PC 01-03-24 Meeting Agenda1.Call to Order
2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting.
3.Election of Officers, Committee Assignments, Meeting Schedule, & Adoption of
Bylaws & Roles & Responsibilities 2024
3.A.Election of Officers, Committee Assignments, Meeting Schedule, & Adoption of
Bylaws & Roles & Responsibilities 2024
4.Meeting Minutes
4.A.November 1, 2023 Meeting Minutes
5.Committee Reports
6.Citizen Comments
7.Public Hearings
7.A.Rezoning #06-23 for Winchester Gateway, LLC - (Mr. Klein)
Submitted to rezone approximately +/- 34.26-acres of a 71.85+/- acre parcel from the
RA (Rural Areas) District to the M1 (Light Industrial) District with proffers to develop
warehousing, distribution or data center uses. The property is located at the intersection
of Apple Valley Road (Route 652) and Middle Road (Route 628) and is bounded by
Route 37 to the west and is identified by Property Identification Number (PIN) 63-A-80I
in the Back Creek Magisterial District.
7.B.Conditional Use Permit #11-23 for 231 Vaucluse Spring Holding, LLC -
AGENDA
PLANNING COMMISSION
WEDNESDAY, JANUARY 3, 2024
7:00 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC01-03-24ElectionofOfficers.pdf
PC01-03-24MinutesNovember1.pdf
PC01-03-24REZ06-23_Redacted.pdf
1
(Mrs. Peloquin)
Submitted for a recreation area and resort, a public restaurant, and a special event
facility. The property is located at 231 Vaucluse Spring Lane, Stephens City, Virginia
and is identified with Property Identification Number 84-A-53A in the Back Creek
Magisterial District.
7.C.Ordinance Amendment to the Frederick County Code - Signs - (Mr. Klein)
Revision to the Frederick County Zoning Ordinance, Chapter 165 to amend sign
regulations to ensure consistency within the section and increase the allowed height for
signs in the RA (Rural Areas) Zoning District.
ARTICLE II Supplementary Use Regulations; Parking; Buffers; and Regulations
for Specific Uses,
Part 201 - Supplementary Use Regulations §165-201.06 Signs
8.Action Item
8.A.Rezoning #05-23 for Round Hill Crossing - Phase 2 - (Mr. Klein)
Request for a minor amendment to the approved proffer statement associated with
Rezoning (REZ) application #03-03 (WWW, LC) to modify the number of allowed
commercial entrance connections to U.S. Route 50 West. The amendment would
enable one (1) additional right-in only entrance for a total of up to four (4) entrances for
the development. All other previously approved proffers would remain in effect
(unchanged).
9.Other
9.A.Current Planning Applications
10.Adjourn
PC01-03-24CUP11-23_Redacted.pdf
PC01-03-24OA_Signs.pdf
PC01-03-24REZ05-23_Redacted.pdf
2
Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Election of Officers, Committee Assignments, Meeting
Schedule, & Adoption of Bylaws & Roles & Responsibilities 2024
Title: Election of Officers, Committee Assignments, Meeting Schedule, & Adoption of Bylaws
& Roles & Responsibilities 2024
Attachments:
PC01-03-24ElectionofOfficers.pdf
3
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street • Winchester, Virginia 22601-5000
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Wyatt Pearson, Director
SUBJECT: 2024 Election of Officers, Committee Appointments, Meeting Schedule
DATE: December 20, 2023
________________________________________________________________________
ELECTION OF OFFICERS FOR 2024
At the first meeting of each year, the Planning Commission elects a Chairman, Vice -
Chairman and Secretary. These three Planning Commission officers assume office
immediately and hold such office for the duration of the calendar year.
For each office, the Commission will: open the nominations; accept nominations; close
nominations; and vote to fill the officer position. The Planning Director will conduct these
elections.
ADOPTION OF MEETING SCHEDULE FOR 2024
At the first meeting of each year, the Planning Commission adopts their meeting schedule
for the ensuing year.
Historically, the Commission has held meetings on the first and third Wednesdays of each
month at 7:00 p.m., to be held in the Board of Supervisors meeting room. The
Comprehensive Plans & Programs Committee (CPPC) meets on the second Monday of
each month at 7:00 p.m. in the first-floor conference room and the Development Review
& Regulations Committee meets on the fourth Thursday of each month at 4:00 p.m.* in
the first-floor conference room. The Planning Commission’s meeting schedule for
inclement weather states that in the event that weather causes the cancelation of a
regularly scheduled Wednesday evening meeting, the meeting will be held on the
following Thursday evening.
