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HomeMy WebLinkAbout01-15 Blackburn Commerce CNTR Back Creek 92.066 acres RA to M1 - BackfileREZONING TRACKING SHEET Clieck List: Application Form Proffer Statement J Impact Analysis ✓ Adjoiner List J Fee & Sign Deposit Deed ✓ PIaUSuI-Vey J Taxes Paid Statement J (4(" I5 File opened 1, S Reference manual updated/number assigned (,9 I S D-base updated `1 S Copy of adjoiner list given to staff member for verification S Color location maps ordered from Mapping Application Action Summary updated Planning Commission Meeting ACTION: S ( Board of Supervisors Meeting ACTION: ' 1 CJ `j (5 Signed copy of Resolution received from County Administrator and placed in Proffers Notebook together with proffers q Approval (or denial) letter mailed to applicant/copy to file and cc's Reference manual updated D-base updated S ab I S Application Action Summary updated s 0-0I (j File given to Mapping to update zoning map Zoning map amended 5 a0 Proffers recorded Sys ID 9 Revised 3/13/14 NOTES I RECEIPT RECEIVED FROM ADDRESSP� ' v" DATE q IS115 No. 583217 FOR�L� iflD 'h£Z061 -)0 r ACCOUNT HOW PAID A,'OENT COUtt. CASHAC ANT. ^I^ PAID AV CHECK 13ALANCE MONEY DUE ORDER �J3001 aEEr-'Zm.C9' 8L813 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/665-6395 May 14, 2015 Mr. Timothy Stowe Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 RE: REZONING #01-15 BLACKBURN COMMERCE CENTER PIN:63-A-80I Dear Tim: This letter- serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on May 13, 2015. The above -referenced application was approved to rezone 92.066+/- acres of a 128.56 acre parcel from the RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, the remaining 36.754+/- acres are to remain RA (Rural Areas) District. The property is located adjacent to Dawson Drive, Apple Valley Road, and Route 37. The proffer statement, originally dated March 9, 2015, with final revision date of May 7, 2015, that was approved as a part of this rezoning application is unique to the above referenced properties and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Pursuant to §165.102.06E, the County Attorney will present the written proffer to the Fredericks County Cleric of Circuit Court for recordation. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Director MTR/pd Attaclument cc: Gary Lofton, Supervisor Back Creek District Greg L. Unger and J. Rhodes Marston, Shawnee District Planning Commissioners Jane Anderson, Real Estate Ellen Murphy, Commissioner of Revenue Uwe Weindel, Executive Director F.C.S.A. Rod Williams, County Attorney w/Proffer and Resolution Blackburn Limited Partnership, 458 Devon Dr., Warrenton, VA 20186 107 North Kent Street, Suite 202 c Winchester, Virginia 22601-5000 REZONING APPLICATION 801-15 BLACKBURN COMMERCE CENTER Staff Report for the Board of Supervisors Prepared: May 7, 2015 Staff Contact: Michael T. Ruddy, AICI', Deputy Planning Director Reviewed Action Planning Commission: 05/06/15 Public Hearing Held; Action Recommended Approval Board of Supervisors: 05/13/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to MI (Light Industrial) District with proffers, and 36.754+/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located acliacent to Dawson Drive, Apple Valley Road and Route 37. PLANNING COMMISSION ACTION AND SUMMARY Sr STAFF CONCLUSIONS FOR THE 05/13/15 BOARD OF SUPERVISORS MEETING: The Planning Commission unanimously recommended approval of this rezoning request, an application to rezone a total of 92.066 acres of land from RA (Rural Areas) District to M1 (Light Industrial) District Nvith proffers, to accommodate industrial uses. Three citizens spoke chn•ing the Public Hearing.for the request; livo against the request 11,ho exI)ressed concerns regcn cling the traffic• impacts, lighting issues, residential appeal of area, and the overall heritage that exists in that cn•ea of the County, anal one ivith more development related concc'r71s. klembers of the Planning Commission exIvesse(I their overall support for the (11)phcation but discussed the transt-m•tation components of the request in great clelail. The Applicant modified their proffer slalemenl as a result of/his discussion to change the timing of the monetcA}� contr•rbrrlron of the P*ansI)ortation inn-n-ovement proffer; Site Improvement Proffer #1, to reflect that the payment of the pi -offers ivill be at the time of the issuance of the Builcling Permit, rather than at the time of the issuance of the C'erlificale of Occupanc}). Based u1)on the above, a motion ivas marcle, seconded and unanimously passed to recommend approval of REZ 1101-15 Blackburn Commerce Cenler with a change to the proffer stalement. The Revised Proffer Slcrlement has been included wilh this agenda. This is an application to rezone a total of 92.066+/- acres of land from the RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers to accommodate industrial uses. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. Rezoning #01-15 Blackburn Commerce Ccntcr May 7, 2015 Page 2 With this rezoning, the applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property that have been identified as important to the overall transportation solution for this general area. The application has adch•cssed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many of the impacts associated with the rezoning request. The Planning Commission evaluated the request and determined that the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer was appropriate. Following the required public hearing, a decivion regarding this rezoning application bl, the Board of Sitpei'V/SOi-s )t,otilll be appi-opi- ate. The lipplic(ilit shotild be prepared t0 a(Itgii(itel), address all concerns raised bl, the Board O% Siiperyi.yorS. Rezoning #01-15 Blackburn Commerce Center May 7, 2015 Page 3 This' report is prepared ki, the Frellerick County Planning Staf f to pr'oVllle in for'lllation to the Planning Commission and the Board of'Supervisors to assist them in making a decision on this application. It Illlq llls0 be llSBflll to others interested in this' zoning matter. Unresolved iSSnes concerning this application are noted by staff'where relevant throughout thi.v staff'report. r'eport. Reviewed Action Planning Commission: 05/06/15 Recommended Approval Board of Supervisors: 05/13/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, and 36.754-1-/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-801 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Vacant/Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: Nortli: RA (Rural Areas) Use: Battlefield/Agricultural RP (Residential Performance) Residential South: M I (Light Industrial) Use: Industrial East: MI (Light Industrial) Use: Industrial/Vacant West: RA (Rural Areas) Use: Agricultural • 0 Rezoning #01-15 Blackburn Commerce Center May 7, 2015 Page 3 This report is prepared Gy the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supel'visom to assist them in making a llecision on this application. It may also be useful to othei-s interested in this Zoning mattes-. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 05/06/15 Public Hearing Held; Action Recommended Approval Board of Supel-visors: 05/13/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066-F/- acres from RA (Rural Areas) District to MI (Light Industrial) District with proffers, and 36.754-1-/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-80I PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Vacant/Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) RP (Residential Performance) South: M I (Light Industrial) East: M I (Light Industrial) West: RA (Rural Areas) Use: Battlefield/Agricultural Residential Use: Industrial Use: Industrial/Vacant Use: AgrlCUltural 0 Rezoning #01-15 Blackburn Commerce Center May 7, 2015 Page 4 REVIEW EVALUATIONS: Vir(fnia Dept. of Transportation: District Planning has completed its review of the subject rezoning TIA. In conversation with the Frederick County Deputy Director of Planning, Transportation, we understand that County staff has negotiated a proffer arrangement with the applicant in lieu of tine findings of a TIA, and that they are satisfied with the prescribed mitigation. We have been notified that there is specific time critical contractual arrangements at play which require a resolution of transportation impact mitigation immediately. It is for those reasons that, and i❑ consultation with the County, that we are suspending ow' review and are differing to Frederick County staff. Fire and Rescue: Plan approved. Public Works Department: The Public Works Department does not have any comments regarding the proposed rezoning. We would expect that any future Master Development Plans and Site Plans to include copies of Nvetland delineations and geological surveys of kaist features. Frederick Counh' Sanitation Authority: Please sec allached letter Baled March 18, 2015, from Uive E. 1,Veindel, PE. Frederick -Winchester Service Authority: No comments. Winchester Regional Airport: I have completed a review of the referenced rezoning proposal. Allowed uses under this rezoning should not impact airside operations of the Winchester Regional Airport therefore we have no comments or objections regarding this rezoning request. Frederick Counh' Attorney: Please see allached letter dated Allarch 20, 2015, from Roderick B. 14'71liams, Counhh Ailorney. Plannin14 & ZoIlill�;: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re -mapped fi•om R-2 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #01 1-80), which was adopted on October 8, 1980. The COUllty'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 neap resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Rezoning #01-15 Blackburn Commerce Center May 7, 2015 Page 5 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 doCun7ent that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. In order for any proposed rezoning to be approved, the applicants will be expected to contribute a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed development. Such contributions can be in the form of cash, dedicated land, or constructed improvements or in any other manner consistent with the Code of Virginia. 12030 Comprehensive Plan, Implementing the Plan, I/J Rezoning requests should be evaluated to determine their potential impacts on public facilities. Costs to the County should be estimated in terms of what impact the development, Which Could result fi-om the proposed rezoning, would have on public facilities and infrastructure. [2030 Comprehensive Plan, Implementing the Plan, v] Rezoning requests should not be approved unless the net impacts on public facilities are positive, or unless the negative impacts can be adequately addressed through proffers or some other means. A request for rezoning may be turned down even though all fiscal impacts appear to be addressed. If there are other impacts which are not addressed by the rezoning application, or if the request does not conform to this plan, a similar method should be developed for determining the impacts of proposed developments on transportation systems and other public facilities. [2030 Comprehensive Pkm, Implementing the Plan, ICJ Land Use. The 2030 Comprehensive Plan and the Southern Frederick Plan provide guidance on the future development of the property. The 2030 Comprehensive Plan identifies the general area surrounding and including this property With an industrial land use designation. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current land use supported by the Comprehensive Plan. Site Access and Transportation. The Transportation netNvork in this area is identified in the County's Eastern Road Plan and is supported by an improved Major Collector Road (Shady Elm Road), an improved Minor Rezoning #01-15 Blackburn Commerce Center May 7, 2015 Page 6 Collector Road (Apple Valley Road), and an improved Arterial Road, Route I I (Valley Pike). Access to the site via the existing entrance on to Apple Valley Road and existing Dawson Drive is desirable and has been proffered by the Applicant. Any additional entrances onto, and improvements to, Apple Valley Road should be avoided at this time. The Generalized Development Plan for the Blackburn Property identifies the location of two private roads accessing the property. Futlll'C consideration should be given to pedestrian or trail improvements along Apple Valley Road to complete this section of planned pedestrian accommodations adjacent to the identified minor collector road. This could be achieved internal to the property, adjacent to the area containing the numerous existing Casements. Environment. Issues concerning water quality, quantity, use, and protection of water resources are directly related to land development activities. Water supplies are needed to support development, while surface and groundwater are potentially affected by development activities [2030 Comprehensive Plan, Section VII, Natural Resources]. History. According to the Rural Landmarks Survey, thel'C al'C 110 SlglllfiCallt histol'iC Stl'Llctures located oil the property. It is noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify this property as core battlefield area for the First and Second Battles of Kernstown with retained integrity. This application was presentcd t0 the COL111ty's Historic Resources Advisory Board (FIRAB) Nvho recommended approval of' the rezoning application, with conditions. The Applicant's proffer statement addresses these conditions. An agreement with the Kernstown Battlefield Association has been made regarding items that relate to the battlefield 111C11Iding building construction, landscaping and buffering, public viewing space and historical signage, and the exploration for, and preservation of, historical items. The agreement has been included with the comments for your iIlformation. 3) Site SL1itabilitj,/L` IIViI-OIIIIleIIt The site is not located within or near any 100 year floodplains. However, there are a substantial amount of wetlands identified on the site. The wetlands delineation has occurred and will be incorporated into the Master Development Plan for this project. This area is known for karst topography and special attention should be paid during development for potential sinkholes and related impacts. This should occur in coordination with the review of the County Engineer. Tile site does contain a small area of woodlands that will be disturbed with the development of the site. 0 0 Rezoning #01-15 Blackburn Commerce Centel - May 7, 2015 Page 7 4) Potential Impacts This application recognizes the existing residential land uses that are zoned RP (Residential Performance) District that are located immediately adjacent to the Blackburn Property by providing buffering and landscape screening consistent with that of the landscape portion of a zoning district buffer, on the portion of the land that is to be rezoned, adjacent to the proposed zoning line. This green space buffer will be fifty feet wide and will remain undisturbed to continue its natw•al state and allow the maturing of the existing vegetation. The Zoning Boundary Exhibit prepared for this request identifies the proposed zoning line withiIl the property separating the proposed M 1 (Light Industrial) Zoning District from the existing RA (Rural Areas) Zoning District. Therefore, at no point does the proposed MI zoning abut adjacent property that would require a zoning district buffer. For your Information, the Original rezoning in this area, RZ904-98 immediately adjacent to the subject property to the north, included several proffers aimed at mitigating any impact on the adjacent residential land and historical properties. These included; a maxinlunl height of60 feet for all primary and ancillary structures, screening of all rooftop mechanical equipment, and screening of all loading docks from all adjacent Rural Areas (RA) and Residential Performance (RP) Zoning Districts. Further, landscape design features were proffered between all developed parts of the property and all RA and RP Zoning Districts. This included a berm that was a minimum of 6 feet higher than the adjacent Route 652 and landscape plantings consistent with those of the landscape screen. Said landscaping was defined. Recognizing this, the Blackburn Commerce Center application has addressed the height component by proffering the same standards to a point one thousand feet from Apple Valley Road. This distance is consistent with the depth Of the above rezoning. Beyond that point, the COLlllty'S CLII-I-Cllt height requircments Would apply. The maximum height limit for primary structures in the M 1 District is 60'. However, certain height limitation exceptions exist that would enable a greater height for certain structures. Of note, automated storage facilities in the M 1 District would be permitted up to 100' in height. The landscape portion of the above has been addressed ill COIIjLlllCt1011 with the Kernstown Battlefield Association. Frederick Countv Transportation Comments: Frederick County Transportation's review Of the application for the rezoning Of the Blackburn property has made it clear that numerous transportation issues exist in the nearby vicinity. Key needs for improvement include the intersection of Apple Valley Road and Route 11, Widening of Route 11, and the completion of Renaissance Drive from Route 1 1 to Shady Elm Road. In order to try and address their share Of this traffic situation, the applicant has offered a cash proffer that is based upon the BPG rezoning proffer that was previously accepted. Staff believes this is a good strategy in this situation as it acknowledges the most key needs are on property the applicant does not control right of way for and allows the County to potentially leverage the cash proffer against state revenue sharing dollars to accomplish more. 0 0 Rezoning #01-15 Blackburn Commerce Centel - May 7, 2015 Page 8 It should be noted that the cash proffer should be in addition to bicycle and pedestrian improvements on site and along the site frontage as well as any entrance requirements that might be made by the Virginia Department of Transportation. 5) Proffer Statement A) Allowed Uses: All of the uses permitted in the M 1 (Light Industrial) District would be allowed. No additional use restrictions have been proffered by the Applicant. A Generalized Development Plan (GDP) has been used to illustrate the location of the proposed landscape/green space/buffer area design features, the preservation of the pond area, and the location of the two entrances to the property. B) Access Management and Transportation: Dawson Drive and the existing entrance onto Apple Valley Road are proffered as the two entrances for the property. Interparcel connections are also proffered to enable future access to the balance of the Rural Area (RA) portion of the property. The Applicant has proffered to participate in the cost of transportation improvements in the nearby area. Tile method for doing so is based upon a similar model used with the BPG rezoning Application. The Applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00). Such Payments shall be made prior to the issuance of a Certificate of Occupancy for all building structures developed on the property, with each payment being in proportion to the square footage of the proposed construction on the property. This is consistent Nvith the TIA developed for the project. The funds would be available to the County in its discretion and may be used by the County as a local match for Revenue Sharing Program projects. As an example, the application describes an anticipated project that will be submitted upon rezoning that may generate $153,000.00 for use in addressing transportation in the nearby area. It should be noted that the proffered maximum contribution of $625,000.00 would not be immediately available for use by the County. h1 addition, the improvements would not be completed by the Applicant. It is most likely that improvement projects would be completed by others as part of a Revenue Sharing Project. C) Site Development: The Applicant will develop the property with several building restrictions and landscape design features aimed at mitigating the impact of the project on the adjacent residential and historical properties proffered. These include a maximum height limitation of sixty (60) feet for all structures for a distance of one thousand feet from Apple Valley Road, Rezoning HO1-15 Blackburn Commerce Centel - May 7, 2015 Page 9 the screening of all loading docks from adjacent properties, and the provision of green space buffer areas between Apple Valley Road and the development including the existing pond and a green space buffer fifty (50) feet wide in the area along the zoning boundary. D) Mitigating the of Development: The Applicant has proffered a cash contribution in the amount of $10,000 to be directed to Frederick County Fire and Rescue. The purpose of this dedication would be to assist in the capital facility needs of fire and rescue associated with the development of this property. STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: This is an application to rezone a total of 92.066+/- acres of land from the RA (Rural Areas) District to the M I (Light Industrial) District with proffers to accommodate industrial uses. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. With this rezoning, the applicant has proffered that this project will contribute to transportation improvements In the vicinity of the property that have been identified as Important to the overall transportation solution for this general area. The application has addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many of the impacts associated with the rezoning request. The Planning Commission should determine if the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer appropriate. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 05/06/15 MEETING: Staff presented an overview of the proposed application to rezone 92.066-►-/- acres of land from RA (Rural Areas) District to MI (Light Industrial) District with proffers to accommodate industrial uses. Staff noted with this rezoning, the applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property that have been identified as important to the overall transportation solution in this general area. The applicant has also proffered a cash contribution to be directed to the Frederick County Fire and Rescue, site development with restrictions and provisions. The Applicant is also working with the Kernstown Battlefield Association for preservation of historical items. Staff reiterated the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. Staff addressed the Transportation impacts associated with this application. At this time there were no questions from the Planning Commission. Rezoning 401-15 Blackburn Commerce Center May 7, 2015 Page 10 Representation for the Applicant noted they have been working closely with Staff to address many of the concerns. The applicant is intending to follow the business friendly approach and their goal is to move forward with this quickly from a scheduling stand point. I-Ie noted the neighbors are also being considered and they want to reduce the impact this project will have on them. Also noted was the continued study of the Transportation impact this will have in this area. The Applicant's Representation reiterated and agreement has been reached with the Kernstown Battlefield Association. Commission members shared their concerns regarding the traffic impacts this will have in the area and the need to change the proffer from Certificate of Occupancy to Building Permit Issuance. The Public Hearing portion of the meeting was opened and several citizens voiced their concerns regarding the traffic impacts, lighting issues, residential appeal of area, and the overall heritage that exists in that area of the County. There were no further comments and the Public Hearing portion was closed. A motion was made, seconded and unanimously passed to recommend approval of REZ #01-15 Blackburn Commerce Center with a change to the proffer statement. Abstain: Oates, Marston Absent: Triplett, Molden Following the required public hearing, a decision regarding this rezoning application by the Boai-d of Supei-visors 1yould be appropfiate. The applicant should be piepal-ed to adequately address all concerns raised by the Board of Supervisors. REZ#01-15 17S MIDOIF RD J2I0 Blackburn M�RO PI Ns: 2d77 3217 MIDDLE•RO 63 - A - 801 MIDDLE RD 640 Rezoning from RA to M1 6S2 VALLEY RD • JORDAN:OR JJ22 A►/LE 612 �208 MIDDLE RD t VAS RD /LE ft DR VALIEYiRD J075 JJ16 MIDDLE RD IS 20t. �MIL>DIE�RD • 6� MR�DR JORDANOR JORD�AM�IDR IJ6 J 2 APy� 2 �RDAN DR MIODIi RD VA2LLEV RRDj ►� DR SMART-OR ZT DR r ART•OR JORDAN OR VALLEY RD LE I 4 VA RD S54 %`LE S7U � CI �w. �✓� VALLEY/RD 5= STUAR7 DR E� p .-Of .1�- V'101 6MILE IARTjDR *SiUARhDR A►I�•VA RD iji►i�L►S2 60 `� VALLEY•RD 217 1�„STUARiLDR STUART•DR .472 OPEOUL IGAPLE CNU CH S 2631�jONES RD� VALLEY RD A7N RD] 4W J52J A RILE 128 CREST'C JSJ6 MIDOIE R0 M. VALLEY RD LAD;ERBA;iCi� MIDDLE R E `� ''j,CRESiWL 2610 � N�IES•RD � �� �� v, �108 lE RO 6J A d01 ��� �� 2U8�A�LA �ERl�< J175 JJI 104 �LAD DER6ACKC7 ':� MIL>OlE RD A►/LE J00 BIU�TTE!! CC CHiGTLI' 115 VALLEYRD BUTTER.SCC TCHjCT-100 MARSNALL LN JIX N ►ILUTMEG LN� AE �. VALLEY Roomy CAUCO Cl CRANBERR IJO' '�- 1 S A►ILE CANDLEWICK�OR A SHALL LN MAR AU LN VALLEY RD 6�VALLw • • L • • • 170 171 SHADY MRTDLE R ELM RD' 20 • SNADY ELM RD A ��_�0,� • ITS Ill DAWS NDR' APPLE XDs 217 • �► VALLEY RD OlE RD /OWDER 100 HORNLN DAWSONDR IJI • • FR • ALE -T R • 131 DA WSCN DR : SHADY 27S ELM RD SOLDIE • t• 1 iJ0 FRO DY 111 FROGALE Cl 21J� � ELM RD SNADY SOLDIERS EUN RD � 2J1 RESTLNW • SR� W � !4.3...•.. � - 12.1 i Applications Parcels Sewer and Water Service Area ?_ID Buildinn Footnrints Note: REZ # 01 - 15 Frederick County Dept of Blackburn Punning Develonmane 107 N Kent St PINS: Suite 202 63 -A - 801 Winchester, VA 2260'i Rezoning from RA to M 1 540 - 665 - 5651 Mop Created: April8. 2015 Staff: mruddy n Anc ow 1 Afro Font lORDAN 1 T� t*OR //pRDAN R JOR;I 12 x AR DR ®'1It2 4L DRr ARTIOR ►� r �1E ► . w `w� STUAAR �27. STUART1OR .TUART DR J D" tTU � PTLOR TUARTj Ri•11 1 201160 S»TUAR,DRSTUARhOR KAIQIM41 26 �1 NES RD� LONE RO] • • 3523� 3536' MIDDLE RD MIDDLE RD i10 • ES-.RD • RD , MARSHALL'ACRES Subdivision M U� 1 T® 3210 MIDDLE �217 MIDDLE RD o M1 3322� 6S2 MIDDLE+RD t ABLE VALLEY RD 12 217 ►OWDER [HORNLN Parcels ,ewer and Water Service Area Building Footprints 131 (Business. Neighborhood District) B2 (Business. General Distrist) 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) 1877 RO MIDDLE 610 AP/LE Lit '32 • , APPLE VALLEY-RD. 3075 {x MI_DOLE RD 610 II/►yLE LLEY RO II PLC EE 572;y Y RD q►.r.LE LLEFFLC VALLEY RD �►/LE APPLEAVA� Y RO VALLEY�RD�,�' 217 e�c OPEQUC • V 63 A $01 �� �� 208DD CIA DDERBAC 31 104 300 BUTTERSCOTCH�CTI� A►IlE ♦ ice.... —w• VALLEY RD BUTIERSCOTCH� �T� t00 NUTMEG LI AIILE�� I 1 1 1 VALLEY RD, I0 t�i CALI O CT GRAN AI CANDLE W ICK4D1 VALLEY RD i y Note: REZ # 01 - 15 Frederick County Dept of Blackburn Planning Development Kent St PINS: Suite 202 63 -A - 801 Winchester, VA 22601 Rezoning from RA to M 1 540 - 665 - 5651 Map Created: April8, 2015 Staff: mruddy 0 495 990 1,980 Feet REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revision Date of Proffers: May 07, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se . 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made at the time of issuance of each building permit for all building structures Proffer Statement Page i of 4 0 0 developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. 2. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. 3. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain Proffer Statement Page 2 of 4 • 0 in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 0 Respectfully Submitted, Blackburn Limited Partnership OWNER: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknowledged before me this day of 2015, by My Commission expires Notary Public Proffer Statement Page 4 of 4 0 • AMENDMENT Action: PLANNING COMMISSION: May 6, 2015 - Recommended Approval BOARD OF SUPERVISORS: May 13, 2015 lJ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01-15 BLACKBURN COMMERCE CENTER WHEREAS, Rezoning 801-15 Blackburn Commerce Center, submitted by Stowe Engineering, PLC, to rezone 92.066 acres of land from the RA (Rural Areas) District to the M I (Light Industrial) District with proffers to accommodate industrial uses dated March 9, 2015, last revised on May 7, 2015, was considered. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. The property is further identified with PIN 63-A-80I in the Back Creels Magisterial District. WHEREAS, the Planning Commission held a 1)ublic hearing on this rezoning oil May 6, 2015 and recommended approval; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on May 13, 2015; 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 92.066 acres of land from the RA (Rural Areas) District to the M I (Light Industrial) District with proffers. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRes 415-15 0 -2- This ordinance shall be in effect on the date of adoption. Passed this 13th day of May, 2015 by the following recorded vote: Richard C. Shickle, Chairman Robert A. Hess Gene E. Fisher Jason E. Ransom PDRes 415-15 Gary A. Lofton Robert W. Wells Charles S. DeI-Iaven, Jr. A COPY ATTEST Roderick B. Williams, Interim Frederick County Administrator REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se . 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site ImDrovemen 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building Proffer Statement Page 1 of 4 0 0 structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and Proffer Statement Page 2 of 4 maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 C� i Respectfully Submitted, Blackburn Limited Partnership OWNER: p / By: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknow edged before me t s 2015, by day of My Commission expires c� • 3—/� ````da%uuunrugi F���i�4 NotaryPublic_ r ��,OLEY `�•```��%t AY P�•;YI% __ r C6.. rV :Z ; 4W*r i'Sz 9tiv ,, O,y �'22 . •,� o ALTH pF���`��` Proffer Statement Page 4 of 4 is • REZONING REQUEST PROFFER • Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se ., 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of Tax • Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board • Page 1 of 4 r 7�j of Supervisors in its discretion for transportation improvements, and can also be • used as local match funding for County Revenue Sharing Program projects. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restriction The development of the subject Property shall include the following building restrictions: • 1. The maximum height for all primary and ancillary structures will be in a cerdan y,'+h h_`� rn�_d_q ( GG Rty 70Ring QrlYllla RGe sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. • 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. 3. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: Page 2 of 4 • r� U eId 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most Page 3 of 4 recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Respectfully Submitted, Blackburn Limited Partnership OWNER: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknowledged before me this day of 2015, by • My Commission expires Notary Public l.� Page 4 of 4 0 0 r7ig LEGEND ® M1 LAND BAYS - - - - - - APPLE VA GREEN SPACE/BUFFER AREAS ;I ENTRANCES TO PROPERTY I EXISTING RA DISTRICT -� EXISTING POND TOTAL ACREAGE: 36.754 AC. 3 C7 H m M1 DISTRICT v A I a o TOTAL ACREAGE: 92.066 AC. N I II Lyl CA \, 400 200 0 400 800 1200 GRAPHICAL SCALE: 1" = 400' __ DAWSON D(2>LV GENERALIZED DEVELOPMENT PLAN BLACKBURN COMMERCE CENTER 0 0 STOWE ENGINEERING 103 HEATH COURT WINCHESTER, VA 22602 • 540.336.0656 Rezoning Application for Blackburn Commerce Center April 2, 2015 Mr. Michael Ruddy County of Frederick Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601 Re: Rezoning Application Comments Dear Mr. Ruddy, The following summary outlines agency responses to our rezoning application: (Please see attached documents for verification) 1) Frederick County Fire and Rescue Department —Office of the Fire Marshal a. Plan approval was recommended • 2) Fire and Rescue Volunteer Company —Stephens City Volunteer Fire and Rescue a. Plan approved as proposed 3) Winchester Regional Airport a. No comments or objections regarding the rezoning request. 4) Frederick County Sanitation Authority a. Both water and sanitary sewer service is available within a reasonable distance to the site. b. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. c. The applicant should perform a technical analysis for both water and sewer to determine capacity prior to construction / use of the systems. This is being performed in the design documents for the first building. d. Water and sanitary sewers are to be constructed in accordance with the FCSA standard specifications. 5) Frederick -Winchester Service Authority a. No comments • 0 • Mr. Ruddy Page Two April 2, 2015 6) Fredrick County Department of Public Works a. No comments regarding the proposed rezoning. b. They would expect future MDP / Site plans to included wetland delineations and geological surveys of karst features. We will include this information in the MDP. 7) Virginia Department of Transportation (VDOT) a. VDOT is suspending their review and they are differing to Frederick County Staff. 8) Frederick County Attorney a. The following are responses to the notes from the County Attorney. i. Change made — See revised Proffers ii. Change made — See revised Proffers iii. Change made — See revised Proffers iv. Change made —See revised Proffers v. Change made —See revised Proffers vi. Change made —See revised Proffers vii. Arrangements are being made outside of the proffers. • viii. See adjustment to paragraph. ix. The paragraph has been deleted. This will be addressed in the MDP. x. Change made —See revised Proffers xi. See modification to height restriction. xii. We left the paragraph as stated, this clarifies issues regarding property on the other side of Route 37 and addresses screening that may be need for the portion of the property that remains RA. xiii. Change made — See revised Proffers xiv. The paragraph has been deleted. Please see the new paragraphs added to this section that should further clarify landscaping issues. xv. Change made —See revised Proffers. Blackburn Limited Partnership has stated that Ms. Lewis is the only required signature. 9) Historic Resources Advisory Board a. The HRAB has recommended approval of the rezoning application. b. Please see the revised proffer statement "Building Restrictions" section for modification to the height requirement. c. We have proffered a larger buffer area along Apple Valley Road, please see the "Landscape Design Features" section of the revised proffers. No signage can be placed in this expanded buffer area. d. An agreement with the Kernstown Battlefield Association has been made outside • of the project proffers. This agreement can be found attached to the HRAB comments. El 0 • Mr. Ruddy Page Three April 2, 2015 10) Department of Planning and Development a. Please see the revised proffer statement for a description of the added green space buffer. b. Please see the revised proffer statement for the modification to the height restrictions. c. A GDP has been attached to the proffers. We have removed the reference to the KBA agreement from the proffers and enhanced the size of the green space near the pull -off area in the adjoining parcel. d. Please see the GDP for the location of the entrances to the property. e. We do not believe that pedestrian trails internal to the M1 area to be conducive to the intended use. Trails/sidewalks may be added if the area remaining RA is developed. f. Access to the RA portion from the M1 portion is being addressed in the land contracts outside of the proffers. g. Paragraph #4 of the "Site Improvements" has been removed from the proffers. The private street issue will be addressed in the MDP. 11) Frederick County Transportation - The comments were included in the letter from Planning and Development. a. Staff believes our cash proffer to be a good strategy. b. As noted previously, we do not believe that pedestrian trails internal to the M1 area to be conducive to the intended use. Trails/sidewalks may be added if the area remaining RA is developed. c. For an example of the cash proffer: We will be submitting a site and building plan for a project to start immediately if the property is rezoned, the County could potentially see a monetary contribution from the proffers of approximately $153,000.00 as early as December of 2015. Please feel free to contact me with any questions or concerns. Thank you, C - Tim Stowe is i1`k • G00011 SANlr4T�Oy ,7 9G w p 2 H W � t 0 FREDERICK COUNTY SANITATION AUTHORITY Post Orrice Box 1877 PH. — (540)868-1061 Uwe E. Weindel, P.E. Winchester Virginia 22604-8377 Fax — (540)868-1429 Engineer -Director vww.fcsa-watcr.com March 18, 2015 Mr. Timothy Stowe Stowe Engineering, PLC 103 Health Court Winchester, Virginia 22602 Ref.: Rezoning Application Comments Blackburn Limited Partnership Tax Map # 63-A-801 Dear Sir: Per your request, a review of the proposed rezoning application has been performed. The Frederick County Salutation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcels are in the water and sanitary sewer area served by the Authority. Based on the location both water and sanitary sewer service is available within a reasonable distance from the site. Sanitary sewer treatment capacity at 0 the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity of both the potable water system and the ability to provide fire protection.. Water and sanitary sewers are to be constructed in accordance with the FCSA standards specifications. Dedicated easements may be requires and based on the layout vehicular access will need to be incorporated into the final design. All easements should be free from any encumbrance including permanent structures (fences, signs, etc.) and landscaping (trees, shrubs, etc.). 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 plan, 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. .e Thank you; �� J_661�r we E. Weindel, PE Engineer -Director WATER'S WORTH IT g• i COUNTY of FRIEDEI JCK Roderick B. Williams County Attorney 540/722-8383 Fax .540/667-0370 E-mail: rwillia@co.frederick,va.us March 20, 201.5 VIA E-MAIL — timstowe(i�,stoi�,ecoinpanies.coin — AND REGULAR MAIL Mr. Tim Stowe Stowe Engineering 103 Heath Court Winchester, Virginia 22602 Re: Rezoning Application — Blackburn Commerce Center Tax Parcel Number 63-A-80I, portion consisting of 92.066-± acres (the "Property") Proposed Proffer Statement ! Dear Tim: You have submitted to Frederick County for review the above -referenced proposed proffer statement (the "Proffer Statement") for the proposed rezoning of the Property, in the Back Creek Magisterial District, from the RA (Rural Areas) Zoning District to the MI (Light Industrial) Zoning District, subject to proffers. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments: U As a preliminary matter, somewhere in the heading of the document, clear identification of the owner's name, as owner, needs to he made. The reason for this is that we record the final version of the proffer statement in the land records upon approval of the rezoning and the Cleric's Office needs this information there, the same as it would in the instance of a deed. m Likewise, for convenience of reference, it would be helpful if the heading contained a date. As the document may be subsequently revised, this date should then be updated or, in the alternative, a date revision history should be shown. The Proffer Statement creates some confusion about the extent to which it may apply to the portion of parcel 63-A-801 that would remain zoned RA. The 107 North Kent Street o Winchester, Virginia 22601 Mr. Tim Stotive March 20, 2015 Page 2 • introductory paragraph appears to define the "subject property" as the entire parcel, but then says that only the portion to be zoned M1 would be subject to the proffer terms and conditions. Later on in the Proffer Statement, however, there are provisions that are written with reference to the "subject property" (which, again, appears to be the entirety of parcel 63-A-80I). This needs clarification. If the intent is that no portion of the Proffer Statement is to apply to the portion that would remain zoned RA, then perhaps, in the introductory paragraph, the words "subject property" should be replaced with "Tax Map Parcel 63-A-80I". o Introductory paragraph — It may be best simply to leave a blank in which the application number can be written once a number is assigned. o Introductory paragraph, last sentence — Please change "applicant" to "owner". This prevents any confusion, particularly when third parties act as the "applicant", as to the fact that the owner (anti successors and assigns) is bound by the proffers. o Site Improvements, paragraph 1 — The proffer refers to transportation improvements in the "surrounding" area. One interpretation of the word "surrounding" is "encircling", which could potentially limit the proffer to immediately adjacent improvements. If the owner intends to cover a. broader area, it may be appropriate to use a different word, such as, perhaps, "nearby". • © Site Improvements, paragraph 2 — While this does not necessarily affect the County's ability to approve the rezoning, the owner should be aware that it will need an appropriate legal arrangement (easement or other arrangement) in place with the owner of parcel 63-A-58C in order to have access through that parcel. © Site Improvements, paragraph 3 — In light of the preceding paragraph in the Proffer Statement, I assume that this paragraph refers to inter -parcel connections within the Property, such as between future subdivided parcels within the Property, but the provision might need to speak more clearly in this regard. ® Site Improvements, paragraph 4 — The Subdivision Ordinance currently requires that all lots shall abut and have direct access to a public street or right-of-way dedicated for maintenance by the Virginia Department of Transportation. County Code § 144-24(C). A proffer cannot render a local ordinance provision less restrictive than as the ordinance is written. See Clark v. Town of Middleburg, 26 Va. Cir. 472 (Loudoun County 1990) (proffers cannot be construed to provide a variance from or to exceed the allowances of a zoning ordinance). If the owner seeks a deviation from the requirement, the proper course would be to determine whether a waiver tinder County Code § 144-5 would be appropriate. That section provides: "Variations in or exceptions to [lie provisions of this chapter may be granted by the Board of Supervisors in cases of unusual situations or when strict adherence to the general regulations would result in substantial injustice or hardship." 0 Mr. Tim Stowe March 20, 2015 Page 3 • Building Restrictions, introductory language -- The words "provided in these proffers" are redundant; the fact that the restrictions are then set out already means that they are "provided in these proffers". The introductory language call simply end with a colon following "restrictions". © Building Restrictions, paragraph I — The provision does not state any obligation beyond those already imposed in the Zoning Ordinance. Therefore, it serves no purpose and should be deleted. 0 Building Restrictions, paragraph 2 — As the rezoning is currently proposed, and if the Proffer Statement is lirniting its application to the 92..066 acre portion of parcel 63-A-80I, there would be no adjacent RP zoned parcels (and the only RA zoned parcel would be the remaining portion of parcel 63-A--80I). Therefore, this raises a question as to whether the provision actually states any obligation. o Landscape Design Features, introductory language — The same comment applies here, regarding "provided in these proffers", as with the Building Restrictions introductory language. Landscape Design Features, paragraph 1 — As written, the provision appears to impose an obligation, beyond those already in the Zoning Ordinance, only in the event of a request from the Kernstown Battlefield Association ("KBA"). The ls provision is unclear, however, as to the precise mechanism for- KBA to make a request and what then would constitute an "accommodation" of such a request. Signature Block — Below "Respectfully Submitted," the name "BLACKBURN LIMITED PARTNERSHIP" should appear. Also, I note that, on the easement deeds you provided in the review package (Instrurnent. Numbers 010005892 and 080001714), three general partners of Blackburn Limited Partnership signed, in each instance indicating their capacity as a general partner. It would appear then that the Proffer Statement should be similarly signed by all three persons. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that that review will be done by staff and the Planning Commission. Since Roderick B. Williams County Attorney cc: Michael Ruddy, Department of Planning and Development (via e-mail) T►.atq, COUNTY of F'REDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 March 18, 2015 Mr. Tim Stowe, PE Stowe Engineering, PLC 220 Serviceberry Court Stephens City, VA 22655 RE: Request for Historic Resources Advisory Board (HRAB) Comments Blackburn Rezoning Property Identification Number (PIN): 63-A-801 Current Zoning District: RA (Rural Area) Dear Mr. Oates: is The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting on March 17, 2015. The HRAB reviewed information associated with the Study of Civil War Sites in the Shenandoah Valley published by the National Park Service and information provided by the applicant's representative. This application seeks to rezone 92 acres of a 128.8 acre tract of land from the RA (Rural Areas) District to the M1 (Light Industrial) District with proffers; the site fronts Apple Valley Road and Route 37 in the Back Creek Magisterial District. Historic Resources Advisory Board Concerns The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service identifies these properties as core battlefield area for the First and Second Battle Kernstown with retained integrity. During both battles, there was troop movement that occurred across the subject property (fighting occurred north of Middle Road and east of Apple Valley Road). After reviewing this information and the applicant's materials and proposals, the Historic Resources Advisory Board (HRAB) recommended approval of the Blackburn Rezoning Application with the following conditions: The applicant should consider a maximum height proffer to protect the viewshed of the Kernstown Battlefield Property, this is especially important because of accessory features permitted to exceed the height maximums. Freestanding signage should be limited or prohibited along Apple Valley Road. The buffer area along the pond should be expanded as much as possible. 107 North Kent Sheet, Suite 202 • Winchester, Virginia 22601-5000 • Mr. Tim Stowe, PE Re: Rezoning of the Blackburn Property March 18, 2015 Page 2 Please contact me with any questions concerning these comments from the HRAB. Sincerely, Candice Perkins, AICP Senior Planner CEP/pd cc: Lauren Murphy, HRAB Chairman, 106 Dollie Mae Lane, Stephens City, VA 22655 '� Graystone Corporation of Virginia, 1057 Martinsburg Pike, Winchester VA 22603 11 0 Battie8e�td��°. Association Gary Crawford, President 195 Minebank Road, Middletown, VA 22645 540.869,2896 - Email: kbar�ahernstownbattle.oiz Mr. John Good Graystone Corporation of Virginia 1057 Martinsburg Pike Winchester, VA 22604 Dear Mr. Good: 14 March 2015 Thank you for meeting with me a few weeks ago regarding the upcoming plans for the property just south of the Kernstown Battlefield. Those plans, of course, are very much of interest to the KBA since our mission is preserve, protect and interpret that very significant portion of U.S. history, the Kernstown Battlefield. The proposed development site south of Apple Valley Road is important not only because it was a formation area for the Confederate forces during the First Battle of Kernstown, but today it could serve to acquaint visitors and historians with the battlefield as viewed from the Confederate positions. Following are a few points that 1 recall from our conversations. 1. Approximately 92 acres of the Blackburn Limited Partnership (Owner) site south of Apple Valley Road and south of the KBA property is to be developed by constructing warehouse and light manufacturing facilities. (1 understand that Graystone Corporation of Virginia also owns an adjoining 11.35 acre parcel already zoned for such purposes.) 02. The clearing and construction on the first project could be as early as mid -May which would include the 11.35 acre parcel as well as an adjoining 18.5 acres of the Blackburn property. 3. The buildings to be constructed by Graystone are anticipated to be constructed primarily of concrete walls with very little reflective material and that glass would be mostly within the building entrance areas. 4. New tree plantings by Graystone on the rezoned area will be primarily deciduous trees with some conifers which would be historically correct for the Civil War era. (Barton's Woods stretched north from Bartonsville [Springdale] and provided some cover for Gen. Jackson's Confederate troops as they assembled along Apple Valley Road.) 5. To permit the public to view the Kernstown Battlefield fi•om the Confederate perspective, Graystone will build a pull -off or parking space from the private road leading into the business park from Apple Valley Road. It would be able to accommodate at least one motor coach (bus) with an adequate turn around area. Graystone will also erect an historical marker similar in size and style to those used at the battlefield. The KBA will provide the text for the sign. 6. To preserve historical items, Graystone will permit a small KBA-organized team of relic hunters to search any portion of the area to be rezoned that it acquires and its adjoining 11.35 acre parcel prior to excavation. This search will be timely so as not to delay the construction schedule and should be concluded for the entire site within six months from the rezoning effective date. Areas may be searched a second time after ground clearing and excavation work provided that such searches take place during "down times" so as not to impair any construction work and to provide safer conditions for the work of the search team. All found artifacts are to be property of the Kernstown Battlefield Association for display in its museum / visitor center. The KBA will carefully select the small relic -hunting crew and await approval of the property owner before beginning any search. (The search of the adjoining Graystone property has already been authorized.) The KBA will provide Graystone and, when appropriate, their successors in title with evidence of liability insurance coverage to be in force during any search activity. Sincerely Gan, Gar, C aw ord President. Kernstown Battlefield Association Agreed by Graystone Corporation (:::Da e r1 !�.c l.s • COUNTY of FREDERIC K Department of Planning and Development 540/665-5651 FAX: 540/665-6395 TO: Tim Stowe Stowe Engineering, PLC. FROM: Michael T. Ruddy, AICP Deputy Director RE: Rezoning Continents: Blackburn Rezoning Application. Dawson Drive/Apple Valley Road; PIN 63-A-80I DATE: March 20, 2015 T'lie following continents are offered regarding the Blackburn Rezoning Application. • This is a request to rezone 92.066 acres from RA (Rural Area) to M1 (bight Industrial) with Proffers. The review is generally based upon the Impact Analysis Statement dated March 7, 2015 and the accompanying proffer statement. 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 SubmISSlon. General 1) The submission fee for this application would total $19,206.60, based upon acreage of 92.066 acres. Land Use 1) The 2030 Comprehensive Plan and the Southern Frederick Plan provide guidance on the future development of the property. The 2030 Comprehensive Plan identifies the general area surrounding and including this property with an industrial land use designation. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current land use supported by the Comprehensive Plan. • 107 North Kent Street, Suite 202 m Winchester, Virginia 22601-5000 • Blackburn Rezoning Application. Dawson Drive/Apple Valley Road; PIN 63-A-801 March 20, 2015 Page 2 Impact Analysis and Proffer Statement. Please address the following items from the Impact Analysis and Proffer Statement prepared for this Application. I ) The 'Zoning Boundary Exhibit prepared for this request identifies the proposed zoning line within the properly separating the proposed M l (Light Industrial) zoning from the existing RA (Rural Areas) zoning. At no point does the proposed MI zoning abut adjacent property that would require a zoning district buffer. It Nvould be desirable to recognize the existing residential land uses that are zoned RP (Residential Performance) and are located immediately adjacent to the Blackburn Property. Some form of buffering and screening consistent with that of a zoning district buffer, or that proffered on the adjacent developed industrial property, would be effective. 2) The Building Restrictions and Landscape Design Fcatlu'e Proffers should be further enhanced. Presently, they provide no commitment beyond what is • currently required by the Ordinance. For your information, the original rezoning in this area, RZ#04-98 immediately adjacent to the subject property included several proffers aimed at mitigating any impact on the adjacent residential land and historical properties. These included; a maximum height of 60 feet for all primary and ancillary structures, screening of all rooftop mechanical equipment, and screening of all loading docks from all adjacent Rural Areas (RA) and Residential Performance (RP) Zoning Districts. Further, landscape design features were proffered between all developed parts of the property and all RA and RP Zoning Districts. This included a berm that was a minimum of 6 feet higher than the adjacent Route 652 and landscape plantings consistent with those of the landscape screen. Said landscaping was defined. The maximum height limit for primary structures in the Ml district is 60 feet. However, certain height limitation exceptions exist that would enable a greater height for certain structures. Of note, automated storage facilities in the M1 district would be permitted up to 100 feet in height. 3) The Proffer Statement includes a reference to accommodating a viewshed request of the KBA. The Proffer Statement could be used to further define this request. In addition, the GDP could be used to a greater extent to illustrate the location and design of any proposed landscape design features as described in the above two comments. It is noted that the Generalized Development Plan provided is not a • proffered condition of this application. • Blackburn Rezoning Application. Dawson Drive/Apple Valley Road; PIN 63-A-801 March 20, 2015 Page 3 4) "file Transportation network in this area is identified in the County's Lastern Road Plan and is supported by an improved Major Collector Road (Shady Elm Road), an improved Minor Collector (Apple Valley Road, and an improved Arterial Road, Route 1 1 (Valley Pike). Access to the site via the existing entrance on to Apple Valley Road and existing Dawson Drive is desirable. Any additional entrances on to, and Improvements to, Apple Valley Road should be avoided at this time. 5) Consideration should be given, however, to pedestrian or trail improvements along Apple Valle), Road to complete this section of planned pedestrian accommodations adjacent to the identified minor collcetor road. This could be achieved internal to the properly, adjacent to the area containing the numerous existing casements. 6) 'file Generalized Development Plan for the Blackburn Property identifies the location of two private roads accessing the property. It is stated in the proffers that • access to the property to be developed will be via these two entrances. Access to the existing RA land (the land not subject to this rezoning) should be allowed through these same two entrances to avoid additional entrances onto Route 652. As previously noted, the Generalized Development Plan provided is not a proffered condition of this application. 7) With regards to the private streets discussion in the proffer statement, this should be removed from the rezoning discussion. A Board of Supervisors waiver of the subdivision requircmcnt that all lots have access to a State maintained road would be necessary. This should be requested as part of the Master Development Plan approval for this project. 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. Upon review of the application for the rezoning of the Blackburn property it is clear that numerous transportation issues exist in the nearby vicinity. Key needs for improvement include the intersection of Apple Valley Road and Route 11, widening of Route 11, and the completion of Renaissance Drive from Route I 1 to Shady Elm Road. In order to try and address their share of this traffic situation, • the applicant has offered a cash proffer that is based upon the BPG rezoning proffer that was previously accepted. • Blackburn Rezoning Application. Dawson Drive/Apple Valley Road; PIN' 63-A-801 March 20, 2015 Page 4 Staff believes this is a good strategy in this situation as it acknowledges the most key needs are on property the applicant does not control right of way for and allows the County to potentially leverage the cash proffer against state revenue sharing dollars to accomplish more. It should be noted that the cash proffer should be in addition to bicycle and pedestrian improvements on site and along the site frontage as well as any entrance rcgUil-Crilcrits that alight be made by the Virginia Department of Transportation. In conclusion, please ensure that the above comments, and those offered by the reviewing agency are addressed. cc: Rod Williams, County Attorney John Bishop, Deputy Director Transportation • MTR/pd 0 REZONING APPLICATION #01-15 BLACKBURN COMMERCE CENTER Staff Report for the Planning Commission Prepared: April 21, 2015 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action PlanniIg COIl1mission: 05/06/15 PcIlding Board of Supervisors: 05/13/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066-I-/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, and 36.754A-/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: This is an application to rezone a total of 92.066d-/- acres of land from the RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers to accommodate industrial uses. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. With this rezoning, the applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property that have been identified as important to the overall transportation solution for this general area. The application has addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many of the impacts associated with the rezoning request. The Planning Commission should determine if the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer appropriate. Following the reguh-ed public hemming, a recommendation i-eglln inn, thlS rezoning application to the Board of Supen,hyoPy Would be appropl'late. The applicant should be prepared to allegllately address all concerns raised by the Planning Commi.sioll. • 9 Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 2 This report (s prepared l)), the Frederick County Planning Staff to provide lrlforinat(on to the Planning ComniivSlon and the Board of'Supern%sors to assivt them in making a llec%sion on this application. It m(y also be usc'.liil to others interested in th%S zoning matter. Unresolved issues coricern%rrg t/ns application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 05 /06 /15 Pending Board of Supervisors: 05/27/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066-1-/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, and 36.754-1-/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBERS: 63-A-801 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Vacant/Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) RP (Residential Performance) South: M 1 (Light Industrial) East: M 1 (Light Industrial) West: RA (Rural Areas) Use: Battlefield/Agricultural Residential Use: Industrial Use: Industrial/Vacant Use: Agricultural • Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: District Planning has completed Its 1'CVICW Of the Subject rezoning TIA. In conversation with the Frederick County Deputy Director of Planning, Transportation, we Unclustand that COL111ty Staff has negotiated a proffer arrangement with the applicant in lieu of the findings of a TIA, and that they are satisficcl with the prescribed mitigation. We have been notified that there is specific time critical contractual arrangements at play which require a resOILltion of transportation impact mitigation inlmecliately. It is for those reasons that, and in consultation with the County, that we are suspending Our review and are differing to Frederick County staff. Fire and Rescue: Plan approved. Public Works Department: The Public Works Department does not have any comments regarding the proposed rezoning. We would expect that any future Master Development Plans and Site Plans to include copies Of wetland delineations and geological surveys of kaist features. Frederick Count' Sanitation Authority: Please see allached letter dared Harch 18, 2015, from Uive E. 1Veindel, PE. Frederick -Winchester Service Authority: No comments. Winchester Regional Airport: I have completed a review of the referenced rezoning proposal. Allowed uses under tills rezoning should not impact airsidc operations of the Winchester Regional Airport therefore we have no Comments or objections regarding this rezoning request. Frederick County Attorney: Please see (lmched leller doled Harch 20, 201 S, from Roderick B. lhilliams, CounlyAllorney. P1aIlIllnp, & Zoning: I) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limite(l). The subject parcels were re -mapped from R-2 to A-2 (Agricultural General) pursuant to the COunty'S comprehensive downzoning initiative (Zoning Amendment Petition 1/01 1-80), which was adopted on October 8, 1980. The County's agrlCUltUral zoning clistrictS WCre 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 hand to the RA District. 0 • Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 4 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 decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition Of policies used to plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation too] and will be instrumental to the future planning efforts of the County. In order for any proposed rezoning to be approved, the applicants will be expected to contribute a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed development. SUCK contr1bUt1011s call be ill the form of cash, dedicated land, or constructed improvements Or ill any Other planner consistent with the Code of Virginia. [2030 Compi-ehensive Plan, Implementing the Plan, 1�/ Rezoning requests should be evaluated to determine their potential impacts O11 public facilities. Costs to the County should be estimated ill terms of what impact the development, which could result from the proposed rezoning, WOUld have oil pubhC facilities and infrastructure. [2030 Compi-ehensive Plan, Implementing the Plan, i%J Rezoning requests should not be approved unless the net impacts on public facilities are positive, or unless the negative impacts can be adequately addressed through proffers or some other means. A request for rezoning may be turned down even though all fiscal impacts appear to be addressed. If�there arc other impacts which arc not adciresscciby the rezoning application, or if the request does not conform to this plan, a similar method should be developed for determining the impacts of proposed developments on transportation systems and other public facilities. [2030 Comprehensive Plan, Implementing the Plan, V] Land Use. The 2030 Comprehensive Plan and the Southern Frederick Plan provide gUidance On the future development of the property. The 2030 Comprehensive Plan identifies the general area surrounding and including this property With an industrial land use designation. The property is located within the Sewcr and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current land use supported by the Comprehensive Plan. Site Access and 7ranspoilation. The Transportation network in this area is identified in the COunty's Eastern Road Plan and is supported by an improved Major Collector Road (Shady Elm Road), an improved Minor Collector Road (Apple Valley Road), and all improved Arterial Road, Route I I (Valley Pike). 0 • Rezoning 401-15 Blackburn Commerce Center April 21, 2015 Page 5 Access to the site via the existing entrance on to Apple Valley Road and existing Dawson Drive is desirable and has been proffered by the Applicant. Any additional entrances onto, and improvements to, Apple Valley Road should be avoided at this time. The Generalized Development Plan for the Blackburn Property identifies the location of two private roads accessing the property. Future consideration should be given to pedestrian or trail improvements along Apple Valley Road to complete this section of planned pedestrian accommodations adjacent to the identified minor collector road. This could be achieved internal to the property, adjacent to the area containing the numerous existing easements. Environment. Issues concerning water duality, quantity, use, and protection of water resources are directly related to land development activities. Water supplies arc needed to Support development, while surface and groundwater are potentially affected by development activities [2030 CompreliensNe Plan, Section VII, Natural Resom-ces]. Hislor)�. According to the RLlral Landmarks Survey, there are no significant 11iStOriC Sti'uCtul'CS located oil the property. It is noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify this property as core battlefield area for the First and Second Battles of Kernstown with retained integrity. This application was presented to the COunty'S Historic Resources Advisory Board (HRAB) who reconlnlcnded approval of the rezoning application, with conditions. The Applicant's proffer statement addresses these conditions. An agreement with the Kernstown Battlefield Association has been made regarding items that relate to the battlefield including building COI1StrLICtlO11, landscaping and buffering, public viewing space and historical signage, and the exploration for, and preservation of, historical items. The agreement has been included with the CO111i11e11tS for yOlir information. 3) Site Suitability/Environment The site is not located within Or near any 100 year floodplains. However, there are a substantial amount of wetlands identified on the site. The wetlands delineation has occurred and will be incorporated into the Master Development Plan for this project. This area is known for karst topography and special attention should be paid during development for potential sinkholes and related impacts. This should occur in coordination with the review of the County Engineer. The site does contain a small area of woodlands that will be disturbed with the development of the site. 4) Potential Impacts 0 0 Rezoning #01-1 5 Blackburn Commerce Center April 21, 2015 Page 6 This application recognizes the existing residential land uses that are zoned RP (Residential Pci-formance) District that are located immediately adjacent to the Blackburn Property by providing buffering and landscape screening consistent with that of the landscape portion of a zoning district buffer, on the portion of the land that is to be rezoned, adjacent to the proposed zoning line. This green space buffer will be fifty feet wide and will remain ulldisrhlrbed to continue its natural state and allow the lllatlll'lllg of the existing vegetation. The Zoning Boundary Exhibit prepared for this request identifies the proposed zoning line within the property separating the proposed M 1 (Light Industrial) Zoning District fi-om the existing RA (Rural Areas) Zoning District. Therefore, at no point does the proposed M 1 zoning abut adjacent property that would require a zoning district bufi'cr. For your information, the original rezoning in this area, RZ#04-98 immediately adjacent to the subject property to the north, included several proffers aimed at mitigating any impact oil the adjacent residential land and historical properties. These included; a maxinlunl height of60 feet for all primary and ancillary structures, screening of all rooftop mechanical equipment, and screening of all loading docks from all adjacent Rural Areas (RA) and Residential Performance (RP) Zoning Districts. Further, landscape design features were proffered between all developed parts of the property and all RA and RP Zoning Districts. This included a berm that was a nlininlurll of 6 feet higher than the adjacent Route 652 and landscape plantings consistent with those of the landscape screen. Said landscaping was defined. Recognizing this, the Blackburn Commerce Center application has addressed the height component by proffering the same standards to a point one thousand feet from Apple Valley Road. This distance is consistent with the depth of the above rezoning. Beyond that point, the County's current height requircillents would apply. The maximum height limit for primary structures in the M 1 District is 60'. However, certain height limitation exceptions exist that would enable a greater height for certain structures. Of note, automated storage facilities in the M 1 District would be permitted up to 100' in height. The landscape portion of the above has been addressed in conjunction with the Kernstown Battlefield Association. Frederick County Transportation Comments: Frederick County Transportation's review of the application for the rczoning of the Blackburn property has made it clear that numerous transportation issues exist in the nearby vicinity. Key needs for improvement include the intersection of Apple Valley Road and Route 11, Widening of Route 11, and the completion of'Renaissance Drive from Route 1 1 to Shady Elm Road. In order to try and address their share of this traffic situation, the applicant has offered a cash proffer that is based upon the BPG rezoning proffer that was previously accepted. Staff believes this is a good strategy in this situation as it acknowledges the most key needs are on property the applicant does not control right of way for and allows the County to potentially leverage the cash proffer against state I'CVCIiLIC sharing dollars to accomplish more. It should be noted that the cash proffer should be in addition to bicycle and pedestrian improvements on site and along the site frontage as well as any entrance requirements that 0 • Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 7 might be made by the Virginia Department of Transportation. 5) Proffer Statement A) Allowed Uses: All of the uses permitted in the M I (Light Industrial) District would be allowed. No additional use restrictions have been proffered by the Applicant. A Generalized Development Plan (GDP) has been used to illustrate the location of the proposed landscape/green space/buffer area design features, the preservation Of the pond area, and the location of the two entrances to the property. B) Access Managennent and Transportation: Dawson Drive and the existing entrance onto Apple Valley Road are proffered as the two entrances for the property. Interparcel connections are also proffered to enable future access to the balance Of the Rural Area (RA) portion of the property. The Applicant has proffered to participate in the cost of transportation improvements in the nearby area. The method for doing so is based upon a similar model used with the BPG rezoning Application. The Applicant will contribute to Frederick County a maxllllUM Of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00). Such Payments shall be made prior to the issuance of a Certificate of Occupancy for all building structures developed on the property, with each payment being in proportion to the square footage Of the proposed COIIStrIICt1011 on the property. This is consistent with the TIA developed for the project. The funds would be available to the County in its discretion and may be used by the County as a local match for Revenue Sharing Program projects. As an example, the application describes an anticipated project that will be submitted upon rezoning that may generate $153,000.00 fol' Use In addressing transportation In the nearby area. It should be noted that the proffered maximum contribution of$625,000.00 would not be immediately available for use by the County. In addition, the improvements would not be completed by the Applicant. It is most likely that innprovellent projects would be completed by others as part Of a Revenue Sharing Project. C) Site Development: The Applicant will develop the property with several building restrictions and landscape design features aimed at mitigating the impact of the project on the adjacent residential and historical grope ties proffered. These include a maximum height limitation of sixty (60) feet for all structures fora distance Of�One thousand feet from Apple Valley Road, the screening of all loading clocks f ronn adjacent properties, and the provision of green space buffer areas between Apple Valley Road and the development including the existing pond and a green space buffer fifty (50) feet wide in the area along the zoning boundary. Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 8 D) Mitigating the Impact of Development: The Applicant has proffered a cash contribution in the amount of'$10,000 to be directed to Frederick County Fire and Rescue. The purpose of this dedication would be to assist in the capital facility needs of fire and rescue associated with the development of this property. STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: This is an application to rezone a total of 92.066-1-/- acres of land from the RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers to accommodate industrial uses. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. With this rezoning, the applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property that have been identified as important to the overall transportation solution for this general area. The application has addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many of'the impacts associated with the rezoning request. The Planning Commission should determine if the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer appropriate. Follownng,J the regnnred public hearing, a reco/NI1Jendation regarding, this rezoning, application t0 the Board ol'Supervivors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Manning Commission. 0 • • REZONING APPLICATION FORM FREDERICI{ COUNTY, VIRGINIA To be conlpleled by Planning Staff Fee Amount Paid $ 1 Q a 0 (n . (D 0 Zoning Amendment Number 01 -i Date Received PC Hearing Date 5 j to t S BOS Hearing Date 5 The folloriling it f01711C111011 shall be proiided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Sheet, Winchester. 1. Applicant: Name: Timothy Stowe Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 2. Property Owner (if different than above): • Name: Blackburn Limited Partnership Address: C/O Barbara Lewis 458 Devon Dr., Warrenton, VA 20186 3. Contact person if other than above: Telephone: 540-336-0656 Telephone: Name: Timothy Stowe Telephone: 540-336-0656 4. Property Information: a. Property Identification Number(s): 63- (( A)) - 801 b. Total acreage to be rezoned: 92.066 acres C. Total acreage of the parccl(s) to be rezoned (if the entirety of the parcel(s) is not being re7.nnedl: The parcel is 128.82 acres d. Current zoning designation(s) and acreages) in cacti designation: 128.56 Acres Zoned RA C. Proposed zoning designation(s) and acrcagc(s) in each designation: 36.754 acres are to remain RA, 92.066 acres are to be rezoned M1 f. ii U Magisterial District(s): Back Creek Magisterial District 12 0 • 5. Checklist: Check the following items that have been II1ClUdcd with this application. Location mal) Agency Comments [_ . 1 Plat _I_✓ I Fees J ..I Deed to property _L✓ I Impact Analysis Statement J ✓ r Verification of taxes paid _I_✓ Proffer Statement _F✓-L Plat depicting exact inects and bouIlds for the proposed zoning district _) ✓ I_ Digital copies (pdf's) of all submitted documents, maps and exhibits 6. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Blackburn Limited Partnership 7. Adjoining Property: • PARCEL ID NUMBER USE ZONING See attached list. 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road Rallies aIld 1'OL1tC 111.1mbers): The property is located adjacent to Apple Valley Road and Route 37. The northern boundary of the property has frontage on Middle Road, as well as the intersection of Apple Valley and Middle Road. (This northern end of the property is not included in the rezoning). The southern end of the property borders the north end of the unfinished portion of Dawson Drive. See Location Map for more detail. • 13 • 9. The following information should be provided according to the type of rezoning proposed: Single Family homes: Non -Residential Lots Number of Units Proposed Townhome: Mobile Home: Multi -Family: Hotel Rooms: Square Footage of Proposed Uses Office: Service Station: Retail: Manufacturing: 250,000 Restaurant: Warehouse: 600.000 Commercial: Other: 10. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing • and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): .9ADate: / S Date: Owner(s): Date: Date: 0 14 C� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (\Vc) (Name) Blackburn Limited Partnership c/o Barbara Lewis (PIlOI1C) (AddrCSS) 458 Devon Drive, Warrenton, VA 20186 the Owner(s) o1 all those tracts or parcels of land ("Property") conveyed to tile (us), by deed recorded in the Clcrk's Office of the Circuit Court of the County Of I-redcrick, Virginia, by InstlLlment No. DB812 Oil Page 70 . and is described as Parcel: 63 Lot: Block: A Section: 801 Subdivision: do hereby make, constitute and appoint: (Nailic) Timothy S. Stowe (Pllolle) 540.686.7373 (Address) 103 Heath Court, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in Illy (our) nanie, 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: X Rezoning (including proffers) Conditional Use Permit Master Development Plan (Preliminary and Final) Subdivision Site Plan Variance or Appeal My attorney -in -fact shall have the authority to offer proffcrcd conditions and to make amendments to previously approved proffcrcd conditions cXccpt as follows: none This autlloriZ ItIOII shall Cxpirc One year G-oni the clay it is signcd, Or until it is otherwise rescinded or modified. In witness thereof, I (Nvc) have hcrcto set Illy (our) ha11CI and seal this day of /?)(�,­('20 / , Signatures) Rjb1j) �', I e-Wi" State of Virginia, City/Eounly of /1V C 6e t,9S'� ep To -wit: jW1111lrrru, �NOLE Y F, 1 �a Pa_ Cl /e� �F2 < Ct a Notary Public in and for the jLuisdic <:,j shi� certify that the person(s) wlid signcd to the foregoing instrurlicnt personally appeared bcf6-c r1 and has acknowledged the same bcl'oi n1C 111 the JLII'IShcetl011 aforesaid this flay of• 1� , 20 ♦�� My Commission Expires:VZq Notary Public 9�cSC� �yII-1i72 AIiH�A1 0 I IV "I FA#I'r 44hk 4'` �► • \� „ lb lb A.. oil N 81 A �. 