please e:Furc that all the nCCCoi<ii'i' application inaterlak lie iu'iroitted witll application. Consider inCILIding the additional parcel Containing the existing Use.2. The submission fee for this application would total $1 1,453.00, based upon acreage of 14.53 acres, plus the appropriate amount for public hearing signs. Land Use 1) The 2030 Comprehensive Plan and the Northeast l-rcderick Land Use Plar provide guidance on the future development of the property. Appendix I includes the Northeast Land Use Plan as an approved Area Plan. 2) The property is located within the S WSA. 3) The 2030 Comprehensive Policy Plan identities the general area surrounding this property with a commercial land use designation. In general, the proposed commercial land use designation for this property is consistent with this commercial land use designation of the Comprehensive Plan. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • • Vahidi — Clearbrook Retail Center Rezoning Comments June 22, 2012 Page 2 Impact Analysis Statement Please address the following items from the Impact Analysis Statement prepared for this Application. 1) The Impact Analysis states that there are existing drainfields in easements for neighboring properties that will be left untouched. This is also depicted on the Generalized Development Plan. i. This preservation should be addressed in the proffer statement text. ii. The Generalized Development Plan should be incorporated specifically into the proffer statement. Transportation The following transportation comments have been provided by John I3ishop, County Transportationl PlanneI', and should be considered as the County Staffs position Oil tills component of the rezoning. 1. Why would the Applicant fully fund a traflic signal (proffer l,a, ii), but only contribute 100,000 to the roundabout. This needs to be equal value, or they could just construct it outright. 2. I think the proffer to design the roadway improvements at Brucetown Hopewell is a good one, but I'd like additional language that they would design through VDOT approval Proffer Statement 1) Exhibit A — a diagram for the area for the intersection design should be provided Nvith the proffer statement. 2) The proffer statement would preferably read "to Frederick County for Dire and Rescue purposes". In conclusion, please ensure that the above comments, and those offered by the reviewing agency, are addressed. MTR/bad • GREYWOLFE, INC. 1073 REDBUD ROAD • WINCHESTER, VA 22603 w (540) 667-2001 • (540) 545-4001 FAX GREYWOLFEINC@a AOL.COM Mike Ruddy, Fredrick County Planning October 16, 2012 107 North Kent Street Winchester, VA 22601 Subject: Clear Brook Retail Center Mr. Ruddy, This is to provide a written response to your comments from June 22, 2012. Although I resolved these with John Bishop and yourself verbally, I thought a written response for the files would be appropriate. Impact Statement 1. The GDP and drainfield easement preservation have been added to the proffers. Transportation 2. The fully funded light signal for this intersection was estimated to be $100,000 by the traffic engineer since this is a simple "Tee" intersection. That is way the proffer offers a $100,000 contribution for the alternative round -a -bout. 3. The language to insure the design is approved by VDOT has been added to the proffer. Proffer Statement 4. Exhibit A has been added to the proffers. 5. The wording for the Fire and Rescue funds has been corrected. Thank you, , x- w Gary 5 Oates, LS-B, PE GreyWolfe, Inc ,I OCT 2012 ih; ;,.6K COUi)7Y rl� COUNTY of FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwil lia@co.frederick.va.us June 26, 2012 VIA FACSIMILE — (540) 545-4001 — AND REGULAR MAIL Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 Re: Rezoning Application, Parcel Number 33-A-125 (the "Property"), Owned by Mohebatullah Vahidi — Proffer Statement dated April 24, 2012 Dear Gary: You have submitted to Frederick County for review a proposed proffer statement dated April 24, 2012 (the "Proffer Statement") for the proposed rezoning of 14.53 acres, constituting property of Mohebatullah Vahidi, Parcel Identification Number 33-A-125, from the RA (Rural Areas) District to the B2 (General Business) District, in the Stonewall Magisterial District. 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: 1. The term "applicant" within the text of the Proffer Statement should generally be changed to "owner". This is an updated practice, to ensure clarity with respect to the fact that the proffer obligations are those of the owner, and not of the applicant, and run with the land. 2. For clarity, throughout the Proffer Statement, the best practice would be to refer to the property proposed to be rezoned as the "Property", instead of variously as "the subject properties", "this property", "the 14.53 acre property", and the like. 3. Proffer I .a.ii. — Concerning the scenario of the $100,000 proffer for the construction of a roundabout, the Proffer should use a more definite triggering event, such as issuance of a building permit, rather than "after the first building is constructed". 4. Proffer l .b.ii. — The Proffer should state a definite time that the trail construction obligation will vest. Also, it may be helpful to clarify that the trail construction will be along the Property's frontage along Route 1 I and the inter -parcel road. 107 North Kent Street • Winchester, Virginia 22601 Gary R. Oates, LS-B, PE June 26, 2012 Page 2 5. Proffer l .d.ii. — The Proffer should state a definite time that the easement dedication will occur. 6. Proffer l.e.i. — This Proffer refers to an exhibit regarding the Route 11/Hopewell Road/Brucetown Road intersection, ould need but I did ltotsee such an be included with lt e Profferit among materials I received. The exhib Statement. 7. Proffer 4.a. —The Proffer should clarifyregarding no longer being zoned RA or all upon the first to occur of all adjoining properties adjoining properties no longer containing a residential use. Also, the Proffer should clarify regarding the length of any lapse required before a property is considered as no longer containing a residential u'ertiestlocated toally, the , the roflwest or lof Interstate181 the condition does not involve any prope 8. Proffer 6.a. — The Proffer shouldclarify internadingl road hether the fence will be just along the Route 11 frontage or al 9. In addition to the adjoining properties listed in the materials you have provided, notification of the rezoning application, if the application 81 fromfiled, Property. See Vabe sent to the owners of any properties across Interstate Code § 15.2-2204(B) (requiring notice or owners "of road from theting affept dy) and property immediately across the street I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. Sincerely yours, oderick B. Williams County J-.ttcr:ic;; cc: Michael Ruddy, AICP, Deputy Director of Planning and Development w • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be compleled by Plcnmhig Slcff: Ice Amount Paid Zoning Amendment NUIIII1Cr Date Received PC Hearin- Date /� /. 3 BOS Hearing Date /A- The J611mving h fwincitioll shall be provided by the nppliccnN: All parcel Identification FILImbers, deed book and page IIIII bees may be ohtahiccl from the Office of the Commissione►- of Revenue, Real Estate Division, 107 North Kent Stl'eet, Winchestel'. 1. Applicant: Nallle: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE 'I'Clepllonc: 540-667-2001 Address: 1073 Redbud Road Winchester, Virginia 22603 2. Properh, Owncl- (if different than above) Namc: Mohebatullah Vahidi 'I'clephone: (703) 471-0801 Address: 794 Center Street Herndon, VA 20170 3. Contact pel'soll If othel- tha11 above Name: Gary R. Oates 'fcicphonc: 667-2001 4. Checklist: Check the following items that have been IIICILICICCI with this application. Location map Agency Comments Plat Fees Deccl to property Impact Analysis Statement Verification of taxes paid Proflcr Statement 12 0 5. The Code of V11'gllllla allows us to request full disclosure of ownership in relation to 1'e7.oning applications. Please list below all owners or pat -tics In Interest o1 the kuld to be 1-czoiled: Mohebatullah Vahidi G. A) Current Use of the Property: Resideintial and Agriculture 13) Proposed Use of the Property; Commercial 7. Adjoining Property: PARCEL 11) NUMBER 33-(A)-125A 33-(A)-125B 33-(A)-125C 33-(A)-125D 33-(A)-125E 33-(A)-123 USE Residential Residential Residential Residential Residential Vacant RA RA RA RA RA B-3 ZONING 8. Location: The property is located at (give cxact location based oil Ilearest road and distance firom nearest intersection, using road names and route numbers): 700' South on Martinsburg Pike (Route 11) of the intersection with Cedar Hill Road (Route 671) and fronting Route 11 and Interstate 81 in the Clear Brook area. 13 0 9. The following information should be provided according to the type of'rezoning proposed: Nlunbcr oi' Units Proposed Single Family homes: 0 I,ownholllc: 0 Multi -Family: 0 Non -Residential Lots: 0 Mobile Home: 0 Hotel Rooms: 0 SCluarC Footage of Proposal Uses Office: Service Station: Retail: 120,000 Mail ll f aCtUl'I llg: RCStaUrailt: Wal'ClIOUSC: Other 10. Signature: 1 (we), the 1.I11CICi'Signed, do licreby respectfully make application and petition the Frederick C011llty Board Of Supervisors to amend the zoning ordinance and to change the zolling 111,11) of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) unClcrstand that the sign issued when this 11)1)IiC Iti011 IS SUbmittcd I11LISt be placed at the front property line at least Seven clays prior to the Planning COI111111SSIO11 public llcaring alld the Board Of Supervisors 1)Ubllc 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 al'C true and accurate to the best of my (Our) knowledge. Applicant(s): Date: Date: Owner(s): ti f? (�4A�� �� - ` Date: i Date: 14 0 • ADJOINING PROPERTY OWNERS j Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenge is located on the 21ml.Jloor of the Frederick County Administrative Builcling, 107 North Kent Street. Name and Property Identification Number Address Name RU Land development, LLC 1631 Redbud Road Winchester, Virginia 22603 Property 1133-(A)-123 Name Elaine MaGee 3703 Martinsburg Pike Clear Brook, Virginia 22624 Property 8 3 3- (A)- 12 5A Name Debra Driver 3721 Martinsburg Pike Clear Brook, Virginia 22624 Property N 33-(A)-125B NamcPhilip Martin P.O. Box 113 Brucetown, Virginia 22622 Propertytt33-(A)-125C NameMr. & Mrs. Mark Regan 2000 Cedar Hill Road Clear Brook, Virginia 22624 Property tq33-(A)-125D NameMr. & Mrs. Daniel Schall 2042 Cedar Hill Road Clear Brook, Virginia 22624 Property 833-(A)-125E NameSilverWOlfe, LLC 1073 Redbud Road Winchester, Virginia 22603 Property,t33-(A)-124A Name Frederick Stronko 3656 Martinsburg Pike Clear Brook, Virginia 22624 Property 933-(A)-124D Nan,e Bradley Blain 35 Flatt Road Rochester, New York 14623 Property 33-(A)-124 15 0 0 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Fredericl(, 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) Mohebatullah Vahidi (PllonC) (703) 471-0801 (Address) 794 Center Street, Herndon, VA 20170 the owner S) Of all tllose tracts or parcels Of land ("Property") conveyed to Ille (us), by deed recorded in the Clerk's Office of tl1C Cll•elllt COLII•t Of the C011llty of Frederick, Virginia, by Illsll•UIlicilt No. 050012825 On Page , and is described as Parcel: Lot: Block: Section do hereby make, constitute and appoint: Subdivision: 33-(A)-125 (NalllC) GreyWolfe, Inc. - Gary R. Oates, LS-B, PE, Tim Stowe, PE (Pllolle) 540-667-2001 (Address) 1073 Redbud Road, Winchester, Virginia, 22603 To act as Illy tl'ue and lawful attorney -in -fact for and in Illy (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for Illy (our) above described Property, including: _ Rezoning (including proffers) Conditional Use Permit Master Development Plan (Prehillinary and Final) Subdivision Site Plan Variance or Appeal My attorney -Ill -fact shall have the authOl'Ity to offer proffered conclitions and to make amendments to previously approved proffered conditions except as follows: This autl101•Ization shall expire one year from the day it is signed, or until it is otherwise rescinded Or nloclificd. In witness thereof, I (we) have llCI-Cto set Illy (our) haled and seal this clay of' 20 , SignaturC(s) j State of Virginia, City/County of' ���� I,o-wit: //,/i8i , �j/� a Notary Public in and for the jurisdiction aforesaid certify that the pC1'SOII(S Sighed to the foregoing instl•unlent personally appeared before me and has acknowleclged the same bcf01'C me ill the jUriscllctlon af01'Csald tllls� � day Of 20 . Notary Public ion G. Aires: ) _ , 5-) — ) -:--) Notary Public ov 'IJ Commonwesllh of V Commission IN 3V159 0 • Executive Summary Clearbrook Commercial Center is requesting rezoning of 14.53 +/- acres from Rural Agriculture to B-2 Business for the development of 120,000 square feet of retail space. This change will contribute additional traffic into the roadway network, therefore this Traffic Impact Study was prepared to evaluate those traffic impacts. The proposed rezoning is aligned with the North East Land Use Plan/Comprehensive plan, which designates the subject property for business use. The intersection analysis of Hopewell and Brucetown Roads with Martinsburg Pike show a LOS of F in the design year 2020. A planned regional project to align the intersections of Hopewell and Brucetown Roads is planned to eliminate this situation. Clearbrook Commercial Center will proffer to participate financially in that project, which will be needed regardless of this project. With that regional improvement in place, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. 0 0 Table of Contents ExecutiveSummary .......................................................................................................................................1 Appendices.................................................................................................................................................... 3 Introduction..................................................................................................................................................4 Purpose.....................................................................................................................................................4 StudyObjectives....................................................................................................................................... 4 BackgroundInformation...............................................................................................................................4 Transportation Improvements Assumed..................................................................................................4 Transportation Improvements Planned....................................................................................................4 DevelopmentDescription.............................................................................................................................4 SiteLocation..............................................................................................................................................4 Descriptionof the Parcel........................................................................................................................... 5 GeneralTerrain Features......................................................................................................................5 Location within Jurisdiction and Region...............................................................................................5 Comprehensive Plan Recommendations..................................................................................................5 CurrentZoning.......................................................................................................................................... 6 StudyArea Description.................................................................................................................................7 StudyArea.................................................................................................................................................7 Proposedand Existing Uses.......................................................................................................................... 7 ExistingUse............................................................................................................................................... 7 ProposedUses & Access........................................................................................................................... 7 NearbyUses..............................................................................................................................................7 ExistingRoadways.....................................................................................................................................7 ExistingTraffic Conditions 2011.................................................................................................................... 9 DataCollection..........................................................................................................................................9 Analysis.....................................................................................................................................................9 Background Traffic Conditions (2014)........................................................................................................11 Analysis.......................................................................................................................................................11 TripGeneration & Distribution...................................................................................................................13 TripGeneration.......................................................................................................................................13 TripDistribution......................................................................................................................................13 2014 Build -out Conditions..........................................................................................................................14 10 • Analysis...................................................................................................................................................14 Recommended Roadway Improvements....................................................................................................16 DesignYear(2020)......................................................................................................................................17 Analysis...................................................................................................................................................17 QueueAnalysis............................................................................................................................................19 Pedestrianand Bicycle Traffic.....................................................................................................................19 Conclusions.................................................................................................................................................19 Appendices Appendix A Traffic Count Data Appendix B Traffic Signal Timings Appendix C Synchro LOS and Queue Reports Appendix D HCS Diverge & Merge Reports Appendix E Pre -Scope of Work Meeting Form Appendix F Cost Estimate 2 Introduction Purpose This Traffic Impact Study has been prepared to support the request for the rezoning of the property known as Clearbrook Commercial Center. The project will develop 120,000 square feet of retail business space on the property. Study Objectives The objectives of this study are to determine: 1. The impacts on traffic operations that may occur within the study area as a result of constructing a commercial development. 2. Future connectivity to pedestrian and bicycle facilities that may result from the construction of the commercial development. Background Information Transportation Improvements Assumed The following transportation improvements were assumed to be in place with the proposed commercial development: 1. A continuous auxiliary/right turn lane along the front of the property. 2. A traffic signal at the entrance to the site when warranted. 3. Pavement marking modifications needed to use the center lane as a left turn lane at the site entrance. Transportation Improvements Planned A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. This project is just south of the site on which this project is proposed. A regional roadway improvement project is also being planned by Frederick County. The project will align the intersections of Hopewell and Brucetown Roads on Martinsburg Pike. This project will eliminate the current lane constructions and greatly improve the flow of traffic through the intersection. Development Description Site Location The subject property is located west of US Route 11 (Martinsburg Pike) and south of Cedar Hill Road. Figure 1 shows the location of the property. 3 -_` Property Location Map - _� f i/.'i ),I Exit 321 f' All Figure 1 Property Location Map Description of the Parcel The property on which Clearbrook Commercial Center is planned is a 14.53 acre tract with frontage on Route 11. A rezoning is being sought for all of the property for construction of retail businesses. General Terrain Features The site and surrounding areas have gentle grades with slopes that drain to the east. 1-81 runs north - south adjacent to the western property boundary of the rezoning area. Location within Jurisdiction and Region The subject property is located in the Stonewall magisterial district, Frederick County, VA. Comprehensive Plan Recommendations The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan calls for the subject property to be developed with a business land use. Surrounding properties are also designated as business land use. Figure 2 highlights the subject property on the Northeast Frederick Land Use Plan map. t r i ■ ■ :/ •;' � i r - ■ ■� i :tea: '_•:; �.:.. �. .ti?:,p• . `' ti• 1::�-v:� •.:: tip': _•i j � . . 1• r L \1 r �r� • - /ENE,.. 1 iii■n 4.0 : • r: v I .. on • • Re Re me Is Study Area Description Its Study Area For the purposes of this Traffic Impact Study, the limits of the study area extend east to Martinsburg Pike, west to 1-81, north to Cedar Hill Road Road, and south to Hopewell Road. There are no additional major intersections within 2000 feet of the site that were not included in the A study. Proposed and Existing Uses A Existing Use The existing site is a house with several out buildings. A Proposed Uses & Access Ilk The proposed use for the property is retail development. 16 Access to the site will be provided via a proffered inter -parcel connector on the property to the south. A ' new signalized intersection on Route 11 will be constructed on the property to the south, approximately 1050 feet south of the unsignalized intersection on Cedar Hill Road. This intersection will provide access * to three parcels, including the Clearbrook Commercial Center. 16 Nearby Uses The existing land uses near the proposed site are: • North —Residential West — 1-81 and residential • South —Vacant (zoned B-3) East - Vacant (zoned B-3) Existing Roadways Figure 4 shows the existing roadways in the subject property. The typical sections for the roadways in the vicinity of the project are described as: Martinsburg Pike is a rural arterial roadway with one lane in each direction and a variable direction turn lane in the center. • Hopewell Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. Brucetown Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Woodside Road is a rural gravel surface two lane roadway. • The 1-81 ramps are single lane ramps with shoulders. Future Transportation Improvements The subject property is located in the Virginia Department of Transportation's Staunton District, and Edinburg Residency area of responsibility. A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. 6 *—to Winchester SITE % M�Rinsbu Pike C4 P 1 Ord I-81 NOL To Martinsburg 11 Figure 4 Intersection Locations and Images Clearbrook Commercial Center, Frederick County 89 NOT TO SCALE • 0 • The Virginia Department of Transportation continues to plan for improvements on 1-81. Construction of the planned improvements is unscheduled. A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan indicates long range projects that are planned to be implemented as land uses intensify in this area of the county. The long range roadway improvements planned in the vicinity of this project include the realignment of Hopewell Road to Brucetown Road, and the widening of Martinsburg. Neither project is scheduled or funded. r r r r r r r r r r r r r r Existing Traffic Conditions 2011 Data Collection To analyze the existing traffic conditions, peak hour turning movement counts were performed at five intersections under study. These are: • 1-81 SB ramps and Hopewell Road • 1-81 NB Ramps and Hopewell Road • Martinsburg Pike and Hopewell Road • Martinsburg Pike and Brucetown Road • Martinsburg Pike at Cedar Hill Road 24 hour classified traffic counts were also conducted on Hopewell Road and Route 11. These counts are included in Appendix A of this report. A'K factor' was applied to the PM peak hour volumes to obtain the average annual daily traffic (AADT). The 'k' factor varied depending upon roadway. The 'k' factor for Hopewell Road was determined from the intersection and 24 hour counts performed for this report. For Route 11 insufficient data was obtained in the 24 hour count to compute a 'k' factor, therefore the reported VDOT'k' factor was used. The 'k' factors used are: t • Hopewell Rd. — 0.086 • Route 11 — 0.093 Raw count data was smoothed and balanced as needed. 1 1 Analysis The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro ` 7.0 traffic modeling software. The existing peak hour traffic volumes are shown in figure 5, the existing lane geometry and levels of service are shown in figure 6, and the modeling results (levels of service and 1 delays and 95% queue length) are shown in tabular form in Table 1. CSX Railroad _ AM NOT TO SCALE Figure 5 2011 Existing Traffic Volumes Clearbrook Commercial Center— Frederick County, VA k Hour (PM Peak its] 0 • Bkn SITE 1-81 SBL 1-81 NBL 11 ``�kga�`Daa ---------------- �j 9od� I AM Peak Hour (PM Peak Hour) Figure 6 2011 Existing Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA C 0 • Table 12011 Existing levels of Service, Delays an 95% Queue Length Type of AM PeakfHour PM Peak Hour Intersection Control LOS Delayeue LOS Delay Queue (sec)et) (sec) (feet) EB Thru East-West: Hopewell Road (Route 672) EB RT North -South: 1-81 SB ramps Unsi nalized g WB LT A 5.9 6 A 3.8 4 WB Thru SB L/R/T B 11.9 17 B 12.1 14 EB Thru East-West: Hopewell Road (Route 672) EB LT A 1.9 2 A 2.0 2 North -South: 1-81 NB ramps Unsignalized WB RT WB Thru NB URIT A 9.6 6 B 10.5 13 EB UR E 57.3 143 E 58.7 205 West: Hopewell Road (Route 672) NB LT C 24.4 39 B 19.3 60Si North -South: Martinsburg Pike (US 11) g nalized NB Thru C 31.3 109 C 34.0 399 SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 43.8 118 D 46.8 121 West: Brucetown Road (Route 672) NB RT North -South: Martinsburg Pike (US 11) Signalized g NB Thru A 0.1 0 A 0.4 33 SB LT B 16.7 18 C 21.2 21 SB Thru C 30.5 179 C 28.4 161 WB L/T/R B 12.3 1 B 14.2 2 West: Cedar Hill Road (Route 671) East: Woodside Road (Route 671) Unsignalized EB L!T/R B 10.2 7 B 11.6 5 North -South: Martinsburg Pike (US 11) NB L T/R A 7.7 1 A 7.8 4 SB L T/R • U Background Traffic Conditions (2014) Background traffic conditions in 2014 are those that are expected to exist without the proposed rezoning and associated development. These were established by growing the existing 2011 traffic at 1.5% per year to the build -out year of 2014. The growth factor of 1.5% was determined by VDOT Staunton District Planning staff and is based on the historical and anticipated growth in traffic volumes in the project area. Traffic on all roadways in the study area was grown at this rate. The roadway network is unchanged from the Existing Conditions (2011 conditions). One other development project is seeking a rezoning, but construction of the project is in the future and therefore it was also considered in the background traffic volumes. The traffic associated with the project was obtained from the ITE Trip Generation manual. The result is shown in Table 2. Table 2 Other Developments Contributing to Background Traffic Land Use ITE Code Avg. Amount Taps AM Peak Hour In Out Total PM Peak Hour In Out Total Specialty Retail (35,500 sq ft) 814 35.5 1,556 117 126 243 100 78 178 Fast Food Restaurant w/ drive thru (4,500 sq ft) 934 4.5 2,233 126 121 247 109 101, 210 Total 3,789 242 247 489 209 179 388 pass -by trips @ 25% (code 814) -389 -29 -32 -61 -25 -20 -45 pass -by trips @ 40% (code 934) -893 -50 -48 -99 -44 -40 -84 Total New Trips 2,507 163 167 330 140 119 260 Analysis The 2014 Background AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 7, and the lane geometry and level of service are shown in Figure 8. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 3. • PIP= Average Dailv Traffic Figure 7 2014 Background Traffic Volumes Clearbrook Commercial Center— Frederick County, VA 14 C] 0 - — — — — _ — — � � � � � � •�• � � � i i i i i i i i'I i i'i i i i'i' i i i i i x o, d N '0 6 NOT TO SCALE tJ 1-815 IL LOS - B(6) tLOS . 9 E LOS.s(Q eln 1-81 NBL Los �O�—SITE / 11 AM Peak Hour (PM Peak Hour) Figure 8 2014 Background Level of Service and Lane Configuration Clearbrook Commercial Center— Frederick County, VA E 15 • Table 3 2014 Background Level of Service, Delay, and 95% Queue Length Type of AM Peak Hour PM Peak Hour LOS Delay Queue LOS Delay Queue Intersection Control (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) North -South: 1-81 SB ramps Unsignalized g WB LT A 6.3 9 A 4.6 7 WB Thru SB UR/T C 15.7 31 B 14.2 22 EB Thru EB LT A 1.2 2 A 1.3 2 East-West: Hopewell Road (Route 672) North -South: 1-81 NB ramps Unsignalized WB RT WB Thru NB L/R/T B 10.6 13 B 11.1 19 EB UR D 48.6 179 E 77.8 308 NB LT B 18.7 109 C 20.8 128 West: Hopewell Road (Route 6 North -South: Martinsburg Pike (USS 11) 1 Signalized NB Thru C 24.1 140 D 35.4 492 SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 49.7 152 F 82.0 212 NB RT West: Brucetown Road (Route 672) North -South: Martinsburg Pike (US 11) Signalized 9 NB Thru A 0.2 0 A 0.4 13 SB LT C 23.1 21 C 22.3 25 SB Thru C 34.2 207 C 30.7 209 WB L/T/R B 10.4 1 B 14.0 2 West: Cedar Hill Road (Route 671) East: Woodside Road (Route 671) Unsignalized EB UT/R B 10.4 6 B 11.9 5 North -South: Martinsburg Pike (US 11) NB UT/R A 7.7 1 A 7.9 4 SB L/T/R A 7.6 0 A 8.2 0 Trip Generation & Distribution Trip Generation Trip generation for the planned uses was developed from the ITE Trip Generation Manual, 7thedition based on the proposed land uses. The full build -out of the project is planned to occur by the year 2014. The land uses and resulting trips generated by the project are summarized in Table 4. Table 4 Trip Generation AM Peak Hour PM Peak Hour Avg. Daily NOT TO SCALE Figure 9 Estimated Trip Distribution Percentages Clearbrook Commercial Center — Frederick County, VA 18 • • 'M Peak Hou NOT TO SCALE Figure 10 Development Generated Traffic Volumes Clearbrook Commercial Center — Frederick County, VA `*1 1r u 2014 Build -out Conditions The 2014 build -out conditions combines the background traffic forecasted for the year 2014, and the traffic that is forecasted to result from the development of this project. The total of this traffic is called the build -out condition and is planned to occur in the year 2014. Analysis The 2014 build -out AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 11, and the lane geometry and level of service are shown in Figure 12. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 5. 20 - - - - - ----���•��sssss'si�sisii 107CK3aS4) •t +�� 2h(2y6J �I 122(259) 2u(233) 157(163) 156(us)—� 1-815BL 1794 lase 948(1758)1 � 1-81 NBL SITE 1 Martinsburg Pike e Sp ,_q_ Railroad q� �00 o• f— 255(337) 41 32(102) 15( 21(36) 232(209) 1sl(3m—► \75(237)� + 133(367)--0- AM Peak Hour PM Peak Ho NOT TO SCALE Average Daily Traffic Figure 11 2014 Build -out Traffic Volumes Clearbrook Commercial Center — Frederick County, VA 21 61 it NOTTIJ J1._MLC .r J N 5P ``��Rai�Aad SITE H AM Peak Hour (PM Peak Hour) Figure 12 2013 Build -out Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA •I • W Table 5 2014 Build -out Level of Service for Scenario 1, Delay, and 95% Queue Length AM Peak Hour PM Peak Hour Type of TDD3layQueue LOSDelay Queue Intersection Control LOsec feetec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized WB LT A 6.5 10 A 5.5 12 North -South: 1-81 SB ramps WB Thru SB L/R/T C 17.8 43 D 25.7 73 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized WB RT North -South: 1-81 NB ramps WB Thru NB L/R/T B 11.0 17 B 13.4 38 EB L/R E 62.0 297 F 506.9 626 NB LT C 22.5 122 B 19.6 118 West: Hopewell Road (Route 672) Signalized NB Thru C 29.6 159 D 42.4 541 North Martinsburg Pike (US 11) -South: SB RT SB Thru A 0.3 5 A 0.4 50 WB L/R E 60.9 183 D 53.9 160 NB RT West: Brucetown Road (Route 672) Signalized NB Thru A 0.2 0 A 0.1 0 North -South: Martinsburg Pike (US 11) SB LT C 26.5 24 C 22.7 33 SB Thru D 42.7 264 C 48.1 447 WB L/T/R B 11.7 2 D 25.2 9 West: Cedar Hill Road (Route 671) EB LET/R B 10.6 8 B 12.3 10 East: Woodside Road (Route 671) Unsignalized NB LTUR A 7.8 1 A 8.1 6 North -South: Martinsburg Pike (US 11) A 8.3 0 SB LIi/R A 7.6 0 EB L C 24.8 34 B 18.4 90 EB R C 23.3 23 B 16.6 43 NB LT C 25.3 73 C 26.4 205 West: Site Entrance Signalized NB Thru A 3.0 34 A 6.4 123 North -South: Martinsburg Pike (US 11) SB RT A 9.5 12 B 18.1 123 SB Thru A 7.4 100 B 14.9 29 23 10 Recommended Roadway Improvements The primary effect on traffic operations identified in the traffic modeling is the cumulative effect of the growth in background traffic and traffic from other planned developments. This accumulated traffic on the width restricted roadways (Hopewell and Brucetown Roads), results in a LOS of F for the Hopewell Rd and Brucetown Road approached to Martinsburg Pike in the design year 2020. Traffic congestion has long been a problem in this intersection, and Frederick County has begun long range planning for improvements here. There are no practical short term solutions to this problem, which is why a more regional solution is being developed. Since the regional improvements will be expensive and involve right of way acquisition from potentially unwilling project participants, it is recommended that Clearbrook Commercial Center make a financial contribution to these improvements, to help the county and VDOT carry out the needed improvements. Approaches in two other intersections report a LOS of D in the design year 2020. These are the SB 81 off ramp at Hopewell Rd and the WB Woodside Rd at Martinsburg Pike. The SB 81 off ramp carries 171 vehicles in the PM peak hour with 17% trucks and a 28.8 second average delay. The queue at 95% is reported to be 84' long, so there is no impact on the mainline traffic operations. The Woodside Road approach carries 19 vehicles in the PM peak hour with an average delay of 28.4 seconds. While the approach LOS of D is less than the desired LOS of C, all other approaches in both intersections operate at either LOS A or B in 2020. The minimal impacts to traffic operations resulting from the LOS of D in these approaches indicate that these intersections should be reevaluated at a future time as more development occurs. As for now, no improvements are proposed. There are improvements that are appropriate at the entrance for this development. These are: 1. Development of a traffic signal at the intersection of Martinsburg Pike and the proposed commercial entrance at the time when warranted. 2. Construction of a continuous right turn lane in the southbound direction along the property frontage. This lane might be used as a future basic lane when Martinsburg Pike is widened. 3. Install new pavement markings on Martinsburg Pike to properly direct traffic at the new traffic signal. r Design Year (2020) r The design year for the project is six years beyond the completion of the project, which in this case is the r year 2020. r Analysis The 2020 Design Year AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. Peak traffic volumes are shown in Figure 16, and the lane geometry and level of service are shown in Figure 17. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 6. AM Peak Hour (PM Peak Hour NOT TO SCALE Figure 13 2020 Design Year Traffic Conditions Clearbrook Commercial Center — Frederick County, VA 26 MW�mwM►MWMWmr4wwWWWW WWWWW WWWWWW!•1W�� NOT TO SCALE 40) 6 1-815BL Los-C(e) Los e tos.°IQ Los.eln 1-81 NBL F,A SITE N}aR}n R AM Peak Hour (PM Peak Hour) Figure 14 2020 Design Year Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA •1 it 27 Table 6 2020 Design Year Level of Service, Delay, and 95% Queue Length Type of AM Peak Hour PM Peak Hour LOS Delay I Queue LOS Delay Queue Intersection Control (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized 9 North -South: 1-81 SB ramps WB LT A 6.5 11 A 5.5 13 WB Thru SB UR/T C 19.2 49 D 28.8 84 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized North -South: 1-81 NB ramps WB RT WB Thru NB UR/T B 11.2 19 B 13.9 42 EB UR E 66.9 336 F 98.7 688 NB LT C 25.3 136 C 34.2 185 West: Hopewell Road (Route 672) Signalized North -South: Martinsburg Pike (US 11) NB Thru C 32.9 186 E 74.0 772 SB RT SB Thru A 0.3 0 A 0.4 3 WB UR E 71.1 203 F 152.0 334 NB RT West: Brucetown Road (Route 672) Signalized g North -South: Martinsburg Pike (US 11) NB Thru A 0.2 0 A 0.3 25 SB LT C 20.7 28 C 28.3 48 SB Thru D 35.8 296 D 52.8 440 WB L T/R B 12.1 2 D 28.4 10 West: Cedar Hill Road (Route 671) East: Woodside Road (Route 671) Unsignalized EB L/T/R B 10.8 8 B 12.8 11 North -South: Martinsburg Pike (US 11) NB L/T/R A 7.8 1 A 8.2 7 SB L/T/R A 7.6 0 A 8.5 0 EB LT C 27.4 33 C 34.6 123 EB RT C 25.7 22 C 29.6 52 West: Site Entrance Signalized NB LT C 33.0 53 C 33.2 136 North -South: Martinsburg Pike (US 11) NB Thru A 1.1 36 A 4.0 195 SB RT A 9.3 15 B 17.7 35 SB Thru A 7.1 131 B 14.8 175 Queue Analysis At signalized intersection, a queue forms while vehicles wait to advance. An analysis was performed to evaluate the back of the queue for the 50ch and 95th percentile of the queue. The 50th percentile maximum queue is the maximum back of queue on a typical traffic signal cycle. The 95th percentile maximum queue is the maximum back of queue with 95th percentile traffic volumes when traffic does not move for two signal cycles. The queues associated with the 95th percentile maximum queue are shown in Tables 1, 2, 5, 6, 7, and 8. As traffic volumes increase over time, the queue associated with left turning movements will increase as will the queue associated with the thru movement that opposed the left turn movement. This is reflected in the Design Year analysis. Pedestrian and Bicycle Traffic To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Winchester -Frederick County MPO Bike and Pedestrian Mobility Plan was reviewed. This plan depicts planning level concepts for bicycle and pedestrian facilities, with none being shown in the immediate vicinity of this project. None were shown. On -site facilities will be planned to accommodate bicycle and pedestrian movements on site, and provisions will be made for future connections to off -site trails which may come to the site. ConclusioIls The Clearbrook Commercial Center rezoning will contribute additional traffic into intersections along Martinsburg Pike, and Hopewell Road at 1-81. The Martinsburg Pike intersections of Hopewell Road and Brucetown Road report a LOS of F in the design year 2020. The remedy to this problem is large in scale and cost, and is being pursued as a regional transportation improvement by Frederick County. It is recommended that Clearbrook Commercial Center participate financially in this project to eliminate this congested area. A new traffic signal should be installed at the entrance to the site, along with the associated turn lanes and pavement markings. With the regional improvements discussed herein, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. 29 0 • REZONING APPLICATION #09-12 CLEARBROOK RETAIL CENTER Staff Report for the Planning Commission Prepared: December 18, 2012 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action Planning Commission: 01/02/13 Pending Board of Supervisors: 01/23/13 Pending PROPOSAL: TO rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 11) of the intersection with Cedar Hill Road (Route 671), fronting ROLIte I 1 and Interstate 81. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/02/13 PLANNING COMMISSION MEETING: The B2, Business General, land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The impacts associated with this request have generally been addressed by the Applicant and the adjacent properties have been considered to a greater extent in this rezoning application. With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the immediate vicinity of the site. However, the Commission should evalLlate If the Applicant's proffered approach Of StUdying and engineering plans for improvements to the intersection of Route I l and Hopewell and Brucetown Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Following the required public hearing, a recommendation Pegan in? this rezoning application to the Board of Supervisors would be appropriate. The applicatrt shorrlrl be prepared to arlegrrately a(Hress all concerns raised bV the Planninv- Commission. • 0 Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 2 This report is pi-eywed by the Fi'edei'ick County Planning Staff to pi'oville infoi'ination to the Planning Commission and the Board of Supervisors to as.vist their in making a llecisioil oil this application. It may also be ustful to other interested in this Zoning mattel% Unresolved issiies concerning this application are noted by staff where relevant throughout this staff report. Reviewed. Action Planning Commission: O1/02/13 Pending Board of Supervisors: 01/23/13 Pending PROPOSAL: To rezone 14.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 1 1) of the intersection Nvith Cedar Hill Road (Route 671), fronting Route 1 I and Interstate 81. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 33-A-125 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Residential and agriCllltural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential South: 133 (Industrial Transition) Use: Vacant East: 133 (Industrial Transition) Use: Vacant RA (Rural Areas) Residential West: RA (Rural Areas) Use: Agricultural/Interstate 81 0 • Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: District Planning has completed our review of the subject TIA (2nd submittal dated 9/17/12), and finds that our previOLIS COmmCntS have been adequately addressed. Fire and Rescue: Plans approval recommended. Fire Marshal: Plans approved. Public Works Department: We have no comments related to the proposed rezoning. Consequently, Public Works grants our approval of the proposed rezoning. Department of Inspections: Sanitation Authority: The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area covered by the Authority. Based on the anticipated usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. Conveyance capacity will be contingent on the applicant performing a technical analysis of the existing force main. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Sei-vice Authority: NO comments. Frederick -Winchester Health Department: No objection if public water and sewer are provided and the sewage disposal system easements are protected by a 20' bulTer. Parks & Recreation: No comment. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Historic Resources Adviso► , Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to Schedule a formal review of the rezoning application by the I-IRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property not, are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify a core battlefield within this area. Frederick County Public Schools: FCPS offers no comments. Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 4 Frederick County Attorney: Please see aaachecl leper elated June 26, 2012, _Ji-om Roclerick B TVilliams, Colml)� Allorney. Transportation: Included wilhin allached memo (page 2) claled June 22, 2012, _Ji•om Michael T. Ruddy, AICP, Depuly Planning Direclor. Planning Department: Please see allcichecl memo cl(ilecl Jame 22, 2012, from Allichael T. Rucicly, AICP, Depul}, Planning Direclor. Planning & Zoning: 1) Site History The original Frederick County zoning neap (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping ofthe subject property and all other A-1 and A-2 zoned land to the RA District. In 2009, The Board of Supervisors, following a unanimous recommendation of denial from the Planning Commission, denied Rezoning Application RZ#09-07 for the same property primarily for the following reasons. The Commission and Board members expressed concern that transportation impacts demonstrated by the TIA for this particular location were not fully addressed or mitigated by the applicant's proffer. In addition, the project would not provide a LOS "C" or better at the two major intersections on Route 11. 2) Comprehensive Policy Plan The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. The 2030 Comprehensive Plan is an offiClal 11Ubllc c10CL1111Cllt that serves as the C0111111L1111ty'S guide for making decisions regarding development, preservation, public lacilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Appendix I, the Area Plans, of the 2030 Comprehensive Plan, is the primary implementation tool and will be instrumental to the future planning efforts of the County. • Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 5 Land Use. The parcel comprising this rezoning application is located within the County'S Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The B2 zoning request is consistent with the Northeast Land Use Plan. Site Access and Ti•ans7)orlation. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the Intentions of the plan. The Eastern Road Plan of the Comprehensive Policy Plan does include this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. Also in the vicinity are identified improvements to the interchange with Interstate 81 and the potential realignment of Brucctown Road, with the road plans identifying a potential connection north of its current location, across Route I 1 from the proposed access to this site. The Plan states that proposed industrial and commercial dCVCI0p111CrIt Sh0LIId Only OcCLIr If impacted roads function at Level of Service (LOS) Category C or better. The Level of Service at the nearby Route 11 and Hopewell Road intersection falls below this expected Level of Service. The Frederick County Bicycle Plan designates Route 1 I as a short-term designated route. The Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter -parcel connections, and recorn ends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. Pedestrian accommodations have been addressed with this project with the construction of a bike and pedestrian path along Route 11. 3) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep Slopes, floodplalns Or woodlands. This area is also known for karst topography. The l'redcrick County Engineer has previously identified that a detailed geotechnical analysis will be needed as part of the detailed site plan design. 4) Potential Impacts The application's proffer statement limits the amount of acreage that is available for commercial development to 7.5 acres and further limits the development by capping the maximum amount of average daily vehicle trips to 5,734. 0 • Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 6 Frederick Count Ty ransportation Comments: Mr. Bishop, Frederick County Transportation Planner, has expressed that the Applicant's recognition of off -site transportation impacts is appropriate. The Applicant's proffer to provide engineering services to address the potential realignment of I-Iopcwell and Bl'LICCtOw11 Roads with Route 11 is a positive step to addressing the failing level of service in this location. However, consideration should be given to speeding up the time frame for completion Of this project to less than 36 months. In addition, it may be worthwhile including an evaluation of the realignment that directly aligns with the access to this area of Comincl'cial development. Transportation had also commented that the Applicant's proffer to contribute a fixed amount of $100,000 towards the construction of a roundabout at this location should a signal not be installed, should be evaluated. In case this amount is InSLIffIClCrIt to COI1Stl-LICt roundabout intersection improvements, the Applicant should consider constructing this inlprovenlent outright, if warranted. 5) Proffer Statement — Dated April 24, 2012 and revised oil Octobcr 23, 2012 A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan. The Plan identifies the areas of development and recognizes the existing drainf fields located on the property which serves the adjacent residences. Disturbance in and around this area would be prohibited consistent with the GDP. B) Land Use The application's proffer statement limits the amount of commercial development to that which generates less than the 5,734 Average Daily Trips as presented in the TIA. Tile Applicant further prohibits the development of Truck Stops — Retail as defined in SIC 5541, and AdUlt Retail. Tile Applicant has provided additional landscape screening above that required by ordinance, adjacent to the neighboring residential properties. The Applicant has proffered a split rail fence along Route 11. The other corridor enhancement proffers may be considered redundant as the Applicant on the GDP has identified this as an undeveloped stormwater management area. C) Access Management. Access to the property will not be directly to Route I I . Rather, the adjacent property will be used to provide Inter -parcel accessibility. This property is known as the Clearbrook Business Center. 