*The DRRC time was recently changed after polling the committee membership.
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Memorandum: Elections, Appointments, and Meeting Times
December 20, 2023
Page 2 of 2
COMMITTEE ASSIGNMENTS FOR 2024
At the first meeting of each year, the Chairman appoints the membership for the
Comprehensive Plans and Programs Committee (CPPC) and the Development Review &
Regulations Committee (DRRC). The Chairman also appoints a Planning Commission
liaison to the: Transportation Committee (TC), Historic Resources Advisory Board (HRAB),
Conservation Easement Authority (CEA), Frederick Water, and the Winchester Planning
Commission.
PLANNING COMMISSION BY-LAWS FOR 2024
At the first meeting of each year, the Planning Commission adopts their Bylaws, and Roles
and Responsibilities for the ensuing year. Mid-year last year the Commission added
electronic attendance capabilities to the By-Laws, that is the only change since last year.
These documents are attached.
Please contact staff should you have questions.
Attachments: Proposed 2024 Planning Commission Bylaws
Proposed 2024 Planning Commission Roles and Responsibilities
5
PLANNING COMMISSION BYLAWS
County of Frederick, Virginia
Proposed by Planning Commission
January 3, 2024
ARTICLE I - AUTHORIZATION
1-1 The Frederick County Planning Commission is established by and in conformance with Chapter 21
of the Code of Frederick County, and in accord with the provisions of Section 15.2-2210 of the
Code of Virginia (1950), as amended.
1-2 The official title of this body shall be the Frederick County Planning Commission, hereinafter
referred to as the "Commission".
ARTICLE II - PURPOSE
2-1 The primary purpose of the Commission is to advise the Frederick County Board of Supervisors
and to carry out all duties and functions described by the Code of Virginia, as amended.
ARTICLE III - MEMBERSHIP
3-1 The membership of the Commission shall be determined by the Frederick County Board of
Supervisors as specified in Chapter 21 of the Code of Frederick County. Methods of appointment
and terms of office shall be determined by Chapter 21 of the Code of Frederick County.
3-2 Within the first month of initial appointment, new Commissioner appointees shall: 1) participate in
an orientation to familiarize themselves with the operations of the Department and the
Commission, and 2) meet with planning staff representatives in an effort to review and better
understand specific agenda items by no later than their second Planning Commission meeting.
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ARTICLE IV - OFFICERS
4-1 Officers of the Commission shall consist of a chairman, vice-chairman and secretary. The
chairman and vice-chairman must be voting members of the Commission. The secretary shall be a
member of the Commission or a county employee.
4-2 Selection
4-2-1 The officers shall be elected by the voting members of the Commission at the first
meeting of the calendar year.
4-2-2 Nomination of officers shall be made from the floor. Elections of officers shall
follow immediately. A candidate receiving a majority vote of the entire voting
membership shall be declared elected.
4-3 Duties
4-3-1 The Chairman shall:
4-3-1-1 Preside at meetings.
4-3-1-2 Appoint committees.
4-3-1-3 Rule on procedural questions. A ruling on a procedural question
by the chairman shall be subject to reversal by a two-thirds
majority vote of the members present.
4-3-1-4 Report official communications.
4-3-1-5 Certify official documents involving the authority of the
Commission.
4-3-1-6 Certify minutes as true and correct copies.
4-3-1-7 Carry out other duties as assigned by the Board of Supervisors and
the Commission.
4-3-2 The Vice-Chairman shall:
4-3-2-1 Assume the full powers of the chairman in the absence or inability
of the chairman to act.
4-3-2-2 When acting as chair, the vice-chairman shall carry out other
duties as assigned by the Board of Supervisors and the
Commission Chairman.
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4-3-3 The Secretary shall:
4-3-3-1 Ensure that attendance is recorded at all meetings.
4-3-3-2 Ensure that the minutes of all Commission meetings are recorded.
4-3-3-3 Notify members of all meetings.
4-3-3-4 Prepare agendas for all meetings.