3 • • LED � 1 1 1 �! , D Biwa B-A Ev LEGEND ABBREVIATION DEFLATION ARV AR RELEASE VALVE C., CONCRETE NONUIENT FOUND DRAINAGE M AI"OLE Cti FIRE HYDRANT GLM GAS L0E MARKER INV INVERT tRF IRON ROD FOIJ D IRS VIM RIND SET MP METAL LIGHT POLE MP METAL POST MPP METAL POWER POLE RCP REINFORCED CONCRETE POPE m SANITARY MANHOLE TCB TELEPHONE CONTROL BOIL WATER IMI WATER MIAN OLE WP WOOD POWER POLE 6V WATER VALVE --- - OM UTILITY LINE UG WATER CANE t —[ -- LPG ELEC TRIO LINE • — SANITARY FORCE MAN LUG GAS MAN — . — FENCE EX 10 P fVATE SEWER ESM'T EX 20 GAS ESY'T [ ] FX 20 SANITARY SEWER ESMT EX 20 WATER E. SMART NOTES I BOUNDARY 90 ORMATOON B EE SHOWN IS BASED ON AN AC TUB SURVEY MADF BY MARSH AND LEDGE L AID SURVEYORS PLC C01PL E T ED f EBRUARY 23. 2015 2 ANY LIIDERUIOU ND UTll ITES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND f ILSTNG DRAWINGS THE. SURVEYOR MAKES NO OU RANTE ES THAT THE U4DE RGROUND UTILITIES SHOWN COMPRISE PRISE ALL SUCH UTILITIES N THE AREA, EITHER IN SERVICE OR ABANDONED THE SURVEYOR FURTHER DOES FDT WAAFIANT THAT THE UNDERGROUND, UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATE D ALTHOUXJHHF DOESCERTIFYTHAT TIEYAFE LOCATEDASACCURATELYASPC IE FROM 110008UT10N AVMAFMf 3 THE TOPOGRAPHY SHOWN WAS COMPILED L15NC AERIAI. PHOTOCA"MINE TRIC METHODS BY GUANTUII SPATIAL DATEDIFEBRUARY A 2015 A AERMAL PHOTOCJiAPHS BY QUANTUM SPATIAL SCALE 1'W DATED AANU^RY 23. 2015 5 TIE AF RIAL TDPO(JWSWC CONIRCIL WAS COEPL E TE D BY MARSH AND L IF GCE L AND SLIRVE YORS P L C WINCESTER VNiII OW 6 HOREMNTAL ORIENTATION IS BASED ON VA FAD 63 W RTH ZONE US SURVE Y F EE T VERTKCiAL DATUM IS BASED ON HAW AA EIEVATONS ESTABLISHED SY GPS Nif THOOS ______ ____________ I l I Tow- .• o� \ ' f p' l� A I . LINE 7A&L 'tip • . ``�""rlljr, _� SO _ D 150 300 H� TOPOGRAPHIC SURVEY DRAWING NO , SOF THE LANDS OF iD9844 SCALE. t" - 150' BLACKBURN LIMITED PARTNERSHIP (PIN 63•A-601) CONTOUR INTERVAL • 7 DATE DEED BOOK 612 PAGE 76 ��RYE TA&E Marsh & Legge Land Surveyors P.L.C. ""° ,6 5 wRVF RACIus ARC LENGTH CHORD L ENGTH cHDRD BEARING L"A ANGLE ----- --- f. -_ GRAYSTONE CORPORATION OF VIRGINIA (PIN 63-A-S6C) c+ 25W 16 2s1 oA 250 w CHORD BE E r315r 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 LOT 4 • INSTRUMENT NCOCA-COUMBER BUSINESS01 PARK INbTRURE K NUMBER /40 DISTRICT O PHONE IS/D)86/-0466 - PAX (S/O)B6i-046M - Ow oRkaQlrrWllw.Jeppe com BACA FREDE ICKODINTY VIAL IGANIACT 3Y1YFN3IIrW11r1��.O01`� FREDERICK COUNTY VIRWNIA 1 "NE BE DISTANCE L 1 N 06*5735' W 11 37 12 N 36'S046' E 63 S7 L3 N41'25'14'E 12540 LA N66'43'IS' E 763A L 5 S 50'00 W E 5025 L6 N 45'33'48' E 20 00 L7 S 43'47'26" E A B6 • • �j cc CD ��w w0 o¢x 30' PRESCRIPTIVE 20' RIGHT q VA. SEr- ROUTE 652 20' RIGHT EASEMENT OF WAY APPLE VALLEY ROAD 15' PRESCRIPTIVE OF WAY — S 4426'12' E-665.11'— _ 1— _ — _ _ � _ _S 43'47'44" E 1913.06' _ _EASEMENT S 43'25'57" E ___ zz C 20' SANITARY i 20' WATER SEWER EASEMENT EASEMENT INST. -'080001714 INST. fO10005892 TAX MAP 63-A-801 RA ZONING DISTRICT pis 36.754 ACRES sB2 y_ C 20' GAS EASEMENT 10PRIVATE / D.B. 714 P. 752 SEWER EASEMENT INST. 5010005893 N 1o�'a5g Q��po TAX MAP 63-A-801 12&820 ACRES TOTAL DEED BOOK 812 PAGE 70 ZONED: RA NOTES 1. NO TITLE REPORT FURNISHED; THEREFO'E• EASEMENTS OR ENCUMBRANCES AFFECTING THE PROPERTY REPRESENTED BY THIS SURVEY MAY D(ISF THAT ARE NOT SH01NJ ON THIS PLAT. 2 THE LOCATIONS OF UNDERGROUND UTIUTIES OR OTHER SUBSJRFACE IMPROVEMENTS, IF ANY, WERE NOT ASCERTAINED', THEREFORE, ARE NOT SHOWN. 3 THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED UNDER MY STIPERVISCN ON 23 FEBRUARY 2015 AND SHOWS THE CONDITIONS ON THAT DATE ZONING BOUNDARY EXHIBIT OF THE LAND OF BLACKBURN LIMITED PARTNERSHIP BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 38.59' N POND \ T.M. 63-A-58C GRAYSTONE CORPORATION OF VIRGINIA INST. R140010946 ZONED: MI s a� m oa, yq0 r9p yop F LEGEND RF - REBAR FOUND IRS - REBAR SET CMF - CONCRETE MONUMENT FOUND �- OVERHEAD UTILITY LINE �(- METAL UTILITY POLE -- WIRE FENCE 0 - WOODEN UTILITY POLE T.M. 63-A-588 o� CABOT IV - VAIBOI. LLC rJ INST. '140006095 ZONED: M, TAX MAP 63-A-801 _ _ M7 ZONING DISTRICT 92.066 ACRES T.M. 63-A-58A DIRECTV OPERATIONS, LLC NST.=03C005345 y0j9S) POTOVAC EDISCN ZONED: 6,1 gS• O CCLIPANY VARIAS i WD1H EASEMENT RF D.B. 720 P. 135 T.M. 63-8-2B ECHOSTAR BROADCASTING CORPORATION `Pi�YTqe� NP1 INST.=120005315 jCM F . M1 -7C 9 s O�?s \ - DAWSON DRIVE CM t /V la 193l,, n N T.M. 63-8-3 TFE DAWSON GROUP, LLC 4g? INST. ::030009351 N 2T7s68. ZONED t„ CMF 555 ' N ?9 41'-37' W F - - GRAPHIC SCALE 0' 300' 600' SCALE : ,' = 300' 0 • REZONING APPLICATION 401-15 BLACKBURN COMMERCE CENTER Staff Report for the Planning Commission Prepared: April 21, 2015 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action Planning Commission: 05/06/15 Pending Board of Supervisors: 05/13/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, and 36.754-F/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: This is an application to rezone a total of 92.066+/- acres of land from the RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers to accommodate industrial uses. The property is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. With this rezoning, the applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property that have been identified as important to the overall transportation solution for this general area. The application has addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many of the impacts associated with the rezoning request. The Planning Commission should determine if the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer appropriate. 1'ollolyiny the required public hearing, a recommenllation reman ing this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to allequate& address all concerns raised bV the Planning, Commission. Rezoning 401-15 Blackburn Commerce Center April 21, 2015 Page 2 This report is preprm•ed by the Frederick Comaji Planning Staff to provide information to the Planning Commission and the Board of Supe!'visoi-s to assist theist in making a decision oil this application. It in(q also be useful to others intelrested in this zoning matter. Unresolved issues concerning this aj)plicatioll are noted by stuff lvhe!'e 1'elevant thi-oughout this stuff report. Reviewed Action Planning Commission: 05 /06 /15 Pending Board of Supei-visors: 05/27/15 Pending PROPOSAL: To rezone 128.56+/- acres as follows: 92.066d-/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District with proffers, and 36.754+/- acres are to remain RA (Rural Areas) District. LOCATION: The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. MAGISTERIAL DISTRICT: Back Creek PROPERTY II) NUMBERS: 63-A-80I PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Vacant/Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) RP (Residential Performance) South: M 1 (Light Industrial) Last: M 1 (Light Industrial) West: RA (Rural Areas) Use: Battlefield/Agricultural Residential Use: Industrial Use: Industrial/Vacant Use: Agricultural Rezoning #01-15 Blackburn Commerce Centel - April 21, 2015 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: District Planning has completed its review of the subject rezoning TIA. In conversation with the Frederick County Deputy Director of Planning, Transportation, we understand that County staff has negotiated a proffer arrangement with the applicant in lieu of the findings of a TIA, and that they are satisfied with the prescribed mitigation. We have been notified that there is specific time critical contractual arrangements at play which require a resolution of transportation impact mitigation immediately. It is for those reasons that, and in consultation with the County, that we are suspending our review and are differing to Frederick County staff. Fire and Rescue: Plan approved. Public Works Department: The Public Works Department does not have any comments regarding the proposed rezoning. We would expect that any future Master Development Plans and Site Plans to include copies of wetland delineations and geological surveys of kaist features. Frederick County Sanitation Authority: Please see allcrched letler doled March 18, 2015, from Uwe E. ffhein(lel, PE. Frederick -Winchester Seiijee Authority: No comments. Winchester Regional Airport: I have completed a review of the referenced rezoning proposal. Allowed uses under this rezoning should not impact airside operations of the Winchester Regional Airport therefore we have no comments or objections regarding this rezoning request. Frederick County Attorney: Please see aticiched leller dated March 20, 2015, from Roderick B. Hlilliams, County Aliorne);. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re -mapped from R-2 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #O 1 1-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the 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. 0 Rezonln(-1, 401-15 Blackburn Commerce Center April 21, 2015 Page 4 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 decisions regarding development, preservation, public facilities and other key COI POnCI1tS Of C0111I11LInity life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. The Area Plans, Appendix I of the 2030 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. h1 order for any proposed rezoning to be approved, the applicants will be expected to contribute a reasonable portion of the costs of new or expanded infrastructure needed to serve the proposed development. Such contributions can be in the form of cash, dedicated land, or constructed improvements or in any other manner consistent with the Code of Virginia. [2030 Comprehensive Plan, Implementing the Plan, VJ Rezoning requests should be evaluated to determine their potential Impacts on public facilities. Costs to the County should be estimated in terms of what impact the development, which could result from the proposed rezoIing, would have on public facilities and infrastructure. [2030 Comprehensive Plan, Implementing the Plan, VJ Rezoning requests should Ilot be approved Lidless the Ilet impacts on public facilities are positive, or unless the negative impacts can be adequately addressed through proffers Or some other means. A request for rezoning may be turned down even though all fiscal impacts appear to be addressed. If there are other impacts which are not addressed by the rezoning application, or if the request does not conform to this plan, a similar method should be developed for determining the impacts of proposed developments on transportation systems and other public facilities. [2030 Comprehensive Plan, linlA menting the Plan, VJ N-117d Use The 2030 Comprehensive Plan and the Southern Frederick Plan provide guidance on the future development of the property. The 2030 Comprehensive Plan identifies the general area SurroundiIlg and including this property with all industrial land use designation. The property Is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current land use supported by the Comprehensive Plan. Site Access and Transportation. The Transportation network in this area is identified in the County's Eastern Road Plan and is supported by an improved Major Collector Road (Shady Elm Road), an improved Minor 0 • Rezoning 401-15 Blackburn Cornmercc Centel' April 21, 2015 Page 5 Collector Road (Apple Valley Road), and an improved Arterial Road, Route 1 1 (Valley Pike). Access to the site via the existing entrance on to Apple Valley Road and existing Dawson Drive is desirable and has been proffered by the Applicant. Any additional entrances onto, and improvements to, Apple Valley Road should be avoided at this time. The Generalized Development Plan for the BlackbUrn Property identifies the location of two private roads accessing the property. Future consideration should be given to pedestrian or trail improvements along Apple Valley Road to complete this section of planned pedestrian accommodations adjacent to the identified minor collector road. This could be achieved internal to the property, adjacent to the area containing the numerous existing easements. Environment. Issues concerning water quality, quantity, use, and protection of water resources are directly related to land development activities. Water supplies are needed to support development, while surface and groundwater are potentially affected by development activities [2030 Conrprehensn,e Plcm, Section II11, Nalural Resoin-ces]. His!oi•y. According to the Rural Landmarks Survey, there arc no significant historic StrUCtUres located oil the property. It is noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does identify this property as core battlefield area for the First and Second Battles of Kernstown with retained integrity. This application was presented to the County's I-IistoriC Resources Advisory Board (FIRAB) who recommended approval Of the rezoning application, with conditions. The Applicant's proffer statement addresses these conditions. An agreement with the Kernstown Battlefield Association has been made regarding items that relate to the battlefield including building construction, landscaping and buffering, public viewing space and historical signage, and the exploration for, and preservation of, historical Items, fhe agreement has been included with the comments fOr yOUr information. 3) Site Suitability/Environment The site is not located within or near any 100 year floodplains. However, there are a substantial amount of wetlands identified on the site. The wetlands delineation has occurred and will be incorporated into the Master Development Plan for this project. This area is known for karst topography and special attention should be paid during development for potential sinkholes and related impacts. This should occur in coordination with the review of the County Engineer. The site does contain a small area of woodlands that will be disturbed with the development of the site. 0 • Rezoning #01-15 Blackburn Commerce Centel - April 21, 2015 Page 6 4) Potential Impacts This application recognizes the existing residential land uses that are zoned RP (Residential Performance) District that are located immediately adjjaccnt to the Blackburn Property by providing buffering and landscape screening consistent with that of the landscape portion Of a zoning district buffer, on the portion of the land that is to be rezoned, adjacent to the proposed zoning line. This green space buffer will be fifty feet wide and will remain undisturbed to continue its natural state and allow the maturing of the existing vegetation. The Zoning Boundary Exhibit prepared for this request identifies the proposed zoning line within the property separating the proposed M I (Light Industrial) Zoning District from the existing RA (Rural Areas) Zoning District. Therefore, at no point does the proposed MI zoning abut adjacent property that would require a zoning district buffer. For your information, the original rezoning in this area, RZ1104-98 immediately adjacent to the Subject properly to the north, Included Several proffers aimed at mitigating any impact on the adjacent residential land and historical properties. "These included; a maximum height of 60 feet for all primary and ancillary structures, screening of all rooftop mechanical equipment, and screening of all loading docks from all adjacent Rural Areas (RA) and Residential Performance (RP) Zoning Districts. Further, landscape design features were proffered between all developed parts of the property and all RA and RP Zoning Districts. This included a berm that was a minimum of 6 feet higher than the adjacent Route 652 and landscape plantings consistent with those of the landscape screen. Said landscaping was definecl. Recognizing this, the Blackburn Commerce Center application has addressed the height component by proffering the same standards to a point one thousand feet from Apple Valley Road. This distance is consistent with the depth Of the above rezoning. Beyond that point, the County's current height requirements would apply. The maximum height limit for primary structures in the M1 District is 60'. However, certain height limitation exceptions exist that would enable a greater height for certain Structures. Of note, automated Storage facilities in the M 1 District Would be permitted up to 100' in height. The landscape portion of the above has been addressed ill COI11llllCt1011 With the Kernstown Battlefield Association. Frederick County Transportation Comments: Frederick County Transportation's review of the application for the rezoning of the Blackburn property has Illade It clear that I11.11I1e1'OIIS transportation Issues exist in the nearby vicinity. Key needs for improvement include the intersection of Apple Valley Road and Route 11, Widening of Route 11, and the completion of Renaissance Drive front Route I 1 to Shady Elm Road. In order to try and address their share of this traffic Situation, the applicant has offered a cash proffer that is based upon the BPG rezoning proffer that was previously accepted. Staff believes this is a good strategy in this situation as it acknowledges the most key needs are On property the applicant does not control right of way for and allows the County to potentially leverage the cash proffer against state revenue sharing dollars to accomplish more. 0 0 Rezoning #01-15 Blackburn Commerce Center April 21, 2015 Page 7 It should be noted that the cash proffer should be in addition to bicycle and pedestrian improvements on site and along the site frontage as well as any entrance regUirements that might be made by the Virginia Department of Transportation. 5) Proffer Statement A) Allowed Uses: All of the uses permitted in the M I (Light Industrial) District would be allowed. No additional use restrictions have been proffered by the Applicant. A Generalized Development Plan (GDP) has been used to illustrate the location of the proposed landscape/green space/buffer area design features, the preservation of the pond area, and the location of the two entrances to the property. B) Access Management and Transportation: Dawson Drive and the existing entrance onto Apple Valley Road are proffered as the two entrances for the property. Interparcel connections are also proffered to enable future access to the balance of the Rural Area (RA) portion of the property. The Applicant has proffered to participate in the cost of transportation improvements in the nearby area. The method for doing so is based upon a similar model used with the BPG rezoning Application. The Applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Dive Thousand and 00/100 Dollars ($625,000.00). Such Payments shall be made prior to the issuance of a Certificate of Occupancy for all building structures developed on the property, with each payment being in proportion to the square footage of the proposed construction on the property. This is consistent with the TIA developed for the project. The funds would be available to the County In Its discretion and may be Used by the County as a local match for Revenue Sharing Program projects. As an example, the application describes an anticipated project that will be submitted Upon rezoning that may generate $1 53,000.00 for Use III addressing transportation III the nearby area. It should be noted that the proff ercd maximum contribution of $625,000.00 would not be immediately available for use by the County. In addition, the Improvements would not be completed by the Applicant. It is most likely that improvement projects would be completed by others as part of a Revenue Sharing Project. C) Site Development: The Applicant will develop the property with several building restrictions and landscape design features aimed at mitigating the impact of the project on the adjacent residential and historical properties proffered. 'These include a maximum height limitation of sixty (60) feet for all structures for a distance of one thousand feet from Apple Valley Road, Rezoning 901-15 Blackburn Commerce CCintei' Apri 121, 2015 Page 8 the screening of all loading docks from adjacent properties, and the provision of green space buffer areas between Apple Valley Road and the development including the existing pond and a green space buffer fifty (50) feet wide in the area along the zoning boundary. D) Mitigating the Impact Of Development: The Applicant has proffered a cash contribution In the amOLIIlt Of $1 0,000 to be directed to Frederick County Fire and Rescue. The purpose Of this dedication would be to assist in the capital facility needs Of fire and rescue associated with the development Of this property. STAFF CONCLUSIONS FOR THE 05/06/15 PLANNING COMMISSION MEETING: This is an application to rezone a total of 92.066+/- acres of land from the RA (Rural Areas) District to the M I (Light Industrial) District with proffers to accommodate industrial uses. The property Is located within the Sewer and Water Service Area (SWSA). In general, the proposed industrial land use designation for this property is consistent with the current industrial land use supported by the 2030 Comprehensive Plan. With this rezoning, the applicant has proffered that this project will contribute to transportation improvements In the vicinity of the property that have been identified as important to the overall transportation solution for this general area. ]'lie application has addressed the concerns identified by the various reviewing agencies and has worked with the Kernstown Battlefield Association to reach an agreement that addresses the historical context of this rezoning application. The application appears to have mitigated many Of the impacts associated with the rezoning request. The Planning Commission should determine if the approach to addressing the transportation component of the application is acceptable, and the amount of the potential proffer appropriate. Folloiyin,Q the i-equII'L'l% public hearing, a i-ecommen(hition Yegai-ding, this I-ezoning application to the POard Of .SHpen,isOi-s IUONld be appropriate. Tlie applicant shoiild be prepared to ade(tiiateIV ad(h-ess a// concerns raised by the Planning Commission. RECEIPT_ DATE 11 1P, 1 1 5 NO. 983282 FROMRECEIVED FR. VA ADDRESS f�1 ��' -Cf ( i(c 113 1,1Ctbw Yl FOR I ACCOUNT HOW PAID All OF ACCOUNT CASH All �. CHECK PAID BALANCE MONEY DUE ORDER (oBY �",'�`�v� 11®IF(7nM "- �2001 R.8Lt1V TNIi Ctl[QK 44016 WITHOUT A COLORED S6IIDl11 AND A 1(NIONT A FINOEIIPRINT WATE111i OH THE RACK • NOLD AT ANOLE TO VmW BBBT 68-126 The Shockey Companies WINCHESTER, VIRGINIA 514 P O Box 2530 Winchester, Virginia 22604 CHECK DATE CHECK NO 1 1 /18/2015 607531 PAY Two Hundred Ninety -Nine Thousand One Hundred Forty -Five CHECK AMOUNT Dollars and 00 Cents *299,145.00 VOID AFTER 90 DAYS TO Frederick Co. Treasurer THE PO Box 225 ORDER Winchester VA 22604 OF 11060753 Lill 1:05 L402601: 5 L 3?097 259118 i 1 1 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IT THIS D0CUMEI\'T DOES 1V0T A1EET YOUR APPRO iIAL, PLEASE PRO BIDE COAIAIENTS AS TO WHA T I'O U if'O ULD LIKE TO HA I/E COMPLETED. Initials Date & Time Candice Mark Dave Eric Mike John COMMENTS:, C Received by Clerical Staff (Date & Time): I I S (S:Office on BlackboxTormsWocument Approval Form — 12/27/13) -r --_ —._ .... _....._...__.._. ._..ED -.SOR.'O"F-6..._.........._...__..._._._.................. _..._ _...._. ... . Tl'[5 CHECK'IS VOID WITHOUT A COLORDF_R AND-GACKGROUND PLUS A KNIGHT &FINGERPRINT WATERMARI( ON THE UACK _ HOLD AT ANGLE TO VIE:$ BB&T 6 -426 The Shockey Companies WINCHESTER, VIRGINIA 514 P.O. Box 2530 Winchester, Virginia 22604 CHECK DATE CHECK NO 07/09/2015 601915 PAY One Hundred Fifty -Three Thousand Six Hundred Dollars and 46 CHECK AMOUNT Cents "153,600.46 VOID AFTER 90 DAYS TO " Frederick Co. Treasurer :THE ORDER PO Box 225 Winchester VA 22604 ` OF 11'S0191511' 1:05140422,01: 513709725911' NOTES'' : _ - 533306 REC E LPT DA',TlE NO: RECEIVED FROM &.DDRESS I FORrKsl7 ��'1'� CVYLG I _ f --X( Jk I $i :.:ACCOUNT .' - ` :-=.HOW PAID • .. - �AJMT. OF -ACCOUNT __CASH'.::_ :.":.AMT•CHECK. ``�� rr (y L •:'• PAID , .'94.4A*EE. - MONEY: - ORDER —Lr . .. (rl9l1l11 RFI7lFORM n RI R7 R t Candice Perkins From: OatesGR@aol.cotn Sent: Wednesday, July 08, 2015 1:44 PM To: Candice Perkins Subject: Re: Trex - Blackburn 208,980.23 sq ft in Blackburn 142,519.77 sq ft in Coca Cola In a message dated 7/8/2015 11:37:28 A.M. Eastern Daylight Time, cperkins()fcva.us writes: Gary. Do you have a SI CaICLllat1011 I01' the bUlldlllg located on the 131ackburn property, since part is on the Former coca cola property and part on the rezoned Blacl<burn. I'm trying to Figure out the amount for the proffer calculation For this site. Thanks, Candice Candice Perkins, A1CP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 ((-,,Ix) cperkins Q.FCVZ1A1S %vww.fcva.us 1 Candice Perkins s � From: Candice Perkins Sent: Wednesday, July 08, 2015 LS9 PM To: 'GFarland@Shockeycompanies.com' Cc: Mark Cheran Subject: Trex - Proffer Paymenet Gray, The site plan for the Trex building was approved today, before we can sign the full building permit we need the proffer payment. For this building (.735/square foot x 208,980.23 sf on the Blackburn portion) the proffer would be $153,600.46. Candice Perkins. AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) cperkins aPfcva.us www.fcva.us 1 �nDE"�-u`==NO. ����"=,����=� TBD'SBOC�{DyC0��y&Nl28 JOB/ SUB JOB ,. �'"'"" |' � �^^� | �" | -77\1 V N UNI B F R INV DATE DESCRIPTION GROSS AMOUNT DISCOUNT NETA.M0_LfNT­ Proffer - Trex Bldg IWACHED CHECK I S IV PAYMENT OF ITFVS DESCRIBED ABovED TOTALS I 153,600.46 00 153,600.46 CORRECT PLEASE NOTIFY US PROMPTLY. NO RrCEIPT.DESIRP THIS CHECK IS VOID WITHOUT A COLOnED BORDER AND 13ACKGROU14D PLUS A KNIGIM& FINGERPRINT WATEnMAnK 014 THE 13ACK - 1­1OLD AT ANGLE TO VIEW . BB&T 68-426 l' The ShO�eV Companies w8NCHESTER.NRo/mIA 514 pD.Box z5»o ninmuwr,Virginia zoo(w CHECK DATE CHECK NO 07/09/2015 601915 PAY One Hundred Fifty -Three Thousand Six Hundred Dollars and 4O C�ECK AMOUNT Cents VOID AFTER 90 DAYS TO Frederick Co. Treasurer THE PDBox 225 ORDER Winchester VA 22804 OF \ ) 111[110191 Sill /:05LLOL,2�01: 5L 3709725911" 0 •�k.r,D AMENDMENT Action: PLANNING COMMISSION: May 6, 2015 - Recommended Approval BOARD OF SUPERVISORS: May 13, 2015 97 APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01-15 BLACKBURN COMMERCE CENTER WHEREAS, Rezoning 401-15 Blackburn Commerce Center, submitted by Stowe Engineering, PLC, to rezone 92.066 acres of land from the RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers to accommodate industrial uses dated March 9, 2015, last revised on May 7, 2015, was considered. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37. The property is further identified with PIN 63-A-80I in the Back Creek Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on May 6, 2015 and recommended approval; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on May 13, 2015; 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 92.066 acres of land from the RA (Rural Areas) District to the N41 (Light Industrial) District with proffers. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRes # 15-15 0 • -2- This ordinance shall be in effect on the date of adoption. Passed this 13th day of May, 2015 by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Robert A. Hess gym Robert W. Wells Aye Gene E. Fisher Aye Charles S. DeI-Iaven, Jr. Aye Jason E. Ransom Aye A COPY ATTEST Roderick B. Williams, Interim Frederick County Administrator VIRGINIA,: FUDERICK COUNTY.SCI. This instrument of writing was produced to me on S/5201S at e g y P m and with certificate acknowledgement thereto annexed was admitted 10 rLIco�rd. Tax imposed by Sec. 58.1-802 of and 58.1-801 have been paid, if assessable 4e'--4 , Clerk PDRes 415-15 C) 0 0 r �r. REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Farm, LLC (formerly Blackburn Limited Partnership) Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revision Date of Proffers: May 07, 2015 Preliminary Matters O W ry 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01-15 for the rezoning of Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made at the time of issuance of each building permit for all building structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. Proffer Statement Page 1 of 4 • O C.J CJ 2. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M 1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its Proffer Statement Page 2 of 4 0 0 O L� natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan, latest revision date of 4/1/2015, attached to these and made part of these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 • • Respectfully Submitted, Blackburn Farm, LLC (Blackburn Limited Partnership having been converted to Blackburn Farm, LLC as evidenced by the Certificate of Fact issued by the Commonwealth of Virginia State Corporation Commission attached hereto) OWNER: By: t-Lek r % -`-, - MA" C� Barbara B. Lewis, Manager Date: COMMONWEALTH OF VIRGINIA CITY/CM- NTY OF to -wit: The foregoing instrument was acknowledged before me this 151h day of May 2015, by Barbara B. Lewis, Manager. My Commissio pires l ���• -®'� I r, `'' Notary Public 1W`"• .t'E riite,,` CD Cj cn Proffer Statement Page 4 of 4 Cl WE rW C) 4r'l "t, *--OAfofll /�, lfyjiy��y�(� � �f� �{[✓�[�{j{,}y}!`�(. fy y.nfr CER`,�ET"g?E Of F. X CT I CertiYy' the T'otrowing from the W§cords of the Commission: On January 21, 2014, BLACKBURN LIMITED PARTNERSHIP, fon°nerly a Virginia limited partnership, converted to a limited liability company with the name BLACKBURN FARM, LLC. Nothing more Is hereby certified. 1903 SignedandSeaCed at Vchmondon this Date: May 14, 201S 9 Peck Clerkof the Commission S0505 Q Q C \ . EXISTING RA DI57 TOTAL ACREAGE: 36.754 3 v \ m p_.....__.__ O D v A N co 400 200 0 400 800 1200 mm%mp%m GRAPHICAL SCALE: 1" = 400' 1�- - - - - --7 .00, G VALLEY ROAD RT 652 LEGEND W co MI LAND BAYS ® GREEN SPACE/BUFFER AREA5 ENTRANCES TO PROPERTY ® EXISTING POND DAWSON DRIVE GENERALIZED DEVELOPMENT PLAN BLACKBURN COMMERCE CENTER REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se . 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building Proffer Statement Page 1 of 4 C� • • 0 structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. 2. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. 3. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and Proffer Statement Page 2 of 4 maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 • • Respectfully Submitted, Blackburn Limited Partnership By: /31 Le-A)l r Date: gJ,�2,•:2_11 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: 1_1� The foregoing instrument was acknow edged before meet is �a day of 2015, by �GC/t e< d My Commission expires Notary Public �z��1/ LEY F4, �.�Cl..* •rPY Pli9 LTH 'I11unnnu0```� Proffer Statement Page 4 of 4 REZONING REQUEST PROFFER Property Identification Number 63-((A))-801 Back Creek Magisterial District Blackburn Commerce Center Record Owner: Blackburn Limited Partnership Applicant: Timothy Stowe Original Date of Proffers: March 09, 2015 Revisions Date of Proffers: March 31, 2015 Preliminary Matters Pursuant to Section 15.2-2296 et.se . 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 proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of Tax Map Parcel 63-A-801, a 128.82-acre parcel, to establish 92.066 +/- acres of Light Industrial (M-1) Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the 92.066 +/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", portion of the Tax Map Parcel 63-A-801 shall be done in conformity with the term 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 be approved by the Frederick county Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the owner and their legal successors or assigns. Site Improvements 1. The owner agrees to participate in the cost of transportation improvements in the nearby area. The applicant will contribute to Frederick County a maximum of Six Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be subject to the escalation clause contained in these proffers. Such payment shall be made prior to the issuance of the certificate of occupancy permit for all building Proffer Statement Page 1 of 4 • 0 structures developed on the Property. Each payment shall be in proportion to the square footage of the proposed construction on the Property consistent with the development projection in the Traffic Impact Study, which amounts to $0.735/ square foot of building structural development. Such funds can be used by the Board of Supervisors in its discretion for transportation improvements, and can also be used as local match funding for County Revenue Sharing Program projects. The owner agrees to limit the number of entrances for the Property to be rezoned to a maximum of two (2) entrances. One (1) entrance will feed directly into Dawson Drive. Entrance two (2) will use the existing entrance onto Apple Valley Road through parcel 63-A-58C. 3. The owner herby proffers to provide for inter -parcel connections within the Property where possible to mitigate transportation impacts. Building Restrictions The development of the subject Property shall include the following building restrictions: 1. The maximum height for all primary and ancillary structures will be sixty (60) feet within a distance of one thousand (1000) feet of Apple Valley Road. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. 2. All loading docks shall be screened from view from all adjacent properties in the Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on the east side of Route 37. 3. Utility service lines are to be constructed underground from the utility distribution lines to the building service connection. Landscape Design Features The development of the subject Property, and the submission of any Master Development Plan, shall include the following landscape design features: 1) There will be a green space buffer between Apple Valley Road and the existing pond in the area to be rezoned M1. The buffer extends out two hundred (200) feet from the edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and Proffer Statement Page 2 of 4 0 0 maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these and made part of these proffers. 2) There will be a green space buffer provided along the northern border of the area to be rezoned M1. The green space buffer will run along the northern boundary separating the M1 zoning from the RA zoning. The green space buffer will be fifty (50) feet wide. The starting point for the buffer is where the area to be rezoned M1 meets Apple Valley Road and runs the length of the boundary between the area to remain zoned RA and the subject Property. The green space buffer is to be left undisturbed and remain in its natural state. The green space buffer may only be disturbed for installation and maintenance of utilities, installation and maintenance of inter -parcel connections, and maintenance of the vegetation. This is shown on the Generalized Development Plan attached to these proffers. Monetary Contributions to Offset Impact of Development The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 92.066+/- acre portion of Tax Map Parcel 63-A- 801 to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1) Zoning District portion of the parcel, the sum of ten thousand dollars ($10,000.00), for use by the Board in its discretion for fire and rescue purposes. Escalator In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the County after eighteen (18) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, non -compounded. Proffer Statement Page 3 of 4 0 Respectfully Submitted, Blackburn Limited Partnership OWNER: By: t IL-hal-a S, L _ )1"r Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -Wit: The foregoing instrument was acknowledged before me t)s day of 2015, by My Commission expires ���uluuurr4q �LE Y Notary Public �,,,�� /V t �, •rPY PV ••'Q/�;'o� tip;•.... • . ,. Proffer Statement Page 4 of 4 0 0 . IMPACT ANALYSIS STATEMENT Blackburn Limited Partnership Rezoning Introduclimn Blackburn Limited Partnership is requesting a rezoning of 92.066 acres of a 128.82 acre parcel in Frederick County. The property is owned by the partnership. The property is located between Route 37 south of Winchester and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. The site has previously been used for agricultural purposes but has remained vacant in recent years. The applicants are seeking a change in zoning for the 92.066 acres from RA to M-1. The property is currently an open field. Multiple underground and overhead utilities run along the perimeter of the property. Stormwater drains generally towards the east to multiple culverts that pass under Apple Valley Road. The Frederick County Comprehensive Plan's 2030 Long Range Land Use map shows this property • is planned for industrial use. The requested M-1 zoning is consistent with this planned use. Light manufacturing and warehousing businesses are planned for the site. The site will be graded, landscaped, and roads installed that will meet current County specifications. The existing entrance onto Apple Valley Road will be used to access the site from the east, and a new entrance will be constructed on the south by extending Dawson Drive on county owned right of way. Inter -parcel connectors will be utilized where practical and possible. Site Suitahilil), 100 Year Flood Plains - The site is not located within or near any 100 year flood plains per FEMA Flood Map No. 51069CO214D. Wetlands — Based on a review of the National Wetland Inventory mapping and field studies performed by Greenway Engineering, wetlands are known to exist on the site. These wetlands will be quantified and mapped to obtain the US Army Corps of Engineers concurrence as to their locations and extents. Development in wetlands areas will be avoided or mitigated in accordance with Corps of Engineers and Virginia DEQ requirements. • • Steep Slopes — This site is fairly flat. The only steep slopes are on the back side of the dam at the pond. Mature Woodlands — There is a six acre +/- area of mature woodlands at the south end of the property that will be disturbed. Prime Agricultural Soils — Based on data from the USDA Web Soil Survey there are 90.3 acres of Prime Farmland on the site and 21.7 acres of farmland of statewide importance. Efforts will be made to preserve these lands in the wetlands and inactive zoning buffer areas. Soil or Bedrock Conditions which would create Construction Difficulties or Hazards — A review of the USDA Web Soil Survey indicates that the depth to bedrock for 107+ acres of the site is over 3 feet. Where rock is encountered in excavation areas it will be removed by mechanical means or blasting. .SlllTolindi ]g hrol7Gl'lie.4 • The subject property is surrounded by: • Route 37 to the west. On the opposite side of Route 37 is agricultural land. • A Christmas tree farm to the north. • The Coca-Cola Business Park to the south with warehouses adjacent to this property. • To the east is Apple Valley Road, and on the opposite side of the road is Fellowship Bible Church, 18 single family residences, and the Kernstown Battlefield. The distance from the property line to the homes on the east side of Apple Valley Road is 80 feet or more. Due to the wetlands, existing underground utilities, and the Frederick County zoning buffer requirements, noise or glare impacts on the neighbors is expected to be minimal, if any. The planned uses are not generators of loud noises, fumes or pollution. Tt-c! is A Traffic Impact Study has been prepared by Stowe Engineering. The study shows that Route 11 will serve as the primary artery between 1-81/Route 37 and the site. Route 11 currently operates at a poor level of service and additional growth will exasperate this condition. The developer is • proffering to participate financially to improve mobility to the area. 2 C 9 • Sewci e Conve),ance cliff% Ti-ecillnenl • The site is located inside of the Frederick County Sewer and Water Service Area. An existing 12" sewer force main is located along the full length of the eastern property line, parallel to Apple Valley Road. To the south of the site there is a 15" gravity sewer main. Both lines flow to the Parkins Mill Wastewater Treatment Plant which is sized to treat 5 million gallons a day. The FCSA has advised that there is adequate capacity in the wastewater system for the proposed uses. Walcr Supply, The site is located inside of the Frederick County Sewer and Water Service Area. An existing 20" water main is located along the full length of the eastern property line, parallel to Apple Valley Road. The FCSA has advised that there is adequate capacity and pressure in the water system for the proposed uses. Drainage Drainage from the site flows to the east and ultimately through multiple culverts under Apple Valley Road. Much of the site drainage is currently collected in a large on -site pond. Preliminary plans call for the pond to be preserved. Post -development drainage from the developed areas will be routed through stormwater management facilities to control the quantity and quality of stormwater leaving the site. Solid Waslc Collection of solid waste will occur through the use of on -site dumpsters and private haulers. The Civil Engineering Reference Manual, 4`r' edition, uses a solid waste generation rate of 5.4 cubic yards per 1,000 square feet of floor area. Applying this rate, 850,000 sf development will generate 4,590 cubic yards of solid waste per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. 