0 0 Rezoning 1109-12 Clearbrook Retail Center December 18, 2012 Page 7 D) Transportation The proffer statement provides for right-of-way dedication along Route 1 1 and the construction of a 12 foot travel lane across the frontage of the site along Route 11. It should be clarified that this impu•ovement would be extended along the frontage of the adjacent property to the South which will be the only access to this site as part of the initial development of the site. The application addresses the intersection of Route 11 and the site by proffering into a signalization agreement for a traffic light at the intersection. The proffer enables the Applicant to apply a monetary amount to this intersection should a roundabout be the intersection of choice based on the pastern Road Plan. In case this amount is insufficient to construct roundabout intersection improvements, the Applicant should consider constructing this improvement outright, if warranted. The application addresses the intersection of Route I I and Hopewell Road, Route 672, by proffering to present the County with a feasibility Study and engineered road plan for the realignment of I31-1.1cetown and Hopewell Roads at Martinsburg Pike, the general scope and location of the study being depicted on exhibit A of the proffer statement. The Planning Commission should evaluate if this approach sufficiently addresses the impacts identified at this intersection. E) Community Facilities This application proffers a monetary contribution in an amount of $0.10 per building square foot for Fire and Rescue Services. STAFF CONCLUSIONS FOR THE 01/02/13 PLANNING COMMISSION MEETING: The B2, Business General, land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The impacts associated with this request have generally been addressed by the Applicant and the adjacent properties have been considered to a greater extent in this rezoning application. With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the immediate vicinity of the site. However, the C0111I111SSIOII Should evaluate If the Applicant's proffered approach Of Studying and engineering plans for improvements to the intersection of Route I I and Hopewell and Brucetown Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Follolwing the reg tired pnbllc heafin , a recommendation i-egai-ding th1.S i-ezoning application to the Board of Supervisors would be appropriate. The applicaiut shotdd be prep(u•ed to adegitately address all concerns raised by the Planning, Commission. V r� • Wit IlkT i 4 bvrs�.�et j -------------------------------------- - --'--------------------------------------------------------------.--- I--- ---- -------.---- CLEAR BROOKBU 'NESS CENTER REZONING #014 - ZONED B-3 1i WE$-LUKEDRIVE I Stein CLEAR BROOK BUSINESS CENTER r REZONING 001-06 - ZONED B-3 1 -- -- ----_---- -- ` MARTINSBURG PIKE ROUTE II -_ _ --- ----------- --- -------- ------ _.-- Devers f � t I I Stronko \ 1 Interstate 81 ;! -------- -----INrERSTATEBI_ NORTHBOUND ------- ------- --__-- �_____.-------_..----- 1 Ij 1 / co ---------------------- i 1 � i I \ i Schall � NORTHBOUND ON -RAMP 47 \ ; Regan V 'I/ rl� r-_�_ / �;k i t r 1 ----_ ---- --=--------- .---_----- DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 Devers � r Stronko --_------- -------------------------- ^-------- INTERSMTE81 -NORTHBOUND -- 1 1 interstate 81 1 ' r Schall a I OUND ON / RE' NORTNB Regan 'STURNNCE / I Martin , Orndoff - Driver b IaGee! %i%,.� , rLrt Q , ------------------------- SilverWolfe, LLC i i� r i'ZV Q „6 1 k rn o � 4 0 N C b h U o 0 U .� c m m �03 b u)lu N v a d ° c^i�3 U DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 • • • 0 AMENDMENT Action: PLANNING COMMISSION: February 20, 2013 - Recommended Denial BOARD OF SUPERVISORS: August 14, 2013 ❑ APPROVED ® DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #09-12 OF CLEARBROOK RETAIL CENTER WHEREAS, Rezoning #09-12 of Clearbrook Retail Center, submitted by GreyWolfe, Inc., to rezone 14.53 acres from RA (Rural Areas) District to B2 (Business General) District for Commercial Retail use, with proffers dated October 23, 2012, last revised on June 5, 2013, was considered. The property is located on Martinsburg Pike (Rt. 11), 700 feet south of the intersection with Cedar Hill Road (Rt. 671), fronting Route 11 and I-81. The property is further identified with P.I.N. 33-A-125 in the Stonewall Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on January 2, 2013, and tabled the request for 45 days, and held a public meeting on February 20, 2013, and recommended denial of this request; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on August 14, 2013; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to rezone 14.53 acres from RA (Rural Areas) District to B2 (Business General) District, for Commercial Retail use. "The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRes # 17-13 11 This ordinance shall be in effect on the date of adoption. DENIED I-=rrf this 14th day of August, 2013 by the following recorded vote: Richard C. Shickle, Chairman Robert A. Hess Gene F. Fisher Christopher F. Collins Aye Gary A. Lofton Aye Aye Robert W. Wells Aye Aye Aye Charles S. DeI-Iaven, Jr. Aye A COPY ATTEST fill ANey, W L' rick G6unty Administrator PDRes # 17-13 r1 L J Rezoning: Property: Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 08-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Mohebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 January 28, 2013 June 5, 2013 Stonewall Pursuant to Section 15.2-2296 Bt. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #08-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Aklrter Sayef and Gous Ahmed as recorded in the Frederick County Circuit Court Clerk's Office as instrument #050012825 dated June 15, 2005. 0 Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Route 1 1) shall be limited to the inter -parcel connector as proffered in rezoning 40 1 -06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederick County Comprehensive Plan, and be dedicated to the County for public use. ii. The owner hereby proffers to enter into a signalization agreement with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 1 1. The light will be installed at the expense of the owner at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufficient. right of way has been acquired by the County for the round -about, then the owner- will apply $100,000 to the construction of the round- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner than receiving an occupancy permit for the first building constructed on the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final occupancy permits on site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail along the Property's frontage with Route 11 and along the proposed inter -parcel road. This will be built prior to receiving any final occupancy permits on site. 2 • c. Interparcel connections Upon construction of the inter -parcel connector with "Clear Brook Business Center", the owner will allow all adjoining properties an inter -parcel connection via private ingress -egress easements through driveways or travel aisles within parking areas. The easement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow the adjoining properties the ability to rezone in the future and eliminate their direct access to Route 1 I and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. Note proffer 5.c. d. Right of Way and Easement Dedication i. The owner hereby proffers to dedicate to the Commonwealth of Virginia a strip of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route 11) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The owner will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. This dedication will take place prior to any site plan approval or upon request of Frederick County. e. Contributions for Road Improvements in recognition of off -site transportation impacts. i. The owner hereby proffers $75,000 to Frederick County prior to the first occupancy permit. This money may be used for Hopewell and Brucetown Road intersection alignment or any other transportation need as determined by the County. 2. Fire & Rescue — Monetary Contributions a. The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. This does not apply to properties west of I-81 or east of Route 11. b. Adult Retail Considerations for neighboring residential properties: a. The owner hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick Count}, Zoning Ordinance at the time of site plan approvals. b. The owner proffers that outdoor construction activities will not begin prior 7:30 AM and will conclude no later than 7:30 PM. c. The owner proffers an inter -parcel connection with the neighboring residential lots when those properties are rezoned to commercial and the drainfield easements shown on the GDP are extinguished. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of Route 11. b. The owner will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The owner will require each building fagade along Route I 1 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. F. 7. The Generalized Development Plan by GreyWolfc, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainiield easement surrounded by a non - disturbance buffer twenty feet wide. This buffer will remain in place until such time as an easement may be extinguished. b. The proposed road parallel to 1-81 labeled Wes -Luke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: .0 ra Zr��` Mohebatullah Vahidi Commonwealth of Virginia, a-- / 3 Date City/County of 10CI;0ui_` To Wit: The foregoing instrument was acknowledged before me this day of �' (, , 20 /j By t-'>l0 IkE J1� Tt,ILA d �l/j d r� ---_Ntary Public My Commission Expires JENNIFER RIGALT NOTARY PUBLIC COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES JAN. W. 2017 COMMISSION N 75NI02 5 -- INMRS7ATE Bl ------------------- T I I Stein 0 De vers t� CLEAR BROOK B REZONING #01 Interstate 81 -------------- INTERSTATE 81 - NORTHBOUND Schall o �. J PROPOSED DEVELOPMENT b / % UNO ON -RAMP -- AREA = 15ACRES ; lL �ypR FUTURE TH80 MESS CENTER ZONED B-3-- / oo. ! r l '�L Regan 2.25ACRES NO DISTURBANCE WES-LUKEDRIVE PROPOSED DEVELOPMENT %•` Easements AREA = 12.5ACRES CLEAR BROOK BUSINESS CENTER « , - .• \`` r Martin REZONING ,t01 06 -ZONED B-3 Ea ``�.- �\ Orndoff Stormwat,3r / Management Area Driver MaGee I ; ; 4i e 4 1 0 MARTlNSBURG PIKE - ROUTE 11 i / - Sil verWolfe, L L C / Stronko r r kk oU7 •C � o N 7 ri h P C h as ) o) E C W U Z ) y v�o � .0 caJ l7 DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO, #0171 0 0 AMENDMENT Action: PLANNING COMMISSION: March 1, 2006 - Recommended Approval BOARD OF SUPERVISORS: March 22, 2006 D APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 901-06 OF CLEARBROOK BUSINESS CENTER WHEREAS, Rezoning #01-06 of Clearbroolc Business Center, submitted by GreyWolfe, Inc., to rezone 16.886 acres from RA (Rural Areas) District to 133 (Industrial Transition) District with proffers was considered. The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Numbers (PINS) 33-A-122A and 33-A-123. WHEREAS, the Planning Commission held a public hearing on this rezoning on March 1, 2006; and WHEREAS, the Board ol•Supervisors held a public hearing oil this rezoning on March 22, 2006; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health. safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRcs t`08-06 • This ordinance shall be in effect on the date of adoption. Passed this 22nd day of March, 2006 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara L. Van Osten Aye Gary Dove Aye Bill M. Fwing Aye Gene B. Fisher Aye Charles S. Del-laven, Jr. Aye Philip A. Lemieux Aye A COPY ATTEST Joh] 1Z Zi xcyjr. Frederick County Administrator PDRes ,ros-06 • MAR 3 wlolo Rezoning: RZ # 01-06 Property: Area: 16.886 acres Tax Parcels 33-(A)-122A & 33-(A)-123 Record Owner: R & J Land Development, L.L.C. Applicant: Jeffery G. Jenkins & Rosanna M. Jenldns Project Name: Clearbrook Business Center Original Date of Proffers: Revised Date Proffers: Magisterial District: January 25, 2006 March 2, 2006 Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby offer- the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01-06 for rezoning of 16.886-acres from the RA District to Industrial Transition (B-3) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to R & J Land Development, LLC, from Linda J. Vorous as recorded in the Frederick County Circuit Court Clerk's Office as instrument 050002818 dated February 9, 2005, and from Junior L. Dormer as recorded in the Frederic]( County Circuit Court Clerk's Office as instrument 030022368 dated September 29, 2003. Proffers: A. On -Site and Off -site hmprovements 1. Transportation Access i. Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. This entrance will provide ingress and egress to all uses on this site. The final location will be subject to VDOT review and approval once a site plan is submitted. b. Additional Lane i. The applicant hereby proffers to construct a 12' lane onto Route 11 along the site road fi-ontage. This 550' long lane will be built to VDOT requirements. This will be built prior to applying for and obtaining any building permits. c. Interparcel connections i. The applicant hereby proffers one interparcel connection along the northern boundary and one interparcel connection along the southern boundary. These roads and connections will be constructed to VDOT requirements and shown on the Master Development Plan. • d. Signalization i. The applicant, R & J Land Development, LLC, hereby proffers to contribute a prorated share of cost of a signalization improvement at the offset intersection of Route 11 with Ilopewell Road (Route 672) and Brucetown Road (Route 672) in recognition of off -site transportation impacts. The final design and location of the signalization improvements will be determined by the Virginia Department of Transportation (VDOT). This agency will also determine when this improvement will be warranted. The applicant shall enter into a "signalization agreement" with VDOT that provides a one-time contribution towards the cost of the signalization in a prorated amount to be determined by VDOT. The applicant also proffers an additional $2,500 with the prorated amount to be applied towards right of way acquisition for fixture turn lanes at the intersection. VDOT will also determine when this improvement will be warranted Right of Way Dedication i. The applicant hereby proffers to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The dedication will take place prior to site plan approval. 2. Monetary Contributions — Fire & Rescue a. hi recognition of the increased demand on public services, the applicant hereby offers the following cash contributions to be paid at the time of building permits. The term "building square foot" shall be the combined floor area for each story. The applicant hereby voluntarily proffers a cash contribution directly to the Clear Brook Fire & Rescue Department the following amount: $0.05 per building square foot ii. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, the following amount: $0.05 per building square foot • • The applicant hereby voluntarily prohibits the following uses a. SIC 5541 —"Gasoline Service Stations" I. Automobile service stations -retail ii. Filling Stations, gasoline -retail iii. Gasoline and Oil -Retail iv. Marine service stations -retail v. Service Station, gasoline -retail vi. Truck stops -retail b. SIC 4231 — "Terminal and Joint Terminal Maintenance Facilities for Motor Freight Transportation" c. SIC 4741 — "Rental of Railroad Cars" d. SIC 5231 — "Paint, Glass, and Wallpaper Stores" e. SIC 5271 — "Mobile Home Dealers" f. SIC 79 — "Amusement and recreational services operated indoors" 4. The applicant hereby proffers to limit the total building square footage for SIC 42 — "Motor Freight Transportation and Warehousing" and SIC 47 — "Transportation Services" to a combined total of 20,000 square feet or less. 5. The applicant hereby proffers to limit the total building square footage for SIC 52 — "Building Materials, Hardware, Garden Supply, Mobile Home Dealers, and Retail Nurseries" to a combined total 20,000 square feet or less. The applicant hereby voluntarily prohibits the combined building floor area not to exceed 128,000 square feet on this site. The applicant further prohibits that a "restaurant use" as defined by SIC 581 shall not exceed 8,000 square feet of the 128,000 square feet of the building combined floor area. The applicant hereby proffers a "Full Screen" buffer, as defined by the Frederick County Zoning Ordinance, plus an additional row of evergreens trees for a total of four rows to be placed along any neighboring parcels zoned RA with a residential use at the time of site plan approval. 8. The applicant hereby proffers the following corridor enhancements along the road frontage of Route 11, Martinsburg Pike: a. The applicant will construct a split rail fence along the road frontage. b. The applicant will not allow any parking lots to be constructed between the buildings and Route 11. This applies only to the buildings nearest to Route 11 and not inside the park. c. The applicant will erect a single monument style sign with the park's name and list of tenants. The applicant will not install any signs between the buildings and Route 1 l other than this one monument sign. 0 The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: R & J Land Development, LLC By: /( 3 U� Jeff-r 0 Jet -ris faate �A? n nn KM Tet3��ils J Date Commonwealth of Virginia, Q+Y/County of (lf- ��'-� C%t- To Wit: The foregoing instrument was acknowledged before me this 3�� day of A;-,sCti , 2006 By Notary Public �y�� My Commission Expires �J� °^ ��-J � � ) 1 7 Rezoning: Property: Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 08-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Mohebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 January 28, 2013 Stonewall Pursuant to Section 15.2-2296 Lt. Seq. o1 the COCK Of Virginia, 1950, as amended, and the provisions Of the Frederick County Zoning Ordinance with respect to conditional zoning, the Undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 408-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the Subject property shall be done in conformity with the terms and conditions set forth ]lercm, except t0 the extent that such terms and conditions may be SLIbscgLlClltly amended or revised by the owner and SLICK are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that SLICK 1'CZOnlllg 1S Ilot gl'antcd, then these prof Iers shall be deemcd withdrawn and have no effect whatsoever. "These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Sayef and GOLIS Ahmed as recorded in the Frederick County Circuit Court Clerk's Office as Instl'ument 11050012825 dateCl .ILIIIC 15, 2005. Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Route 1 I) shall be limited to the inter -parcel connector as proffered in rezoning 01-06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederick County Comprehensive Plan, and be dedicated to the County for public use. ii. "file Owner hereby proffers to enter into a signalization agreement with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of the owner at Such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufficient right of way has been acquirccl by the County for the round -about, then the owner will apply $100,000 to the construction Of the round- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner than receiving an occupancy permit for the first building constructed on the Property. b Turn Lane and Pedestrian Access The owner hereby pi-OffCI-S to COIIStrUct a 1 2' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final Occupancy pernlitS On site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail along the Property's frontage with Route l 1 and along the proposed inter -parcel road. This will be built prior to receiving any final occupancy permits oil site. 2 c. Interparcel conilectiolls Upon construction of the hater -parcel connector with "Clear Brook Business Center", the owner will allow all adjoining properties all dater -parcel connection via private ingress -egress easements through driveways Or travel aisles within parking areas. The easement locations will be determined subject to approval of the Frederick County Transportation Planner. This pLlrposC of this proffer is to allow the adjoining properties the ability to rezone in the future and eliminate their direct access to Route 1 1 and Cedar Hill road (Route 672) per the Frederica: County Comprehensive Plan and VDOT Access Management Standards. d. Right of Way and Easement Dedication The owner hereby proffers to dedicate to the Commonwealth of Virginia a strip Of land twenty Feet (20') ill width along the entire frontage of the Property along the Martinsburg Pike (Route 1 1) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. "The owner will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. This cicclication will take place prior to any site plan approval Or LlpOil rcgLICSt of FI-CCICI-iCk COLlilty. e. Contributions for Road Improvements in recognition Of off -site transportatioll impacts. The engineering services will begin prior to the approval of first site plan oi- upon request by Frederick County; whichever comes first, and be completed within 36 months. The Owner hereby proffers to present the County with a Transportation Feasibility Stucky and Engineered Road Plans for the realignment of Brucetown and Hopewell Roads (Route 672) at Martinsburg Pike. The design will extend 300' SOLIth Oil MartillsbUrg Pike from the intersection with Hopewell Road, and be bollncled by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook Fire Station to the east, and is subject to approval by VDOT. A diagram of this area for the intersection design is attached and labeled as exhibit "A". 2. Fire & Rescue — Monetary Contributions The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fife and RCSCUc Department, to be paid prior to each final site plan approval. The term "building sgLlal'c Im" shall be the combined floor area for each story. Tile owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other Uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. This does not apply to properties west of I-81 or cast of Route 11. b. Adult Retail Considerations for neighboring residential properties: a. The owner hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick County Zoning Ordinance at the time of site plan approvals. b. The owner proffers that outdoor construction activities will not begin prior 7:30 AM and will conclude no later than 7:30 PM. "hhe owners proffers an inter -parcel connection with the neighboring residential lots when those properties are rezoned to commercial and the drainfield easements shown on the GDP are extinguished. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of Route 1 1. b. The owner will not allow any parking Spaces Or OUICIOOI' storage to be constructed within 50' Of ROLItC 11. Any required file lades within this aIea will be grass paved. "file owner will require each building facade along ROUtC 1 1 to be constructed of wood, vinyl, glass, IIIaSO111'y, Or stucco. I-Iowevcr, metal siding will be allowed within the business park and On all sides not facing Route 11. 4 7. The Generalized Development Plan by GreyWolfe, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainfield easement surrounded by a non - disturbance buffer twenty feet wide. This buffer will remain in place until such time as an easement may be extinguished. b. The proposed road parallel to I-81 labeled Wes -Luke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: ,yv\ A V Mohebatullah Vahidi Commonwealth of Virginia, Date City/County of �— To Wit: The foregoing instrument was acknowledged before me this3vAd7 ay of 520 3 By IH(1111�g-� fu Notary blic M Commission Expires 1 3 — / 3 Y p Mina Moinipan,ll i Notary Public `,,or Commomvc&Ilh ol)Vir i is , •,'� f,1y Commis ion Expires �''"Yf Commission 01337150 a 0 0 Rezoning: Property: Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 01,12 Area: 14.53 acres Tat Parccl 33-(A)-125 Mohebatullah Vallidi Clear Brook Retail Center April 24, 2012 October 23, 2012 Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the Provisions of the 1'I-CCICI'ICk COL111ty Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offer the following proffers that in the event the Board Of Supervisors of 1'I-CCICI'1Ck COLlilty, Virginia, shall approve Rezoning Application 908-12 for rczolllllg of 14.53-acres from the RA District to General BL1ShICK (B-2) District, devclopmcnt Of tllC Subject property Shall be done In conformity with the terms and conditions Set forth herein, except to the cxtcnt that SL1CI1 terms and conditions may be Subsequently amended or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and "Zoning Ordinance. In the event that such rezoning is not granted, then these proffers Shall be c1cemed withdrawn and have no effect whatsoever. These proffers Shall be binding L1p011 this owner and their legal successors, heirs, or assigns. The Property 1S 11101-C pal-tiCLllarly dcscribcd as the land conveyed to Mohebatullah Vahich frolll Akllter Saycf and Gous Ahmed as rccorcicd in the Frederick County Circuit Court Clerk's Office as II1StrlllllCllt 11050012825 dated .ILIIIC 15, 2005. • 40• Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Routc 1 I) shall be limited to the inter -parcel connector as proffered in rezoning 1/01-06 of the "Clear Brook Business Center". 'file connector will be built to VDO'f standards, conform to the Frederick County COr»prchensive Plan, and be dedicated to the C011llty 601' pLlbllc use. ii. The Owner hereby proffers to Intel' into a slgnall"/_atlon agreement with VDO I for a traffic light at the entrance Of the "Clear Brook Business Center" and Route 11. 'file light will be installed at the expense of the owner at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County COnlprellcnsive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufFICicnt right of way has been acquired by the County for the round -about, then the owner will apply `4i 100,000 to the C011stRICt1011 Of the l'OL111CI- about in lieu Of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner thall receiving an occupancy permit for the first building constl'Llcted on the Property. b. Turn Lane and Pedestrian Acccss The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road Frontage. fills +/-237' long lane will be built to VDOT standards. This will be built prior to receiving all)' filial OCCL1pancy permits oil site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail olnnn fhn 1>rnnrriv'c tl•nlliSloo \ ith Rmllo 1 I 'Ind 11n1157 the nronosed 0 • • 00 c. Interparcel connections Upon construction Of the inter -parcel connector with "Clear Brook Business Center", the owner will allow all adjoining properties an inter -parcel connection via private ingress -egress easements through driveways or travel aisles within parking areas. The casement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow the adjoining properties the ability to rezone in the future and eliminate their direct access to ROutC 1 1 and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. d. Right of Way and Easement DCclicalion The owner hereby proffers to dedicate to the Commonwealth Of Virginia a strip of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route 1 1) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the fl'ontagc of Martlnsblll'g Pike, Route 11, to Frederick County. The owner will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. This dedication will take place prior to any site plan approval or upon request of Frederick County. e. Contributions for Road InlprovenlentS in recognition of off -site transportation impacts. The engineering services will begin prior to the approval of first site plan OP Upon request by FI'CdCl-iCk County; Wh1ChCVC1' COnlCS first, and be completed within 36 months. The owner hereby proffers to present the County with a Transportation Feasibility Study and Engineered Road Plans for the 1'callgnlllCilt Of Brucetown and Hopewell Roads (Route 672) at Martinsburg Pike. Tile design will extend 300' south on Martinsburg Pike fi'onl the intersection with Hopewell Road, and be bOUncled by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook Fu'C Station to the Cast, and is subject to approval by VDOT. A diagram of this area for the intersection design is attached and labeled as exhibit "A". :0 Soo 2. Fire & Rescue — Monetary Contributions a. The owner hereby proffers a cash contribution to Frederick County for FirC and Rescue purposes, of $0.10 per building SgUarC foot to be disbLIl'SCCI to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. The owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying I raflic Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are "Lolled RA. 'fllis does not apply to properticS West of I-81 or Cast of Route 11. b. Adult Retail 5. The owner hereby proffers to install an additional row of evergreen trees for a total of four rows In all areas required to have a "fLill screen zoning bllffff" per the Frederick County Zoning Ordinance at the time Of site plain approvals. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of ROLIte 11. b. "hhe owner will not allow any parking spaces Or outdoor storage to be constructed within 50' oh Route 11. Any required lire lanes within this area Will be grass paved. The owner will require each building fapcIc along ROLILC I I to be collStl'LIctCCI of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed Within the business park and oil all sides not facing Route 1 1 . The Generalized Development Plan by GrcyWolfC, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to Hole are: 'file preservation of the neighboring drain( eld casement surrounded by a non- disturbancc buf'fcr twenty feet wide. This bLlffCl' will I'Cnlaill ill place Until such time as an casement may be extinguished. b. The proposed road parallel to I-81 labeled Wes-LLlkc Drive showil oil the GDP as depicted by the 2030 Frederick County Comprehensive Plan. 4 • so • The conditions proffered above shall be bincllllg Lll)oll 11CIrS, CXCCutors, administrators, assigns, and successors in the interest of' the owner and owner. In the event the Frederick County Board of SLII)CI'VISOI'S gl'alltS thlS rezoning and acccl)tS the colldltlons, the proffered conditions shall apply to the land rezoned in addition to other regLll1'ClI1CI1tS Set forth in the Frederick County Code and Ordinance. Respectfully SLIbmittccl: By: 0' 1Crt °ram- ivlolicbatullah Vahidi Commonwealth of Virginia, Date City/County 01' fo Wit: The foregoing instrurllent eras acknowledged before me thi g clay of G , 20 By4 Notary I �Ilit My Commission Expires f - �� i — �''°"�� hlina Moinipanah ��" No(ary Public °i Common:,etJ(h of irgt a o,^" '� 1,tyCan.miss.cn[xpiresL) RY PJ Commission IDr1337159 Rezoning: Property: Record Owner: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 08-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Mohebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 408-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Sayef and Gous Ahmed as recorded in the Frederick County Circuit Court Clerk's Office as instrument #050012825 dated June 15, 2005. • i Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Route 1 1) shall be limited to the inter -parcel coivnector as proffered in rezoning 40 1 -06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederic]( County Comprehensive Plan, and be dedicated to the County for public use. ii. The owner hereby proffers to enter into a signalization agreement with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of tine owner at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. l . The Frederick County Comprehensive flan indicates this intersection may become a round -about in the future. If tine traffic light has not been installed when sufficient right of way has been acquired by the County for the round -about, then the owner will apply $100,000 to the construction of the round- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner than receiving an occupancy permit for the first building constructed on the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final occupancy permits on site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail along the Property's frontage with Route 1 1 and along tine proposed inter -parcel road. This will be built prior to receiving any final occupancy permits on site. 2 c. Interparcel connections i. Upon construction of the inter -parcel connector with "Clear Brook Business Center", the owner will allow all adjoining properties an inter -parcel connection via private ingress -egress easements through driveways or travel aisles within parking areas. The easement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow the adjoining properties the ability to rezone in the future and eliminate their direct access to Route 1 I and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. d. Right of Way and Easement Dedication Oi. The owner hereby proffers to dedicate to the Commonwealth of C .5� Virginia a strip of land twenty feet (20') in width along the entire C--frontage of the Property along the Martinsburg Pike (Route 11) Right Ca �. cam . , of Way. This dedication will take place prior to any site plan approval —� - or upon request of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The owner will retain the right to place the C) U,." proffered split rail fence (see item 6-A) and monument sign (see item X ° 6-C) within this easement. This dedication will take place prior to any site plan approval or upon request of Frederick County. r e. Contributions for Road Improvements in recognition of off -site transportation impacts. The engineering services will begin prior to the approval of first site plan or upon request by Frederick County; whichever comes first, and be completed within 36 months. 1/i The owner hereby proffers to present the County with a Transportation Feasibility Study and Engineered Road Plans for the realignment of L Brucetown and Hopewell Roads (Route 672) at Martinsburg Pike. The design will extend 300' south on Martinsburg Pike from the "~ intersection with Hopewell Road, and be bounded by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook Fire Station to the east, and is subject to approval by VDOT. A diagram of this area for the intersection design is attached S and labeled as exhibit "A". l (� 7 ` v 67� p ► 3 J 2. Fire & Rescue — Monetary Contributions The owner hereby proffers a cash contribution to Frederick County for Fire and Rescue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. This does not apply to properties west of I-81 or east of Route 11. b. Adult Retail 5. The owner hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick County Zoning Ordinance at the time of site plan approvals. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of Route 11. b. The owner will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The owner will require each building facade along Route 11 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. The Generalized Development Plan by GreyWolfe, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainfield easement surrounded by a non - disturbance buffer twenty feet wide. This buffer will remain in place until such time as an easement may be extinguished. b. The proposed road parallel to I-81 labeled Wes -Luke Drive shown on the GDP as depicted by the 2030 Frederick Count), Comprehensive Plan. W. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: Zxt ,3 Mohebatullah Vahidi Commonwealth of Virginia, Date City/County of To Wit: The foregoing instrument was acknowledged before me this] 2day of 20 x cz Notary PpAic My Commission Expires - 4� FL�- Mina Moinipanah No!ary Public Common'reallh of irgp'a f:Iy Commission Expkes Commiss ion ID.1337154 - - -- - - - - -- - - - -- - _ - -. INTERS No ON -RAMP I/j /1/ l FUTURE NORTNBOU CLI R 1 ' I/ I Stein c a o m - - - - - - - - - - - - - - - - - - Devers I ■ �k o� N � O N U1 C b � n O p O U CD C � o - OM C � U j 1 � H i O cca C l� DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 • 0 GREYWOLFE, INC. •�I/ 1073 REDBUD ROAD • WINCHESTER, VA 22603 •�I�' --._ w (540) 667-2001 • (540) 545-4001 FAX ; I. GREYWOLFEINC@AOL..COM Mr. & Mrs. Mark Regan January 8, 2013 2000 Cedar Hill Road Clear Brook, VA 22624 Re: Rezoning at 3683 Martinsburg Pike Mr. & Mrs. Regan, The above -referenced rezoning application was presented before the Planning Commission on January 2 and has been tabled until the February 20 meeting. At the January meeting, there was some confusion between the Traffic Impact Analysis and the Proffer statement. But both documents were correct, and the Commissioner was misreading the figures. This item has been satisfactorily resolved with the County. One of the concerns raised by the neighbors was desire for all of the parcels to be rezoned at this time. My client offered to do this for you on July 19, 2011, but the neighbors collectively rejected this offer. My client cannot afford your alternative counter-offer of the purchase of your properties at four times their appraised value or to rezone your property and pay the increased real estate taxes, connecting your homes to public water and sewer, and pay your utility bills and connections fees. In my meetings with the neighbors, a question was raised about the covenants on your parcels that restrict business uses. I contacted Mr. Martin, as requested, and he agreed to join the neighbors in lifting the covenants. My client's property is not a party to those covenants and he has no ability to remove them for you. There was also a question about access to public sewer and water. The main lines are on Route 11 and my client will connect to them with service laterals. Since this project has been reduced by 50% from the previous rezoning, a large sewer pump station will not be built. The individual sewer laterals planned within this development cannot be accessed by others per the standards and requirements of the Frederick County Sanitation Authority. I have provided you a copy of the Generalized Development Plan and the Proffer Statement in the past will gladly send you copies again if you would like. My offer to meet with you and your neighbors individually or as group still stands. Thank you, Gary R. Oates, LS-B, PE GreyWolfe, Inc • • Action: BOARD Or SUPERVISORS: January 9, 2013 APPROVED ❑ DENIED ❑ RESOLUTION DIRECTING STAFF TO UNDERTAKE A SNVSA EXPANSION STUDYTO EVALUATE LAND IN THE VICINITY OF THE LIGHT PROPERTY, NEAR TILE INTERSECTION OF N'VOODBINE AND WOODSIDE IZOADS «'IIEREAS, The Light family owns approximately 400 acres, near the intersection of Woodbine and Woodside Roads, adjacent to the Winchester Western Railroad. The parcels are identified by Property Identification Numbers 34-1-A, 34-A-6B, 34-A-7, 34-A-SA, 34-A-129A, 34-A-129E, 34-A-129P, 34-A-129G, and 34-A-129I, in the Stonewall Magisterial District; N'VIIEREAS, The properties collectively are designated in the 2030 Comprehensive Plan for various types of business development land uses, yet only a portion of the properties are located within the Sewer and Water Service Area (SWSA). To most effectively develop the properties and expand the industrial tax base, it is desirable to enable access to the public water and sewer system; WIIEREAS, The request for consideration of this Sewer and Water Service Area (SWSA) expansion was sponsored and presented to the Board of Supervisors by the Stonewall Magisterial District Supervisor on December 12, 2012; and, VVIIEREAS, The Board of- Supervisors supported the Stonewall Magisterial Districts Supervisor's request to place a Resolution on the next available Board of' Supervisors' agenda; NOW, THEREFORE, BE IT ORDAINED that the I3oard of Supervisors directs the Planning Commission to study and return to the Board of Supervisors a Comprehensive Plan study, specifically pertaining to the Sewer and Water Service Area, and regarding an expansion of the SNVSA to incorporate Property Identification Numbers 34-1-A, 34- A-6B, 34-A-7, 34-A-SA, 34-A-129A, 34-A-129E, 34-A-129I', 34-A-129G, and 34-A-129I. Passed this 9'1' day of.lanuary 2013 by the following recorded vote: Richard C. Sliickle, Chairman Gary A. Lofton Bill M. Ewing Gene E Charles S. Del-laven, Jr . From: Funkhouser, Rhonda (VDOT) [mailto: Rhonda. Funkhouser@VDOT.Virginia.gov] On Behalf Of Smith, Matthew, P.E. (VDOT) Sent: Thursday, September 27, 2012 10:28 AM To: TimStowe@StoweCompanies.com Cc: Smith, Matthew, P.E. (VDOT); Bishop, John. (VDOT) Subject: FW: Clearbrook Commercial Center/Vahidi Property - Land Track #34-11-20120917- 4374 - 2nd Submission Ti m, Please see District Planning comments and approval below. Thanks, Matt From: Short, Terry (VDOT) Sent: Thursday, September 27, 2012 9:53 AM To: Smith, Matthew, P.E. (VDOT); Ingram, Lloyd (VDOT) Subject: Clearbrook Commercial Center/Vahidi Property - Land Track #34-11-20120917-4374 - 2nd Submission Gentlemen - District Planning has completed our review of the subject TIA (2""submittal dated 9/17/12), and finds that our previous comments have been adequately addressed. Should you have any questions, please feel free to give me a call. Thanks. Terry Terry R. Short, Jr. I District Planning Manager VDOT - Staunton District 811 Commerce Road Staunton, VA 24401-9029 voice: 540/332-9057 fax: 540/332-2262 cell: 540/430-0912 e-mail: terry.short]R@vdot.virginia.gov APlease consider the environment before printing this email �1 Rezoning: Property: Record Owner: Project halite: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 0.4t•12 Area: 14.53 acres Tax Parcel 33-(A)-124A Molicbatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 Stonewall Pursuant to Section 15.2-2296 Et. Scq. of the Code of Virginia, 1950, as anicnded, and the provisions Of the Fredcrick County Zoning Ordinance with respect to COndltlOIIal ZOnlllg, the undersigned owner hereby Offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #0-'1-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that SLICK terms and conclltions may be subsequently amended Or revised by the owner and Stich are approved by the Board Of SLIpCI'VISOI'S III accordance with the said COCK and Zoning Ordinance. III the event that such rezoning is not granted, then these prollcl's shall be c1cemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Saycf and GOLIS A}Inlecl as recorded in the Frederick County Circuit COLI1't Clerk's Office as II1S11'LIIIICnt 11050012825 dated .1LIIIC 15, 2005. 0 0 CX, Control number RZ12-0001 Project Name Clar Brook Retail Center Address 1073 Redbud Rd. Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Emergency Vehicle Access Comments Access Comments Additional Comments Fredc-rick County Fire antk R(,.scue Department Office of the Fire Marshal Plan Review and Comments Date received 5/15/2012 City Winchester Tax ID Number 33-A-124A Date reviewed 6/15/2012 Applicant Greywolfe Inc. State Zip VA 22603 Fire District 13 Recommendations Automatic Fire Alarm System Yes Requirernent Hydrant Location Inadequate Roadway/Aisleway Width Date Revised Applicant Phone 540-667-2001 Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Plan Approval Recommended Reviewed By Signature /S�j ��'" ��--/—_/— Yes S. Mark Showers Title 0 0 Rezoning Comments Frederick County Firc Marshal Mail to: Hand deliver to: Frederick County Fire Ma 1� —,5lublic rederick Count Fire & Rescue Dept. 1800 Coverstone Drive D an: fire Marshal I Winchester, Virginia 2260 Salety I3uilding (540) 665-6350 MAY 15 2012 1800 Coverstonc Drive Winchester, Virginia Applicant: Please till out the In Ormatlon as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of'your application form, location map, proffer statement, impact analysis, and any other pc: tinent information. Applicants Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE 'I'clephonc: 540-667-2001 Mailing- Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of properly: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center Current zoning: RA %Oning re(lueste(I: _B-2 Acreage: 14.53 Firc Marshal's Comments: APPROVED FIRE &IARSHAL, FREDERIC Fire Marshal's Signature & Datc: ��-- Notice to Fire Mai-shal - Please Return This Foi-m to the Applicant Rezoning Comments Frederick County Department of• Public Works Mail to: Frederick County Dept. of Public Works AIM. Director of Engineering 107 North Kent Street Winchester Virginia 22601 (540) 665-�643 Hand deliver- to: Frederick (.'ounty Dept. of Public Works Atm. Director of I Fngineering C;ouim Administration 131d9. Suilr 202 107 North Kcnt Street Winchester Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with their review Attach a copy of N,tiur application form, location map, proffer atateinent,- impact an<dysis it U; fty-other pertinent iriformati6it: Applicants Name. GreyWolfe, Inc. Gary R Oates, LS-13, PC Telephone- 540-667 2001 Meiling Address: 1073 Redbud Road_ Winchester Virginia, 22603 T_ Project Name Clear Brook Retail Center _ _ RECEIVED ------ -- -- - --- -- — MAY 16 2012 k Location of property West side of Route 11 /00' South of Cedar I lilt Road (Rt 6%1) rj Frederick County Public Works & Inspections Project Name: Clear Brook Retail Center Current zoninro- RA Zoning requested: B-2-- — -- Acreage: 14.53 Department of Public Work's Comments: rat n Cori �vt�tLc l�c��(cs ouP- �. � 5 t 12 Public Works Signature & Date _ �. _ Notice to llept. of Public Works 'lease 12eturn This Form to the Applicant 21 9 • Rezoning Comments Moil hn- Frederick -Winchester- Service Authority Hand deliver- to: Fred-Winc Service Authority Fred -Wine Service Authority Attn: ,Jesse W. Moffett, E\CCulive Director Attn:.Jesse W. Moffett P.O. Box 43 107 North Kent Street Winchester, Virginia 22604 Winchester, Virginia (540) 722-3579 Applicant: Please fill out the information as accurately as possible in order to assist the Fred-Winc Service Authority with their review. Attach a copy ol'your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE felephone: 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of property: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center Current zoning: RA Zoning requested: B-2 Acreage: 14.53 Fred-Winc Sei-vice Authority's Comments: no %OWIYI1�,Vi�� Fred-Winc Service Autl ri I Signature & Date: Notice to Fred-Winc Service Authority - Please Return Form to Applicant 0 0 Rezonin(I Comments �I F►•cdei-ick County Sanitation Authority �~ IVlail to: Frederick County Sanitation f\uthorit\ Attn: Lngineer P.O. Box 1877 Winchester. VirLinia 22604 (-540) 868-1061 Hand deliver to: Frederick County Sanitation Authority AtUI: Engineer 15 'I'asker Road Stephens City. VII-111M Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other- pertinent information. Applicant's Nanle: GreyWolfe, Inc. - Gary R Oates, LS-B, PE 'j'cjepjlone; 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 I.ocatIoil 01 1)1,01)el-ty: West side of Route 11. 700' South of Cedar Hill Road (Rt 671) Project Name. Clear Brook Retail Center Current zoning: RA Zoning rcqucslcd: B-2 Acreage: 14.53 Sanitation Authority Comments: Sanitation Atlth0l'It)' Signature & Uatc: Notice to Sanitation Authority - Please Return This Form to the Applicant 25 , May 22, 2012 V,ti ! ; Mr. Gary R. Oates Grey Wolfe, Inc, 1073 Redbud Road Winchester, Virginia 22603 Ref.: Rezoning Comments Clear Brook Retail Center Tax Map # 33-(A)-125 Dear Mr, Oates; Per your request, a review of the proposed rezoning has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the anticipated usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. Conveyance capacity will be contingent on the applicant performing a technical analysis of the existing force main. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this application for rezoning, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Thank you; Uwe E. Weindel, PE Engineer -Director 0 Rezoning Comments Fredet•icic-Winchester Health Depat•tment Mail to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Strect Suite 201 Winchester, Virginia ^Applicant: Please fill out the information as accurately as possible in order to assist the Frederick - Winchester Health Department with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other Applicants Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE 'I'Clepl7one: 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of propel'ty: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center Current zoning: RA Zoning rcyucstcd: B-2 Acrcage: Frederick -Winchester Health llepai•tment's Continents: 201 -� Health Dept. Signature & Date: Notice to Health Department - Please Retut•n This Form to the Applicant 26 0 Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Hand deliver to: FI-C(IeriCk County Department of' Parks & Recreation COLInty Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department ofParks & Recreation xvith their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE '1'cleplionc: 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of property: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center Current zoning: RAZoning requcsled: B-2 Acreage: 14.53 Department of Parks & Recreation Comments: Pks. & Rec. Signature &Date: �j�71� `S /� j.Z Notice to Department of Parks & Recreation - Please Return This Form to the Applicant 23 0 0 Rezoning Comments Winchester Regional Airport Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 662-2422 Hand deliver to: Winchester Regional Airport Attn: E\CCLItive Director 491 Airport Road (Rt. 645. off ol' Rt. 522 South) Wlnchestel', Vll-ginla Applicant: Please fill out the information as accurately as possible in order to assist the Winchester Regional Airport with their review. Attach a copy ol'your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Nanle: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE I'clephollc: 540-667-2001 Mailing.-, Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of pl'operty: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center CL11'1'ent 7_ollln�i: RA Zoning requested: B-2 Acreage: 14.53 Winchester Regional Airport's Comments: Winchester Regjonal Air )ol't s_ l Sionatui-e & Date: Notice to Winchester Regional Airport - Please Return Form to Applicant 30 • 0 REGlp/y WINCHESTER REGIONAL AIRPORT rp 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 SERVING ➢ E TOP OF VIRGINIA (540) 662-5786 May 24, 2012 GreyWolfe, Incorporated Gary R. Oates, LS, PE 1073 Redbud Road Winchester, Virginia 22603 Re: Rezoning Comment - RA to B-2 Clear Brook Retail Center Stonewall Magisterial District Dear Mr. Oates: ing request has been reviewed and it appears that it will not The proposed rezon impact operations at the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, �rn S. R. Manuel Executive Director COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 17, 2012 Mr. Gary Oates, LS-B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 RE: Request for Historic Resources Advisory Board (HRAB) Comments Clearbrook Retail Center Rezoning; PIN # 33-A-125 Dear Mr. Oates: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not accessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify a core battlefield within this area. Thank you for the chance to comment on this application. Please call if' you have any questions or concerns. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/bad cc: Molhebatullah Vahidi, 794 Center St., I-Ierndon, VA 20170 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 0 Rezoning Comments Superintendent of Frederick County Public Schools �7 Mail to: I-Iand deliver to: L �ols � i �Frederick County Public Schools Frederick County I Sc Attn: Superintendent Attn: Superintende MAY 1 5 2012 P.O. Box 3508 School Administra ion wilding Winchester, Virginia 22604 1415 Amherst Stre t �G� (540) 662-3888 Winchester, Virgil a Applicant: Please fill out the information as accurately as possible in order to assist the Superintendent of Public Schools with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location of property: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Current zoning: RA Project Name: Clear Brook Retail Center Zoning requested: B-2 Acreage: 14.53 Superintendent of Public Schools' Comments: Superintendent's Signature & Date: Notice to School Superintendent-- Please Return This Form to the Applicant 24 n Rezoning: RZ # 08-12 Property: Area: 14.53 acres Tax Parcel 33-(A)-124A Record Owner: Moliebatullah Vahidi Owner: GreyWolfe, Inc. — Gai-y R. Oates, LS-13, PE Project Name: Clear Brook Retail Center Original Date of Proffers: April 24, 2012 Revised Date Proffers: September 28, 2012 Magisterial District: Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned owner hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application H08-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be CIcemcd withdrawn and have no effect whatsoever. These proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly described as the land conveyed to Mohebatullah Vahidi from Akhter Sayef and Gobs Ahmed as recorded in the Frederick County Circuit Court Clerk's Office as instrument 11050012825 dated .Tune 15, 2005. 0 Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US Route 1 1) shall be limited to the inter -parcel connector as proffered in rezoning 1101-06 of the "Clear Brook Business Center". The connector will be built to VDOT standards, conform to the Frederick County Compre11c11Slve Plan, and be dedicated to the County for public use. ii. The owner hereby proffers to enter into a slgnalization agrcclllcllt with VDOT for a traffic light at the entrance of'thc "Clear Brook BLIS111eSS Center" and Route 11. The light will be installed at the expense of the Owner at such time as VDOT determines It is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when Sufficient right Of way has been acquired by the County 161' the 1'OLllld-abOLlt, then file owner will apply $100,000 to the COIlSt111Ct1011 Of the 1'OLllld- about in lieu of the traffic light. This $100,000 will be given upon request of Frederick County; however, no sooner thall receiving an occupancy permit for the first building constructed On the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-237' long lane will be built to VDOT standards. This will be built prior to receiving any Final occupancy permits on site. ii. The owner hereby proffers to construct a 10' paved hiker/bike trail along the Property's fi'ontage of long ROLItc 11 and along the proposed inter -parcel road. This will be built prior to receiving any final occupancy permits on site. 2 c. Interparcel connections Upon construction of the inter -parcel connector with "Clear Brook Business Centel", the owner will allow all adjoining properties an inter -parcel connection via private ingress -egress casements through driveways or travel aisles within parking areas. The casement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose Of this proffer is to allow the adjoining properties the ability to rezone in the Iiiture and eliminate their direct access to Route 1 1 and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. d. Right of Way and Casement Dedication The owner hereby proffers to dedicate to the Commonwealth of Virginia a strip of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route 11) Right of Way. This dedication will take place prior to any site plan approval or upon request Of Frederick County. ii. The owner hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The owner will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. This dedication will take place prior to any site plan approval Or L1p011 request Of Frederick County. Contributions for Road Improvements in recognition of off -site transportation impacts. The engineering services will begin prior to the approval of first site plaIl or upon i-cgLiest by Frederick COLlilty; whichever comes first, and be completed within 36 months. The owner hereby proffers to present the County with a Transportation Feasibility Study and Engineered Road Plans for the realignment of Brucetown and Hopewell Roads (Route 672) at Martinsburg Pike. The design will extend 300' south on Martinsburg Pike from the intersection with Hopewell Road, and be bounded by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook Fire Station to the cast, and is subject to approval by VDOT. A diagram of this area for the intersection design is attached and labeled as exhibit "A". 2. Fire & Rescue — Monetary Contributions a. The owner hereby proffers a cash contribution to Frederick County for Tire and Rcscue purposes, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building SgUarc foot" shall be the combined floor area for each story. The owner hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The owner llcreby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. This does not apply to properties west of I-81 or east of Route 11. b. Adult Retail 5. "file owner llcreby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "li.ill screen zoning buffer" per the Frederick County "Zoning Ordinance at the time of site plan approvals. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The owner will construct a split rail fence along the road frontage of Route 11. b. The owner will not allow any parking spaces or outdoor storage to be COl1Stl'LlCted within 50' of Route 11. Any required fire lanes within this area will be grass paved. The owner will require each building facade along Route 1 1 to be constructed of wood, vinyl, glass, masonry, Or STUCCO. I-lowcvc', metal siding will be allowed within the business park and on all sides not facing Route 11. 7. The Generalized Development Plan by GrcyWolfe, Inc., is attached to, and hereby made part of, this proffer statement. Some aspects of this plan to note are: a. The preservation of the neighboring drainfield easement surrounded by a non - disturbance buffer twenty feet wide. This buffer will remain in place until such time as an casement may be extinguished. b. The proposed road parallel to I-81 labeled Wcs-Luke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. 4 0 • The conditions proffered above shall be bincling upon heirs, executors, adm►n►strators, assigns, and successors in the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: Mohebatullah Vahidi Date Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this clay of , 20 By My Commission Expires Notary Public 5 -81 Exit 321 ' !` ��` ROUTE '�� _-. _```\ ------------ OLD STONE FEED STORE • CHURCH 250' of 250 m� GRAPHIC SCALE EXHIBIT �LIWATER . j TOWER S!kl UTE 6272, O PARK MAINTENANCE O MTER5TA7F 81 Stein D, a I I D I I Devers Z I I CLEAR BROOK BUSINESS CENTER REZONING #01- f ; ZONED B-3 i4 M I• i 1� - CLEAR BROOK BUSINESS CENTER r REZONING #01-06 - ZONED B-3 o �l z g � 4 i MARTINSBURG PIKE - ROUTE 11 - ------------------- -------------- Interstate 81 — — — —-- INTERSTATE 81 - NORTHBOUND ll 1 so ear z Schall PROPOSED DEVELOPMENT ) 1 1 AREA = 15ACRES i jl jl THBOUND ON -RAMP FUTURE NOR --_ Regan >. FRS �. •; 1.15 ACRES - NO DISTURBANCE l / PROPOSED DEVELOPMENT oPo\�` Ex. Drainfreld F �\ , Easements AREA = 125ACRES %\ /,' Stormwater Management Area I I IStronko Martin ZOh4NG bVfFER. / �11 \\� l / i� Orndoff Driver McGee I � O � ,i co ------------ --� - --------__ ----- SilverWolfe, LLC i it i� ■ am cz U r� V DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 GREYWOLFE, INC. AI t .�� 1073 REDBUD ROAD WINCHESTER, VA 22603 w (540) 667-2001 • (540) 545-4001 FAX GREYWOLFEINC@AOL.COM Michael Ruddy, Deputy Planning Director October 17, 2012 107 North Kent Street Winchester, VA 22601 Subject: Clear Brook Retail Center Mr. Ruddy, Please accept this rezoning on behalf of Mohebatullah Vahidi for public hearing. I have sent this rezoning and accompanying traffic impact analysis provided by Stowe Engineering to the review agencies and received the following: • Winchester Regional Airport - No impact. • Frederick County Fire Marshal - Recommend approval • Clear Brook Fire Chief - Recommend approval • Historic Resources Advisory Board - No significant impact • Frederick County Health Department - No objection if public water and sewer are provided and the sewage disposal system easements are protected by a 20' buffer. • Frederick County Parks and Recreation - No comment • Frederick County Public Schools - No comment • Frederick -Winchester Service Authority - No comment • Frederick County Sanitation Authority - Water and Sewer issues to be further worked out at Master Development and Site Plan stages for connections and possible pressure pumps. • Frederick County Public Works - Recommend approval. • Frederick County Attorney - See attached comments and reply. • Frederick County Planning - See attached comments and reply • Virginia Department of Transportation - All comments have been addressed and recommend approval. Thank you, Gary R Oates, LS-B, PE GreyWolfe, Inc 00 0 00 Q • ,• Executive Summary Clearbrook Commercial Center is requesting rezoning of 14.53 +/- acres from Rural Agriculture to B-2 Business for the development of 120,000 square feet of retail space. This change will contribute additional traffic into the roadway network, therefore this Traffic Impact Study was prepared to evaluate those traffic impacts. >� The proposed rezoning is aligned with the North East Land Use Plan/Comprehensive plan, which designates the subject property for business use. The intersection analysis of Hopewell and Brucetown Roads with Martinsburg Pike show a LOS of F in the design year 2020. A planned regional project to align the intersections of Hopewell and Brucetown Roads is planned to eliminate this situation. Clearbrook Commercial Center will proffer to participate financially in that project, which will be needed regardless of this project. With that regional improvement in place, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. i� 1* 14% [A • 40 f" go 110 Table of Contents Executive Summary.................................................................. Appendices............................................................................... Introduction.............................................................................. Purpose................................................................................. StudyObjectives................................................................... Background Information........................................................... Transportation Improvements Assumed .............................. Transportation Improvements Planned ................................ Development Description......................................................... SiteLocation.......................................................................... Description of the Parcel ....................................................... General Terrain Features .................................................. Location within Jurisdiction and Region ........................... Comprehensive Plan Recommendations .............................. CurrentZoning...................................................................... Study Area Description............................................................. StudyArea............................................................................. Proposed and Existing Uses ...................................................... ExistingUse........................................................................... Proposed Uses & Access ....................................................... NearbyUses.......................................................................... ExistingRoadways................................................................. Existing Traffic Conditions 2011................................................ DataCollection...................................................................... Analysis................................................................................. Background Traffic Conditions (2014)...................................... Analysis..................................................................................... Trip Generation & Distribution ................................................. TripGeneration..................................................................... TripDistribution.................................................................... 2014 Build -out Conditions........................................................ ..................................................................1 .................................................................. 3 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 4 .................................................................. 5 .................................................................. 5 .................................................................. 5 .................................................................. 5 .................................................................. 6 .................................................................. 7 .................................................................. 7 .................................................................. 7 .................................................................. 7 .................................................................. 7 .................................................................. 7 .................................................................. 7 .................................................................. 9 .................................................................. 9 .............................................................. 9 ................................................................11 ................................................................11 ................................................................13 ................................................................13 ................................................................13 ................................................................14 e 0 • 14 10 1� 14 1� 1� Analysis......................................................................... Recommended Roadway Improvements .......................... DesignYear(2020)............................................................ Analysis......................................................................... QueueAnalysis.................................................................. Pedestrian and Bicycle Traffic ........................................... Conclusions....................................................................... Appendices Appendix A Traffic Count Data Appendix B Traffic Signal Timings Appendix C Synchro LOS and Queue Reports Appendix D HCS Diverge & Merge Reports Appendix E Pre -Scope of Work Meeting Form Appendix F Cost Estimate 14 16 17 17 19 19 19 4 1101 Introduction Purpose This Traffic Impact Study has been prepared to support the request for the rezoning of the property known as Clearbrook Commercial Center. The project will develop 120,000 square feet of retail business space on the property. Study Objectives The objectives of this study are to determine: 1. The impacts on traffic operations that may occur within the study area as a result of constructing a commercial development. 2. Future connectivity to pedestrian and bicycle facilities that may result from the construction of the commercial development. Background Information Transportation Improvements Assumed The following transportation improvements were assumed to be in place with the proposed commercial development: 1. A continuous auxiliary/right turn lane along the front of the property. 2. A traffic signal at the entrance to the site when warranted. 3. Pavement marking modifications needed to use the center lane as a left turn lane at the site Is* entrance. Transportation Improvements Planned A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. 10 A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a A proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. This project _ is just south of the site on which this project is proposed. A regional roadway improvement project is also being planned by Frederick County. The project will align the intersections of Hopewell and Brucetown Roads on Martinsburg Pike. This project will eliminate the current lane constructions and greatly improve the flow of traffic through the intersection. lA ,A Development Description Site Location The subject property is located west of US Route 11 (Martinsburg Pike) and south of Cedar Hill Road. Figure 1 shows the location of the property. !n" Ito 's* Property Location Map .77 �I Exit311;- . 1 S ! . \ _- /' � / / ' � / `•�✓ / � / ,tom CL r. •_ J Figure 1 Property Location Map Description of the Parcel The property on which Clearbrook Commercial Center is planned is a 14.53 acre tract with frontage on Route 11. A rezoning is being sought for all of the property for construction of retail businesses. General Terrain Features The site and surrounding areas have gentle grades with slopes that drain to the east. 1-81 runs north - south adjacent to the western property boundary of the rezoning area. Location within Jurisdiction and Region The subject property is located in the Stonewall magisterial district, Frederick County, VA. Comprehensive Plan Recommendations The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan calls for the subject property to be developed with a business land use. Surrounding properties are also designated as business land use. Figure 2 highlights the subject property on the Northeast Frederick Land Use Plan map. 4 •5sr tttttttttlat T �D s 0 F ki J • • Study Area Description we me Study Area For the purposes of this Traffic Impact Study, the limits of the study area extend east to Martinsburg Pike, west to 1-81, north to Cedar Hill Road Road, and south to Hopewell Road. There are no additional major intersections within 2000 feet of the site that were not included in the study. Proposed and Existing Uses I~ Existing Use The existing site is a house with several out buildings. Proposed Uses & Access The proposed use for the property is retail development. .ice Access to the site will be provided via a proffered inter -parcel connector on the property to the south. A 1111111116 new signalized intersection on Route 11 will be constructed on the property to the south, approximately 1050 feet south of the unsignalized intersection on Cedar Hill Road. This intersection will provide access so to three parcels, including the Clearbrook Commercial Center. Nearby Uses The existing land uses near the proposed site are: • North —Residential West — 1-81 and residential South — Vacant (zoned B-3) East - Vacant (zoned B-3) Existing Roadways Figure 4 shows the existing roadways in the subject property. The typical sections for the roadways in the vicinity of the project are described as: Martinsburg Pike is a rural arterial roadway with one lane in each direction and a variable direction turn lane in the center. • Hopewell Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. Brucetown Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. >� Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. i� Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Woodside Road is a rural gravel surface two lane roadway. • The 1-81 ramps are single lane ramps with shoulders. Future Transportation Improvements The subject property is located in the Virginia Department of Transportation's Staunton District, and Edinburg Residency area of responsibility. A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. 104 n 0 to Winchester a 1-81 SBL 1-81 Net To Martinsburg —)" SITE Figure 4 Intersection Locations and Images Clearbrook Commercial Center, Frederick County NOT TO SCALE 7 CI The Virginia Department of Transportation continues to plan for improvements on 1-81. Construction of the planned improvements is unscheduled. A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan indicates long range projects that are planned to be implemented as land uses intensify in this area of the county. The long range roadway improvements planned in the vicinity of this project include the realignment of Hopewell Road to Brucetown Road, and the widening of Martinsburg. Neither project is scheduled or funded. r r A to A 8 Existing Traffic Conditions 2011 Data Collection To analyze the existing traffic conditions, peak hour turning movement counts were performed at five intersections understudy. These are: • 1-81 SB ramps and Hopewell Road • 1-81 NB Ramps and Hopewell Road • Martinsburg Pike and Hopewell Road • Martinsburg Pike and Brucetown Road • Martinsburg Pike at Cedar Hill Road 24 hour classified traffic counts were also conducted on Hopewell Road and Route 11. These counts are included in Appendix A of this report. A'K factor' was applied to the PM peak hour volumes to obtain the average annual daily traffic (AADT). The 'k' factor varied depending upon roadway. The 'k' factor for Hopewell Road was determined from the intersection and 24 hour counts performed for this report. For Route 11 insufficient data was obtained in the 24 hour count to compute a 'k' factor, therefore the reported VDCT'k' factor was used. The 'k' factors used are: • Hopewell Rd. — 0.086 • Route 11-0.093 Raw count data was smoothed and balanced as needed. Analysis The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The existing peak hour traffic volumes are shown in figure 5, the existing lane geometry and levels of service are shown in figure 6, and the modeling results (levels of service and delays and 95% queue length) are shown in tabular form in Table 1. o m Alt p � d N o a u n l,. i f� 1-sl SBL 3 i 115 1620 1321 J0(531 16 1374 _. _ 1.81 NBL LL. • _ SITE -8 yL� • , c� S(Ja msburg pike Mart 11 - - -__ CSX Railroad G�%� � '*�363(1726) 0(0) Po i � °o• fr1r R- 90(103) 186(1751 306(319) y — �- 182(156) 109(359) 1/ 4FASO) J4 a2(lO1J -y r 9413M—► AM Peak Hour PM Peak Hour NOT TO SCALE AverageDaily Figure 5 2011 Existing Traffic Volumes Clearbrook Commercial Center— Frederick County, VA 10 LOS - el to�' Ralf" 1-81 S8L 1-81 NBL SITE / d------------------- od AM Peak Hour (PM Peak Hour) Figure 6 2011 Existing Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA �J 0 m • 0 Table 12011 Existing levels of Service, Delays an 95% Queue Length Type of AM Peak Hour PM Peak Hour LOS Delay Queue[LOS Delay Queue Intersection Control (sec) (feet) (sec) (feet) EB Thru East-West: Hopewell Road (Route 672) EB RT North -South: 1-81 SB ramps Unsi nalized g WB LT A 5.9 6 A 3.8 4 WB Thru SB UR/T B 11.9 17 B 12.1 14 EB Thru East-West: Hopewell Road (Route 672) EB LT A 1.9 2 A 2.0 2 North -South: 1-81 NB ramps Unsignalized WB RT WB Thru NB UR/T A 9.6 6 B 10.5 13 EB UR E 57.3 143 E 58.7 205 West: Hopewell Road (Route 672) NB LT C 24.4 39 B 19.3 60 North -South: Martinsburg Pike (US 11) Signalized g NB Thru C 31.3 109 C 34.0 399 SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 43.8 118 D 46.8 121 West: Brucetown Road (Route 672) NB RT North -South: Martinsburg Pike (US 11) Signalized g NB Thru A 0.1 0 A 0.4 33 SB LT B 16.7 18 C 21.2 21 SB Thru C 30.5 179 C 28.4 161 WB L/T/R B 12.3 1 B 14.2 2 West: Cedar Hill Road (Route 671) East: Woodside Road (Route 671) Unsignalized EB UT/R B 10.2 7 B 11.6 5 North -South: Martinsburg Pike (US 11) NB L/T/R A 7.7 1 A 7.8 4 SB L/T/R 12 Background Traffic Conditions (2014) Background traffic conditions in 2014 are those that are expected to exist without the proposed rezoning and associated development. These were established by growing the existing 2011 traffic at 1.5% per year to the build -out year of 2014. The growth factor of 1.5% was determined by VDOT Staunton District Planning staff and is based on the historical and anticipated growth in traffic volumes in the project area. Traffic on all roadways in the study area was grown at this rate. The roadway network is unchanged from the Existing Conditions (2011 conditions). One other development project is seeking a rezoning, but construction of the project is in the future and therefore it was also considered in the background traffic volumes. The traffic associated with the project was obtained from the ITE Trip Generation manual. The result is shown in Table 2. Table 2 Other Developments Contributing to Background Traffic Land Use Code Avg. Amount Taps AM Peak Hour In Out Total PM Peak Hour In Out Total Specialty Retail (35,500 sq ft) 814 35.5 1,556 117 126 243 100 78 178 Fast Food Restaurant w/ drive thru (4,500 sq ft) 934 4.5 2,233 126 121 247 109 101 210 Total 3,789 242 247 489 209 179 388 pass -by trips @ 25% (code 814) -389 -29 -32 -61 -25 -20 -45 pass -by trips @ 40% (code 934) -893 -50 -48 -99 -44 -40 -84 Total New Trips 2,507 163 167 330 140 119 260 Analysis The 2014 Background AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 7, and the lane geometry and level of service are shown in Figure 8. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 3. 13 W W W W W W W W W W W W W W W W W VFW W W W W W W W W W w w' w- w ®w © w ���Brrai AM Peak Hour (PM Peak Hou NOT TO SCALE Figure 7 2014 Background Traffic Volumes Clearbrook Commercial Center— Frederick County, VA 14 0 NOT TO SCALE AM Peak Hour (PM Peak Hour) Figure 8 2014 Background Level of Service and Lane Configuration Clearbrook Commercial Center— Frederick County, VA 0 15 Table 3 2014 Background Level of Service, Delay, and 95% Queue Length Type of AM Peak Hour PM Peak Hour LOS I Delay Queue LOS Delay Queue Intersection Control (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) North -South: 1-81 SB ramps Unsi nalized g WB LT A 6.3 9 A 4.6 7 WB Thru SB UR/T C 15.7 31 B 14.2 22 EB Thru EB LT A 1.2 2 A 1.3 2 East-West: Hopewell Road (Route 672) North -South: 1-81 NB ramps Unsignalized WB RT WB Thru NB UR/T B 10.6 13 B 11.1 19 EB UR D 48.6 179 E 77.8 308 NB LT B 18.7 109 C 20.8 128 West: Hopewell Road (Route 672) North -South: Martinsburg Pike (US 11) Signalized 9 NB Thru C 24.1 140 D 35.4 492 SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 49.7 152 F 82.0 212 NB RT West: Brucetown Road (Route 672) North -South: Martinsburg Pike (US 11) Si nalized 9 NB Thru A 0.2 0 A 0.4 13 SB LT C 23.1 21 C 22.3 25 SB Thru C 34.2 207 C 30.7 209 WB L/T/R B 10.4 1 B 14.0 2 West: Cedar Hill Road (Route 671) East: Woodside Road (Route 671) Unsignalized EB UT/R B 10.4 6 B 11.9 5 North -South: Martinsburg Pike (US 11) NB UT/R A 7.7 1 A 7.9 4 SB UT/R A 7.6 0 A 8.2 0 16 s � Trip Generation & Distribution Trip Generation Trip generation for the planned uses was developed from the ITE Trip Generation Manual, 7thedition based on the proposed land uses. The full build -out of the project is planned to occur by the year 2014. The land uses and resulting trips generated by the project are summarized in Table 4. Table 4 Trip Generation AM Peak Hour PM Peak Hour Avg. Daily Land Use ITE Amount In Out Total In Out Total Trips Code Shopping Center 820 120 107 68 175 339 367 706 7,645 pass -by trips @ 25% (code 820) -27 -17 -44 -85 -92 -177 -1, 911 Total New Trips 80 51 131 254 275 1 530 5,734 Trip Distribution Trips generated by the development were assigned to the roadway network based on a distribution developed with representatives from VDOT and Frederick County during the scoping meeting. The trip distribution percentages are shown in figure 9 and the assignment of the new trips being generated are shown in figure 10. NOT TO SCALE Figure 9 Estimated Trip Distribution Percentages Clearbrook Commercial Center — Frederick County, VA 18 'M Peak Hour NOT TO SCALE Figure 10 Development Generated Traffic Volumes Clearbrook Commercial Center — Frederick County, VA 19 2014 Build -out Conditions The 2014 build -out conditions combines the background traffic forecasted for the year 2014, and the traffic that is forecasted to result from the development of this project. The total of this traffic is called the build -out condition and is planned to occur in the year 2014. Analysis The 2014 build -out AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 11, and the lane geometry and level of service are shown in Figure 12. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 5. 20 • • Averaee Daily Traf�f'ir Figure 11 2014 Build -out Traffic Volumes Clearbrook Commercial Center — Frederick County, VA M i NU I I U J) .ALt A Los B(91 LOS. B B t 1-8158L 1-81 NBL SITE AM Peak Hour (PM Peak Hour) Figure 12 2013 Build -out Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA i 0 22 • Table 5 2014 Build -out Level of Service for Scenario 1, Delay, and 95% Queue Length AM Peak Hour PM Peak Hour Type of Delay Queue LOS Delay Queue Intersection Control LOS (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized WB LT A 6.5 10 A 5.5 12 North -South: 1-81 SB ramps WB Thru SB L/R/T C 17.8 43 D 25.7 73 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized WB RT North -South: 1-81 NB ramps W13 Thru NB L/R/T B 11.0 17 B 13.4 38 EB L/R E 62.0 297 F 506.9 626 NB LT C 22.5 122 B 19.6 118 West: Hopewell Road (Route 672) Signalized NB Thru C 29.6 159 D 42.4 541 North -South: Martinsburg Pike (US 11) SB RT SB Thru A 0.3 5 A 0.4 50 WB L/R E 60.9 183 D 53.9 160 NB RT West: Brucetown Road (Route 672) Signalized NB Thru A 0.2 0 A 0.1 0 North -South: Martinsburg Pike (US 11) SB LT C 26.5 24 C 22.7 33 SB Thru D 42.7 264 C 48.1 447 WB L/T/R B 11.7 2 D 25.2 9 West: Cedar Hill Road (Route 671) EB LR/R B 10.6 8 B 12.3 10 East: Woodside Road (Route 671) Unsignalized 9 NB L/T/R A 7.8 1 A 8.1 6 North -South: Martinsburg Pike (US 11) 0 A 8.3 0 SB L/T/R A 7.6 EB L. C 24.8 34 B 18.4 90 EB R C 23.3 23 B 16.6 43 NB LT C 25.3 73 C 26.4 205 West: Site Entrance Signalized NB Thru A 3.0 34 A 6.4 123 North -South: Martinsburg Pike (US 11) SB RT A 9.5 12 B 18.1 123 SB Thru A 7.4 100 B 14.9 29 23 Recommended Roadway Improvements The primary effect on traffic operations identified in the traffic modeling is the cumulative effect of the growth in background traffic and traffic from other planned developments. This accumulated traffic on the width restricted roadways (Hopewell and Brucetown Roads), results in a LOS of F for the Hopewell Rd and Brucetown Road approached to Martinsburg Pike in the design year 2020. Traffic congestion has long been a problem in this intersection, and Frederick County has begun long range planning for improvements here. There are no practical short term solutions to this problem, which is why a more regional solution is being developed. Since the regional improvements will be expensive and involve right of way acquisition from potentially unwilling project participants, it is recommended that Clearbrook Commercial Center make a financial contribution to these improvements, to help the county and VDOT carry out the needed improvements. Approaches in two other intersections report a LOS of D in the design year 2020. These are the SB 81 off ramp at Hopewell Rd and the WB Woodside Rd at Martinsburg Pike. The SB 81 off ramp carries 171 vehicles in the PM peak hour with 17% trucks and a 28.8 second average delay. The queue at 95% is reported to be 84' long, so there is no impact on the mainline traffic operations. The Woodside Road approach carries 19 vehicles in the PM peak hour with an average delay of 28.4 seconds. While the approach LOS of D is less than the desired LOS of C, all other approaches in both intersections operate at either LOS A or B in 2020. The minimal impacts to traffic operations resulting from the LOS of D in these approaches indicate that these intersections should be reevaluated at a future time as more development occurs. As for now, no improvements are proposed. There are improvements that are appropriate at the entrance for this development. These are: 1. Development of a traffic signal at the intersection of Martinsburg Pike and the proposed commercial entrance at the time when warranted. 2. Construction of a continuous right turn lane in the southbound direction along the property frontage. This lane might be used as a future basic lane when Martinsburg Pike is widened. 3. Install new pavement markings on Martinsburg Pike to properly direct traffic at the new traffic signal. Design Year (2020) The design year for the project is six years beyond the completion of the project, which in this case is the year 2020. Analysis The 2020 Design Year AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. Peak traffic volumes are shown in Figure 16, and the lane geometry and level of service are shown in Figure 17. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 6. 'M Peak Hour NOT TO SCALE Figure 13 2020 Design Year Traffic Conditions Clearbrook Commercial Center — Frederick County, VA 26 wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwI NOT TO SCALE 1-815BL ws-481 tos. y t i-81 NBL s. aro ios • ntn _ SITE DI -------------- 11 AM Peak Hour (PM Peak Hour) Figure 14 2020 Design Year Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA • • 27 Table 6 2020 Design Year Level of Service, Delay, and 95% Queue Length Type of AM Peak Hour PM Peak Hour LOS Delay Queue LOS Delay Queue Intersection Control (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized North -South: 1-81 SB ramps WB LT A 6.5 11 A 5.5 13 WB Thru SB UR/T C 19.2 49 D 28.8 84 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized North -South: 1-81 NB ramps WB RT WB Thru NB L/R/T B 11.2 19 B 13.9 42 EB UR E 66.9 336 F 98.7 688 NB LT C 25.3 136 C 34.2 185 West: Hopewell Road (Route 672) Signalized North -South: Martinsburg Pike (US 11) NB Thru C 32.9 186 E 74.0 772 SB RT SB Thru A 0.3 0 A 0.4 3 WB UR E 71.1 203 F 152.0 334 NB RT West: Brucetown Road (Route 672) Signalized g North -South: Martinsburg Pike (US 11) NB Thru A 0.2 0 A 0.3 25 SB LT C 20.7 28 C 28.3 48 SB Thru D 35.8 296 D 52.8 440 WB L/T/R B 12.1 2 D 28.4 10 West: Cedar Hill Road (Route 671) EB L/T/R B 10.8 8 B 12.8 11 East: Woodside Road (Route 671) Unsignalized North -South: Martinsburg Pike (US 11) NB L!T/R A 7.8 1 A 8.2 7 SB L/T/R A 7.6 0 A 8.5 0 EB LT C 27.4 33 C 34.6 123 EB RT C 25.7 22 C 29.6 52 West: Site Entrance NB LT C 33.0 53 C 33.2 136 Signalized North -South: Martinsburg Pike (US 11) NB Thru A 1.1 36 A 4.0 195 SB RT A 9.3 15 B 17.7 35 SB Thru A 7.1 131 B 14.8 175 0 Queue Analysis At signalized intersection, a queue forms while vehicles wait to advance. An analysis was performed to evaluate the back of the queue for the 50cn and 95cn percentile of the queue. The 50cn percentile maximum queue is the maximum back of queue on a typical traffic signal cycle. The 95cn percentile maximum queue is the maximum back of queue with 95th percentile traffic volumes when traffic does not move for two signal cycles. The queues associated with the 95cn' percentile maximum queue are shown in Tables 1, 2, 5, 6, 7, and 8. As traffic volumes increase over time, the queue associated with left turning movements will increase as will the queue associated with the thru movement that opposed the left turn movement. This is reflected in the Design Year analysis. Pedestrian and Bicycle Traffic To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Winchester -Frederick County MPO Bike and Pedestrian Mobility Plan was reviewed. This plan depicts planning level concepts for bicycle and pedestrian facilities, with none being shown in the immediate vicinity of this project. None were shown. On -site facilities will be planned to accommodate bicycle and pedestrian movements on site, and provisions will be made for future connections to off -site trails which may come to the site. Conclusions The Clearbrook Commercial Center rezoning will contribute additional traffic into intersections along Martinsburg Pike, and Hopewell Road at 1-81. The Martinsburg Pike intersections of Hopewell Road and Brucetown Road report a LOS of F in the design year 2020. The remedy to this problem is large in scale and cost, and is being pursued as a regional transportation improvement by Frederick County. It is recommended that Clearbrook Commercial Center participate financially in this project to eliminate this congested area. A new traffic signal should be installed at the entrance to the site, along with the associated turn lanes and pavement markings. With the regional improvements discussed herein, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. 29 FINAL PLAT BOUNDARY LINE ADJUSTMENT BETWEEN LOT I PHILIP K. MARTIN LOTS THE LAND OF DENNISAND J. & VIRGINIA B. Mn:�58 2 9 PG " 6 STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA TAX MAP a 33-A- 125 8 1250 ZONE RA USE: RESIDENTIAL SURVEYOR'S CERTIFICATE 1, DAVID M. FURSTENAU, A DULY AUTHORIZED LAND SURVEYOR, DO HEREBY CERTIFY THAT THE MAY LAND OF 'PHIS ABOVE AND FOREGOING -BOUNDARY LINE ADJUSTMENT IS IN THE NAMES OF DENNIS J. AND VIRGINIA B. MAY AND IS ALL THE LAND CONVEYED TO THEM BY DEED DATED MAY 25, 1990 AND RECORDED AMONG THE LAND RECORDS OF THE CLERK OF THE CIRCUIT COURT FOR FREDERICK COUNTY, VIRGINIA IN DEED BOOK 745 AT PAGE 7.15 AND LOT 1 OF THE PHILIP K. MARTIN LOTS IS THE NAME OF PHILIP K. MARTIN AS CUSTODIAN FOR ANDREA RENEE MARTIN AND WAS CONVEYED TO HIM BY DEED DATED JANUARY 26, 1990 AND REC:OrED/IW DEED BOOK 7.37 AT PAGE 662. DAVID M. FURSTENAU L.S. OWNERS' CERTIFICATE THE ABOVE AND FOREGOING BOUN9ARY LINE ADJUSTMENT OF THE LAND OF DENNIS J. & VIRGINIA B. MAY AND LOT I OF PHILIP K. MARTIN LOTS IS IN AC RDANCE WITH THE DESIRES AND WITH THE FREE CONSENT OF THE UNDER�GNE,jJ OWNERS, PROP-R I ETORS , AND TRUSTEES IF ANY. C DE IS J. AY 4VRaOlI IIA B MAY P1I1L K. ARTIN STATE OF VIROINIA�/ CITY/C,C§JNTY OFF TO TO WIT: g VrRGIE STATE NI7\ AN�H CITY/COUNTYRY U LI lIN ND F RHE REBYHC•RTIFY TH THIS DA RSONALL,Y A E IIE" E E WHOSE NAMES ARE S GNED TO TH ABOVE OWN RS' CER61 CA' DA'PE SEPTEMBER 23, 1994 AND ACKNOWLEDGE TO THE SAME B FORE M1 IN MY STATE ANDS CITY/ COUNTY AS AFORE AID _ GIVEN UNDER MY HAND 1'H [ S __..DAY OF 1 994 MY COMMISSION EXPIRES MY_CIILII1el Elili i'•io-+:•::.u�l4A9r19n«. APPROVED FREDERICK COUNTY TOR i� S DATE rDD EL SEPT. 23. 1994 TU.RSTENAU SURVEYING LE: N. my: 'S'TEPHENS CITY, VIHC1NIA 22666 I OF 2 0 NO. RRO. OELTR 1 1,1499.16' 02D09'3B" 2 11499.16' 00014'05" 3 11499.16' 00c44'51" 4 11499.16' 01010'42" CD cm O O fn r x BXfl2�nG03i'� , ARC TRN, CHO. ' CHO. BRG. 433.63' 216.84' 433.60' 5'33023'29"W 47.12' 23.56' 47.12' 5 34021'15"W 150.00, 75.00' 150.00' S 33051'47"W 236.51' 110.26' 236.50' 5 32054'01"W INTERSTRTE ROUTE- 81 N 29022'00"E 856.44' w 3ARN MAY K) o (D REMAINING LAND 14,5309 ACRES r, 0 GARAGE o0 O OEXISTING ' o C�l DWELLING 3' / ZU C)((o � N. trrpr ��rvnM 34026 1 B r, �L �m�o ql 3 co QQ W o LOT r; IA � Co Ij M 7 g m r\w i�oRL 3.0839 ACR. O o0� .. Z m e/ I o ocb j, a.. Vf Nn Q iW M r° _ o�w � ma o m t> o �' M� SIoS000 zm a o mI No o'r4V SS z 3 LIR s0'aRL7D&I Rq �eS9 U. 5. ROUTE 1 I s a� • 2s MARTINSB'60' VIDE)URG PIKE �~' F TABULATION DAVIU IA. FURS NAU BEFORE ADJUSTMENT } No. 1455 LOT 1 1.3200 ACRES 1� �} q r� MAY 16.2948 ACRES !' AFTER ADJUSTMENT �I IRE p LOT I A 3.0839 ACRES MAY 14.5309 ACRES I VI F 1'NAL PLAT 0 0 BOUNORRY LINE ADJUSTMENT 0 0 BETWEEN LOT 1 PHILIP K. MARTIN LOTS THE LAND OF DENNISAND J. & VIRGINIA 6. MAY STONEWALL DISTRICT ' VIRGINIA: FREDERICK COUrM SCT. FREDERICK COUNTY. VIRGINIR This instrur9e l oI wrlll w p rtrrr�'�r� yC! fomeontho . ar9 rv11h cer(Ul tle of a� DATE: SEPT. 23, 1994 D r�- — cras admiU fo raced. Tax na"t therelo annexe! o+rr�w�wnv S� bi' Sec. SG54.1 of have I"" aaid.11assassable, SCALE. I" = 200' Ft��i �'Eni/ /��1Dwk. ray: CLERK STEPHENS CITY, VItSum., 2 OF 2 FREDERICK COUNTY TREASURER 107 NORTH KENT STREET SUITE 100 For Tax Information & Online Pavments WWW.F REDTAX.COM DATES TO REMEMBER Mar. 1 Business Equipment/License Must be filed Apr. 1 Business License tax due June 5 First Half Taxes Due • Personal Property Real Estate Sanitary District Street Light Star Fort Dec. 5 Second Half Taxes Due Personal Property Real Estate Sanitary District Street Light Star Fort Dog tags renew upon expiration of rabies certification. Other due dates as billed by the Commissioner of the Revenue's Office. • Mailing Address Frederick County Treasurer P.O. Box 225 Winchester, VA 22604-0225 (540)665-5607 E-mail Address BOrndoff@co.frederick.va.us Treasurer's Office Hours Monday through Friday 8:30 am to 5:00 pin FREDERICK COUNTY TREASURER 107 NORTH KENT STREET SUITE 100 For Tax Information & Online Payments W WW.FREDTAX.COM DATES TO REMEMBER Mar. 1 Business Equipment/License Must be filed Apr. 1 Business License tax due June 5 First Half Taxes Due Personal Property Real Estate Sanitary District Street Light Star Fort Dec. 5 Second Half Taxes Due Personal Property Real Estate Sanitary District Street Light Star Fort Dog tags renew upon expiration of rabies certification. Other due dates as billed by the Commissioner of the Revenue's Office. • Mailing Address Frederick County Treasurer P.O. Box 225 Winchester, VA 22604-0225 (540)665-5607 E-mail Address BOrndoff@co.frederick.va.us Treasurer's Office Hours Monday through Friday 8:30 am to 5:00 pm CERTIFIED MAIL April 8, 2013 Mohebatullah Vahidi 794 Center Street Herndon, VA 22624 COUNTY of FREDERICK Department of Planning and Development NOTICE Or VIOLATION Re: 3683 Martinsburg Pike 540/665-5651 FAX: 540/665-6395 On March 15, 2013, and again on April 3, 2013, I visited the above -referenced property in response to a complaint regarding junk on the property. My inspection of the site both clays found large piles of miscellaneous junk, trash, rubbish and debris throughout the property. 1 also found one inoperable vehicle on the property, a white box truck without tags. Section 165-204.1 1(D) of the Frederick County Code prohibits the storage of exposed trash, rubbish or garbage ("exposed" means not stored in one or more watertight, vermin proof containers) unless specifically allowed by applicable provisions of the Frederick County Code. The above -referenced property is in the RA (Rural Area) Zoning District and no provision of the Frederick County Code, applicable to the above - referenced property, allows the storage of exposed trash, rubbish or garbage in that zoning district. The removal of the trash, rubbish or garbage, or the placement of the trash, rubbish or garbage in one or more watertight, vermin proof containers, would bring the property into compliance with regard to the storage of trash, rubbish or garbage. Section 165-204.1 1(C) of the Frederick County Code prohibits the storage of unscreened inoperable vehicles unless specifically allowed by applicable provisions of the Frederick County Code. The above -referenced property is in the RA (Rural Area) Zoning District and no provision of the Frederick County Code, applicable to the above -referenced property, allows the storage of unscreened inoperable vehicles in that zoning district. An inoperable motor vehicle is defined in Section 15.2-904 of the Virginia Code and in Section 165-101.02 of the Frederick County Code as a motor vehicle (a) that is not in operating condition, (b) that has, for a period of 60 days or longer, been partially or totally disassembled by the removal of tires and wheels, the engine, or other parts necessary for its operation, or (c) on which neither a valid license plate nor a valid inspection decal is displayed. Where Frederick County prohibits the storage of unscreened inoperable vehicles, such vehicles must be either stored inside of a completely enclosed structure or completely screened from public roads or surrounding properties. Permitted screening includes opaque fencing, opaque landscaping, or opaque natural vegetation. The removal of the inoperable vehicle from the property, the relocation of the vehicle to a completely enclosed structure or so that it is screened by opaque fencing, opaque landscaping, or opaque natural vegetation, or returning the vehicle to legal operating condition would bring the property into compliance with regard to the storage of an inoperable vehicle. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 46 0 Page 2 Mohebatullah Vahidi Re: 3683 Martinsburg Pike April 8, 2013 This office will allow thirty (30) days from receipt of this letter to resolve these violations. Failure to comply with the Zoning Ordinance could result in a criminal complaint being filed against you. You may have the right to appeal the above notice of violation within 30 days of the date of this letter in accordance with Section 15.2-231 1 of the Code of Virginia. This decision shall be final and unappealable, if it is not appealed within 30 days. Should you choose to appeal, the appeal must be filed with the Zoning Administrator and the Board of Zoning Appeals (BZA) in accordance with Article X, Section 165-1001.02(1), of the Frederick County Zoning Ordinance. This provision requires the submission of an application form, a written statement setting forth the decision being appealed, the date of decision, the grounds for the appeal, how the appellant is an aggrieved party, any other information you may want to submit, and a $300.00 filing fee ($250.00 filing fee and $50.00 refundable sign deposit). Once the appeal application is accepted, it will be scheduled for public hearing and decision before the BZA. to not hesitate to contact me regarding any questions that you may have at (540) 665-5651. L Johnston, Zoning Inspector DMJ/dlw Rezoning: Property: Record Owner: Project NaIlle: OrigiIlal Date of Proffers: Revised Date Proffers: A/lagisterial District: RZ 4 08-12 Area: 14.53 acres Tax Parcel 33-(A)-125 Mohebatullah Vahidi Clear Brook Retail Center April 24, 2012 October 23, 2012 January 28, 2013 Stonewall Pursuant to Section 15.2-2296 Lt. SCcl. of the COCK of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the uncicrsigncd owner hereby offer the following proffers that in the event the Board Of Supervisors of Frcclerick County, Virginia, shall approve Rezoning Application H08-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development Of the SLIbicet property Shall be done in conformity with the terms and conditions set forth herein, C\CCpt to the C\tCllt that SLICIl tCl'1llS and CO11Clit1OnS may be SLIbscgLlClltly amended Or revised by the owner and such are approved by the Board of Supervisors in accordance with the said Code and "Zoning Ordinance. In the event that SLICK rezoning is not granted, then these proffers Shall be c1cemcd withdrawn and have no effect whatsoever. Thcse proffers shall be binding upon this owner and their legal successors, heirs, or assigns. The Property is more particularly CICSCribed as the land conveyed to Molicbatullah Vahidi from Akhter Sayef and Gous Ahmed as 1'CCOrdCd ill the FI-CCICI'ICk COUllty C11'CUlt Court Clerk's Office as instrument 11050012825 dated .ILIIIC 15, 2005. • Proffers: 1. Transportation a. Access Access to the Property from Martinsburg Pike (US ROutC 11) shall be limited to the inter -parcel connector as proffered in rezoning 110 1 -06 of the "Clear Brook 13L1sillcss Center". The connector will be built to VDOT standards, conform to the I7redcrick County Comprehensive Plan, and be dedicated to the County for public usc. i1. The owner hereby proffers to enter into a slgnallzation agl'ccment with VDOT for a traffic light at the entrance Of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of the owncr at such time as VDOT determines it Is accessary; however, no sooner than a N/laster Development Plan has been approved. The Frederick County Comprehensive Plan indicates this intersection may become a round -about in the future. If the traffic light has not been installed when sufficient right of way has been acgUircd by the COLI11ty fol' the I'OLlnd-abOLlt, then the owner will apply `6100,000 to the construction of the round- about in IICLI Of the traffic light. This $ 100,000 will be given upon request of Frederick County; however, no sooner thall receiving all OCCLIpanCy pCl'nllt fO1' the first bllllCling COIlStI'LICtCCI Oil the Property. b. Turn Lane and Pedestrian Access The owner hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This -+-/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final Occupancy permits on site. ii. The owner hereby proffers to Construct a 10' paved hiker/bike trail along the Property's frontage with ROL1tC 1 1 and along the proposed inter -parcel road. "This will be built prior to receiving any final OCCLIpancy permits on site. II 0 r-I LJ C. Intel'parccI Co1111cC11011S Upon construction ofthe Intel' -parcel connector with "Clear Brook BLISlness Center the owner will allow all adjoining properties all inter -parcel connection Via private ingress-cgrCSS CascillentS thrOUgll driveways Or travel aisles within parking areas. The easement locat1011S will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow the 44zS n adjoining properties the ability to rezone ezoe in the future and eliminate �V their direct access to RoutC 1 1 and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDO f Access Management Standards. 5b d. Right of Way and Easement DCclicatloll The owner hereby proffers to dedicate t0 the Commonwealth Of Virginia a strip Of land twenty feet (20') in width along the entire frontage of the Property along the Martinsburg Pike (Route 1 1) Right of Way. This dedication will take place prior to any site plan approval or upon request of Frederick County. ii. The Owner hereby proffers a 20' drainage, pedestrian, and Utility easement along the frontage Of MartinsbUl'g Pike, Route 11, to Frederick County. The owner will retain the fight t0 place the proffered split rail fence (see item 6-A) and 111011LIIllcllt Slgll (See itC111 6-C) within this casement. This dedication will take place prior to any Site plan approval 01' LlJ1o11 1'cgLICSt of Frcdcrick County. c. C0ntribUtIOI1S for Road Improvements in recognition Of off -site transportation impacts. The engineering services will begin prior t0 the approval of first site plan or upon request by Frederick COLulty; \V111CI1CVC1' COn1CS first, and be completed within 36 months. The o\wncr hereby proffers to present the County with a 11'allSp01'tatlOil Feasibility Study and Engineered Road Plans for the realignment Of BI'LICCtOW11 and Hopewell Roads (Route 672) at Martinsburg Pike. The design will extend 300' south On Martinsburg Pike f-om the intersection with Hopewell Road, and be bounded by the Interstate Ramps to the west, Winchester and Western Railroad to the north and the Clear Brook Fire Station t0 the east, and is SUbJect t0 approval by VDOT. A diagram Of this area f01' the intersection design 1S attached and labeled as exhibit "A". C 0 • 2. FirC & RCSCLIC — Monetary Contributions a. The owner hcrcby profTcrs a cash contribution to I'l'CCIerick County for Fire and Rescue purposes, OI $0. 