4-3-3-5 Maintain files of all official Commission records and reports.
Official records and reports may be purged in accordance with
applicable state codes.
4-3-3-6 Give notice of all Commission meetings, public hearings and
public meetings.
4-3-3-7 Provide to the Board of Supervisors reports and recommendations
of the Commission.
4-3-3-8 Attend to the correspondence necessary for the execution of the
duties and functions of the Commission.
4-4 Term of Office
4-4-1 Officers shall be elected for a one-year term or until a successor takes office. Vacancies
shall be filled for an unexpired term by a majority vote of the Commission. In such cases,
the newly elected officer shall serve only until the end of the calendar year or until a
successor takes office.
4-5 Temporary Chairman
4-5-1 In the event of the absence of both the chairman and the vice-chairman from any meeting,
the Commission shall designate from among its members a temporary chairman who shall
act for that meeting in the absence of the chairman or vice-chairman.
ARTICLE V - COMMITTEES
5-1 The Commission shall establish committees necessary to accomplish its purpose.
5-2 In establishing committees, the Commission shall describe the purpose for each committee.
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5-3 Members of the committees shall be appointed by the chairman and will serve for a term of one
year. The chairman may request recommendations from the Commission or committee members
on committee appointments.
5-4 Commission members, employees of the County, and citizen volunteers may be members of the
committee.
5-5 The chairman and vice-chairman of the Planning Commission shall be ex-officio members of every
committee.
5-6 The committees will elect a chairman and vice-chairman annually. These officers shall be current
Commission members and should represent different Magisterial Districts, if possible.
5-7 The committees may operate as a committee of the whole or by executive committee, with current
and past Commission members serving as members of the executive committee.
5-8 The committees may establish standing subcommittees whose activities will be a specific
responsibility of the parent committee. One executive committee member will serve as liaison to
the standing subcommittee and will assist staff in managing its activities. Membership will be
comprised of past Commission members and citizens. Membership will be appointed by the
chairman of the Committee with concurrence by the Commission Chairman.
5-9 The committees may establish working groups to assist in specific, carefully-defined tasks for a
limited period of time. Important considerations for membership on the working group are skills
and experience necessary to assist in providing acceptable solutions. Membership will be
appointed by the Chairman of the Committee with concurrence by the Commission Chairman.
ARTICLE VI – COMMISSION MEETINGS
6-1 At the first meeting of each calendar year, the Commission shall fix the date, time, and place of all
its regular meetings for the ensuing calendar year and shall fix the day on which a regular meeting
shall be continued should the Chairman declare that weather or other conditions make it hazardous
for members to attend.
6-2 Special meetings may be called by the chairman or by the secretary after due notice and publication
by the secretary.
6-3 Notice of all meetings shall be sent by the secretary with an agenda at least five calendar days
before the meeting.
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6-4 All meetings of the Commission shall be open to the public except for Closed Sessions held in
accordance with the provision specified under Section 2.2-3711(A) of the Code of Virginia, 1950,
as amended.
6-5 Remote Meeting Participation [Adopted October 18, 2023]
The Planning Commission adopted the following policy to permit individual
Commissioners to participate via electronic communication means in Planning Commission
meetings, as permitted by Virginia Code §2.2-3708.3. Section §2.2-3708.3 states, with respect to
such a policy: “The policy shall be applied strictly and uniformly, without exception, to the entire
membership and without regard to the identity of the member requesting remote participation or the
matters that will be considered or voted on at the meeting.”
A Commissioner may participate from a remote location when he or she experiences a
personal matter or medical condition or disability that prevents attendance in person, or when a
family member’s medical condition that requires the member to provide care for such family
member prevents the member’s attendance in person. Whenever a Commissioner wishes to
participate from a remote location, the following requirements apply:
•On or before the day of the meeting, the Commissioner must notify Chair, or, if the
Commissioner who wishes to participate remote is the Chair, the Chair must notify the
Vice Chair, and indicate the nature of the matter necessitating remote participation, as set
forth below.