3 0 0 r 1 U Historic(/ Site and Sowctures The site is located on grounds where the 151 and 2nd Battles of Kernstown occurred. A review of the battlefield maps for each battle shows the following: • Ist Kcrnslo►>>n — While there was troop movement across the subject property, the battle map shows the fighting occurred north of Middle Road and east of Apple Valley Road. • 2nd Kcr-nslowii — Again, the battlefield map shows troop movements across the subject site with the fighting occurring east of Apple Valley Road and north of Middle Road. Consultation with Gary Crawford, President of the Kernstown Battlefield Association, corroborated this interpretation of the battlefield maps. Imp(ict on ConnnUnll), P(cililics • Educational Facilities — This project will add no children to the school system. Emergency Services — Police protection will be provided by the Frederic County Sheriff Department. The property is located in the first response area for the Stephens City Fire and Rescue station. Response times from the station to the site are reasonable. Parks and Recreation — This project will not add to the population of Frederick County and therefore will not increase the demand for Parks and Recreational services. Libraries - This project will not add to the population of Frederick County and therefore will not increase the demand for library services. Local Government — The Frederick County Impact Model will be used to determine the level of impact this project will have on the local government. M. 0 • Executive Summary The Blackburn rezoning will provide a 92.066 acre site for expansion of light manufacturing and warehousing on the south side of Frederick County. The project will connect to Apple Valley Road using an existing entrance and an additional entrance will be constructed with the extension of Dawson Drive. Aside from a small number of employees, all traffic is expected to travel east on Apple Valley Road to Route 11 and north or south to their ultimate destination. The traffic volumes on Route 11 exceed the capacity of the roadway causing delays during the PM peak hour in existing conditions. Much of the existing traffic is heading for or coming from the Route 37/1-81 connection located about 1 mile to the south. Significant capacity improvements are required to eliminate the problem on Route 11 and the associated traffic congestion on connecting streets. Alternatives discussed by County planning staff include the widening of Route 11 from the SCL of Winchester to 0.4 miles south of Route 37, and the completion of Renaissance Drive which will provide an additional connection to Route 37 south of this congested area. For the purposes of the 2031 Design Year analysis the following improvements were assumed to be in place: • Route 11 as a 4 lane divided roadway with NB dual left turn lanes at Apple Valley Road. • Apple Valley Road as a 4 lane divided roadway from Route 11 to Shady Elm Road. • Shady Elm Road as a 4 lane divided roadway from Apple Valley Road to Route 37 Even with these major capacity improvements Route 11 is still congested to the point where the right turns from Apple Valley Rd to Route 11 operate at a Level of Service of F in the PM peak hour. The solution to this problem is vast and will require resources from multiple sources. For this project the developer will provide a cash proffer to help Frederick County identify and complete the capacity improvement that provides the most benefit towards relieving the congestion in this area. • 0 0 0 • • Table of Contents Executive Summary ................................... Introduction .............................................. Background Information ........................... Development Description ......................... Study Area Description ............................. Proposed and Existing Uses ...................... Existing Traffic Conditions 2015................ Background Traffic Conditions (2025) ...... Trip Generation & Distribution ................. 2025 Build -out Conditions ........................ Recommended Roadway Improvements.. Design Year(2031).................................... Queue Analysis .......................................... Pedestrian and Bicycle Traffic ................... Conclusions ............................................... Appendices .............................................................................................. i .............................................................................................1 .............................................................................................1 .............................................................................................1 ............................................................................................. 4 ............................................................................................. 4 ............................................................................................. 7 ...........................................................................................12 ...........................................................................................15 .....................................................................................19 ........................................................................................... 22 ........................................................................................... 23 ........................................................................................... 26 ........................................................................................... 26 ........................................................................................... 26 Appendix A Traffic Count Data Appendix B Synchro LOS and Queue Reports Appendix C Traffic Volume Computations Appendix D Pre -Scope of Work Meeting Form 0 Traffic Impact Report Blackburn Rezoning • Introduction Purpose This Traffic Impact Study has been prepared to support the request for rezoning of the property known as the Blackburn Property located west of Winchester adjacent to Apple Valley Road and Route 37. 700,000 sq. ft. of warehousing and 250,000 sq. ft. of light manufacturing are planned for this 128.82 acre site. An adjacent 11.135 acre tract which is already zoned M-1 will be developed in conjunction with this 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 this project. 2. Future connectivity to pedestrian and bicycle facilities that may result from the construction of the project. Background Information Transportation Improvements Assumed For the Design Year 2013 the planned improvements on Route 11, Apple Valley Road and Shady Elm Road are assumed to be in place. • Transportation Improvements Planned A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of this proposed rezoning. A review of the 2013/14 - Primary Road Improvement Plan for Frederick County, VA showed a project to improve Route 11 to a 4-lane urban section from the SCL of Winchester to 0.4 miles south of Route 37. A review of the 2013/14 — 2018/19 Secondary Road Improvement Plan for Frederick County showed no planned projects in the area of the subject property. A review of the 2011 Eastern Frederick County Road Plan identifies Apple Valley Road as an improved minor collector. The accompanying Eastern Frederick County Road Plan Cross Sections map shows Apple Valley Road and Route 11 as urban 4 lane divided highways. Development Description Site Location The subject property is located west of Winchester adjacent to Apple Valley Road and Route 37. Figure 1 shows the location of the project on a vicinity map. 0 • Traffic Impact Report Blackburn Rezoning U • Figure 1 Project Location Map (n.t.s.) Description of the Parcel The property on which the project is planned consists of a single tract with 128.82 acres. Rezoning is being sought for 92.066 acres. General Terrain Features The site and surrounding areas are gently sloping with natural drainage to the east. Route 37 runs north - south adjacent to the western property line and Apple Valley Road runs northwest -southeast adjacent to the eastern property line. A large pond exists in the south eastern portion of the site. Current plans call for this pond to remain in place. Location within Jurisdiction and Region The subject property is located in the Back Creek magisterial district, Frederick County, VA. Comprehensive Plan Recommendations The 2030 Southern Frederick Land Use Plan calls for the subject property to be developed with an • industrial use. Figure 2 identifies the subject property on the Southern Fredrick Land Use Plan. 0 • Traffic Impact Report Blackburn Rezoning • nyy .ram / • J ..- j &A" un L-8—d Qk - �•.w,• •w w. su Figure 2 Frederick County Long Range Land Use Plan (n.t.s.) Current Zoning The current zoning on the subject site is RA (Rural Agriculture) for the entire tract. The requested zoning is light manufacturing M-1 for 92.066 acres. The zoning of the surrounding lands are: • to the west across Route 37 is RA; • to the north across Middle Road is RA; • to the east across Apple Valley Rd is RA and RP; • to the south is M-1. See figure 3. • 3 • • Traffic Impact Report Blackburn Rezoning r� U Figure 3 Current Zoning Map with [It ul— t n t.s.) Study Area Description Study Area • For the purposes of this Traffic Impact Study the study area extends along Apple Valley Road to the intersection of Valley Pike. There are no additional major intersections within 2000 feet of the site. Proposed and Existing Uses Existing Use The parcel has previously been used for agricultural purposed but most recently has been idle. Proposed Uses & Access Warehousing and light manufacturing uses are proposed. Nearby Uses The existing land uses near the proposed site are: • North —Route 37 and a Christmas tree farm. • West — Route 37 with agricultural uses across Route 37. • South — Industrial and warehousing uses. • East - a church, a row of single family homes, and the Kernstown Battlefield. Existing Roadways Figure 4 shows the existing roadways near the subject property. The typical section for Apple Valley Road at the site entrance is a two-lane roadway with a continuous NB left turn lane and a SB right turn lane for traffic entering the site. Apple Valley Road is a two lane roadway away from the site. Route 11 is • two lane roadway with left and right turn lanes. Shady Elm Road is a 2-lane roadway with a mixture of 4 4 I� I v2p;1I ski -t K rnst�own e A ^I 0 • Traffic Impact Report Blackburn Rezoning • curb and gutter, and shoulders. Turn lanes are provided at some entrances and intersections on Shady Elm Road. Future Transportation Improvements A review of the VDOT Six year Improvement Plan showed no planned construction projects in the vicinity of this proposed rezoning. A review of the 2013/14 - Primary Road Improvement Plan for Frederick County, VA showed a project to improve Route 11 to a 4-lane urban section from the SCL of Winchester to 0.4 miles south of Route 37. A review of the 2013/14 — 2018/19 Secondary Road Improvement Plan for Frederick County showed no planned projects in the area of the subject property. A review of the 2011 Eastern Frederick County Road Plan identifies Apple Valley Road as an improved minor collector. The accompanying Eastern Frederick County Road Plan Cross Sections map shows Apple Valley Road and Route 11 as an urban 4 lane divided highway. • 0 0 Traffic Impact Report Blackburn Rezoning 0 Existing Traffic Conditions 2015 U • Data Collection To analyze the existing traffic conditions, peak hour turning movement counts were performed at the intersection of Route 11 and Apple Valley Road, and Apple Valley Road and Shady Elm Road. Count data 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 of 0.113 was used for Apple Valley Road and .093 for Valley Pike. The VDOT Daily Traffic Volume Estimates for 2015 for Route 11 and Apple Valley Road report that trucks comprised 3% of the traffic volume. Since a truck percentage was not reported for Shady Elm Rd, 3% trucks was used on all roadways. Analysis The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro 8.0 traffic modeling software. The existing AM and PM 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) are shown in tabular form in Tables 1 through 4. The analysis shows what was been observed in the field, that during the PM peak hour there are multiple periods when traffic backs up on Route 11 through the intersection with Apple Valley Road. This essentially stops all traffic on SB Route 11 which is reflected in the levels of service being reported. Table 1 Level of Service and Delays Route 11 and ADDle Vallev Road Level of Service per Movement by Approach (delay In sec/veh) Scenario Overall LOS Eastbound Westbound Northbound Southbound LT I TH I FIT LT TH RT LT TH FIT LT TH IT AM Peak Hour g B C BA B B 2015 B 1 22.7 16.6 5.3 17.2 13.7 Existing (12.5) C (21.4) A (8.5) B (16.4) C C B A B B B23.6 16.2 505 17.8 14.4 2025 No Build (12.5) C (22.3) A (8.4) B (16.9) E F F A F B 2025 F 66.6 167.9 471.7 4.4 967.3 15.1 Build -out (690.6) F 132.1) F (225.7) F (906.5) C C B A B B 2031 B 23.1 23.1 _ 19.0 4.1 14.9 16.6 Design Yr (13.8) C (31.8) B (11.0) B (15.6)C (25.8) PM Peak Hour B C F- B F B 2015 F 15.1 34.1 122.G 12.4 182.9 13.6 Existing (84.5) C (29.2) C (32.9) F (166.6) D F E E D D E 37.1 259.E 5G.7 6. 57 42.5 38.9 20 No Build (66.4) F (202.4) 6(56.7) D (40.2) C F F C F C F 32.7 375.0 264.2 29.8 148.E (31.2) 2025 Build -out (192.9) C (30.0) F (92.G) F (134.8) g F C B C B E 18.2 132.6 34.2 10.2 24.G 17.1 2031 (56.9) F (110.1) B (16.6) C (23.7) Design Yr • JAM Peak Hour (PM Peak Hour) Blackburn Rezoning Frederick County, VA • Traffic Impact Report Blackburn Regq 4 N not to scale 2015 Existing Conditions figure Peak Hour Volumes 5 01 • • Traffic Impact Report Blackburn Reog JL .*1 r 2�;1'emslown. BlackburnImp All •ning 2015 Existing Conditions Frederick• of • Lane Configuration • I • L71 Traffic Impact Report Blackburn Rezoning • • C. Table 2 Level of Service and Delays Annie Vallev Road and Shady Elm Road Level of Service per Movement by Approach (delay in sec/veh) Scenario Overall LOS Eastbound Westbound Northbound Southbound LT I TH I RT j LT I TH RT I LT I TH RT LT TH I RT AM Peak Hour A B - - - - _ _ - - 8.0 11.3 2015 - - Existing B A(8.0) - - - - 11.3 2025 - - - B (11.3) No Build - _ n c - - _ _ - _ - 9.5 _ 16.7 2025 Build -out A C 2031 - - - - - - (8.6)- Design Yr PM Peak Hour A B - - - - - - - - 7.8 10.2 2015 B (10.2) Existing A B 7.9 10.4 20 B (10.4) No Build A B - - 98.3 14.4 2025 - Build -out - A F - _ - - - _ - - 7.7 _ 72.0 2031 - - -I F (72.0) Design Yr Table 3 Level of Service and Delays Annie Vallev Road and Site Entrance Level of Service per Movement by Approach (delay In sec/veh) Scenario Overall LOS Eastbound Westbound Northeast Northwest LT TH RT LT TH RT LT TH RT LT TH RT AM Peak Hour A A - - - _ - 7.5 8.9 2015 Existing A (8.9) A A 8.9 7.5 2025 No Build A (8'9) A . B (10.4) 2025 7'9 Build -out - - - B (10.4) - 7.9 2031 Design Yr - - - B (10.4) PM Peak Hour A A - - - _ - - - - 0 - 0 2015 Existing - - - A (0) A A - - _ - - - - - 0 - 0 2025 No Build A (0) B A 2025 (10.7) (7.5) Build -out - - - B (10.7) A B 7.5 10.8 2031 Design Yr - - - B (10.8) 10 Traffic Impact Report Blackburn Rezoning • • • Table 4 Level of Service and Delays Shadv Elm Road and Dawson Dr/Froeale Ct Level of Service per Movement by Approach (delay in sec/veh) Scenario Overall LOS Southeast -hound Northwest -bound Northeast -bound Southwest -bound LT TH RT LT TH RT LT I TH RT LT TH RT AM Peak Hour 2015 B 10.8 A 8.9 A 7.3 A 7.4 Existing B (10.8) A (8.9) 2025 B 11.2 1 1 A 9.0 A 7.4 A 7.4 No Build B (11.2) A (9.0) 2025 B 11.9 A 9.0 A 7.4 A 7.4 Build -out B (11.9) A (9.0) 2031 B 11.8 A 8.9 A 7.4 A 7.4 Design Yr B (11.8) A (8.9) PM Peak Hour 2015 B 10.6 A 8.9 A 0 A 7.3 Existing B (15.9) C (26.6) 2025 B 11.0 A 8.9 A 0 A 7.4 No Build B (11.0) A (8.9) 2025 C 15.8 A 8.9 A 0 A 7.4 Build -out B (15.4) C (26.7) 2031 B 14.4 A 8.9 A 0 A 7.4 Design Yr B (14.4) A (8.9) "i Traffic Impact Report Blackburn Rezoning •No -Build Traffic Conditions (2025) Background or No Build traffic conditions are those that are expected to exist without the proposed rezoning and resulting development. These traffic conditions were established by increasing the existing 2015 traffic volume by 1.25% per year to 2020, and 1% from 2021 to the build -out year of 2025. These growth factor were determined by VDOT Staunton District Planning staff and is based on the historical and anticipated growth in traffic volumes in the project area. Analysis The 2025 Background AM and PM peak hour intersection turning movements were analyzed using the Synchro 8.0 traffic modeling software. The AM and PM peak hour 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 and delay) are tabulated in Tables 1 through 4. 12 • f �1 69(106) - (A —� 96 (lgs) R : ;0) JAM Peak Hour (PM Peak Hour) f — 77 (49) r'— 219 (108) a a , � x o Blackburn Rezoning Frederick County, VA 2025 Background (no build) Peak Hour Volumes Traffic Impact Reps Blackburn Ree not to scale Nk Figure 7 01 al 13 • Traffic Impact Reps Blackburn Re* 7A ® - V ,� w low moo / It moo� 1.<ernstown y, ■ ■ X h 100 -� 0.1 fo, : ♦ ' Backburn Rezoning 2025 Background (no. Frederick County, VA Level of Service and Lane Configuration *I Traffic Impact Report Blackburn Rezoning • Trip Generation & Distribution Trip Generation Trip generation for the project uses was developed using Trip Gen 2014 software based on the 9"' edition of the ITE Trip Generation Manual. The peak traffic volumes on the adjacent streets for the AM and PM periods were used for the various proposed uses. Land uses and trips generated are summarized in table on the following page. The percentage of heavy vehicles was estimated at 3% on all roadways based on the 2013 VDOT Daily Traffic Volume Estimates for Frederick County. While the prescribed process for forecasting new trips was followed, the process does not appear to be representative of the local conditions. The existing warehouse on Apple Valley Road being used by Mercury Paper is approximately 208,000 sq. ft. in size and traffic counts for this project reported 4 vehicles in the AM peak hour and none in the PM peak hour. Based on the ITE Trip Generation Manual this warehouse should generate 123 trips in the AM peak hour and 67 in the PM peak hour. Past studies conducted at the Stonewall Industrial Park showed that the actual Average Daily Traffic for warehousing and light manufacturing correlates fairly close to those forecasted by the ITE Trip Generation Manual. However, the actual peak hour traffic in the AM and PM were much less than the ITE forecast, indicating modern operations produce a more consistent volume of traffic throughout the day. The following chart demonstrates this relationship between these traffic data. RELATIONSHIP OF ACTUAL AND FORECASTED PEAK • HOUR TRAFFIC IT[ forecast --Actual Therefore, the forecasted traffic presented in this report is believed to be in excess of that which will be experienced upon completion of this project. Trip Distribution Trips generated by the development were assigned to the roadway network based on a distribution agreed to by representatives from VDOT and Frederick County. All new trips will enter and exit the through two access points; the existing entrance of Apple Valley Road, and a new entrance resulting from the extension of Dawson Drive to the site. The trip distribution percentages are shown in figure 9. The assignment of the new AM and PM peak hour trips is shown in figure 10. • 15 • Alternative: Blackburn Commerce Center Phase: Project: Blackburn Commerce Center ITE Land Use 110 Light Industrial 250 Gross Floor Area 1000 SF 150 Trex Warehouse 350 Gross Floor Area 1000 SF 150 Warehouse #2 350 Gross Floor Area 1000 SF Unadjusted Volume Internal Capture Trips Pass -By Trips Volume Added to Adjacent Streets Trip Gener0 Summary Traffic Impact Report Blackburn Regg Open Date: 3/1/2015 Analysis Date: 3/1/2015 Weekday AM Peak Hour of Weekday PM Peak Hour of Weekday Average Daily Trips Adjacent Street Traffic Adjacent Street Traffic * Enter Exit Total * Enter Exit Total * Enter Exit Total 872 871 1743 202 28 230 29 214 243 724 724 1448 130 34 164 33 100 133 724 724 1448 130 34 164 33 100 133 2320 2319 4639 462 96 558 95 414 509 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2320 2319 4639 462 96 558 95 414 509 Total Weekday Average Daily Trips Internal Capture = 0 Percent Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent * - Custom rate used for selected time period. Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012 TRIP GENERATION 2014, TRAFFICWARE, LLC 16 P. 1 Traffic Impact Rep, • • Blackburn Reg; 166,3„ 46 (10) JAM Peak Hour (PM Peak Hour) 166 (341 249 (51) r � r w i �I Blackburn Rezoning Frederick County, VA Development Generated Trips 11 Figure 10 •1 1r Traffic Impact Report Blackburn Rezoning • 2025 Build -out Conditions without Improvements The 2025 build -out conditions combine the background traffic for the year 2025 and the full build -out traffic that is forecasted to result from this project. The total of this traffic is called the build -out condition and is forecasted to occur in the year 2025. Analysis The 2025 Build -out AM and PM peak hour intersection turning movements were analyzed using the Synchro 8.0 traffic modeling software. The AM and PM peak hour 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 and delay) are tabulated in Tables 1 through 4. • • 8 � R � � 89(194) - (-) 163 (487) Peak Hour (PM Peak Hour) 'I-- - (-) f— 243 (103) 469 (147) N ^�' 58 (77) �-- 1(0) 56 (341) 0 (0) 0 (191 Blackburn Rezoning Frederick County, VA • 2025 Build Peak Hour Volumes Traffic Impact Repnrl Blackburn Reo not to scale Figure 11 • I 20 Tratfic Impact Report Blackburn R w 9 ■ 9 Kern 40 A. V h / � r _ ice5Ahk Blackburn•2025 Build Frederick• of • Lane Configuration !I • • Traffic Impact Report Blackburn Rezoning 0 Recommended Roadway Improvements The traffic volumes on Route 11 exceed the capacity of the roadway causing delays during the PM peak hour in existing conditions. Much of the existing traffic is heading for or coming from the Route 37/1-81 connection located about 1 mile to the south. Significant capacity improvements are required to eliminate the problem on Route 11 and the associated traffic congestion on connecting streets. Alternatives discussed by County planning staff include the widening of Route 11 from the SCL of Winchester to 0.4 miles south of Route 37, and the completion of Renaissance Drive which will provide an additional connection to Route 37 south of this congested area. For the purposes of the 2031 Design Year analysis the following improvements were assumed to be in place: • Route 11 as a 4 lane divided roadway with NB dual left turn lanes at Apple Valley Road. • Apple Valley Road as a 4 lane divided roadway from Route 11 to Shady Elm Road. • Shady Elm Road as a 4 lane divided roadway from Apple Valley Road to Route 37 Even with these major capacity improvements Route 11 is still congested to the point where the right turns from Apple Valley Rd to Route 11 operate at a Level of Service of F in the PM peak hour. The solution to this problem is vast and will require resources from multiple sources. For this project the • developer will provide a cash proffer to help Frederick County identify and complete the capacity improvement that provides the most benefit towards relieving the congestion in this area. • 22 . Traffic Impact Report Blackburn Rezoning • Design Year (2031) The design year for the project is six years beyond the completion of the project, which in this case is the year 2031. The aforementioned improvements are assumed to be in place in 2031. • • Analysis The 2031 Design Year AM and PM peak hour intersection turning movements were analyzed using the Synchro 8.0 traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 14, and the lane geometry and level of service are shown in Figure 15. The modeling results (levels of service and delay) are tabulated in Tables 1 through 4. 23 Traffic Impact Rep, • Blackburn R0 � � f A� 82 (199) _ l-1 — ► 16814961 —..� ' (') 4— 69 (15 170 � r � .20(99) -- ► ',1(10) _ c a Peak Hour (PM Peak Hour) 4— 247(M) r'— 479110S) R * 7 H 128 (238) —� 32(11) ^a N T W\— 61 (811 F— 1 p 57 (346) 0 (0) u (20) Blackburn Rezoning Frederick County, VA 2031 Design Year Peak Hour Volumes not to scale N Figure 13 40I s • • Traffic Impact Report Blackburn Rg wy Kerns wn o a`� AI IV Blackburn Rezoning 2031 Design Year Frederick County, VA Level of Service and Lane Configuration •1 1 Traffic Impact Report Blackburn Rezoning Queue Analysis At a signalized intersection a queue forms while vehicles wait to advance. An analysis was performed to evaluate the back of the queue for the 50a, and 95tn percentile of the queue. The 50a, percentile maximum queue is the maximum back of queue on a typical traffic signal cycle. The 95en 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 50"' and 95"' percentile maximum queue are shown in Table 5. Pedestrian and Bicycle Traffic To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Frederick County Comprehensive Plan Future Land Use map was reviewed. There are no pedestrian or bicycle facilities planned in this area. Conclusions The Blackburn rezoning will provide a 92.066 acre site for expansion of light manufacturing and warehousing on the south side of Frederick County. The project will connect to Apple Valley Road using an existing entrance and an additional entrance will be constructed with the extension of Dawson Drive. Aside from a small number of employees, all traffic is expected to travel east on Apple Valley Road to Route 11 and north or south to their ultimate destination. • The traffic volumes on Route 11 exceed the capacity of the roadway causing delays during the PM peak hour in existing conditions. Much of the existing traffic is heading for or coming from the Route 37/1-81 connection located about 1 mile to the south. Significant capacity improvements are required to eliminate the problem on Route 11 and the associated traffic congestion on connecting streets. Alternatives discussed by County planning staff include the widening of Route 11 from the SCL of Winchester to 0.4 miles south of Route 37, and the completion of Renaissance Drive which will provide an additional connection to Route 37 south of this congested area. For the purposes of the 2031 Design Year analysis the following improvements were assumed to be in place: • Route 11 as a 4 lane divided roadway with NB dual left turn lanes at Apple Valley Road. • Apple Valley Road as a 4 lane divided roadway from Route 11 to Shady Elm Road. • Shady Elm Road as a 4 lane divided roadway from Apple Valley Road to Route 37 Even with these major capacity improvements Route 11 is still congested to the point where the right turns from Apple Valley Rd to Route 11 operate at a Level of Service of F in the PM peak hour. The solution to this problem is vast and will require resources from multiple sources. For this project the developer will provide a cash proffer to help Frederick County identify and complete the capacity improvement that provides the most benefit towards relieving the congestion in this area. 26 0 10 Table 5 Queue Lengths Traffic Impact Report Blackburn R 0 9 Route 11 and Apple Valley Road Movement Storage Length Available (ft) 50th Percentile Queue Length (ft) Existing Design Year No Build (2025) Build (2025) Conditions (2031) 95th Percentile Queue Length (ft) Existing Design Year No Build (2025) Build (2025) Conditions (2031) EB LT EB RT NB LT NB TH SB RT SB TH 480 165 100 22 0 70 89 0 91 (32) (33) (41) (106) (6) (272) 23 0 71 106 0 93 (85) (67) (97) (170) (15) (434) 95 0 905 151 552 90 (179) (1177) (332) (511) (55) (991) 30 0 90 48 0 51 (82) (111) (51) (83) () (157) 55 26 132 170 28 155 (55) () (101) (235) (28) (502) 65 37 156 203 32 192 (31) (353) (137) (260) (37) (653) 157 71 1133 212 567 137 (207) (294) (350) (631) (93) (1224) 84 26 166 86 47 104 (115) (22) (63) (113) (26) (217) Apple Valley Road and Shady Elm Road SE LT 12 (10) 14 (12) 34 (52) ( 42 (208) NE LT 0 (2) 1 0 (4) 1 01(4) 1 0 (2) Apple Valley Road and Site Entrance NB LT 0 Q 0 () 10 (2) 4 (2) EB LT 0 () 0 () 4 (20) 10 (20) Shady Elm Road and Dawson Dr/Frogale Ct NE LT/TH/RT SW LT/TH/RT NW LT SE LT 0 2 4 0 () () (6) (12) 0 0 4 0 () () (6) (16) 0 4 4 8 () () (6) (70) 0 4 6 8 Q () (6) (62) AM (PM) is 27 I From:Frederick Co Fire & Res 540 678 4739 03/1015 11:36 #842 P.001/003 0 0 FAX TRANSMITTAL COVER SHEET DATE: March 13, 2015 TO: Tim Stowe Stowe Engineering FROM: Barbara Johnson Fire Marshal's Office FAX #: :poi' l 1d� TOTAL PAGES: 3 (Including Cover Sheet) COMMENTS: Re: Blackburn Commerce Center — Rt. 37 and Apple Valley Road If you have any questions or concerns regarding this transmittal, please call (540) 665- 6350. Fr•om:Frederick Co Fire & Re SO 540 678 4739 03/1 015 11:36 Frederick County Fire andResClie `o. De artrnn.;,... L� Office of the dire Marshal , Plan Review and Comments Control number Date received Date reviewed Date Revised RZ 15-0005 3/10/2015 3/13/2015 Project Name Applicant Blackburn Commerce Center Stowe Engineering, PLC Address City State Zip Applicant Phone 103 Heath Ct Winchester VA 22602 540-336-0656 Type Application Tax ID Number Fire District Rescue District Rezoning 15 15 Current Zoning Election District RA to M1 Recommendations Back Creek Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes No Other recommendation �gii.iire€iieiits Emergency Vehicle Access Hydrant Location Fire Lane Required -entified Not Identified No Siamese Location Roadway/Aisleway Width Special Hazards Not Identified No Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Reviewed By Signature Yes Kenneth ScottTitle -f- #842 P.002/003 ,- Fmp :Frederick Co Fire & Res 540 678 4739 03/1 015 11:37 k HFi�a!'uiJf�RSild3-iLY FF'fl--"D- E'�k4„r�; �.a� f�3�6 • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff.• Fee Amount Paid S Zoning Amendment Number Date Received PC Hearing Date BOS Hearing Date The following information shall be provided by the applicant: #842 P.003/003 All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Timothy Stowe Address: Stowe Engineering, PLC 103 Heath Court, Winchester, VA 22602 2. Property Owner (if different than above): . Name: Blackburn Limited Partnership Address: C/O Barbara Lewis 458 Devon Dr., Warrenton, VA 20186 3. Contact person if other than above: Name: Timothy Stowe Telephone: 540-3 36-0656 Telephone: Telephone: 540-336-0656 4. Property Information: a. Property Identification Number(s): 63- (( A)) - 801 b. Total acreage to be rezoned: 92.066 acres_ C. Total acreage of the parcels) to be rezoned (if the entirety of the parcel(s) is not being rezoned): The parcel is 128.82 acres d. Current zoning designation(s) and acreage(s) in each designation: 128.56 Acres Zoned RA e. Proposed zoning designation(s) and acreage(s) in each designation: 36.754 acres are to remain RA, 92.066 acres are to be rezoned M1 f. Magisterial District(s): Back Creek Magisterial District 12 PLANS C PPIR-GAIE FIRE MARSHAL) FREDE RICK COUNTY 0 • 0 Rezoning Comments • Fire and Rescue Company Name of Fire & Rescue Company: Stephens City Volunteer Fire & Rescue Attn: Fire Chief or Assistant Fire Chief Mr. Greg Locke or Mr. John Jones Address & Phone 5346 Mulberry St. Stephens City, VA 22655 540-869-4576 Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue .. �uac� with :theirxevievY: �_,�i,ttacb:•$:�op�'P�•3'o!1k";� �Ca�oPcfOrmt�..lacatiopt�.ma ,pro�ex�. tatemte[�} : + •. �. ,r � y � ..� v_ .. �rz .. .,.� . �(G C .] : �: .. ;�, \•.,I ..� n:>:.', t l l K-f.r �y�; � �cs .. rr.T,,.:o�h? ;%,'�?F;pa .'(ti!�...7%; :�i z � : f. .�x�• � .,,1 1,,":>. t c,.r -i:. �"' �=i,j "T., i ; a _ xt;t r4'S:, •� f y�j� 4 J +/. � �' �;r�,,n,. ` t�'',kJ� �` t, i ^.,r;ya,f �.�,� � ��. 4>,; •v,;u�< .—�:��� . K• .Y. �� .i ,e, � ;�f � ��1�� �.����,'.SY: � �Ls,•<.,'�c fl��� ,�i jrgi 4� YY-KU. � ���}��'�aa+�°1 Applicant's Name: Timothy Stowe Mailing Address: Stowe Engineering 103 Heath Court Winchester, VA 22602 -Telephone: 540-336-0656 Location of property: The site is located southwest of Winchester, betweon Route 37 and Apple Valley Road. The site Is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. Current zoning: RA Zoning requested: M1 Acreage: 92.066 Fire and Rescue Company's Comments: Fire & Rescue Company's r /� Signature & Date: f.—� Notice to Fire & Rescue Company - Please Return This Form to thcrApplicant is 32 --- Original message -------- From: "Smith, Matthew, P.E. (VDOT)" <Mattllew.S'I'ith N'dot.vir?iI� lia.20v> Date: 03/20/2015 3:01 PM (GMT-05:00) TO: Tim Stowe<tiiiistowe@stOwCC011IpiUIICs.cOnl> Cc: John Bishop <jbislloL@fcva.us>, "Ingram, Lloyd (VDOT)" <Lloyd Ingrain @VDOT. virginia.gov>, "Funkhouser, Rhonda (VDOT)" <Rhonda.Funkhouser@VDOT. Virginia -go v>, "Short, Terry (VDOT)" <Terry SliortJR@VDOT.Vii-ginia.gov> Subject: Blackburn Rezoning Tim, District Planning has completed its review of the subject rezoning TIA. In conversation with the Frederick County Deputy Director of Planning, Transportation, we understand that County staff has negotiated a proffer arrangement with the applicant in lieu of the findings of a TIA, and that they are satisfied with the prescribed mitigation. We have been notified that there are specific time critical contractual arrangements at play which require a resolution of transportation impact mitigation immediately. It is for those reasons that, and in consultation with the County, that we are suspending our review and are differing to Frederick County staff. Should you have any questions, please feel free to give me a call. I* Matthew I1. Smith, P.E. Area Land Usc L'giuccr VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540) 984-5615 Fax # (540) 984-5607 0 b Rezoning Comments rrederick County Dep.,trtnlent of Public Works ll:+il tW- Frederick County Dept, of Public Works Attn: l)ircctol- of l-.nginecring 107 North Kcut Sitcct Winchester, Virginia 22601 (540.)( i(>5-5643 Hand deliver to: Frederick. Comity I)Cht. of Public Works Attn: Director of Engineering County Administration Bldg., Suite 202 107 Nottll Kent Street Winchester, Virginia ----- -- ....... _�-.__._..__.._ ...-..._.._ .. _ AppliC,'w(: Please; fill nut the information as accurately as possible in order to assist the Department of :t e(jl)N1 of your application form, location map, proff6r Public Works with their review. Attach siatcment, impact analysis, and any other pertinent information, Applicant's Dame: Timothy Stowe Telephone 5`10-336-0656 `•Iaillns; Address: Stave cngineer ng iG3 lacy-';`•ti Gnov�__: _ - - mnowstcr, VA 22602 Location of property: The site Is located soulhvrest of Y�9nrlt?5ter, belv;een Ruin•_ 37 Lind Appb_ im Volloy Road The rite ir; t-,nrdered on the north by h'Iddlc Road and on �lt•.i.. �--•a�i4� ALL �iti.4 �Pfa>- - ll. �_. �tRiV1CSS �Af� , ItA Zoningrequested: r1t t Am, j.T ': 92.066 Currum zoning: — Departi ClIt of Public 1Vork's Comments: _6 LA, (L �Y jL.�. A Y _ c� �_vtC�1d_ _coo-.1�y1 -uK�sY c o _Qcf1. c 1 ^P u � rc il�orks St�rratl�rc & �-f- �ate: _ • .�1..11's-"Please Nvtice tv Uept, of Publit.l� oI ReturnReturnReturn This Form to the Applicant 00 ?l r 0 • 0 Rezoning Comments Frederick -Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540)722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Fred-Winc Service Authority with -their review. Attach a copy of your application farm, location map, proffer statement, am act:=anal s's :and an . other ertuaent. uiformatioxie.:= x:: <.::: •.: ,::::: , a :: .:;-:> :: ,..: <;. Applicant's Name: Timothy Stowe Mailing Address: Stowe Engineering 103 Heath Court Winchester, VA 22602 Telephone: 540-336-0656 Location of property: The site is located southwest of Winchester, between Route 37 and Apple Valley Road. The site Is bordered on the north by Middle Road and on Current zoning: RA the south by the Coca-Cola Business Park. Zoning requested: M1 Acreage: 92.066 Fred-Winc Service Authority's Comments: no tDrwrttM+�S j Fred-Winc Service Authority's Signature & Date: 3145 Notice to Fred-Winc Service Authority - Please Return Form to Applicant 0 33 z >�P IV < WINCHESTER REGIONAL AIRPC)I:`I� 0 491 AIRPORT ROAD WINCHESTER. VIRGINIA 22602 SEWING 71E top a YRGM1, (540) 662-5786 March 18, 2015 Tim Stowe Stowe Engineering 103 Heath Court Winchester, Virginia 22602 Re: Rezoning Comment Blackburn Commerce Center Apple Valley Road Back Creek Magisterial District Dear Mr. Stowe: I have completed a review of the referenced rezoning proposal. Allowed uses under this rezoning should not impact airside operations of the Winchester Regional Airport therefore we have no comments or objections regarding this rezoning request. Thank you for providing us the opportunity to review these plans and for supporting the continued safe and efficient operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director t 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: Executive Director 491 Airport Road (Rt. 645, off of Rt. 522 South) Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Winchester Regional Airport with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Timothy Stowe Telephone: 540-336-0656 Mailing Address: Stowe Engineering 103 Heath Court Winchester, VA 22602 Location of property: The site is located southwest of Winchester, between Route 37 and Apple Valley Road. The site is bordered on the north by Middle Road and on the south by the Coca-Cola Business Park. Current zoning: RA Zoning requested: M1 Acreage: 92.066 Winchester Regional Airport's Comments: z o k -- e C_ Winchester Regional Airport's Signature & Date: Notice to Winchester Regional Airport - Please Return Form to Applicant 30 0 .0 Appendix A Traffic Count Data • ')'LLB}V'Y' <<�'���.�. 