10 per blllldlllg sClllal'C loot t0 be Cllsbul'SCCI t0 the Frederick County Dire and RescLIC Department, to be paid prior to each Final site plan approval. The term "building Square blot" shall be the combined floor area for each story. 3. The owner hereby proffers that the Average Daily 'trips shall not exceed 5,734 as presented in the accompanying Traflic Impact Analysis by Stowe Lngineering, PLC. 4. The owner hereby proffers that the following uses shall be prohibited on the Property: a. "Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA. 'IlliS does not apply to properties west Of 1-81 or Cast Of Route 11. b. Adult Retail 5. Considerations for neighboring residential properties: a. The Owner hereby proffers to install all additional row OI evergrccn trees for a total Of I01-11' TOWS In all areas 1'egUll'CCI t0 have a "Tull screen zoning buffer" per the Frederick County %Oning Ordinance at the time of site plan approvals. b. The Owner proffers that Outdool' C011stl'LICtion activities will not begin prior 7:30 AM and will Conclude no later than 7:30 I'M. c. The owners proffers an inter -parcel connection,wie neighboring resiclential lots xvhen those propertics are rezoned to Comnicl'Clal and the 50 drainficld easements shown on the GDP are extinguished. C6nTvkp 6. Corridor Enhancements to be completed by prior to the III'St OCCLlpancy pCl'llllt. �rti�L a. The owner will corlstl'uct a split fall Icnce along the Toad ll'ontagc of ROLItC 11. b. The owner will not allow any parking spaces or outdoor storage to be Constructed within 50' of ROL1tC 1 1 . Any 1'CClllll'CC1 file lanes within this area will be grass paved. c. The owner will 1'egLlll'C each building Ia�adC along Route 1 1 to be constructed of wood, vinyl, glass, masonry, Or stucco. I-IOWCVCI', Metal siding will be allowed within the business park and on all sides 110t f lClllg ROLIte 11. 4 • 7. The Generalized Development Plan by GrcyWollc, Inc., is attached to, and hereby made part of, tills proffer statcment. Some aspects of tills plan to note arc: Sr a. The preservation of the neighboring draillfiCld Cascnlcnt surrounclecl by a non- CliStUrballeC buffer twenty feet wlcle. This buffCl- Will remain in plaCC Until Such time as an easement may be extinguished. b. 'file proposed road parallel to 1-81 labeled WCS-I.,uke Drive shown on the GDP as depicted by the 2030 Frederick County Comprehensive Plan. 'file conditions proff'creci above shall be binding upon heirs, executors, administrators, assigns, and successors 111 the interest of the owner and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frecerick County CodC alld Ordinance. Respectfully Submitted: By: Ivlohebatullah Vahidi Date Comnlonwcalth of Virginia, City/County of fo Wit: The foregoing instrument was acknowledged before me this clay of 520 By Notary Public My Commission Expires C Virginia -Frederick .-ount Life at the top. Ab Oil • 11 Mike Ruddy From: Mike Ruddy Sent: Thursday, February 21, 2013 3:29 PM To: 'GreyWolfelnc@aol.com' Cc: Eric Lawrence; John Bishop Subject: RE: Vahidi Rezoning Hi Gary. The timing of your application for a proffer change, RZ#01-13, is completely up to you at this point. As you requested, we will keep it on its current schedule to get to the Board of Supervisors. It is scheduled for March 13. Mike. From: GreyWolfeInc(a)aol.com [mailto:GreyWolfelnc(@aol.com] Sent: Thursday, February 21, 2013 2:03 PM To: Mike Ruddy Subject: Re: Vahidi Rezoning Mike, I respectfully disagree about holding up my proffer change while trying to work with the neighbors for Vahidi. Each land use action should stand on its own merits and whether Vahidi goes up, down, or sideways; it should not weigh on my request. The County gets money for matching funds since VDOT is already looking at the intersection with their own study and agenda. I want #01-13 to move forward as scheduled. Yesterday was the first time I heard either you or John Bishop express a concern about the timing of the money. I thought the state mandated a couple of years ago that cash proffers came at occupancy and not permit application. Thank you, Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Red Bud Road Winchester, Virginia 22603-4757 (540)667-2001 In a message dated 2/21/2013 11:02:48 A.M. Eastern Standard Time, mruddy(a-�co.frederick.va.us writes: Hi Gary. We can hold off on scheduling the Vahidi Rezoning at the Board for a while. We will need to be aware of the time constraint that we have on getting it to the Board for action. However, a short delay for you to evaluate the project would be worthwhile. We think your Woodside rezoning should be delayed at the same time as the Vahidi rezoning as both are so related. Especially, the engineering plan services proffer. No need to pay additional $'s. If Vahidi's does not move forward, then, recognizing the same time constraints for Board action, you could move your rezoning forward. Think about the changes you would like to make regarding the adjacent neighbors. I'm not sure what impact that may have on the application, but there appears to now be a little time to make sure the application is correct. I am available to discuss your ideas further. Thanks. Mike From: GreyWolfeInc@)aol.com [mailto:GreyWolfeInc@aol.com] Sent: Thursday, February 21, 2013 10:02 AM To: Mike Ruddy Subject: Vahidi Rezoning Mike, Based on comments last night from Roger Thomas and some comments form Eric after the meeting, I want to hold off scheduling the public meeting at the Board level to prepare a proffer revision likely to some type of phasing. As I understand, I can request this postponement prior to the public hearing advertisement and will not be charged $500. Secondly, I want my rezoning for Woodside Commercial to continue on with the next scheduled Board meeting. I had planned on changing these proffers to cash when I would eventually come in with a rezoning request from B- 3 to B-2. But, since I have already paid the $1000 and started this process, I want to get this change finished regardless of anything Vahidi does. Finally, I also need to meet with you about the Vahidi rezoning. He can not pay them the cash they want, but he might possibly give them some of his land to satisfy their demands. Thank you, Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Red Bud Road Winchester, Virginia 22603-4757 (540) 667-2001 i I'.1f011 (HUH )ikj) / COUNTY of FREDFRICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 TO: Gary Oates GreyWolfe, Inc. FROM: Michael T. Ruddy, AICP I►r�, Deputy Director RE: Rezoning Comments: Vahidi — Clearbrook Retail Center Rezoning. DATE: . June 22, 2012 The folloxving comments are offered regarding the Vahidi — Clearbrook Retail Center Rezoning Application. This is a request to rezone 14.53 acres from RA (Rural Areas) to B2 (Business General) with Proffers. The review is generally based upon the proffer statement dated April 24, 2012, and the Impact Analysis Statement also dated April 24, 2012. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. General 1. Please ensure that all the necessary application materials are submitted with application. Consider including the additional parcel containing the existing use. 2. The subi-nisslon fee for this application would total $1 1,453.00, based upon acreage of 14.53 acres, plus the appropriate amount for public hearing signs. Land Use 1) The 2030 Comprehensive Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. Appendix I includes the Northeast Land Use Plan as an approved Area Plan. 2) The property is located within the SWSA. 3) The 2030 Comprehensive Policy Plan identifies the general area surrounding this property with a commercial land use designation. In general, the proposed commercial land use designation for this property is consistent with this commercial land use designation of the Comprehensive Plan. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Vahidi — Clearbrook Retail Center Rezoning Comments June 22, 2012 Page 2 Impact Analysis Statement Please address the following items from the hnpact Analysis Statement prepared for this Application. 1) The Impact Analysis states that there are existing drainfields in easements for neighboring properties that will be left untouched. This is also depicted on the Generalized Development Plan. i. This preservation should be addressed in the proffer statement text. ii. The Generalized Development ]']an should be incorporated specifically into the proffer statement. Transportation The following transportation comments have been provided by John Bishop, County Transportation Planner, and should be considered as the County Staff's position on this component of the rezoning. I. Why would the Applicant fully fund a traffic signal (proffer l,a, ii), but only contribute 100,000 to the roundabout. This needs to be equal value, or they could just construct it outright. 2. I think the proffer to design the roadway improvements at Brucetown Hopewell is a good one, but I'd like additional language that they would design through VDOT approval Proffer Statement 1) Exhibit A — a diagram for the area for the intersection design should be provided with the proffer statement. 2) The proffer statement would preferably read "to Frederick County for Fire and Rescue purposes". In conclusion, please ensure that the above comments, and those offered by the reviewing agency, are addressed. MTR/bad TO: Gary Oates GreyWolfe, Inc. FROM: Michael T. Ruddy, AICP Deputy Director RE: Rezoning Comments: Vahidi — Clearbrook Retail Center Rezoning. DATE: June 22, 2012 The following comments are offered regarding the Vahidi — Clearbrook Retail Center Rezoning Application. This is a request to rezone 14.53 acres from RA (Rural Areas) to B2 (Business General) with Proffers. The review is generally based upon the proffer statement dated April 24, 2012, and the Impact Analysis Statement also dated April 24, 2012. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their continents have been addressed should be included as part of the submission. General 1. Please ensure that all the necessary application materials are submitted with application. Consider including the additional parcel containing the existing use. 2. The submission fee for this application would total $11,453.00, based upon acreage of 14.53 acres, plus the appropriate amount for public hearing signs. Land Use 1) The 2030 Comprehensive Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. Appendix I includes the Northeast Land Use Plan as an approved Area Plan. 2) The property is located within the SWSA. 3) The 2030 Comprehensive Policy Plan identifies the general area surrounding this property with a commercial land use designation. In general, the proposed commercial land use designation for this property is consistent with this commercial land use designation of the Comprehensive Plan. 0 • Vahidi — Clearbrook Retail Center Rezoning Comments June 22, 2012 Page 2 Impact Analysis Statement Please address the following items from the Impact Analysis Statement prepared for this Application. 1) The Impact Analysis states that there are existing drainfields in easements for neighboring properties that will be left untouched. This is also depicted on the Generalized Development Plan i. This preservation should be addressed in the proffer statement text. ii. The Generalized Development Plan should be incorporated specifically into the proffer statement. Transportation The following transportation comments have been provided by John Bishop, County Transportation Planner, and should be considered as the County Staffs position on this component of the rezoning. 1. Why would the Applicant fully fund a traffic signal (proffer ],a, ii) but only contribute 100,000 to the roundabout. This needs to be equal value or they could just construct It outright. 2. I think the proffer to design the roadway improvements at Brueetown Hopewell is a good one, but I'd like additional language that they would design through VDOT approval Proffer Statement 1) Exhibit A — a diagram for the area for the intersection design should be provided with the proffer statement. 2) The proffer statement would preferably read "to Frederick County for Fire and Rescue purposes". In conclusion, please ensure that the above comments, and those offered by the reviewing agency are addressed. MTR/bad • 0 Introduction Clear Brook Retail Center Rezoning The site is located between ROUIC 1 1 north (Martinsburg Pike) and Interstate 81 about 700' south of Cedar 1-I111 Road (Route 671) and north of exit 321 in Frederick County, VA. The site has been used for residential and agricultural purposes in the past. The applicants are seeking a change in zoning from RA to B-2 to create a commercial center consistent with the Northeast Land Use Plan contained within the Frederick County Comprehensive Plan. Existing Conditions The property is currently a house with outbUildings and a field. The stormwater drains generally to the east towards through a box culvert under Route 11. Comprehensive Plannin; The site is intended to be zoned commercial per the comprehensive plan. There is public water and sewer available along Route I I and the neighboring property to the south. The benefit to Frederick County by approving this rezoning will be a positive economic impact from businesses through taxes, as well as employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and roads installed that will meet current County and VDOT specifications. There will not be any entrances built onto Martinsburg Pike. All traffic will access the inter -parcel connector as shown on the Generalized Development Plan. The development is envisioned to contain retail and office. Physical Impacts The site is not located within or near any 100 year flood plains per FEMA Flood Map No. 51069COI50D. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. There are existing drainfields in easements for neighboring parcels that will be left untouched. Surrounding Properties The site is bounded by Interstate 81 to the west and Clear Brook Business Center (B-3) to the south. The northern portion of the property is bounded by residential lots fronting Cedar 1-I111 Road (Rt 671) and two residential lots and Martinsburg Pike (Route 11) to the east. All parcels are intended to become commercial as indicated by the Comprehensive Plan. Traffic Impact and Analysis Report by Stowe Engineering is available upon request if not already provided. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 1 l . This retail -commercial development is expected to generate 130 gallons/day/1000 sf' for a total of 15,600 gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary. Otherwise if there are a limited number- of users, they will install individual grinder pumps to be maintained privately. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 130 gallons/day/1000 sf for a total of' 15,600 gpd. Draina[4e The stormwater runoffdrains to Martinsburg Pile to the cast. The applicant will be required to implement BMP's and other devices to meet the Commonwealth of Virginia's requirements as required by DCR. Solid Waste Disposal The Civil Engineering Reference Manual, 4"' edition, uses a rate of 5.4 cubic yards per 1,000 square feet of floor area. A 120,000 sf development will yield 648 cubic yards per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Impact There are no historically significant structures or features present. Educational Impact This development will not create additional students for the schools. t c Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per constructed building square foot to the County for fire and rescue services. Parks & Recreation Impact This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The only soil type identified on the General Soil Map of the Soil Survey of Frederick County, Virginia is an Oaklet silt loam (1132B) as shown on sheet #19. This soil type is considered prune farmland. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised. Rezoning: Property,: Record Owner: Applicant: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # -12 Area: 14.53 acres Tax Parcel 33-(A)-124A Moliebatullah Vahidi GreyWolfe, Inc. — Gary R. Oates, LS-B, PC Clear Brook Retail Center April 24, 2012 Stonewall PLIBLlant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick COLlnty Z011ing Orchmince with respect t0 conditional zoning, the undersigned applicant hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #_-12 for rezoning of 14.53-acres from the RA District to General Business (B-2) District, development of the subject property shall be clone in conformity with the terms and conditions set forth hcl'cin, except t0 the extent that SLICIl terms and conchtlons may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemccl withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands eonveyccl to Mohebatullah Vahidi from Akhter Sayef anti Gous Ahmed as reeorciccl in the Frederick County Circuit Court Clerk's Office as instrument 11050012825 dated June 15, 2005. 11 Proffers: 1. Transportation a. Access Access to this property front Martinsburg Pike (US ROL1tC 1 1) shall be limited to the inter-parccl connector as proffered in rezoning 1/0 1 -06 of the "Clear Brook Business Center". ']'lie connector will be built to VDOT standards, conform to the Frederick County Comprehensive Plait, and be dedicated to the COL111ty for pllbllC LISC. ii. The applicant hereby proffers to enter into a slgnalization agreement with VDOT for a traffic light at the entrance of the "Clear Brook Business Center" and Route 11. The light will be installed at the expense of the applicant at such time as VDOT determines it is necessary; however, no sooner than a Master Development Plan has been approved. The Frederick COLlnty Comprehensive Plan indicates tills intersection may become a round -about in the future. If the traffic light has not been installed when SufFICicnt right of way has been acquired by the County for the round -about, then the applicant will apply $100,000 to the construction Of the round -about in IieL1 Of the traffic light. This $100,000 will be given after the first building is constructed On the 14.53 acre property and requested by Frederick County. b. Turn Lane and Pedestrian Access The applicant hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road f i•ontage. This +/-237' long lane will be built to VDOT standards. This will be built prior to receiving any final occupancy permits on site. ii. The applicant hereby proffers to construct a 10' paved hiker/bike trail along the frontage Of Route I 1 and along the proposed inter -parcel road. c. Interparcel Connectlolls Upon construction of the inter-parccl connector with "Clear Brook Business Centel", the applicant will allow all adjoining properties an inter -parcel connection via private ingress -egress casements through driveways or travel aisles within parking areas. The Casement locations will be determined subject to approval of the Frederick County Transportation Planner. This purpose of this proffer is to allow the adjoining properties the ability to rCZO11C ill the fLltLll'C alld eliminate 2 their direct access to Route I 1 and Cedar Hill road (Route 672) per the Frederick County Comprehensive Plan and VDOT Access Management Standards. d. Right of Way and Easement Dedication The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land twenty Icet (20') in width along the entire frontage of the property on Martinsburg Pike (Route 1 I) Right of Way. This dedications will take place prior to any site plan approval or upon request of Frederick County. ii. The applicant hereby proffers a 20' drainage, pedestrian, and utility casement along the frontage of Martinsburg Pike, RoutC 11, to Frederick County. The applicant Will retain the right to place the proffered split rail fence (see item 6-A) and monument sign (see item 6-C) within this easement. c. Contributions for Road Improvements in recognition of off -site transportation impacts. The engineering services Will begin prior to the approval of first site plan or upon request by Frederick County; Whichever comes first, and be completed within 36 months. The applicant hereby proffers to present the County with a Transportation Feasibility Study and Engineered Road Plans for the realignment of Qrucctown and Hopewell Roads (Route 672) at Martinsburg Pike. The design will extend 300' south on Martirlsbul•g Pike from the intersection with Hopewell Road, and be bounded by the Interstate Ramps to the West, Winchester and Western Railroad to the north and the Clear Brook Dire Station to the cast. A diagram of this area for the intersection design is attached and labeled as exhibit "A". 2. Fire & Rescue — Monetary Contributions a. The applicant hereby proffers a cash contribution to the Treasurer of Frederick County, Virginia, of $0. 10 per bLllldlllg sgUare foot to be disbUl-SCCI to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The applicant hereby proffers that the Average Daily Trips shall not exceed 5,734 as presented in the accompanying Traffic Impact Analysis by Stowe Engineering, PLC. 4. The applicant hereby proffers that the follOWing USCS shall be prohibited on the property: 0 • a. ""Truck Stops -Retail" as defined in SIC 5541. All other uses within SIC Code 5541 are acceptable when all adjoining properties no longer are zoned RA or the lots no longer contain a residential use. b. Adult Retail 5. The applicant hereby proffers to install an additional row of cvci-grccn trees for a total of four rows in all areas required to have a "full screen zoning bllflCl"" per the Frederick County Zoning Ordinance at the time of site plan approvals. 6. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The applicant will corisU-uct a split rail fence along the road frontage. b. The applicant will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The applicant will require each building fayade along Route I 1 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing ROLItC 11. 4 0 "I'hc conditions Proffered above shall be binchng LII)O11 heirs, CXCCLltorS, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board Of SLIPCrvlsors grants this rezoning and accepts the Conditions, the proffered conditions shall apply to the land rczonccl in addition to Other requirements set forth in the Frederick County CocIC and Ordinance. Respectfully Submitted: —ter— r — Bv: MohebatLlllah Vahidi Date Commonwealth of Virginia, City/County of To Wit: The fOl'e0.,0111g illSt1'1.1111CI1t was acknowledged before me this clay Of 120 By My Commission Expires Notary Public 5 05 7563-7156 EBY/cmj E (D w r Z o E+ N N O F= o cz > w o 'n E O N z 7 o L) O o ry U 2 �� i a• rx v} rn r x 0 U H U 01.2825 0 _t ern "PHIS DEED, made and dated this 151h day of June, 2005 by and between AKHTER SAYEF and GOUS AHMED, hereinafter called the Grantors, and MOIIE13ATULLAII VAHIDI, hereinafter called the Grantee. WITNESSETI I: That for and in consideration of the sum of I'en Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, die Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges improvements thereon and appurtenances thereto belonging, all of the following realty: All of that cerwin lot or parcel of land, together with improvements thereon and all rights and appurtenances thercunto belonging, lying and being situate in Stonewall Magisterial District, Frederick County, Virginia, amounting to 14.5309 acres, more or less, and designated as "Remaining Land", on that plat and survey drawn by David M. Furstenau, L.S., dated September 23, 1994 of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 829, at Page 317. AMA BEING the same property conveyed to Akhter Sayef and Gous Ahmed by Deed from Kathy K. Spencer, dated November 24, 2004 of record as Instrument Number 040024633, Reference is hereby made to the aforesaid plat, deed of dedication, deed and the references contained therein for a further and more particular description of the property conveyed herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. Zhe Grantors do hereby covenant that they have the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and they will grant such further assurances of title as may be requisite. I r- WITNESS the following signature and seal: S% (SEAL) AKI ITER SAYE SEAL.) GOUSAHMED STATE OF VIRGINIA COUNTY OF FREDERICK, To -wit: I, Cathy M. Jewell, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that Akhter Sayef, whose name is signed to the foregoing Deed, dated this 15" day of' June, 2005 has personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this day of June, 2005. `�. My commission expires L O .� L m ` —4 S �. 12/31/08. 1 ' Notary Pu he 2 0 -J I STATE OF VIRGINIA COUNTY OF FREDERICK, To -wit: I, Cathy M. Jewell, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that Gous Ahmed, whose name is signed to the foregoing Deed, dated this 15" day of June, 2005 has personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. / Given under my hand this 1-5 day of June, 2005. My commission expires: 12/31/08. Notary PuKi-c Ed-11 You X; )Ia.WL le`mlon hj K: d I ,W. P L C III 5-th C.muon seal %-t—, V.S— 21601 (510) 1b11116 ti ......N VIRUINM: FREDERIC'K COUNTY. SC-r, This instrument of writing w,Ls produccJ to Ine Iui1 (0-1.S-v5 at I—)"S(3 P•m and with ccrtiliwtc of aLkn0hk9cd9cmcr•1 thrrcl,),InncYcd was admival Ir record, ]` imp/>;cd by Sc c. 5,8.1-k(l2 of S ,.md 58.14301 11AVe I)Cen Ixnd, it a,.scssablc 4�-c /�L� ,Clerk IC.wr ceshcdEa h. nlm.r�e. 3 0 • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Plajv?b7g S1(?11. Zoning Amendment Number PC Hearing Date Pee Amount Paid $ Date Received _ BOS Hearing Date_ The following hiformatio» shall be providecl by the appliccnit: All parcel identification numbers, deal book and page numbers may be obtained from the Office of the Commissionei- of Revenue, Real Estate DlvisioIi, 107 North Kent Street, Wlnchestei-. 1. Applicant: Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE "I'elephone: 540-667-2001 Address: 1073 Redbud Road Winchester, Virginia 22603 2. Property Owner (if different than above) Name: Mohebatullah Vahidi Telephone: (703) 471-0801 Address: 794 Center Street Herndon, VA 20170 3. Contact pei-soli if othei- thaIi above Name: Gary R. Oates '1'elepllone: 667-2001 4. Checldist: Check the following items that have been included with this application. Location map Agency Comments Plat Dees Deed to property Impact Analysis Statement Verification of taxes paid Proffer Statement 12 E • 5. The Code of Vii-ginia allows us to request full dlsclosui-e of ownel-ship In I -Elation to I-ezoning applications. Please list below all owners or parties in interest of the land to be rczoned: Mohebatullah Vahidi 6. A) Current Use of the Property: Resideintial and Agriculture 13) Proposed Use of the Property: Commercial 7. Adjoining Property: PARCEL Ill NUMBER USE ZONING 33-(A)-125A Residential RA 33-(A)-125B Residential RA 33-(A)-125C Residential RA 33-(A)-125D Residential RA 33-(A)-125E Residential RA 33-(A)-123 Vacant B-3 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, L1SHIg road names and route nun1bc1-s): 700' South on Martinsburg Pike (Route 11) of the intersection with Cedar Hill Road (Route 671) and fronting Route 11 and Interstate 81 in the Clear Brook area. 13 0 • 9. The following information should be provided according to the type of rezoning proposed: Single Family homes: 0 Non-Resiclential Lots: 0 Office: Retail: 120,000 Restaurant: 10. Signature: Number of Units Proposed Towrlhomc: 0 Multi -Family: 0 Mobile Home: 0 Hotel Rooms: 0 Sauarc Footage of Pronosccl Uses _ Service Station: _ Manufacturing: _ Warehouse: Other: I (we), the undersigned, do hereby respectfully make application and petition the Frederick COLInty Board Of Supervisors to amencl 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 al)pllCatIOII 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 SLIpCI'1'ISOI'S pUbllc hearing and maintained so as to be visible fl'om the road riglit-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): Owner(s): 14 Date: Date: Date: Date: LJ L_ J ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property 011 the S1CIC OI' 1•cal• or ally property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Coil" Isslonc" of Revenue. The Commissioner of the Revenue is located on the 2nd.Jloor o/'lhe Frederick C'ounly fIChninistrative Building, 107 jVorlh Kant Street. Name and Property Identltication Number Address NameRU Land development, LLC 1631 Redbud Road Winchester, Virginia 22603 Property 1133-(A)-123 Name Elaine MaGee 3703 Martinsburg Pike Clear Brook, Virginia 22624 Property 1133-(A)-125A Name Debra Driver 3721 Martinsburg Pike Clear Brook, Virginia 22624 Property I133-(A)-125B Name Philip Martin P.O. Box 113 Brucetown, Virginia 22622 Property /133-(A)-125C NameMr. & Mrs. Mark Regan 2000 Cedar Hill Road Clear Brook, Virginia 22624 Property#33-(A)-125D NameMr. & Mrs. Daniel Schall 2042 Cedar Hill Road Clear Brook, Virginia 22624 Propert,' 1133-(A)-125E NameSilverWOlfe, LLC 1073 Redbud Road Winchester, Virginia 22603 Property 1133-(A)-124A Name Frederick Stronko 3656 Martinsburg Pike Clear Brook, Virginia 22624 Property #33-(A)-124D Name Property II 15 q.QUARRY VICINITY MAP i 0 FINRL PLRT BOUNORRY LINE RDJUSTMENT BETWEEN LOT 1 PHILIP K. MARTIN LOTS THE LAND OF DENNISAND J. & VIRGINIA B. MaM829PG03 16 STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA TAX MAP # 33—A— 125 6 125B ZONE RA USE: RESIDENTIAL SURVEYOR'S CERTIFICATE I, DAVID M. FURSTENAU, A DULY AUTHORIZED LAND SURVEYOR, DO HEREBY CERTIFY THAT THE MAY LAND OF THIS ABOVE AND FOREGOING•BOUNDARY LINE ADJUSTMENT IS IN THE NAMES OF DENNIS J. AND VIRGINIA B. MAY AND IS ALL THE LAND CONVEYED TO THEM BY DEED DATED MAY 25, 1990 AND RECORDED AMONG THE LAND RECORDS OF THE CLERK OF THE CIRCUIT COURT FOR FREDERICK COUNTY, VIRGINIA IN DEED BOOK 745 AT PAGE 745 AND Levi 1 OF THE PHILIP K. MARTIN LOTS IS THE NAME OF PHILIP K. MARTIN AS CUSTODIAN FOR ANDREA RENEE MARTIN AND WAS CONVEYED TO HIM BY DEED DATED JANUARY 26, 1990 AND RECORDED/I DEED BOOK 7.37 AT PAGE 662. // / DAVID M. FURSTENAU L.S. OWNERS' CERTIFICATE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE LAND OF DENNIS J. & VIRGINIA B. MAY AND LOT 1 OF PHILIP K. MARTIN LOTS IS IN AC RDANCE WITH THE DESIRES AND WITH THE FREE CONSENT OF THE UNDER IGNE O NERS, PRO" IETORS, ND TRUSTEES IF ANY. C L� DE IS J. AY V RGI IA B MAY PFIIL K. ARTiN STATE OF VIRGINIA CITY/CgyNTY OFn a� TO WIT: 1 A NOTARY U LI IN ND F R THE THE STATE V ` I AND TH CITY/COUNTY HEREBY C RTIFY TH THIS DA RSONALL A A E BE, E E WHOSE NAMES ARE GNED TO TH ABOVE OWN RS' CER IFICA DATED SEPTEMBER 23. 1994 AND ACKNOWLEDGE TO THE SAME B FORE ME IN MY STATE ANDS CITY/ COUNTY AS AFORE AID GIVEN UNDER MY HAND THIS _.DAY OF 1994 MY COMMISSION EXPIRES{yty_ i.,�;.2;.•;,;,ay„ APPROVED FREDERICK COUNTY AD TRATOR / S / DATE DAT[; SEPT. 23, 1994 F` FURSTENAU SURVEYING SCALE: DClN aV. •STEPHENS CITY, VIRGINIA 22655 I OF 2 • u NO. RAD. DELTA ua"0,`'03�'� ARC TAN, i 11499.16' 02009'38" 433.63' 2 11499.16' 00014-05" 47.12' 3 11499.16, 00044'51" 150.00, 4 11499.16' 0j010'42" 236.51' CHO. CHO. RRr. 216.84' 433.60' 5 33023'29"W 23.56' 47.12' S 34021'15"W 75.00' 150.00' 5 33051'47"W 110.26' 236.50' S 32054'01"W INTERSTATE ROUTE 81 M 29022'08"E 856.44' w�too' RRL a BARN MAY M� f-- N 0 REMAINING LAND w - 14.5309 ACRES rn cm J / r co t r to �. •i Q GARAGE 0 O N r p EXISTING 0 O~ =<u0 DWELUNG �• v =�(p O _ �. = a �J00' � 6cr•r ryr 2Q Q 0 N 34028'18" �L � 04 'S E _ su rn LOT �° ` IA o OJT/ o ,� loo�oo� j th U m�-6R� o �r 3.0839 ACR.O a ' at Nn O tryen fn t v Ma3p Q SIO�O`l ZO M 6i SS'$ ® z � 3 a u�L.� r �� s Jr�e�4 Q 0Oa . RFS 90/ U• S. ROUTE 11 `' S 34. 2e, 180' 1E., MARTINss�RGIP,OF K� 1��.ee. w'l�—� � TABULATION BEFORE ADJUSTMENT LOT 1 1.3200 ACRES MAY 16.2948 ACRES AFTER ADJUSTMENT LOT I A 3.0839 ACRES MA'P 14.5309 ACRES FINAL PLAT 0 o BOUNORRY LINE RDJUSTMENT 0 a BETWEEN LOT 1 PHILIP K. MARTIN LOTS AND THE LAND OF DENNIS J. & VIRGINIR S. MAY STONEWALL DISTRICT VIRGiN,A: FREDERICK CoutdTY, SCT _ FREDERICK COUNTY, VIRGINIR Phis -nstru e t of wrttf �," - ��,J�" rrKontfb r,d rnzrrdayolol ac/ ho DATIE: SEPT. 23, 1994 gyros admtt to record. Tax Im4�et4 o,.,od s and 5&;r4 have tcen p�a(d ISI a 58-54 j d ' H p+A P ppp��� and SCAM: I" = 200' FIDi��TE�I� � le. OWN. BY: CLERK STEPHENS CITY, Vttium. , 2 of 2 0 Rezoning CommeIts 0 Frederick County Department of Planning & Development Mail to: Hand deliver to: Fred. Co. Dept. of Planning & Development Fred. Co. Dept. of Planning & Development 107 North Kent Street North Building, 2" `1 floor Winchester, Virginia 22601 107 North Kent Street (540) 665-5651 Winchester, Virginia Applicant: PICISC FIIII OLIt the IllfOrlllatlon as accLlrately as possible in order to assist the Department of Planning with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, aIld any other peI'tinent information. Applicant's Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE "Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia, 22603 Winchester, Virginia 22603 Location Of property: West side of Route 11, 700' South of Cedar Hill Road (Rt 671) Project Name: Clear Brook Retail Center Cul-rent Zon'11g: RA Lolling 1'CCILICStCCI: B-2 Acreage: 14.53 FI•ederick County Department of Planning & Development Comments: Signature & Date: Notice to Planning Department - Please Return Form to Applicant 34 i 0 ` . M AY -1 4 2012 _} r mEmKICK COUNTY c OFVF! OPMENT Executive Summary Clearbrook Commercial Center is requesting rezoning of 14.53 +/- acres from Rural Agriculture to B-2 Business for the development of 120,000 square feet of retail space. This change will contribute additional traffic into the roadway network, therefore this Traffic Impact Study was prepared to evaluate those traffic impacts. The proposed rezoning is aligned with the North East Land Use Plan/Comprehensive plan, which designates the subject property for business use. The intersection analysis of Hopewell and Brucetown Roads with Martinsburg Pike show a LOS of F in the design year 2020. A planned regional project to align the intersections of Hopewell and Brucetown • Roads is planned to eliminate this situation. Clearbrook Commercial Center will proffer to participate • financially in that project, which will be needed regardless of this project. With that regional improvement in place, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. Table of Contents Executive Summary ................................................ Appendices............................................................. Introduction........................................................... Purpose.............................................................. Study Objectives ................................................ Background Information ........................................ Transportation Improvements Assumed........... Transportation Improvements Planned ............. Development Description ...................................... SiteLocation....................................................... Description of the Parcel .................................... General Terrain Features ............................... Location within Jurisdiction and Region ........ Comprehensive Plan Recommendations........... CurrentZoning ................................................... Study Area Description .......................................... StudyArea.......................................................... Proposed and Existing Uses ................................... ExistingUse ........................................................ Proposed Uses & Access .................................... NearbyUses ....................................................... Existing Roadways .............................................. Existing Traffic Conditions 2011 ............................. DataCollection ................................................... Analysis.............................................................. Background Traffic Conditions (2014) ................... Analysis.................................................................. Trip Generation & Distribution .............................. Trip Generation .................................................. Trip Distribution ................................................. 2014 Build -out Conditions ..................................... ......................................................................1 ...................................................................... 3 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 4 ...................................................................... 5 ...................................................................... 5 ...................................................................... 5 ...................................................................... 5 ...................................................................... 6 ...................................................................... 7 ...................................................................... 7 ...................................................................... 7 ...................................................................... 7 ...................................................................... 7 ...................................................................... 7 ...................................................................... 7 ...................................................................... 9 ...................................................................... 9 ...................................................................... 9 ....................................................................11 ....................................................................11 ...................................................................13 ...................................................................13 ...................................................................13 ...................................................................14 Analysis...................................................................................................................................................14 RecommendedRoadway Improvements....................................................................................................16 DesignYear(2020)......................................................................................................................................17 Analysis...................................................................................................................................................17 QueueAnalysis............................................................................................................................................19 Pedestrianand Bicycle Traffic.....................................................................................................................19 Conclusions.................................................................................................................................................19 Appendices Appendix A Traffic Count Data Appendix B Traffic Signal Timings Appendix C Synchro LOS and Queue Reports Appendix D HCS Diverge & Merge Reports Appendix E Pre -Scope of Work Meeting Form Appendix F Cost Estimate 2 Introduction Purpose This Traffic Impact Study has been prepared to support the request for the rezoning of the property known as Clearbrook Commercial Center. The project will develop 120,000 square feet of retail business space on the property. Study Objectives The objectives of this study are to determine: The impacts on traffic operations that may occur within the study area as a result of constructing a commercial development. Future connectivity to pedestrian and bicycle facilities that may result from the construction of the commercial development. Background Information Transportation Improvements Assumed The following transportation improvements were assumed to be in place with the proposed commercial development: 1. A continuous auxiliary/right turn lane along the front of the property. 2. A traffic signal at the entrance to the site when warranted. 3. Pavement marking modifications needed to use the center lane as a left turn lane at the site entrance. Transportation Improvements Planned A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. This project is just south of the site on which this project is proposed. A regional roadway improvement project is also being planned by Frederick County. The project will align the intersections of Hopewell and Brucetown Roads on Martinsburg Pike. This project will eliminate the current lane constructions and greatly improve the flow of traffic through the intersection. Development Description Site Location The subject property is located west of US Route 11 (Martinsburg Pike) and south of Cedar Hill Road. Figure 1 shows the location of the property. Property Location Map 1 Ex,t 321 "- R - JLl-L- • / '�y►s > Figure 1 Property Location Map Description of the Parcel The property on which Clearbrook Commercial Center is planned is a 14.53 acre tract with frontage on Route 11. A rezoning is being sought for all of the property for construction of retail businesses. General Terrain Features The site and surrounding areas have gentle grades with slopes that drain to the east. 1-81 runs north - south adjacent to the western property boundary of the rezoning area. Location within Jurisdiction and Region The subject property is located in the Stonewall magisterial district, Frederick County, VA. Comprehensive Plan Recommendations The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan calls for the subject property to be developed with a business land use. Surrounding properties are also designated as business land use. Figure 2 highlights the subject property on the Northeast Frederick Land Use Plan map. 4 Figure 2 Northeast Frederick Land Use Plan showing Site Current Zoning The current zoning on the subject site is RA (Rural Agriculture). The requested zoning is B-2 Business. Surrounding lands are zoned B-3 to the south, B-3 to the east, and RA to the north and west. zoning II� RI ,B—S NS ObxhOW DMVu, B2,0- f�nel�l («.WWII - HJ,M- IrlprAlr4, IIltfNrlOn lM11Kll _ EM IE.& r M..O-t g 1).mm - HE IHplt♦r E*—f— D.W", LM MI,WduWW 1#9D.Vid, 117 ,Mduwa (—w Detract, - MHI IM.W. H.— f---.ty D.WcI) _ MS IMedcm cwpporl (4t11t11 _ om (ow" MtMMIatt"v Pa I - R4 IR.4W" A.—W Cmynrwy DWIr I - RS IRM4~ R-860 C-9*y DwYr], RA IRue A— Omt I RR'R.W~ R�r/ortrrQ Qold, Figure 3 Current Zoning Map with Site Shown Study Area Description Study Area For the purposes of this Traffic Impact Study, the limits of the study area extend east to Martinsburg Pike, west to 1-81, north to Cedar Hill Road Road, and south to Hopewell Road. There are no additional major intersections within 2000 feet of the site that were not included in the study. Proposed and Existing Uses Existing Use The existing site is a house with several out buildings. Proposed Uses & Access The proposed use for the property is retail development. Access to the site will be provided via a proffered inter -parcel connector on the property to the south. A new signalized intersection on Route 11 will be constructed on the property to the south, approximately 1050 feet south of the unsignalized intersection on Cedar Hill Road. This intersection will provide access to three parcels, including the Clearbrook Commercial Center. Nearby Uses The existing land uses near the proposed site are: • North —Residential • West — 1-81 and residential • South — Vacant (zoned B-3) • East - Vacant (zoned B-3) Existing Roadways Figure 4 shows the existing roadways in the subject property. The typical sections for the roadways in the vicinity of the project are described as: • Martinsburg Pike is a rural arterial roadway with one lane in each direction and a variable direction turn lane in the center. • Hopewell Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Brucetown Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Cedar Hill Road is a rural two lane roadway with shoulders and no turn lanes in the intersections. • Woodside Road is a rural gravel surface two lane roadway. • The 1-81 ramps are single lane ramps with shoulders. Future Transportation Improvements The subject property is located in the Virginia Department of Transportation's Staunton District, and Edinburg Residency area of responsibility. A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of the proposed rezoning. 9 ............................................ rlo wrnchester 1-81 SBL 181 NB —To Martinsburg —* SITE Figure 4 Intersection Locations and Images Clearhrook Commercial Center, Frederick County NOT TO SCALE • The Virginia Department of Transportation continues to plan for improvements on 1-81. Construction of the planned improvements is unscheduled. • A review of the 2009-2010 Secondary Road Improvement Plan for Frederick County, VA displayed a proposed major improvement project on Brucetown Road (Route 672) from its intersection with Martinsburg Pike (Route 11) eastward for 0.35 miles. The project is unscheduled in the plan. The 2010 Northeast Frederick Land Use Plan update of the Frederick County Comprehensive Plan • indicates long range projects that are planned to be implemented as land uses intensify in this area of • the county. The long range roadway improvements planned in the vicinity of this project include the realignment of Hopewell Road to Brucetown Road, and the widening of Martinsburg. Neither project is scheduled or funded. Existing Traffic Conditions 2011 Data Collection To analyze the existing traffic conditions, peak hour turning movement counts were performed at five intersections under study. These are: • 1-81 SB ramps and Hopewell Road • 1-81 NB Ramps and Hopewell Road • Martinsburg Pike and Hopewell Road • Martinsburg Pike and Brucetown Road • Martinsburg Pike at Cedar Hill Road 24 hour classified traffic counts were also conducted on Hopewell Road and Route 11. These counts are included in Appendix A of this report. A'K factor' was applied to the PM peak hour volumes to obtain the average annual daily traffic (AADT). The 'k' factor varied depending upon roadway. The 'k' factor for Hopewell Road was determined from the intersection and 24 hour counts performed for this report. For Route 11 insufficient data was obtained in the 24 hour count to compute a 'k' factor, therefore the reported VDOT'k' factor was used. The 'k' factors used are: • Hopewell Rd. — 0.086 • Route 11-0.093 Raw count data was smoothed and balanced as needed. Analysis The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The existing peak hour traffic volumes are shown in figure 5, the existing lane geometry and levels of service are shown in figure 6, and the modeling results (levels of service and delays and 95% queue length) are shown in tabular form in Table 1. .11 ............................................ AM Peak Hour (PM Peak Hou NOT TO SCALE Figure 5 2011 Existing Traffic Volumes Clearbrook Commercial Center— Frederick County, VA ............................................ IV V I I V Jl-HLC LOS - - 8(" 1-81 SBL 1-81 NBL SITE r[insbur r ^` 11 --------------- P\ d� A A, AM Peak Hour (PM Peak Hour) Figure 6 2011 Existing Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA Table 12011 Existing levels of Service, Delays an 95% Queue Length AM Peak Hour PM Peak Hour Type of Intersection Control LOS Delay Queue LOS Delay Queue (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized g WB LT A 5.9 6 A 3.8 4 North -South: 1-81 SB ramps WB Thru SB URlT B 11.9 17 B 12.1 14 EB Thru EB LT A 1.9 2 A 2.0 2 East-West: Hopewell Road (Route 672) Unsignalized WB RT North -South: 1-81 NB ramps WB Thru NB UR/T A 9.6 6 B 10.5 13 EB UR E 57.3 143 E 58.7 205 NB LT C 24.4 39 B 19.3 60 West: Hopewell Road (Route 672) Signalized g NB Thru C 31.3 109 C 34.0 399 North -South: Martinsburg Pike (US 11) SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 43.8 118 D 46.8 121 NB RT West: Brucetown Road (Route 672) Signalized g NB Thru A 0.1 0 A 0.4 33 North -South: Martinsburg Pike (US 11) SB LT B 16.7 18 C 21.2 21 SB Thru C 30.5 179 C 28.4 161 WB L/T/R B 12.3 1 B 14.2 2 West: Cedar Hill Road (Route 671) EB L/T/R B 10.2 7 B 11.6 5 East: Woodside Road (Route 671) Unsignalized North -South: Martinsburg Pike (US 11) NB L/T/R A 7.7 1 A 7.8 4 SB UT/R It, Background Traffic Conditions (2014) Background traffic conditions in 2014 are those that are expected to exist without the proposed rezoning and associated development. These were established by growing the existing 2011 traffic at 1.5% per year to the build -out year of 2014. The growth factor of 1.5% was determined by VDOT Staunton District Planning staff and is based on the historical and anticipated growth in traffic volumes in the project area. Traffic on all roadways in the study area was grown at this rate. The roadway network is unchanged from the Existing Conditions (2011 conditions). One other development project is seeking a rezoning, but construction of the project is in the future and therefore it was also considered in the background traffic volumes. The traffic associated with the project was obtained from the ITE Trip Generation manual. The result is shown in Table 2. Table 2 Other Developments Contributing to Background Traffic Avg. AM Peak Hour PM Peak Hour Land Use ITE Code Amount Daily Trips In Out Total In Out Total Specialty Retail (35,500 sq ft) 814 35.5 1,556 117 126 243 100 78 178 Fast Food Restaurant w/ drive thru (4,500 sq ft) 934 4.5 2,233 126 121 247 109 101 210 3,789 242 247 489 209 179 388 Total pass -by trips @ 25% (code 814) -389 -29 -32 -61 -25 -20 -45 pass -by trips @ 40% (code 934) -893 -50 -48 -99 -44 -40 -84 Total New Trips 2,507 163 167 330 140 119 260 Analysis The 2014 Background AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 7, and the lane geometry and level of service are shown in Figure 8. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 3. 13 ............................................ __ CSX Railroad _____ M Peak Hour NOT TO SCALE Figure 7 2014 Background Traffic Volumes Clearbrook Commercial Center— Frederick County, VA 14 4a� o nA d J L o 1-81 SBL LOS �.Q(� 1-81 NBL ®v _ Los. etn SITE �► - Martinsbur Pike 11 �' eie� `��QaiG .oad --------------------- 01 G(P f � O? A(A) �O O N� A(A) JI A(A) ac) QD) -r 0 NOT TO SCALE AM Peak Hour (PM Peak Hour) Figure 8 2014 Background Level of Service and Lane Configuration Clearbrook Commercial Center— Frederick County, VA 15 Table 3 2014 Background Level of Service, Delay, and 95% Queue Length AM Peak Hour PM Peak Hour Type of Intersection Control LOS Delay Queue LOS Delay Queue (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized g WB LT A 6.3 9 A 4.6 7 North -South: 1-81 SB ramps WB Thru SB UR/T C 15.7 31 B 14.2 22 EB Thru EB LT A 1.2 2 A 1.3 2 East-West: Hopewell Road (Route 672) Unsignalized WB RT North -South: 1-81 NB ramps WB Thru N B UR/T B 10.6 13 B 11.1 19 EB UR D 48.6 179 E 77.8 308 NB LT B 18.7 109 C 20.8 128 West: Hopewell Road (Route 672) Signalized g NB Thru C 24.1 140 D 35.4 492 North -South: Martinsburg Pike (US 11) SB RT SB Thru A 0.3 0 A 0.3 0 WB UR D 49.7 152 F 82.0 212 NB RT West: Brucetown Road (Route 672) Signalized g NB Thru A 0.2 0 A 0.4 13 North -South: Martinsburg Pike (US 11) SB LT C 23.1 21 C 22.3 25 SB Thru C 34.2 207 C 30.7 209 WB L/T/R B 10.4 1 B 14.0 2 West: Cedar Hill Road (Route 671) EB L/T/R B 10.4 6 B 11.9 5 East: Woodside Road (Route 671) Unsignalized North -South: Martinsburg Pike (US 11) NB UT/R A 7.7 1 A 7.9 4 SB L/T/R A 7.6 0 A 8.2 0 IN Trip Generation & Distribution Trip Generation Trip generation for the planned uses was developed from the ITE Trip Generation Manual, 7thedition based on the proposed land uses. The full build -out of the project is planned to occur by the year 2014. The land uses and resulting trips generated by the project are summarized in Table 4. Table 4 Trip Generation AM Peak Hour PM Peak Hour Avg. Daily Land Use ITE Amount In Out Total In Out Total Trips Code Shopping Center 820 120 107 68 175 339 367 706 7,645 pass -by trips @ 25% (code 820) -27 -17 -44 -85 -92 -177 -1,911 Total New Trips 80 51 131 254 275 530 5,734 Trip Distribution Trips generated by the development were assigned to the roadway network based on a distribution developed with representatives from VDOT and Frederick County during the scoping meeting. The trip distribution percentages are shown in figure 9 and the assignment of the new trips being generated are shown in figure 10. 17 18 PM Peak Hour INU I 1 U ZI.HLL Figure 10 Development Generated Traffic Volumes Clearbrook Commercial Center — Frederick County, VA IF 2014 Build -out Conditions The 2014 build -out conditions combines the background traffic forecasted for the year 2014, and the traffic that is forecasted to result from the development of this project. The total of this traffic is called the build -out condition and is planned to occur in the year 2014. • Analysis The 2014 build -out AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. The peak traffic volumes are shown in Figure 11, and the lane geometry and level of service are shown in Figure 12. The modeling results (levels of service, delay and . 95% queue) are tabulated in Table 5. 20 ............................................ 'M Peak Hou NUI IU 5(ALL Figure 11 2014 Build -out Traffic Volumes Clearbrook Commercial Center — Frederick County, VA 21 R4a� o d fJ Ql f£o J � d N o a d a ® I-8158 L LOS • B(B) 1-81 N8L e/4 _ ios •. eln SITE MB(Unsbur Pike 03, ,.CsXgd�4ad ` 0 -- ---------------- GAP Tx o r do, 0110 Cu �-- A(B) a(aJ A(A) an CM AtA) A A) --► clo) - ► a NOT TO SCALE AM Peak Hour (PM Peak Hour) Figure 12 2013 Build -out Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA E ME=. = 22 Table 5 2014 Build -out Level of Service for Scenario 1, Delay, and 95% Queue Length Type of AM Peak Hour PM Peak Hour Intersection Control LOS Delay Queue LOS Delay Queue (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized g WB LT A 6.5 10 A 5.5 12 North -South: 1-81 SB ramps WB Thru SB L/R/T C 17.8 43 D 25.7 73 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized W13 RT North -South: 1-81 NB ramps WB Thru NB L/R/T B 11.0 17 B 13.4 38 EB L/R E 62.0 297 F 506.9 626 NB LT C 22.5 122 B 19.6 118 West: Hopewell Road (Route 672) Signalized g NB Thru C 29.6 159 D 42.4 541 North -South: Martinsburg Pike (US 11) SB RT SB Thru A 0.3 5 A 0.4 50 WB L/R E 60.9 183 D 53.9 160 NB RT West: Brucetown Road (Route 672) Signalized g NB Thru A 0.2 0 A 0.1 0 North -South: Martinsburg Pike (US 11) SB LT C 26.5 24 C 22.7 33 SB Thru D 42.7 264 C 48.1 447 WB L/T/R B 11.7 2 D 25.2 9 West: Cedar Hill Road (Route 671) EB L T/R B 10.6 8 B 12.3 10 East: Woodside Road (Route 671) Unsignalized North -South: Martinsburg Pike (US 11) NB L/T/R A 7.8 1 A 8.1 6 SB UT/R A 7.6 0 A 8.3 0 EB L C 24.8 34 B 18.4 90 EB R C 23.3 23 B 16.6 43 N B LT C 25.3 73 C 26.4 205 West: Site Entrance Signalized g NB Thru A 3.0 34 A 6.4 123 North -South: Martinsburg Pike (US 11) SB RT A 9.5 12 B 18.1 123 SB Thru A 7.4 100 B 14.9 29 23 Recommended Roadway Improvements The primary effect on traffic operations identified in the traffic modeling is the cumulative effect of the growth in background traffic and traffic from other planned developments. This accumulated traffic on the width restricted roadways (Hopewell and Brucetown Roads), results in a LOS of F for the Hopewell Rd and Brucetown Road approached to Martinsburg Pike in the design year 2020. Traffic congestion has long been a problem in this intersection, and Frederick County has begun long range planning for improvements here. There are no practical short term solutions to this problem, which is why a more regional solution is being developed. Since the regional improvements will be expensive and involve right of way acquisition from potentially unwilling project participants, it is recommended that Clearbrook Commercial Center make a financial contribution to these improvements, to help the county and VDOT carry out the needed improvements. Approaches in two other intersections report a LOS of D in the design year 2020. These are the SB 81 off ramp at Hopewell Rd and the WB Woodside Rd at Martinsburg Pike. The SB 81 off ramp carries 171 vehicles in the PM peak hour with 17% trucks and a 28.8 second average delay. The queue at 95% is reported to be 84' long, so there is no impact on the mainline traffic operations. The Woodside Road approach carries 19 vehicles in the PM peak hour with an average delay of 28.4 seconds. While the approach LOS of D is less than the desired LOS of C, all other approaches in both intersections operate at either LOS A or B in 2020. The minimal impacts to traffic operations resulting from the LOS of D in these approaches indicate that these intersections should be reevaluated at a future time as more development occurs. As for now, no improvements are proposed. There are improvements that are appropriate at the entrance for this development. These are: 1. Development of a traffic signal at the intersection of Martinsburg Pike and the proposed commercial entrance at the time when warranted. 2. Construction of a continuous right turn lane in the southbound direction along the property frontage. This lane might be used as a future basic lane when Martinsburg Pike is widened. 3. Install new pavement markings on Martinsburg Pike to properly direct traffic at the new traffic signal. 24 700 Design Year (2020) The design year for the project is six years beyond the completion of the project, which in this case is the year 2020. Analysis The 2020 Design Year AM and PM peak hour intersection turning movements were analyzed using the Synchro 7.0 traffic modeling software. Peak traffic volumes are shown in Figure 16, and the lane geometry and level of service are shown in Figure 17. The modeling results (levels of service, delay and 95% queue) are tabulated in Table 6. 25 AM Peak Hour (PM Peak Hour NOT TO SCALE Figure 13 2020 Design Year Traffic Conditions Clearbrook Commercial Center — Frederick County, VA 99 �r R4o� d v = o+ 1-81 SBL IAi. GB) LOS. B 1-81 NBL LO5.6)n SITE �► Martinsbur Pike 11 ------ -------- o e c�P m� f0 V3 ! NA) P Od u u NAJ }� 99 A(B) *� A)A) r OLD) A/u 1� AW c fti r UU CM AIM rMi UEl —► + NOT TO SCALE AM Peak Hour (PM Peak Hour) Figure 14 2020 Design Year Level of Service and Lane Configuration Clearbrook Commercial Center — Frederick County, VA • 27 Table 6 2020 Design Year Level of Service, Delay, and 95% Queue Length AM Peak Hour PM Peak Hour Type of Intersection Control LOS Delay Queue LOS Delay Queue (sec) (feet) (sec) (feet) EB Thru EB RT East-West: Hopewell Road (Route 672) Unsignalized g WB LT A 6.5 11 A 5.5 13 North -South: 1-81 SB ramps WB Thru SB L/R/T C 19.2 49 D 28.8 84 EB Thru EB LT A 1.1 2 A 1.1 2 East-West: Hopewell Road (Route 672) Unsignalized WB RT North -South: 1-81 NB ramps WB Thru NB L/R/T B 11.2 19 B 13.9 42 EB UR E 66.9 336 F 98.7 688 NB LT C 25.3 136 C 34.2 185 West: Hopewell Road (Route 672) Signalized g NB Thru C 32.9 186 E 74.0 772 North -South: Martinsburg Pike (US 11) SB RT SB Thru A 0.3 0 A 0.4 3 WB UR E 71.1 203 F 152.0 334 NB RT West: Brucetown Road (Route 672) Signalized g NB Thru A 0.2 0 A 0.3 25 North -South: Martinsburg Pike (US 11) SB LT C 20.7 28 C 28.3 48 SB Thru D 35.8 296 D 52.8 440 WB L/T/R B 12.1 2 D 28.4 10 West: Cedar Hill Road (Route 671) EB L/T/R B 10.8 8 B 12.8 11 East: Woodside Road (Route 671) Unsignalized North -South: Martinsburg Pike (US 11) NB L/T/R A 7.8 1 A 8.2 7 SB L/T/R A 7.6 0 A 8.5 0 EB LT C 27.4 33 C 34.6 123 EB RT C 25.7 22 C 29.6 52 West: Site Entrance Signalized NB LT C 33.0 53 C 33.2 136 North -South: Martinsburg Pike (US 11) NB Thru A 1.1 36 A 4.0 195 SB RT A 9.3 15 B 17.7 35 SB Thru A 7.1 131 B 14.8 175 28 Queue Analysis At signalized intersection, a queue forms while vehicles wait to advance. An analysis was performed to evaluate the back of the queue for the 50th and 95th percentile of the queue. The 50cr, percentile maximum queue is the maximum back of queue on a typical traffic signal cycle. The 95tr, percentile maximum queue is the maximum back of queue with 95th percentile traffic volumes when traffic does not move for two signal cycles. The queues associated with the 951h percentile maximum queue are shown in Tables 1, 2, 5, 6, 7, and 8. As traffic volumes increase over time, the queue associated with left turning movements will increase as will the queue associated with the thru movement that opposed the left turn movement. This is reflected in the Design Year analysis. Pedestrian and Bicycle Traffic To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Winchester -Frederick County MPO Bike and Pedestrian Mobility Plan was reviewed. This plan depicts planning level concepts for bicycle and pedestrian facilities, with none being shown in the immediate vicinity of this project. None were shown. On -site facilities will be planned to accommodate bicycle and pedestrian movements on site, and provisions will be made for future connections to off -site trails which may come to the site. Conclusions The Clearbrook Commercial Center rezoning will contribute additional traffic into intersections along Martinsburg Pike, and Hopewell Road at 1-81. The Martinsburg Pike intersections of Hopewell Road and Brucetown Road report a LOS of F in the design year 2020. The remedy to this problem is large in scale and cost, and is being pursued as a regional transportation improvement by Frederick County. It is recommended that Clearbrook Commercial Center participate financially in this project to eliminate this congested area. A new traffic signal should be installed at the entrance to the site, along with the associated turn lanes and pavement markings. With the regional improvements discussed herein, the transportation impacts of this rezoning are believed to be manageable and acceptable for this project setting. 29 • INTER57A RBI INTERSTATE 81 - NORTHBOUND li ii (1 CLEAR BROOK BUSINESS CENTER REZONING 001-06 - ZONED B-3 li Interstate 81 ARE NORTM�UND ON -RAMP f•� PROPOSED DEVELOPMENTEx. Easementsd AREA.= 11.5ACRES��� '� t Stein Martin -J CLEAR BROOK BUSINESS CENTER � � r REZONING x01-06 - ZONED 3-3 ~� �'�` • Stormwater Orndoff O O a � � '�_ Management Area Driver , \ 3 MaGee I (� ` - ° O G-j i o�Qk� Io a� MARTINSBURG PIKE -ROUTE 11 ' O Devers � SilverWolfe, LLC j Stronko � /- �rM O V � O DATE: 5-7-12 SCALE: 1"=200' DRAWN BY: GRO JOB NO. #0171 Appendix A Traffic Count Data Evos-� (a C-- G- 5 E-0 GU F PLC 220 Serviceberry Court • • Stephens City, VA 22655 File Name Site Code Start Date :81SB Ramps - 00000000 3/15/2011 Hopewell Rd 0 Page No 1 • Groups Printed- Unshifted • StartTime • 07:00-AM -11 • 07:15 AM 07:30 AM 07:45 AM • Total ---- T Left 20 15 8 54 81 S Off Ramp South Bound Thru Right! Peds I App Total 0 3 0 14 0 2 0 22 1 0 4 0 19, 0 9 0 17 0 18 0 72 Left 10 25 20 2 - 2 77 Hopewell West Bound -rhru Right 3 0 6 0 6 0 9 0 24 0 Rd North I- Bound Peds App. Total App. Total 0 13 0 0 31 0 0 26 1 0 0 - -- 31.1 0[--0----18-- 0 101 1 0 Left 0 0 0 0 Hopewell Rd--- East Bound Th ru Total Int. Total ght 14 7 0 21 48 18 6 0 24 77 10 10 0 20 65 -12. 0 30 78 60 35 0 95 l 268 • • • 0.. 0 0 0 • • • •Grand • 08:00 AM 08:15 AM 08:30 AM 08:45 AM Total BREAK *** 04:00 PM j 04:15 PM I 04:30 PM 1 04:45 PM 1 - - Total t 05:00 PM 1 05:15 PM 05:30 PM 05:45 PM Total Total Apprch % Total % 1 7 18 7 i 1 11 14 7 4 --------- 36 5 6 5 21 154 74 15.2 0 2 0 0 0 4 0 2 0 4 0 4 0 1 0 3 12 0 0 2 0 9 0 3 —0 2 0 16 0 54 0 26 0 5.3 0 0 0 0 0 0 0 0 0 0 0 C C� 0 0 0 0 9 18 11 13 15 18 1 8 7 1 48 7 15 81 7 37 208 20.6 14 18 25 7 64 16 15 22 14 67 22 16 17 11 66 274 56.8 27.1 8 6 6 11 31 19 21 26 20 86 18 16 16 17 67 208 43.2 20.6 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 22 0 24 0 31 0 1 18 1 0 - 95 0 35 0 36 0 48 0 34 0 - L. 153 0 1 40 0 32 0 33 01 28 0 133 0 482 0 47.7 l 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18 11 7 52 19 13 16 17 65 22 15 14 8 59 236 73.8 23.4 6 11 9 3 29 1 1 2 4 8 3 2 5 2 12 84 26.2 8.3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 24 22 16 19 81 1 20 14 18 21 73 25 17 19 10 71 320 31.7 55 64 58 50 227 70 68 74 . ..... 62 274 72 64 60 45 241 1010 • •RS 81 S Off Ramp South Bound Start Time lbeft . T ru , RiQht I - I ----7 Ped _LApp. Total Left Hopewell West Bound - ------ - Thru -ig t Rd North ---------- ,-Bourjd__,___ PedS L A p at Total _:__ p _To_t,_ App Hopewell Rd East Bound ---j. -in Left h ds' _ taj�jyj -0�,_�pp Total _j J�ea ' Hour Analysis From 07.OdWtco-1-1—:45 AM - Peak 1 of k Hour for Entire Intersection Begins at 07:15 AM •07:15 AM 20 0 2 0 22 07:30 AM 15 0 4 0 19 07:45 AM 8 0 9 0 17 08:00 AM 7 0 2 0 9 Total Volume 1 50 0 17 0 67 O/o App. Total 74.6 0 25.4 0 - PHF —.472 .000 .761 • I 25 20 22 14 81 73,6 .6 .810 6 6 9 8 29 26.4 ---- .666 0 0 0 0-?2. 0 - 0 -- ---0 .000 0 0 0 0 -- - 0- -000 31 I 26 31 110 .887., 0 1 0 01 0 0 .000 0 0 0 0 0 .000 18 10 18 18 64 65.3 .889 6 0 10 0 12 0 6 0 34 0 34.7 0 .708 .000 24 20 30 24 98 .817 77 65 78 --55- 275 --- .881 IlliCeak Hour Analysis From 12:00 PM to 05:45 PM - Peak 1 of 1 ak Hour for Entire Intersection Begins at 04:15 PM 04:15 PM I 14 0 4 0 18 15 • 04:30 PM i 7 0 1 0 8 22 •04:45 PM 4 0 3 0 7 I 14 05:00 PM 5 0 2 0 7 22 tal Volume 30 0 10 0 40 73 •Total /App. Total 1 75 0 25 ---0------'- 46.2 .625 .000 - ---- 36 C36 0 PHF'--5-------066 21 26 20 18 85 53.8 - 417 0 0 0 0 0 0 .000 0 0 0 0 0 -- 0 .000 36 48 1 34 1 40 158 .823 0 0 0 0 0 000 0 0 0 —0 0 0 000773 13 16 17 22 68 87.2 ---- - 1 0 2 0 4 0 3 0 10 0 12.8 0 .625 -----.-00,0-- 14 1 18 21 25 78 .780- 68 74 62 72 276 -.932 • • 0 220 Serviceberry COUrt • Stephens City, VA 22655 File Name : 81 NB Ramps -Hopewell Rd Site Code :00000000 • Start Date .-3/15/2011 0 Page No 1 --- -Groups Printed- Unshifted -Ramp • HopewellRd81 N Off Hopewell Rd South West Bound North Bound East Bound Bound Start Time App Total Left Thru Right PedS App Total- Left TIhru PedS , App Total Left Thru _ _ j PedS App Total Int. Total] Right] I - -- --- -- - *---0-7:00AM--- 0 15 3 0 8 1 0 3 0 4 2 28 0 0 30 52 • 07:15 AM I 0 0 31 15 0 461 0 2 0 0 14 8 0 14 0 10 7 0 25 28 0 0 0 0 32' 28 92 67 07:30 AM 0 0 24 5 0 29 1-2---- 14 78 • 07-.45 AM -1 --3-- A - ---- -- 3-5.. 2 0 1 ...... -2l --0------0-------29 Total 0 0 102 26 0 128' 5 0 37 0 42 17 102 0 0 1191 289 • 08:00 AM 0 0 17 8 0 25 1 0 8 0 9 7 25 0 0 32 66 0 08:15 AM t 0 0 16 10 0 26 4 0 4 0 8 3 29 0 0 0 0 32 18 66 66 08:30 AM 0 0 30 10 0 40 2 0 6 0 8 1 3 15 • 08:45 AM -9 21 7 -0--- _ 28 __- -1 1 -- -- 0 - --- - 4 - - - - --0 0 5 - 1 25 - - -- --- 0 --------- 0 - 26 -- - -I-- 59. Total 0 0 84 35 0 119 8 0 22 0 30' 14 94 0 0 108 257 0.. BREAK *** • 04:00 PM 0 0 35 17 0 52 1 3 0 15 0 18 5 27 0 0 32 I 102 • 04:15 PM j 0 0 33 14 0 47; 8 0 13 0 21 8 22 0 0 30 98 04:30 PM 1 0 0 42 14 0 56 1 0 15 0 16 I 4 20 0 0 0 24 25 96 100 • 04:45 PM 0 -1 0 29 - 19 -- 0 - 48 6 0 21 0 27 5 20 0 Total 1 0 0 1 39 64 0 203 18 0 6 4 0 82 22 89 0 0 111 396 • "05:00 PM 0 0 32 14 0 46 8 0 19 0 27 5 22 0 0 27 100 • 05:15 PM 0, 0 18 18 0 361 6 0 26 0 32, 5 20 0 0 25 93 05:30 PM 1 0 0 25 14 0 39 5 0 18 0 23 5 15 0 0 20 82 05:45 PM _0' 0 22 12 0 -34.j. --.0--- 0- .1-8- -3 0 -- 012-1 ------- 64 Total 6 6 97 0 155' 24 0 76 0 100 18 66 0 0 84 339 • •Grand Total 0 0 422 183 0 0 605 55 21.7 0 0 199 78.3 0 254 1 0 71 16.8 351 83.2 0 0 0 0 422 1281 Apprch % j 0 69.8 30.2 1 0 0 32.9 • Total % 0 0 32.9 14.3 0 47.2 1 4.3 0 15.5 0 19.8 5.5 27.4 • Hopewell Rd 81 N Off Ramp Hopewell Rd I South West Bound North Bound East Bound i Bound i ---- Start Tim_el AppT.1.1 ]__Thru '"'Veakkour Rig I - _Peds -,_App to 09:00 AM Peak 1 1 f--- Total 1 Left, r- Thru, - - -- - - R --ight Peds,.App.-Totai.j - --- - - � -f - -: Left - - ----I Thru dsE& . J, t. T.(ajl Pic Right __jou jr� Analysis From 07:00 AM - of Speak Hour for Entire Intersection Begins at 07:15 AM 07:15 AM 01 0 31 15 0 46 0 0 14 0 14 7 25 0 0 32 92 • 07:30 AM i 0 11 0 24 5 0 29. 1 2 0 8 12 0 10 1 0 14, 0 8 28 21 0 0 0 0 28 29 67 78 07:45AM 0 0 32 3 0 35 2 0 •08:00AM 0 0 17 8 - 0 251 1 0 8 0 9 7 25 ------- 0 0 32 66 Total Volume I 0 0 104 31 0 135' 5 0 42 0 47 22 99 0 0 121 303 Ap otaj: _p _1_ 0 77 23 0 10 -.- 6 ------- - 0 ---- 89.- 4 --- 0 --- 18.- 2 -- 81.8 0 • PHF1 .0001 1- .000..-813.517-.0-00--- .734-�625 .000 .750 .000 ____.839 .688----.-8-84-- .0.0.0-000-.-.945� .823-- 4veak Hour Analysis From 04:00 PM Intersection Begins to 05:45 PM - Peak 1 of 1 04:00 PM eak •04:00 Hour for Entire PM 0 i 0 at 35 17 0 52 47 3 8 0 0 15 13 0 18 0 21 5 8 27 22 0 0 0 0 32 30 102 98 04:15 PM 0! 0 33 14 0 • 04:30 PM 0 0 42 14 0 56 1 0 15 21 0 161 C 4 5 20 0 1 24 25100. 16 04:45 PM 1 0, 0 29 19 0 48, 6 0 ------2-0 Total • Volume e 0 0 139 64 0 2031 0- 78 82 0 22 19.8 89 80.2 0 0 0 0 111 1 396 % App. Total 0 68.5 -- 31.5 0 --- - 22 - --- - -- 0 --- --- ! --- --- 7-66WJ PHFi .660, .000 .827 .842 .000 .906 -.0-00 -.- .762 000 ----.759- -.688--82.4--.0-00 .000---,----- .971 E r�T':" L C 15 U u C_ ca'E 220 Serviceberry Court • Stephens City, VA 22655 File Name 11 -Hopewell Rd Site Code 00000000 Start Date 3/16/2011 Page No 1 flopewell Rd Start Time Le-ft I South Bonn(] Thru I Right West11 Bound Peds ,fal Left North fhnl Bound Rigljt� Ileds npp r( Left East Bound ------- Thru PedS App. Total 1nt. Total • i; On 0-0 _AM 0 41 22 0 63 0 L 3 16 0 19 13 0 12 0 25 107 • 07:15 AM 0 46 24 0 70 0 0 8 2 28 20 0 0 0 0 36 22 12 16 0 14 0 9 0 0 26 1 25 11 32 23 07:30 AM 07.45 7. _AM 0 0 44 510 32 17 0 0 76 67 0 10 24 0 0__ __34 0- 21 122 484 Total 1 0 181 95 0 276 0 23 88 0 0 111 52 0 45 0 97 • 08:00 AM 0 38 19 0 57 0 10 17 0 0 27 13 0 13 0 26 110 • 08:15 AM 0 51 56 22 21 0 0 73 77 0 0 i 7 10 18 26 0 0 0 0 25 36 7 8 0 15 0 13 0 0 22 21 [_149 120 134 08:30 AM 0 - 5 ANI 0 46 18 0 64 0 14 33, .----0- _0__ 47 i II -0 _27 O _38 Total 0 191 80 0 271 0 41 94 0 0 135 39 0 68 0 107 513 BREAK • 04:00 PM 0 49 26 0 75 0 29 95 0 0 124 15 0 8 0 23 222 • 04:15 PM 0 43 15 0 58 0 18 89 0 0 106 17 0 13 0 30 1 194 04:30 PM 0 39 28 0 67 0 8 74 0 0 92 18 0 11 0 29 178 04-:45 _D4_j___ _9 _14- --O___ 541 ____O_ 13 --85--., .0. 0----- - 981_ 2 0.___ ____ 9--- -- 0 -- ---- - 30 Total 0 171 83 0 254 0 68 342 0 0 1110 71 0 41 0 112 776 • 05:00 PM 0 36 23 0 59 0 25 94 0 0 119 26 0 12 0 38 216 • 05:15 PM 0 43 27 0 70 1 0 26 106 0 0 132 22 24 0 16 0 12 0 0 38 36 240 202 05:30 PM i 0 47 21 0 68 59 0 16 1- 82 0 0 98 8_81 22 0- 8_____. 1 05:45 PM 0 42 .,--O_ 1 -0 1_2 .76.----. -0 -0- -0 ---,___--30 _177 Total 1 0 168 88 0 256 0 79 358 0 0 437 94 0 48 0 142 835 • • Grand Total i 0 711 346 0 0 1057 0 211 19.3 882 80.7 0 0 0 0 1093 256 55.9 0 202 0 44.1 0 0 458 2608 Apprch % 0 67.3 32.7 41.9 9.8 0 7.7 0 17.6 • Total % 1 0 27.3 13.3 0 40.5 0 8.1 33.8 0 0 • 11 11 flopewell Rd South Bound West .-Boun-d North Bound East Bound _S_t1m_T.nc Left Thru _AMto_11:4_5AM_- Right I Peds _,_Ap -Iotal A JaW jp Left Ul iri k J_ Peds I i�pp. Z19 't _L --- _'r "till Left RigLit cLs 'WRe_ak Hour _Analysis F-r-oni-O-T-0-0 Peak I of I Weak, Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 0 38 19 0 57 0 10 17 0 0 27 13 0 13 0 26 110 • 08.15 AM 0 51 22 0 73 0 7 18 0 0 25 7 0 15 0 22 120 08:30 AM 0 56 21 0 77 0 10 26 0 0 36 8 0 13 0 21 134 08:45 ANI 18 0 64 0 14_33 _____O _0.__ ___-47 11 - ----- -0 2_7 0 38 149 Total Volume 0 191 80 0 271 0 41 94 0 0 135 39 0 68 0 107 513 17o App. Total __ _9 _10.5 - 29.5 ____ 0 30.4 69.6 0 0 _j_6_.4___.____O ___63.6_____O. P H F 0 .853-909- .000_880 .000 .732_ _712 .000 .000 .718 -750 .000 .630 -- - ----- -- .000 .704 i____.801__ Peak Hour Analysis From 12:00 PM to 05:45 Weak Intersection Begins 04:45 PM - Peak PM I of I Hour for Entire 1 at 14 0 54 0 13 85 0 0 98 21 0 9 0 30 182 • 04:45 PM 0 40 23 0 59 0 25 94 0 0 119 26 0 12 0 38 216 • 05:00 PM 05:15 PM 0 0 36 43 27 0 70 0 26 106 82 0 0 0 0 132 98 22 24 0 16 0 12 0 0 31 I 36 240 202 05:30 PM 0 47 21 0 68 0 16 T0 'ai volume 0 166 85 0 251 0 80 367 0 0 0 447 63 �5.5 0 49 0 0 142 840 A App. Total : PH_F1__ .000 0 66.1 .883 33.9 .787 0 .000 17.9 .769 82.1 - __ .866 ------0-00..847 ___ _____0 .......... ..000 . ....... ___894 __000 __O_____34.5 - .766 .000 .934-_ .875 • tam,oU --b ca, (�c-iici �Z.]e 220 Serviceberry Court Stephens City, VA 22655 P11-C File Name Site Code Start Date Page No 11 - Brucetown Rd 00000000 3/16/2011 1 • Groups Printed- Unshifled 11 Brucetown Rd 1] Gast -1— StatlTillie ---- Lcft1 -------- -- "Ihn,ouRtolounPeds 1- App.Towl I - -- West Bound -- - -- - Thru j Right Peds App Toi:,t Left North Bound i- Thru Right Peds 4 npe_ro„t Bound Arp_Tomt -- -- lnt.'I'otalJ 07:00 AM ! 6 34 0 0 40 -Left 24 0 6 0 30 0 14 12 0 26 0 96 • 07:15 AM 9 45 0 0 54 59 25 27 0 0 1 1 0 0 26 28 0 0 30 23 8 15 0 0 38 38 0 0 118 125 07:30 AM 07.45 AM 3 ---5 - 56 0 0 -43 - - 0 -- - 0 - 48-L— 12 - -0- - -0 - 14 - -0 -Z7 10- 45 ---0 0 -- -37-f- 139 ---0--- 0 -99 438 Total 23 178 0 0 201 88 0 10 0 98 0 94 • 08:00 AM 1 43 0 0 44 24 0 4 0 28 0 19 7 0 26 0 98 • 08:15 AM I 2 42 0 0 44 ! 28 0 1 0 0 29 30 0 0 21 29 4 8 0 0 25 37 0 0 I 98 114 08:30 AM 0 47 0 0 47 28 0 2 08:45AM t-- l__ 47 _0 0 48 i_ 17 0 2 ---- -- 0 19 - - 1 0 - -- 34 - - - IS -- 0 - - - 49 - --f 0 - - - - .__. 116_. Total 4 179 0 0 183 97 0 9 0 106 0 103 34 0 137 0' 426 •asa BREAK "' • 04:00 PM j 8 40 0 0 48 24 0 14 0 38 0 72 20 0 92 0 178 • 04:15 PM 4 37 0 0 41 17 0 5 0 22 0 79 23 0 102 0 0 165 04:30 PM 1 47 0 0 48 23 0 5 0 28 0 69 21 0 90 166 •_ _0. 1:45 PM- j -- �� -- -0--- - -0 - - 4S- I-- -17 - 0 __ --- - -- 0--- -�0 0 - - 85 - 19 -- 0_ - -104 - - - 0 1------- 172 - Total 1 20 165 0 0 185 1 81 0 27 0 108 0 305 83 0 388 0 681 • 05:00 PM 6 41 0 0 47 17 0 7 0 24 0 87 37 0 124 0 195 • 05:15 PM 7 44 0 0 0 51 43 27 21 0 0 8 4 0 0 35 25 0 0 96 83 21 24 0 0 117 107 0 0 203 175 05:30 PM I 1 42 0 0 3 29 0 73-- 95 I 0 05:45 P_M - 2 - -37 - 0 — -- 0 - -- 39-1 - -26- - - -- -0 - 1 - --- . --22- ----0-- _ ---- - - _1_63 _ 16 164 0 0 180 91 0 22 0 113 0 339 104 0 443 0 736 •-----Totat Grand Total j 63 686 0 0 749 357 0 68 0 425 0 841 266 0 1107 0 2281 • Apprch % 8.4 91.6 0 0 84 0 16 0 ' 0 76 24 0 j ( • Total Flo 2.8 30.1 0 0 32.8 15.7 0 3 0 18.6 0 36.9 11.7 0 48.5 0 1 • II Brucetown Rd 11 Gast . South Bound West Bound North Bound I Bound •StartTim_e ,Left ---- Thnt RtghtLPeds npp_ro,:a_i_Lcft. - , --- -- ---- rhnt,_Riglu_, Icds_ - --- App._ro„ni-,__-Left-�_-_ThnJ Right, Peds,ApP.Toml Ap�To,�l LInt.Total Peak Hour Analysis From 07:00 AM to 1 L45 AM - Peak 1 of 1 speak Hour for Entire Intersection Begins at 07:15 AM 0 118 07:15 AM 9 45 0 0 54 25 0 1 0 26 I 0 30 8 0 0 38 38 0 125 • 07.30 AM 3 56 0 0 59 1 27 0 1 0 28 0 23 15 07:45 AM 5 43 0 0 48 12 0 2 0 14 0 0 27 10 0 37 I-- 0 99 -- Os 00 AM 1----1- -43 -- 4 --- 24 ---------- 0 0 -`4 8 0-- 0 -28 -- 96 0 --19 -- 99 -7 40 - -- 0 - — 139 -B 0 --98 440 Total Volume 18 187 0 0 205 88 1 % AN. "total 8.8_ 91.2 0 0 91.7 0 8.3 0 0 ---71.2---28_8-_-_--0_-----_. ---------� ---- .500 .835_000_-_.000 .869_, __815 _000 _500_. __000 -_857.,_ .000_- _.825_667_000.914.000_L__ _880_ _ • ea: Flour Analysis From 12:00 PM to 05:45 PM - Peak Ocak Hour for Entire Intersection Begins at 04:45 PM I of I • 04:45 PM 7 41 0 0 0 48 47 17 17 0 0 3 7 0 0 20 24 0 0 85 87 19 37 0 0 104 124 0 0 172 195 05:00 PM 6 41 0 • 05:15 PM 7 44 0 0 51 1 27 0 8 0 35 �5 0 0 96 83- 21 0 0 117 0 I 0 203 05:30 P\f 1 42 0 0 --- 43 --- -- 21- - 0--- - 4 -0 -- - - - - - -- -- ---107_ -- - -- I----- - -------- •Total Volume ------- 21 — - — - 168 0 0 189 82 0 22 0 104 0 351 101 0 0 452 0 45 745 % r\pp. Total 11.1 88.9 ---0-- -- 0 -- - - - 78.888- ---0- -2-1.2 - -0 - --- -- - --- 682 -- - - - - -- 000 1_ 917 NHS_ 750 __955 -_ 000—__000 926J .759 .000 688.000.743_000.914 __000__11 • �C�NSU,.cD Ec PLC • 220 Serviceberry Court • Stephens City, VA 22655 File Name : 11 - Cedarhill Rd Site Code : 00000000 Start Date : 3/17/2011 Page No : 1 • Groups Printed- Unshifled • I1 Woodside Rd 11 Cedar Bill Rd South Bound West Bound North Bound Bound 1 •S[art _ TimC Left - Thru Right : App. Total Left Thru Right i App. Tomt I Lefl 1 Thru - Right I App. To I I _ _ __ _ Left - - _I -. Thru `Right f App. Towl Int_'roI ---- - 07:00 AM i - 0 - ' 49 - 1 50 1 1 0 1 - 2 3 12 0 15 0 0 9 9 f 76 •LI 07:15 AM 1 0 32 1 33 1 0 0 1 1 1 19 0 20 1 0 10 11 65 07:30 AM 0 47 0 47 1 0 0 I 2 13 1 16 3 0 12 15 79 •__07;_15 AM J --_-0 -_ _ 33 2 __ 35 0 I __0. _ ___ __. I _ _ 2 _ __ 34 I 37 2 0 9 11 84 • ,rotal 0 161 4 165 3 1 1 5 8 78 2 88 6 0 40 46 304 • 08:00 AM 0 51 3 54 0 0 0 0 I 22 0 26 0 0 6 6 86 08:15 AM 0 30 0 30 2 0 0 2 2 15 0 17 0 0 5 5 1 54 •08:30 AM 0 39 0 39 1 0 0 1 5 22 0 27 1 1 0 13 9_ 14 10 81 -- 08_:45 AM i - 0 39- 1 ---- 40 -�_ - 0 - 0 0 - 0 - 0 1 5 20- 0 - - 25-.I -- 2 0 - 0 33 -.. _ 35 - 75- 296 • Total 0 159 4 163 3 0 3 16 79 0 95 hx BREAK *-`'- •04.00 PM 0 30 0 30 1 0 0 1 9 84 0 93 2 0 4 6 130 04:15 Pbi 0 37 1 38 I 0 0 1 1 9 77 0 86 0 0 5 5 130 •04:30 PM 0 50 1 51 0 0 0 0 8 71 0 79 0 0 7 7 137 1 36--- 4--- 40----0--- -0--- �) 17 - 70 _I - .88. 0-- 1_ --.7 8 136 --04:45.1M • Total - 0 153 6 159 1 0 1 2 43 302 I 346 2 1 23 26 533 • 05:00 PM 0 46 2 48 1 1 0 2 14 86 3 103 1 0 7 8 161 PM 0 41 0 41 1 1 1 3 11 87 1 99 0 0 1 1 144 •05:15 05:30 PM 0 37 0 37 0 0 0 0 15 85 0 too 2 0 7 9 146 82 05:45 PtM - - 0 23- - --- 24 0- 0_ 2 ._ 0 - 1 O i 5 8 4304 46- _ 0 4 -51I 356 -- 4 - 0 0 -3 18 - - - 22 533 Total 1 0 147 3 150 2 • Grand Total 0 620 17 637 9 3 3 15 115 763 7 885 14 1 114 129 1666 Apprch % 0 97.3 2.7 1 60 20 20 1 13 86.2 0.8 0.4 53.1 10.9 0.8 0.8 0.1 88.4 6.8 7.7 • Total % 0 37.2 1 38.2 0.5 0.2 0.2 0.9 6.9 45.8 • - I1 Woodside Rd 11 North Bound Cedar lull I2d East Bound Lcft_-Thru South Bound __Right_npp.Tpiw -__ . _- Left,_ ii'csl Bound _ _- Thru_,- Right, App._a,igi,Left,_I'hru- _ Right, ApP:t'"'�, Left_,_ I Ir_-.L_Itighti npp.7tw1Int.Total OSttrt_T_ttne 'eak Hour Analysis From 07:00 AM to 11:45 AM - Peak I of I Beak I -lour for Entire Intersection Begins at 07:15 AM 07:15 AM 1 0 32 t 33 1 0 0 I 1 19 0 20 I 1 0 10 11 65 •07:30 Alva 0 47 0 47 1 0 0 I 2 13 1 16 3 0 12 15 79 07:45 AM i 0 33 2 35 0 1 0 1 2 34 1 37 2 0 9 11 84 08:00 AM -- - ------------ 0 51 -- -3 - 54- 0- - - 0- - - 0--- - �� - `� 22...- - 0 26 - 1 0 - - 0 -- --- 6 -- - - - 6 86 it Volume 0 163 6 169 2 1 0 3 9 88 2 99 6 0 37 43 314 % App. Total- 0-- - 96.4 - - 3.6 -- - f - 66.7 - 33.3 - ----O -- - I---9.1 --- 88.� - - -.2. 500 - -(- i 1-4 500 -0 -. 000 -._86 _ . 771 --- --- 717 ----- PHF 000 799 500 782 .500 250 .00 .750 563_--_ ,617 . .669 __ ____ .,_-__.--___.____ . - .913 �eak Hour Analysis From 12:00 Piet to 05:45 PM - Peak Hour for Entire Intersection Begins at 04:45 PM I of I eak 0 36 4 40I 0 0 0 0 17 70 1 88 0 1 7 8 136 •04:45I'M 05:00 PM 0 46 2 48 1 1 0 2 14 86 3 103 1 0 7 8 161 05:15 PM 0530 I iM- 0 0 41 37 0 0-- 41 1 1 0 1 0 3 0 11 15 87 85. 1 (� 99 too 0 � 0 - 0 -- 1 - 7 1 1 - - - 9 144 --- 146 - i Total Volume w`oAPP-Iota] - 0 -- . - 160 - 6 --371 166 -0 2 40 2 - -- - 1 - 5 57 328 84.1 - 5 1.3_ 390 -- -- 3 11.5 I 3_8 22 84.6-.. 26 587 1- 0----96.4 ---3.6 -- -- - -`40- 20 .; -1`�.6 - - ._ - ----- - PHF ' 000 .870 .375 .865 _ .500 .500 .250_ .417 .- _.838 .9,13 A 17 . .947_, _375 -250__ _ .786_ 722 .911 • • • • • ............................................ 1-81 North Bound North of Exit 321 Start Date DIRECTION Counting Unit Class 1 Clau 2 Class 3 Class 4 Class 5 Class 6 Class 7 Class 8 Class 9 Class 10 Class 11 Class 12 Class 13 Interval Total Volume, Qualltv Class Qualit 3/152011000 North Vehicle 0 28 5 3 0 1 0 0 43 0 7 0 0 87 51 5 311512011015 North Vehicle 0 42 9 0 0 0 0 0 53 0 3 0 0 107 5 5 3/152011 0 30 North Vehicle 0 28 5 0 0 0 0 2 33 0 4 0 0 72 5 5 3/152011 045 North Vehicle 2 33 9 1 0 2 0 3 41 0 1 0 0 92 5 5 31152011100 North Vehicle 0 26 5 0 0 4 0 1 34 0 2 0 0 72 5 5 311512011115 North Veh,del 0 11 71 0 01 0 0 3 36 01 1 01 0 58 5 5 3/152011130 North Vehicle 0 15 5 1 0 0 0 2 31 0 2 0 0 56 5 5 3/152011 145 North Vehicle 0 21 9 1 0 2 0 0 29 0 3 0 0 65 5 5 3/1520112.00 North Vehicle 0 15 8 0 1 3 0 1 35 1 1 0 0 65 5 5 3/152011215 North Vehicle 1 19 2 3 0 2 0 2 29 0 2 0 0 60 5 5 3/152011 230 North Vehicle 0 15 3 0 0 0 0 2 32 0 6 1 0 59 5 5 31152011245 North Vehicle 0 22 6 1 0 0 0 1 22 0 6 0 0 58 5 5 3/152011 300 North Vehicle 0 11 5 0 0 1 0 0 29 0 4 1 0 51 5 5 3/152011 T15 North Vehicle 0 14 2 0 0 0 0 1 21 0 6 1 0 45 5 5 311520113.30 North Vehicle 0 14 5 2 0 1 0 0 38 0 6 1 0 67 5 5 3/1520113,45 North Vehicle 0 8 4 0 0 1 0 1 37 0 7 0 0 58 5 5 3/152011 4:00 North Vehicle 0 14 5 2 1 0 0 2 27 0 3 1 0 55 5 5 31152011415 North Vehicle 0 18 7 1 0 0 0 2 32 0 5 0 0 65 5 5 3/1520114.30 North Vehicle 0 23 7 1 0 0 0 2 50 0 3 2 0 88 5 5 3J152011 445 North Vehicle 0 21 7 1 1 1 0 5 37 0 2 0 0 75 5 5 3/152011 5 00 North Vehicle 1 32 20 0 1 1 0 1 30 0 3 1 0 90 5 5 31152011515 North Vehicle 2 49 15 1 1 1 0 3 33 0 6 1 0 112 5 5 3/152011 530 North Veh,dej 0 52 14 2 4 3 0 2 33 0 3 1 0 114 5 5 3/152011 5451 North Vehicle 0 54 25 3 0 2 0 0 38 1 6 0 0 129 5 5 3/152011 600 North Vehicle 0 92 25 1 2 1 0 2 44 0 4 1 0 173 5 5 31152011615 North Vehicle 1 103 34 0 2 2 0 2 45 0 3 1 0 193 5 5 3/152011 630 North Vehicle 1 126 37 2 1 2 0 4 48 0 1 1 0 223 5 5 3/152011 6:45 North Vehicle 0 125 39 2 3 2 0 1 57 0 2 0 0 231 5 5 311520117.00 North Vehicle 0 101 35 0 0 3 0 1 32 0 5 2 0 179 5 5 3115120117:15 North Vehicle 2 150 41 2 3 2 1 3 39 1 2 0 1 247 5 5 3/152011 7:30 North Vehicle 0 162 46 2 1 1 0 0 36 1 4 0 0 253 5 5 3/1520117:45 North Vehicle 0 160 45 2 4 2 1 0 50 1 4 0 0 269 5 5 3/1520116:00 North Vehicle 0 141 36 1 3 01 0 1 48 1 4 2 0 237 5 5 311520118:15 North Vehicle 0 136 42 1 9 2 0 1 51 2 2 1 0 247 5 5 3/152011 830 North Vehicle 3 123 46 3 5 1 0 2 75 2 4 2 0 266 5 5 3/152011 845 North Vehicle 2 112 60 3 5 1 0 3 61 0 5 2 0 254 5 5 3/152011 900 North Vehicle 0 106 50 4 4 4 0 0 66 3 3 1 0 241 5 5 31152011915 North Vehicle 0 132 39 2 3 0 0 0 54 1 2 0 0 233 5 5 3/152011 930 North Vehicle 1 126 47 2 5 1 1 4 65 0 2 0 0 254 5 5 3/152011 945 North Vehicle 0 129 40 5 4 1 0 1 81 0 1 0 0 262 5 5 3/1520111000 North Vehicle 1 127 52 2 3 0 0 1 80 0 1 0 0 267 5 5 3/15201110:15 North Vehicle 3 121 49 1 5 1 0 6 78 2 1 2 0 269 5 5 3/152011 1030 North Vehicle 0 150 46 3 2 1 0 2 75 2 1 1 0 283 5 5 311520111045 North Vehicle 0 138 50 3 3 4 0 3 67 1 5 1 0 275 5 5 3/15201111.00 North Vehicle 0 139 34 1 3 2 1 2 84 3 4 1 0 274 5 5 3115201111.15 North Vehicle 0 129 44 0 4 0 0 4 76 0 7 2 0 266 5 5 3/152011 1130 North Vehicle 0 143 37 2 2 3 1 5 73 1 7 2 0 276 5 5 3115201111:45 North Vehicle 0 129 46 6 2 1 0 10 52 0 2 0 0 258 5 5 3115201112:00 North Vehicle 0 155 48 0 4 2 0 3 63 0 6 1 0 282 5 5 3/15201112:15 North Vehicle 4 155 46 1 3 6 1 1 83 0 11 2 01 303 5 5 3/15201112:30 Northl Vehidel 11 1491 531 51 41 2 11 3 79 0 11 21 01 300 5 5 3/152011 1245 North Vehicle 0 132 42 4 5 1 0 4 82 2 4 1 0 277 5 5 3/152011 1300 North Vehicle 0 140 45 2 7 4 0 2 87 0 9 2 0 298 5 5 3115/201113.15 North Vehicle 0 156 47 6 3 1 0 1 87 0 2 2 0 305 5 5 3/1520111330 North Vehicle 0 128 51 2 5 3 0 2 77 1 7 2 0 278 5 5 3/152011 1345 North Vehicle 0 186 45 2 3 0 1 2 64 0 2 4 0 309 5 5 3/152011 1400 North Vehicle 0 176 44 3 7 1 0 5 56 2 4 2 0 310 5 5 3/1520111415 North Vehicle 0 186 52 2 3 3 0 3 84 3 4 4 0 344 5 5 3/152011 1430 North Vehicle 0 206 59 1 2 2 0 3 55 2 8 2 0 340 5 5 3/152011 1445 North Vehicle 0 220 66 0 2 2 0 1 79 0 4 4 0 378 5 5 3/152011 1500 North Vehicle 2 230 53 3 3 2 0 1 85 1 7 3 0 390 5 5 3/1520111515 North Vehicle 1 220 80 2 4 1 0 5 92 0 8 4 0 417 5 5 3/152011 1530 North Vehicle 0 267 78 2 4 3 0 3 81 1 8 3 0 450 5 5 3115201115.45 North Vehicle 1 287 68 0 2 5 0 3 81 0 1 1 0 449 5 5 3115201116.00 North Vehiclel 2 228 72 1 0 5 0 4 76 1 4 1 0 394 5 5 3/15201116:15 North Vehicle 0 276 71 0 4 5 0 7 88 0 4 4 0 459 5 5 3/152011 16:30 North Vehicle 1 305 69 3 2 2 0 0 105 0 11 1 0 499 5 5 3115201116:45 North Vehicle 0 319 79 0 3 0 1 3 78 0 4 1 0 488 5 5 3115201117.00 North Vehicle 1 297 85 0 5 1 0 6 76 2 3 3 0 479 5 5 3/152011 17:15 North Vehicle 2 388 88 1 1 3 0 2 89 2 4 5 0 585 5 5 3/15/2011 1730 North Vehicle 0 304 58 2 4 3 0 2 92 2 7 3 0 477 5 5 3/152011 17:45 North Vehicle 1 259 66 2 1 1 0 2 93 0 8 5 0 438 5 5 3/15201118.00 North Vehicle 1 226 46 0 3 2 0 2 102 0 8 4 0 394 5 5 3/1520111815 North Vehicle 0 246 50 2 2 0 1 76 0 5 1 0 387 5 5 3/152011 1630 North Vehicle 0 192 40 0 2 2 0 5 ii 0 1 1 0 320 5 5 3/152011 1845 North Vehicle 1 154 34 1 2 4 0 3 65 0 3 0 271 5 5 3/152011 1900 North Vehicle 0 139 34 0 0 0 0 3 70 1 1 1 0 249 5 5 3/15120111915 North Vehicle 0 168 37 1 1 0 1 77 0 1 0 0 290 5 5 3/152011 1930 North Vehicle 0 137 30 0 1 1 0 3 64 0 5 0 0 241 5 5 311520111945 North Vehicle 1 121 36 2 4 1 D 2 66 1 5 3 0 242 5 5 3/152011 20 00 North Vehicle 0 118 16 1 0 1 0 3 74 1 5 1 0 220 5 5 3/15201120:15 North Vehidel 0 118 18 0 0 0 0 0 73 1 2 3 0 215 5 5 3/152011 2030 North Vehicle 0 118 25 3 0 1 0 3 67 0 6 1 0 224 5 5 3/152011 2045 North Vehicle 0 97 24 0 3 2 0 2 56 0 4 2 0 190 5 5 3115201121:D0 North Vehicle 0 85 22 1 1 1 0 2 67 0 2 2 0 183 5 5 3/15201121.15 North Vehicle 3 88 25 1 0 1 0 1 75 0 6 0 0 200 51 5 3115201121:30 North Vehicle 1 83 20 1 0 2 0 1 61 0 2 1 0 172 51 5 3/15201121:45 North Vehicle 2 75 11 5 0 0 0 2 46 1 8 2 0 152 5 5 3115201122.00 North Vehicle 0 49 15 1 3 1 0 2 63 0 4 2 0 141 5 5 3115201122,15 North Vehicle 1 60 17 1 0 1 0 3 62 0 5 2 0 152 5 5 3/15201122,30 North Vehicle 0 44 12 0 0 1 0 1 55 0 4 1 0 118 5 5 3/1520112245 North Vehicle 1 59 11 1 0 2 0 1 46 2 6 0 0 129 5 5 3/152011 2300 North Vehicle 0 41 8 0 0 1 0 0 57 0 7 2 0 116 5 5 311520112315 North Vehicle 1 50 13 0 3 1 0 0 401 0 11 1 0 120 5 5 3/1520/1 23 30 North Vehicle 01 51 9 0 2 2 0 2 57 1 - 1 0 132 5 5 3/152011 23 45 North Vehicle 0 28 7 1 1 1 0 21 36 C)l 31 21 01 811 51 5 1-81 South Bound North of Exit 321 Start Date DIRECTION Counting Unit Class 1 Class 2 Class 3 Class 4 Class 5 Class 6 Class 7 Class 8 Class 9 Class 10 Class 11 Class 12 Class 13 Interval Total VOlumc Ouatl Class Ouali 3"52011000 South Vehicle 1 24 B 0 0 1 0 3 32 0 5 1 0 75 5 5 3115MI1015 South Vehicle 0 25 6 1 0 2 0 0 29 1 2 0 0 66 5 5 3/1520110.30 South Vehicle 0 22 5 0 0 1 0 1 34 0 4 0 0 67 5 5 3/152011045 South Vehicle 0 21 10 0 0 0 0 0 40 0 0 1 0 72 5 5 3/152011100 South Vehicle 0 18 5 1 0 01 0 31 24 0 5 1 0 57 5 5 31152011115 South Vehidel 3 17 7 0 1 3 0 1 36 0 5 21 0 75 5 5 3/152011130 South Vehicle 0 15 6 1 0 0 0 1 37 0 2 1 0 63 5 5 3/152011145 South Vehicle 0 16 2 0 0 1 0 1 32 0 6 0 0 58 5 5 3115120112 00 South Vehicle 0 8 3 0 1 1 0 1 28 0 6 0 0 48 5 5 31152011215 South Vehicle 0 16 5 3 0 0 0 1 30 0 2 0 0 57 5 5 311520112.30 South Vehicle 01 20 51 0 11 1 01 4 331 0 3 1 0 68 5 5 3/1520112:45 South Vehicle 0 10 2 1 2 1 0 0 24 1 5 0 0 46 5 5 3/152011 300 South Vehicle 0 20 7 0 0 1 0 0 16 0 6 0 0 50 5 5 3115120113:15 South Vehicle 0 22 7 1 0 1 0 2 27 0 3 1 0 64 5 5 311520113:30 South Vehicle 0 19 12 1 0 0 0 1 22 0 2 2 0 59 5 5 3/1520113:45 South Vehicle 0 40 13 0 1 0 0 1 30 0 8 1 0 94 5 5 311520114:00 South Vehicle 0 36 6 1 0 2 0 2 32 0 9 2 0 90 5 5 3/1520114:15 South Vehicle 0 55 22 1 1 0 0 2 19 0 5 0 0 105 5 5 3/1520114,30 South Vehicle 0 88 26 0 2 0 01 2 19 0 5 2 0 144 5 5 3/152011445 South Vehicle 0 53 30 0 3 1 0 1 28 0 13 0 0 129 5 5 3/152011 500 South Vehicle 0 88 25 1 2 0 1 27 0 6 1 0 152 5 5 3/1520115.15 South Vehicle 1 114 25 0 1 0 0 1 23 0 9 0 0 174 5 5 3/152011530 South Vehicle 1 147 44 1 3 1 1 5 37 0 5 3 0 248 5 5 31152011545 South Vehicle 1 145 38 1 0 2 0 2 48 0 6 3 0 246 5 5 3/1520116.00 South Vehicle 0 146 53 1 4 1 0 4 35 0 2 1 0 247 5 5 3/1520116. 15 South Vehicle 1 212 66 2 4 1 1 3 49 1 3 1 0 344 5 5 3/152011 6 30 South Vehicle 1 245 80 1 0 3 0 0 48 0 3 2 0 383 5 5 3/152011 6 45 South Vehicle 1 213 72 0 0 3 0 0 51 0 3 2 0 345 5 5 3/152011 700 South Vehicle 0 205 63 3 3 3 0 1 45 1 1 4 0 329 5 5 3/1520117 15 South Vehicle 0 285 75 2 4 4 0 3 49 1 2 3 0 428 5 5 31152011730 South Vehicle 0 320 68 2 0 2 0 1 51 0 3 1 0 448 5 5 311520117:45 South Vehicle 1 293 81 3 5 3 0 1 66 1 5 4 0 465 5 5 311520118,00 South Vehicle 2 229 55 2 4 0 0 49 0 4 3 0 349 5 5 3/1520118:15 South Vehicle 1 202 61 4 2 5 1 1 54 0 0 4 0 335 5 5 311520118:30 South Vehicle 0 225 49 2 0 1 0 4 45 0 2 6 0 334 5 5 311520118:45 South Vehicle 1 190 41 3 4 5 0 0 43 1 3 1 0 292 5 5 3/1520119.00 South Vehicle 0 150 34 2 2 5 0 2 64 1 4 2 0 266 5 5 3/1520119 15 South Vehicle 0 152 56 2 1 0 0 3 54 0 7 1 0 276 5 5 3/152011930 South Vehicle 1 154 45 3 5 2 0 2 73 1 6 2 0 296 5 5 3/1520119.45 South Vehicle 3 141 38 3 2 0 0 0 68 1 6 1 0 263 5 5 3/152011 1000 South Vehicle 0 169 42 1 2 1 0 8 69 1 9 6 0 308 5 5 3/15201110:15 South Vehide 1 184 36 1 4 0 0 3 103 4 8 6 0 350 5 5 3/15201/ 1030 South Vehicle 3 155 53 2 1 3 0 3 91 1 4 2 0 318 5 5 3/1520111045 South Vehicle 1 148 43 1 3 1 0 1 64 0 6 5 0 273 5 5 3/15201111:00 South Vehicle 0 136 36 3 4 6 1 1 75 1 5 3 0 271 5 5 311512011 11 15 South Vehicle 0 146 44 1 3 3 0 5 88 2 4 5 0 301 5 5 3/15201111.30 South Vehicle 0 1301 56 5 4 4 0 3 81 4 8 0 0 295 5 5 3/15201111.45 South Vehicle 0 153 45 2 1 4 0 4 79 4 7 2 0 301 51 5 3/152011 1200 South Vehicle 0 155 40 5 3 3 0 4 78 1 3 4 0 296 5 5 3/15201112:15 South Vehide 0 145 42 4 1 2 1 2 72 0 11 5 0 285 5 5 3/15201112:30 South Vehicle 01 132 55 1 1 2 0 31 107 41 8 1 0 314 5 5 311520111245 South Vehicle 0 138 35 2 2 2 0 0 73 1 6 1 0 260 5 5 3/152011 1300 South Vehicle 2 145 40 4 1 9 0 0 67 0 5 21 0 275 5 5 311520111315 South Vehicle 0 141 46 3 1 5 0 2 78 1 5 61 0 288 5 5 3/152011 1330 South Vehicle 0 155 32 1 1 3 0 0 82 0 5 5 0 284 5 5 3/152011 1345 South Vehicle 3 159 48 3 5 1 0 2 97 0 5 1 0 324 5 5 3/152011 1400 South Vehicle 1 154 50 1 2 21 0 11 82 2 2 2 0 299 51 5 3/152.0111415 South Vehicle 3 173 38 2 2 4 0 1 77 1 5 2 0 308 51 5 3/15201114.30 South Vehicle 0 175 35 2 4 2 0 3 91 1 7 2 0 322 51 5 3/152011 1445 South Vehicle 1 195 47 2 1 2 0 1 77 0 4 2 0 332 5 5 3115201115,00 South Vehicle 3 160 57 2 3 2 0 1 79 0 3 1 0 311 5 5 3/1520111515 South Vehicle 1 198 62 2 3 0 1 1 82 2 3 4 0 359 5 5 3/15/2011 1530 South Vehicle 2 197 56 1 2 4 0 3 75 3 2 1 0 346 5 5 3/152011 1545 South Vehicle 1 190 45 1 1 1 0 2 85 1 6 0 0 3331 5 5 3115201116:00 South Vehicle 3 186 53 3 4 4 0 1 90 4 8 0 0 356 5 5 3115201116:15 South Vehicle 0 198 42 1 2 0 0 3 84 1 3 0 0 334 5 5 3/15201116:30 South Vehicle 0 180 53 0 3 0 0 4 80 1 4 0 0 325 5 5 3/152011 1645 South Vehicle 2 202 53 3 1 4 0 0 84 0 7 3 0 359 5 5 3115201117:00 South Vehicle 0 190 53 1 2 3 1 4 73 0 4 2 0 333 5 5 3/152011 1715 South Vehicle 1 240 45 3 6 3 0 2 88 1 2 0 0 391 5 5 3115201117.30 South Vehicle 0 191 46 2 3 0 0 0 B. 0 3 3 0 332 5 5 3/15201117.45 South Vehicle 1 167 37 1 3 0 0 0 791 0 5 0 0 293 5 5 311520111B'00 South Vehicle 2 140 26 1 0 3 0 0 89 1 2 3 0 267 5 5 3/15201118:15 South Vehicle 1 145 33 1 1 5 0 2 86 0 2 0 0 276 5 5 3/151201118,30 South Vehicle 1 127 28 3 4 0 0 3 79 0 2 1 0 248 5 5 3115201118.45 South Vehicle 0 108 32 1 2 1 0 3 78 0 2 1 0 228 5 5 3/152011 19 00 South Vehicle 0 102 25 0 3 0 0 2 81 0 3 2 0 218 5 5 3/15201119.15 South Vehicle 0 99 21 1 0 1 0 2 93 0 1 1 0 219 5 5 3115f201119.30 South Vehicle 2 83 18 2 2 2 0 2 85 0 9 0 0 205 5 5 3/15201119*45 South Vehicle 2 88 16 0 3 2 0 2 69 0 7 0 0 189 5 5 3115201120:00 South Vehicle 0 60 27 0 3 4 0 2 BO 0 5 0 0 181 5 5 311520112015 South Vehicle 0 70 14 2 1 0 0 2 66 0 5 0 0 160 5 5 3/15201120.30 South Vehicle 2 72 18 1 0 1 0 0 777 0 3 1 0 175 5 5 3/15201120:45 South Vehicle 2 46 16 2 1 1 0 2 71 2 3 2 0 148 5 5 3/15201121:00 South Vehicle 2 631 14 1 1 3 0 1 59 0 5 0 0 149 5 5 311520112115 South Vehicle 1 68 18 0 1 3 01 3 43 0 3 0 0 140 5 5 3/15201121:30 South Vehicle 1 75 20 2 0 0 0 1 54 0 6 1 0 160 5 5 3115201121:45 South Vehicle 0 61 12 0 0 0 0 1 47 0 4 2 0 127 5 5 3115201122:00 South Vehicle 0 53 19 0 1 0 0 0 47 0 10 0 0 130 5 5 3/1520112215 South Vehicle 2 45 15 2 0 3 0 1 57 0 4 0 0 129 5 5 311520112230 South Vehicle 1 59 7 0 0 1 0 1 38 0 6 1 0 114 5 5 3/152011 22 45 South Vehicle 0 44 13 0 0 0 0 0 46 0 5 1 0 109 5 5 3/152011 2300 South Vehicle 0 36 8 1 0 0 0 1 35 0 5 2 0 88 5 5 3/15201123.15 South Vehicle 0 36 6 1 1 1 0 1 54 0 4 1 0 105 5 5 3/15201123,30 South Vehicle 2 28 11 1 1 0 0 1 50 0 4 1 0 99 5 5 3/15201123,45 South Vehicle 0 20 8 1 0 2 0 2 31 0 6 1 0 71 51 5 Clearbrook Commercial Center Martinsburg Pike Frederick County, VA S T OWE ENGINEERING, PLC 220 Serviceberry Court Stephens City, VA 22655 Start 26-Se -11 Tue Wed Thu Fri Time Direction 1 Direction Direction Direction Direction Direction Direction Direction Direction_ 12:00 AM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 12:00 PM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 " 10 16 " " 9 4 " " 10 10 ' 17 21 ' ` 49 56 " ` 80 111 " ' 132 172 ' 123 141 116 118 ' 89 109 69 105 ' ' 89 126 101 113 " ' 95 116 89 108 ' " 108 122 97 135 ` " 123 136 115 127 ' ' 115 146 101 136 " ' 167 162 158 172 ' ' 128 195 54 64 ' ` 128 169 ' ' 117 110 ' 104 74 ' " 60 67 " 48 58 ` 31 46 ` 15 12 ' Lane 0 0 1540 1789 1215 1477 0 0 0 0 — Day _ 0 ._ 3329 2692 0 — — 0 _ AM Peak 08:00 08:00 07:00 07:00 Vol. _ 123 141 132 _ _172 PM Peak 15:00 16:00 15:00 15:00 Vol. _ 167 195 158 172 _ Comb. 0 3329 2692 0 Total ADT ADT 3,887 AADT 3,887 0 Sat 0 - 0 0 0 Page 1 Station ID: Hopewell Rd Site Code: 00000001 Station ID: Hopewell Rd Latitude: 0' 0.000 Undefined Sun Direction Di 0 0 Week Average Lion Direction Direction 10 16 9 4 10 10 17 21 49 56 80 111 132 172 120 130 79 107 95 120 92 112 102 128 119 132 108 141 162 167 91 130 128 169 117 110 104 74 60 67 48 58 31 46 15_ 12 0 1786 2102 3888 _ 07:00 07:00 132- _ 172 15:00 17:00 _ 162 _ _ 169 0 3888 ............................................ ST®WEE ENGINEERING, PLC Page 1 Clearbrook Commercial Center 220 Serviceberry Court Martinsburg Pike Stephens City, VA 22655 Frederick County, VA Station ID: Site Code: 00000002 Station ID: Latitude: 0' 0.000 South Start 03-Oct-11 Tue Wed Thu Fri Sat Sun Week Average Time Direction 1 Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction Direction —12:00 AM --- � --- _ 7 23 * ---, -- -- ,— -- -----_ — 7 23 01:00 " 7 18 ' " ' 7 18 02:00 " 8 11 " * 8 11 03:00 13 8 ' ' * ' 13 8 04:00 " 29 13 " 29 13 05:00 81 20 " " ` " ` 81 20 06:00 * 147 58 ' 147 58 07:00 ' 180 70 " ' ' 180 70 08:00 141 97 ` 141 97 09:00 131 113 131 113 10:00 119 108 119 108 11:00 142 128 ' " 142 128 12:00 PM * 152 178 152 178 01:00 143 191 " 143 191 02:00 119 182 143 183 " ' 131 182 03:00 137 234 143 210 ' ' ' 140 222 04:00 162 292 53 91 ' ' ' * ' 108 192 05:00 145 307 ' ' ' ' ' 145 307 06:00 93 152 " ' * ' ' 93 152 07:00 49 113 ' ' ' ' ' 49 113 08:00 48 68 " * ' 48 68 09:00 23 63 * ' ` ' " 23 63 10:00 26 38 ' " " " ' 26 38 11:00 20 _ " _ _ _ '_ _ _ _ 20 27 _ Lane 822 _27 1476 1639 1520 0 0 0 0 0 0 0 0 0 0 2083 2400 Day_ 2298 3159 0_ _ 0 _ 0 0 _ 0 _ 4483__ AM Peak 07:00 - _ — 11:00 07:00 11:00 Vol. 180 128 _ _ 180 128 _ PM Peak 16:00 17:00 12:00 _ 15:00 12:00 17:00 Vol. 162 307 152 210 __ _ _ _ 152 _ — 307 _ Comb. 2298 3159 0 0 0 0 0 4483 Total ADT ADT 4,482 AADT 4,482 • • • • � Appendix B • i Traffic Signal Timings • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • lProuram>r ed IEPAC Data Intersection Name: I1/Brucetown RD. Winchester • Access Code: 9999 Channel: I Address: 0 Revision: 3.34f • Phase Data • Vehical Basic Timings Intersection Alias: 34681 Access Data 3/9/201 1 3:49:50PNI Port 2 Comm :1200 Baud Port 3 Comm :1200 Baud Vchical Densitv'Timines Time B4 Cars Time To • Phase Min_Grn Passage NlaxI Max2 Yello« All Red Added Initial Mas_Initial Reduction Before Reduce Min_Gap • 1 8 4.0 15 15 4.0 2.0 0.0 0 0 0 0 0.0 2 10 4.0 40 40 4.0 6.0 0.0 0 0 0 0 0.0 3 10 4.0 25 25 4.0 6.0 0.0 0 0 0 0 0.0 • 4 10 4.0 25 25 4.0 6.0 0.0 0 0 0 0 0.0 5 8 4.0 15 15 4.0 2.0 0.0 0 0 0 0 0.0 6 10 4.0 40 40 4.0 6.0 0.0 0 0 0 0 0.0 • Pedestrian Timing Extended Actuated General Control Miscellaneous No • Ped Flashing Ped Rest Non -Act Veil Ped Recall Non Dual Last Car Conditional Simultaneous Phase Walk Clear \Valk Clear in Valk Initialize Response Rccall Recall Delay Lock Entry Passaic Service Gap Out • 1 0 0 No 0 No Inactive None None None 0 Yes No No No No • 2 0 0 No 0 No Green NonActl Min None 0 Yes No No No No 3 0 0 No 0 No Inactive None None None 0 Yes No No No No • 4 0 0 No 0 No Inactive NonActll None None 0 Yes No No No No • 5 0 0 No 0 No Inactive None None None 0 Yes No No No No 6 0 0 No 0 No Green NonACII Min None 0 Yes No No No No • Special Sequence Vehical Detector Phase Assignment • Default Data • • Vehical Detector Channel :l • Vehical Detector Channel :2 Vehical Detector Channel :3 Vchical Detector Channel :4 • Vehical Detector Channel :5 • Vchical Detector Channel :6 Vchical Detector Channel :7 • Vchical Detector Channel :8 • Pedestrian Detector • Default Data • Unit Data Assigned Switched Phase Mode Phase Extend Delay I Veil 0 0.0 5 2 Veil 0 0.0 0 3 Veil 0 0.0 0 4 Veil 0 0.0 0 5 Veil 0 0.0 5 6 Veil 0 0.0 0 7 Veil 0 0.0 0 8 Veil 0 0.0 0 Special Detector Phase Assignment Assign Switched Phase Mode Phase Extend Delay Default Data General Control Remote Flash Flash Flash Startup'Fime: 5sec Startup State: Flash Red Revert: 4sec Test A = Plash Channel Color Alternat Auto Ped Clear: No Stop Time Reset: No Alternate Sequence: 0 Plash Flash Default Data - No Flash Entry Exit Input Modes: 0 ABC connector In P Input Out ut I 1 Phase Phase Phase Ring Respons Selection :ABC connector Output Modes: 0 1 Ring 1 Ring 1 D connector Input Modes: 2 2 Ring 2 Ring 2 Default Data - No Flash D connector Output Modes: 0 3 None None 4 None None • Overlaps • A B C D E F Phase(s) Overlaps G 1-1 1 .1 K L M N O P • Page I of 6 A B C D E F G 1-I 1 .I K L NI N O P Trail Green 0 0 0 0 0 0 0 0 0 0 0 0 0 (l 0 0 "frail Yellow 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 11.0 Trail Red 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Plus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Minus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Rina Phase(s) Next 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Phase Ring Phase 1 2 3 4 1 1 3 3 9 10 11 12 13 14 15 16 1 1 2 5 5 7 7 2 2 4 4 o r 6 6 8 8 5 6 7 8 U 4 1 1 5 2 6 6 2 7 • Alternate Sequences Alternate Sequences • • •Phase Pair(s) • • • No Alternate Sequences • • • • • • Port I Data I31LI Port Message Addr Status 40 Default Data Channel Assicmin'nt tD Control Channel Ilardivare Pin Set Control Channel Hardware Pin Set Control Channel Hardware Pin Set Ph.I Veil I I - Ph. I RYG I P11.2 Veil 2 2 - Ph.2 RYG 2 PIO Veil 3 3 - P11.3 RYG 3 PhA Vch 4 4 - PhA RYG 4 Ph.5 Veil 5 5 - Ph.S RYG 5 Ph.6 Veil 6 6 - Ph.6 RYG 6 Ph.7 Veil 7 7 - Ph.7 RYG 7 Ph.8 Veil 8 8 - Ph.8 RYG 8 Ph.2 Ped 13 10 - P11.2 DPW 10 PhA Ped 14 12 - PhA DPW 12 Ph.6 Ped 15 14 - Ph.6 DPW 14 Ph.8 Ped 16 16 - 1111.8 DPW 16 Ph.I Ped 17 9 - Ph.I DPW 9 NO Ped 18 11 - Ph.3 DPW 1 1 Ph.S Ped 19 13 - P11.5 DPW 13 Ph.7 Ped 20 15 - Ph.7 DPW 15 Coordination Data • General Coordination Data • Operation Mode: O=Free • Coordination Mode: O=Permissive • Maximun Me& 2=Max 2 • Correction Mode: O=Dwell •Split Times and Phase Modes Dial i Split • Ph. Splits Ph. Mode Ph. Splits Ph. Mode Ph. Splits Ph. Mode Ph. Splits Ph. \Mode • Traffic Plan Data • Plan: Offset Time: Alt. Sequence: • Local TBC Data Start of Daylight Saving Month: 0 Week: 0 • End of Daylight Saving Month: 0 Week: 0 • • Page 2 of 6 Offset Mode: 0=13eg Grn Force \Mode: O=Plan Max Dwell Time: 0 Yield Period: 0 Mode: Manual Dial: I Manual Split: I Manual OIT'set: I Rg 2 Lag Timc C}•cle Zero Reference Hours: 0 Min: 0 Dial/Split Cycle Rg 3 Lag Time: Rg 4 Lag Time: Source Equate Days Day 1 2 3 4 5 6 7 Traffic Data PRASE FUNCTION Event Dav Timc D/S/O (lash 1 2 3 4 5 6 7 8 9 10 11 12 13 I4 15 16 : H ❑ ❑ ❑ ❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ AUX. Events Program Aux Ouputs l;vent Dav Hour Min. 1 2 3 Default Data - No Special Day(s) or Det. Dct. Det. Diag. Rpt. Mult 100 D1 D2 D3 Dimming ❑ ❑ ❑ ❑ Special Function Outputs 2 3 4 5 6 7 8 Special Functions Function Special Function 1 SF1 M SF2 ❑ SF3 ❑ SF4 ❑ SF5 ❑ SI'6 ❑ SF7 ❑ SF8 ❑ Special Function 2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 3 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 4 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 5 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 6 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 7 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Special Function 8 ❑ ❑ ❑ ❑ ❑ ❑ Ella-] Phase Function Phase Function Map Phase 1 Max2 IT PF2 PF3 PI-4 PF5 PF6 PF7 PF8 PF9 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ PF10 ❑ PFl l ❑ PI'12 ❑ PF13 ❑ PF14 ❑ PF15 ❑ PH ❑ Phase 2 Nlax2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 3 Max2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 4 Max2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 5 Nkm2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 6 Nlax2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 7 Max2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 8 Max2 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 1 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 2 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 3 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 4 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 5 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 6 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 7 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Phase 8 Phase Omit ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Page 3 of 6 Dimming Data Channel Red Yellow Green Alternate Default Data - No Dimming Programmed Preemption Data General Preemption Data Rine Nlin Grn/Walk Time Iv 5 2 5 3 5 4 5 Plash > Preepmt I Preepmt 2 = Preempt 3 Preepmt 4 = Preempt 5 Preepmt I > Preempt 2 Preepmt 3 = Preempt 4 Preepmt 5 = Preempt 6 Preempt Timers Non- Link to Locking Preempt Delay Extend Duration I No 0 0 0 0 2 Yes 0 0 0 0 3 Yes 0 0 0 0 4 Yes 0 0 0 0 5 Yes 0 0 0 0 6 No 0 0 0 0 • Precmpt I • Exit Exit Phase Phase Calls • • • Priority Timers Preempt 2 Exit Exit Phase Phase Calls 2 Yes No 6 Yes No Select - l Rehtrn track Ped ' DNell Ped eta.