•The Commissioner’s absence must be due to a personal matter or medical condition or
disability that prevents attendance in person, or when a family member’s medical condition
that requires the member to provide care for such family member prevents the member’s
attendance in person.
o In the case of absence due to a personal matter (not medical/disability), the
Commissioner may not participate remotely more than 25% of the meetings in one
calendar year, and the Commissioner shall identify the personal reason, for
inclusion in the Planning Commission’s minutes to note remote participation for
that reason.
o In case of absence due to medical/disability reason, or a family member’s medical
condition, the minutes must note the fact of remote participation for that reason,
but minutes need not note the particular condition/disability. There is no limit on
the number of times a Commissioner may participate remotely for
medical/disability reasons.
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•The Commissioner must identify the location of his or her participation (which itself need
not be open to the public), for inclusion in the Planning Commission’s minutes.
•The Commissioner’s voice must be audible to all persons attending the meeting in person.
•The Planning Commission must approve such participation on the particular occasion and
note the fact in the minutes, including the reason for remote participation and the remote
location from which the member participated. If the Planning Commission denies
participation, the Planning Commission also must note that fact in the minutes, with the
reasons for disapproval. With respect to approval/denial, the Planning Commission must
uniformly apply the policy (denial can only be for noncompliance with the policy).
•A Quorum of the Planning Commission must be physically present at the meeting location.
ARTICLE VII - VOTING
7-1 A majority of voting members shall constitute a quorum. No action shall be taken, or motion made
unless a quorum is present.
7-2 No action of the Commission shall be valid unless authorized by a majority vote of those present
and voting.
ARTICLE VIII - OPERATING RULES
8-1 Order of Business for a regular meeting
8-1-1 Call to Order.
8-1-2 Adoption of the Agenda.
8-1-3 Consideration of Minutes.
8-1-4 Committee Reports.
8-1-5 Citizen Comments on Items not on the Agenda.
8-1-6 Public Hearings.
8-1-7 Action Items.
8-1-8 Information/Discussion Items
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8-1-9 Other.
8-1-10 Adjournment.
8-2 Minutes
8-2-1 The Commission shall keep minutes of each meeting. The chairman and secretary shall
sign all minutes following approval by the Commission certifying that the minutes are true
and correct. Minutes made available to the public prior to formal approval by the
Commission shall be clearly identified as a draft version of the meeting.
8-3 Procedures
8-3-1 Parliamentary procedure in the Commission meetings shall be governed by Robert's Rules
of Order, except where otherwise specified in these procedures.
8-3-2 Whenever an agenda item involves a recommendation to the Board of Supervisors, the
Commission shall continue to consider the item until a definite recommendation is made.
If a motion has been made and defeated, additional, different motions may be made
concerning the item under consideration.
8-3-3 The initial motion on an agenda item shall be made by a member representing the
application’s Magisterial District. If both District representatives are absent or decline to
make the initial motion, then any other Commissioner may act.
8-3-4 Business items on the agenda shall be considered using the following procedures:
8-3-4-1 Report by County Staff.
8-3-4-2 Presentation by Applicant.
8-3-4-3 Citizen Comment.
8-3-4-4 Applicant Response.
8-3-4-5 Staff Summary.
8-3-4-6 Discussion by Commission.
8-3-4-7 Motion and Action by Commission.
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8-3-5 Public comment shall be allowed in all cases required by the Code of Virginia, 1950, as
amended, or the Code of Frederick County. In other cases, the chairman may allow public
comment.
8-3-6 The Commission members may ask questions of clarification and information after the
staff report, applicant presentation, and/or citizen comment.
8-3-7 Petitions, displays, documents or correspondence presented at a meeting may be made part
of the official record of the meeting by motion of the Commission and are to be kept on file
by the secretary. Such items need not be made part of the published minutes.
8-3-8 Public Hearings
8-3-8-1 The Commission shall hold public hearings on all items for which hearings
are required by the Code of Virginia, 1950, as amended, or by the Code of
Frederick County. Such public hearing shall be advertised and
notifications provided as required by the Code of Virginia, 1950, as
amended.
8-3-8-2 The Chairman may establish special rules for any public hearing at the
beginning of said hearing. These rules may include limitations on the time
of staff report, applicant presentation and citizen comment.
8-3-8-3 In addition to those required by law, the Commission may hold public
hearings on any matter, under the purview of the Commission, which it
deems to be in the public interest. In such cases, the public hearings shall
follow all procedures described for public hearing in these bylaws.