220 Serviceberry Court Stephens City, VA 22655 • File Name : rte 11 - apple valley Site Code : 00001111 Start Date : 1 /20/2015 Page No : 1 Groups Printed- Unshifted Route 11 Route 11 Apple Valley Rd From North From East From South From West Start Time Left Thru Right App. Total Left Thru Right App. Total Left Thru Right App. Total Left Thru _ Right nip. Tout Int. Total 06:45 AM 0 36 13 49 0 0 0 0 34 66 0 100 12 0 9 21 170 Total 0 36 13 49 0 0 0 0 34 66 0 100 12 0 9 21 170 07:00 AM 0 36 7 43 0 0 0 0 26 45 0 71 5 0 23 28 142 07:15 AM 0 51 11 62 0 0 0 0 31 71 0 102 11 0 22 33 197 07:30 AM 0 58 18 76 0 0 0 0 50 120 0 170 16 0 20 36 282 07:45 AM 0 77 28 105 0 0 0 0 62 154 0 216 19 0 28 47 368 Total 0 222 64 286 0 0 0 0 169 390 0 559 51 0 93 144 989 08:00 AM 0 83 26 109 0 0 0 0 40 152 0 192 13 0 19 32 333 08:15 AM 0 43 24 67 0 0 0 0 46 115 0 161 14 0 19 33 261 08:30 AM 0 75 10 85 0 0 0 0 42 116 0 158 19 0 16 35 278 08:45 AM 0 79 23 102 0 0 0 0 40 127 0 167 13 0 18 31 300 Total 0 280 83 363 0 0 0 0 168 510 0 678 59 0 72 131 1172 09:00 AM 0 82 13 95 0 0 0 0 29 116 0 145 17 0 28 45 285 09:15 AM 0 152 9 161 0 0 0 0 18 126 0 144 35 0 25 60 365 "' BREAK "' Total 0 234 22 256 0 0 0 0 47 242 0 289 52 0 53 105 650 BREAK "' 03:30 PM 0 141 19 160 0 0 0 0 23 154 0 177 15 0 16 31 368 03:45 PM 0 165 8 173 0 0 0 0 33 124 0 157 19 0 24 43 373 •Total 0 306 27 333 0 0 0 0 56 0 0 0 18 278 144 0 0 334 162 34 20 0 0 40 31 74 51 741 388 04:00 PM 04:15 PM 0 0 163 152 12 20 175 172 0 0 0 0 0 17 157 0 174 19 0 23 42 388 04:30 PM 0 167 11 178 0 0 0 0 25 123 0 148 20 0 31 51 377 04:45 PM 0 161 20 181 0 0 0 0 36 128 0 164 33 0 95 128 : 473 Total 0 643 63 706 0 0 0 0 96 552 0 648 92 0 180 272 1626 05:00 PM 0 188 16 204 0 0 0 0 21 137 0 158 27 0 27 54 416 05:15 PM 0 153 20 173 0 0 0 0 19 135 0 154 18 0 18 36 363 05:30 PM 0 143 11 154 0 0 0 0 19 125 0 144 8 0 13 21 319 Grand Total 0 2205 319 2524 0 0 0 0 629 2435 0 3064 353 0 505 858 6446 Apprch % 0 87.4 12.6 0 0 0 20.5 79.5 0 41.1 0 58.9 Total % 0 34.2 4.9 39.2 0 0 0 0 9.8 37.8 0 47.5 5.5 0 7.8 13.3 0 220 Serviceberry Court Stephens City, VA 22655 • File Name : rte 11 -apple valley Site Code : 00001111 Start Date : 1/20/2015 Page No : 2 Route 11 Route 11 Apple Valley Rd From North From East From South From West Start Time . Left Thru _ Right , App. Total - Left Thru Right App. Total Left Thru , Right . App. Total Left Thru Right . App. Total Int. Total j Peak Hour Analysis From 66:45 AM to 11:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 58 18 76 0 0 0 0 50 120 0 170 16 0 20 36 282 07:45 AM 0 77 28 105 0 0 0 0 62 154 0 216 19 0 28 47 368 08:00 AM 0 83 26 109 0 0 0 0 40 152 0 192 13 0 19 32 333 08:15 AM 0 43 24 67 0 0 0 0 46 115 0 161 14 0 19 33 261 Total Volume 0 261 96 , 357 0 0 0 0 198 541 0 739 62 0 86 148 1244 % App. Total 0 73.1 26.9 0 0 0 26.8 73.2 0 41.9 0 58.1 . PHF .000 .786 .857 .819 .000 .000 .000 .000 .798 .878 .000 .855. .816 .000 .768 .7871 .845 Route 11 Out In Total 603 357' 960i 96, 261. 0 Right Thru Left • Peak Hour Data North Peak Hour Begins at 07:30 AM Unshifled 1 � I Left Thru Right 1981 5411 01 347 739 10861 Out In Total Rol ,. 11 C I r o 0 3 220 Serviceberry Court Stephens City, VA 22655 0 Route 11 From North From East Start Time Left Thru . Right Left Thru Right Peak Hour Analysis From 12:00 PM to 05:30 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:15 PM 04:15 PM 0 152 20 172 0 0 0 04:30 PM 0 167 11 178 0 0 0 04:45 PM 0 161 20 181 0 0 0 05:00 PM 0 188 16 204 0 0 0 Total Volume 0 668 67 735 0 0 0 App. Total . 0 90.9 9.1 0 0 0 PHF .000 .888 .838 .901 . .000 .000 .000 • CJ File Name : rte 11 - apple valley Site Code : 00001111 Start Date : 1 /20/2015 Page No : 3 Route 11 Apple Valley Rd From South From West A, T— _ Left Thru Right . App. Total , Left Thru . Right _ App. Toni : Int. Total 0 17 157 0 174 19 0 23 42 388 0 25 123 0 148 20 0 31 51 377 0 36 128 0 164 33 0 95 128 473 0 21 137 0 158 27 0 27 54 416 0 99 545 0 644 99 0 176 275 1654 15.4 84.6 0 36 0 64 .000 .688 .868 .000 .925 .750 .000 .463 .537 .874 Route 11 Out In Total 644 735, 1379j 67. 668' 0, Right Thru Loft Peak Hour Data A o _ m�to _ w North o O T N — 2 / Peak Hour Begins at 04:15 PM / 2 d F- o 0 a - Unshifted r Q -i 0 0 C o v o- 1 / Left Thru Right 991 5451 0 I 844, 6441488; Out In Total s#"' I,t, (J Al Ll-L e .1r; it i��LC;�' � 10-YrAc 220 Serviceberry Court Stephens City, VA 22655 Oackburn Property Rezoning Frederick Co, VA File Name : apple valley - shady elm Site Code : 00002222 Start Date : 1 /20/2015 Page No : 1 Groups Printed- Unshifted - Bank 1 - Bank 2 Apple Valley Road Shady Elm Road Apple Valley Road From North From East From South From West Start Time Left Thru Right App. Total Left Thru Right App. Toil Left Thru Right App. Toil Left Thru Right App. Toni : Int. Total 06:45 AM 0 0 0 0 34 4 0 38 0 0 7 7 0 15 0 15 60 Total 0 0 0 0 34 4 0 38 0 0 7 7 0 15 0 15 60 07:00 AM 0 0 0 0 27 7 0 34 0 0 7 7 0 21 1 22 63 07:15 AM 0 0 0 0 24 10 0 34 0 0 13 13 0 26 3 29 76 07:30 AM 0 0 0 0 31 13 0 44 1 0 13 14 1 29 7 37 95 07:45 AM 0 0 0 0 58 18 0 76 2 0 21 23 0 22 9 31 130 Total 0 0 0 0 140 48 0 188 3 0 54 57 1 98 20 119 364 08:00 AM 0 0 0 0 56 10 0 66 3 0 14 17 0 18 8 26 109 08:15 AM 0 0 0 0 50 16 0 66 3 0 25 28 0 19 7 26 120 08:30 AM 0 0 0 0 32 25 0 57 1 0 21 22 0 21 3 24 103 08:45 AM 0 0 0 0 22 33 0 55 5 0 17 22 0 19 5 24 101 Total 0 0 0 0 160 84 0 244 12 0 77 89 0 77 23 100 433 09:00 AM 0 0 0 0 19 22 0 41 2 0 14 16 0 34 5 39 96 09:15 AM 0 0 0 0 12 26 0 38 3 0 11 14 0 17 3 20 72 "' BREAK "' Total 0 0 0 0 31 48 0 79 5 0 25 30 0 51 8 59 168 "' BREAK "' 03:30 PM 0 0 0 0 8 21 0 29 4 0 48 52 0 27 3 30 111 03:45 PM , • 0 0 0 0 14 22 0 36 3 0 18 66 21 73 0 0 16 43 1 4 17 47 74 185 Total 0 0 0 0 22 43 0 65 7 0 04:00 PM 0 0 0 0 11 27 0 38 3 0 29 32 0 13 0 13 83 04:15 PM 0 0 0 0 12 13 0 25 2 0 23 25 0 15 1 16 66 04:30 PM 0 0 0 0 12 18 0 30 2 0 20 22 0 18 1 19 71 04:45 PM 0 0 0 0 17 17 0 34 3 0 21 24 0 26 5 31 89 Total 0 0 0 0 52 75 0 127 10 0 93 103 0 72 7 79 309 05:00 PM 0 0 0 0 11 41 0 52 15 0 96 111 0 20 3 23 186 05:15 PM 0 0 0 0 7 25 0 32 7 0 33 40 0 13 1 14 86 05:30 PM 0 0 0 0 11 18 0 29 7 0 22 29 0 17 0 17 75 05:45 PM 0 0 0 0 10 17 0 27 2 0 8 10 0 17 1 18 55 Total 0 0 0 0 39 101 0 140 31 0 159 190 0 67 5 72 402 Grand Total 0 0 0 0 478 403 0 881 68 0 481 549 1 423 67 491 1921 Apprch % 0 0 0 54.3 45.7 0 12.4 0 87.6 0.2 86.2 13.6 Total % 0 0 0 0 24.9 21 0 45.9 . 3.5 0 25 28.6 0.1 22 3.5 25.6 Unshifted 0 0 0 0 478 403 0 881 68 0 481 549 1 423 67 491 1921 % Unshifted 0 0 0 0 100 100 0 100, 100 0 100 100, 100 100 100 100 100 Bank 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 % Bank 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bank 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 % Bank 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 c>�tol Pv,e -' LI-L) q it lf[% ,' "cif Il fl �I Cl') 9, liJ' 220 Serviceberry Court Stephens City, VA 22655 40ackburn Property Rezoning File Name : apple valley - shady elm Frederick Co, VA Site Code : 00002222 Start Date : 1 /20/2015 Page No :2 Apple Valley Road Shady Elm Road Apple Valley Road From North From East From South From West Start Time Left Thru . Right App. Total . Left Thru Right App. Total Left Thru Right App. Total Left Thru . Right . App. Total Int. Total Peak Hour Analysis From 06:45 AM to 11:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:45 AM 07:45 AM 0 0 0 0 58 18 0 76 2 0 21 23 0 22 9 31 130 08:00 AM 0 0 0 0 56 10 0 66 3 0 14 17 0 18 8 26 109 08:15 AM 0 0 0 0 50 16 0 66 3 0 25 28 0 19 7 26 120 08:30 AM 0 0 0 0 32 25 0 57 . 1 0 21 22 0 21 3 24 103 Total Volume 0 0 0 0 196 69 0 265 9 0 81 90 0 80 27 107 462 App. Total 0 0 0 74 26 0 10 0 90 0 74.8 25.2 , PHF .000 .000 .000 .000 _ .845 .690 .000 .872 .750 .000 .810 .804 . .000 .909 .750 .863 1 .888 • 0 Out In Total 0 0 0 0. 0 0 Right Thru Left Peak Hour Data me D North o T O O m 2 ► Peak Hour Begins at 07:45 AM { / 2 G �' o a Unshifted o a co N L rn Bank 1 r m' o p Bank 2 0) / / i Left Thru Right 9, 081; 223 901 3131 Out In Total Oackburn Property Rezoning Frederick Co, VA 0 01T 220 Serviceberry Court Stephens City, VA 22655 Apple Valley Road From North From East Start Time Left . Thru Right Left Thru Right _ Peak Hour Analysis From 12:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:45 PM 04:45 PM 0 0 0 0 17 17 0 05:00 PM 0 0 0 0 11 41 0 05:15 PM 0 0 0 0 7 25 0 05:30 PM 0 0 0 0 11 18 0 Total Volume 0 0 0 0 46 101 0 % App. Total - 0 0 0 31.3 68.7 0 PHF .000 .000 .000 .000 .676 .616 .000 • File Name : apple valley - shady elm Site Code : 00002222 Start Date : 1/20/2015 Page No :3 Shady Elm Road Apple Valley Road ,,,, Left From Thru South From West Right App. Total . Left Thru . Right . App. Taal i Int. Total j 34 3 0 21 24 0 26 5 3189 52 15 0 96 111 0 20 3 23 186 32 7 0 33 40 0 13 1 14 86 29 7 0 22 29 0 17 0 17 75 147 32 0 172 204 0 76 9 85 436 15.7 0 84.3 0 89.4 10.6 .707 .533 .000 .448 .459 .000 .731 .450 .685 .586 Out In Total 0 0 01 0 0 0 Right Thru Left Peak Hour Data A, 6 N F o o-j North � N a co 0 r / Peak Hour Begins at 04:45 PM n m L Unshifled a g r2 2' Bank 1 1 O Of - Bank 2 i Left Thru Right .321 01 1172' 55 204' 259 Out In Total Shariv Elm Road 0 W • Appendix B Synchro LOS Reports • i Queues 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 > > t 1 • Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 101 185 619 688 3328 227 v/c Ratio 0.65 0.60 1.86 0.45 3.02 0.24 Control Delay 84.0 16.6 430.0 4.7 926.5 13.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 84.0 16.6 430.0 4.7 926.5 13.7 Queue Length 50th (ft) 95 0 -905 151 -5552 90 Queue Length 95th (ft) 157 71 #1133 212 #5673 137 Internal Link Dist (ft) 1248 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 190 335 333 1529 1103 945 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 0.53 0.55 1.86 0.45 3.02 0.24 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. • • 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 0 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 Movement EBL EBR NBL NBT SBT SBR Lane Configurations '` '` t t r Volume (veh/h) 89 163 545 605 2929 200 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/In 1845 1845 1845 1845 1845 1845 Adj Flow Rate, veh/h 101 185 619 688 3328 227 Adj No. of Lanes 1 1 1 1 1 1 Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, veh/h 187 167 328 1500 1082 920 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.11 0.11 0.19 0.81 0.59 0.59 Ln Grp Delay, s/veh 66.6 167.9 471.7 4.4 967.3 15.1 Ln Grp LOS E F F A F B Approach Vol, veh/h 286 1307 3555 Approach Delay, s/veh 132.1 225.7 906.5 Approach LOS F F F Timer: 1 2 3 4 5 Assigned Phs 2 4 6 • Case No 4.0 9.0 7.0 Phs Duration (G+Y+Rc), s 128.0 22.0 94.0 Change Period (Y+Rc), s 6.0 6.0 6.0 Max Green (Gmax), s 122.0 16.0 88.0 Max Allow Headway (MAH), s 4.5 3.9 5.1 Max Q Clear (g_c+11), s 18.7 18.0 90.0 Green Ext Time (g_e), s 8.6 0.0 0.0 Prob of Phs Call (p-c) 1.00 1.00 1.00 Prob of Max Out (p_x) 0.00 1.00 1.00 Left -Turn Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Through Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Right-Tum Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Left Lane Group Data Assigned Mvmt Lane Assignment Lanes in Grp - Grp Vol (v), veh/h 2025 Build Conditions AM Peak Hour Stowe Engineering 6 5 2.0 34.0 6.0 28.0 4.5 30.0 0.0 1.00 1.00 7 1 5 1757 0 1757 2 4 6 1845 0 1845 12 14 16 0 1568 1568 7 8 0 0 0 7 1 5 0 0 (Prot) 0 0 0 1 0 1 0 0 0 0 0 101 0 619 0 0 Synchro 8 Light Report Page 2 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), vehlh/In 0 0 0 1757 0 1757 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 8.2 0.0 28.0 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 8.2 0.0 28.0 0.0 0.0 Perm LT Sat Flow (s_I), veh/h/In 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), veh/h/In 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 88.0 0.0 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), vehlh 0 0 0 187 0 328 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.54 0.00 1.89 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 187 0 328 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 63.5 0.0 61.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 3.1 0.0 410.7 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 0.0 0.0 66.6 0.0 471.7 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 4.0 0.0 13.6 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.2 0.0 37.4 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 4.1 0.0 51.0 0.0 0.0 Storage Ratio (RQ%) 0.00 0.00 0.00 0.22 0.00 7.91 0.00 0.00 •%ile Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 72.8 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 6 0 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 1 0 0 0 Grp Vol (v), veh/h 0 688 0 0 3328 0 0 0 Grp Sat Flow (s), veh/h/In 0 1845 0 0 1845 0 0 0 Q Serve Time (g_s), s 0.0 16.7 0.0 0.0 88.0 0.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 16.7 0.0 0.0 88.0 0.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 1500 0 0 1082 0 0 0 V/C Ratio (X) 0.00 0.46 0.00 0.00 3.08 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 1500 0 0 1082 0 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 4.2 0.0 0.0 31.0 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.2 0.0 0.0 936.3 0.0 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 4.4 0.0 0.0 967.3 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 8.4 0.0 0.0 44.5 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.1 0.0 0.0 281.5 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 • 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 • %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 1.00 0.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 8.5 0.0 0.0 326.0 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.17 0.00 0.00 9.49 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 561.4 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.8 0.0 0.0 0.0 Right Lane Group Data Assigned Mvmt 0 12 0 14 16 0 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 1 0 0 0 Grp Vol (v), vehlh 0 0 0 185 227 0 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1568 1568 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 16.0 10.5 0.0 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 16.0 10.5 0.0 0.0 0.0 Prot RT Sat Flow (s_R), vehlh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), vehlh 0 0 0 167 920 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 1.11 0.25 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 167 920 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 • Uniform Delay (dl), s/veh 0.0 0.0 0.0 67.0 15.0 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 100.9 0.1 0.0 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 167.9 15.1 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 13.1 4.5 0.0 0.0 0.0 2nd-Term Q (02), vehlln 0.0 0.0 0.0 4.7 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), vehlln 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 1.00 0.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 17.8 4.6 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.36 1.17 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 4.4 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 690.6 HCM 2010 LOS F • 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 • Ol • • HCM 2010 TWSC 1: Routre 11 /Route 11 & Apple Valley Rd 3/6/2015 Two Way Analysis cannot be performed on Signalized Intersection. 2025 Build Conditions AM Peak Hour Stowe Engineedng Synchro 8 Light Report Page 5 HCM 2010 TWSC 2: Shady Elm Rd/Apple Valley Rd & Aple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 2.6 Movement SEL SER NEL NET SWT SWR Vol, veh/h 124 30 10 142 469 243 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None None Storage Length 0 0 - - Veh in Median Storage, # 1 - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 141 34 11 161 533 276 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 671 671 809 0 0 Stage 1 671 - - - - Stage 2 0 - - - - - Critical Hdwy 6.43 6.23 4.13 - - Critical Hdwy Stg 1 5.43 - - - - - Critical Hdwy Stg 2 - - - Follow-up Hdwy 3.527 3.327 2.227 - - . Pot Cap-1 Maneuver 420 455 812 = Stage 1 506 - - Stage 2 - - - Platoon blocked, % - - Mov Cap-1 Maneuver 414 455 812 Mov Cap-2 Maneuver 486 - - Stage 1 506 Stage 2 - - - - Approach SE NE SW HCM Control Delay, s 16.7 0.6 0 HCM LOS C Minor Lane/Major Mvmt NEL NET SEW SWT SWR Capacity (veh/h) 812 480 HCM Lane V/C Ratio 0.014 - 0.365 - - HCM Control Delay (s) 9.5 16.7 HCM Lane LOS A - C - - HCM 95th %tile Q(veh) 0 1.7 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 HCM 2010 TWSC 3: Site Ent. & Aple Valley Rd/Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 4.1 Movement SET SER NWL NWT NEL NER Vol, veh/h 115 51 170 66 10 36 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length - 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 131 58 193 75 11 41 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 131 0 592 131 Stage 1 - - - - 131 - Stage 2 - - - - 461 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 - Follow-up Hdwy - - 2.227 - 3.527 3.327 Pot Cap-1 Maneuver - - 1448 - 467 916 Stage 1 - - 893 Stage 2 - - - - 633 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1448 - 405 916 Mov Cap-2 Maneuver - - - - 405 - Stage 1 - - - 893 Stage 2 - - - - 549 Approach SE NW NE HCM Control Delay, s 0 5.7 10.4 HCM LOS B Minor Lane/Major Mvmt NELn1 NWL NWT SET SER Capacity (veh/h) 719 1448 HCM Lane V/C Ratio 0.073 0.133 - - HCM Control Delay (s) 10.4 7.9 - - HCM Lane LOS B A - - HCM 95th °/stile Q(veh) 0.2 0.5 - - 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Dr/Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 0 Intersection Int Delay, s/veh 3.2 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 56 0 0 6 1 58 4 21 1 74 54 299 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None - None - None - None Storage Length - - - - - 200 100 200 - 120 Veh in Median Storage, # 0 0 - - 0 - - 0 - Grade, % - 0 - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 64 0 0 7 1 66 5 24 1 84 61 340 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 296 263 61 263 263 24 61 0 0 24 0 0 Stage 1 230 230 - 33 33 - - - - - - - Stage 2 66 33 - 230 230 - - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - - Follow-up Hdwy 3.527 4.027 3.327 3.527 4.027 3.327 2.227 - - 2.227 - • Pot Cap-1 Maneuver 654 640 1001 688 640 1050 1536 _ _ 1584 Stage 1 771 712 - 981 866 Stage 2 942 866 - 771 712 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 586 604 1001 658 604 1050 1536 1584 - - Mov Cap-2 Maneuver 586 604 - 658 604 - - - - - Stage 1 768 674 - 978 863 - - - - Stage 2 879 863 - 730 674 - - - Approach SE NW NE SW HCM Control Delay, s 11.9 9 1.1 1.3 HCM LOS B A Minor Lane/Maior Mvmt NEL NET NERNWLn1 SELn1 SWL SWT SWR Capacity (veh/h) 1536 985 586 1584 HCM Lane V/C Ratio 0.003 - 0.075 0.109 0.053 - HCM Control Delay (s) 7.4 - 9 11.9 7.4 HCM Lane LOS A A B A - - HCM 95th %tile Q(veh) 0 0.2 0.4 0.2 - • 2025 Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 Queues 1: Route 11 & Apple Valley Rd 3/6/2015 > • t 1 Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 259 1059 257 701 839 112 v/c Ratio 0.38 1.34 1.38 0.72 1.20 0.18 Control Delay 34.4 190.8 248.5 32.4 142.7 24.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 34.4 190.8 248.5 32.4 142.7 24.5 Queue Length 50th (ft) 179 —1177 —332 511 —991 55 Queue Length 95th (ft) 207 294 #350 631 #1224 93 Internal Link Dist (ft) 1250 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 689 788 186 971 701 611 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 0.38 1.34 1.38 0.72 1.20 0.18 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. CJ is 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 HCM 2010 Signalized Interseion Capacity Analysis 1: Route 11 & Apple Vallev Rd 3/6/2015 ! 'IV 4\ 1 1 'A Movement EBL EBR NBL NBT SBT SBR Lane Configurations '� �' ` t t r Volume (veh/h) 194 487 177 610 747 94 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/In 1845 1845 1845 1845 1845 1845 Adj Flow Rate, veh/h 259 1059 257 701 839 112 Adj No. of Lanes 1 1 1 1 1 1 Peak Hour Factor 0.75 0.46 0.69 0.87 0.89 0.84 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, veh/h 691 617 187 972 701 596 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.39 0.39 0.11 0.53 0.38 0.38 Ln Grp Delay, s/veh 32.7 375.0 264.2 29.8 148.6 31.2 Ln Grp LOS C F F C F C Approach Vol, veh/h 1318 958 951 Approach Delay, s/veh 307.8 92.6 134.8 Approach LOS F F F Timer: 1 2 3 4 5 6 7 8 Assigned Phs 2 4 5 6 • Case No 4.0 9.0 2.0 7.0 Phs Duration (G+Y+Rc), s 85.0 65.0 .22.0 63.0 Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 Max Green (Gmax), s 79.0 59.0 16.0 57.0 Max Allow Headway (MAH), s 5.1 4.0 3.8 5.1 Max Q Clear (g_c+11), s 45.5 61.0 18.0 59.0 Green Ext Time (g_e), s 15.0 0.0 0.0 0.0 Prob of Phs Call (p-c) 1.00 1.00 1.00 1.00 Prob of Max Out (p_x) 0.30 1.00 1.00 1.00 Left-Tum Movement Data ' Assigned Mvmt 7 5 1 Mvmt Sat Flow, veh/h 1757 1757 0 Through Movement Data Assigned Mvmt 2 4 6 Mvmt Sat Flow, veh/h 1845 0 1845 Right-Tum Movement Data Assigned Mvmt 12 14 16 Mvmt Sat Flow, veh/h 0 1568 1568 Left Lane Group Data Assigned Mvmt 0 0 0 7 5 1 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 1 0 0 0 Grp Vol (v), veh/h 0 0 0 259 257 0 0 0 • 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 • 0 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/612015 Grp Sat Flow (s), veh/h/In 0 0 0 1757 1757 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 15.7 16.0 0.0 0.0 0.0 Cycle Q Clear Time (q c) s 0.0 0.0 0.0 15.7 16.0 0.0 0.0 0.0 Perm LT Sat Flow (s_I), vehlhlln 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), vehlhlln 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 0.0 57.0 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), vehlh 0 0 0 691 187 0 0 0 V/C Ratio (X) 0,00 0.00 0.00 0.37 1.37 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 691 187 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 32.4 67.0 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 0.3 197.2 0.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 32.7 264.2 0.0 0.0 0.0 1st -Term Q (01), veh/In 0.0 0.0 0.0 7.6 7.8 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 10.3 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 7.7 18.0 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.41 2.80 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 17.4 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 0 6 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 0 1 0 0 Grp Vol (v), vehlh 0 701 0 0 0 839 0 0 Grp Sat Flow (s), vehlhlln 0 1845 0 0 0 1845 0 0 Q Serve Time (g_s), s 0.0 43.5 0.0 0.0 0.0 57.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 43.5 0.0 0.0 0.0 57.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 972 0 0 0 701 0 0 WC Ratio (X) 0.00 0.72 0.00 0.00 0.00 1.20 0.00 0.00 Avail Cap (c_a), veh/h 0 972 0 0 0 701 0 0 Upstream Filter (1) 0.00 1.00 0.00 0,00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 27.1 0.0 0.0 0.0 46.5 0.0 0.0 Incr Delay (d2), s/veh 0.0 2.6 0.0 0.0 0.0 102.1 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 29.8 0.0 0.0 0.0 148.6 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 22.0 0.0 0.0 0.0 29.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.7 0.0 0.0 0.0 19.9 0.0 0.0 • 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 n U • • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 22.7 0.0 0.0 0.0 48.9 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.47 0.00 0.00 0.00 1.42 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 34.5 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 Riaht Lane Group Data Assigned Mvmt 0 12 0 14 0 16 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 0 1 0 0 Grp Vol (v), veh/h 0 0 0 1059 0 112 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1568 0 1568 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 59.0 0.0 7.2 0.0 0.0 Cycle Q Clear Time (q c), s 0.0 0.0 0.0 59.0 0.0 7.2 0.0 0.0 Prot RT Sat Flow (s_R), vehlhlln 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 617 0 596 0 0 V/C Ratio (X) 0.00 0.00 0.00 1.72 0.00 0.19 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 617 0 596 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 •Uniform Delay (d1), s/veh 0.0 0.0 0.0 45.5 0.0 31.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 329.5 0.0 0.2 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 375.0 0.0 31.2 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 41.1 0.0 3.1 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 56.5 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 97.6 0.0 3.1 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 1.97 0.00 0.80 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 110.6 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 192.9 HCM 2010 LOS F • 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 • • 0 0 HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 Two Way Analysis cannot be performed on Signalized Intersection. 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 5 HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 3.2 Movement SEL SER NEL NET SWT SWR Vol, vehlh 234 10 36 416 103 147 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 0 - - - Veh in Median Storage, # 1 - 0 0 Grade, % 0 - - 0 0 Peak Hour Factor 73 45 53 45 68 62 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 321 22 68 924 151 237 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 270 270 389 0 - 0 Stage 1 270 - - - - Stage 2 0 - - - - - Critical Hdwy 6.43 6.23 4.13 - - Critical Hdwy Stg 1 5.43 - - - - Critical Hdwy Stg 2 - - - - Follow-up Hdwy 3.527 3.327 2.227 - - Pot Cap-1 Maneuver 717 766 1164 Stage 1 773 Stage 2 - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 675 766 1164 - Mov Cap-2 Maneuver 721 - - - - - Stage 1 773 - Stage 2 - - - - Approach SE NE SW HCM Control Delay, s 14.4 0.6 0 HCM LOS B Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (veh/h) 1164 724 HCM Lane V/C Ratio 0.058 - 0.473 - HCM Control Delay (s) 8.3 14.4 HCM Lane LOS A - B HCM 95th %tile Q(veh) 0.2 - 2.6 - • 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 HCM 2010 TWSC 3: Site Ent. & Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 4.8 Movement SET SER NWL NWT NEL NER Vol, veh/h 95 10 34 149 41 149 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length - 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 108 11 39 169 47 169 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 108 0 355 108 Stage 1 - - - - 108 - Stage 2 - - - - 247 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 - Follow-up Hdwy - - 2.227 - 3.527 3.327 Pot Cap-1 Maneuver - - 1476 _ 641 943 Stage 1 914 Stage 2 - - - - 792 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1476 - 624 943 Mov Cap-2 Maneuver - - - - 624 - Stage 1 - - - - 914 Stage 2 - - - - 771 - Approach SE NW NE i HCM Control Delay, s 0 1.4 10.7 HCM LOS B Minor Lane/Major Mvmt NEW NWL NWT SET SER Capacity (veh/h) 849 1476 HCM Lane V/C Ratio 0.254 0.026 - HCM Control Delay (s) 10.7 7.5 HCM Lane LOS B A - - HCM 951h %tile Q(veh) 1 0.1 - 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 • Intersection Int Delay, s/veh 11.2 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 341 0 19 3 0 77 0 42 0 20 22 59 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - - None - None - None Storage Length - - - - - 200 - 100 200 - 120 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 388 0 22 3 0 88 0 48 0 23 25 67 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 161 118 25 129 118 48 25 0 0 48 0 0 Stage 1 70 70 - 48 48 - - - - - - - Stage 2 91 48 - 81 70 - - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - - - Follow-up Hdwy 3.527 4.027 3.327 3.527 4.027 3.327 2.227 - - 2.227 - - Pot Cap-1 Maneuver 802 770 1048 842 770 1018 1583 - - 1553 - Stage 1 937 835 - 963 853 - - - - - - Stage 2 914 853 - 925 835 - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 725 759 1048 815 759 1018 1583 1553 - Mov Cap-2 Maneuver 725 759 - 815 759 - - - - - Stage 1 937 823 - 963 853 Stage 2 835 853 - 893 823 - - - - Approach SE NW NE SW HCM Control Delay, s 15.8 8.9 0 1.5 HCM LOS C A Minor Lane/Major Mvmt NEL NET NERNWLn1 SEW SWL SWT SWR Capacity (veh/h) 1583 1009 737 1553 HCM Lane V/C Ratio - 0.09 0.555 0.015 - HCM Control Delay (s) 0 - 8.9 15.8 7.4 HCM Lane LOS A A C A - - HCM 95th %tile Q(veh) 0 0.3 3.5 0 2025 Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 Queues 1: Routre 11 /Route 11 & Apple Valley Rd 3/6/2015 t 1 • Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 105 191 631 719 347 233 v/c Ratio 0.37 0.31 0.65 0.33 0.46 0.45 Control Delay 27.3 6.2 21.6 5.7 22.1 6.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 27.3 6.2 21.6 5.7 22.1 6.6 Queue Length 50th (ft) 30 0 90 48 51 0 Queue Length 95th (ft) 84 26 166 86 104 47 Internal Link Dist (ft) 1253 1208 828 Turn Bay Length (ft) 480 250 200 Base Capacity (vph) 555 1004 1583 3133 1306 730 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 0.19 0.19 0.40 0.23 0.27 0.32 Intersection Summary 0 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11 /Route 11 & Apple Valley Rd 3/6/2015 • > > t 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations '' re tt tt r Volume (vehlh) 92 168 555 633 305 205 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, vehlhlln 1845 1845 1845 1845 1845 1845 Adj Flow Rate, vehlh 105 191 631 719 347 233 Adj No. of Lanes 1 2 2 2 2 1 Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, veh/h 208 326 852 2269 982 439 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.12 0.12 0.25 0.65 0.28 0.28 Ln Grp Delay, s/veh 23.1 23.1 19.0 4.1 14.9 16.6 Ln Grp LOS C C B A B B Approach Vol, vehlh 296 1350 580 Approach Delay, slveh 23.1 11.0 15.6 Approach LOS C B B Timer: 1 2 3 4 5 6 7 8 Assigned Phs 2 4 5 6 • Case No 4.0 9.0 2.0 7.0 Phs Duration (G+Y+Rc), s 39.1 12.0 18.8 20.3 Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 Max Green (Gmax), s 51.0 17.0 25.0 20.0 Max Allow Headway (MAH), s 4.9 3.9 3.8 4.9 Max Q Clear (g_c+ll), s 6.7 5.4 10.7 8.4 Green Ext Time (g_e), s 10.2 0.8 2.1 5.9 Prob of Phs Call (p-c) 1.00 0.99 1.00 1.00 Prob of Max Out (p_x) 0.02 0.01 0.01 0.53 Left -Turn Movement Data Assigned Mvmt 7 5 1 Mvmt Sat Flow, veh/h 1757 3408 0 Through Movement Data Assigned Mvmt 2 4 6 Mvmt Sat Flow, vehlh 3597 0 3597 Right -Turn Movement Data Assigned Mvmt 12 14 16 Mvmt Sat Flow, vehlh 0 2760 1568 Left Lane Group Data Assigned Mvmt 0 0 0 7 5 1 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 2 0 0 0 Grp Vol (v), vehlh 0 0 0 105 631 0 0 0 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 0 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), veh/h/In 0 0 0 1757 1704 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 2.9 8.7 0.0 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 2.9 8.7 0.0 0.0 0.0 Perm LT Sat Flow (s_I), veh/h/In 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), vehlh/In 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 0.0 14.3 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 208 852 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.51 0.74 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 583 1665 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), slveh 0.0 0.0 0.0 21.2 17.7 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 1.9 1.3 0.0 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 0.0 0.0 23.1 19.0 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 1.4 4.0 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 0.2 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 1.5 4.2 0.0 0.0 0.0 %ile Storage Ratio (RQ%) Initial Q (Qb), veh 0.00 0.0 0.00 0.0 0.00 0.0 0.08 0.0 0.43 0.0 0.00 0.0 0.00 0.0 0.00 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 0 6 0 0 Lane Assignment T T Lanes in Grp 0 2 0 0 0 2 0 0 Grp Vol (v), vehlh 0 719 0 0 0 347 0 0 Grp Sat Flow (s), veh/h/In 0 1752 0 0 0 1752 0 0 Q Serve Time (g_s), s 0.0 4.7 0.0 0.0 0.0 4.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 4.7 0.0 0.0 0.0 4.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 2269 0 0 0 982 0 0 V/C Ratio (X) 0.00 0.32 0.00 0.00 0.00 0.35 0.00 0.00 Avail Cap (c_a), vehlh 0 3492 0 0 0 1369 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 4.0 0.0 0.0 0.0 14.7 0.0 0.0 Incr Delay (d2), slveh 0.0 0.1 0.0 0.0 0.0 0.2 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 4.1 0.0 0.0 0.0 14.9 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 2.2 0.0 0.0 0.0 1.9 0.0 0.0 2nd-Term Q (02), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 HCM 2010 Signalized Intersection Capacity Analysis 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 %ile Back of Q Factor ((B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 2.2 0.0 0.0 0.0 2.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.05 0.00 0.00 0.00 0.06 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Rioht Lane Group Data Assigned Mvmt 0 12 0 14 0 16 0 0 Lane Assignment R R Lanes in Grp 0 0 0 2 0 1 0 0 Grp Vol (v), veh/h 0 0 0 191 0 233 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1380 0 1568 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 3.4 0.0 6.4 0.0 0.0 Cycle Q Clear Time (q c) s 0.0 0.0 0.0 3.4 0.0 6.4 0.0 0.0 Prot RT Sat Flow (s_R), veh/h/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 326 0 439 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.59 0.00 0.53 0.00 0.00 Avail Cap (c_a), vehlh 0 0 0 917 0 613 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 • Uniform Delay (dl), s/veh 0.0 0.0 0.0 21.4 0.0 15.6 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 1.7 0.0 1.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 23.1 0.0 16.6 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 2.6 0.0 2.8 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 0.0 0.1 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 2.6 0.0 2.9 0.0 0.0 %ile Storage Ratio (RQ%) 0,00 0.00 0.00 0.05 0.00 0.37 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), vehlh 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Intersection Summar HCM 2010 Ctrl Delay 13.8 HCM 2010 LOS B 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 0 HCM 2010 TWSC 1: Routre 11/Route 11 & Apple Valley Rd 3/6/2015 is Two Way Analysis cannot be performed on Signalized Intersection. • • 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 5 0 • HCM 2010 TWSC 2: Shady Elm Rd/Apple Valley Rd & Aple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 3.1 Movement SEL SER NEL NET SWT SWR Vol, veh/h 128 32 11 147 479 247 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None None Storage Length 0 250 - - 0 Veh in Median Storage, # 0 - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 145 36 12 167 544 281 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 653 544 544 0 0 Stage 1 544 - - - - Stage 2 109 - - - - - Critical Hdwy 6.645 6.245 4.13 - Critical Hdwy Stg 1 5.445 - - - - - Critical Hdwy Stg 2 5.845 - - - - Follow-up Hdwy 3.5285 3.3285 2.227 - - - • Pot Cap-1 Maneuver 414 536 1020 - Stage 1 578 - - - - Stage 2 901 - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 409 536 1020 - - Mov Cap-2 Maneuver 409 - - - - Stage 1 578 Stage 2 890 - - - - Approach SE NE SW HCM Control Delay, s 19.4 0.6 0 HCM LOS C Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (veh/h) 1020 429 HCM Lane V/C Ratio 0.012 - 0.424 - - HCM Control Delay (s) 8.6 19.4 - HCM Lane LOS A C - - HCM 95th %tile Q(veh) 0 2.1 • 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 HCM 2010 TWSC 3: Site Ent. & Aple Valley Rd/Apple Valley Rd 3/6/2015 • Intersection Int Delay, slveh 4 Movement SET SER NWL NWT NEL NER Vol, vehlh 120 51 170 69 10 36 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 136 58 193 78 11 41 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 136 0 601 136 Stage 1 - - - - 136 - Stage 2 - - - - 465 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 - Follow-up Hdwy - - 2.227 - 3.527 3.327 • Pot Cap-1 Maneuver - - 1442 - 462 910 Stage 1 888 Stage 2 - - - - 630 - Platoon blocked, % - - Mov Cap-1 Maneuver - - 1442 400 910 Mov Cap-2 Maneuver - - - 400 - Stage 1 - - 888 - Stage 2 - - - 546 - Approach SE NW NE HCM Control Delay, s 0 5.6 10.4 HCM LOS B Minor Lane/Maior Mvmt NEW NWL NWT SET SER Capacity (veh/h) 713 1442 HCM Lane V/C Ratio 0.073 0.134 - - HCM Control Delay (s) 10.4 7.9 - HCM Lane LOS B A - - HCM 95th %tile Q(veh) 0.2 0.5 - is 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Dr/Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 • Intersection Int Delay, s/veh 3.2 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 57 0 0 6 1 61 5 22 1 77 56 301 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None - None - None Storage Length - - - - - 200 100 200 - 120 Veh in Median Storage, # 0 - 0 - 0 - - 0 - Grade, % 0 - - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 65 0 0 7 1 69 6 25 1 88 64 342 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 263 275 32 243 275 13 64 0 0 25 0 0 Stage 1 239 239 - 36 36 - - - - - - - Stage 2 24 36 - 207 239 - - - - - - - Critical Hdwy 7.56 6.56 6.96 7.56 6.56 6.96 4.16 - - 4.16 - - Critical Hdwy Stg 1 6.56 5.56 - 6.56 5.56 - - - - - - Critical Hdwy Stg 2 6.56 5.56 - 6.56 5.56 - - - Follow-up Hdwy 3.53 4.03 3.33 3.53 4.03 3.33 2.23 - - 2.23 • Pot Cap-1 Maneuver 666 629 1031 688 629 1061 1529 _ _ 1581 = _ Stage 740 704 972 862 Stage 2 988 862 - 773 704 - - - - - Platoon blocked, % Mov Cap-1 Maneuver 593 592 1031 657 592 1061 1529 1581 - - Mov Cap-2 Maneuver 593 592 - 657 592 - - - - - - Stage 1 737 665 - 968 859 - - - Stage 2 919 859 - 730 665 - - - - Approach SE NW NE SW HCM Control Delay, s 11.8 8.9 1.3 1.3 HCM LOS B A Minor Lane/Major Mvmt NEL NET NERNWLn1 SEW SWL SWT SWR Capacity (veh/h) 1529 995 593 1581 HCM Lane V/C Ratio 0.004 - - 0.078 0.109 0.055 - HCM Control Delay (s) 7.4 8.9 11.8 7.4 HCM Lane LOS A - - A B A - - HCM 95th %tile Q(veh) 0 0.3 0.4 0.2 - qW 2031 Design Year Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 0 0 Queues 1: Route 11 & Apple Valley Rd 3/6/2015 t 1 • Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 259 1059 257 701 839 112 v/c Ratio 0.51 0.89 0.67 0.39 0.79 0.20 Control Delay 22.4 22.0 37.6 10.3 26.8 5.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 22.4 22.0 37.6 10.3 26.8 5.1 Queue Length 50th (ft) 82 111 51 83 157 0 Queue Length 95th (ft) 115 22 63 113 217 26 Internal Link Dist (ft) 1250 1208 828 Turn Bay Length (ft) 480 400 200 Base Capacity (vph) 568 1255 386 1875 1136 584 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 0.46 0.84 0.67 0.37 0.74 0.19 Intersection Summary • 2031 Design Year Conditions PM Peak Hour Stowe Engineering Synchro 8 Light Report Page 1 • 0 9 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 > > 1\ t 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations '` ff M tt tt r Volume (veh/h) 194 487 177 610 747 94 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/In 1845 1845 1845 1845 1845 1845 Adj Flow Rate, veh/h 259 1059 257 701 839 112 Adj No. of Lanes 1 2 2 2 2 1 Peak Hour Factor 0.75 0.46 0.69 0.87 0.89 0,84 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, veh/h 551 866 354 1745 1052 470 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.31 0.31 0.10 0.50 0.30 0.30 Ln Grp Delay, s/veh 18.2 132.6 34.2 10.2 24.6 17.1 Ln Grp LOS B F C B C B Approach Vol, veh/h 1318 958 951 Approach Delay, s/veh 110.1 16.6 23.7 Approach LOS F B C Timer: 1 2 3 4 5 6 7 8 1 Assigned Phs 2 4 5 6 • Case No 4.0 9.0 2.0 7.0 Phs Duration (G+Y+Rc), s 37.7 26.0 12.6 25.1 Change Period (Y+Rc), s 6.0 6.0 6.0 6.0 Max Green (Gmax), s 33.0 20.0 7.0 20.0 Max Allow Headway (MAH), s 5.0 4.0 3.8 5.0 Max Q Clear (g_c+ll), s 10.0 22.0 6.7 16.0 Green Ext Time (g_e), s 11.9 0.0 0.0 3.1 Prob of Phs Call (p-c) 1.00 1.00 0.99 1.00 Prob of Max Out (p_x) 0.36 1.00 1.00 1.00 Left -Turn Movement Data Assigned Mvmt 7 5 1 Mvmt Sat Flow, veh/h 1757 3408 0 Through Movement Data Assigned Mvmt 2 4 6 Mvmt Sat Flow, veh/h 3597 0 3597 Right -Turn Movement Data Assigned Mvmt 12 14 16 Mvmt Sat Flow, veh/h 0 2760 1568 Left Lane Group Data Assigned Mvmt 0 0 0 7 5 1 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 2 0 0 0 Grp Vol (v), veh/h 0 0 0 259 257 0 0 0 • 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 0 9 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), vehlhlln 0 0 0 1757 1704 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 7.6 4.7 0.0 0.0 0.0 Cycle Q Clear Time (g c), s 0.0 0.0 0.0 7.6 4.7 0.0 0.0 0.0 Perm LT Sat Flow (s_I), vehlhlln 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), veh/h/In 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 0.0 19.1 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), vehlh 0 0 0 551 354 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.47 0.73 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 551 374 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), slveh 0.0 0.0 0.0 17.6 27.7 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 0.6 6.5 0.