•(nil i •L_r1„t h.,r tiel Rerl Cnn Ped l'e Green Clear YeI Rod 0 0 0 4.0 2.0 0 0 4.0 2.0 0 0 4.0 2.0 0 0 0 4.0 2.0 0 0 4.0 2.0 5 0 4.0 2.0 0 0 0 4.0 2.0 0 0 4.0 2.0 5 0 4.0 2.0 0 0 0 4.0 2.0 0 0 4.0 2.0 5 0 4.0 2.0 0 0 0 4.0 2.0 0 0 4.0 2.0 5 0 4.0 2.0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 Preempt 3 Exit Exit Phase Phase Calls 2 Yes No 6 Yes No Preempt 4 Exit Exit Phase Phase Calls 2 Yes No 6 Yes No Prioritv Non -Locking y Delay Extend Duration Dwell Max -Call Lock -Out I No 0 0 0 0 0 0 2 No 0 0 0 0 0 0 3 No 0 0 0 0 0 0 4 No 0 0 0 0 0 0 5 No 0 0 0 0 0 0 6 No 0 0 0 0 0 0 • Priority I Exit Exit • Phase Phase Calls • • Page 4 of 6 Priority 2 Exit Exit Phase Phase Calls Priority 3 Exit Exit Phase Phase Calls Priority 4 Exit Exit Phase Phase Calls Preempt 5 Exit Exit Phase Phase Calls 2 Yes No 6 Yes No Preempt 6 Exit Exit Phase Phase Calls I No Yes 2 No Yes 3 No Yes 4 No Yes 5 No Yes 6 No Yes 7 No Yes 8 No Yes Skip Phases O=Do not Skip Phases O=Do not Skip Phases O=Do not Skip Phases O=Do not Skip Phases O=Do not Skip Phases O=Do not Skip Phases Priority 5 Exit Exit Phase Phase Calls Priority 6 Exit Exit Phase Phase Calls • Preempt 1 Pedestrian Phases Overlaps • Vehical Phases Ph Track Dwell cycle Ovin Track Dwell Cycle • I'll. "Track Dwcll Cycle • Default Data Default Data Default Data Preempt 2 Pedestrian Phases Overlaps • Vehical Phases ph. Track Dwell Cycle OVID. Track Dwell Cycle Ph. Track Dwell Cycle • 2 Red Green No Default Data Default Data • 5 Red Grccn No • Preempt 3 Pedestrian Phases Overlaps Vehical Phases ph. Track Dwell Cycle OVID. Track Dwell Cycle • Ph. "track Dwell Cycle • 3 Red Green No Default Data Default Data Preempt • Vchical Phases Pedestrian Phases Overlaps • Ph. Track Dwell Cycle Ph. Track Dwell Cycle OVID. Track Dwell Cycle 4 Red Green No • Default Data Default Data • Preempt 5 Overlaps Vchical Phases Pedestrian Phases • Ph. Track Dwell Cycle Ph. Track Dwell Cycle OVID. Track D\vcll Cycle 1 Red Green No • 6 Red Green No Default Data Default Data Preempt 6 • Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle OVID. Track Dwell Cycle • • Default Data Default Data Default Data • System/Detectors Data • Local Critical Alarms Reycrt to Backup: 15 1st Phone: • Local Free: No Cycic Failure: No Coord failure: No Conflict Plash: No Remote Plash: No 2nd Phone: • Local Fash: No Cycle fault: No Coord Fault: No Prcmption: No Voltage Monitor: No • Special Status 1: No Special Status 2: No Special Status 3: No Special Status 4: No Special Status 5: No Special Status 6: No • Traffic Responsive Weight 2 System Weight System Detector Average Quc Occupancy Min uc I System Queue • Detector Channcl Veil/I-Ir Time(mins) Correctio,00 Volume % Detectors Detectors Factor Detectors Detectors factor • Default Data Default Data Default Data • Sample Interval: Queuc: 1 Input Selection: O=Ave1'age QUCLIC: • Detector Failed Level : 0 Level Enter Leave Dial / Split / Offset • Queue: 2 Input Selection: O=Average Detector failed Levcl : 0 Default Data • • Vchical Detector Vchical Detector Special Detector Diagnostic Value 0 Diagnostic Value 0 Diagnostic Value I • Max No Erratic vfax No Erratic Max No Erratic Detector Presence Activity Count • Detector Presence Activity Count Detector Presence Activity Count Default Data - Diag 0 Values Default Data - No Diag 1 Values Default Data - No Diag 0 Values • Page 5 of 6 • Pedestrian Detector • Diagnostic Value 0 • Max 1\10 Erratic Detector Presence Activity Count • • Default Data - No Diag 0 Values • Speed Trap Data • Speed Trap: Measurement: • Detector I Detector-2 Distance • • Default Data • Volume Detector Data Report Interval Volume Controller • Detector Detector NUmherr Channel • • Default Data • Page 6 of 6 Pedestrian Detector Diagnostic Value I \tax No Erratic Detector Presence Activity Count Default Data - No Diag 1 Values Dial/Split/OlTsct Default Data Special Detector Diagnostic Value I Max No Erratic Detector Presence Acti\,it\' Count Default Data - No Diag I Values Spced TI-ap SpecCl Trap Low Treshold I lieh Treshold • • • • • Appendix C • • 0 Synchro LOS Reports • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 0 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 10/31/2011 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 0 68 34 81 29 0 0 0 0 53 0 17 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.89 0.71 0.81 0.81 0.88 0.88 0.88 0.88 0.63 0.88 0.47 Hourly flow rate (vph) 0 76 48 100 36 0 0 0 0 84 0 36 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 36 124 372 336 100 336 360 36 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 36 124 372 336 100 336 360 36 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 93 100 100 100 85 100 96 cM capacity (veh/h) 1484 1375 535 545 961 557 504 995 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 124 136 120 Volume Left 0 100 84 Volume Right 48 0 36 cSH 1700 1375 642 Volume to Capacity 0.07 0.07 0.19 Queue Length 95th (ft) 0 6 17 Control Delay (s) 0.0 5.9 11.9 Lane LOS A B Approach Delay (s) 0.0 5.9 11.9 Approach LOS B Intersection Summary Average Delay 5.9 Intersection Capacity Utilization 23.3% ICU Level of Service A Analysis Period (min) 15 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 10/31/2011 �` -�. � Jam' •-- �`- �" 1� J � /♦` Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations +T ')<s aY Volume (veh/h) 22 99 0 0 105 31 0 0 5 0 42 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.69 0.88 0.88 0.88 0.82 0.52 0.88 0.88 0.63 0.88 0.75 Hourly flow rate (vph) 32 112 0 0 128 60 0 0 8 0 56 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 188 112 390 334 334 364 112 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 188 112 390 334 334 364 112 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 98 100 100 100 99 100 94 cM capacity (veh/h) 1301 1389 527 575 581 528 901 Direction, Lane # EB 1 WB 1 NE 1 Volume Total 144 188 64 Volume Left 32 0 8 Volume Right 0 60 56 cSH 1301 1700 844 Volume to Capacity 0.02 0.11 0.08 Queue Length 95th (ft) 2 0 6 Control Delay (s) 1.9 0.0 9.6 Lane LOS A A Approach Delay (s) 1.9 0.0 9.6 Approach LOS A Intersection Summary Average Delay 2.2 Intersection Capacity Utilization 27.2% ICU Level of Service A Analysis Period (min) 15 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 10/31/2011 Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 209 63 132 313 vlc Ratio 0.80 0.11 0.30 0.19 Control Delay 53.2 18.0 38.4 0.3 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 53.2 18.0 38.4 0.3 Queue Length 50th (ft) 94 22 82 2 Queue Length 95th (ft) #143 39 109 0 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 275 593 582 1620 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.76 0.11 0.23 0.19 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 10/31/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 11 t T.) Volume (vph) 57 84 46 94 182 90 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.91 1.00 1.00 0.96 Fit Protected 0.98 0.95 1.00 1.00 Said. Flow (prot) 1458 1543 1727 1621 Fit Permitted 0.98 0.95 1.00 1.00 Satd Flow (perm) 1458 1543 1727 1621 Peak -hour factor, PHF 0.75 0.63 0.73 0.71 0.85 0.91 Adj. Flow (vph) 76 133 63 132 214 99 RTOR Reduction (vph) 52 0 0 0 0 0 Lane Group Flow (vph) 157 0 63 132 313 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 14.1 32.0 24.7 100.4 Effective Green, g (s) 14.1 32.0 24.7 100.4 Actuated g/C Ratio 0.14 0.32 0.25 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 205 492 425 1621 v/s Ratio Prot c0.11 0.01 c0.08 0.19 v/s Ratio Perm 0.03 v/c Ratio 0.77 0.13 0.31 0.19 Uniform Delay, dl 41.6 24.3 30.9 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 15.8 0.1 0.4 0.3 Delay (s) 57.3 24.4 31.3 0.3 Level of Service E C C A Approach Delay (s) 57.3 29.1 0.3 Approach LOS E C A Intersection Summary HCM Average Control Delay 24.7 HCM Level of Service C HCM Volume to Capacity ratio 0.33 Actuated Cycle Length (s) 100.4 Sum of lost time (s) 20.0 Intersection Capacity Utilization 46.7% ICU Level of Service A Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 10/31/2011 II Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 123 194 36 219 v/c Ratio 0.54 0.12 0.05 0.41 Control Delay 48.5 0.1 16.4 31.7 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 48.5 0.1 16.4 31.7 Queue Length 50th (ft) 72 0 12 114 Queue Length 95th (ft) 118 m0 18 179 Internal Link Dist (ft) 1076 87 139 Turn Bay Length (ft) 100 Base Capacity (vph) 535 1681 748 533 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.23 0.12 0.05 0.41 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 • HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 10/31/2011 • { -"- I I t Movement WBL WBR NBT NBR SBL SBT • Lane Configurations Volume (vph) 88 8 109 42 18 184 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 • Total Lost time (s) 10.0 4.0 6.0 10.0 • Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.98 0.96 1.00 1.00 • Fit Protected 0.96 1.00 0.95 1.00 • Said. Flow (prot) 1720 1681 1736 1727 Fit Permitted 0.96 1.00 0.95 1.00 • Satd Flow (perm) 1720 1681 1736 1727 • Peak -hour factor, PHF 0.82 0.50 0.83 0.67 0.50 0.84 Adj. Flow (vph) 107 16 131 63 36 219 RTOR Reduction (vph) 5 0 0 0 0 0 • Lane Group Flow (vph) 118 0 194 0 36 219 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt • Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 12.7 100.4 43.2 30.3 • Effective Green, g (s) 12.7 100.4 43.2 30.3 Actuated g/C Ratio 0.13 1.00 0.43 0.30 Clearance Time (s) 10.0 6.0 10.0 • Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 218 1681 747 521 • v/s Ratio Prot c0.07 0.12 0.01 c0.13 • v/s Ratio Perm 0.01 v/c Ratio 0.54 0.12 0.05 0.42 Uniform Delay, d1 41.1 0.0 16.6 28.0 • Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.7 0.1 0.0 2.5 • Delay (s) 43.8 0.1 16.7 30.5 • Level of Service D A B C • Approach Delay (s) 43.8 0.1 28.6 C Approach LOS D A Intersection Summary HCM Average Control Delay 22.2 HCM Level of Service C • HCM Volume to Capacity ratio 0.31 Actuated Cycle Length (s) 100.4 Sum of lost time (s) 20.0 Intersection Capacity Utilization 40.0% ICU Level of Service A • Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group • 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Woodside Road 10/31/2011 t r* 1' Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations T-) T-> +T-> Volume (veh/h) 9 106 2 0 163 6 6 0 37 2 1 0 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.56 0.65 0.50 0.88 0.80 0.50 0.50 0.88 0.77 0.50 0.25 0.88 Hourly flow rate (vph) 16 163 4 0 204 12 12 0 48 4 4 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 216 167 407 409 210 449 413 165 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 216 167 407 409 210 449 413 165 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) IF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 98 100 94 99 99 100 cM capacity (veh/h) 1348 1405 545 524 828 484 521 877 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 16 167 0 216 60 8 Volume Left 16 0 0 0 12 4 Volume Right 0 4 0 12 48 0 cSH 1348 1700 1700 1700 750 502 Volume to Capacity 0.01 0.10 0.00 0.13 0.08 0.02 Queue Length 95th (ft) 1 0 0 0 7 1 Control Delay (s) 7.7 0.0 0.0 0.0 10.2 12.3 Lane LOS A B B Approach Delay (s) 0.7 0.0 10.2 12.3 Approach LOS B B Intersection Summary Average Delay 1.8 Intersection Capacity Utilization 18.9% ICU Level of Service A Analysis Period (min) 15 2011 Existing Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations '1r 4 4> Volume (veh/h) 0 68 10 63 74 0 0 0 0 43 0 10 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.64 0.77 0.63 0.83 0.82 0.25 0.88 0.88 0.88 0.54 0.25 0.63 Hourly flow rate (vph) 0 88 16 76 90 0 0 0 0 80 0 16 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 90 104 354 338 96 338 346 90 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 90 104 354 338 96 338 346 90 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 95 100 100 100 86 100 98 cM capacity (veh/h) 1416 1399 570 554 966 564 524 928 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 104 166 96 Volume Left 0 76 80 Volume Right 16 0 16 cSH 1700 1399 603 Volume to Capacity 0.06 0.05 0.16 Queue Length 95th (ft) 0 4 14 Control Delay (s) 0.0 3.8 12.1 Lane LOS A B Approach Delay (s) 0.0 3.8 12.1 Approach LOS B Intersection Summary Average Delay 4.9 Intersection Capacity Utilization 24.0% ICU Level of Service A Analysis Period (min) 15 Description: 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations 4 T3, Volume (veh/h) 22 89 0 0 119 64 0 0 18 0 64 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.69 0.82 0.25 0.88 0.83 0.84 0.88 0.88 0.56 0.25 0.76 Hourly flow rate (vph) 32 109 0 0 143 76 0 0 32 0 84 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 220 109 438 354 354 392 109 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 220 109 438 354 354 392 109 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) IF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 97 100 100 100 94 100 91 cM capacity (veh/h) 1266 1393 474 560 563 508 906 Direction, Lane # EB 1 WB 1 NE 1 Volume Total 140 220 116 Volume Left 32 0 32 Volume Right 0 76 84 cSH 1266 1700 776 Volume to Capacity 0.03 0.13 0.15 Queue Length 95th (ft) 2 0 13 Control Delay (s) 2.0 0.0 10.5 Lane LOS A B Approach Delay (s) 2.0 0.0 10.5 Approach LOS B Intersection Summary Average Delay 3.1 Intersection Capacity Utilization 31.0% ICU Level of Service A Analysis Period (min) 15 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 11/1/2011 Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 182 104 422 307 v/c Ratio 0.78 0.15 0.71 0.19 Control Delay 59.3 16.4 38.5 0.4 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 59.3 16.4 38.5 0.4 Queue Length 50th (ft) 98 37 257 3 Queue Length 95th (ft) #205 60 #399 0 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 254 674 594 1586 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.72 0.15 0.71 0.19 Intersection Summary _ # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 1111/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y t T.) Volume (vph) 93 60 80 367 156 103 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.94 1.00 1.00 0.94 Fit Protected 0.97 0.95 1.00 1.00 Said. Flow (prot) 1487 1543 1727 1586 Fit Permitted 0.97 0.95 1.00 1.00 Said. Flow (perm) 1487 1543 1727 1586 Peak -hour factor, PHF 0.89 0.77 0.77 0.87 0.88 0.79 Adj. Flow (vph) 104 78 104 422 177 130 RTOR Reduction (vph) 26 0 0 0 0 0 Lane Group Flow (vph) 156 0 104 422 307 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 13.7 40.8 33.9 100.9 Effective Green, g (s) 13.7 40.8 33.9 100.9 Actuated g/C Ratio 0.14 0.40 0.34 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 202 624 580 1586 v/s Ratio Prot c0.10 0.01 c0.24 0.19 v/s Ratio Perm 0.06 v/c Ratio 0.77 0.17 0.73 0.19 Uniform Delay, dl 42.1 19.2 29.4 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 16.6 0.1 4.5 0.3 Delay (s) 58.7 19.3 34.0 0.3 Level of Service E B C A Approach Delay (s) 58.7 31.1 0.3 Approach LOS E C A Intersection Summary HCM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization Analysis Period (min) ! Phase conflict between lane groups. c Critical Lane Group 2011 Existing Conditions PM Peak Hour Stowe Engineeing 26.7 0.46 100.9 46.7% 15 HCM Level of Service C Sum of lost time (s) 10.0 ICU Level of Service A Synchro 7 - Light: Report Page 4 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 ,fr t Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 143 544 28 182 v/c Ratio 0.62 0.32 0.04 0.34 Control Delay 50.7 1.1 15.4 30.8 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 50.7 1.1 15.4 30.8 Queue Length 50th (ft) 83 10 10 95 Queue Length 95th (ft) 121 33 21 161 Internal Link Dist (ft) 1076 87 305 Turn Bay Length (ft) 100 Base Capacity (vph) 273 1689 808 531 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.52 0.32 0.03 0.34 Intersection Summary 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/l/2011 I Movement WBL WBR NBT NBR SBL SBT Lane Configurations "Yf T> Vi t Volume (vph) 84 22 359 101 21 175 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 0.96 1.00 1.00 Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1706 1689 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 Satd. Flow (perm) 1706 1689 1736 1727 Peak -hour factor, PHF 0.76 0.69 0.91 0.68 0.75 0.96 Adj. Flow (vph) 111 32 395 149 28 182 RTOR Reduction (vph) 10 0 0 0 0 0 Lane Group Flow (vph) 133 0 544 0 28 182 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 12.8 100.9 36.0 31.5 Effective Green, g (s) 12.8 100.9 36.0 31.5 Actuated g/C Ratio 0.13 1.00 0.36 0.31 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 216 1689 619 539 v/s Ratio Prot c0.08 0.32 0.00 0.11 v/s Ratio Perm 0.01 v/c Ratio 0.61 0.32 0.05 0.34 Uniform Delay, d1 41.7 0.0 21.2 26.7 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 5.1 0.4 0.0 1.7 Delay (s) 46.8 0.4 21.2 28.4 Level of Service D A C C Approach Delay (s) 46.8 0.4 27.4 Approach LOS D A C Intersection Summary HCM Average Control Delay 14.1 HCM Level of Service B HCM Volume to Capacity ratio 0.36 Actuated Cycle Length (s) 100.9 Sum of lost time (s) 10.0 Intersection Capacity Utilization 45.0% ICU Level of Service A Analysis Period (min) 15 ! Phase conflict between lane groups c Critical Lane Group 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Cedar Hill Road 11/1/2011 Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations 'j TI> ''1 T> 4P 4> Volume (veh/h) 57 319 5 0 172 6 3 1 22 2 2 1 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.84 0.94 0.42 0.25 0.87 0.37 0.38 0.25 0.79 0.50 0.50 0.25 Hourly flow rate (vph) 68 339 12 0 198 16 8 4 28 4 4 4 Pedestrians Lane Width (ft) Walking Speed (fl/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 214 351 687 693 206 709 695 345 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 214 351 687 693 206 709 695 345 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 95 100 98 99 97 99 99 99 cM capacity (veh/h) 1350 1202 341 347 832 321 346 695 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 68 351 0 214 40 12 Volume Left 68 0 0 0 8 4 Volume Right 0 12 0 16 28 4 cSH 1350 1700 1700 1700 583 403 Volume to Capacity 0.05 0.21 0.00 0.13 0.07 0.03 Queue Length 95th (ft) 4 0 0 0 5 2 Control Delay (s) 7.8 0.0 0.0 0.0 11.6 14.2 Lane LOS A B B Approach Delay (s) 1.3 0.0 11.6 14.2 Approach LOS B B Intersection Summary Average Delay 1.7 Intersection Capacity Utilization 33.8% ICU Level of Service A Analysis Period (min) 15 2011 Existing Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 11/1/2011 * Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T'> 4 4> Volume (veh/h) 0 81 36 134 40 0 0 0 0 104 5 18 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 92 41 152 45 0 0 0 0 118 6 20 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol tC, single (s) tC, 2 stage (s) tF (s) p0 queue free % cM capacity (vehlh) Direction. Lane # None 45 45 4.3 2.4 100 1471 EB 1 WB 1 SB 1 None 133 486 462 112 462 483 45 133 486 462 112 462 483 45 4.3 7.1 6.5 6.2 7.3 6.7 6.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 89 100 100 100 73 99 98 1364 439 444 946 444 411 983 Volume Total 133 198 144 Volume Left 0 152 118 Volume Right 41 0 20 cSH 1700 1364 480 Volume to Capacity 0.08 0.11 0.30 Queue Length 95th (ft) 0 9 31 Control Delay (s) 0.0 6.3 15.7 Lane LOS A C Approach Delay (s) 0.0 6.3 15.7 Approach LOS C Intersection Summary Average Delay 7.4 Intersection Capacity Utilization 30.0% ICU Level of Service A Analysis Period (min) 15 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 11/1/2011 * Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations <1 I> IV Volume (veh/h) 23 162 0 0 169 82 0 0 5 5 92 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 26 184 0 0 192 93 0 0 6 6 105 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 285 184 582 475 475 522 184 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 285 184 582 475 475 522 184 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 98 100 100 100 99 99 87 cM capacity (veh/h) 1196 1305 363 481 468 429 821 Direction, Lane # EB 1 WB 1 NE 1 Volume Total 210 285 116 Volume Left 26 0 6 Volume Right 0 93 105 cSH 1196 1700 759 Volume to Capacity 0.02 0.17 0.15 Queue Length 95th (ft) 2 0 13 Control Delay (s) 1.2 0.0 10.6 Lane LOS A B Approach Delay (s) 1.2 0.0 10.6 Approach LOS B Intersection Summary Average Delay 2.4 Intersection Capacity Utilization 39.9% ICU Level of Service A Analysis Period (min) 15 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 11/1/2011 ---* -*� t Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 288 178 168 377 v/c Ratio 0.81 0.27 0.30 0.23 Control Delay 35.0 17.8 27.1 0.5 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 35.0 17.8 27.1 0.5 Queue Length 50th (ft) 69 63 63 5 Queue Length 95th (ft) #179 109 140 0 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 391 670 564 1632 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.74 0.27 0.30 0.23 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike * I 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y 11.1 t T> Volume (vph) 60 194 157 148 238 94 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.90 1.00 1.00 0.96 Fit Protected 0.99 0.95 1.00 1.00 Satd. Flow (prot) 1439 1543 1727 1632 Flt Permitted 0.99 0.95 1.00 1.00 Satd. Flow (perm) 1439 1543 1727 1632 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 68 220 178 168 270 107 RTOR Reduction (vph) 134 0 0 0 0 0 Lane Group Flow (vph) 154 0 178 168 377 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 13.5 36.6 28.6 91.2 Effective Green, g (s) 13.5 36.6 28.6 91.2 Actuated g/C Ratio 0.15 0.40 0.31 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 213 619 542 1632 v/s Ratio Prot c0.11 0.03 c0.10 0.23 v/s Ratio Perm 0.09 v/c Ratio 0.72 0.29 0.31 0.23 Uniform Delay, d1 37.1 18.5 23.8 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 11.5 0.3 0.3 0.3 Delay (s) 48.6 18.7 24.1 0.3 Level of Service D B C A Approach Delay (s) 48.6 21.4 0.3 Approach LOS D C A Intersection Summa HCM Average Control Delay 21.2 HCM Level of Service C HCM Volume to Capacity ratio 0.32 Actuated Cycle Length (s) 91.2 Sum of lost time (s) 10.0 Intersection Capacity Utilization 58.9% ICU Level of Service B Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 t "N- 1 Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 135 237 22 251 v/c Ratio 0.68 0.14 0.03 0.64 Control Delay 55.2 0.2 15.3 39.4 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 55.2 0.2 15.3 39.4 Queue Length 50th (ft) 72 0 7 129 Queue Length 95th (ft) #152 m0 21 207 Internal Link Dist (ft) 1076 87 139 Turn Bay Length (ft) 100 Base Capacity (vph) 200 1683 754 395 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.68 0.14 0.03 0.64 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/1/2011 'fr- '` I I Movement WBL WBR NBT NBR SBL SBT Lane Configurations %V t> 1 i Volume (vph) 111 8 144 64 19 221 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.99 0.96 1.00 1.00 FIt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1730 1684 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 Satd. Flow (perm) 1730 1684 1736 1727 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 126 9 164 73 22 251 RTOR Reduction (vph) 3 0 0 0 0 0 Lane Group Flow (vph) 132 0 237 0 22 251 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 10.0 91.2 26.8 23.7 Effective Green, g (s) 10.0 91.2 26.8 23.7 Actuated g/C Ratio 0.11 1.00 0.29 0.26 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 190 1684 510 449 v/s Ratio Prot c0.08 0.14 0.00 c0.15 v/s Ratio Perm 0.01 v/c Ratio 0.70 0.14 0.04 0.56 Uniform Delay, dl 39.1 0.0 23.0 29.2 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 10.6 0.2 0.0 5.0 Delay (s) 49.7 0.2 23.1 34.2 Level of Service D A C C Approach Delay (s) 49.7 0.2 33.3 Approach LOS D A C Intersection Summary HCM Average Control Delay 24.6 HCM Level of Service C HCM Volume to Capacity ratio 0.36 Actuated Cycle Length (s) 91.2 Sum of lost time (s) 20.0 Intersection Capacity Utilization 40.8% ICU Level of Service A Analysis Period (min) 15 ! Phase conflict between lane groups c Critical Lane Group 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Cedar Hill Road 11/1/20011 t r* II i 0j Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations 'j t> " 4> 4> Volume (veh/h) 9 141 2 5 201 6 6 5 39 2 1 5 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 10 160 2 6 228 7 7 6 44 2 1 6 Pedestrians Lane Width (ft) Walking Speed (fUs) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 235 162 430 426 232 469 428 161 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 235 162 430 426 232 469 428 161 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 99 99 94 100 100 99 cM capacity (veh/h) 1326 1410 525 513 805 467 511 881 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 10 162 6 235 57 9 Volume Left 10 0 6 0 7 2 Volume Right 0 2 0 7 44 6 cSH 1326 1700 1410 1700 718 672 Volume to Capacity 0.01 0.10 0.00 0.14 0.08 0.01 Queue Length 95th (ft) 1 0 0 0 6 1 Control Delay (s) 7.7 0.0 7.6 0.0 10.4 10.4 Lane LOS A A B B Approach Delay (s) 0.5 0.2 10.4 10.4 Approach LOS B B Intersection Summary Average Delay 1.7 Intersection Capacity Utilization 21.0% ICU Level of Service A Analysis Period (min) 15 2014 Background Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 11/1/2011 --* -* -`t f- , - -*� t 1 II i Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations ' > 4 4r> Volume (veh/h) 0 79 10 102 85 0 0 0 0 87 5 10 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 90 11 116 97 0 0 0 0 99 6 11 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 97 101 438 424 95 424 430 97 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 97 101 438 424 95 424 430 97 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 92 100 100 100 80 99 99 cM capacity (veh/h) 1408 1402 488 482 967 483 455 920 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 101 212 116 Volume Left 0 116 99 Volume Right 11 0 11 cSH 1700 1402 505 Volume to Capacity 0.06 0.08 0.23 Queue Length 95th (ft) 0 7 22 Control Delay (s) 0.0 4.6 14.2 Lane LOS A B Approach Delay (s) 0.0 4.6 14.2 Approach LOS B Intersection Summary Average Delay 6.1 Intersection Capacity Utilization 29.1% ICU Level of Service A Analysis Period (min) 15 Description: 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 11/1/2011 #, Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations <; T-> 1Y Volume (veh/h) Sign Control Grade 23 143 Free 0% 0 0 168 Free 0% 103 0 Stop 0% 0 19 5 Stop 0% 109 Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 26 162 0 0 191 117 0 0 22 6 124 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 308 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 308 IC, single (s) 4.3 tC, 2 stage (s) tF (s) 2.4 p0 queue free % 98 cM capacity (veh/h) 1172 Direction, Lane # EB 1 WB 1 NE 1 None 1069 162 591 464 464 523 162 162 591 464 464 523 162 4.3 7.1 6.5 7.3 6.7 6.4 2.4 3.5 4.0 3.7 4.2 3.5 100 100 100 95 99 85 1330 350 487 476 428 845 Volume Total 189 308 151 Volume Left 26 0 22 Volume Right 0 117 124 cSH 1172 1700 736 Volume to Capacity 0.02 0.18 0.21 Queue Length 95th (ft) 2 0 19 Control Delay (s) 1.3 0.0 11.1 Lane LOS A B Approach Delay (s) 1.3 0.0 11.1 Approach LOS B Intersection Summary Average Delay 3.0 Intersection Capacity Utilization 41.7% ICU Level of Service A Analysis Period (min) 15 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 11/1/2011 * I Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 286 185 477 356 v/c Ratio 0.90 0.24 0.71 0.22 Control Delay 67.2 18.8 39.6 0.5 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 67.2 18.8 39.6 0.5 Queue Length 50th (ft) 173 82 339 6 Queue Length 95th (ft) #308 128 #492 m0 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 347 763 675 1611 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.82 0.24 0.71 0.22 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Y t1 T> Volume (vph) 97 155 163 420 205 108 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.92 1.00 1.00 0.95 Flt Protected 0.98 0.95 1,00 1.00 Satd. Flow (prot) 1461 1543 1727 1611 Flt Permitted 0.98 0.95 1.00 1,00 Sattl Flow (perm) 1461 1543 1727 1611 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 110 176 185 477 233 123 RTOR Reduction (vph) 49 0 0 0 0 0 Lane Group Flow (vph) 237 0 185 477 356 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 21.7 53.9 45.9 119.9 Effective Green, g (s) 21.7 53.9 45.9 119.9 Actuated g/C Ratio 0,18 0.45 0.38 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 264 694 661 1611 v/s Ratio Prot c0.16 0.02 c0.28 0.22 v/s Ratio Perm 0.10 v/c Ratio 0.90 0.27 0.72 0.22 Uniform Delay, d1 48.0 20.6 31.6 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 29.8 0.2 3.9 0.3 Delay (s) 77.8 20.8 35.4 0.3 Level of Service E C D A Approach Delay (s) 77.8 31.4 0.3 Approach LOS E C A Intersection Summar HCM Average Control Delay 33.1 HCM Level of Service C HCM Volume to Capacity ratio 0.54 Actuated Cycle Length (s) 119.9 Sum of lost time (s) 10.0 Intersection Capacity Utilization 58.0% ICU Level of Service B Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 145 587 25 236 v/c Ratio 0.82 0.35 0.03 0.40 Control Delay 84.5 1.1 16.4 32.7 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 84.5 1.1 16.4 32.7 Queue Length 50th (ft) 107 10 10 141 Queue Length 95th (ft) 9212 13 25 209 Internal Link Dist (ft) 1076 87 305 Turn Bay Length (ft) 100 Base Capacity (vph) 182 1695 859 589 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.80 0.35 0.03 0.40 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/1/2011 II Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y T> 11 i` Volume (vph) 105 23 397 120 22 208 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.98 0.97 1.00 1.00 Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1712 1695 1736 1727 At Permitted 0.96 1.00 0.95 1.00 Satd. Flow (perm) 1712 1695 1736 1727 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 119 26 451 136 25 236 RTOR Reduction (vph) 6 0 0 0 0 0 Lane Group Flow (vph) 139 0 587 0 25 236 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 11.6 119.9 47.3 42.6 Effective Green, g (s) 11.6 119.9 47.3 42.6 Actuated g/C Ratio 0.10 1.00 0.39 0.36 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 166 1695 685 614 v/s Ratio Prot c0.08 0.35 0.00 0.14 v/s Ratio Perm 0.01 v/c Ratio 0.84 0.35 0.04 0.38 Uniform Delay, d1 53.2 0.0 22.3 28.9 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 28.8 0.4 0.0 1.8 Delay (s) 82.0 0.4 22.3 30.7 Level of Service F A C C Approach Delay (s) 82.0 0.4 29.9 Approach LOS F A C Intersection Summary HCM Average Control Delay 20.1 HCM Level of Service C HCM Volume to Capacity ratio 0.40 Actuated Cycle Length (s) 119.9 Sum of lost time (s) 10.0 Intersection Capacity Utilization 48.2% ICU Level of Service A Analysis Period (min) 15 ! Phase conflict between lane groups c Critical Lane Group 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & CedarHill Road 11/1/2011 * I Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations tj 1� 1) <> 4" Volume (veh/h) 60 355 5 5 205 6 3 5 23 2 2 5 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 68 403 6 6 233 7 3 6 26 2 2 6 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 240 409 794 793 236 816 794 406 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 240 409 794 793 236 816 794 406 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 95 100 99 98 97 99 99 99 cM capacity (veh/h) 1321 1144 287 302 800 269 302 643 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 68 409 6 240 35 10 Volume Left 68 0 6 0 3 2 Volume Right 0 6 0 7 26 6 cSH 1321 1700 1144 1700 556 412 Volume to Capacity 0.05 0.24 0.00 0.14 0.06 0.02 Queue Length 95th (ft) 4 0 0 0 5 2 Control Delay (s) 7.9 0.0 8.2 0.0 11.9 14.0 Lane LOS A A B B Approach Delay (s) 1.1 0.2 11.9 14.0 Approach LOS B B Intersection Summary Average Delay 1.5 Intersection Capacity Utilization 35.7% ICU Level of Service A Analysis Period (min) 15 2014 Background Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp * 11/1/2011 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T> Volume (veh/h) 0 85 36 147 40 0 0 0 0 124 5 18 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0,88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 97 41 167 45 0 0 0 0 141 6 20 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 45 138 520 497 117 497 517 45 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 45 138 520 497 117 497 517 45 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 88 100 100 100 66 99 98 cM capacity (veh/h) 1471 1359 412 419 940 417 387 983 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 138 212 167 Volume Left 0 167 141 Volume Right 41 0 20 cSH 1700 1359 447 Volume to Capacity 0.08 0.12 0.37 Queue Length 95th (ft) 0 10 43 Control Delay (s) 0.0 6.5 17.8 Lane LOS A C Approach Delay (s) 0.0 6.5 17.8 Approach LOS C Intersection Summary Average Delay 8.4 Intersection Capacity Utilization 35.1% ICU Level of Service A Analysis Period (min) 15 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations 4 t> ILF Volume (veh/h) 23 186 0 0 182 97 0 0 5 5 112 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 26 211 0 0 207 110 0 0 6 6 127 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 317 211 656 526 526 581 211 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 317 211 656 526 526 581 211 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 98 100 100 100 99 99 84 cM capacity (veh/h) 1163 1275 311 450 432 396 792 Direction. Lane # EB 1 WB 1 NE 1 Volume Total 238 317 139 Volume Left 26 0 6 Volume Right 0 110 127 cSH 1163 1700 737 Volume to Capacity 0.02 0.19 0.19 Queue Length 95th (ft) 2 0 17 Control Delay (s) 1.1 0.0 11.0 Lane LOS A B Approach Delay (s) 1.1 0.0 11.0 Approach LOS B Intersection Summary Average Delay 2.6 Intersection Capacity Utilization 43.2% ICU Level of Service A Analysis Period (min) 15 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike * I 11/1/2011 ---* -*� I i Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 338 178 177 416 v/c Ratio 0.90 0.27 0.31 0.26 Control Delay 56.5 20.7 30.0 0.8 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 56.5 20.7 30.0 0.8 Queue Length 50th (ft) 156 74 78 9 Queue Length 95th (ft) #297 122 159 5 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 402 658 570 1615 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.84 0.27 0.31 0.26 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations y "} 'Ile T.) Volume (vph) 104 194 157 156 244 122 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.91 1.00 1.00 0.95 Flt Protected 0.98 0.95 1.00 1.00 Satd. Flow (prot) 1456 1543 1727 1615 At Permitted 0.98 0.95 1.00 1.00 Satd. Flow (perm) 1456 1543 1727 1615 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 118 220 178 177 277 139 RTOR Reduction (vph) 69 0 0 0 0 0 Lane Group Flow (vph) 269 0 178 177 416 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 21.0 37.4 29.4 100.0 Effective Green, g (s) 21.0 37.4 29.4 100.0 Actuated g/C Ratio 0.21 0.37 0.29 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 306 577 508 1615 v/s Ratio Prot c0.18 0.02 c0.10 0.26 v/s Ratio Perm 0.09 v/c Ratio 0.88 0.31 0.35 0.26 Uniform Delay, d1 38.3 22.1 27.8 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 23.7 0.3 1.9 0.3 Delay (s) 62.0 22.5 29.6 0.3 Level of Service E C C A Approach Delay (s) 62.0 26.0 0.3 Approach LOS E C A Intersection Summa HCM Average Control Delay 27.3 HCM Level of Service C HCM Volume to Capacity ratio 0.41 Actuated Cycle Length (s) 100.0 Sum of lost time (s) 10.0 Intersection Capacity Utilization 63.3% ICU Level of Service B Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 f- t 1 1 Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 140 296 24 290 v/c Ratio 0.77 0.17 0.03 0.68 Control Delay 69.6 0.2 18.0 44.5 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 69.6 0.2 18.0 44.5 Queue Length 50th (ft) 86 0 9 172 Queue Length 95th (ft) #183 m0 24 #264 Internal Link Dist (ft) 1076 87 139 Turn Bay Length (ft) 100 Base Capacity (vph) 183 1693 719 424 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.77 0.17 0.03 0.68 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/1/2011 I Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y T-> ti Volume (vph) 111 12 196 64 21 255 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.99 0.97 1.00 1.00 Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1725 1693 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 Satd Flow (perm) 1725 1693 1736 1727 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 126 14 223 73 24 290 RTOR Reduction (vph) 4 0 0 0 0 0 Lane Group Flow (vph) 136 0 296 0 24 290 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type Pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 10.4 100.0 27.8 24.6 Effective Green, g (s) 10.4 100.0 27.8 24.6 Actuated g/C Ratio 0.10 1.00 0.28 0.25 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 179 1693 483 425 v/s Ratio Prot c0.08 0.17 0.00 c0.17 v/s Ratio Perm 0.01 v/c Ratio 0.76 0.17 0.05 0.68 Uniform Delay, d1 43.6 0.0 26.4 34.2 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 17.3 0.2 0.0 8.6 Delay (s) 60.9 0.2 26.5 42.7 Level of Service E A C D Approach Delay (s) 60.9 0.2 41.5 Approach LOS E A D Intersection Summary HCM Average Control Delay 28.8 HCM Level of Service C HCM Volume to Capacity ratio 0.41 Actuated Cycle Length (s) 100.0 Sum of lost time (s) 20.0 Intersection Capacity Utilization 42.5% ICU Level of Service A Analysis Period (min) 15 ! Phase conflict between lane groups c Critical Lane Group 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Cedar Hill Road 11/1/2011 t rk 1 *j Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations 4) Volume (veh/h) 15 151 5 5 211 6 6 5 47 6 1 5 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 17 172 6 6 240 7 7 6 53 7 1 6 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1077 pX, platoon unblocked vC, conflicting volume 247 177 466 466 243 516 466 174 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 247 177 466 466 243 516 466 174 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 99 99 93 98 100 99 cM capacity (veh/h) 1313 1393 494 484 793 427 484 866 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 17 177 6 247 66 14 Volume Left 17 0 6 0 7 7 Volume Right 0 6 0 7 53 6 cSH 1313 1700 1393 1700 710 548 Volume to Capacity 0.01 0.10 0.00 0.15 0.09 0.02 Queue Length 95th (ft) 1 0 0 0 8 2 Control Delay (s) 7.8 0.0 7.6 0.0 10.6 11.7 Lane LOS A A B B Approach Delay (s) 0.7 0.2 10.6 11.7 Approach LOS B B Intersection Summary Average Delay 2.0 Intersection Capacity Utilization 22.7% ICU Level of Service A Analysis Period (min) 15 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 Queues 18: Site Entrance & Martinsburg Pike 4 I 11/1/2011 --,* - I i Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 43 50 85 151 264 36 v/c Ratio 0.20 0.21 0.40 0.11 0.27 0.04 Control Delay 23.1 9.7 30.2 3.6 10.7 4.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 23.1 9.7 30.2 3.6 10.7 4.2 Queue Length 50th (ft) 13 0 25 15 58 0 Queue Length 95th (ft) 34 23 #73 34 100 12 Internal Link Dist (ft) 424 1712 645 Turn Bay Length (ft) 100 200 200 Base Capacity (vph) 510 492 213 1356 993 917 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.08 0.10 0.40 0.11 0.27 0.04 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 8 HCM Signalized Intersection Capacity Analysis 18: Site Entrance & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations vl 1 11 1` t F Volume (vph) 38 44 75 133 232 32 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot) 1752 1568 1752 1727 1727 1568 Flt Permitted 0.95 1.00 0.95 1.00 1.00 1.00 Sattl Flow (perm) 1752 1568 1752 1727 1727 1568 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 43 50 85 151 264 36 RTOR Reduction (vph) 0 46 0 0 0 18 Lane Group Flow (vph) 43 4 85 151 264 18 Heavy Vehicles (%) 3% 3% 3% 10% 10% 3% Turn Type Perm Prot Perm Protected Phases 4 5 2 6 Permitted Phases 4 6 Actuated Green, G (s) 4.6 4.6 5.6 38.4 26.8 26.8 Effective Green, g (s) 4.6 4.6 5.6 38.4 26.8 26.8 Actuated g/C Ratio 0.08 0.08 0.10 0.70 0.49 0.49 Clearance Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 147 131 178 1206 842 764 v/s Ratio Prot c0.02 c0.05 0.09 c0.15 v/s Ratio Perm 0.00 0.01 v/c Ratio 0.29 0.03 0.48 *0.13 0.31 0.02 Uniform Delay, d1 23.7 23.2 23.3 2.7 8.5 7.3 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.1 0.1 2.0 0.2 1.0 0.1 Delay (s) 24.8 23.3 25.3 3.0 9.5 7.4 Level of Service C C C A A A Approach Delay (s) 24.0 11.0 9.2 Approach LOS C B A Intersection Summary HCM Average Control Delay 12.1 HCM Level of Service B HCM Volume to Capacity ratio 0.34 Actuated Cycle Length (s) 55.0 Sum of lost time (s) 18.0 Intersection Capacity Utilization 34.7% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group 2014 Buildout Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 9 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations $la 4 4-, Volume (veh/h) 0 92 10 171 98 0 0 0 0 150 5 10 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 105 11 194 111 0 0 0 0 170 6 11 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 111 116 624 610 110 610 616 111 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 111 116 624 610 110 610 616 111 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) IF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 86 100 100 100 50 98 99 cM capacity (veh/h) 1390 1385 348 354 949 344 333 903 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 116 306 188 Volume Left 0 194 170 Volume Right 11 0 11 cSH 1700 1385 357 Volume to Capacity 0.07 0.14 0.53 Queue Length 95th (ft) 0 12 73 Control Delay (s) 0.0 5.5 25.7 Lane LOS A D Approach Delay (s) 0.0 5.5 25.7 Approach LOS D Intersection Summary Average Delay 10.7 Intersection Capacity Utilization 37.1% ICU Level of Service A Analysis Period (min) 15 Description: 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 • HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER • Lane Configurations <T T> Y Volume (veh/h) 23 219 0 0 250 172 0 0 19 5 172 Sign Control Free Free Stop Stop • Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 26 249 0 0 284 195 0 0 22 6 195 • Pedestrians Lane Width (ft) Walking Speed (ft/s) • Percent Blockage Right turn flare (veh) Median type None None • Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked • vC, conflicting volume 480 249 881 683 683 781 249 vC1, stage 1 conf vol vC2, stage 2 conf vol • vCu, unblocked vol 480 249 881 683 683 781 249 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) • IF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 97 100 100 100 94 98 74 • cM capacity (veh/h) 1009 1234 193 365 337 302 755 Direction, Lane # EB 1 WB 1 NE 1 • Volume Total 275 480 223 • Volume Left 26 0 22 Volume Right 0 195 195 • cSH 1009 1700 651 • Volume to Capacity 0.03 0.28 0.34 Queue Length 95th (ft) 2 0 38 • Control Delay (s) 1.1 0.0 13.4 • Lane LOS A B Approach Delay (s) 1.1 0.0 13.4 Approach LOS B Intersection Summary • Average Delay 3.3 Intersection Capacity Utilization 49.3% ICU Level of Service A Analysis Period (min) 15 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report • Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 11/1/2011 * I Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 444 185 506 559 v/c Ratio 1.86 0.27 0.83 0.36 Control Delay 427.9 18.3 46.0 2.2 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 427.9 18.3 46.0 2.2 Queue Length 50th (ft) —443 72 334 28 Queue Length 95th (ft) #626 118 #541 m50 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 239 687 613 1553 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 1.86 0.27 0.83 0.36 Intersection Summary — Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Volume (vph) 236 155 163 445 233 259 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.95 1.00 1.00 0.93 At Protected 0.97 0.95 1.00 1.00 Satd. Flow (prot) 1492 1543 1727 1553 At Permitted 0.97 0.95 1.00 1.00 Satd Flow (perm) 1492 1543 1727 1553 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 268 176 185 506 265 294 RTOR Reduction (vph) 22 0 0 0 0 0 Lane Group Flow (vph) 422 0 185 506 559 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 15.0 45.6 36.6 105.6 Effective Green, g (s) 15.0 45.6 36.6 105.6 Actuated g/C Ratio 0.14 0.43 0.35 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 212 666 599 1553 v/s Ratio Prot c0.28 0.02 c0.29 0.36 v/s Ratio Perm 0.10 v/c Ratio 1.99 0.28 0.84 0.36 Uniform Delay, dl 45.3 19.4 31.9 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 461.6 0.2 10.6 0.4 Delay (s) 506.9 19.6 42.4 0.4 Level of Service F B D A Approach Delay (s) 506.9 36.3 0.4 Approach LOS F D A Intersection Summar HCM Average Control Delay 147.8 HCM Level of Service F HCM Volume to Capacity ratio 0.76 Actuated Cycle Length (s) 105.6 Sum of lost time (s) 10.0 Intersection Capacity Utilization 76.4% ICU Level of Service D Analysis Period (min) 15 I Phase conflict between lane groups. c Critical Lane Group 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 II Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 161 774 41 440 v/c Ratio 0.70 0.45 0.06 0.88 Control Delay 56.1 1.6 15.7 55.3 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 56.1 1.6 15.7 55.3 Queue Length 50th (ft) 94 10 14 280 Queue Length 95th (ft) 160 m0 33 #447 Internal Link Dist (ft) 1076 87 305 Turn Bay Length (ft) 100 Base Capacity (vph) 259 1702 825 502 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.62 0.45 0.05 0.88 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/1/2011 f Movement WBL WBR NBT NBR SBL SBT Lane Configurations 'I rl Volume (vph) 105 37 561 120 36 387 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.96 0.98 1.00 1.00 Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1700 1703 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 Satd Flow (perm) 1700 1703 1736 1727 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 119 42 638 136 41 440 RTOR Reduction (vph) 12 0 0 0 0 0 Lane Group Flow (vph) 149 0 774 0 41 440 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 13.2 105.6 37.2 32.4 Effective Green, g (s) 13.2 105.6 37.2 32.4 Actuated g/C Ratio 0.12 1.00 0.35 0.31 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 213 1703 612 530 v/s Ratio Prot 0.09 0.45 0.00 c0.25 v/s Ratio Perm 0.02 v/c Ratio 0.70 0.45 0.07 0.83 Uniform Delay, d1 44.3 0.0 22.7 34.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 9.6 0.1 0.0 14.0 Delay (s) 53.9 0.1 22.7 48.1 Level of Service D A C D Approach Delay (s) 53.9 0.1 45.9 Approach LOS D A D Intersection Summary HCM Average Control Delay 21.8 HCM Level of Service C HCM Volume to Capacity ratio 0.58 Actuated Cycle Length (s) 105.6 Sum of lost time (s) 10.0 Intersection Capacity Utilization 56.8% ICU Level of Service B Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Cedar Hill Road 11/3/2011 �i t r* Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations j �> ' r�> <4 4> Volume (veh/h) 87 397 19 5 261 6 3 5 48 15 2 2 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 99 451 22 6 297 7 3 6 55 17 2 2 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) (Median type None None Median storage veh) Upstream signal (ft) 1020 pX, platoon unblocked vC, conflicting volume 303 473 964 982 300 1025 974 462 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 303 473 964 982 300 1025 974 462 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 92 99 98 98 93 91 99 100 cM capacity (veh/h) 1252 1084 216 227 737 181 230 598 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 99 473 6 303 64 22 Volume Left 99 0 6 0 3 17 Volume Right 0 22 0 7 55 2 cSH 1252 1700 1084 1700 555 200 Volume to Capacity 0.08 0.28 0.01 0.18 0.11 0.11 Queue Length 95th (ft) 6 0 0 0 10 9 Control Delay (s) 8.1 0.0 8.3 0.0 12.3 25.2 Lane LOS A A B D Approach Delay (s) 1.4 0.2 12.3 25.2 Approach LOS B D Intersection Summary Average Delay 2.3 Intersection Capacity Utilization 42.6% ICU Level of Service A Analysis Period (min) 15 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 Queues 17: Site Entrance & Martinsburg Pike * I 11/1/2011 Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow(vph) 161 243 269 410 238 116 v/c Ratio 0.46 0.48 0.74 0.40 0.56 0.26 Control Delay 22.7 6.7 37.1 8.1 22.8 5.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 22.7 6.7 37.1 8.1 22.8 5.8 Queue Length 50th (ft) 41 0 73 57 60 0 Queue Length 95th (ft) 90 43 #205 123 123 29 Internal Link Dist (ft) 471 1601 940 Turn Bay Length (ft) 100 200 200 Base Capacity (vph) 580 682 362 1221 610 597 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.28 0.36 0.74 0.34 0.39 0.19 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 8 HCM Signalized Intersection Capacity Analysis 1 T Site Entrance & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations fr fil 1 i F Volume (vph) 142 214 237 361 209 102 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 1.00 0.85 Fit Protected 0.95 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot) 1770 1583 1770 1863 1863 1583 Fit Permitted 0.95 1.00 0.95 1.00 1.00 1.00 Satd Flow (perm) 1770 1583 1770 1863 1863 1583 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 161 243 269 410 238 116 RTOR Reduction (vph) 0 195 0 0 0 89 Lane Group Flow (vph) 161 48 269 410 238 27 Turn Type Perm Prot Perm Protected Phases 4 5 2 6 Permitted Phases 4 6 Actuated Green, G (s) 9.8 9.8 10.1 27.6 11.5 11.5 Effective Green, g (s) 9.8 9.8 10.1 27.6 11.5 11.5 Actuated g/C Ratio 0.20 0.20 0.20 0.56 0.23 0.23 Clearance Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 351 314 362 1041 434 369 v/s Ratio Prot c0.09 c0.15 0.22 W.13 , v/s Ratio Perm 0.03 0.02 v/c Ratio 0.46 0.15 0.74 0.39 0.55 0.07 Uniform Delay, d1 17.5 16.4 18.4 6.2 16.7 14.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.0 0.2 8.0 0.2 1.4 0.1 Delay (s) 18.4 16.6 26.4 6.4 18.1 14.9 Level of Service B B C A B B Approach Delay (s) 17.3 14.4 17.0 Approach LOS B B B Intersection Summa HCM Average Control Delay 15.8 HCM Level of Service B HCM Volume to Capacity ratio 0.58 Actuated Cycle Length (s) 49.4 Sum of lost time (s) 18.0 Intersection Capacity Utilization 47.0% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group 2014 Buildout Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 9 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Ramp 11/1/2011 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T.