8-3-8-4 The 90-day period (Section 165-102.03 of the Frederick County Zoning
Ordinance) for the Planning Commission to make a rezoning
recommendation to the Board will start after the first Commission meeting
following the referral of the amendment to the Commission.
8-3-9 Tabling
8-3-9-1 The Planning Commission shall have the authority to postpone agenda
items 45- calendar days (less if reaching the limits of Section 165-102.03)
for any one of the following:
A)The agenda item does not meet the requirements of the Code of
Virginia, 1950, as amended.
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B)The agenda item does not meet the requirements of the Code of
Frederick County.
C)Insufficient information has been provided for the agenda item.
D)Revised proffers have been received from the applicant less than
eight (8) calendar days of the advertised Planning Commission
meeting.
E)Issues or concerns that arise during formal discussion of the
agenda item warrant additional information or study.
F)The applicant provides the Frederick County Planning
Department with a written request to postpone the agenda item.
G)The Frederick County Planning Department is advised of an
emergency situation that prevents attendance by the applicant.
H)The applicant fails to appear at the meeting in which the
application has been advertised to appear.
8-3-9-2 The applicant shall be permitted to request that an agenda item be
postponed from a scheduled Planning Commission meeting one time. The
Planning Commission shall table the application for a specific period of
time to ensure that the requirements of Section 165-102.03 of the
Frederick County Zoning Ordinance are not exceeded unless the applicant
requests a waiver from this requirement. In no case shall an application be
postponed for more than 12 months from the time the complete
application was received by the Zoning Administrator or applicable staff.
8-3-9-3 An application that has been postponed for an unspecified period of time
shall be re-advertised for consideration by the Planning Commission once
the following steps have been completed:
A)The applicant has requested in writing that the agenda item be
considered by the Planning Commission.
B)The applicant has provided all required information to the
Frederick County Planning Department which addresses all
concerns of the Planning Commission.
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8-3-10 Work sessions
8-3-10-1 The Commission may hold work sessions at which the procedural rules
of these bylaws shall not apply.
8-3-10-2 Work sessions shall be held after the adjournment of regular meetings or
at the time and place set by the Commission and/or the Board of
Supervisors.
8-3-10-3 Notice of work sessions shall be sent to the Planning Commissioners at
least five days before the session.
8-3-10-4 The chairman shall lead the session and require orderly behavior and
discussion.
8-3-10-5 No actions shall be taken, or motions made at a work session.
8-3-10-6 Work sessions shall be open to the public. Public comment is not
required at a work session.
8-3-10-7 The secretary shall keep a general record of all work sessions and the
items discussed.
8-3-11 Adjournment
8-3-11-1 In no case shall the Commission consider any new items after 10:30 P.M.
and the meeting shall be adjourned by 11:00 P.M. In the instance that an
item begun before 10:30P.M. has not been acted on by the 11:00 P.M.
hour, the Commission may, by majority vote, lift the adjournment time
until a recommendation has been made, or such time, after 11:00 P.M., as
the Commission may fix.
ARTICLE IX - AMENDMENTS
9-1 These bylaws may be amended by a majority vote of the entire voting membership after
thirty days prior notice at any time during the calendar year.
9-2 The Planning Commission shall conduct an annual review of these bylaws each calendar
year to ensure their accuracy.
9-3 At the first meeting of the calendar year, the By-Laws will be adopted.
15
FREDERICK COUNTY PLANNING COMMISSION
ROLES AND RESPONSIBILITIES
PROPOSED - JANUARY 3, 2024
This document has been prepared to assist Frederick County Planning Commissioners in
understanding what their role and responsibilities are in the myriad of activities that they
accept as a member of the Planning Commission. This compilation is a companion
document to the Commission’s By-Laws.
APPLICATION COMMUNICATIONS
There are three primary sources of information gathered by and weighed by the Planning
Commission in order to make quality planning recommendations to the Board of
Supervisors. They are ex-parte communications; staff reports and public input.
Ex-Parte Communications:
Individual meetings between Commissioners and an applicant/developer regarding a
specific application shall follow the Virginia Freedom of Information Act. During this
discussion or at any other time prior to action taken by the Commission on the
application, a Planning Commissioner should make no commitments or endorsements.
Any new written materials provided by the applicant to any one Commissioner shall be
made available to all commissioners and staff by the applicant prior to the application
appearing on the agenda. To not do so may result in the application being tabled at the
Planning Commission public hearing.