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 18.2 34.2 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 3.7 2.2 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 0.3 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 3.8 2.5 0.0 0.0 0.0 Storage Ratio (RQ%) 0.00 0.00 0.00 0.20 0.16 0.00 0.00 0.00 •%ile Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), vehlh 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 0 6 0 0 Lane Assignment T T Lanes in Grp 0 2 0 0 0 2 0 0 Grp Vol (v), veh/h 0 701 0 0 0 839 0 0 Grp Sat Flow (s), vehlhlln 0 1752 0 0 0 1752 0 0 Q Serve Time (g_s), s 0.0 8.0 0.0 0.0 0.0 14.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 8.0 0.0 0.0 0.0 14.0 0.0 0.0 Lane Grp Cap (c), vehlh 0 1745 0 0 0 1052 0 0 V/C Ratio (X) 0.00 0.40 0.00 0.00 0.00 0.80 0.00 0.00 Avail Cap (c_a), vehlh 0 1814 0 0 0 1100 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), slveh 0.0 10.0 0.0 0.0 0.0 20.5 0.0 0.0 Incr Delay (d2), slveh 0.0 0.1 0.0 0.0 0.0 4.1 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 10.2 0.0 0.0 0.0 24.6 0.0 0.0 1st -Term Q (01), veh/In 0.0 3.8 0.0 0.0 0.0 6.8 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 0 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 3.8 0.0 0.0 0.0 7.4 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.08 0.00 0.00 0.00 0.22 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Rioht Lane Group Data Assigned Mvmt 0 12 0 14 0 16 0 0 Lane Assignment R R Lanes in Grp 0 0 0 2 0 1 0 0 Grp Vol (v), veh/h 0 0 0 1059 0 112 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1380 0 1568 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 20.0 0.0 3.4 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 20.0 0.0 3.4 0.0 0.0 Prot RT Sat Flow (s_R), veh/h/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P_R) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 866 0 470 0 0 V/C Ratio (X) 0.00 0.00 0.00 1.22 0.00 0.24 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 866 0 492 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 21.9 0.0 16.8 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 110.7 0.0 0.3 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 132.6 0.0 17.1 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 12.8 0.0 1.5 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 13.3 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 26.2 0.0 1.5 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.54 0.00 0.20 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 48.3 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 56.9 HCM 2010 LOS E 2031 Design Year Conditions PM Peak Hour Stowe Engineering Synchro 8 Light Report Page 4 0 0 • HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 Two Way Analysis cannot be performed on Signalized Intersection. 0 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 5 HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 14.6 Movement SEL SER NEL NET SWT SWR Vol, veh/h 234 10 36 416 103 147 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 250 - - 0 Veh in Median Storage, # 0 - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 73 45 53 45 68 62 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 321 22 68 924 151 237 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 749 151 151 0 - 0 Stage 1 151 - - - - Stage 2 598 - - - Critical Hdwy 6.645 6.245 4.13 - Critical Hdwy Stg 1 5.445 - - - Critical Hdwy Stg 2 5.845 - - Follow-up Hdwy 3.5285 3.3285 2.227 - Pot Cap-1 Maneuver 361 892 1424 - Stage 1 874 - Stage 2 511 - - Platoon blocked, % - - - Mov Cap-1 Maneuver 344 892 1424 Mov Cap-2 Maneuver 344 - - - Stage 1 874 Stage 2 487 - Approach SE NE SW HCM Control Delay, s 72 0.5 0 HCM LOS F Minor Lane/Major Mvmt NEL NET SEW SWT SWR Capacity (veh/h) 1424 358 HCM Lane V/C Ratio 0.048 - 0.957 - HCM Control Delay (s) 7.7 - 72 HCM Lane LOS A - F - - HCM 95th %tile Q(veh) 0.1 - 10.4 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 0 0 HCM 2010 TWSC 3: Site Ent. & Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 4.7 Movement SET SER NWL NWT NEL NER Vol, vehlh 99 10 34 156 41 149 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 112 11 39 177 47 169 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 113 0 368 113 Stage 1 - - - - 113 - Stage 2 - - - - 255 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 - Follow-up Hdwy - - 2.227 - 3.527 3.327 • Pot Cap-1 Maneuver - - 1470 _ 630 937 Stage 1 909 Stage 2 - - - - 785 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1470 - 613 937 Mov Cap-2 Maneuver - - - - 613 - Stage 1 - - - 909 Stage 2 - - - 764 Approach SE NW NE HCM Control Delay, s 0 1.3 10.8 HCM LOS B Minor Lane/Maior Mvmt NEW NWL NWT SET SER Capacity (veh/h) 841 1470 - HCM Lane V/C Ratio 0.257 0.026 - - HCM Control Delay (s) 10.8 7.5 HCM Lane LOS B A - - - HCM 95th %tile Q(veh) 1 0.1 is 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 • Intersection Int Delay, s/veh 10.3 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 346 0 20 4 0 81 0 44 0 21 23 59 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - None - None Storage Length - - - - - - 200 100 200 120 Veh in Median Storage, # - 0 - 0 - - 0 - - 0 - Grade, % - 0 - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 393 0 23 5 0 92 0 50 0 24 26 67 Major/Minor Minor2 Minorl Majorl Major2 i Conflicting Flow All 99 124 13 111 124 25 26 0 0 50 0 0 Stage 1 74 74 - 50 50 - - - - - - - Stage 2 25 50 - 61 74 - - - - - Critical Hdwy 7.56 6.56 6.96 7.56 6.56 6.96 4.16 - - 4.16 Critical Hdwy Stg 1 6.56 5.56 - 6.56 5.56 - - - - - Critical Hdwy Stg 2 6.56 5.56 - 6.56 5.56 - - - - - Follow-up Hdwy 3.53 4.03 3.33 3.53 4.03 3.33 2.23 - - 2.23 - - • Pot Cap-1 Maneuver 869 763 1061 853 763 1042 1579 - 1547 Stage 924 830 - 954 850 Stage 2 986 850 - 940 830 - - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 783 751 1061 825 751 1042 1579 1547 - Mov Cap-2 Maneuver 783 751 - 825 751 - - - - - Stage 1 924 817 - 954 850 - - Stage 2 899 850 - 906 817 - - - - - - - Approach SE NW NE SW HCM Control Delay, s 14.4 8.9 0 1.5 HCM LOS B A Minor Lane/Major Mvmt NEL NET NERNWLn1 SEW SWL SWT SWR Capacity (veh/h) 1579 1029 794 1547 HCM Lane V/C Ratio - - 0.094 0.524 0.015 - HCM Control Delay (s) 0 8.9 14.4 7.4 - HCM Lane LOS A - A B A - HCM 95th %tile Q(veh) 0 0.3 3.1 0 - • 2031 Design Year Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 Queues 1: Route 11 & Apple Valley Rd 316/2015 Lane Group EBL EBR NBL t NBT 1 SBT SBR Lane Group Flow (vph) 76 112 248 615 330 112 v/c Ratio 0.29 0.34 0.61 0.47 0.55 0.19 Control Delay 25.8 9.1 26.7 6.7 21.4 5.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 25.8 9.1 26.7 6.7 21.4 5.0 Queue Length 50th (ft) 22 0 70 89 91 0 Queue Length 95th (ft) 55 26 132 170 155 28 Internal Link Dist (ft) 1245 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 544 564 544 1474 716 677 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 0.14 0.20 0.46 0.42 0.46 0.17 Intersection Summary • 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 Movement EBL Lane Configurations Volume (veh/h) 62 Number 7 Initial Q, veh 0 Ped-Bike Adj (A_pbT) 1.00 Parking Bus Adj 1.00 Adj Sat Flow, veh/h/In 1845 Adj Flow Rate, veh/h 76 Adj No. of Lanes 1 Peak Hour Factor 0.82 Percent Heavy Veh, % 3 Opposing Right Turn Influence Yes Cap, veh/h 194 HCM Platoon Ratio 1.00 Prop Arrive On Green 0.11 Ln Grp Delay, s/veh 19.4 Ln Grp LOS B Approach Vol, veh/h 188 Approach Delay, s/veh 21.4 Approach LOS C Timer: Assigned Phs • Case No Phs Duration (G+Y+Rc), s Change Period (Y+Rc), s Max Green (Gmax), s Max Allow Headway (MAH), s Max Q Clear (g_c+ll), s Green Ext Time (g_e), s Prob of Phs Call (p-c) Prob of Max Out (p_x) Left -Turn Movement Data EBR 86 14 0 1.00 1.00 1845 112 1 0.77 3 173 1.00 0.11 22.7 C 4\ NBL a 198 5 0 1.00 1.00 1845 248 1 0.80 3 Yes 406 1.00 0.23 16.6 B 2 2 4.0 33.0 6.0 42.0 4.8 10.4 5.2 1.00 0.01 t NBT t 541 2 0 1 SBT t 261 6 0 1.00 1.00 1845 1845 615 330 1 1 0.88 0.79 3 3 1136 1.00 0.62 5.3 A 863 8.5 A 3 SBR 96 16 0 1.00 1.00 1845 112 1 0.86 3 458 389 1.00 1.00 0.25 0.25 17.2 13.7 B B 442 16.4 B 4 5 6 4 6 5 9.0 7.0 2.0 10.8 16.9 16.1 6.0 6.0 6.0 16.0 20.0 16.0 3.9 4.8 4.8 5.0 9.2 7.5 0.4 1.7 3.1 0.90 1.00 0.95 0.00 0.14 0.54 7 8 Assigned Mvmt 7 1 5 Mvmt Sat Flow, veh/h 1757 0 1757 Through Movement Data Assigned Mvmt 2 4 6 Mvmt Sat Flow, veh/h 1845 0 1845 Right -Turn Movement Data Assigned Mvmt 12 14 16 'Mvmt Sat Flow, veh/h 0 1568 1568 Left Lane Group Data Assigned Mvmt 0 0 0 7 1 5 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 0 1 0 0 Grp Vol (v), veh/h 0 0 0 76 0 248 0 0 • 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 9 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), veh/h/In 0 0 0 1757 0 1757 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 1.8 0.0 5.5 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 1.8 0.0 5.5 0.0 0.0 Perm LT Sat Flow (s_I), veh/h/In 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), veh/h/In 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 10.9 0.0 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 194 0 406 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.39 0.00 0.61 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 641 0 641 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 18.1 0.0 15.1 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 1.3 0.0 1.5 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 0.0 0.0 19.4 0.0 16.6 0.0 0.0 1 st-Term Q (Q 1), veh/In 0.0 0.0 0.0 0.8 0.0 2.7 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 0.0 0.2 0.0 0.0 3rd-Term Q (03), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f B%) 0,00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 0.9 0.0 2.9 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.05 0.00 0.44 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Middle Lane Group Data - Assigned Mvmt 0 2 0 4 6 0 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 1 0 0 0 Grp Vol (v), veh/h 0 615 0 0 330 0 0 0 Grp Sat Flow (s), veh/h/In 0 1845 0 0 1845 0 0 0 Q Serve Time (g_s), s 0.0 8.4 0.0 0.0 7.2 0.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 8.4 0.0 0.0 7.2 0.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 1136 0 0 458 0 0 0 V/C Ratio (X) 0,00 0.54 0.00 0.00 0.72 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 1768 0 0 842 0 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 4.9 0.0 0.0 15.1 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.4 0.0 0.0 2.2 0.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 5.3 0.0 0.0 17.2 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 4.1 0.0 0.0 3.6 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.1 0.0 0.0 0.3 0.0 0.0 0.0 Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 •3rd-Term 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 0 0 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 %ile Back of Q Factor (f_B%) %ile Back of Q (50%), veh/In %ile Storage Ratio (RQ%) Initial Q (Qb), veh Final (Residual) Q (Qe), veh Sat Delay (ds), s/veh Sat Q (Qs), veh Sat Cap (cs), vehlh Initial Q Clear Time (tc), h Riaht Lane Group Data 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 1.00 4.2 0.09 0.0 0.0 0.0 0.0 0 0.0 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 1.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 1.00 3.8 0.11 0.0 0.0 0.0 0.0 0 0.0 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 Assigned Mvmt 0 12 0 14 16 0 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 1 0 0 0 Grp Vol (v), veh/h 0 0 0 112 112 0 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1568 1568 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 3.0 2.5 0.0 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 3.0 2.5 0.0 0.0 0.0 Prot RT Sat Flow (s_R), veh/hlln 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 173 389 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.65 0.29 0.00 0.00 0.00 Avail Cap (c_a), vehlh 0 0 0 572 716 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 18.7 13.3 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 4.0 0.4 0.0 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 22.7 13.7 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 2.6 1.1 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 1.00 0.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 2.7 1.1 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.06 0.29 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Intersection Summan HCM 2010 Ctrl Delay 12.5 HCM 2010 LOS B 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 • C1 HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 0 Two Way Analysis cannot be performed on Signalized Intersection. • 0 S nchro 8 Light Report 2015 Existing Conditions AM Peak Hour y 9 Stowe Engineering Page 5 HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 2.6 Movement SEL SER NEL NET SWT SWR Vol, veh/h 80 27 9 81 196 69 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None None Storage Length 0 0 - - Veh in Median Storage, # 1 - 0 0 Grade, % 0 - - 0 0 Peak Hour Factor 91 75 75 81 85 69 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 88 36 12 100 231 100 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 281 281 331 0 - 0 Stage 1 281 - - - - Stage 2 0 - - - - Critical Hdwy 6.43 6.23 4.13 Critical Hdwy Stg 1 5.43 - - - - Critical Hdwy Stg 2 - - - - Follow-up Hdwy 3.527 3.327 2.227 - . Pot Cap-1 Maneuver 707 755 1223 Stage 1 764 Stage 2 - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 700 755 1223 - Mov Cap-2 Maneuver 703 - - - - - Stage 1 764 - - Stage 2 - - - - - Approach SE NE SW HCM Control Delay, s 11.1 0.9 0 HCM LOS B Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (veh/h) 1223 717 HCM Lane V/C Ratio 0.01 - 0.173 - - HCM Control Delay (s) 8 11.1 - HCM Lane LOS A - B - HCM 95th °/stile Q(veh) 0 0.6 Synchro 8 Light Report 2015 Existing Conditions AM Peak Hour Stowe Engineering Page 6 0 HCM 2010 TWSC 3: Site Entrance & Apple Valley Rd 3/6/2015 • Intersection Int Delay, slveh 0.2 Movement SET SER NWL NWT NEL NER Vol, veh/h 103 4 3 59 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 117 5 3 67 0 1 Major/Minor Majorl Major2 Minorl i Conflicting Flow All 0 0 117 0 191 117 Stage 1 - - - - 117 - Stage 2 - - - - 74 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 Follow-up Hdwy - - 2.227 - 3.527 3.327 . Pot Cap-1 Maneuver _ 1465 - 796 932 Stage 1 _ 906 Stage 2 - - - - 946 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1465 - 794 932 Mov Cap-2 Maneuver - - - - 794 - Stage 1 - - - 906 Stage 2 - - - - 944 - Approach SE NW NE HCM Control Delay, s 0 0.4 8.9 HCM LOS A Minor Lane/Maior Mvmt NEW NWL NWT SET SER Capacity (vehlh) 932 1465 HCM Lane V/C Ratio 0.001 0.002 - HCM Control Delay (s) 8.9 7.5 HCM Lane LOS A A - - HCM 95th %tile Q(veh) 0 0 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 0 HCM 2010 TWSC 6: Shady Elm Rd & Frogale CUDawson Dr 3/6/2015 • Intersection Int Delay, s/veh 4.4 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 4 0 0 5 1 52 4 19 1 66 48 44 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None - - None - - None Storage Length - - - - 200 - 100 200 - 120 Veh in Median Storage, # 0 0 - - 0 - - 0 - Grade, % 0 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 5 0 0 6 1 59 5 22 1 75 55 50 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 266 236 55 236 236 22 55 0 0 22 0 0 Stage 1 205 205 - 31 31 - - - - - - - Stage 2 61 31 - 205 205 - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - - - Follow-up Hdwy 3.527 4.027 3.327 3,527 4.027 3.327 2.227 - - 2.227 - • Pot Cap-1 Maneuver 685 663 1009 716 663 1052 1544 1587 Stage 1 795 730 983 867 _ _ Stage 2 948 867 - 795 730 - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 621 630 1009 688 630 1052 1544 - 1587 Mov Cap-2 Maneuver 621 630 - 688 630 - - - - - - - Stage 1 792 696 - 980 864 - - Stage 2 891 864 - 757 696 - - - - - Approach SE NW NE SW HCM Control Delay, s 10.8 8.9 1.2 3.1 HCM LOS B A Minor Lane/Maior Mvmt NEL NET NERNWLnl SEW SWL SWT SWR Capacity (veh/h) 1544 - 995 621 1587 - HCM Lane V/C Ratio 0.003 - 0.066 0.007 0.047 - HCM Control Delay (s) 7.3 - 8.9 10.8 7.4 - HCM Lane LOS A - - A B A - HCM 95th %tile Q(veh) 0 - 0.2 0 0.1 - • 2015 Existing Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 Queues 1: Route 11 & Apple Valley Rd 3/6/2015 > > t 1 -' Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 132 383 143 626 751 80 v/c Ratio 0.35 0.73 0.99 0.63 1.23 0.14 Control Delay 18.5 15.3 105.0 12.5 138.9 7.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 18.5 15.3 105.0 12.5 138.9 7.9 Queue Length 50th (ft) 32 33 41 106 —272 6 Queue Length 95th (ft) 55 11 #101 235 #502 28 Internal Link Dist (ft) 1246 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 580 684 145 993 611 552 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 0.23 0.56 0.99 0.63 1.23 0.14 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. • • 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • 4\ 1 -,A 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations �' t t Volume (veh/h) 99 176 99 545 668 67 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/In 1845 1845 1845 1845 1845 1845 Adj Flow Rate, veh/h 132 383 143 626 751 80 Adj No. of Lanes 1 1 1 1 1 1 Peak Hour Factor 0.75 0.46 0.69 0.87 0.89 0.84 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, veh/h 489 436 133 911 561 477 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.28 0.28 0.08 0.49 0.30 0.30 Ln Grp Delay, s/veh 15.1 34.1 122.6 12.4 182.9 13.6 Ln Grp LOS B C F B F B Approach Vol, veh/h 515 769 831 Approach Delay, s/veh 29.2 32.9 166.6 Approach LOS C C F Timer: 1 2 3 4 5 Assigned Phs is Case No Phs Duration (G+Y+Rc), s Change Period (Y+Rc), s Max Green (Gmax), s Max Allow Headway (MAH), s Max Q Clear (g_c+ll), s Green Ext Time (g_e), s Prob of Phs Call (p-c) Prob of Max Out (p_x) Left -Turn Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Through Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Right-Tum Movement Data Assigned Mvmt Mvmt Sat Flow, vehlh Left Lane Group Data Assigned Mvmt Lane Assignment Lanes in Grp _ Grp Vol (v), veh/h 6 7 8 2 4 5 6 4.0 9.0 2.0 7.0 32.0 20.6 10.0 22.0 6.0 6.0 6.0 6.0 16.0 16.0 4.0 16.0 5.1 4.0 3.8 5.1 15.7 14.3 6.0 18.0 0.3 0.4 0.0 0.0 1.00 1.00 0.88 1.00 1.00 1.00 1.00 1.00 7 5 1 1757 1757 0 2 4 6 1845 0 1845 12 14 16 0 1568 1568 0 0 0 7 5 1 0 0 (Prot) 0 0 0 1 1 0 0 0 0 0 0 132 143 0 0 0 - 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), veh/h/In Q Serve Time (g_s), s Cycle Q Clear Time (g c) s 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 1757 3.1 3.1 1757 4.0 4.0 0 0.0 0.0 0 0.0 0.0 0 0.0 0.0 Perm LT Sat Flow (s_I), vehlh/In 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), veh/h/In 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 0.0 16.0 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 489 133 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.27 1.07 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 534 133 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 14.8 24.3 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 0.3 98.2 0.0 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 15.1 122.6 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 1.5 1.9 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.0 3.6 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 1.5 5.5 0.0 0.0 0.0 • %ile Storage Ratio (RQ%) Initial Q (Qb), veh 0.00 0.0 0.00 0.0 0.00 0.0 0.08 0.0 0.86 0.0 0.00 0.0 0.00 0.0 0.00 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 2.4 0.0 0.0 0.0 Sat Delay (ds), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (Gs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 0 6 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 0 1 0 0 Grp Vol (v), veh/h 0 626 0 0 0 751 0 0 Grp Sat Flow (s), veh/h/In 0 1845 0 0 0 1845 0 0 Q Serve Time (g_s), s 0.0 13.7 0.0 0.0 0.0 16.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 13.7 0.0 0.0 0.0 16.0 0.0 0.0 Lane Grp Cap (c), vehlh 0 911 0 0 0 561 0 0 V/C Ratio (X) 0.00 0.69 0.00 0.00 0.00 1.34 0.00 0.00 Avail Cap (c_a), veh/h 0 911 0 0 0 561 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 10.2 0.0 0.0 0.0 18.3 0.0 0.0 Incr Delay (d2), s/veh 0.0 2.2 0.0 0.0 0.0 164.5 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 12.4 0.0 0.0 0.0 182.9 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 6.8 0.0 0.0 0.0 7.9 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.6 0.0 0.0 0.0 25.6 0.0 0.0 .3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 0 0 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 316/2015 Me Back of Q Factor (f B%) 0.00 1.00 0.00 1.00 0.00 1.00 %ile Back of Q (50%), veh/In 0.0 7.3 0.0 0.0 0.0 33.6 %ile Storage Ratio (RQ%) 0.00 0.15 0.00 0.00 0.00 0.98 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 47.6 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.3 Right Lane Group Data 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 0.00 0.0 0.00 0.0 0.0 0.0 0.0 0 0.0 Assigned Mvmt 0 12 0 14 0 16 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 0 1 0 0 Grp Vol (v), veh/h 0 0 0 383 0 80 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1568 0 1568 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 12.3 0.0 2.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 0.0 0.0 12.3 0.0 2.0 0.0 0.0 Prot RT Sat Flow (s_R), veh/h/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 436 0 477 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.88 0.00 0.17 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 477 0 477 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 •Uniform Delay (d1), s/veh 0.0 0.0 0.0 18.1 0.0 13.4 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 16.0 0.0 0.2 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 0.0 0.0 34.1 0.0 13.6 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 9.6 0.0 0.8 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 1.9 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 11.5 0.0 0.9 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.23 0.00 0.22 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 84.5 HCM 2010 LOS F 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 �► s HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 sTwo Way Analysis cannot be performed on Signalized Intersection. • • 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 5 HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 2.2 Movement SEL SER NEL NET SWT SWR Vol, veh/h 76 9 32 172 46 101 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None None Storage Length 0 - 0 - - - Veh in Median Storage, # 1 - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 73 45 53 45 68 62 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 104 20 60 382 68 163 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 149 149 231 0 0 Stage 1 149 - - - - Stage 2 0 - - - - - Critical Hdwy 6.43 6.23 4.13 - Critical Hdwy Stg 1 5.43 - - - - - Critical Hdwy Stg 2 - - - - - Follow-up Hdwy 3.527 3.327 2.227 - Pot Cap-1 Maneuver 841 895 1331 - Stage 1 876 Stage 2 - - - Platoon blocked, % - - Mov Cap-1 Maneuver 803 895 1331 - Mov Cap-2 Maneuver 806 - - - - Stage 1 876 Stage 2 - - - Approach SE NE SW HCM Control Delay, s 10.2 1.1 0 HCM LOS B Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (veh/h) 1331 - 819 - HCM Lane V/C Ratio 0.045 - 0.152 - - HCM Control Delay (s) 7.8 - 10.2 - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0.1 - 0.5 - 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 HCM 2010 TWSC 3: Site Ent. & Apple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 0 Movement SET SER NWL NWT NEL NER Vol, veh/h 85 0 0 133 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - 115 400 - 0 Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 97 0 0 151 0 0 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 97 0 248 97 Stage 1 - - - - 97 - Stage 2 - - - - 151 - Critical Hdwy - - 4.13 - 6.43 6.23 Critical Hdwy Stg 1 - - - - 5.43 - Critical Hdwy Stg 2 - - - - 5.43 - Follow-up Hdwy - - 2.227 - 3.527 3.327 M Pot Cap-1 Maneuver - _ 1490 _ 738 956 Stage 1 924 Stage 2 - - - - 874 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1490 - 738 956 Mov Cap-2 Maneuver - - - - 738 - Stage 1 - - - 924 - Stage 2 - - - 874 - Approach SE NW NE HCM Control Delay, s 0 0 0 HCM LOS A Minor Lane/Major Mvmt Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) Awk NEW NWL NWT SET SER - 1490 0 0 A A - - - - 0 qW 2015 Existing Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 Intersection Int Delay, s/veh 7.5 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 105 0 17 3 0 69 0 38 0 18 20 7 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None None - None - None Storage Length - - - - - - 200 - 100 200 120 Veh in Median Storage, # 0 - 0 - - 0 - - 0 - Grade, % 0 - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 119 0 19 3 0 78 0 43 0 20 23 8 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 146 107 23 116 107 43 23 0 0 43 0 0 Stage 1 64 64 - 43 43 - - - - - - - Stage 2 82 43 - 73 64 - - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - Follow-up Hdwy 3.527 4.027 3.327 3.527 4.027 3.327 2.227 - - 2.227 - - Pot Cap-1 Maneuver 820 781 1051 858 781 1025 1586 _ 1559 Stage 1 944 840 969 857 Stage 2 924 857 - 934 840 - - - - - Platoon blocked, % - - Mov Cap-1 Maneuver 750 771 1051 834 771 1025 1586 - 1559 - Mov Cap-2 Maneuver 750 771 - 834 771 - - - - - - - Stage 1 944 829 - 969 857 - - - - Stage 2 853 857 - 905 829 - - - - - Approach SE NW NE SW j HCM Control Delay, s 10.6 8.9 0 2.9 HCM LOS B A Minor Lane/Major Mvmt NEL NET NERNWLn1 SEW SWL SWT SWR j Capacity (veh/h) 1586 - 1015 781 1559 - - HCM Lane V/C Ratio - - 0.081 0.178 0.013 - - HCM Control Delay (s) 0 - 8.9 10.6 7.3 - - HCM Lane LOS A - A B A - - HCM 95th %tile Q(veh) 0 0.3 0.6 0 - - Synchro 8 Light Report 2015 Existing Conditions PM Peak Hour Stowe Engineering Page 8 Queues 1: Route 11 & Apple Valley Rd 3/6/2015 1 1 t 1 Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 78 109 251 688 332 122 v/c Ratio 0.30 0.33 0.60 0.52 0.55 0.21 Control Delay 27.1 9.4 26.5 7.3 22.0 5.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 27.1 9.4 26.5 7.3 22.0 5.1 Queue Length 50th (ft) 23 0 71 106 93 0 Queue Length 95th (ft) 65 37 156 203 192 32 Internal Link Dist (ft) 1254 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 537 556 638 1571 778 731 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 0.15 0.20 0.39 0.44 0.43 0.17 0 Intersection Summary 2025 No -Build Conditions AM Peak Hour Stowe Engineering Synchro 8 Light Report Page 1 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 316/2015 Movement EBL' EBR NBL t NBT 1 SBT SBR Lane Configurations ` f ? Volume (veh/h) 69 96 221 605 292 107 Number 7 14 5 2 6 16 Initial Q, veh 0 0 0 0 0 0 Ped-Bike Adj (A_pbT) 1.00 1.00 1.00 1.00 Parking Bus Adj 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, vehlh/In 1845 1845 1845 1845 1845 1845 Adj Flow Rate, veh/h 78 109 251 688 332 122 Adj No. of Lanes 1 1 1 1 1 1 Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Percent Heavy Veh, % 3 3 3 3 3 3 Opposing Right Turn Influence Yes Yes Cap, vehlh 189 169 437 1161 460 391 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Prop Arrive On Green 0.11 0.11 0.25 0.63 0.25 0.25 Ln Grp Delay, s/veh 20.5 23.6 16.2 5.5 17.8 14.4 Ln Grp LOS C C B A B B Approach Vol, veh/h 187 939 454 Approach Delay, s/veh 22.3 8.4 16.9 Approach LOS C A B Timer: 1 2 3 4 5 6 7 8 Assigned Phs iCase No Phs Duration (G+Y+Rc), s Change Period (Y+Rc), s Max Green (Gmax), s Max Allow Headway (MAH), s Max Q Clear (g_c+ll), s Green Ext Time (g_e), s Prob of Phs Call (p-c) Prob of Max Out (p_x) Left -Turn Movement Data 2 4 6 5 4.0 9.0 7.0 2.0 34.7 10.9 17.4 17.4 6.0 6.0 6.0 6.0 47.0 16.0 22.0 19.0 4.8 3.9 4.8 4.8 12.1 5.0 9.5 7.7 6.2 0.4 1.9 4.1 1.00 0.91 1.00 0.96 0.01 0.00 0.09 0.40 Assigned Mvmt 7 1 5 Mvmt Sat Flow, veh/h 1757 0 1757 Through Movement Data i Assigned Mvmt 2 4 6 Mvmt Sat Flow, veh/h 1845 0 1845 Right-Tum Movement Data Assigned Mvmt 12 14 16 Mvmt Sat Flow, veh/h 0 1568 1568 Left Lane Group Data Assigned Mvmt 0 0 0 7 1 5 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 0 1 0 0 Grp Vol (v), vehlh 0 0 0 78 0 251 0 0 . 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 0 0 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), veh/h/In 0 0 0 1757 0 1757 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 1.9 0.0 5.7 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 1.9 0.0 5.7 0.0 0.0 Perm LT Sat Flow (s_I), vehlhlln 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), vehlhlln 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 11.4 0.0 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 189 0 437 0 0 VIC Ratio (X) 0.00 0.00 0.00 0.41 0.00 0.57 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 616 0 731 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Uniform Delay (d1), s/veh 0.0 0.0 0.0 19.0 0.0 15.0 0.0 0.0 Incr Delay (d2), slveh 0.0 0.0 0.0 1.4 0.0 1.2 0.0 0.0 Initial Q Delay (0), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 20.5 0.0 16.2 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 0.9 0.0 2.7 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 0.0 0.1 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 1.0 0.0 2.9 0.0 0.0 Storage Ratio (RQ%) 0.00 0.00 0.00 0.05 0.00 0.44 0.00 0.00 •%ile Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 6 0 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 1 0 0 0 Grp Vol (v), vehlh 0 688 0 0 332 0 0 0 Grp Sat Flow (s), vehlhlln 0 1845 0 0 1845 0 0 0 Q Serve Time (g_s), s 0.0 10.1 0.0 0.0 7.5 0.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 10.1 0.0 0.0 7.5 0.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 1161 0 0 460 0 0 0 V/C Ratio (X) 0.00 0.59 0.00 0.00 0.72 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 1899 0 0 889 0 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), slveh 0.0 5.0 0.0 0.0 15.7 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.5 0.0 0.0 2.2 0.0 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 5.5 0.0 0.0 17.8 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 5.0 0.0 0.0 3.8 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.2 0.0 0.0 0.3 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • %ile Back of Q Factor ((B%a) 0.00 1.00 0.00 1.00 1.00 0.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 5.1 0.0 0.0 4.1 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.11 0.00 0.00 0.12 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Riaht Lane Group Data Assigned Mvmt 0 12 0 14 16 0 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 1 0 0 0 Grp Vol (v), vehlh 0 0 0 109 122 0 0 0 Grp Sat Flow (s), vehlhlln 0 0 0 1568 1568 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 3.0 2.9 0.0 0.0 0.0 Cycle Q Clear Time (q c) s 0.0 0.0 0.0 3.0 2.9 0.0 0.0 0.0 Prot RT Sat Flow (s_R), vehlhlln 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 169 391 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.65 0.31 0.00 0.00 0.00 Avail Cap (c_a), vehlh 0 0 0 549 755 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 • Uniform Delay (dl), s/veh 0.0 0.0 0.0 19.5 14.0 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 4.1 0.5 0.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 23.6 14.4 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 2.6 1.3 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 1.00 0.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 2.8 1.3 0.0 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.06 0.33 0.00 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), vehlh 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 • Intersection Summary HCM 2010 Ctrl Delay 12.5 HCM 2010 LOS B 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 t� • • HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 Two Way Analysis cannot be performed on Signalized Intersection. 2025 No -Build Conditions AM Peak Hour Stowe Engineering Synchro 8 Light Report Page 5 0 • n LJ HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 2.8 Movement SEL SER NEL NET SWT SWR Vol, veh/h 89 30 10 91 219 77 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None None Storage Length 0 - 0 - - Veh in Median Storage, # 1 - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 101 34 11 103 249 88 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 293 293 336 0 - 0 Stage 1 293 - - - - Stage 2 0 - - - - - Critical Hdwy 6.43 6.23 4.13 - Critical Hdwy Stg 1 5.43 - - - - Critical Hdwy Stg 2 - - - Follow-up Hdwy • Pot Cap-1 Maneuver 3.527 696 3.327 744 2.227 1218 - - Stage 1 755 - - - - - Stage 2 - - - Platoon blocked, % - - Mov Cap-1 Maneuver 690 744 1218 - Mov Cap-2 Maneuver 695 - - - Stage 1 755 - - Stage 2 - - - - - Approach SE NE SW HCM Control Delay, s 11.3 0.8 0 HCM LOS B Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (vehlh) 1218 707 HCM Lane V/C Ratio 0.009 0.191 - - HCM Control Delay (s) 8 11.3 - HCM Lane LOS A - B - - HCM 95th %tile Q(veh) 0 - 0.7 • 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 0 • HCM 2010 TWSC 3: Site Ent & Apple Valley Rd 3/6/2015 C: Intersection Int Delay, s/veh 0.2 Movement SET SER NWL NWT NEL NER Vol, veh/h 115 4 3 66 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length - 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 131 5 3 75 0 1 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 131 0 213 131 Stage 1 - - - - 131 - Stage 2 - - 82 - Critical Hdwy 4.13 6.43 6.23 Critical Hdwy Stg 1 - - 5.43 - Critical Hdwy Stg 2 - - 5.43 - Follow-up Hdwy • Pot Cap-1 Maneuver - 2.227 1448 - 3.527 773 3.327 916 Stage 1 - - - - 893 - Stage 2 - - 939 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1448 - 771 916 Mov Cap-2 Maneuver - - 771 - Stage 1 893 Stage 2 937 - Approach SE NW NE I HCM Control Delay, s 0 0.3 8.9 HCM LOS A Minor Lane/Maior Mvmt NELn1 NWL NWT SET SER Capacity (veh/h) 916 1448 HCM Lane V/C Ratio 0.001 0.002 - HCM Control Delay (s) 8.9 7.5 HCM Lane LOS A A - HCM 95th %tile Q(veh) 0 0 • 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 HCM 2010 TWSC 6: Shady Elm Rd & frogale Ct/Dawson Dr 3/6/2015 Intersection Int Delay, s/veh 4.4 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, veh/h 4 0 0 6 1 58 4 21 1 74 54 49 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None None - None - None Storage Length - - - - 200 - 100 200 - 120 Veh in Median Storage, # - 0 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 5 0 0 7 1 66 5 24 1 84 61 56 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 296 263 61 263 263 24 61 0 0 24 0 0 Stage 1 230 230 - 33 33 - - - - - - - Stage 2 66 33 - 230 230 - - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - - Follow-up Hdwy 3.527 4.027 3.327 3.527 4.027 3.327 2.227 - - 2.227 - • Pot Cap-1 Maneuver 654 640 1001 688 640 1050 1536 - 1584 - Stage 1 771 712 - 981 866 - - - - - - - Stage 2 942 866 - 771 712 - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 586 604 1001 658 604 1050 1536 1584 - Mov Cap-2 Maneuver 586 604 - 658 604 - - - - - - Stage1 768 674 - 978 863 - - - - Stage 2 879 863 - 730 674 - - - - - - - Approach SE NW NE SW { HCM Control Delay, s 11.2 9 1.1 3.1 HCM LOS B A Minor Lane/Maior Mvmt NEL NET NERNWLn1 SELn1 SWL SWT SWR Capacity (veh/h) 1536 985 586 1584 - - HCM Lane V/C Ratio 0.003 - 0.075 0.008 0.053 - - HCM Control Delay (s) 7.4 9 11.2 7.4 - - HCM Lane LOS A - - A B A - - HCM 95th %tile Q(veh) 0 0.2 0 0.2 - - • 2025 No -Build Conditions AM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 0 Queues 1: Route 11 & Apple Valley Rd 3/6/2015 • t ! Lane Group EBL EBR NBL NBT SBT SBR Lane Group Flow (vph) 148 428 161 701 839 89 v/c Ratio 0.56 0.85 0.69 0.53 0.89 0.11 Control Delay 47.5 29.3 59.4 8.2 33.5 7.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 47.5 29.3 59.4 8.2 33.5 7.9 Queue Length 50th (ft) 85 67 97 170 434 15 Queue Length 95th (ft) 131 0 137 260 653 37 Internal Link Dist (ft) 1246 1208 828 Turn Bay Length (ft) 480 165 100 Base Capacity (vph) 378 583 259 1559 1259 1082 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 0.39 0.73 0.62 0.45 0.67 0.08 Intersection Summary U 40 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 1 CJ 0 • HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 Movement Lane Configurations Volume (veh/h) Number Initial Q, veh Ped-Bike Adj (A_pbT) Parking Bus Adj Adj Sat Flow, veh/h/In Adj Flow Rate, veh/h Adj No. of Lanes Peak Hour Factor Percent Heavy Veh, % Opposing Right Turn Influence Cap, veh/h HCM Platoon Ratio Prop Arrive On Green Ln Grp Delay, s/veh Ln Grp LOS Approach Vol, veh/h Approach Delay, s/veh Approach LOS Timer: •Assigned Phs Case No Phs Duration (G+Y+Rc), s Change Period (Y+Rc), s Max Green (Gmax), s Max Allow Headway (MAH), s Max Q Clear (g_c+11), s Green Ext Time (g_e), s Prob of Phs Call (p-c) Prob of Max Out (p_x) Left -Turn Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Through Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Right -Turn Movement Data Assigned Mvmt Mvmt Sat Flow, veh/h Left Lane Group Data EBL a 7 0 1.00 1.00 1845 148 0.75 3 Yes 332 1.00 0.19 37.1 D 576 202.4 F EBR 197 14 0 1.00 1.00 1845 428 0.46 3 296 1.00 0.19 259.6 F 4\ t 1 NBL NBT SBT t t 111 5 0 1.00 1.00 1845 161 0.69 3 Yes 192 1.00 0.11 64.6 E e SBR 610 747 75 2 6 16 0 0 0 1.00 1.00 1.00 1.00 1845 1845 1845 701 839 89 1 0.87 1 0.89 1 0.84 3 3 3 1276 965 820 1.00 1.00 1.00 0.69 0.52 0.52 8.1 28.0 12.2 A C B 862 928 18.6 26.5 B C 1 2 3 4 5 6 2 4 5 6 4.0 9.0 2.0 7.0 75.6 25.0 17.0 58.6 6.0 6.0 6.0 6.0 79.0 19.0 13.0 60.0 5.1 4.0 3.8 5.1 21.0 21.0 11.0 42.0 17.7 0.0 0.1 10.6 1.00 1.00 0.99 1.00 0.10 1.00 1.00 0.57 7 5 1 1757 1757 0 2 4 6 1845 0 1845 12 14 16 0 1568 1568 7 8 Assigned Mvmt 0 0 0 7 5 1 0 0 Lane Assignment (Prot) Lanes in Grp 0 0 0 1 1 0 0 0 is Grp Vol (v), veh/h 0 0 0 148 161 0 0 0 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 2 • 0 HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 3/6/2015 • Grp Sat Flow (s), veh/h/In 0 0 0 1757 1757 0 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 7.5 9.0 0.0 0.0 0.0 Cycle Q Clear Time (g c), s 0.0 0.0 0.0 7.5 9.0 0.0 0.0 0.0 Perm LT Sat Flow (s_I), vehlh/In 0 0 0 1757 0 0 0 0 Shared LT Sat Flow (s_sh), vehlhlln 0 0 0 0 0 0 0 0 Perm LT Eff Green (g_p), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Serve Time (g_u), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Perm LT Q Serve Time (g_ps), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time to First Blk (g_f), s 0.0 0.0 0.0 0.0 0.0 52.6 0.0 0.0 Serve Time pre Blk (g_fs), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop LT Inside Lane (P L) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 332 192 0 0 0 V/C Ratio (X) 0.00 0.00 0.00 0.45 0.84 0.00 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 332 227 0 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 1.00 0.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 0.0 0.0 36.2 44.0 0.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 0.9 20.7 0.0 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), slveh 0.0 0.0 0.0 37.1 64.6 0.0 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 3.7 4.4 0.0 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 0.1 1.1 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 0.00 0.00 1.00 1.