> IT 4 Volume (veh/h) 0 91 39 154 46 0 0 0 0 129 5 19 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 103 44 175 52 0 0 0 0 147 6 22 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 52 148 552 528 126 528 550 52 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 52 148 552 528 126 528 550 52 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 IC, 2 stage (s) IF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 87 100 100 100 63 98 98 cM capacity (veh/h) 1463 1347 389 399 930 395 368 974 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 148 227 174 Volume Left 0 175 147 Volume Right 44 0 22 cSH 1700 1347 425 Volume to Capacity 0.09 0.13 0.41 Queue Length 95th (ft) 0 11 49 Control Delay (s) 0.0 6.5 19.2 Lane LOS A C Approach Delay (s) 0.0 6.5 19.2 Approach LOS C Intersection Summary Average Delay 8.8 Intersection Capacity Utilization 36.7% ICU Level of Service A Analysis Period (min) 15 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp 1111/2011 Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations 4 T> Y Volume (veh/h) 25 195 0 0 194 98 0 0 6 5 117 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 28 222 0 0 220 111 0 0 7 6 133 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 332 222 690 555 555 610 222 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 332 222 690 555 555 610 222 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 98 100 100 100 98 99 83 cM capacity (veh/h) 1148 1264 291 432 413 380 782 Direction, Lane # EB 1 WB 1 NE 1 Volume Total 250 332 145 Volume Left 28 0 7 Volume Right 0 111 133 cSH 1148 1700 722 Volume to Capacity 0.02 0.20 0.20 Queue Length 95th (ft) 2 0 19 Control Delay (s) 1.1 0.0 11.2 Lane LOS A B Approach Delay (s) 1.1 0.0 11.2 Approach LOS B Intersection Summary Average Delay 2.6 Intersection Capacity Utilization 45.7% ICU Level of Service A Analysis Period (min) 15 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike II 11/1/2011 Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 355 183 188 447 v/c Ratio 0.91 0.31 0.35 0.28 Control Delay 58.8 23.3 34.7 0.8 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 58.8 23.3 34.7 0.8 Queue Length 50th (ft) 189 85 92 11 Queue Length 95th (ft) #336 136 186 0 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 429 587 576 1615 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.83 0.31 0.33 0.28 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer Queue shown is maximum after two cycles. 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike * I 111112011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 171 � > Volume (vph) 109 203 161 165 262 131 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.91 1.00 1.00 0.95 Fit Protected 0.98 0.95 1.00 1.00 Said. Flow (prot) 1456 1543 1727 1615 Fit Permitted 0.98 0.95 1.00 1.00 Said Flow (perm) 1456 1543 1727 1615 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 124 231 183 188 298 149 RTOR Reduction (vph) 58 0 0 0 0 0 Lane Group Flow (vph) 297 0 183 188 447 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 27.8 47.3 38.3 120.0 Effective Green, g (s) 27.8 47.3 38.3 120.0 Actuated g/C Ratio 0.23 0.39 0.32 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 337 608 551 1615 v/s Ratio Prot c0.20 0.02 c0.11 0.28 v/s Ratio Perm 0.10 v/c Ratio 0.88 0.30 0.34 0.28 Uniform Delay, dl 44.5 25.0 31.2 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 22.4 0.3 1.7 0.3 Delay (s) 66.9 25.3 32.9 0.3 Level of Service E C C A Approach Delay (s) 66.9 29.1 0.3 Approach LOS E C A Intersection Summa HCM Average Control Delay 29.6 HCM Level of Service C HCM Volume to Capacity ratio 0.43 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 10.0 Intersection Capacity Utilization 65.9% ICU Level of Service C Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 Queues 9: Brucetown Road & Martinsburg Pike 11/1/2011 I Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 151 311 26 310 v/c Ratio 0.79 0.18 0.04 0.71 Control Delay 74.6 0.3 21.6 47.3 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 74.6 0.3 21.6 47.3 Queue Length 50th (ft) 103 1 13 202 Queue Length 95th (ft) #203 m0 28 296 Internal Link Dist (ft) 1076 87 139 Turn Bay Length (ft) 100 Base Capacity (vph) 198 1693 599 437 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 0.76 0.18 0.04 0.71 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 Signalized Intersection Capacity Analysis •HCM 9: Brucetown Road & Martinsburg Pike 1111/2011 • f t II Movement WBL WBR NBT NBR SBL SBT • Lane Configurations tyt 1� 1;5 At Volume (vph) 120 13 206 68 23 273 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 • Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.99 0.97 1.00 1.00 • Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1725 1692 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 • Satd. Flow (perm) 1725 1692 1736 1727 • Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 136 15 234 77 26 310 • RTOR Reduction (vph) 4 0 0 0 0 0 • Lane Group Flow (vph) 147 0 311 0 26 310 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt • Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 13.1 120.0 38.9 34.1 • Effective Green, g (s) 13.1 120.0 38.9 34.1 Actuated g/C Ratio 0.11 1.00 0.32 0.28 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 • Lane Grp Cap (vph) 188 1692 563 491 • v/s Ratio Prot c0.09 0.18 0.00 c0.18 • v/s Ratio Perm 0.01 v/c Ratio 0.78 0.18 0.05 0.63 Uniform Delay, dl 52.1 0.0 27.8 37.5 • Progression Factor 1.00 1.00 0.74 0.80 Incremental Delay, d2 19.0 0.2 0.0 6.0 Delay (s) 71.1 0.2 20.7 35.8 • Level of Service E A C D Approach Delay (s) 71.1 0.2 34.6 Approach LOS E A C Intersection Summary HCM Average Control Delay 28.1 HCM Level of Service C • HCM Volume to Capacity ratio 0.42 Actuated Cycle Length (s) 120.0 Sum of lost time (s) 20.0 Intersection Capacity Utilization 44.1% ICU Level of Service A • Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Woodside Road 11/1/2011 t rk ', -,\ Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations ti T-) "1 Tj + 44 Volume (veh/h) 15 162 5 5 228 7 7 5 50 6 1 5 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 17 184 6 6 259 8 8 6 57 7 1 6 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1077 pX, platoon unblocked vC, conflicting volume 267 190 499 498 263 551 499 187 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 267 190 499 498 263 551 499 187 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) IF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 99 100 98 99 93 98 100 99 cM capacity (veh/h) 1291 1378 470 464 773 402 463 853 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 17 190 6 267 70 14 Volume Left 17 0 6 0 8 7 Volume Right 0 6 0 8 57 6 cSH 1291 1700 1378 1700 686 523 Volume to Capacity 0.01 0.11 0.00 0.16 0.10 0.03 Queue Length 95th (ft) 1 0 0 0 9 2 Control Delay (s) 7.8 0.0 7.6 0.0 10.8 12.1 Lane LOS A A B B Approach Delay (s) 0.6 0.2 10.8 12.1 Approach LOS B B Intersection Summary Average Delay 2.0 Intersection Capacity Utilization 22.9% ICU Level of Service A Analysis Period (min) 15 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 7 •Queues 18: Site Entrance & Martinsburg Pike 11/112011 • * I Lane Group EBL EBR NBL NBT SBT SBR • Lane Group Flow (vph) 43 50 85 164 286 36 v/c Ratio 0.14 0.16 0.18 0.12 0.29 0.04 Control Delay 19.7 8.6 17.7 4.0 13.7 5.8 • Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 19.7 8.6 17.7 4.0 13.7 5.8 Queue Length 50th (ft) 11 0 20 16 68 0 • Queue Length 95th (ft) 33 22 53 36 131 15 Internal Link Dist (ft) 424 1712 645 Turn Bay Length (ft) 100 200 200 • Base Capacity (vph) 744 695 465 1353 1022 942 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 • Storage Cap Reductn 0 0 0 0 0 0 • Reduced v/c Ratio 0.06 0.07 0.18 0.12 0.28 0.04 Intersection Summary • 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 8 HCM Signalized Intersection Capacity Analysis 18: Site Entrance & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations rj F fij t A F Volume (vph) 38 44 75 144 252 32 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot) 1752 1568 1752 1727 1727 1568 Flt Permitted 0.95 1.00 0.95 1.00 1.00 1.00 Satd Flow (perm) 1752 1568 1752 1727 1727 1568 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 43 50 85 164 286 36 RTOR Reduction (vph) 0 46 0 0 0 17 Lane Group Flow (vph) 43 4 85 164 286 19 Heavy Vehicles (%) 3% 3% 3% 10% 10% 3% Turn Type Perm Prot Perm Protected Phases 4 5 2 6 Permitted Phases 4 6 Actuated Green, G (s) 4.7 4.7 6.2 43.3 31.1 31.1 Effective Green, g (s) 4.7 4.7 6.2 43.3 31.1 31.1 Actuated g/C Ratio 0.08 0.08 0.10 0.72 0.52 0.52 Clearance Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 137 123 181 1246 895 813 v/s Ratio Prot c0.02 c0.05 0.09 c0.17 v/s Ratio Perm 0.00 0.01 v/c Ratio 0.31 0.03 0.47 0.13 0.32 0.02 Uniform Delay, dl 26.1 25.5 25.4 2.6 8.3 7.0 Progression Factor 1.00 1.00 1.23 0.35 1.00 1.00 Incremental Delay, d2 1.3 0.1 1.9 0.2 0.9 0.1 Delay (s) 27.4 25.7 33.0 1.1 9.3 7.1 Level of Service C C C A A A Approach Delay (s) 26.5 12.0 9.0 Approach LOS C B A Intersection Summary HCM Average Control Delay 12.6 HCM Level of Service B HCM Volume to Capacity ratio 0.34 Actuated Cycle Length (s) 60.0 Sum of lost time (s) 18.0 Intersection Capacity Utilization 40.8% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group 2020 Design Yr Conditions AM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Unsignalized Intersection Capacity Analysis 2: Hopewell Rd & 1-81 SB Off Rarnp 11/1/2011 * I Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations TI- <T <t Volume (veh/h) 0 98 11 177 106 0 0 0 0 155 5 11 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 0 111 12 201 120 0 0 0 0 176 6 12 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 120 124 656 640 118 640 647 120 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 120 124 656 640 118 640 647 120 tC, single (s) 4.3 4.3 7.1 6.5 6.2 7.3 6.7 6.4 tC, 2 stage (s) IF (s) 2.4 2.4 3.5 4.0 3.3 3.7 4.2 3.5 p0 queue free % 100 85 100 100 100 46 98 99 cM capacity (veh/h) 1379 1375 330 338 940 326 317 892 Direction, Lane # EB 1 WB 1 SB 1 Volume Total 124 322 194 Volume Left 0 201 176 Volume Right 12 0 12 cSH 1700 1375 340 Volume to Capacity 0.07 0.15 0.57 Queue Length 95th (ft) 0 13 84 Control Delay (s) 0.0 5.5 28.8 Lane LOS A D Approach Delay (s) 0.0 5.5 28.8 Approach LOS D Intersection Summary Average Delay 11.5 Intersection Capacity Utilization 38.2% ICU Level of Service A Analysis Period (min) 15 Description: 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Hopewell Rd & 1-81 NB On Ramp { 11/1/2011 Movement EBL EBT EBR WBL WBT WBR SBL SBR NEL2 NEL NER Lane Configurations 4 t> L°f Volume (veh/h) 25 228 0 0 262 177 0 0 21 5 179 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 28 259 0 0 298 201 0 0 24 6 203 Pedestrians Lane Width (ft) Walking Speed (fUs) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1069 pX, platoon unblocked vC, conflicting volume 499 259 920 714 714 815 259 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 499 259 920 714 714 815 259 tC, single (s) 4.3 4.3 7.1 6.5 7.3 6.7 6.4 tC, 2 stage (s) tF (s) 2.4 2.4 3.5 4.0 3.7 4.2 3.5 p0 queue free % 97 100 100 100 93 98 73 cM capacity (veh/h) 992 1223 177 349 320 287 744 Direction, Lane # EB 1 WB 1 NE 1 Volume Total 288 499 233 Volume Left 28 0 24 Volume Right 0 201 203 cSH 992 1700 634 Volume to Capacity 0.03 0.29 0.37 Queue Length 95th (ft) 2 0 42 Control Delay (s) 1.1 0.0 13.9 Lane LOS A B Approach Delay (s) 1.1 0.0 13.9 Approach LOS B Intersection Summary Average Delay 3.5 Intersection Capacity Utilization 52.0% ICU Level of Service A Analysis Period (min) 15 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 2 Queues 7: Hopewell Rd & Martinsburg Pike 11/1/2011 ---* -*\ t 1 Lane Group EBL NBL NBT SBT Lane Group Flow (vph) 463 193 547 588 v/c Ratio 1.00 0.28 0.91 0.38 Control Delay 94.3 29.7 70.2 2.3 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 94.3 29.7 70.2 2.3 Queue Length 50th (ft) —471 127 562 48 Queue Length 95th (ft) #688 185 #772 m3 Internal Link Dist (ft) 989 1126 87 Turn Bay Length (ft) 100 Base Capacity (vph) 463 685 602 1555 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 1.00 0.28 0.91 0.38 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 3 HCM Signalized Intersection Capacity Analysis 7: Hopewell Rd & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations y 'i !-> Volume (vph) 246 161 170 481 248 269 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 6.0 10.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.95 1.00 1.00 0.93 Fit Protected 0.97 0.95 1.00 1.00 Said. Flow (prot) 1492 1543 1727 1554 Fit Permitted 0.97 0.95 1.00 1.00 Said Flow (perm) 1492 1543 1727 1554 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 280 183 193 547 282 306 RTOR Reduction (vph) 15 0 0 0 0 0 Lane Group Flow (vph) 448 0 193 547 588 0 Heavy Vehicles (%) 17% 17% 17% 10% 10% 17% Turn Type pm+pt Protected Phases 4! 5! 2 Free! Permitted Phases 2 Actuated Green, G (s) 48.0 62.6 54.6 160.0 Effective Green, g (s) 48.0 62.6 54.6 160.0 Actuated g/C Ratio 0.30 0.39 0.34 1.00 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 448 604 589 1554 v/s Ratio Prot c0.30 0.02 c0.32 0.38 v/s Ratio Perm 0.11 v/c Ratio 1.00 0.32 0.93 0.38 Uniform Delay, dl 56.0 33.9 50.8 0.0 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 42.7 0.3 23.1 0.4 Delay (s) 98.7 34.2 74.0 0.4 Level of Service F C E A Approach Delay (s) 98.7 63.6 0.4 Approach LOS F E A Intersection Summa HCM Average Control Delay 51.9 HCM Level of Service D HCM Volume to Capacity ratio 0.76 Actuated Cycle Length (s) 160.0 Sum of lost time (s) 10.0 Intersection Capacity Utilization 79.1% ICU Level of Service D Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 4 Queues 9: Brucetown Road & Martinsburg Pike 1111/2011 f- I * "N- I # Lane Group WBL NBT SBL SBT Lane Group Flow (vph) 171 826 43 459 v/c Ratio 1.02 0.49 0.06 0.80 Control Delay 141.3 1.7 22.4 53.5 Queue Delay 0.0 0.0 0.0 0.0 Total Delay 141.3 1.7 22.4 53.5 Queue Length 50th (ft) —182 11 25 444 Queue Length 95th (ft) #334 m25 48 440 Internal Link Dist (ft) 1076 87 305 Turn Bay Length (ft) 100 Base Capacity (vph) 167 1702 770 572 Starvation Cap Reductn 0 0 0 0 Spillback Cap Reductn 0 0 0 0 Storage Cap Reductn 0 0 0 0 Reduced v/c Ratio 1.02 0.49 0.06 0.80 Intersection Summary Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 5 HCM Signalized Intersection Capacity Analysis 9: Brucetown Road & Martinsburg Pike 11/1/2011 II Movement WBL WBR NBT NBR SBL SBT Lane Configurations ly? 1� V1 Volume (vph) 113 38 597 130 38 404 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 10.0 4.0 6.0 10.0 Lane Util. Factor 1.00 1.00 1.00 1.00 Frt 0.97 0.98 1.00 1.00 Flt Protected 0.96 1.00 0.95 1.00 Satd. Flow (prot) 1701 1702 1736 1727 Flt Permitted 0.96 1.00 0.95 1.00 Satd. Flow (perm) 1701 1702 1736 1727 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 128 43 678 148 43 459 RTOR Reduction (vph) 7 0 0 0 0 0 Lane Group Flow (vph) 164 0 826 0 43 459 Heavy Vehicles (%) 4% 4% 10% 4% 4% 10% Turn Type pm+pt Protected Phases 3! Free! 1! 6 Permitted Phases 6 Actuated Green, G (s) 15.0 160.0 59.4 53.0 Effective Green, g (s) 15.0 160.0 59.4 53.0 Actuated g/C Ratio 0.09 1.00 0.37 0.33 Clearance Time (s) 10.0 6.0 10.0 Vehicle Extension (s) 3.0 3.0 3.0 Lane Grp Cap (vph) 159 1702 644 572 v/s Ratio Prot c0.10 0.49 0.00 c0.27 v/s Ratio Perm 0.02 v/c Ratio 1.03 0.49 0.07 0.80 Uniform Delay, d1 72.5 0.0 32.4 48.7 Progression Factor 1.00 1.00 0.87 0.87 Incremental Delay, d2 79.5 0.3 0.0 10.7 Delay (s) 152.0 0.3 28.3 52.8 Level of Service F A C D Approach Delay (s) 152.0 0.3 50.7 Approach LOS F A D Intersection Summa HCM Average Control Delay 34.5 HCM Level of Service C HCM Volume to Capacity ratio 0.66 Actuated Cycle Length (s) 160.0 Sum of lost time (s) 20.0 Intersection Capacity Utilization 59.6% ICU Level of Service B Analysis Period (min) 15 ! Phase conflict between lane groups. c Critical Lane Group 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 6 HCM Unsignalized Intersection Capacity Analysis 13: Martinsburg Pike & Cedar Hill Road 11/312011 + I I ` Movement NBL NBT NBR SBL SBT SBR SEL SET SER NWL NWT NWR Lane Configurations 11 Ta Vj T> 4> 4-> Volume (veh/h) 93 428 19 5 277 7 3 5 51 15 2 2 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate (vph) 106 486 22 6 315 8 3 6 58 17 2 2 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1027 pX, platoon unblocked 0.97 0.97 0.97 0.97 0.97 0.97 vC, conflicting volume 323 508 1031 1049 319 1095 1043 497 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 323 475 1016 1034 319 1082 1027 464 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 91 99 98 97 92 89 99 100 cM capacity (veh/h) 1231 1047 192 203 720 157 205 577 Direction, Lane # NB 1 NB 2 SB 1 SB 2 SE 1 NW 1 Volume Total 106 508 6 323 67 22 Volume Left 106 0 6 0 3 17 Volume Right 0 22 0 8 58 2 cSH 1231 1700 1047 1700 531 175 Volume to Capacity 0.09 0.30 0.01 0.19 0.13 0.12 Queue Length 95th (ft) 7 0 0 0 11 10 Control Delay (s) 8.2 0.0 8.5 0.0 12.8 28.4 Lane LOS A A B D Approach Delay (s) 1.4 0.1 12.8 28.4 Approach LOS B D Intersection Summary Average Delay 2.3 Intersection Capacity Utilization 44.4% ICU Level of Service A Analysis Period (min) 15 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 1 Queues 17: Site Entrance & Martinsburg Pike 11/1/2011 -'* --* -*� ,} I I t Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 161 243 269 452 259 116 v/c Ratio 0.59 0.54 0.71 0.35 0.34 0.16 Control Delay 39.5 8.9 36.7 4.4 20.7 5.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 39.5 8.9 36.7 4.4 20.7 5.2 Queue Length 50th (ft) 76 0 117 50 87 0 Queue Length 95th (ft) 123 52 m136 m195 175 35 Internal Link Dist (ft) 429 1592 947 Turn Bay Length (ft) 100 200 200 Base Capacity (vph) 376 528 509 1294 753 709 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.43 0.46 0.53 0.35 0.34 0.16 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 8 HCM Signalized Intersection Capacity Analysis 1T Site Entrance & Martinsburg Pike 11/1/2011 Movement EBL EBR NBL NBT SBT SBR Lane Configurations 1 ?1 11 Irl i F Volume (vph) 142 214 237 398 228 102 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot) 1770 1583 1770 1863 1863 1583 Flt Permitted 0.95 1.00 0.95 1.00 1.00 1.00 Satd Flow (perm) 1770 1583 1770 1863 1863 1583 Peak -hour factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Adj. Flow (vph) 161 243 269 452 259 116 RTOR Reduction (vph) 0 205 0 0 0 69 Lane Group Flow (vph) 161 38 269 452 259 47 Turn Type Perm Prot Perm Protected Phases 4 5 2 6 Permitted Phases 4 6 Actuated Green, G (s) 12.4 12.4 17.2 55.6 32.4 32.4 Effective Green, g (s) 12.4 12.4 17.2 55.6 32.4 32.4 Actuated g/C Ratio 0.16 0.16 0.21 0.70 0.40 0.40 Clearance Time (s) 6.0 6.0 6.0 6.0 6.0 6.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 274 245 381 1295 755 641 v/s Ratio Prot c0.09 c0.15 c0.24 0.14 v/s Ratio Perm 0.02 0.03 v/c Ratio 0.59 0.15 0.71 0.35 0.34 0.07 Uniform Delay, d1 31.4 29.3 29.1 4.9 16.4 14.6 Progression Factor 1.00 1.00 0.97 0.68 1.00 1.00 Incremental Delay, d2 3.2 0.3 5.1 0.6 1.2 0.2 Delay (s) 34.6 29.6 33.2 4.0 17.7 14.8 Level of Service C C C A B B Approach Delay (s) 31.6 14.9 16.8 Approach LOS C B B Intersection Summary HCM Average Control Delay 19.9 HCM Level of Service B HCM Volume to Capacity ratio 0.46 Actuated Cycle Length (s) 80.0 Sum of lost time (s) 12.0 Intersection Capacity Utilization 48.0% ICU Level of Service A Analysis Period (min) 15 c Critical Lane Group 2020 Design Year Conditions PM Peak Hour Synchro 7 - Light: Report Stowe Engineeing Page 9 Appendix D HCS Diverge &Merge Reports RANIPS AND RAN/11-1.IUNC;TIONS WORKSI-ICI T Page 1 of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes r On F Yes F- On r- No F Off F No [- Off Lip = ft Ldoem - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vt) D = veh/h Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fFtV fp f HV x f Freeway 1000 0.88 Level 22 0 0.901 1.00 1261 Ramp 47 0.88 Level 17 0 0.922 1.00 58 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = pc/h V12 = 1261 pc/h Capacity Checks ICanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFI = VF 1261 4800 No V12 1261 4400:All No VR12 VFO = VF - V R 1203 4800 No UR 58 2000 No Level of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 Vie - 0.00627 LA DR = (pc/mi/In) LOS = (Exhibit 25-4) Speed Estimation Ms = (Exibit 25-19) SR= mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved evel of Service Determination if not F DR = 4.252 + 0.0086 V12 - 0.0009 LD = 10.6 (pc/mi/In) )S = B (Exhibit 25-4) 'peed Estimation = 0.433 (Exhibit 25-19) 57.9 mph (Exhibit 25-19) N/A mph (Exhibit 25-19) 57.9 mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:33 PM file:///C:/Users/Tim%2OStowe/Al)pData/Local/Temph2k6635.tiiip 10/31/2011 RANIPS AND RAMP JUNCTIONS WORKSHEET Page 1 of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 1-81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA ,Analysis Time Period AM Peak Hour Analysis Year 2011 Proiect Description Clearbrook Commercial Center Ilnputs errain: Level Upstream Adj Ramp Downstream Adj Ramp Yes F- On F Yes f— On F- No f Off F No F- Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vi) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv ftiv fn fHV x f Freeway 953 0.88 Level 22 0 0.901 1.00 1202 RamD 53 0.88 Level 17 0 0.922 1.00 65 Upstr Down Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 1202 pc/h V12 = pc/h ('mnarifii ('hacks ICaDacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 1267 See Exhibit 25-7 No VA = VF V12 VK12 1267 4600:A11 No VFo = VF - VR VR Level of Service Determination (if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 12.2 (pc/mi/In) DR = (pc/mi/In) LOS = B (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.300 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 61.6 mph (Exhibit 25-19) SR mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 61.6 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Klgnts Keserveo HCS+TM Version 5.2 Generated: 10/31/2011 4:38 PM file:///C:/Users/Tim%2OStowe/Api)Data/Local/Temp/i2k633C.tiiip 10/31/2011 700 KAIVII'J AINU KA1VI1' JUINU I IUIVJ WUIUtJ1-1L"L',1 I'age I of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period Am Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp f Yes F On F Yes F- On F- No F- Off F No F Off Lip = ft Ldown - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vt) D - veh/h Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Vehlhr) PHF Terrain %Truck %Rv fHV fp HV x f Freeway 1690 0.88 Level 17 0 0.922 1.00 2084 Ramp 70 0.88 Level 17 0 0.922 1.00 86 U Stream DownStream Mere Areas Diverge Areas Estimation of v,12 Estimation of v12 V12 - OF ( PFM) V12 = VR + (VF - VR)PFD LEo = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) 12 = pc/h 1 V12 = 2084 pc/h Capacity Checks ICapacityChecks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 2084 4800 No VFo V12 2084 4400:AII No VFo — VF 1998 4800 No V VR12 R VR 86 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 17.7 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) Ds = 0,436 (Exhibit 25-19) SR= mph (Exhibit 25-19) SR 57.8 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.8 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:39 PM file:///C:/Users/Tini%2OStoNve/Al)pData/Local/Temp/r2l<AF7B.tiiip 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page I of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp f Yes r- On f Yes F On F No F Off F No F Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph VD = veh/h Vo = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHv fp fHV x f Freeway 1620 0.88 Level 17 0 0.922 1.00 1997 Ramp 115 0.88 Level 17 0 0.922 1.00 142 U Stream DownStream Merge Areas Diverge Areas Estimation of v92 Estimation of v12 V12 — VF ( PFM) Vt2 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 1997 pc/h V12 = pc/h (:anar_ity r.hPrks Canacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 2139 See Exhibit 25-7 No VFI = VF V12 VR12 2139 4600:AII No VFo = VF - VR VR !vel of Service Determination (if not DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA 19.0 (pc/mi/In) 3 = B (Exhibit 25-4) )eed Estimation Ms = 0.319 (Exibit 25-19) SR= 61.1 mph (Exhibit 25-19) V N/A mph (Exhibit 25-19) S = 61.1 mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved evel of Service Determination (if not DR = 4.252 + 0.0086 V12 - 0.0009 LD _ (pc/mi/In) )S = (Exhibit 25-4) peed Estimation = (Exhibit 25-19) t= mph (Exhibit 25-19) ,= mph (Exhibit 25-19) = mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:39 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r2k 1330.tinp 10/31/2011 RANIPS AND RAi\/IP JUNCTIONS WORKSI-IEET Page I of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F- Yes F- On F Yes F On F No F Off F No F- Off Lip = ft Ldown - ff S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vt) D - veh/h Conversion to pc/h Under Base Conditions (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp v=V/PHFx f x f HV Freeway 1836 0.88 Level 23 0 0.897 1.00 2326 Ramp 82 0.88 Level 17 0 0.922 1.00 1 101 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEo = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) 12 = pc/h V12 = 2326 pc/h Capacity Checks lCapacityChecks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 2326 4800 No VFO V12 2326 4400:All No VFO — VF 2225 4800 No VR12 V R VR 101 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 19.8 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) DS = 0.437 (Exhibit 25-19) SR_ mph (Exhibit 25-19) SR= 57.8 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.8 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:39 PM file:///C:/Users/Tini%2OStowe/Al)pData/Local/Temp/i2k7l3A.tmp 10/31/2011 KA1\4Ij S ANll KAIVII' J U N C I IUN5 VdUKKSI-1EEF Page I of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = vehlh Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Vehmr) PHF Terrain %Truck %Rv fF1v fp fHV x f Freeway 1754 0.88 Level 23 0 0.897 1.00 2222 Ramp 86 0.88 Level 17 0 0.922 1.00 106 U Stream DownStream Mere Areas Diverge Areas Estimation of v,12 Estimation of v92 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 2222 pc/h V 12 = pclh Canacitv Checks ICatjacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 2328 See Exhibit 25-7 No VFI = VF V12 VR12 2328 4600:All No VFQ = VF - VR VR Level of Service Determination (if not F Level of Service Determination if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 20.4 (pclmi/In) DR = (pc/mi/In) LOS = C (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.326 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 60.9 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.9 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:42 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r21c 129D.tnip 10/31 /2011 1�111U11'J f-HINU 1�,H1V11' JU1Nl.11UINJ WUKitJt-1L'L1 Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA nalysis Time Period PM Peak Hour Analysis Year 2011 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F- Yes r On F Yes F- On F- No F- Off F- No F- Off Lip = ft Ldown - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vt) D veh/h Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv ftiv fp HV x f Freeway 1374 0.88 Level 25 4 0.873 1.00 1788 Ramp 53 0.88 Level 17 0 0.922 1.00 1 65 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = pc/h V12 = 1788 pc/h Capacity Checks ICapacity Checks Actual Maximum LOS F? Actual Maximum LOS F? UFi = VF 1788 4800 No VFO Vt2 1788 4400:AII No VR12 Level of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = (pc/mi/In) LOS = (Exhibit 25-4) Speed Estimation MS = (Exibit 25-19) SR= mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright U 2005 University of vionda, fvi ragnts Neservea VFO = VF 1723 4800 No VR UR 65 2000 No evel of Service Determination (if not 1 DR = 4.252 + 0.0086 V12 - 0.0009 LD R = 15.1 (pc/mi/In) DS = B (Exhibit 25-4) peed Estimation s = 0.434 (Exhibit 25-19) 57.9 mph (Exhibit 25-19) N/A mph (Exhibit 25-19) 57.9 mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:40 PM file:///C:/Users/Tim%2OStowe/AppData/Local/Tcmph2kCBOF.tiiii) 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSHEET Page l of 1 • RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB • Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA • Analysis Time Period PM Peak Hour Analysis Year 2011 • Project Description Clearbrook Commercial Center Inputs • Terrain: Level • Upstream Adj Ramp Downstream Adj Ramp • F Yes F On Yes F On � No F Off f No F Off • Ldown = ft Lup = ft S FF = 70.0 mph SFR = 35.0 mph VD = veh/h • Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vf) Conversion to pc/h Under Base Conditions • v=V/PHFx (pc/h) (Vehmr) PHF Terrain %Truck %Rv flit' fp fHV x f • Freeway 1321 0.90 Level 25 4 0.873 1.00 1681 Ramp 73 0.90 Level 17 0 0.922 1.00 88 • U Stream Down Stream • Mer e Areas Diverge Areas Estimation of v92 Estimation of v92 • V12 = VF ( PFM) V12 = VR + (VF - VR)PFD • LEO = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) • PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) • 12 = 1681 pc/h V12 = pc/h Capacity Checks Capacity Checks Actual Maximum LOS F? Actual Maximum LOS F? • VFI — VF • VFo 1769 See Exhibit 25 7 No V12 • VFO = VF - • VR12 1769 4600:AII No VR • VR • Level of Service Determination (if not F Level of Service Determination (if not F) • DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 16.1 (pc/mi/In) DR = (pc/mi/In) • LOS = B (Exhibit 25-4) LOS = (Exhibit 25-4) Seed Estimation Seed Estimation MS = 0.309 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 61.4 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) • So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) • S = 61.4 mph (Exhibit 25-14) S = mph (Exhibit 25-15) • Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:43 PM • • file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r2k638D.tmp 10/31/2011 RAMPS AND RAMP JUNCTIONS VJORKSI-IEET Page I of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F- On F Yes F On F No F Off F No f- Off Lip = ft Ldown = ft S FF = 70.0 mph SFR = 35.0 mph VU = veh/h Sketch ( show lanes, LA, LD,VR,Vf) D - veh/h Conversion to c/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp HV x f Freeway 1065 0.88 Level 22 0 0.901 1.00 1343 Ramp 102 0.88 Level 17 0 0.922 1.00 1 126 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = VF ( PFM) V12 — VR + K VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = P c/h V12 = 1343 pc/h nnmrrif l rhackc CaUacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFl = VF 1343 4800 No V121343 4400:AII No FVF VFO = OF V1217 R 4800 No VR 126 2000 No evel of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA R = (pc/mi/In) )S = (Exhibit 25-4) ,Qeed Estimation MS = (Exibit 25-19) SR mph (Exhibit 25-19) So mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved .evel of Service Determination it not i- DR = 4.252 + 0.0086 V12 - 0.0009 LD R = 11.3 (pc/mi/In) DS = B (Exhibit 25-4) 'peed Estimation S = 0.439 (Exhibit 25-19) R 57.7 mph (Exhibit 25-19) o N/A mph (Exhibit 25-19) = 57.7 mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:45 PM file:///C:/Users/Tim%2OStowe/AppData/Local/Temp/r21(DE89.tnip 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 1-81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F- Off Ldown - ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHv fp HV x f Freeway 963 0.88 Level 22 0 0.901 1.00 1215 Ramp 105 0.88 Level 17 0 0.922 1.00 129 U Stream DownStream Merge Areas Diverge Areas Estimation of v92 Estimation of v,f2 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) V12 = 1215 pc/h V12 = pcth Capacity Checks Capacit.y Checks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF VFo 1344 See Exhibit 25-7 No V12 VFO = VF VR12 1344 4600:AII No VR VR Level of Service Determination (if not F) Level of Service Determination if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 12.8 (pc/mi/In) DR = (pc/mi/In) LOS = B (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.301 (Exibit 25-19) IDS = (Exhibit 25-19) SR= 61.6 mph (Exhibit 25-19) Sfz mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 61.6 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated. 10/31/2011 4:45 PM file:H/C:/Users/Tim%2OSto\ve/AppData/Local/Temp/r2lcD577.tnij) 10/31/2011 KAN1Y',)' ANL) KAIVIY .IUNUIIUN,'S WUKK�SI-1LL1 Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F- Yes f- On i— Yes F- On F- No F- Off F- No I— Off Lip = ft Ldown - ff S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LDIVR,Vt) D - veh/h Conversion to c/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp HV x f Freeway 1794 0.88 Level 17 0 0.922 1.00 2212 Ramp 127 0.88 Level 17 0 0.922 1.00 157 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 — OF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) 12 = pc/h IV12 = 2212 pc/h Capacity Checks ICapacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 2212 4800 No VFo V12 2212 4400:AII No V FG = VF 2055 4800 No VR, 2 V R VR 157 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 18.8 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation MS = (Exibit 25-19) Ds = 0.442 (Exhibit 25-19) SR mph (Exhibit 25-19) SR 57.6 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.6 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:46 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r21c471 1.tmp 10/31/2011 RAIN/IPS AND RAN/IP JUNCTIONS WORKSHEET Page I of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On F— Yes F On F No f— Off F No F Off Ldown = ft LAP = ft S FF = 70.0 mph SFR = 35.0 mph o = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHv fp HV x f Freeway 1667 0.88 Level 17 0 0.922 1.00 2055 Ramp 170 0.88 Level 17 0 0.922 1.00 210 U Stream Down Stream Merge Areas Diverge Areas Estimation of v92 Estimation of v92 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) V12 = 2055 pc/h I V 12 = pc/h rhvrkc lCanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 2265 See Exhibit 25-7 No VFI = VF V12 VR12 2265 4600:AII No VFO=VF- VR ------- VR 7t Level of Service Determination if not F Level of Service Determination it not t- DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 19.9 (pc/mi/In) DR = (pc/mi/In) LOS = B (Exhibit 25A) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.324 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 60.9 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.9 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10131/2011 4:46 PM file:///C:/Users/Tim%20Stowe/Al)pData/Local/Temp/t-21c7F34.tiiii) 10/31 /2011 RAMPS AND RAIVIP JUNCTIONS WORKSI-IEET Page 1 of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10131/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F- Yes F- On F- Yes F- On F No F- Off F- No r Off Lip = ft Ldown = ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,V1) ° = veh/h Conversion to pc1h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fliv fp HV x f Freeway 1960 0.88 Level 23 0 0.897 1.00 2483 Ramp 133 0.88 Level 17 0 0.922 1.00 164 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = OF ( PFM) V12 = VR + (VF - VR)PFD LEo = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) 12 = pc/h V12 = 2483 pc/h rananifv rhnrkc Capacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFl = VF 2483 4800 No V12 2483 4400:AII No VR12 VFO = VF VR 2319 4800 No VR 164 2000 No Level of Service Determination if not F Level of Service Determination it not I-) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 21.1 (pc/mi/In) LOS = (Exhibit 25-4) LOS = C (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) Ds = 0.443 (Exhibit 25-19) SR= mph (Exhibit 25-19) SR 57.6 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.6 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:47 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r2kB 1 DA.tnip 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSI IEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F On F Yes F- On F No F Off FNo FOff 1-down - ft L,,p = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vf) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp f x f HV Freeway 1827 0.88 Level 23 0 0.897 1.00 2315 Ramp 126 0.88 Level 17 0 0.922 1.00 155 U Stream DownStream Merge Areas Diverge Areas Estimation of v92 Estimation of v12 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEO = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 2315 pc/h V12 = pc/h ( anarifii ('harks Caoacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO 2470 See Exhibit 25-7 No VFI = VF U12 VR12 2470 4600:All No UFO = VF - VR VR Level of Service Determination (if not DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 21.5 (pclmi/In) LOS = C (Exhibit 25-4) Speed Estimation _evel of Service Determination (if not F DR = 4.252 + 0.0086 Vt2 - 0.0009 LD IR = (pc/mi/In) OS = (Exhibit 25-4) SPeed Estimation Ms = 0.332 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 60.7 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= NIA mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.7 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:48 PM file:///C:/Users/Tim%2OStowe/AppData/Local/Temp/r2kF237.tmp 10/31/2011 RAMMPS AND RAMP JUNCTIONS WORKSI-IEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp 17- Yes f- On F Yes F On F No F Off F- No F Off Lip = ft Ldown - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vt) - ° - veh/h Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp HV x f Freeway 1458 0.88 Level 25 4 0.873 1.00 1897 Ramp 102 0.88 Level 17 0 0.922 1 1.00 126 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = OF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LED = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = p c/h IV12 = 1897 pc/h Capacity Checks apacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 1897 4800 No VFO V12 1897 4400:All No VFO = VF 1771 4800 No VR12 V R VR 126 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 16.1 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation S eed Estimation Ms = (Exibit 25-19) Ds = 0.439 (Exhibit 25-19) SR mph (Exhibit 25-19) SR 57.7 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.7 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:48 PM file:///C:/Users/Tim%2OStowe/Al)pData/Local/Temp/i21(25D7.tmp 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSHEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Background Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp errain: Level Downstream Adj Ramp F Yes F On F Yes F On F No f Off F No F Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h V� = veh/h Sketch ( show lanes, LA, LD,VR,Vf) Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv ft-Iv (p f x f Freeway 1356 0.90 Level 25 4 0.873 1.00 1725 Ramp 112 0.90 Level 17 0 0.922 1.00 135 u ap cream DownStrea Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 1725 pc/h V12 = pcth I-n. nf-;fur ('hof-►rc Ir.anaritv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 1860 See Exhibit 25-7 No VFi = VF V12 VR12 1860 460O:All No VFO = VF VR VR Level of Service Determination (if not DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 16.8 (pc/mi/ln) LOS = B (Exhibit 25-4) Speed Estimation Ms = 0.311 (Exibit 25-19) SR= 61.3 mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) S = 61.3 mph (Exhibit 25-14) Copyright © 2005 University of Florida. An Kignts Keserveo evel of Service Determination (it not t- DR = 4.252 + 0.0086 V12 - 0.0009 LD i = (pc/mi/In) )S = (Exhibit 25-4) peed Estimation (Exhibit 25-19) l= mph (Exhibit 25-19) = mph (Exhibit 25-19) mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:48 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r2k5 l 9B.tiii j) 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSH ET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp I Yes F- On F Yes F On F No F Off F No F Off LAP = ft Ldovrn - ft S FF = 70.0 mph SFR = 35.0 mph = VU veh/h Sketch ( show lanes, LA, Lp,VR,Vf) = veh/h ° Conversion to c/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv ftiV fp t-lv x f Freeway 1070 0.88 Level 22 0 0.901 1.00 1350 Ramp 122 0.88 Level 1 17 0 0.922 1.00 1 150 U Stream DownStream Mere Areas Diverge Areas Estimation of v,12 Estimation of v92 V12 - OF ( PFM) V12 = VR + (VF - VR)PFD LEG = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFo = 1.000 using Equation (Exhibit 25-11) V12 = pc/h V12 = 1350 pc/h (`anaf-ifii rhPckc ICaoacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFI = VF 1350 4800 No V12 1350 4400:AII No VR12 VFO = VF VR 1200 4800 No VR 150 2000 1 777N7o77t evel of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA R = (pc/mi/In) DS = (Exhibit 25-4) peed Estimation Ms = (Exibit 25-19) SR= mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved .evel of Service Determination it not F DR = 4.252 + 0.0086 V12 - 0.0009 LD R = 11.4 (pc/mi/In) 0S = B (Exhibit 25-4) 'peed Estimation s = 0.442 (Exhibit 25-19) R 57.6 mph (Exhibit 25-19) o N/A mph (Exhibit 25-19) 57.6 mph (Exhibit 25-15) HCS+1M Version 5.2 Generated: 11/1/2011 2:23 PM fi le:///C:/Users/Tiiii%2OStowe/Al)pData/Local /Temp/r2kA3 75. tiiip 11/1/2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page I of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 1-81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vo = veh/h V� = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=VIPHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fRv fp f x f I -iv Freeway 948 0.88 Level 22 0 0.901 1.00 1196 Ramp 120 0.88 Level 17 0 0.922 1.00 148 U Stream DownStream Merge Areas Diverge Areas Estimation of v,12 Estimation of v92 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEO = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) V12 = 1196 pc/h V12 = pc/h ('anarifiv rhar-ks lCanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo 1344 See Exhibit 25-7 No VFI = VF V12 VR12 1344 4600:All No VFo = VF - VR VR wel of Service Determination (if not DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA = 12.8 (pc/mi/ln) S = B (Exhibit 25-4) )eed Estimation Ms = 0.301 (Exibit 25-19) SR= 61.6 mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) S = 61.6 mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved evel of Service Determination (it not F DR = 4.252 + 0.0086 V12 - 0.0009 LD _ (pc/mi/In) )S = (Exhibit 25-4) peed Estimation _ (Exhibit 25-19) z= mph (Exhibit 25-19) t= mph (Exhibit 25-19) mph (Exhibit 25-15) HCS+TM Version 52 Generated: 11/1/2011 2:24 PM file:///C:/Users/Tiro%20Stowe/Apl)Data/Local/Temp/r21(7DF.tiiii) 11 /1 /2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page l of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp f Yes F On F Yes F On F No F Off F No F Off Lip = ft Ldown — ft S FF = 70.0 mph SFR = 35.0 mph VU = veh/h Sketch ( show lanes, LA, LD,VR,Vt) _ D - veh/h Conversion to c/h Under Base Conditions (pc/h) PHF Terrain %Truck %Rv fliv fp v=V/PHFx f x f (Veh/hr) HV Freeway 1794 0.88 Level 17 0 0.922 1.00 2212 Ramp 147 0.88 Level 1 17 0 0.922 1 1.00 181 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEO = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = P c/h 1 V12 = 2212 pc/h r'nnarifif ('.hmrrkc lCanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFI = VF 2212 4800 No V12 2212 4400:AII No VR12 VFO = VF VR 2031 4800 No VR 181 2000 No Level of Service Determination if not F Level of Service Determination it not I - DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 18.8 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) DS = 0.444 (Exhibit 25-19) SR= mph (Exhibit 25-19) SR 57.6 mph (Exhibit 25-19) So= mph (Exhibit 25-19) SR N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.6 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+T" Version 5.2 Generated: 10/31/2011 4:50 PM file:///C:/Users/Tim%2OStowe/Ai)pData/Local/Temp/r2lcD5 B2.tmi) 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSI EET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp r Yes F On F Yes F On F No F Off F— No F Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fliv fP f x f HV Freeway 1647 0.88 Level 17 0 0.922 1.00 2031 Ramp 183 0.88 Level 17 0 0.922 1.00 226 U Stream DownStream Mere Areas Diverge Areas Estimation of v92 Estimation of v,2 V12 - VF ( PFM) Vt2 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 2031 pc/h V12 = pc/h Capacity Checks Capacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFi = VF VFD 2257 See Exhibit 25-7 No V12 VFD = VF - VR12 2257 4600:AII No VR VR Level of Service Determination if not F Level of Service Determination (if not F DR = 5.475 + 0.00734 v R + 0.0078 Vt2 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 19.8 (pc/mi/In) DR = (pc/mi/In) LOS = B (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.323 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 60.9 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.9 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:50 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r21c81 A.tmp 10/31 /2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page l of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F Off Lip = ft Ldovm = ft S FF = 70.0 mph SFR = 35.0 mph e = veh/h Sketch ( show lanes, LA, LDIVR,Vt) D = veh/h Conversion to pc/h Under Base Conditions (pc/h) PHF Terrain %Truck %Rv flIV fp v = V/PHF x x f (Veh /hr) HV Freeway 1954 0.88 Level 23 0 0.897 1.00 2476 Ramp 196 0.88 Level 17 0 0.922 1.00 242 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12-VF(PFM) V12=VR+(VF-VR)PFD LED = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFp = 1.000 using Equation (Exhibit 25-11) V12 = p c/h V12 = 2476 pc/h ('nnanity ('.hnr-kc ICaDacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo VFI = VF 2476 4800 No V12 2476 4400:AII No VR12 VFG = VF V R 2234 4800 No VR 242 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 Vie - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LID DR = (pc/mi/In) DR = 21.0 (pc/mi/In) LOS = (Exhibit 25-4) LOS = C (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) Ds = 0.450 (Exhibit 25-19) SR_ mph (Exhibit 25-19) SR 57.4 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.4 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+rM Version 5.2 Generated: 10/31/2011 4:50 PM fi le:///C:/Users/Tim%2OStowe/AppData/Local/Teiiiph2lc3 CC3. trip 10/31/2011 IK-AMI'J AINLJ KAIVII' JUINUI1UNJ WUKK51-ILLI Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F Off Ldovm - ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vo = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp f x f HV Freeway 1758 0.88 Level 23 0 0.897 1.00 2227 Ramp 195 0.88 Level 17 0 0.922 1.00 240 U Stream DownStream Merge Areas Diverge Areas Estimation of v92 Estimation of v92 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 2227 pc/h V12 = pc/h (`nnarifii rhar-kc ICanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFQ 2467 See Exhibit 25-7 No = VFI VF V12 VR12 2467 4600:AII No VFQ=VF- VR VR Level of Service Determination if not F Level of Service uetermmar►on (IT nor r) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 21.5 (pc/mi/In) DR = (pc/mi/In) LOS = C (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.332 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 60.7 mph (Exhibit 25-19) SR mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) Sa= mph (Exhibit 25-19) S = 60.7 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:50 PM file:H/C:/Users/Tim%2OStowe/AppData/Local/Temp/r2k744A.tmp 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSI-IEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes f On F Yes F- On F No F- Off F No F- Off Lip = ft Ldown = ff S FF = 70.0 mph SFR = 35.0 mph VU = veh/h Sketch ( show lanes, LA, Lp,VR'Vf) D = veh/h Conversion to pc/h Under Base Conditions (pc/h) PHF Terrain %Truck %Rv fHV fp v = V/PHF x fHV x f (Veh/hr) Freeway 1458 0.88 Level 25 4 0.873 1.00 1897 Ramp 165 0.88 Level 17 0 0.922 1.00 203 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v,12 V12=VF(PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFp = 1.000 using Equation (Exhibit 25-11) 12 = pc/h V12 = 1897 pc/h Capacity Checks Ca acit Checks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 1897 4800 No VFO V12 1897 4400:All No VFO = VF 1694 4800 No VR12 V R VR 203 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5,475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 16.1 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) DS = 0.446 (Exhibit 25-19) SR= mph (Exhibit 25-19) SR 57.5 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.5 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:51 PM f le:///C:/Users/Tim%2OStowe/AppData/Local/Temp/i-2]cAD95. trip 10/31/2011 KAMPJ ANU KAM1' JUNUIIUN�; WUltK51-IEE Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2014 Buildout Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On (— Yes F On F No F Off F No F Off Ldown - ft L,p = ft S FF = 70.0 mph SFR = 35.0 mph VD = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vr) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHv fn HV x f Freeway 1293 0.90 Level 25 4 0.873 1.00 1645 Ramp 181 0.90 Level 17 0 0.922 1.00 218 U Stream DownSream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) Vt2 = 1645 pc/h V12 = pc/h Canacitv Checks Capacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFQ 1863 See Exhibit 25-7 No VFI = VF V12 VR12 1863 4600:AII No VFQ = VF - VR VR Level of Service Determination (if not DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 16.8 (pc/mi/In) LOS = B (Exhibit 25-4) Speed Estimation Ms = 0.311 (Exibit 25-19) SR= 61.3 mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) S = 61.3 mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved eve/ of Service Determination if not F DR = 4.252 + 0.0086 V12 - 0.0009 LID _ (pc/mi/In) )S = (Exhibit 25-4) .peed Estimation _ (Exhibit 25-19) mph (Exhibit 25-19) �= mph (Exhibit 25-19) mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:51 PM file:///C:/Users/Tim%2OStowe/Al)pData/Local/Temp/r2kEA59.tiiip 10/31 /2011 RAMPS AND RAMP JUNCTIONS WORKSHEET Page I of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes r On r- Yes F- On F No F Off i— No F Off Lip = ft Ldown - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vd - D - veh/h Conversion to pc/h Under Base Conditions (pc/tt) (Veh/hr) PHF Terrain %Truck %Rv fHV fp v=V/PHFx f x f HV Freeway 1173 0.88 Level 22 0 0.901 1.00 1480 Ramp 128 0.88 Level 17 0 0.922 1.00 158 U Stream DownStream Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = pc/h IV12 = 1480 pc/h Capacity Checks ICapacityChecks Actual Maximum LOS F? Actual Maximum LOS F? VFI = VF 1480 4800 No VFO V12 1480 4400:All No VFO = VF 1322 4800 No VR12 VR -771 VR 158 2000 No Level of Service Determination if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 