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 3.7 5.5 0.0 0.0 0.0 Storage Ratio (RQ%) 0.00 0.00 0.00 0.20 0.85 0.00 0.00 0.00 •%ile Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Middle Lane Group Data Assigned Mvmt 0 2 0 4 0 6 0 0 Lane Assignment T T Lanes in Grp 0 1 0 0 0 1 0 0 Grp Vol (v), veh/h 0 701 0 0 0 839 0 0 Grp Sat Flow (s), vehlhlln 0 1845 0 0 0 1845 0 0 Q Serve Time (g_s), s 0.0 19.0 0.0 0.0 0.0 40.0 0.0 0.0 Cycle Q Clear Time (g_c), s 0.0 19.0 0.0 0.0 0.0 40.0 0.0 0.0 Lane Grp Cap (c), veh/h 0 1276 0 0 0 965 0 0 V/C Ratio (X) 0.00 0.55 0.00 0.00 0.00 0.87 0.00 0.00 Avail Cap (c_a), veh/h 0 1448 0 0 0 1100 0 0 Upstream Filter (1) 0.00 1.00 0.00 0.00 0.00 1.00 0.00 0.00 Uniform Delay (dl), s/veh 0.0 7.7 0.0 0.0 0.0 21.0 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.4 0.0 0.0 0.0 7.0 0.0 0.0 Initial Q Delay (d3), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 8.1 0.0 0.0 0.0 28.0 0,0 0.0 1 st-Term Q (0 1), veh/In 0.0 9.5 0.0 0.0 0.0 20.3 0.0 0.0 2nd-Term Q (Q2), vehlln 0.0 0.1 0.0 0.0 0.0 1.9 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 3 n U HCM 2010 Signalized Intersection Capacity Analysis 1: Route 11 & Apple Valley Rd 316/2015 %ile Back of Q Factor (f B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 9.7 0.0 0.0 0.0 22.1 0.0 0.0 Me Storage Ratio (RQ%) 0.00 0.20 0.00 0.00 0.00 0.64 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Delay (ds), slveh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Riaht Lane Group Data Assigned Mvmt 0 12 0 14 0 16 0 0 Lane Assignment R R Lanes in Grp 0 0 0 1 0 1 0 0 Grp Vol (v), veh/h 0 0 0 428 0 89 0 0 Grp Sat Flow (s), veh/h/In 0 0 0 1568 0 1568 0 0 Q Serve Time (g_s), s 0.0 0.0 0.0 19.0 0.0 2.9 0.0 0.0 Cycle Q Clear Time (g c) s 0.0 0.0 0.0 19.0 0.0 2.9 0.0 0.0 Prot RT Sat Flow (s_R), vehlhlln 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prot RT Eff Green (g_R), s 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Prop RT Outside Lane (P R) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 Lane Grp Cap (c), veh/h 0 0 0 296 0 820 0 0 V/C Ratio (X) 0.00 0.00 0.00 1.45 0.00 0.11 0.00 0.00 Avail Cap (c_a), veh/h 0 0 0 296 0 935 0 0 Upstream Filter (1) 0.00 0.00 0.00 1.00 0.00 1.00 0.00 0.00 • Uniform Delay (dl), s/veh 0.0 0.0 0.0 40.8 0.0 12.1 0.0 0.0 Incr Delay (d2), s/veh 0.0 0.0 0.0 218.7 0.0 0.1 0.0 0.0 Initial Q Delay (d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay (d), s/veh 0.0 0.0 0.0 259.6 0.0 12.2 0.0 0.0 1st -Term Q (Q1), veh/In 0.0 0.0 0.0 14.9 0.0 1.2 0.0 0.0 2nd-Term Q (Q2), veh/In 0.0 0.0 0.0 18.0 0.0 0.0 0.0 0.0 3rd-Term Q (Q3), veh/In 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile Back of Q Factor (f_B%) 0.00 1.00 0.00 1.00 0.00 1.00 0.00 0.00 %ile Back of Q (50%), veh/In 0.0 0.0 0.0 32.9 0.0 1.2 0.0 0.0 %ile Storage Ratio (RQ%) 0.00 0.00 0.00 0.67 0.00 0.32 0.00 0.00 Initial Q (Qb), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Final (Residual) Q (Qe), veh 0.0 0.0 0.0 33.0 0.0 0.0 0.0 0.0 Sat Delay (ds), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Q (Qs), veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Sat Cap (cs), veh/h 0 0 0 0 0 0 0 0 Initial Q Clear Time (tc), h 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 Intersection Summary r HCM 2010 Ctrl Delay 66.4 HCM 2010 LOS E • 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 4 0 • • C: • HCM 2010 TWSC 1: Route 11 & Apple Valley Rd 3/6/2015 Two Way Analysis cannot be performed on Signalized Intersection. 2025 No -Build Conditions PM Peak Hour Stowe Engineering Synchro 8 Light Report Page 5 HCM 2010 TWSC 2: Shady Elm Rd & Apple Valley Rd 3/6/2015 Intersection Int Delay, s/veh 2.2 Movement SEL SER NEL NET SWT SWR Vol, veh/h 85 10 36 192 51 113 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 0 - - - Veh in Median Storage, # 1 - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 73 45 53 45 68 62 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 116 22 68 427 75 182 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 166 166 257 0 - 0 Stage 1 166 - - - - - Stage 2 0 - - - - Critical Hdwy 6.43 6.23 4.13 Critical Hdwy Stg 1 5.43 - - - Critical Hdwy Stg 2 - - - - • Follow-up Hdwy Pot Cap-1 Maneuver 3.527 822 3.327 876 2.227 1302 - - Stage 1 861 - - - - - Stage 2 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 779 876 1302 Mov Cap-2 Maneuver 795 - - - - - Stage 1 861 - - - Stage 2 - - - - - Approach SE NE SW HCM Control Delay, s 10.4 1.1 0 HCM LOS B Minor Lane/Major Mvmt NEL NET SELn1 SWT SWR Capacity (veh/h) 1302 807 HCM Lane WC Ratio 0.052 0.172 - HCM Control Delay (s) 7.9 10.4 - HCM Lane LOS A - B - HCM 95th %tile Q(veh) 0.2 0.6 • 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 6 0 • HCM 2010 TWSC 3: Site Ent & Apple Valley Rd 3/6/2015 • Intersection Int Delay, s/veh 0 Movement SET SER NWL NWT NEL NER Vol, veh/h 95 0 0 149 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None - None - None Storage Length 115 400 - 0 - Veh in Median Storage, # 0 - - 0 0 Grade, % 0 - - 0 0 - Peak Hour Factor 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 Mvmt Flow 108 0 0 169 0 0 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 108 0 277 108 Stage 1 - - - - 108 - Stage 2 - - - 169 - Critical Hdwy - 4.13 6.43 6.23 Critical Hdwy Stg 1 - - - 5.43 - Critical Hdwy Stg 2 - - 5.43 - Follow-up Hdwy • Pot Cap-1 Maneuver - 2.227 - - 1476 3.527 711 3.327 943 Stage 1 - - - 914 - Stage 2 - - 858 - Platoon blocked, % - - Mov Cap-1 Maneuver - 1476 - 711 943 Mov Cap-2 Maneuver - - - 711 - Stage 1 - - 914 Stage 2 - - - 858 Approach SE NW NE HCM Control Delay, s 0 0 0 HCM LOS A Minor Lane/Major Mvmt NELn1 NWL NWT SET SER Capacity (veh/h) 1476 HCM Lane V/C Ratio - - - - HCM Control Delay (s) 0 0 HCM Lane LOS A A - - HCM 95th %tile Q(veh) - 0 - 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 7 w 0 HCM 2010 TWSC 6: Shady Elm Rd & Frogale Ct/Dawson Dr 3/6/2015 • Intersection Int Delay, s/veh 7.6 Movement SEL SET SER NWL NWT NWR NEL NET NER SWL SWT SWR Vol, vehlh 117 0 19 3 0 77 0 42 0 20 22 8 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None - None - - None Storage Length - - 200 100 200 - 120 Veh in Median Storage, # 0 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 Mvmt Flow 133 0 22 3 0 88 0 48 0 23 25 9 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 161 118 25 129 118 48 25 0 0 48 0 0 Stage 1 70 70 - 48 48 - - - - - - - Stage 2 91 48 - 81 70 - - - - - - - Critical Hdwy 7.13 6.53 6.23 7.13 6.53 6.23 4.13 - - 4.13 - - Critical Hdwy Stg 1 6.13 5.53 - 6.13 5.53 - - - - - - Critical Hdwy Stg 2 6.13 5.53 - 6.13 5.53 - - - - - - Follow-up Hdwy • Pot Cap-1 Maneuver 3.527 802 4.027 770 3.327 1048 3.527 842 4.027 770 3.327 1018 2,227 - - 1583 2.227 - - 1553 - Stagel 937 835 - 963 853 - - - - - - - Stage 2 914 853 - 925 835 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 725 759 1048 815 759 1018 1583 1553 - Mov Cap-2 Maneuver 725 759 - 815 759 - - - - - - - Stage 1 937 823 - 963 853 - - - Stage 2 835 853 - 893 823 - - - - - Approach SE NW NE SW HCM Control Delay, s 11 8.9 0 2.9 HCM LOS B A Minor Lane/Major Mvmt NEL NET NERNWLn1 SEW SWL SWT SWR Capacity (veh/h) 1583 - 1009 758 1553 - - HCM Lane V/C Ratio - - 0.09 0.204 0.015 - - HCM Control Delay (s) 0 8.9 11 7.4 - - HCM Lane LOS A - A B A - - HCM 95th %tile Q(veh) 0 0.3 0.8 0 - - • 2025 No -Build Conditions PM Peak Hour Synchro 8 Light Report Stowe Engineering Page 8 0 0 • Appendix C Traffic Volume Computations • • AM TRIPS 2025 Background 2025 Build -Out 2031 Design Year 2015 Existing AM Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Count (balanced) @ 1.25 % to 2020 @ 1.00 % to 2025 Volume Now Tnps @ t 25 % to 2020 @ 1.00 % to 2025 Volume New Tnps @ 1 25 % to 2020 @ 1.00 % to 2025 @ 0.75% to 2031 Volume NB LT 198 211 221 221 323 211 221 545 323 211 221 232 555 NB Thru 541 576 605 605 576 605 605 576 605 633 633 East-West: Apple Valley Road EB LT 62 66 69 69 19 66 69 89 19 66 69 73 92 North -South: Route 11 EB RT 86 92 96 96 67 92 96 163 67 92 96 101 168 SB Thru 261 278 292 292 278 292 292 278 292 305 305 SB RT 96 1102 107 107 92 102 107 200 92 102 107 112 205 WB LT 196 209 219 219 249 209 219 469 249 209 219 229 479 WB ThN 69 73 77 77 166 73 77 243 166 73 77 81 247 East -North: Apple Valley Road Southwest: Shady Elm Road NB LT 9 10 10 10 10 10 10 10 10 11 11 NB RT 81 86 91 91 52 86 91 142 52 86 91 95 147 EB Thm 80 85 89 89 35 85 89 124 35 85 89 94 128 EB RT 27 29 30 30 29 30 30 29 30 32 32 ES LT 0 0 0 0 10 0 0 10 10 0 0 0 10 EB RT 1 1 1 1 35 1 1 36 35 1 1 1 36 East: Site Entrance NS LT 3 3 3 3 166 3 3 170 166 3 3 4 170 North - South: Apple Valley Road NB Thm 59 63 66 66 63 66 66 63 66 69 69 SB Thrtr 103 110 115 115 110 115 115 110 115 120 120 SB RT 4 4 4 46 4 51 46 4 4 5 51 NE LT 4 4 4 4 - 4 - - 4 5 5 NE Thru 19 20 21 21 20 21 21 20 21 22 22 NE RT 1 1 1 1 1 1 1 1 1 1 1 SW LT 66 70 74 74 70 74 74 70 74 77 77 SW Thm 48 51 54 54 51 54 54 51 54 56 56 Northeast -Southwest: Shady Elm Road SW RT 44 47 49 49 249 47 49 299 249 47 49 51 301 Northwest -Southeast: Dawsort/Frogale SE LT 4 4 < 4 52 4 4 56 52 4 4 5 57 SE Thru 0 0 0 0 0 0 0 0 0 0 0 SE RT 0 0 0 0 0 0 0 0 0 0 0 NW LT 5 5 6 6 5 6 6 5 6 6 6 NW Thru 1 1 1 1 1 1 1 1 1 1 1 NW RT 52 55 58 58 1 155 58 58 55 58 61 61 0 PM TRIPS 2025 Background 2025 Build -Out 2031 Design Year 2015 Existing PM Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Organic Growth Count (balanced) @ 1.25 % to 2020 @ 1.00 % to 2025 Total New Trips @ 1.25% to 2020 @ 1.00 % to 2025 TOTAL New Tnps @ 1.251,6 to 2020 @ 1.00 % to 2025 @ 0.759.6 to 2031 TOTAL NB LT 99 105 111 111 67 105 111 177 67 105 111 116 182 NB Thru 545 580 610 610 580 610 610 580 610 637 637 East-West: Apple Valley Road EB LT 99 105 111 111 83 105 111 194 83 105 111 116 199 North -South Route 11 EB RT 176 187 197 197 290 187 197 487 290 187 197 206 496 SB Thru 668 711 747 747 711 747 747 711 747 781 781 SB RT 67 71 75 75 19 71 75 94 19 71 75 78 97 WB LT 46 49 51 51 51 49 51 103 51 49 51 54 105 WB Thru 101 107 113 113 34 107 113 147 34 107 113 118 152 East -North: Apple Valley Road NB LT 32 34 36 36 34 36 36 34 36 37 37 Southwest: Shady Elm Road NB RT 172 183 192 192 224 183 192 416 224 183 192 201 425 EB Thru 76 81 85 85 149 81 85 234 149 81 85 89 238 EB RT 9 10 10 10 10 10 10 10 10 11 11 EB LT 0 0 0 0 41 0 0 41 41 0 0 0 41 ES RT 0 0 0 0 1-9 0 0 149 149 0 0 0 149 East, Site Entrance NB LT 0 0 0 0 34 0 0 34 34 0 0 0 34 North - South. Apple Valley Road NB Thru 133 142 149 149 142 149 149 142 149 156 156 SB Thru 85 90 95 95 90 95 95 90 95 99 99 SB RT 0 0 0 0 10 0 0 10 10 0 0 0 10 NE LT 0 0 0 0 0 0 0 0 0 0 NE Thru 38 40 42 42 40 42 42 40 42 44 44 NE RT 0 0 0 0 0 0 0 0 0 0 SW LT 18 19 20 20 19 20 20 19 20 21 21 SW Thru 20 21 22 22 21 22 22 21 22 23 23 Northeast -Southwest: Shady Elm Road SW RT 7 7 8 8 St 7 8 59 51 7 8 8 59 Northwest -Southeast: DawsoNFrogale SE LT 105 112 117 117 224 112 117 341 224 112 117 123 346 SE Thru 0 0 0 0 0 0 0 0 0 0 0 SE RT 17 18 19 19 18 19 19 18 19 20 20 NW LT 3 3 3 3 3 3 3 3 3 4 4 NW Thru 0 0 0 0 0 0 0 0 0 0 NW RT 1 69 173 77 77 73 77 77 73 T7 81 81 0 i 11 �� !�` - Virginia Department 1'_= =-/ l'—==J of Transportation 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 Engineering, PLC Tele: 540.869.8676 E-mail: timstowe@stowecompanies.com Developer/Owner Name: Blackburn Limited Partnership Tele: 540.336.0656 E-mail: timstowe ostowecompanies.com Project Information Project Name: Blackburn Rezoning Locality/County: Frederick Project Location: (Attach regional and site see attached map ecific location ma ubmission Type Comp Plan ❑ Rezoning ® Site Plan ❑ Subd Plat ❑ Project Description: (Including details on the land Rezoning of 91.88 acres from RA to M I for development of light manufacturing use, acreage, phasing, access and warehousing. 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) 700,000 Number of Units: 250,000 ITE LU Code(s): Other Use(s) ITE LU Code(s): see attached Commercial Use(s) Trip Generation Report ITE LU Code(s): 150 140 Independent Variable(s): Square Ft or Other Variable: tal Peak Hour Trip Less than 100 ❑ 100 — 499 ❑ 500 — 999 ® 1,000 or more ❑ rejection: 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. 0 raffic Impact Analysis Assumptions Study Period Existing Year: 2015 Build -out Year: 2025 Design Year: 2031 North: Apple Valley Rd (Rte South: Apple Valley Rd (Rte 652) Study Area Boundaries 652) (Attach map) East: Valley Pk, Rte 1 1 West: External Factors That Could Affect Project (Planned road improvements, other nearby developments) Consistency With Comprehensive Plan yes (Land use, transportation plan) Available Traffic Data from VDOT (Historical, forecasts) Trip Distribution Road Name: see attached Road Name: see attached Road Name: Road Name: (Attach sketch) nnual Vehicle Trip p 1.25% to 2020 Peak Period for Study that ® AM ® PM ❑ SAT 1 % to 2025 (check all apply) Peak Hour of the Generator weekday AM Growth Rate: .5% to 2035 1.Site Entrance and Apple Valley 6 Rd 2.Apple Valley Rd and Shady Elm 7. Study Intersections Rd 3.Apple Valley Rd and Route 11 8. and/or Road Segments (Attach additional sheets as 4. 9• necessary) 5. 10. Internal allowance: El Yes ® No Pass -by allowance: ❑ Yes ® No Trip Adjustment Factors /o Reduction: trips Reduction: /o trips Software Methodology ® Synchro ❑ HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM ❑ Other Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) u 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. • 0 provement(s) ssumed or to be 1. capacity improvements on Route I l Considered 2. capacity improvements on Shady Elm Rd 3. capacity improvements on Apple Valley Rd. Background Traffic Studies Considered ❑ Master Development Plan (MDP) ® Generalized Development Plan (GDP) Plan Submission ❑ Preliminary/Sketch Plan ❑ Other Plan type (Final Site, Subd. Plan) ® Queuing analysis ❑ Actuation/Coordination ❑ Weaving analysis Additional Issues to be ❑ Merge analysis ® Bike/Ped Accommodations ® Intersection(s) Addressed ❑ TDM Measures ❑ Other NOTES on ASSUMPTIONS: Access to the site will be provided via the existing entrance onto Apple Valley Road and a connection to Dawson Drive at the property line. • SIGNED: Tim Stowe DATE Applicant or Consultant PRINT NAME: Tim Stowe Applicant or Consultant • 3-3-15 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. 52 O. Gn d On qr rnstown 46 Al SN C, 1-0 14 Go a F 411 • Alternative: Blackburn Commerce Center Phase: Project: Blackburn Commerce Center ITE Land Use 110 Light Industrial 250 Gross Floor Area 1000 SF 150 Trex Warehouse 350 Gross Floor Area 1000 SF 150 Warehouse #2 350 Gross Floor Area 1000 SF Trip Gener* Summary Weekday AM Peak Hour of Weekday Average Daily Trips Adjacent Street Traffic * Enter Exit Total * Enter Exit Total 872 871 1743 202 28 230 724 724 1448 130 34 164 724 724 1448 130 34 164 • Open Date: 3/1/2015 Analysis Date: 3/1/2015 Weekday PM Peak Hour of Adjacent Street Traffic * Enter Exit Total 29 214 243 33 100 133 33 100 133 Unadjusted Volume 2320 2319 4639 462 96 558 95 414 509 Internal Capture Trips 0 0 0 0 0 0 0 0 0 Pass -By Trips 0 0 0 0 0 0 0 0 0 Volume Added to Adjacent Streets 2320 2319 4639 462 96 558 95 414 509 Total Weekday Average Daily Trips Internal Capture = 0 Percent Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent * - Custom rate used for selected time period. Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012 TRIP GENERATION 2014, TRAFFICWARE, LLC P. 1 •1 � Appendix D Pre -Scope of Work Meeting Form • 0 APPLICATION FOR BOUNDARY LINE ADJUSTMENT OR LOT CONSOLIDATION Applicant/Agent: Timothy Stowe Address Stowe Engineering 103 heath Court, Winchester, VA 22602 Phone Number: 540,336.0656 Owner's Name (if different from applicant): Blackburn Limited Partnership Address: c/o Barbara Lewis 458 Devon Drive, Warrenton, VA 20186 Phone Number: i_a...-eY?ilf."-r--..-.carLicF.aim—a�Sl9i:��-u-�-.s'3_::Si2[_:aE:.cfuti-ii31.4_ __�.}ai::�l.'ie3�a�=!-iE:..:••..�--*r �nvvi�sl�:ba�T_s min' J-6='_i.=t.3e=':-sc-.'.iaE�: PARCEL INFORMATION (Check One) Boundary Line Adjustment: 7 Lot Consolidation: Zoning Dist•ict: Property Location (please give State Route # and name, distance and direction from intersection): Apple Valley Road, Route 652, approx. 0.4 miles northwest from the intersection of Shady Elm Road Magisterial District: Back Creek Property Identification Number (P.I.N.): 63-A-58C (Parent Tract) ****For Office Use Only**** FEES FOR BOUNDARY LINE ADJUSTMENT OR LOT CONSOLIDATION: ➢ $200.00 parent tract + $200.00/ per lot ➢ (Minimum Fee $400.00) w ➢ Fee amount enc osed by applicant: $ �� ➢ Receipt #: �D Received by: ( 1 Date: (Initials) Frederick County Department of Planning and Development 107 North Kent Street • North Building • 2"d Floor Winchester-, Virginia 22601 Phone: (540) 665-5651 - Fax: (540) 665-6395 Revised 2/7/11 Iv A U' i \ACINITY MAP p °".►. I r TIU VL 0o i APPROVED BY R D RICK COUNTY SUBDIVISION ADMINISTRATOR DATE C � VIRGINIA DEPARTM N OF TRANSPORTATION E NOTES 1. NO TITLE REPORT FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES AFFECTING THE PROPERTY REPRESENTED BY THIS SURVEY MAY EXIST THAT ARE NOT SHOWN ON THIS PLAT. 2. THE LOCATIONS OF UNDERGROUND UTILITIES OR OTHER SUBSURFACE IMPROVEMENTS, IF ANY, WERE NOT ASCERTAINED; THEREFORE, ARE NOT SHOWN. 3. ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 51069CO214D, DATED 2 SEPTEMBER 2009, THE LANDS SHOWN ON THIS PLAT ARE WITHIN AN AREA DESIGNATED AS ZONE X (UNSHADED) WHICH IS AN AREA DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOOD. 4. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED UNDER MY SUPERVISION ON 8 MAY 2015. LINE TABLE LINE BEARING DISTANCE LINE BEARING DISTANCE L1 N 06'52'35" W 17,37' L7 N 45-3348' E 20.00' L2 N 36'50'48" E 63.52' L8 S 16'36'06" W 51.94' L3 N 41*25'14" E 125.40' L9 N 43'25'57" W 31.93' L4 N 88'43'15" E 48.93' L10 S 43'25'57" E 31.93' L5 N 88*43'15" E 27.42 L11 N 16'36'06" E 13.35' L6 S 50-08'50" E 50.25' L12 S 43-47'26" E 4.88' SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT IS THE LAND CONVEYED TO GRAYSTONE CORPORATION OF VIRGINIA [TAX MAP 63—A-58C] BY DEED DATED 19 DECEMBER 2014, AND RECORDED AS INST. #140010946 AND THE LAND OF BLACKBURN LIMITED PARTNERSHIP [TAX MAP 63—A-801] BY DEED DATED 15 DECEMBER 1993, AND RECORDED IN DEED BOOK 812 AT PAGE 70. BLACKBURN LIMITED PARTNERSHIP HAVING BEEN CONVERTED TO BLACKBURN FARM, LLC. THE ABOVE MENTIONED DEEDS ARE RECORDED IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, VIRGINIA, BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF GRAYSTONE CORPORATION OF VIRGINIA 7PT H of AND BLACKBURN FARM, LLC BACK CREEK MAGISTERIAL DISTRICT �o Z FREDERICK COUNTY, VIRGINIA o� tv— v on Gilmore DRAWN BY: JTG DWG NAME: 9844-BLA-PLAT I SHEET 1 OF 4 DATE: 05/13/2015 Lic. No. 003040 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 q ND PHONE (540) 667-0468 FAX (540) 667-0469 SUR�E� EMAIL off ice@marshandlegge.com OWNER'S CERTIFICATE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE LAND GRAYSTONE CORPORATION OF VIRGINIA [TAX MAP 63-A-58C] AND THE LAND OF BLACKBURN FARM, LLC [TAX MAP 63-801], AS APPEARS ON THE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. Atli 5 AREAfIVE OF GRAYSTONE DATE REPRESENTATIVE OF BLACKBURN DATE OF VIRGINIA FARM, LLC NOTARY PUBLIC STATE OF V 9/11 (( CITY/eeb'Nfi OFF. I ►1 c s THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON S �s- ►- r)wId SYl o---kc- I?'f,S ((� r 1(, Cerra "SFt� E_ C�(DATE) MY COMMISSION EXPIRES ON (NOTARY PUBLIC) (DATE) T N NOTARY PUBLIC STATE OF V il'zj►)110-- CITY�{�� OF Div i Y\ C.�U ��� , .� �. �.. T 1-4, ),.,�`•� THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON a- IS--LS�- r �r� �P.i)�lU �lc�c:�. h�� (�A�E) nCd �1�- MY COMMISSION EXPIRES ON �1 (NOTARY PUBLIC) (DATE) r� KEY MAP 1000' ss� 63-A-801 AREA SUMMARY TAX MAP � SHEET 3 OF 4 ORIGINAL TAX MAP 63-A-801 ...... 128.820 ACRES i ORIGINAL TAX MAP 63-A-58C ....... 11.135 ACRES TOTAL ORIGINAL AREA ................... 139.955 ACRES ADJUSTED TAX MAP 63-A-801 ...... 71.849 ACRES ADJUSTED TAX MAP 63-A-58C ..... 65.119 ACRES IL TAX MAP 63-A-58C DEDICATION ALONG ROUTE 652 ........ 2.987 ACRES ��� SHEET 4 OF 4 TOTAL ADJUSTED AREA ... � ••.•.......... 139.955 ACRES BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF GRAYSTONE CORPORATION OF VIRGINIA F.P�-� H of AND BLACKBURN FARM, LLC BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA r DRAWN BY: JTG DWG NAME: 9844-BLA-PLAT SHEET 2 OF 4 DATE: 05/13/2015 on Gilmore Lic. No. 003040 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 �Np suRVEyo PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL off ice@rnarshandlegge.com vP. tik'ga P� L4 ���, ��p0 �F �N L5 L7 0 \QQ\-\� 3 R , ^' N` �0�� L1 RF L2 L6 15' PRESCRIPTIVE ,� z \P0\� CMF F\♦ \s EASEMENT = o �"\♦ \`� 45' STRIP 2.987 ACRES u�\ ♦\.�� HEREBY GRAPHIC SCALE i �'\�♦ \\ DEDICATED TO 0' CO ; \ \ PUBLIC USE 300' 600' m \ SCALE 1" = 300' oQ �o i LEGEND m ♦ ♦ RF - REBAR FOUND \ �\ RS - REBAR SET Q - CMF - CONCRETE MONUMENT -�3� 10' STRIP \\ \\ �20' RIGHT FOUND o AY HEREBY RESERVED \b%`\ BRL - BUILDING RESTRICTION ' FOR FUTURE \ LINE o PUBLIC USE \ \ SEE SHEET 1 FOR LINE TABLE z oo \ s i CMF '�� ♦\�. t, rn •Ni \6\� ♦\ O � J �c \ TAX MAP 63-A-801 \ \\♦ ORIGINAL AREA: 128.820 ACRES \ \♦ Z ADJUSTED AREA: 71.849 ACRES \ 20' RIGHT \ \ � OF WAY RS DEED BOOK 812 PAGE 70 S 43'25'57" E ` `-1 41 RS\ \ 09 POND L8 � � �ep� /' L9 RS �o\ PROPERTY LINES HEREBY 25 25� J 00p- CREATED "51" W BOUNDARY LINE ADJUSTMENT Rs BETWEEN THE LANDS OF TAX MAP 63—A-58C GRAYSTONE CORPORA110N OF MRGINIA (SEE SHEET 4) AND BLACKBURN FARM, LLC H of BACK CREEK MAGISTERIAL DISTRICT p c FREDERICK COUNTY, VIRGINIA RAWN BY: JTG DWG NAME: 9844-BLA-PLAT SHEET 3 OF 4 DATE: 05/13/2015 on Gilmore Marsh & Legge Land Surveyors, P.L.C. Lic. No. 003040 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 lqI PHONE (54Q0) 667-0468^FAX �(540) 667-0469 N� suR\IE� 45' STRIP q VA' SEC. ROUTE 652 RAD=2599.76' Z987 ACRES APPLE VALLEY ROAD ARC=251.04' =5'31'57" �L90 HEREBY CH.BRG=S 46'33'23" E ��� / DEDICATED TO L12 CH.DIST=250.94' 9/ c��9 PUBLIC USE _ _ _ RF— -— J (SEE SHEET 3) IRS 1'- -- RF o S 49'19'23" E 499.37' 10' STRIP �L10 75' BRL Doti HEREBY RESERVED -� ASPHALT L GEN F FOR FUTURE \ ROAD RF - REBAR FOUND PUBLIC USE i RS - REBAR SET CMF - CONCRETE MONUMENT PONDi FOUND �� INGRESS/EGRESS BRL - BUILDING RESTRICTION \ s EASEMENT LINE w / INST. #070017064 SEE SHEET 1 FOR LINE TABLE Qj� d TAX MAP 63-A-801 (SEE SHEET 3) m �Zl- i N co GRAPHIC SCALE _� PROPERTY LINE Al 0' 300' 600' HEREBY VACATED PROPERTY (REMAINS ZONING \ LINES PROFFER LINE) SCALE : 1" = 300' HEREBY \ CREATED RS „ E 103�.p0 � " " I RF s 635, i� TAX MAP 63-A-58C Rs -% OT 4 - COCA COLA BUSINESS PARK ORIGINAL AREA:11.135 ACRES ADJUSTED AREA: 65.119 ACRES o���� A2 0 CMF RF I ADJOINING OWNER �sr �`' N A3 INFORM \ ATION 0 Al -TAX MAP 63-A-586 CMF � g,�� 31 I CABOT IV - VA1B01, LLC N �8 �9` \ � A5 INST. #140006095 � ZONED: M1 s�'r6h`Y ,� A2 - TAX MAP 63-A-58A CMF DIRECTV OPERATIONS, LLC �I INST. #030005345 N 49 v, \ ry I ZONED: M1 �3?46�, A4 8 A3 -TAX MAP 63-8-2B CMF ECHOSTAR BROADCASTING V,� CORPORATION �gR�gB�� A,2g S INST. #120005386 R/GyT �� w/ 3% 413j' ZONED: M1 OF 41 ry W CMF A4 - TAX MAP 63-8-3 BOUNDARY LINE ADJUSTMENT 4 y THE DAWSON GROUP, LLC BETWEEN THE LANDS OF INST. #030009351 YSTONE CORPORATION OF VIRGINIA ZONED: M1 GRAPLi H OF A5 - DAWSON DRIVE AND BLACKBURN FARM, LLC �� �� EXISTING 54' WIDE R/W BACK CREEK MAGISTERIAL DISTRICT O� �c FREDERICK COUNTY, VIRGINIA �� G �`� Z_ UO % � DDRAWN BY: JTG DWG NAME: 9844-BLA-PLAT SHEET 4 OF 4 DATE: 05/13/20151'n Gilmore Marsh & Legge Land Surveyors, P.L.C. Lic. No. 003040 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 1>�i �1I PHONE (540) 667-0468 FAX (540) 667-0469 qNO SUR\J y- EMAIL office@marshandlegge.com • • T P. X R E C E I P T- Y E A R FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 2014 REAL ESTATE 128.56 ACRES 63 A Acres: Land: 67948 Imp: BLACKBURN LIMITED PARTNERSHIP C/O BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186 3055 Pd by E� T A X R E C E I P T - Y E A R FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 2014 REAL ESTATE 128.56 ACRES 63 A Acres: Land: 67948 Imp: BLACKBURN LIMITED PARTNERSHIP C/O BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186 Pd by 2 0 1 4 Ticket 4:00030570001 @@ fate 5/08/2014 Register: LBX/CA Trans. #: 17655 Dept # RE201401 ACCT# 34928 Previous 80I Balance $ 198.75 128.56 Principal Being Paid $ 198.75 0 Penalty $ .00 Interest $ .00 Amount Paid $ 198.75 *Balance Due as of 5/08/2014 $ .00 Check## 051402589000503$ 198.75 2 0 1 4 Ticket ##:00030570002 @@ Date 11/12/2014 Register: LBX/CA Trans. #: 03548 Dept ## RE201402 ACCT## 34928 Previous 80I Balance $ 198.75 128.56 Principal Being Paid $ 198.75 0 Penalty $ .00 Interest $ .00 Amount Paid $ 198.75 *Balance Due „a ..of. 11/12/2014 $ .00 Check## FIRSTBK 509$ 198.75 u • BATS 2PG1212 PAU-3OF4 The accompanying Plat represents a Boundary Survey of the remaining portion of the Land conveyed to John C. Blackburn and Georgia F. Blackburn by Deed dated 1 January 1953 in Deed Book 236, Page 127. Tract A fronts the Center Line and Southwestern Boundary Line of Va. Route 652 and the Southeastern Boundary Line of Va. Route 628, and Tract B fronts the Southeastern Boundary Line of Va, Route 628. The said Land lies in Back Creek District, Frederick County, virginia: TRACT A: Beginning at (1), a point in the Center Line of Va. Route 652; thence with the two following Lines of the said Land, S 46' 02' 35" W - 20.00 ft. to (2), an iron pin; thence 11 49' 40' 03" W - 50.25 ft. to (3), a point in the Southeastern Line of Va. Route 628; thence with the three following said Lines, S 81' 58' 02" W - 69.87 ft, to (4); thence S 42' 00' 00" W - 111.89 ft. to (5); thence S 36' 52' 20" W - 73.48 ft. to (6), an iron pin, a corner to Va. Primary Route 37; thence With the six following said Lines of the said Land, S 05' 47' 48" E - ,7 1,619.48 ft. to (7), a concrete V. D. 11. monument; thence 8 07' r 44' 58" E - 995.69 ft. to (8), a concrete V. D. H. monument; thence S 13' 24' 10" E - 493.54 ft. to (9), a concrete V. D. if. monument; thence S 18' 24' 12" E - 493.11 ft. to (10), a concrete V. D. 71. monument; thence S 23' 24' 14" E - 492.67 ft. ( to (11), a concrete V. D. H. monument; thence S 29' 41' 33" E - 1 555.86 ft. to (12), a concrete V. D. H. monument, a corner to the Winchester -Frederick County Industrial Development Corporation Land; thence with the Northwestern Line of the said Land, N Al' 28' 40" E - 971.63 ft, to (13), an iron pin (found), a corner to the Whitacre Land; thence with the Western Line of the said Land, N 16' 35` 45:' E - 1,662.72 ft, to an iron pin, and continuing, if 16' 35' 45" R 1,905.69 ft. IN ALL to (14), a point in the said Center Line of Va. Route 652; thence Frith thu said Center Line, N 43' 57' 25" W - 2,861.08 ft. to the beginning. • 0 PAGE ! OF 4 OK 7 5 2 PG 12 10 f 9 9) /11-•-PERMANENT CONSTRUC71011 11 6 N.ITENANCE EASEMENT 442 - P. 303 8 20' SHE11A71DOAH GAS / b C0,1 PAHY EAS V7£NT M / 0.0. 714 - P. 752-- S % TRACT A ! 2�111 128.559 ACRES 10. ; 'I"-P0704.pC ED1SO4 ' COMPANY WW ' 0.0. 720 - P. 135 14111CHESTER-`REDERICK I COUNTY R,OUSTRIAL DEVELp g98 PIA3C PO ATI011 L ALLEN EBER T , W. 4,� (LICENSE) No. 1498 o•�lo'� zAID* � L yl- Q• NONE PNO59 O—IRON FN (FOUND) a —IRON PIN (SET) O—CONG. V.D.H. MONUMENT SK8121" 0070 0 'PHIS DEED, made and dated this 15th day of December, 1993, by and between GEORGU F. BLACKBURN, widow, called the "Grantor," and BY CKRURN LIMITED PARTNERSHIP, a Virginia limited partnership, called the "Grantee:' The Grantor desires to convey the property described below to the Grantee which is controlled by Grantor in accordance with the provisions of the Internal Revenue Code of 1986. This conveyance is axempt from the recording tax in accordance with Virginia HN Code Section 58-811. Accordingly, for and in consideration; of the sum of One Dollar the Grantor does grant and convey with Q ri `' ($1.00) and other good and valuable consideration, General Warranty and English covenants of title unto the Grantee all of the Grantor's 00e 14 right, title and interest in and to the following described property: a All of that land consisting of 234 acres, more or less, and being that a a same property conveyed by Martha Blackburn, widow, et al, to John C. Blackburn Georgia F. Blackburn, husband and wife, as joint tenants with and right of survivorship, by deed dated January 1,1953, recorded in Deed Book 236 at page 127 in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, described as containing approximately 240 acres, less and except approximately 24.13 acres conveyed to the Virginia State i-Iighway Department by John C. Blackburn and Georgia F. Blackburn by deed dated March 31, 1975 and recorded at Deed Book 442, page 303, and less and except all other outconveyances. Although the original conveyance was d; ;ignated as 240 acres, by subsequent unrecorded survey, the remaining m ; balance cf property as of the date of this deed is understood to be contained in two tracts, Tract A consisting of 128.559 acres loca`cd on the southwest N a side of Route 37, and Tract B consisting of 105.631 acres located on the q northwest side of Route 37, both parzels adjoining Route 628, Middle' Road. ' Q John C. Blackburn died in 1989. _ u ro Reference is made to the instruments described above and the attachments and the r.. refercncus;contained in them for, a further and more particular description of property deed. This is made subject to all restrictions, conditions an u ` conveyed by,this comevgnce encumbraaees of record and contained in the deeds and other recorded instruments forming the chain of title'to the above described property. It'd WITNESS WHEREOF, the undersigned has set her hand and seal all as of the day and year Fist abovr. wAtten. o ,_(SEAJ,) GE cGIA F. B COURN r. I� I LJ STATE OF VIRGUqA AT LARGE OF TO -WIT: The foregoing instrument was acknowledged before me this VA day of DpcemLie,e , 19q3 by Georgia F. Blackburn. My Commission expires 3) rREDEIRM(COUNTY, W.r. to,f n fj on t ho, Its admittad to tv-rAd, CLEEZK tz 2 0 U 0 0,�400 THIS DEED OF EASEMENT made this ! ' day of May, 2001, by and etween BLACK -BURN LIMITED I?ARTNERSHIP, a Virginia limited partnership, called the Grantor, and FREDERICK COUNTY SANITATION a Virginia corporation organized and existing under the provisions of the irginia Water and Waste Authorities Act (§ 15.2-5100), et seq., Code of Virginia, 1950, amended), hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of One Dollar ($1.00), in hand paid and other valuable consideration, receipt whereof is hereby , the Grantor does grant and convey, unto the Grantee, with General arranty of Title, a permanent water easement 20 feet in width, together with a construction easement 10 feet in width adjacent thereto on the south, tending from the common boundary with Central Coca Cola Bottling Company, Inc. long the south side of Apple Valley Road to its intersection with Middle Road, all being s shown on the attached plat dated January 22, 2001, of Clint Harmon, L.S., and herein by this reference. Said easements are over and upon the lands of the acquired by deed of record in the Clerk's Office of the Circuit Court of Frederick nty, Virginia, in Deed Book 812, at Page 70, The permanent easement herein conveyed grants to the Grantee the perpetual to install, lay and construct a water line, and the right to go on, over and upon the aid permanent easement after completion of construction for the purpose of maintaining, and replacing the same as needed. Grantor shall retain the right to use its land is subject to the easements acquired herein in any manner which shall not interfere HARRISON R JOHNSTON ATTORNEY9ATLAW with the use and enjoyment of said rights by Grantee. Grantor shall at all times have the 6CHESTER. VIRGINIA CD .9- • M CD • ight to cross over and upon the said easements and to use the surface over the easements n such manner as will neither injure nor interfere with the construction, operation or aintenance of the said water line, except that no building or other structure shall be rected over said permanent easement unless by mutual consent of the parties or their uccessors. Whenever the enjoyment of its rights hereunder requires Grantee to disturb he surface of the ground, it shall be the obligation of the Grantee to restore the same to is condition prior to being so disturbed, at Grantee's expense. By its signature hereto, the Grantee confirms that the Grantor shall have the right o connect to the water line which is the subject of this easement, upon satisfaction of all requirements of the Grantee and payment of all fees required by the Grantee at the time he request for the connection is made by the Grantor. • WITNESS the following signatures and seals: BLACKBURN LIMITED PARTNERSHIP By: AL) Georgia F. Blac16urn, General Partner By: 60,-bW �' (SEAL) Barbara B. Lewis, General Partner (SEAL) C ckbu r.,3ral Partner FREDERICK COUNTY SANITATION AUTHORITY By: 9 (SEAL) HARRISON a JOHNSTON ATTORNEYS AT LAW WWCHEVMR. VIRGINIA C=) r 0 • c's HMRISON & JOHNSTON ATTORNEYS AT LAW 0NCHESTER, VIRGINIA !TATE OF VIRGINIA, AT LARGE, ;ITY/E@ 'Y' OF (LL. I. )Jy-S(<<! TO -WIT: • , '' , The foregoing instrument was acknowledged before me this _j& day of May, i90f, by Georgia F. Blackburn as General Partner of the Blackburn Limited Partnership, art behalf of said partnership. u My commission expires j .zzi, 1 Public STATE OF VIRGINIA, AT LARGE, �I,TY/COY OF �A)i�1 1 s�+?t�, TO -WIT: ,'he foregoing instrument was acknowledged before me this day of May, 200by Barbara B. Lewis as General Partner of the Blackburn Limited Partnership, on 6half-of said partnership. IU IV 'v s \P'Ay commission expires 3 31 73 An /i/a No Public STATE OF V1=11A, AT LARGE, CITY/COUNTY OF j2ZC; a , TO -WIT: • Atforegoing instrument was acknowledged before me this %/ day of May, to, by Jati3 C. Blackburn, Jr. as General Partner of the Blackburn Limited Partnership, oh 6e�#jfpf slid partnership. Iy Commission expires Notary Public STATE OF VIRGINIA, AT LARGE, qW/COUNTY OF A-vtde zj LX,TO-WIT: The foregoing instrument was acknowledged before me this /7A day of May, 2001, by . as i of the Frederick County Sanitation Authori , on behalf of sai corporation. My commission expires , �� --= _ 3�_�.00 z ^Notary Public If 01 -3. 150 p LOT 2 WATERLINE EASEMENT PLAT FOR FREDERIC. COUNTY SANITATION AUTHORITY BACK CREEK MACESTERIAL DISTRICT. FREDERICK COUNTY — PRESENT O]PNER BLACKBURN LIMITED PARTNERSHIP P 110 HAWTHORNE DRIVE j t + CENTRAL COCA C�1LA BOTT NC \ WINCHESTER, VA 22601 DEED BOOK 812, PACE 70 j \ TAX PARCEL 63—A-80I COMP. % INC PROPOSED BDIYISIO TRIAD PRO , CD-01 ZONED: RA USE: VACANT 50, 0081.99 SQUARE FEET 1,150 ACRES AREA Aj I j WATERLINE EASEMENT sl:Qet z LOT 1 j LOT 3 j LOT 4 APPLE V ROAD VIRGINIA SIE O DA1 \r Shaet 4 H ROUTE 652 ~' x 0�, . CML DESIGN . . SURVEYING . BANNING -LANDSCAPE ARCHTECTURE . GEGiECHW CAL.. E WRONMENTAL . 1 +T Qp . CONSTRUCTION CONSULTANTS . CLVrL DESIGN GROUP W NCHESTFR VA NARRISONSURG, VA 540-W7-9= 640.43"135 v HARM N _ No. O02391 BOUNDARY INFORMATION WAS TAKEN FROM o/� JO! Triad Engineering, Inc. PUBLIC RECORDS. AND NOT A FIELD RUN C ` / CONSULTING ENGINEERS BOUNDARY SURVEY SUO 971 Aoom ❑O" Flanisonburg. Vf nla 22b02 Plane (54O) 135 TRIAD PROJECET CD-151H ! me 54O 4dengkm 1 SHEET 1 OF 4 # ,% E-AwL• o odsrgkLss7ing.nst 0 0 0 ♦ WATERLINE EASEMENT PLAT FOR FREDERICK 0 15 [ COUNTY SANITATION AUTHORITY BACK CREEK MAGESTERIAL DISTRICT, FREDERICK COUNTY \ PRESENT OWNER BLACKBURN LIMITED \ PARTNERSHIP 110 HAIWTHORNE DRIVE WINCHESTER, VA 22601 DEED BOOK 812, PACE 70 TAX PARCEL 63—A-80I \ ZONED. RA USE. VACANT LOT 4 \ Triad Engineering, Inc. CONSULTING ENGINEERS 971 Acom Ddve f or Hcrrfsonhurg VfrgMnla 22802 Phone (540)) 434-4135 Fax S40) 434--5841 E—MAIL• ice0tricdenginserinq.net TRIAD PROJECT# CD-151H SHEET 2 OF 4 -CML DESIGN - . SURVEYING . PLANNING - LANDSCAPE ARCHn ECTUIZE - .GE07ECNNGV.-ENVIRONYENTAL- .CONSMUCTION CONSLUANTS - CML DESIGN GROUP VNNCF{ESTEP, VA WIRRISONBURG, VA FAMA97-9700 540-434-413S 10' PRIVATE SEWER EASEMENT —20' WATERLINE EASEMENT r 60 EXISTING 20' GAS LINE EASEMENT DB. 714. PG. 752 CENTERLINE OF APPLE VALLEY ROAD — VA. SECONDARY ROUTE 652 20 30' PRESCIPTIVE RIGHT OF WAY SCALE 1" TO 100' v G= HA ON No. D02391 152 WATERLINE EASEMENT PLAT FOR FREDERICK COUNTY SANITATION AUTHORITY BACK CREEK MAGESTERIAL DISTRICT, FREDERICK COUNTY PRESENT OYAWP- BLACKBURN LrMITED PARTNERSHIP 110 HAWTHORNE DRIVE WINCHESTER, VA 22601 DEED BOOK 812, PAGE 70 TAX PARCEL 63-A-80I ZONED: RA USE: VACANT . CML DESIGN . � K -EYING . PTATINING . LANDSCAPE ARC OECTURE . .GEOTECHMGAL . MMROMMENTAL. •CDNSTRLCi1DN CoNSLLTwm . CML DESIGN GROUP WW0* 5iE1t VA HARRISONOURC, VA 640-W7-9= 640-43"135 �I N � 10PRIVATE SEWER EASEMENT 20' WATERLINE EASEMENT �EXISTINC 20' CASLINIE EASEMENT DR. 714, FG. 752 Er CENTERLINE OF APPLE VALLEY ROAD - VA. SECONDARY ROUTE 652 20' 30' PRESCRIPTIVE RIGHT OF WAY Triad Engineering, Inc. CONSULTING ENGINEERS 971 Aoom Drive Harrisonburg, Yxylnia 22802 Phone (540) 434-4135 rj Fox 540 �34-5841 E—Mhk- o adonginserin9 net TRIAD PROJECT# CD-151H SHEET 3OF4 SCALE 1" TO 100' eTH Op"% v CLINT HARYON NO. 002391 1�1a1 q . �Wwl. 0 0 0 N. Q 5--CMLLAND C NG .PLANNING . LANDSCAPE ARC�i<TECiURE -GEOTECHNICAL.EWR0NMENTAL. •CONSTRUCTION CONSULTANTS - CML DESIGN GROUP WNCHESTER, VA MRRIS0NSURG, VA 540-WT-C= 540-4344135 SCALE 1" TO 100' TRIAD PROJECT# CD-151H SHEET 4 OF 4 WATERLINE EASEMENT PLAT FOR FREDERICK COUNTY SANITATION AUTHORITY BACK CREEK MACESTERIAL DISTRICT, FREDERICK COUNTY I_ G PRESENT OWNER BLACKBURN LIMITED PARTNERSHIP 110 HAWITHORNE DRIVE WINCHESTER, VA 22601 DEED BOOK 81Z PACE 70 TAX PARCEL 63—A-80I ZONED: RA USE. VACANT APPLE. -VALLEY ROAD - VA. SECONDARY ROUTE 652 30' PRESCRIPTIVE RIGHT OF WAY FELLOWSHIP BIBLE CHURCH 3217 MIDDLE ROAD WINCHESTER, VA 22602 Tit G �9 v N * C p C a0 a O O ao U h v C3 '6 N t C a u � C .� 0. v. bo Q i6 A 8 Bur C t � U fir, , ' 9 o� _c m C G Q v h .0 _ L r O N CQ C 3 N Triad Engineering, Inc. WNSULTING ENGINEERS 971 Acom Drive r Harrtsenburg. Wginia 22802 Phone 540 434-4135 Fax 54 434-5841 E—►AIL• 0triodsnglneering net 0 0 0 n� V • . C7 080001714 `A' • THIS DEED OF EASEMENT, made this ciay of _ Q li UiJ 1 2008, by and between BLACKBURN LEMTED PARTNERSHIP, a Virginia limited partnership, party of the first part, hereinafter Grantor, and FREDERICK COUNTY SANITATION AUTHORITY, a Virginia corporation organized and existing under the provisions of the Virginia Water and Waste Authorities Act (§§ 15.2-5100, et seq., Code of Virginia, 1950, as amended), party of the second part, hereinafter Grantee. WITNESSETH: That for and in consideration of the sum of One Dollar ($1.00) cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey unto the Grantee, with General Warranty of Title, a permanent and o perpetual sanitary sewer right-of-way and easement 20 feet in width running along the :a northeastern boundary of the Grantor's property generally parallel to, but not fronting upon, Zo Apple Valley Road/Route ##652, together with a temporary construction easement 10 feet in width N immediately adjacent to both sides (being the northwestern and northeastern boundaries) of the t h > U00 q permanent/perpetual easement.. Said permanent/perpetual easement is more particularly shown L" N Y d as "20' SANITARY SEWER ESM'T `HEREBY GRANTED' " and said temporary construction F w a 3 easement is more particularly shown as "10' TEMP. CONSTR. ESM'T `HEREBY GRANTED' " on that certain Plat entitled "Plat Showing 20' Sanitary Sewer Easement and Temporary Construction Easement on the Property of Blackburn Limited Partnership" prepared by John O. Jorgensen, L.S., Patton Harris Rust & Associates, dated March 31, 2006; revised June 20, 2006; revised February 23, 2007; and further revised May 10, 2007, attached hereto and incorporated herein in full by this reference, said easements being over and upon a portion of the land acquired by the Grantor herein by Deed from Georgia F. Blackburn, widow, dated December 15, 1993, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 812, at Page 70. • The permanent/perpetual easement herein conveyed grants to the Grantee the perpetual right to construct, install, lay, maintain, repair, add to, alter, replace, extend and operate present or CO C) W Cn • future underground sanitary sewer lines, including building connection lines, sanitary lateral lines, manholes and all other appurtenant facilities necessary for the collection of sanitary sewage and its transmission through and across the Grantors' property as shown on the above -referenced Plat, and includes the right to go on, over and upon said permanent/perpetual easement for the purpose of installing, laying, maintaining, repairing and replacing the same as needed. The temporary construction easement grants to the Grantee the right to enter upon the Grantor's property to the extent necessary for and during the original construction, installation and laying of said sewer lines, said temporary easement to expire and to become null and void, upon completion of construction of said sewer lines and the acceptance thereof by the Grantee. The foregoing easements granted to the Grantee are subject to the following rights and conditions: 1. All sewer lines and appurtenant facilities which are installed in the permanent/perpetual easement shall be and remain the property of the Grantee, its successors and assigns. 2. The Grantee and its agents shall have full and free use of said easements for the purposes named herein, and shall have all rights and privileges reasonably necessary to the exercise of the easements. In the event the Grantee is unable reasonably to exercise the right of ingress and egress over the permanent/perpetual easement and/or the temporary construction easement, the Grantee shall have the right of ingress and egress over the land of the Grantor adjacent to such easements in order to access the easements; provided, however, that this right to use such adjoining land shall be exercised only during periods of actual construction or maintenance, and further, this right shall not be construed to allow the Grantee to erect any building, structure or facilities on such adjoining land. 3. The Grantee shall have the right to trim, cut and remove trees, shrubbery, fences, • structures or other obstructions or facilities in or near the easements being conveyed deemed by Grantee to interfere with the proper and efficient construction, operation and maintenance of said PA u O W I* sewer lines and appurtenant facilities; provided, however, that the Grantee, at its own expense, shall restore, as nearly as possible, to their original condition all land or premises included within or adjoining said easements which are disturbed in any manner by the construction, operation and maintenance of said sewer lines and appurtenant facilities. Such restoration shall include the backfilling of trenches, the replacement or restoration of roads, driveways, fences and shrubbery and the re -seeding or re -sodding of lawns or pasture areas, but shall not include the replacement of structures, trees and other facilities located within the area of the easements. Grantor shall retain the right to use its land which is subject to the easements conveyed herein in any manner which shall not interfere with the use and enjoyment of said easement rights by Grantee. Grantor shall at all times have the right to cross over slid upon said easements and to use the surface over the said easements (including the installation and/or maintenance of roads, driveways and fences) in such manner as will neither injure nor interfere with the construction, • operation or maintenance of the sewer lines, except that no building or other structure shall be LJ erected over said permanent easement unless by mutual consent of the parties or their successors. Grantor covenants that all necessary and proper partnership action has been taken to authorize the execution, acknowledgement and delivery of this Deed of Easement. Georgia F. Blackburn, General Partner, executes this Deed of Easement herself and by and through her undersigned Co -Conservators pursuant to their appointment as Co -Conservators by virtue of that certain Consent Order entered in the Circuit Court for the City of Winchester, Virginia on May 24, 2007 in that certain proceeding styled "Barbara B. Lewis, Petitioner, v. Georgia F Blackburn, Respondent — Case No. CL07-107, " a copy of which Consent Order is attached hereto and recorded herewith. 3 0 • WITNESS the following signatures and seals: ;AC)'URN LIMITED PARTNERSHIP, By: (SEAL) Georgia F. Blackburn, General Partner COMMONWEALTH OF VIRGINIA City/Ebvnty of Lo IL( ;�to-wit: The foregoing instrument was acknowledged before me, this 314 day of ama—i CL-, 2008, by Georgia F. Blackburn, in her capacity as General Partner of Blackburn XAnited Partnership, a Virginia limit artnership. k t-_ u Notary Public xSE r pires: ft,No.• Oil #t9 % BLACKBURN LIMITED PARTNERSHIP, �x of By: B(yka rtl e.6 j/ r (SEAL) Barbara B. Lewis, General Partner COMMONWEAJJH OF VIRGINIA City/County of , to -wit: The foregoing instrument was acknowledged before me, this day of 2008, by Barbara B. Lewis, in her capacity as General Partner of Blackburn imited Pa ership, a Virginia limited partnership. Notary I ublic �i y commission expires: j " 36) / 0 �•'"`� H-. C',•. tary Registration No.: r Y y J � Kp '�'r�j,f+VMVi•�t� 4 O W co • BLACKBURN LINUTED PARTNERSHH', By: (SEAL) Jo C. Blackburn natal Partner STATE OF Ejbr� c�c, City/County of \1�o tuSsicV , to -wit: The foregoing instrument was acknowledged before me, .this 1 $day of 2Q08, by John C. Blackburn, Jr., in hig capacity as General Partner of Blackburn lirnited Partnership, a Virginia limited partnership. Public My commission expires: iYiGrG►r► IYi► 2011 RLYNN ,� µY Co1A�1lI" 100 634Q32 -, *11, BV&dThUNci J Notary Registration No.: QQ Cn34 3 QL _ S'M Much 2011 BLACKBURN LIMITED PARTNERSH W, a Virginia limited partnership By: Georgia F. Blackburn General Partner By: > N r (SEAL) Daniel A. Hoopes, Co-C nservator of the Estate of Georgia F. Blackburn COMMONWEALTH OF VIRGINIA City/Countyofderi c l� ,to -wit: The foregoing instrument was acknowledged before me, this 3044' day of -Sc, vi uta , 2008 by Daniel A. Hoopes, in his capacity as Co -Conservator of the Estate of Georgia F. Blackburn. Notary Public My commission expires: as t c) Notary Registration No.: LJ Michelle R. Rogers Commonwealth of Virginia Notary public Commisslon No. 318689 My Cofhfnlaalon Expires 2/28=0 I] :7 co co CA) 110 BLACKBURN LIMITED PARTNERSIIIP, a Virginia limited partnership By: Georgia F. Blackburn, General Partner By: FIRST BANK, Co -Conservator of the to of Georgia F. Blackburn Incapacitated Q (N By: (SEAL) William Blak y Curtis, Senior Vice- President/Senior Trust Officer COMMONWEALTH OF VIR INIA City/County of r— -,Jeri cA ,to -wit: The foregoing instrument was acknowledged before me, this 3oi4, day of 2008 by William Blakely Curtis, in his capacity as Senior Vice- President/Seni • Trust Officer of First Bank, Co -Conservator of the Estate of Georgia F. Blackburn. Notary Public My commission expires: z 'a-3 ' a d 1 0 Notary Registration No.: 318 (p$ This Deed Prepared By: 1L Edmunds Coleman, III Bryan do Coleman, P.L.C. 9 Court Square, 3" FI. Winchester, VA 22601 Tel: (540) 5454172 LAFCSA-Easements\Deed of Eascment•Blackburn Limited Partnership 14-08.doc Mlchelfe "�-�-- Comr"o"WO,ilth of�� la Notary public Commission No, 31 CommlaAtdn 4lnq L1 SHEET 2 ROVgQB oc) CD JG5 ti SHEET 3 of SHEET 4 �I T.M. 63—((A))-80I I tJ BLACKBURN LIMITED PARTNERSHIP D.B. 812 PG. 70 — SHEET 5 LOT 4L — LOT 3 TE p� W SANIT Y SKEWER EASEMENT 00 Uj $ GARY L W TEMMRARYaWNS7 �ERU TON EASEMENT `c' 00 BLACKBURN LIMITED OF SHAWNEE MAGISTERIAL DISTRICT OQ FREDERICK COUNTY, VIRGINIA S DATE: MARCH 31, 2006 SCALE: N/A REV.: JUN 20 2006 REV.: FEBRUARY 23 2007 SHEET 1 OF 5 j NOTES: REV.: MAY 10, 2007 n 1. NO TITLE REPORT FURNISHED. EASEMENTS -{- AND/OR OTHER ENCUMBRANCES OF iD RECORD MAY EXIST WHICH ARE NOT N SHOWN, Patton Harris Rust do Associates 2. BOUNDARY INFORMATION TAKEN FROM LAND Engineers.Surveyors,Planners,Landscape Architects U RECORDS AND A LIMITED FIELD SURVEY. 1259E Darby Brooke Court Woodbridge, Virginia 22192 a 1(703)497-1122 FAX 703 494-6693 Metro 690-6627 i a 0 • • ERFOAN ES) 36 52 42 00'34" E N _ 11`-- S08'56'35"E 28.00' 36.90' S45ro6'30"E 431.03' �20 /0' TEMP.CONSTR. ESM'T*—,,,,,HEREBY GRANTED" I IIII� I I 10 T.M. 63—((A))-801 BLACKBURN LIMITED I PARTNERSHIP 4,4 D.B. 812 PG. 70 20' SANITARY SEWER ESM'T "HEREBY GRANTED"1 EX. 20' GAS ESM'T D.B. 714 PG. 752 EX. 20' WATER ESM'T- INSTR # 010005892 * TEMPORARY CONSTRUCTION S30'29'21"E 49.56' ---- EASEMENT TO BECOME I NULL AND VOID UPON S45'06'30'E 37.19' COMPLETION AND ACCEPTANCE OF 13.25' SANITARY FORCE MAIN INSTALLATION. S43-52-08"E 1040.09' EX. 10' PRIVATE SEWER ESM'T INSTR #010005893 T8 n MATCH r 81'58'36" E m 69.87' D —S 49'39'29" E 50.25' m 46'03'09" E p 20.00' 0 Z G, 0 CA w m � 01 N 0 00 EX. 10' PRIVATE SEWER ESM'T INSTR #010005893 0' TEMP. CONSTR, ESM'T "HEREBY GRANTED" — N01'07'52"E 96.61' 0' TEMP. CONSTR. ESM'T* "HEREBY GRANTED" 20' SANITARY SEWER ESM'T "HEREBY GRANTED" PLAT SHOWING W SANITARY SEWER EASEMENT AND TEMPORARY CONSTRUCTION EASEMENT ON THE PROPERTY OF BLACKBURN LIMITED PARTNERSHIP SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: MARCH 31, 2006 SCALE: 1"=100' JUN 20 2006 REV.: FEBRUARY 23, 2007 SHEET 2 OF 5 NOTES: I 11 1 1 A REV.: MAY 10. 2007 I. NO TITLE REPORT FURNISHED. EASEMENTS AND/OR OTHER ENCUMBRANCES OF RECORD MAY EXIST WHICH ARE NOT SHOWN. 2. BOUNDARY INFORMATION TAKEN FROM LAND RECORDS AND A UMITED FIELD SURVEY. 5/1%1 GARY L SMfiH Lk. No. 00259 Patton Harris Rust k Associates Engineers,Surveyors,Planners,Landscape Architects 12696 Darby Brooke Court Woodbridge, Virginia 22192 (703) 497-1122 FAX (703) 494-6693 Metro 690 0 0 • MATCH LINE SEE SHEET 2 11 EX. 20' GAS ESM'T— D.B. 714 PG. 752 EX. 20' WATER ESM'T-"'Of' INSTR # 010005892 EX. 10' PRIVATE SEWER ESM'T INSTR #010005893 T.M. 63-((A))-801 BLACKBURN LIMITED PARTNERSHIP D.B. 812 PG. 70 S43'52'08"E 1040.09' 20' SANITARY SEWER ESM'T "HEREBY GRANTED" 20' 10' 10' TEMP. CONSTR. ESM'T* "HEREBY GRANTED" * TEMPORARY CONSTRUCTION EASEMENT TO BECOME NULL AND VOID UPON COMPLETION AND ACCEPTANCE OF SANITARY FORCE MAIN INSTALLATION. S43'54'29"E 541.52' IAATCH LINE SEE SHEET 4 0 O N TEMP. CONSTR. ESM'T* "HEREBY GRANTED" 2(Y SANITARY SEER EASEMENT TEMPORARY CONSTRUCTION EASEMENT ON THE PROPERTY OF BLACKBURN LIMITED PARTNERSHIP SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: MARCH 31, 2006 SCALE: 1 "=100' JUNE 20 2006 REV.: FEBRUARY 23 2007 SHEET 3 OF 5 NOTES: I " T1 A REV.: MAY 10, 2007 1. NO TITLE REPORT FURNISHED. EASEMENTS AND/OR OTHER ENCUMBRANCES OF RECORD MAY EXIST WHICH ARE NOT SHOWN. 2. BOUNDARY INFORMATION TAKEN FROM LAND RECORDS AND A LIMITED FIELD SURVEY. Patton Harris Rust k Associates Engineers, Surveyors. Planners,Landscape Architects w 12596 Darby Brooke Court Woodbridge, Virginia 22192 1703)_497-1122 FAX (703) 494-6693 Metro 890-6627 a 0 0 0 MATCH LINE SEE SHEET 3 II EX. 20' GAS ESM'T----"- Ifl D.B. 714 PG. 752 EX. 20' WATER ESM INSTR # 010005892 EX. 10' PRIVATE SEWER ESM'TJ INSTR #010005893 S43'54'29"E 541.52' — T.M. 63—((A))-801 BLACKBURN LIMITED PARTNERSHIP D.B. 812 PG. 70 S43'58'31"E 486.29' (I 20' SANITARY SEWER ESM'T "HEREBY GRANTED" (I 20'- 10' II * TEMPORARY CONSTRUCTION EASEMENT TO BECOME NULL AND VOID UPON 10 TEMP. CONSTR. ESM T*—�I COMPLETION AND ACCEPTANCE OF "HEREBY GRANTED" SANITARY FORCE MA)N INSTALLATION. 0' TEMP. CONSTR.`MM'T "HEREBY GRANTED" 9 L to En I— m < m r m X O m Q U) 2 O C m 0) N 0 O CA) J' j'j 1 ff 0% S43'47'53"E 364.09' MATCH LINE SEE SHEET 5 SHOWING— s W SAMTARY SNEMR EASEMENT Lic. No. D025 TEMPORARY CONSTRUCTION EASEMENT ON THE PROPERTY OF o� BLACKBURN LIMITED PARTNERSHI S SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: MARCH . 31, 2006 SCALE: 1 "=100' REV.: JUNE 20 006 REV.: FEBRUARY 23 2007 SHEET 4 OF NOTES: REV.: MAY 10, 2007 1. NO TITLE REPORT FURNISHED. EASEMENTS + AND/OR OTHER ENCUMBRANCES OF �{ RECORD MAY EXIST WHICH ARE NOT SHOWN, 2. BOUNDARY INFORMATION TAKEN FROM LAND Patton Harris Rust do Associates Engineers,Surveyors,Planners,Landscape Architects RECORDS AND A LIMITED FIELD SURVEY, 1269E Darby Brooke Court Woodbridge, Virginia 22192 703 497-1122 FAX (703) 494-6093 Metro 690 • 0 0 Addkk MATCH LINE SEE SHEET 4 EX. 20' GAS ESM'T -U D.B. 714 PG. 752 EX. 20' WATER ESM'T 17- i INSTR # 010005892 I f JC5 � EX. 10' PRIVATE SEWER ESM'T INSTR #010D05893 I D EA 10' TEMP. CONSTR. ESM'T* rn `HEREBY GRANTED" a r — m 20' SANITARY SEWER ESM'T I m "HEREBY GRANTED` 20' I �7 Cc < 10' Q1 O I 543'47'63"E 364.09' o N D oo V � 10' TEMP. CONSTR. ESM'T* "HEREBY GRANTED' Z T.M. 63-((A))-801 BLACKBURN LIMITED o PARTNERSHIP $�ok � D.B. 812 PG. 70 0) N9 N T.M. 63—((A))-58C LOT 4 COCA —COLA BUSINESS PARK D.B. 949 PG. 719 TURNER ENTERPRISES, LLC INSTR. #060003995 # TEMPORARY CONSTRUCTION EASEMENT TO BECOME NULL AND VOID UPON COMPLETION AND ACCEPTANCE OF SANITARY FORCE MAIN INSTALLATION. ��j►LT8 p / PLAT SHOWING 3 o N W SANITARY SKNT SEWER co S cuzY L/// s1amt AND Lie. No. 002 TEMPORARY CONSTRUCTION EASEMENT 0 ON THE PROPERTY OF BLACKBURN LIMITED PARTNERSHIP o� SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: MARCH 31, 2006 SCALE: 1 "=100' REV.: JUNE 20 2006 REV.: FE13RUARY 23 2007 SHEET 5 OF 5 NOTES: REV.: MAY 10, 2007 M 1. NO TITLE REPORT FURNISHED. EASEMENTS —f- ��. AND/OR OTHER ENCUMBRANCES OF RECORD MAY EXIST WHICH ARE NOT to N SHOWN. Patton Harris Rust do Associates 2. BOUNDARY INFORMATION TAKEN FROM LAND Engineers,3urveyors,Planners,Landscape Architects w RECORDS AND A LIMITED FIELD SURVEY. 2596 Darby Brooke Court 11703) oodbridge, Virginia 22192 497-1122 FAX 703 494-6693 Wetro 690-6527 a- d' • 0 Amw u kom TLC Arra yt A7 UM n same CAWOWN srnsn s0497-7W 070002728 VIRGINIA: IN THE CIRCUIT COURT FOR THE CITY OF WINCHESTER BARBARA B. LEWIS Petitioner V. CASE NO. CL07-1 D7 GEORGIA F. BLACKBURN Respondent CONSENT ORDER ON THE 1" dry of May, 2007, cane the Petitiona, Barbara B. Lewis, in person and by counsel, the Respondent, Georgia F. Blackburn, in person and by counsel, the guardian ad (item, William August "Beau" Baasler, upon the Petition to Appoint a Conservator pursuant to Va. Code §37.2-1000, et seq. (1950, as amended); upon timely service of the Petition and Notice of Hearing upon Georgia F. Blackburn; upon the Answer of William August `Beau" Bawler, her duly appointed guardian ad litem; upon proper notice to all individuals and entities whose names and addresses were set forth in the Petition; upon the evaluation report of Dr. Edward Smith dated March 14, 2007; upon a hearing ore tenus whereby Georgia F. Blackburn tcatifiod as to her wants and desires; upon the lack of objection by the parties to the appointment of a Conservatorand the agreement ofthe patties as to certain provisions relating to the appointment of it Conservator, and the matter was argued by counsel. UPON CONSIDERATION WHEREOF, it appearing to the Court that Georgia F. Blackburn is not able to competently and capably manager her financial affairs by reason of her advanced age, visual and audio limitations, and other matters set forth in the report of 1 to .r~- C.11 • • AowA •.o loa >'Lc. 11 IWTV CAMMO1 rr.a. YEA DOI swfa-I M 0 Edward Smith, MD., that there is no possibility of improvement in the near future; that Georgia Blackburn executed a Power of Attorney in favor of Barbara B. Lewis on March 23, 1992 but there is no allegation of misuse of the power of Attorney or any breach of fiduciary duty by Barbara B. Lewis to Georgia F. Blackburn; it is hereby ADJUDGED, ORDERED and DECREED as follows- 1. That Wachovia Bank, N.A. and Daniel Hoopes are hereby appointed Co - Conservators of the Estate of Georgia F. Blackburn with all powers and duties set forth in Va. Code §§37.2-1022 grid 1023 (1950, as arueuded)• 4Cty , FYs4- 6,-V- tlL-4 4- -&--h/ �5 tee-rMSMci��, Kt �"C MV �v/ 2. That the Power of Attorney held by Barbara B. Lewis shall remain ' ull force and effect but shall be used only for those matters over which the Conservator has no authority under the tams of this Order, 3. That in the event of a disagreement between the remaining Trustees of the Georgia Blackburn Trust u/s November 9, 1993 or the remaining General Partners under the Georgia F. Blackburn Limited Partnership resulting in a voting stalenWe, the Co -Conservators shall have the right to vote to break the tic. 4. The Co-Consarvators shall exercise those powers belonging to Georgia F. Blackburn insofar as her capacity as Trustee under dw Georgia F. Blackburn Trust ula November 9, 1993, or GcnoW Partner under the Georgia F. Blackburn Limital Partnership. 5. That there shall be no changes in the anomcys or accountants historically employed by Georgia F. Blackburn and no revocation of the Power of Attorney shall occur without further Order of the Court; 6. That the guardian ad liter, William August "Beau" Bassler, shall be paid the sum 2 O C) Z— tT • ALAM MO Xu K UX.. AriW4TI a Lr 11 salt)• Cuwat smor wwawrrr, vwow" 21-641 %"7-na 0 C,:Ct1093 of S 3I 000 00 for his services in this matter, to be paid by the Respondent's estate. 7. That attorney for the Petitioner shall be awarded a fee of S-i2,Aas', opt for representing Petitions in this matter, plus the court costs incurred, in the amount of S o 04 OC' all to be paid from respondent's estate. 8. That John W. Truban, Fsq,, shall be awarded a fee of S1 , E-0- 00 for counseling Georgia F. Blackburn in this matter, all to be paid from respondent's estate. A 9, That attorney for the Respondent shall be awarded a fee o" for t representing Georgia F. Blackburn in this matter, all to be paid from respondent's estate. 10. TVW before acting a co -conservators, Wachovia Bank, N.A. and Daniel R. shall enter into,a bond before the Cleric of this Court in the sum and penalty of S !. ?It with s Ir, for the faithful performance of their duties as Co Conatrvators. 11. This caso shall remain on the docket for a period ofsix months frm the date of this Order in the event that real estate in which the Respondent has an interest is to be sold. ENTER this -�2, �' day of May, 2007. WE ASK FOR THIS: Nate L. Ad a, III EK. VSB No. 2070 Nate L. Adams, III, P.C. ADAMS AND JONES, P.L.C. 11 South Cam=n SL Winchcstct, V A 22601 (540)667-1330 0 �7;1 M �Wm 20 O CD x-m Am 101t. PLC Arlon r1 AT Ljw 11 so" CAW/ STU" racm7n, vma� 3301 5"7."N Is Facsimile (540) 667-7165 Counsel for Petitioner , McKEL & BVf llR P.L.C. 112 South Cameron Street Winchester VA 22601 (540) 662-3486 Counsel for RcIpondent Willi gust' asalcs, Esq. WILLIAM AUGUST BASSLER, PLC 44 South Cameron Street, Suite 2C Winchester VA 22601 (540)450-3333 Guardian ad !item C�1;,0091 VIRGIMA: FREDERICK COUNTY.SCT. This instrumentproduced of writing was produ�c�ed to nie on ^ 13 - a O at L�. and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 581-802 of and 58.1-801 have been paid, if assessable. 6, 4 /, Clerk GrG---Z,A— May 14, 2015 Mr. Timothy Stowe Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 RE: REZONING #01-15 13LACKIIUIZ PIN: 63-A-80I Dear Tim: OMIVIERCE CENTER O�q This letter sere • to confirm action taken by the Frederick County I3oar(I of n Supervisors at their meeting oe May 13, 2015. Thye�,�a,bove-referenced application was approved to rezone 44wg) 92.066+/- acre from 1tA (Rural Areas) District to M 1 (Light Industrial) District with proffers, i 36.754+/- acres are to remain RA (Rural Areas) District wtth-pr ers. The property is located adjacent to Da\a, on Drive, Apple Valley Road and Route 37. The proffer statement, originally dated March 9, 2015, with final revision (late of May 7, 2015, that was rezoning application is unique to the above referenced properties and is binding approved as a part of this regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Pursuant to §165.102.06E, the County Attorney will present the written proffer to the Fredericl( County Clerk of Circuit Court for recordation. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Director MTR/pd Attachment cc: Gary Lofton, Supervisor Back Creek District Greg L. Unger and J. Rhodes Marston, Shawnee District Planning Commissioners Jane Anderson, Real Estate __Ellen Murphy, Commissioner of Revenue Zod Williams, County Attorney w/Proffer and Resolution Blackburn Limited Partnership, 4588 Devon Dr., Warrenton, VA 20186 lit w C O e-GvvCLd , G,� e C b Live-ct-c - f C. S, come COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 29, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Board of Supervisors, you arc hereby notified of a public hearing being held on Wednesday, May 13, 2015 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 #01-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M1 (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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.fcva.us. Sincerely, �J ✓Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 �C�cad�11� 21015 FRtDEi ttLK CGU1�''� PI ANNING AND DE�frti_7�r`„ C � N0Wlk VA 220 AP '15 r=ice a e. 63A - 1- - 9- BANKS ALICE B 7000 VALLEY PIKE MIDDLETOWN VA 22645.1710 Hasler 04/29/2015 Tr?i:��t� $00.492 ZIP 22601 011 D1 1646815 N!XTF 287 7F 1004 0La /I y9C l RETURN TO SENDER NOT DEL 7VEFABi F A-S ADDRESSED UNABLE TO PORWARD $ 2 z i Ill, it Ilil W In - ��iIiin, 7 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 29, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 1101-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, May 13, 2015 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 #01-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M1 (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-801 in the Back Creek 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 Wlnchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.fcva.us. Sincerely, -----? Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 D ��; MAY 1 2 2g15 FREQE!i,< Ll: fY )PfAGNT VAI220 29 :AIR 1:15 F 1`4 =:1 L 63A - 1- - 9- BANKS ALICE B 7000 VALLEY PIKE MIDDLETOWN VA 22645.1710 Hasler 04l29; 2015 URFM77-Tild ZIP 22601 011D11646815 NTXiE 207 7F i00% 15 RETURN! TO SENDER NI-)T I Fi TVC;R_AB L E AS ADDRF5SFD UNABLE TO FORWARD soft V To 7 *1J1% -VJV J T' L J' TV I �oz Adjoining Property Owners II tt PIN Owner Address Zoning 1 62 A 75 Roy L. Wilkins Jr. 3322 Middle Rd., Winchester, VA 22602 RA 2 63 A 14 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA 4 63 A 15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 6 63A 1 1 Helen L. Fox 610 Apple Valley Rd., Winchester, VA 22602 RP 7 63A 1 3 Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP 8 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP 10 63A 1 9 Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP 11 63A 1 it James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP 121 63A 1 13 Sharon J. and Larry O. Phillips 554 Apple Valley Rd., Winchester, VA 22602 RP 13 63A 1 15 Michael R. Young 544 Apple Valley Rd., Winchester, VA 22602 RP 14 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP 15 63 A 17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA 16 63A 1 19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP 17 63A 1 21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP 18 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP 20 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA 21 63A 1 29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP 22 63A 1 31 Anton and Patricia D. Welzel 4S2 Apple Valley Road, Winchester, Va. 22602 RP 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP 24 63 A 18A Kernstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA 25 63 A 58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 26 63 A 58B Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 27 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 M1 28 63 8 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 Mi ' 29 63 8 3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 30 62 A 80 Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA 31 32 33 Tn- Rarhara-nata Prniraccinn 34 �J f From: Pam -Planning Dept. Pleas print _� sets of labels by `� �1 15 Thanks! PC o ►�3 Ha17h C* W 11 E DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA I m .I K� GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: q --) 5 REQUESTED COMPLETION DATE ''j,i.'5� 15 REQUESTING AGENT:_ f�� Department, Agency, or Company: - Mailing and/or Billing Address: Telephont:: FAX: E-mail Address: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additional information on back of request) m(3'p o_, oo -,. i'-, � 6 1 -1 5 y5[0_( _ b � (Ln PTW 66-:A-�a� DIGITAL: PAPER: FAX: E-MAIL' SIZES: NUMBER OF COPIES: COLOR: BLACK/WHITE:_ STAFF MEMBER: HOURS REQUIRED: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT PAID: AMOUNT BILLED: CHECK NO.# METHOD OF PAYMENT: Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) Adioinine Property Owners # PIN Owner Address Zoning 1 62 A 75 Roy L. Wilkins Jr. 3322 Middle Rd., Winchester, VA 22602 RA 2 63 A 14 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA 4 63 A 15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 6 63A 1 1 Helen L. Fox 610 Apple Valley Rd., Winchester, VA 22602 RP 7 63A 1 3 Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP 81 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP 10 63A 1 9 Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP 11 63A 1 11 James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP 12 63A 1 13 Sharon J. and Larry 0. Phillips 1554 Apple Valley Rd., Winchester, VA 22602 RP 13 j 63A 1 15 Michael R. Young 1544 Apple Valley Rd., Winchester, VA 22602 RP 141 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP 151 63 A 17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA 161 63A 1 19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP 171 63A 1 21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP 181 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP 20 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA 21 63A 1 29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP 22 63A 1 31 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP 24 63 A 18A Kernstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA 25 63 A 58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 261 63 A 58B Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 27j 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 M1 28 63 8 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 M1 29 63 8 3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 nA nl__LL..-._ 1 :..... —..I ff..rFh;r. r/n Rorhnrn 1 n—ic 41;R DPvnn Drive. Warrenton. Va. 20186 RA .3U 31 1 ac H OV DId LIIUUI I I LII I IIICU F GI LH1 l j1 IF1- 32 33 34 0 0 0 • TABLE OF CONTENTS Application Form Tab 1 Location Map Tab 2 Current Deeds and Plats Tab 3 Property Survey and Proposed Plat Tab 4 Revised Generalized Development Plan Tab 5 Revised Proffers Tab 6 Impact Analysis Statement Tab 7 Traffic Impact Study Tab 8 Adjoining Property Owner Tab 9 Tax Verification Tab 10 Response Letter and Agency Comments Tab 11 Power of Attorney Tab 12 n U EM G'C M� "] �j , 9)v NOTIFICATION OF PUBLIC HEARING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01-15 FOR BLACKBURN On behalf of the Frederick County Plalllllllg C01111111SSI011, YOU are hereby notified Of a public hearing being held on Wednesday, May 6, 2015 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 801-15 BLACKBURN submitted by Stowe Engineering, PLC., to rezone l 28.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M l (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek Magisterial District. A copy of the application will be available for review at the I landlcy 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 P1aiming Director MTR/pd COUNTY of FRrDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 29, 2015 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, May 13, 2015 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 #01-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to MI (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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.fcva.us. Sincerely, ✓t w ��w� 7�/ � cL_ Gam, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is t certify That the attached correspondence was to the following on o / s from the Department of P1 arming and Development, Frederick County, firg a; 63A 1 21- MARTINEZ CAROLE ANN DAVIS 63 . A• . 80.1 512 APPLE VALLEY RD BLACKBURN LIMITED PARTNERSHIP WINCHESTER VA 22602.2404 CIO BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186.3055 62 . A- . 75- WILKINS ROY L JR TRUSTEE WILKINS BETTY J TRUSTEE 3322 MIDDLE RD WINCHESTER VA 22602.5104 63A . 1• . 23- HOSTLER GEORGE HOSTLER BARBARA 502 APPLE VALLEY RD 22602 2404 WINCHESTER VA 63A - 1- . 25- WHITACRE RICHARD L SR CHRISTINE E 492 APPLE VALLEY RD 63A . 1- • 17 22602-2403 CRESWELL RUSSELL W WINCHESTER VA CRESWELL ROBIN R 63A . 1. 3. 27- 536 APPLE VALLEY RD MARSTON JENNINGS RHODES WINCHESTER VA 22602.2404 108 FOREST RIDGE RD 22602 6600 WINCHESTER VA 63 - A- - 17- 63A 1 29- DOWNING DONNA WILKINS HOLSON BETTY A CIO JOHN P & EDWARD W DOWNING 4NICIC APPLE VALLEY RD 520 S STEWART ST WINCHESTER VA 22602.2403 WINCHESTER VA 22601.4021 63A - 1• . 19- APPLE VALLEY LLC 478 E WASHINGTON ST 22657 2354 STRASBURG VA h�Iichael T. Ruddy, Deputy Planning Dir ctor Frederick County Planning Department STATE OFy7RGIIN'IA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Pi n and Development, Whose name is signed to the foregoing, dated y , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this 9 day of 1��L nn / My commission expires on �! (�-e' a �, Q U I � "/t,'j, 0--"X�) OTARY PUBLIC i'AMALA DEETER NOTARY PUBLIC REGISTRATION # 364474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMBER 31, 2017 l 63A-1--31- WELZEL ANTON WELZEL PATRICIA D 452 APPLE VALLEY RD WINCHESTER VA 22602-2403 63 - A- - 18-A KERNSTOWN BATTLEFIELD ASSOCIATION INC PO BOX 2720 WINCHESTER VA 22604-1920 63 - A- - 58-C GRAYSTONE CORPORATION OF VIRGINIA PO BOX 2530 WINCHESTER VA 22604 63 - A- - 58-B CABOT IV-VA1B01 LLC CIO PATRICK V RYAN SR VP INVESTM 1 BEACON ST STE 1700 BOSTON MA 02108.3106 63 - A- - 58-A DIRECTV OPERATIONS LLC CAILA51A130 2260 E IMPERIAL HWY EL SEGUNDO CA 90245.3501 63 -8- - 2- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 63 - 8- - 3- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 62 - A- - 80- BLACKBURN LIMITED PARTNERSHIP CIO BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186.3055 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 29, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 401-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, May 13, 2015 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 #01-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to MI (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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.fcva.us. Sincerely, `... ... - -- Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FRUDURICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 401-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, May 6, 2015 at 7:00 p.m. in the Board Room of the Prederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 901-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M1 (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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.fcva.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, May 6, 2015 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 #01-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to MI (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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.fcva.us. Sincerely, M"7 ichael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 APR 3 Q ?_05 FREDEHiGK COUNTY PLANNING AND DEVELOPMENT IVA zw 2L 63A - 1- - 9- BANKS ALICE B 7000 VALLEY PIKE MIDOLETOWN VA 22645.1710 Hasler 04122I2015 16�{ {M ZIP 22601 011D11646815 NIXIE 207 7E 1099 0004%Z5j15 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED LINABLE TO FORWARD SC: Z2601500099 *1217-09318-ZZ-41 (bio.-h� �::� I11, IIIII,i111�1II�1���11„! !II�l��li�l►Illlll��llll�llll This is t certify that the at�ached correspondence teas mailed to the following on �s from the Department of Planting and Devel(Dpment, Frederick �1- o2d2 Couhly, Virginia: 63A - 1• • 1- FOX HELEN L 63 - A• . 80-1 610 APPLE VALLEY RD BLACKBURN LIMITED PARTNERSHIP CIO BARBARA LEWIS WINCHESTER VA 22602.2405 458 DEVON DR 63A - 1- - 3- WARRENTON VA 20186.3055 JONES SAMUEL C 62 - A- . 75- JONES ROBIN M WILKINS ROY L JR TRUSTEE 602 APPLE VALLEY RD WILKINS BETTY J TRUSTEE 3322 MIDDLE RD WINCHESTER VA 22602 2405 63A - 1- - 5- WINCHESTER VA 22602.5104 KELLEY ALISA C 63 - A- - 14- KELLEY JONATHAN M FELLOWSHIP BIBLE CHURCH 592 APPLE VALLEY RD 3217 MIDDLE RD WINCHESTER VA 22602.2404 WINCHESTER VA 22602.5108 63A . 1- . 7- MCDONALD MELVIN W 63 . A- - 16• MCDONALD KRISTI D MATHENEY DOUGLAS G 582 APPLE VALLEY RD 652 APPLE VALLEY RD WINCHESTER VA 22602.2405 WINCHESTER VA 22602.2404 63 - A- - 15•C FOX RONALD V FOX PATRICIA W 632 APPLE VALLEY RD WINCHESTER VA 22602.2405 63A . 1- . 9- BANKS ALICE B 7000 VALLEY PIKE 1� lchael T. Ruddy, Deputy Planning Director MIDDLETOWN VA 22645.1710 Frederick County Planning Department STATE OF VMZGD\'iA COUNTY OF FREDERICK 1 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 'I a-) / S , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this a day of S' My commission expires on &e'-Q b-, '� I f '�z U I zc EDECEM�,ElEk ALh, dE . i,{1Y PUB" T AIION N 354474 EALTH O` V113GINAISS's z0I7 (Q IXR V) 63A - 1- - 11- TURNER JAMES C TURNER DEBORAH L 564 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 13- PHILLIPS LARRY 0 PHILLIPS SHARON J 554 APPLE VALLEY RD WINCHESTER VA 22602-2404 63A - 1- - 15- YOUNG MICHAEL R 544 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 17- CRESWELL RUSSELL W CRESWELL ROBIN R 536 APPLE VALLEY RD WINCHESTER VA 22602.2404 63 - A- - 17- DOWNING DONNA WILKINS CIO JOHN P & EDWARD W DOWNING 520 S STEWART ST WINCHESTER VA 22601.4021 63A - 1- - 19- APPLE VALLEY LLC 478 E WASHINGTON ST STRASBURG VA 22657.2354 63A - 1- - 21 - MARTINEZ CAROLE ANN DAVIS 512 APPLE VALLEY RD WINCHESTER VA 22602-2404 63A - 1- - 23- HOSTLER GEORGE HOSTLER BARBARA 502 APPLE VALLEY RD WINCHESTER VA 22602.2404 63A - 1- - 25- WHITACRE RICHARD L SR CHRISTINE E 492 APPLE VALLEY RD WINCHESTER VA 22602.2403 63A - 1- 3- 27- MARSTON JENNINGS RHODES 108 FOREST RIDGE RD WINCHESTER VA 22602-6600 63A - 1- - 29- NICHOLSON BETTY A 472 APPLE VALLEY RD WINCHESTER VA 22602.2403 63A - 1- - 31- WELZEL ANTON WELZEL PATRICIA D 452 APPLE VALLEY RD WINCHESTER VA 22602.2403 63 - A- - 18-A KERNSTOWN BATTLEFIELD ASSOCIATION INC PO BOX 2720 WINCHESTER VA 22604.1920 63 - A- - 58-C GRAYSTONE CORPORATION OF VIRGINIA PO BOX 2530 WINCHESTER VA 22604 63 - A- - 58-B CABOT IV-VA1 B01 LLC CIO PATRICK V RYAN SR VP INVESTM 1 BEACON ST STE 1700 BOSTON MA 02108.3106 63 - A- - 58-A DIRECTV OPERATIONS LLC CAILA5►A130 2260 E IMPERIAL HWY EL SEGUNDO CA 90245-3501 63 - 8- - 2- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 63 -8- - 3- THE DAWSON GROUP LLC 1833 HANDLEY AVE WINCHESTER VA 22601.3251 62 - A- - 80- BLACKBURN LIMITED PARTNERSHIP CIO BARBARA LEWIS 458 DEVON DR WARRENTON VA 20186.3055 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING April 22, 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 401-15 FOR BLACKBURN COMMERCE CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, May 6, 2015 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 901-15 BLACKBURN COMMERCE CENTER submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to MI (Light Industrial) District and 36.754+/- acres are to remain RA (Rural Areas) with proffers. The property is located adjacent to Dawson Drive, Apple Valley Road and Route 37 and is identified by Property Identification Number 63-A-801 in the Back Creek 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: v«vw.fcva.us. Sincerely, Michael T. Ruddy, AICP Deputy Plamiing Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Adjoining Property Owners # PIN Owner Address Zoning 1 62 A 75 Roy L. Wilkins Jr. 3322 Middle Rd., Winchester, VA 22602 RA 2 63 A 14 Fellowship Bible Church 3217 Middle Rd., Winchester, VA 22602 RA 3 63 A 16 Douglas G. Metheney 652 Apple Valley Rd., Winchester, VA 22602 RA 4 63 A 15C Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 5 63 A 15A Ronald V. and Patricia W. Fox 632 Apple Valley Rd., Winchester, VA 22602 RA 6 63A 1 1 Helen L. Fox 610 Apple Valley Rd., Winchester, VA 22602 RP 7 63A 1 3 Samuel C. and Robin M. Jones 602 Apple Valley Rd., Winchester, VA 22602 RP 8 63A 1 5 Alisa C. and Jonathan M. Kelley 592 Apple Valley Rd., Winchester, VA 22602 RP 9 63A 1 7 Melvin W. and Kristi D. McDonald 582 Apple Valley Rd., Winchester, VA 22602 RP 10 63A 1 9 Alice B. Banks 7000 Valley Pike, Middletown, VA 22645 RP 11 63A 1 it James C. and Deborah L. Turner 564 Apple Valley Rd., Winchester, VA 22602 RP 121 63A 1 13 Sharon J. and Larry O. Phillips 554 Apple Valley Rd., Winchester, VA 22602 RP 13 63A 1 15 Michael R. Young 544 Apple Valley Rd., Winchester, VA 22602 RP 14 63A 1 17 Robin R. and Russel W. Creswell 536 Apple Valley Rd., Winchester, VA 22602 RP 15 63 A 17 Donna Wilkins Downing, C/O Jon P. and Edward W. Downing 520 E. Stewart St., Winchester, VA 22601 RA 16 63A 1 19 Apple Valley LLC. 478 E. Washington St., Strasburg, VA 22657 RP 17 63A 1 21 Carol Ann Davis Martinez 512 Apple Valley Rd., Winchester, VA 22602 RP 18 63A 1 23 George and Barbara Hostler 502 Apple Valley Rd., Winchester, VA 22602 RP 19 63A 1 25 Christine E. and Richard L. Whitacre Sr. 492 Apple Valley Rd., Winchester, VA 22602 RP 20 63A 13 27 Jenning Rhodes Marston 108 Forest Ridge Road, Winchester, Va. 22602 RA 21 63A 1 29 Betty A. Nicholson 472 Apple Valley Road, Winchester, Va. 22602 RP 22 63A 1 31 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP 23 63A 1 33 Anton and Patricia D. Welzel 452 Apple Valley Road, Winchester, Va. 22602 RP 24 63 A 18A Kernstown Battlefield Association PO Box 2720, Winchester, Va. 22604 RA 25 63 A 58C Graystone Corporation of Virginia PO Box 2530, Winchester, VA 22604 M1 26 63 A 58B Cabot IV-VA1B01, LLC, C/O Patrick Ryan, Sr. VP of Investments 1 Beacon Street, Suite 1700, Boston, Ma. 02108 M1 27 63 A 58A DirecTV Operations, LLC 2260 East Imperial Highway, El Segundo, Ca. 90245 M1 28 63 8 2 Echostar Broadcasting Corporation 90 Inverness Circle E., Englewood, Co. 80112 M1 ' 29 63 8 3 The Dawson Group, LLC 1833 Handley Avenue, Winchester, Va. 22601 M1 30 62 A 80 Blackburn Limited Partnership; C/O Barbara Lewis 458 Devon Drive, Warrenton, Va. 20186 RA 31 32 33 341 To: Barbara -Data Processing From: Pam -Planning Dept. PleasQ print sets of labels by -4=�1 /'5 Thanks! Pe l 0 3 HQat�1 C t W , ,� ✓A .2 lok> NOTIFICATION OF PUBLIC HEARING April 22. 2015 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01-15 FOR BLACKBURN On behalf of the Frederick County Planning Commissi , you are hereby notified of a public hearing being held on Wednesday, May 6, 2015 at 7:00 p . in the Board Room of the Frederick County Administration Building at 107 North Kent Str ,Winchester, Virginia to consider the following application: P �� l�la c kbwv ►\- Cow+ M er t,� C &*4e.✓ Rezoning #01-15 BLACK14RN submitted by Stowe Engineering, PLC., to rezone 128.56+/- acres as follows: 92.066+/- acres from RA (Rural Areas) District to M 1 (Light Industrial) District and 336,..754 +/- ve acres are to remain RA (Rural Areas) with proffers. The property is located adjacent t��pple Valley ' Road,and Route 37 and is identified by Property Identification Number 63-A-80I in the Back Creek 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