12.5 (pc/mi/In) LOS = (Exhibit 25-4) LOS = B (Exhibit 25-4) Speed Estimation Seed Estimation MS = (Exibit 25-19) DS = 0.442 (Exhibit 25-19) SR= mph (Exhibit 25-19) SR 57.6 mph (Exhibit 25-19) Y mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.6 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:52 PM file:///C:/Users/Tim%2OStowe/Al)pData/Local/Temp/r2k2DA3.tmi) 10/31/2011 RAMPS AND RAMP JUNCTIONS WORKSHEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA nalysis Time Period AM Peak Hour Analysis Year 2020 Proiect Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F On F Yes f- On F No F- Off F No F Off LAP = ft Ldown - ft S FF = 70.0 mph SFR = 35.0 mph = veh/h Sketch ( show lanes, LA, LD,VR,Vf) D - veh/h Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv f11V fp HV x f Freeway 1961 0.88 Level 17 0 0.922 1.00 2418 Ramp 153 0.88 Level 17 0 0.922 1.00 189 U Stream DownStreaml I Mere Areas Diverge Areas Estimation of v12 Estimation of v12 V12 - VF ( PFM) V12 = VR + (VF - VR)PFD LEo = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = P c/h V12 = 2418 pc/h r honcC Canar-ity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFi = VF 2418 4800 No V12 2418 4400:AII No VR12 VFO = VF V R 2229 4800 No VR 189 2000 No Level of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = (pc/mi/In) LOS = (Exhibit 25-4) Speed Estimation Ms = (Exibit 25-19) SR= mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright © 2005 University of Flonda, All Kignts Keservea Level of Service Determination (it not F DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 20.5 (pc/mi/In) LOS = C (Exhibit 25-4) Speed Estimation IDS = 0.445 (Exhibit 25-19) SR 57.5 mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = 57.5 mph (Exhibit 25-15) HCS+TM Version 5.2 Generated: 10/31/2011 4:53 PM file:///C:/Users/Tim`/`2OStowe/Ai)pData/Local/Temp/r2k8F96.tmp 10/31/2011 RANIPS AND RAMP JUNCTIONS WORKSI EET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period AM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On F Yes r- On F No F Off F No F Off Ldown - ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph VD = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vf) Conversion to pc/h Under Base Conditions PHF Terrain %Truck %Rv flly fP v=V/PHFx f x f (Veh/hr) HV EFreeway 1808 0.88 Level 17 0 0.922 1.00 2229 193 0.88 Level 17 0 0.922 1.00 238 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v,12 V12 - OF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) V12 = 2229 pc/h V12 = pc/h :`nn!nf-ifti rhArrkc ICaDacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO 2467 See Exhibit 25-7 No VFI = VF V12 VR12 2467 4600:AII No VFo = VF - VR VR Level of Service Determination (if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 21.5 (pc/mi/In) DR = (pc/milln) LOS = C (Exhibit 254) LOS = (Exhibit 254) Speed Estimation Seed Estimation Ms = 0.332 (Exibit 25-19) IDS = (Exhibit 25-19) SR= 60.7 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.7 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:53 PM file:H/C:[Users/Tini%2OStowe/AppData/Local/Temp/r2kB 84E.tiiip 10/31/2011 RAMPS AND RAIVIP JUNCTIONS WORKSHEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center In uts Upstream Adj Ramp Terrain: Level Downstream Adj Ramp f Yes F- On F Yes F On F No F Off F No F Off Lip = ft Ldovm - ft S FF = 70.0 mph SFR = 35.0 mph VU = veh/h Sketch ( show lanes, LA, LD,VR,Vf) _ ° veh/h Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv flIV fp HV x f Freeway 2137 0.88 Level 23 0 0.897 1.00 2708 Ramp 205 0.88 Level 1 17 0 0.922 1.00 253 U Stream DownStream Mere Areas Diverge Areas Estimation of v,2 Estimation of v12 V12 - VF ( PFM) V12 = VR + K - VR)PFD LEO = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1,000 using Equation (Exhibit 25-11) V12 = pc/h IV12= 2708 pc/h ('annrifv rhar_ks Canacity Checks Actual Maximum LOS F? Actual Maximum LOS F? VFO VFI = VF 2708 4800 No V12 2708 4400:AII No VR12 VFO = VF VR 2455 4800 No VR 253 2000 1 No Level of Service Determination if not F Level of Service Determination it not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = (pc/mi/In) DR = 23.0 (pc/mi/In) LOS = (Exhibit 25-4) LOS = C (Exhibit 25-4) Speed Estimation Seed Estimation Ms = (Exibit 25-19) IDS = 0.451 (Exhibit 25-19) SR mph (Exhibit 25-19) SR 57.4 mph (Exhibit 25-19) So= mph (Exhibit 25-19) So N/A mph (Exhibit 25-19) S = mph (Exhibit 25-14) S = 57.4 mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:53 PM file:///C:/Users/Tim%2OStowe/Al)pData/Local/Temp/r2l<E827.tiiip 10/31/2011 RAMPS AND RAMP .JUNCTIONS WORKSHEET Page I of I RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 NB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center Inputs Terrain: Level Upstream Adj Ramp Downstream Adj Ramp F Yes F On (— Yes F On No F Off F No F Off Ldown = It Lip = ft S FF = 70.0 mph SFR = 35.0 mph Vp = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,Vt) Conversion to pc/h Under Base Conditions v=V/PHFx (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fIN fp fHV x f Freeway 1932 0.88 Level 23 0 0.897 1.00 2448 Ramp 203 0.88 Level 17 0 0.922 1.00 250 U Stream DownStream Merge Areas Diverge Areas Estimation of v92 Estimation of v92 V12 = VF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 2448 pc/h V12 = pc/h ('nnarity (_hPrk(z ICaoacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFD 2698 See Exhibit 25-7 No VFI = VF V12 VR12 2698 4600:All No VFo = VF - VR VR Level of Service Determination (if not F Level of Service Determination (if not F) DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 23.3 (pc/milln) DR = (pc/mi/In) LOS = C (Exhibit 25-4) LOS = (Exhibit 25-4) Speed Estimation Seed Estimation Ms = 0.344 (Exibit 25-19) IDS = (Exhibit 25-19) SR= 60.4 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 60.4 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright© 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:53 PM file:///C:/Users/Tim%20Stowe/AppData/Local/Temp/r21c168A.tmp 10/31/2011 Rj- 1PVIPS AND RAMP JUNCTIONS NN/ORKSI-IEET Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center Inputs Upstream Adj Ramp Terrain: Level Downstream Adj Ramp F Yes F On F Yes F On F No F Off F No F Off Lip = ft Ldovm - ft S FF = 70.0 mph SFR = 35.0 mph VU = veh/h Sketch ( show lanes, LA, LD,VR,Vt) ° veh/h Conversion to pc/h Under Base Conditions v=V/PHFx (pcm) (Vehlhr) PHF Terrain %Truck %Rv fHV fp HV x f Freeway 1595 0.88 Level 25 4 0.873 1.00 2075 Ramp 171 0.88 Level 17 0 0.922 1.00 211 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = OF ( PFM) V12 = VR + (VF - VR)PFD LEo = (Equation 25-2 or 25-3) LEo = (Equation 25-8 or 25-9) PFM = using Equation (Exhibit 25-5) PFD = 1.000 using Equation (Exhibit 25-11) V12 = pc/h V12 = 2075 pc/h r_Anar_ifv C:hPrkS ICanacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFo VFI = VF 2075 4800 No V12 2075 4400:All No VR12 VFO = VF V R 1864 4800 No VR 211 2000 No Level of Service Determination (if not Fq DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = (pc/mi/In) LOS = (Exhibit 25-4) Sneed Estimation Ms = (Exibit 25-19) SR= mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = mph (Exhibit 25-14) Copyright © 2005 University of Florida, All Rights Reserved .evel of Service Determination if not F DR = 4.252 + 0.0086 V12 - 0.0009 LD R = 17.6 (pc/mi/In) DS = B (Exhibit 25-4) peed Estimation s = 0.447 (Exhibit 25-19) a 57.5 mph (Exhibit 25-19) N/A mph (Exhibit 25-19) 57.5 mph (Exhibit 25-15) 14CS+TM Version 5.2 Generated: 10/31/2011 4:54 PM file:///C:/Users/Tim%2OStowe/AppData/Local/Temp/f2k7408.tiiip 10/31/2011 KA1V11'J AINL) 1<-AIV11',IUINUIIUIVJ WUKltJ1-1L~,L1 Page 1 of 1 RAMPS AND RAMP JUNCTIONS WORKSHEET General Information Site Information Analyst Tim Stowe Freeway/Dir of Travel 81 SB Agency or Company Stowe Engineering Junction Hopewell Rd Date Performed 10/31/2011 Jurisdiction Frederick Co, VA Analysis Time Period PM Peak Hour Analysis Year 2020 Project Description Clearbrook Commercial Center Inputs errain: Level Upstream Adj Ramp Downstream Adj Ramp r- Yes r- On (— Yes r- On � No I Off F No r- Off Ldown = ft Lip = ft S FF = 70.0 mph SFR = 35.0 mph VD = veh/h Vu = veh/h Sketch ( show lanes, LA, LD,VR,VI) Conversion to pc/h Under Base Conditions v = V/PHF x (pc/h) (Veh/hr) PHF Terrain %Truck %Rv fHV fp f x f HV Freeway 1424 0.90 Level 25 4 0.873 1.00 1812 Ramp 188 0.90 Level 17 0 0.922 1.00 227 U Stream DownStream Merge Areas Diverge Areas Estimation of v12 Estimation of v12 V12 = OF ( PFM) V12 = VR + (VF - VR)PFD LEQ = (Equation 25-2 or 25-3) LEQ = (Equation 25-8 or 25-9) PFM = 1.000 using Equation (Exhibit 25-5) PFD = using Equation (Exhibit 25-11) 12 = 1812 pc/h V12 = pc/h ('nnarifv rhpr_kS ICaDacitv Checks Actual Maximum LOS F? Actual Maximum LOS F? VFQ 2039 See Exhibit 25-7 No VFI = VF U12 VR12 2039 4600:AII No VFQ = VF - Vn UR Level of Service Determination (if not F Level of Service Determination if not F DR = 5.475 + 0.00734 v R + 0.0078 V12 - 0.00627 LA DR = 4.252 + 0.0086 V12 - 0.0009 LD DR = 18.1 (pc/mi/In) DR = (pc/mi/In) LOS = B (Exhibit 25-4) LOS = (Exhibit 254) Speed Estimation Seed Estimation Ms = 0.316 (Exibit 25-19) Ds = (Exhibit 25-19) SR= 61.2 mph (Exhibit 25-19) SR= mph (Exhibit 25-19) So= N/A mph (Exhibit 25-19) So= mph (Exhibit 25-19) S = 61.2 mph (Exhibit 25-14) S = mph (Exhibit 25-15) Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 10/31/2011 4:54 PM file:/HC:/Users/Tim%20Stowe/AppData/Local/Temp/r2kA4EA.tmp 10/31/2011 Appendix E Pre -Scope of Work Meeting Form V LIT T PRE -SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Stowe Engineeirng, PLC Tele: 540.336.0656 E-mail: timstowe a,stowecompanies.com Developer/Owner Name: Mo Vahidi Tele: (703) 471-0801 E-mail: americanmedicalI @verizon.net Project Information Project Name: Clearbrook Commercial Center Locality/County: Frederick Co. Project Location: south west corner of Route 1 1/ Route 671 (Cedar Hill Rd) intersection. Tax parcel (Attach regional and site 33-n-125 specific location ma Submission Type Comp Plan ❑ Rezoning Site Plan ❑ Subd, Plat ❑ Project Description: (Including details on the land use, acreage, phasing, access rezoning of 14.53-+/- acres from RA to 132 for commercial development. location, etc. Attach additional sheet if necessary) Proposed Use(s): (Check all that apply; attach Residential ❑ Commercial ® Mixed Use ❑ Other ❑ additional pages as necessary) Residential Uses(s) 120 Number of Units: ITE LU Code(s): Other Use(s) ITE LU Code(s): Commercial Use(s) ITE LU Code(s): 820 Independent Variable(s): Square Ft or Other Variable: Total Peak Hour Trip Less than 100 ❑ 100 — 499 ❑ 500 — 999 ® 1,000 or more ❑ Projection: It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Traffic Impact Analysis Assumptions Study Period Existing Year: 2011 Build -out Year: 2014 Design Year: 2020 Study Area Boundaries North: Rte 671 Cedar Hill Rd South: Rte 672 Hopewell Road (Attach map) East: Rte I I Matinsburg Pike West: 1-81 ramps External Factors That Could Affect Project (Planned road improvements, „one other nearby developments) Consistency With Comprehensive Plan (Land use, transportation plan) Land use and transportation are consistent with the 2007 Comprehensive plan and the adopted 2010 North Cast Land Use Plan which call for commercial land use Available Traffic Data (Historical, forecasts) historical data from VDOT count books Trip Distribution Road Name: Hopewell Rd Road Name: B1•LICCLOW11 Rd Road Name: Rte 1 1 north Road Name: Rte I I south (Attach sketch) Annual Vehicle Trip Growth Rate: 15% Peak Period for Study (check all that apply) AM ® PM ❑ SAT Peak Hour of the Generator 1.Rtes 1 1 and 671 Cedar Hill Rd 6.Site Entrance 2.Rtes 1 I and 672 Brucetown Rd 7. Study Intersections 3.Rte 672 and I-81 NB ramps 8. and/or Road Segments (Attach additional sheets as 4.Rte 672 and I-81 SB ramps 9. necessary) 5.Rte I 1 and Rte 672 Hopewell Rd 10. Trip Adjustment Factors Internal allowance: ❑ Yes ® No Reduction: % trips Pass -by allowance: ® Yes ❑ No Reduction: 25% trips Software Methodology ® Synchro ® HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM [:]Other_ Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Improvement(s) Assumed or to be signal at the intersection of Routes I I and 671. • Considered • Background Traffic Studies Considered Kesari/Old Stone • Plan Submission ❑ Master Development Plan (MDP) ® Generalized Development Plan (GDP) ❑ Preliminary/Sketch Plan ❑Other Plan type (Final Site, Subd. Plan) ® Queuing analysis ❑ Actuation/Coordination El weaving analysis Additional Issues to be � Addressed ©Merge analysis ❑Bike/Ped Accommodations ©Intersection(s) ❑ TDM Measures ❑ Other • NOTES on ASSUMPTIONS: SIGNED: DATE: o/zo/zoii • Applicant or Consultant PRINT NAME: Tim Stowe, Stowe Engineering Applicant or Consultant It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding • geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Trip Generation Summary for Clearbrook Commercial Center Frederick County, VA AM Peak Hour PM Peak Hour Avg. Daily Land Use ITE Code Amount In Out Total In Out Total Trips Shopping Center 820 120 107 68 175 339 367 706 7,645 pass -by trips @ 25% (code 820) -27 -17 -44 -85 -92 -177 -1,911 Total New Trips 80 51 131 254 275 530 5,734 • • • • • • i Appendix F • • • Cost Estimate • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Vahidi Rezoning Estimate of Improvement Costs 11-May-12 1 Apporach accuated traffic signal on Route 11 at entrance 2 200' +/- of 12' auxillary lane (SB) 3 460' of Public Roadway (shared entrance) 4 Pavement Markings 5 Engineering for Realignment of Hopewell Rd and Brucetown Rd TOTAL $175,000 $65,000 $150,000 $5,500 $62,500 $458,000 WE rs-�J'Mln �C' RCH APPIicaUono- Parcels B1 (Business. Neighborhood District) 82 (Business. General Distrist) B3 (Business. Industnal Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) _ M1 (Industrial. Light District) M2 (industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) BERKELEY COUNTY WEST VIRGINIA Y i 'at4soM CNG� E7 C' l Note: Frederick County Dept of Planning & Development CPPA Resolution 107 N Kent St Suite 202 Light Properties Winchester, VA 22601 540 - 665 - 5651 Map Created: December 27. 2012 Staff: elawrence 750 1,500 3,000 Feet 0 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING July 31, 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RR: REZONING APPLICATION 409-12 FOR CLEARBROOK RETAIL CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, August 14, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #09-12 of Clearbrook Retail Center, submitted by GrcyWolle, Inc., to rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. The property is located on Martinsburg Pike (Route 11), 700 Ieet south ofthe intersection with Cedar Hill Road (Route 671), fronting Route 1 1 and Interstate 81, and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co. frederick. va. us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 • NOTIFICATION OF PUBLIC HEARING July 31, 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION H09-12 FOR CLEARBROOI< RETAIL CLN'1'I R On belialf of the Frederick County Board of Supervisors, you are hereby notified Of a public hearing being held on Wednesday, August 14, 2013, at 7:00 p.m. in the Board ROOM Of the I'1-CCICI'1Ck C011llty Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 909-12 of Clearbrook Retail Center, submitted by GreyWolfe, Inc., to reronel4.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. The property is located on NI11'tlnsblll'g Pike (Route 11), 700 feet south of the intersection with Cedar Hill Road (Route 671), fronting Route I 1 and Interstate 81, and is identified by Property Iclentif ication Number 33-A-125 in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, of at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.f-cclerick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd NOTIFICATION HEARING THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) On behalf of the Frederick County Board of Supervisors, you are hereby notified of a pu being held on Wednesday, August 14, 2013, at 7:00 p.m. in the Board Room of the Fredi Administration Building at 107 North Kent Street, Winchester, Virginia to consider tl Rezoning #09-12 of Clearbrook Retail Center, submitted by GreyWolfe, Inc., to rezone14.53 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. The property is located on Martinsburg Pike (Route 11), 700 feet south of the intersection with Cedar Hill Road (Route 671), fronting Route 11 and Interstate 81, and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: Michael T. Ruddy, AICP Deputy Planning Director l.) 0 • t s is to certify that 0 atmched correspondence Nvas an d to the follow, ing on 7 a U 13 from the Department of Planning and Development, Frederick Co ty, Virginia: 33 A 125 D 33 - A- - 125- VAHIDI MOHEBATULLAH 794 CENTER ST HERNDON VA 20170.4664 33 - A- - 123- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603.4763 33 - A- - 125-A MAGEE ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK VA 22624-1543 33 - A- - 125-B SWIMLEY DEBORAH D CIO DEBI DRIVER 3721 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A• • 125•C MARTIN PHILIP K PO BOX 113 BRUCETOWN VA 22622 0113 GrcyWolfe. Inc. 1073 Rcdbud Rd. Willc11Cster. VA 22603 STATE OF VIRGINIA COUNTY OF FREDERICK REGAN MARK REGAN ELIZABETH CAROLINE 2000 CEDAR HILL RD CLEAR BROOK VA 22624-1552 33 - A- - 125-E SCHALL DANIEL T SCHALL RITA D 2042 CEDAR HILL RD CLEAR BROOK VA 22624-1552 33 - A- - 124-A SILVERWOLFE LLC 1073 REDBUD RD WINCHESTER VA 22603-4757 33 - A- - 124-D STRONKO FREDERICK A STRONKO UN H 3656 MARTINSBURG PIKE CLEAR BROOK VA 22624.1545 33 - A- - 124- BLAIN PROPERTIES OF VIRGINIA LLC 35 FLATT RD ROCHESTER NY 14623.2511 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department Z C ` /t , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Pl ng and Development, whose name is signed to the foregoing, dated / o l , has personally appeared before me and acknowledged the same in my State and County aforesaid Given under my hand this-,--3/ day of LL/' My commission expires on 1 0 U Am'�a �-5 NOTARY PUBLIC PAMALA DEETER NOTARY PUBLIC REGISTRATION k 354474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMBER 31, 2017 GreyWolfc, Inc. 1073 Redbud Rd. Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfc, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Ninchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 -S t'i:l" Laoeis a f p 5 16 1 V .1se kver7C Template 5161:' Feed Paper � ""�'� expose Pop-up Edge," 33 • A- - 125- VAHIDI MOHEBATULLAH 794 CENTER ST HERNDON VA 20170-4664 33 - A- - 123- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603-4763 33 - A- - 125-A MAGEE ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A- - 125-B SWIMLEY DEBORAH D CIO DEBI DRIVER 3721 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A- - 125-C MARTIN PHILIP K PO BOX 113 BRUCETOWN VA 22622.0113 33 - A- - 125- VAHIDI MOHEBATULLAH 794 CENTER ST HERNDON VA 20170.4664 33 - A- - 123- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603.4763 33 - A- - 125-A MAGEE ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A. - 125-B SWIMLEY DEBORAH D CIO DEBI DRIVER 3721 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A- - 125-C MARTIN PHILIP K PO BOX 113 BRUCETOWN VA 22622-0113 �tiqucttes faciles a peter A Utilisez le aabari, L.VERY0 5 16 1C Sens de charaement Replie7 a la hachure afin de wvLvr.avery.com reveler le rebord Pop-upTIO 1-800-GQ-AVERY AI Template 5161C"' Feed Paper • expose Pop-up Edger". s Vb`71�vFf� ��U5161� i 33 - A- - 125-D REGAN MARK REGAN ELIZABETH CAROLINE 2000 CEDAR HILL RD CLEAR BROOK VA 22624.1552 33 - A- - 125-E SCHALL DANIEL T SCHALL RITA D 2042 CEDAR HILL RD CLEAR BROOK VA 22624.1552 33 . A- - 124-A SILVERWOLFE LLC 1073 REDBUD RD WINCHESTER VA 22603.4757 33 - A- - 124-D STRONKO FREDERICK A STRONKO UN H 3656 MARTINSBURG PIKE CLEAR BROOK VA 22624.1545 33 - A- - 124- BLAIN PROPERTIES OF VIRGINIA LLC 35 FLATT RD ROCHESTER NY 14623.2511 33 - A- - 125-D REGAN MARK REGAN ELIZABETH CAROLINE 2000 CEDAR HILL RD CLEAR BROOK VA 22624.1552 33 - A- - 125-E SCHALL DANIEL T SCHALL RITA D 2042 CEDAR HILL RD CLEAR BROOK VA 22624-1552 33 - A- - 124-A SILVERWOLFE LLC 1073 REDBUD RD WINCHESTER VA 22603.4757 33 - A- - 124-D STRONKO FREDERICK A STRONKO UN H 3656 MARTINSBURG PIKE CLEAR BROOK VA 22624-1545 33 - A- - 124- BLAIN PROPERTIES OF VIRGINIA LLC 35 FLATT RD ROCHESTER NY 14623.2511 "ticu,ti-as iaciles a peter ut iisez le cabarit A.VERYG 5161C' Sens de chargement Repliez a la hachure afin de r6veler le rebord Pop-upT'`', wvvvil. ave ry. com 1-800-GO-AVERY 41c ' CO COUNTY of FREDERICK Q Department of Planning and Development 540/665-5651 1738 FAX: 540/ 665-6395 NO I IC 7OF PUBLIC MELTING February 2 13\ TO: THE PPLI \ NT(S) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING A`kPLICATION 1109-12 FOR CLEARBROOK RETAIL CENTER On behalf of the Frederick County Board of Supervisors, you arc hereby notified of a public meeting being held on Wednesday, March 13, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 1409-12 of Clearbrook Retail Center, submitted by GrcyWolie, Inc., to rezonc14.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. The property is located 700 feet south on Martinsburg Pike (Route 1 1) of the intersection with Cedar Hill Road (Route 671), fronting Route 11 and Interstate 81, and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.fi-ederick.va.tis. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This i.s to certify that 0 aaached correspondence \vas ma d to the follovrng on from the Departinent of Planning and Development, Frederick County, Virginia: Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department STATE OF VIRGENIA COUNTY OF FREDEMCK l , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and aclrno-wledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING December 21, 2012 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING APPLICATION 909-12 FOR CLEARBROOK RETAIL CENTER On behalf of the Frederick County Planning Commission, you are licreby notified of a public ]leaning being held on Wednesday, January 2, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 409-12 of Clearbrook Retail Center, submitted by GreyWolfe, Inc., to rezone14.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. The property is located 700 feet south on Martinsburg Pike (Route 1 1) of the intersection with Cedar Hill Road (Route 671), fronting Route I 1 and Interstate 81, and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. Any interested parties having questions or wishing to speak may attend the public hearing. A copy of the application will be available for review at the I-Iandley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co. fi•ederick.va.Lis. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certif)T that 9 attached correspondence Was MA, to 1-be follov,7ing on from tbeDepai-Lment of Planning, and Developinent, Frederick County, Virginia: 33 - A- - 125- VAHIDI MOHEBATULLAH 794 CENTER ST HERNDON VA 20170.4664 Grcy Wolfe, I11c. 1073 Rcdbud Rd. \Vinchcster, VA 22603 33 - A- - 123- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603-4763 33 - A- - 125-A MAGEE ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK VA 22624-1543 33 - A- - 125-B SWIMLEY DEBORAH D CIO DEBI DRIVER 3721 MARTINSBURG PIKE CLEAR BROOK VA 33 - A- - 125-C MARTIN PHILIP K PO BOX 113 BRUCETOWN VA 33 - A- - 125-0 REGAN MARK BEGAN ELIZABETH CAROLINE 2000 CEDAR HILL RD CLEAR BROOK VA 22624.1552 33 - A- - 125-E SCHALL DANIEL T SCHALL RITA D 2042 CEDAR HILL RD CLEAR BROOK VA 22624.1552 33 - A- - 124-A SILVERWOLFE LLC 1073 REDBUD RD WINCHESTER VA 22603.4757 33 - A- - 124-D STRONKO FREDERICK A STRONKO UN H 3656 MARTINSBURG PIKE CLEAR BROOK VA 22624.1545 33 - A- - 124- BLAIN PROPERTIES OF VIRGINIA LLC 35 FLATT RD ROCHESTER NY 14623.2511 22624-1543 / Michael T. Ruddy, Deputy Planning Direct Frederick County Planning Department 22622.0113 COUNTY OF FREDERICK L , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and ackno«rledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC C � - teoa 1�717— P#J 53—A- /AUJOIti"NG PROPERTY OWNERS O.-BARBARA-DATA PROCESSING FROW BEV - PI ning Dept. Please pri t sets of labels by -� THANKS! Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested propertN on the side or rear or and properth directly across a public right-of-%�av, a private right-of--*%av, or a *%atercourse from the requested property. The applicant is required to obtain the tollo%%ing information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County .-ldministrative Building, 107.Vorth Kent Street. Name and Property Identification Number Address Name R&J Land development, LLC 1631 Redbud Road Winchester, Virginia 22603 1'ropert%=33-(A)-123 „ Name Elaine MaGee 3703 Martinsburg Pike Clear Brook, Virginia 22624 I'ropert} .33-(A)-125A Name Debra Driver 3721 Martinsburg Pike Clear Brook, Virginia 22624 Propert...33-(A)-125B ,, \,1111C Philip Martin P.O. Box 113 Brucetown, Virginia 22622 Nmpem # 33-(A)-125C Name Mr. & Mrs. Mark Regan 2000 Cedar Hill Road Clear Brook, Virginia 22624 Pmpert\ 33-(A)-125D ✓ `ameMr. & Mrs. Daniel Schall 2042 Cedar Hill Road Clear Brook, Virginia 22624 Propen\ .33-(A)-125E ✓ Name SilverWolfe, LLC 1073 Redbud Road Winchester, Virginia 22603 Propert} a 33-(A)-124A ✓ Frederick Stronko 3656 Martinsburg Pike Clear Brook, Virginia 22624 1'mpert\ � 33-(A)-124D Name Bradley Blain 35 Flatt Road Rochester, New York 14623 Pmpern :: 33-(A)-124 J I� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING February 8, 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 09-12 FOR CLEARBROOK RETAIL CENTER On behalf of the Frederick County Planning COmmiSSI011, you are hereby notified of a public meeting being held On Wednesday, February 20, 2013, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 409-12 of Clearbrook Retail Center, submitted by GreyWolfe, Inc., to rczone14.53 acres from RA (Rural Areas) District to 132 (General Business) District with proffers. The property is located 700 feet south on Martinsburg Pike (Route 11) of the intersection with Cedar Hill Road (Route 671), fronting Route 1 I and Interstate 81, and is identified by Property Identification Number 33-A-125 in the Stonewall Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department Of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. YOU can also visit us on the web at: \vvvw.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP y Deputy Planning Director MTR/blid 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 1h-s 's t certify' that 9 attached correspondence Nvas mao to the follovrmi g on front the Department of Planning and Development Frederick Coun.t),, lrgi ia: 33 - A- - 125- VAHIDI MOHEBATULLAH 794 CENTER ST HERNDON VA 20170.4664 33 - A- - 123- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603.4763 33 - A- - 125-A MAGEE ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK VA 22624.1543 33 - A- - 125-B SWIMLEY DEBORAH D CIO DEBI DRIVER 3721 MARTINSBURG PIKE CLEAR BROOK VA 22624-1543 33 - A- - 125-C MARTIN PHILIP K PO BOX 113 BRUCETOWN VA 22622.0113 GreyN\/oltc, Inc. 1073 Redbucl Rd. «Vinchester, VA 22603 STATE OF VLRGINIA COUNTY OF FREDERICK I, aforesai do Planning State and certify that Development, whose name is signed to the foregoing, dated has personally appeared before me and act no-wledged the same in my aforesaid. 33 - A- - 125-D REGAN MARK REGAN ELIZABETH CAROLINE 2000 CEDAR HILL RD CLEAR BROOK VA 22624-1552 33 - A- - 125-E SCHALL DANIEL T SCHALL RITA D 2042 CEDAR HILL RD CLEAR BROOK VA 22624-1552 33 - A- - 124-A SILVERWOLFE LLC 1073 REDBUD RD WINCHESTER VA 22603-4757 33 - A- - 124-D STRONKO FREDERICK A STRONKO UN H 3656 MARTINSBURG PIKE CLEAR BROOK VA 22624.1545 33 - A- - 124- BLAIN PROPERTIES OF VIRGINIA LLC 35 FLATT RD ROCHESTER NY 14623.2511 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department / 11 , a Notary Public in and for the State and County T. Ruddy, Deputy Planning Director for the Department of Given under my hand this day of —sL' My commission expires on A =BEVERlELLINGER UBLICN H 331878 OF VIRGINIA N EXPIRES 2015 NOTARY L C 0 9 Vahidi Mohebatullah 794 Center St. Herndon, VA 20170-4664 • REZONING APPLICATION #09-12 CLEARBROOK RETAIL CENTER Staff Report for the Board of Supervisors Prepared: December 18, 2012 (Updated: February 5, 2013, August 2, 2013) Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action Planning Commission: 01/02/13 Public hearing held; Action tabled 45 clays 02/20/13 Recommended Denial Board of Supervisors: 08/14/13 Pending PROPOSAL: To rezone 14.53 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 1 1) of the intersection with Cedar Hill Road (Route 671), fronting Route 1 1 and Interstate 81. UPDATE EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 08/14/13 BOARD OF SUPERVISORS MEETING: At the second Planning Commission meeting, for reasons SUlllmarized oil page 10 of this report, the Planning Commission recommended denial of this rezoning request. In general, the Planning Commission expressed that the Changes in the application didn't eliminate the traffic problems that currently exist and believed that they will be exacerbated by additional development. They questioned if the timing was right for this project and whether it was reasonable to plan and allow a project to be built which may cause problems and inconvenience to the adjoining residents. Prior to the second Planning Commission meeting, February 2, 2013, the Applicant revised their proffer statement (dated January 28, 2013) in an attempt to address input they received during the initial Planning Commission meeting and at a follow up meeting with the neighbors. Proffer 5.b. and 5.c. were added to the modified proffer statement to address future interparcel access and tinting Of Construction activities on the site. Since the Planning Commission's recommendation of clenial, the Applicant has revised their proffer statement, most recently dated June 5, 2013. The revised proffcr statement offers a cash proffer in lieu of the Hopewell-BruCetOW11 intersection clesign (proffer 1.e.). Previously, following a public hearing On January 2, 2013, at which four neighbors spoke in opposition to the request, The Planning Commission tabled the request for 45 days. This was to allow the applicant time to clarify the perceived disconnect between the LOS within the TIA and the maximum daily trips proffered, and in addition, to allow time for the applicant to carry out more discussions with the adjoining property owners on the impacts to their properties. It had also been pointed out by staff that Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 2 the Applicant's profTered_approaell of studying and engineering plans for improvements to the intersection of Route 1 1 and Hopewell and BI'ueetoWtl Roads was similar to the approach proffered with Rezoning #18-06 of Woodside Commercial. The B2, Business General, land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The Applicant has made efforts to address the impacts associated with this request and the adjacent properties have been considered to a greater extent in this rezoning application when compared to the previously unsuccessful application for this property, RZ #09-Q7. YQ With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the Immediate vicinity of the site. However, the Commission evaluated it' the Applicant's proffered approach 01'studying and engineering plans for improvements to the Intersection of Route 11 and Hopewell and BI'ucetoWtl Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Ultimately, the Planning Commission did not believe this application adequately addressed the impacts associated with the request. As stated, the Applicant has since further modified the proffers to offer a cash proffer in the amount of S75,000 in lieu of the Hopewell-Brucetown intersection design. Following the required public hearing, a decision reg7llrlling this rezoning application bl, the Board of Supervlvory would be appropriate. The applicant should be prepared to adeguatey, ad(h•ess all concerns raised bl, the Board of Sliperyi.yors. r� f� 0 Rezoning #09-12 Clearbrook Retail Center Au"ust 2, 2013 1'a-e 3 This report is prepared by the Frederick County Planning Staff to provide infou•matiou to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by Staff Where relevant throughout this Staff report. Reviewed Action Planning Commission: 01/02/13 Public liearing held; Action tabled 45 clays 02/20/13 Recommended Denial Board of Supervisors: 08/14/13 Pending PROPOSAL: To rezone 14.53 acres fi-om RA (Rural Areas) District to 132 (General Business) District with proffers. LOCATION: The property is located 700 feet south on Martinsburg Pike (Route 1 1) of the intersection with Cedar Hill Road (Route 671), fronting Route I I and Interstate 81. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 33-A-125 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Residential and agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) South: B3 (Industrial Transition) East: B3 (Industrial Transition) RA (Rural Areas) West: RA (Rural Areas) Use: Residential Use: Vacant Use: Vacant Residential Use: Agricultural/Interstate 81 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Pase 4 REVIE\V EVALUATIONS: Vir14inia Dept. of Transportation: District Planning has completed Our review of the subject TIA (2" `I submittal dated 9/17/12), and finds that our previous comments have been adequately addressed. Fire and Rescue: Plans approval recommen(led. Fire Marshal: Plans approved. Public NVorks Department: We have no comments related to the proposed rezoning. Consequently, Public Works grants our approval of the proposed rezoning. Department of Inspections: No Comments. Sanitation Authority: The Frederick County Sanitation ALlthOI-ity Off CI-S comments limited to the anticipated impact/C1lect L11)011 the Autllol']ty'S public water and Salutary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area coverer( by the Authority. Based on the anticipated usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. Conveyance capacity will be contingent on the applicant performing a technical analysis of the existing force main. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Service Authority: No comments. Frederick -Winchester Health Department: No objection i fpublic water and sewer are provided and the sewage disposal system easements are protected by a 20' bulTcr. Parks & Recreation: NO cOi11mcnt. NNIhichester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to Schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study Of Civil War Sites in the Shenandoah Valley does identify a core battlefield within this area. Frederick County Public Schools: FCPS Offers no comments. 0 0 Rezoning 1109-12 Clearbrook Retail Center August 2. 2013 Page 5 Frederick County Attorney: Please see attached letter dated .rune 20, 2012, from Roderick B. 1'Villiams, County Attorney. TransportatioIl: Included within attached memo (1)age 2) dated .Ilme 22, 2012, -om Michael %. Rudcly, AICP, Deputy Planning Director. Planning Department: Please see attached memo dated June 22, 2012, from Hidwel 7: Ruddy, AICP, Deputy Planning Director. Planning & Zoning: ]) site History The original Frederick County zoning neap (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an anlendnlent to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping 0i�thc subject property and all other A-1 and A-2 zoned land to the RA District. In 2009, The Board of Supervisors, following a 1.111a1J� 1110US I'CCo111mcnclation of denial from the Planning Commission, denied Rezoning Applicatioi�RZ1109-07 for the same property primarily for the following reasons. The Commission and Board members expressed concern that transportation impacts demonstrated by the TIA for this particular location were not fully addressed or mitigated by the applicant's proffer. In addition, the pro,iect would not provide a LOS "C" or better at the two nlaior intersections on Route 11. 2) Comprehensive Policy Plan The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. The 2030 Comprehensive Plan is an official public CIOCUment that Serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical (level opment of Frederick County. Appendix I, the Area Plans, of the 2030 Comprehensive Plan, is the primary implementation tool and will be instrumental to the future planning efforts of the County. Rezoning 09-12 Clearbrook Retail Center August 2, 2013 Page 6 Land Use The parcel comprising this rezoning application Is located Withlll the COLlnty'S Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The B2 zoning request is consistent with the Northeast Land Use Plan. Site 4ccess and TrcinsL)orlation. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan. The Eastern Road Plan of the Comprehensive Policy Plan does include this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. Also in the vicinity are identified improvements to the interchange with Interstate 81 and the potential realignment of BrUCetown Road, with the road plans identifying a potential connection north of its current location, across Route 1 1 from the proposed access to this site. The Plan states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Level of Service at the nearby Route 11 and Hopewell Road intersection falls below this expected Level of Service. The Frederick County Bicycle Plan designates Route I 1 as a short-term designated route. The Northeast Land Use Plan discourages IndiVldUal lot access on the Martinsburg Pike corridor, encourages inter -parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffer and screening along Martinsburg Pike. Pedestrian accommodations have been addressed with this project with the construction of a bike and pedestrian path along Route 11. 3) Site Suitability/Envii•oiimeiit The site does not contain any environmental featLu•cs that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. This area is also known for karst topography. The Frederick County Engineer has previously identified that a detailed geotechnical analysis will be needed as part of the detailed site plan design. 4) Potential Impacts The application's proffer statement limits the amOLlnt of acreage that is available for commercial development to 7.5 acres and further limits the development by capping the maximum amount of average daily vehicle trips to 5,734. Rezoning 1109-12 Clearbrook Rctail Center August 2, 2013 Pagc 7 Frederick Count TY ransportation Comments: Mr. Bishop, Frederick County Transportation Planner, has expressed that the Applicant's recognition of off -site transportation impacts is appropriate. The Applicant's proffer to provide engineering services to address the potential realignment of Hopewell and B1'IICCtOw11 Roads with Route 11 is a positive step to addressing the Palling level of service in this location. However, consideration should be given to speeding up the time frame for completion of this project to less than 36 months. In addition, it may be worthwhile including an evaluation Of the realignment that directly aligns with the access to this area of commercial development. Transportation had also commented that the Applicant's proffer to contributc a fixed amount of $100,000 towards the construction of a roundabout at this location should a signal not be installed, should be evaluated. Ill Case this a111OLI1lt is 11lsllff1Cl(-,-llt to COI1Stl'Llet I'OLIndabout intersection improvements, the Applicant should consider COI1St1'L1Ctlllg this improvement outright, if warranted. 5) Proffer Statement— Dated April 24, 2012 and revised on October 23, 2012 A) Generalized Development Plan The Applicant has proffered a Generalized Development Plan. The Plan identifies the areas of development and recognizes the existing drainfiields located on the property which serves the adjacent residences. Disturbance in and around this area would be prohibited consistent with the GDP. B) Land Use The application's proffer statement limits the amount of commercial development to that which generates less than the 5,734 Average Daily Trips as presented in the TIA. The Applicant further prohibits the development of Truck Stops — Retail as defined in SIC 5541, and Adult Retail. The Applicant has provided additional landscape screening above that required by ordinance, adjacent to the neighboring residential properties. The Applicant has proffered a split rail fence along Route 11. The other corridor enhancement proffers may be considered redunclant as the Applicant on the GDP has identified this as an undeveloped stormwater management area. C) Access Management. lent. Access to the property will not be directly to Route 11. Rather, the adjacent property will be used to provide inter -parcel accessibility. This property is known as the Clearbrook Business Center. 0 • Rezoning 1109-12 Clearbrook Rctail Center August 2, 2013 Pa�ue S D) Transportation The proffer statement provides for right -of' -way dedication along Route 1 1 and the CO1lSt1'l1CtlO11 Of a 12 foot travel lane across the frontage of the site along Route 11. It should be clarified that this improvement would be extended along the frontage of the adjacent property to the South which will be the only access to this site as part of the initial development of the site. The application addresses the intersection Of ROutC 1 1 and the site by proffering into a slgnallzation agi-ccnlcllt for a traffic, light at the intersection. The proffer enables the Applicant to apply a monetary amount to this intersection should a roundabout be the intersection of choice based on the Castcrn Road Plan. In case this amount is insufficient to construct roundabout intersection improvements, the Applicant should consider constructing this improvement outright, if warranted. The application adch-esses the intersection o1�ROutC 1 1 and Hopewell Road, Route 672, by proffering to present the County with a feasibility study and engineered road plan for the realignment Of BI-L1CCtOW11 and Hopewell Roads at Martinsburg Pike, the general scope and location Of the study being depicted on exhibit A of the proffer statement. The Planning Commission should evaluate if this approach sufficiently addresses the impacts identified at this intersection. C) Community Facilities This application proffers a monetary contribution in an amOunt Of $0. 10 per building square foot for Fire and Rescue Services. STAFF CONCLUSIONS FOR THE 01/02/13 PLANNING COMMISSION MEETING: The B2, Business General, laird use proposed ill tills rczoning is consistent with the Northeast Land Use Plan. The impacts associated with this request have generally been addressed by the Applicant and the adjacent properties have been considered to a greater extent in this rezoning application. With regards to the transportation impacts, it is recognized that the Applicant has provided proffers aimed at addressing those impacts identified in the immediate vicinity of the site. However, the Commission should evaluate ifthe Applicant's proffered approach Of studying and engineering plans for improvements to the intersection of' Route 1 1 and Hopewell and Brucctown Roads sufficiently addresses the impacts identified at this intersection. An acceptable level of service (Level of Service C or better), is not achieved at this intersection as identified in the Applicant's TIA. Following, the re(tllired public hearing, a recommendation regarding, thi.v rezoning applications to the Board of uper),iyory would be appropriate. The applicant should be prepared to adegiiatell� address all concerns rahved by the Planning Comnd.ysion. Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 9 PLANNING COMMISSION SUMMARY & ACTION OF THE 1/02/13 MEETING: Four adjoining property Owners Spoke in opposition to the proposed rezoning. They believed the commercial retail center next to them would devalue their residential properties and negatively affect their duality of life. Some said their access for the granted casement to the inter -parcel connector road was blocked by neighbors' existing drainf ields, driveways, and parking areas. The residents expressed concern they would not be able to sell their residentially -zoned properties because they were surrounded by commercial development and they could not afford to rezone their properties to commercial. There were concerns about additional traffic congestion and that the LOS at Route 1 1 and Hopewell Road falls below LOS "C." One property owner believed the traffic signal at Brucetown and Hopewell has negatively impacted Route I I and has created a situation where vehicles are caught stopped on the railroad tracks going South on Route 1 1; there were also negative comments about the misaligned traffic signals on Route I I at Redbud Road. They did not think it was practical to install yet another traffic signal. Concerns were expressed that existing residential drainficlds, as well as well water, may be negatively impacted from the commercial development. Residents said they were not inclined to hook up to public water and sewer because it was So costly. A Commission member raised an issue about the incompatibility between the applicant's estimated ADT based on peak hour traffic in the TIA and the applicant's proffer statement which limited the amount of daily trips. The issue was the proffered daily trip generation was a rather high number, but the TIA was based on about one tenth Of that number, resulting in the incompatibility between the two calculations. The Chaii-man coinnlcnted that the transportation impacts \verc the initial dilemma for this property and she asked the applicant how this application is attending to those issues brought forward by the Board of Supervisors. The applicant replied this Submittal differed from the original because it uses an inter -parcel connector for access to the property; the access is moved further south on Martinsburg Pike, away from the intersection of Cedar Hill Road and Martinsburg Pike. Other questions f -om the Commission Included the approprlatclleSS of the dollar amOUllt pI-Offercd for the traffic signal; verification that any modification to the MDP would require re -Submittal for review by the Planning Commission; how the proffered limitation On the ADT would be implemented on the site, and the appropriateness ofthc applicant's approach of'proffering a feasibility study and engineered road plan for the realignment of Brucetown and Hopewell Roads at Martinsburg Pike. A motion was made, Seconded, and UI1a111111OUS1y passed to table the rezoning application for45 days in order to allow the applicant tine to clarify the disconnect between the LOS within the TIA and the maximum daily trips proffered; and, in addition, to allow time for the applicant to carry Out more discussions with the adjoining property owners on the impacts to their properties. (Note: Commissioner Oates abstained from all discussion and voting on this application. Commissioners Crockett and Lcmieux were absent from the meeting.) Rezoning 1109-12 Clearbrook Retail Center August 2. 2013 Paue 10 PLANNING COMMISSION SUMMARY & ACTION OF THE 2/20/13 MEETING: Five adjoining property owners came forward to speak in opposition to the rezoning. Most of them did not see an improvement in the revised application and proffers over the last version. They believed the financial burden of the offered easements fell upon the adjoining residents. Some did not want to connect to County seNver and water services because of the cost. Concerns remained about access for the applicant's parcel, primarily how and \where it would be achieved. Adjoining residents were concerned about the negative impacts from business development to their quality of life. A request to the applicant for a Clump site to be removed was not accomplished. They were concerned about the impacts of increased traffic congestion in an area that already had traffic problems. They were concerned that no specific types of businesses were designated and they speculated the applicant only wanted to sell the property after it was rezoned. They questioned the logic of potential customers driving till-ough 133-zoned property to get to 132--zoned property. The applicant's representative explained that legal access has been established for this property through a previous rezoning of a parcel to the south (Clearbrook Business Center) with profi'crS on record. lie said the proffer allows this applicant to come across the property with a shared inter -parcel connector out to Martinsburg Pike and this is what the applicant intends to do. If the Clearbrook Business Center does not develop before the Clearbrook Retail Center, the owner of the Clearbrook Retail Center would build the Wes -Luke Drive connection and the Lauren Way connection. Members of the Commission believed the developer had cleared up SonlC of the inconsistencies in the TIA, but the clarifications of those discrepancies dldnl t eliminate the traffic problems that currently exist and which will be exacerbated by additional development. They questioned if the timing was right for this project and whether it was reasonable to plan and allow a project to be bUilt which Illay cause problems and inconvenience to the adjoining residents. Other Commission members said to some degree, even with the limitations of the project, this rezoning was an open-ended land use equation; it will have a significant impact on existing residents and it was premature, glVCll the conditions disCLISSed so far, particularly with regard to transportation. A Commission member stated that when Considering this project and ]low the Use may interact with existing residents, and also how it will contribute to the conditions and the SLIT"1'011I1ding Community, the Commission needs to know more to be able to feel comfortable and confident \with Supporting development of this site at this point in time. It was thought it may make a difference in the future to have a better idea of what particular use was anticipated at this location. A motion was made, seconded, and passed by a majority vote to recommend denial of the rezoning application. The majority vote was: YES (TO RECOMMEND DENIAL): Mohn, "Triplett, Madagan,'I'honlas, Wilmot, Crockett, Crosen, Unger NO: Kenney, Manuel, Ambrogi ABSTAIN: Oates 0 Rezoning 1109-12 Clearbrook Retail Center August 2, 2013 Page 11 Followill,t; the requiredpublic heal'inA,,, a decision application GV the Board of'Supervisors would be appropriate. The applicant should be prepared to adequatelj, address all concerns raised bh the Board of Supervisors. s Date & Time' Candice Mark Dana Eric John COMMENTS: --'Received by -Clerical Staff 2� (S:Office on Blackbox\Forms\Document Approval Form — 08/15/12) .: , - _ ,- .. �1 1 .. .. .. � t r(��