Staff Application Briefings/Work Sessions:
Prior to the first public hearing being held, staff will hold a briefing for the Planning
Commissioners, with an invitation extended to the Board of Supervisors to participate,
regarding any application deemed sufficiently complicated / controversial to warrant
detailed explanation. The purpose is to apprise the Commissioners regarding the details
of the application, both those items that meet the ordinance and those that do not. This
provides the opportunity for the Commissioners to have a common understanding of the
application prior to the public hearing. The decision to hold a briefing on a specific
application will be made jointly by the Director of Planning and the Chairman of the
Planning Commission. In addition to complexity, the application shall be basically
complete prior to scheduling the briefing.
The Planning Commission may request a work session for an application which, after the
first public hearing is concluded, is subsequently postponed. The purpose of the work
session is to discuss amongst each other and with staff details of the application, any
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2024 Planning Commission Roles and Responsibilities
Proposed - January 3, 2024
revised proffers provided or anticipated by the applicant, and other improvements which
could be made to the application.
For either a briefing or a work session:
-The applicant should attend but will not have an active role.
-The format of a Planning Commission work session as identified in paragraph 8-
3-10 of the Commission’s By-Laws will be used.
-In no case will the legal timeline for consideration before the Planning
Commission be changed.
Public Hearing/Meeting:
Efficient and effective public hearings are an essential part of enabling the Commission
to make reasoned recommendations to the Board of Supervisors.
Every attempt will be made to obtain focused and broad representation of opinion or
information from the public. When possible, specific time limitations will not be used.
However, both rules of order as well as time constraints most appropriate for the specific
application will be implemented when there is either large interest in or controversy
regarding an application.
One constant during this process on both the part of the public, the applicant, and the
Commission itself is civility and respect for information offered or a differing opinion.
Deviation from this behavior is unacceptable.
COMMISSIONER DEVELOPMENT:
Each Commissioner shall be committed to preparing for and keeping knowledge current
in order to do the most effective job for the community.
New initial appointees should strive to obtain Planning Commissioner certification from
an acceptable training program within the first year of appointment. This training is
supported by the Planning Department budget.
Further continuing education through many offerings should be pursued and will be
supported by the Planning budget as possible. These opportunities should be shared
amongst the number of Commissioners who are serving. Examples include seminars or
workshops from the Virginia Commonwealth University Land Use Education Program,
and publications or opportunities from the American Planning Association. A library is
maintained by the Planning office.
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COMMISSIONER ATTENDANCE:
Commissioners are expected to participate in 80% of the regularly scheduled meetings
per year. Members who cannot attend a meeting due to illness, business, and other
governmental or family reasons should notify the Commission Chairman and/or staff
Administrative Assistant prior to the scheduled meeting in order for the absence to be
noted. It may affect quorum considerations.
Especially essential is preparation and readiness for each of the Commission’s meetings
in order to use not only the Commission’s but the staff’s and public’s time wisely.
COMMISSION COMMITTEE ASSIGNMENTS:
Appointments to a Commission committee or liaison assignments are made by the
chairman and shared by the membership. Generally, they involve a once per month
meeting.
CONFLICT OF INTEREST:
Each Commissioner needs to be familiar with Commonwealth of Virginia information on
conflict of interest. If a Commissioner is unsure if there is conflict, the County Attorney
is the correct resource.
Upon determination that there is or might be perceived to be a conflict, the Commissioner
should state immediately after the agenda item is read that recusal action is necessary
(with, preferably, stating the reason) then step down from the dais until the item is
concluded.
PUBLIC REPRESENTATION:
Commissioners are citizens, too. If there is a public item that is of interest, the
Commissioner should participate, but not identify themselves as members of the
Frederick County Planning Commission unless acting in an official capacity and directed
to do so. Implied endorsements by the Commission should be avoided.
18
FREDERICK COUNTY PLANNING COMMISSION
ROLES AND RESPONSIBILITIES
PROPOSED - JANUARY 3, 2024
This document has been prepared to assist Frederick County Planning Commissioners in
understanding what their role and responsibilities are in the myriad of activities that they
accept as a member of the Planning Commission. This compilation is a companion
document to the Commission’s By-Laws.
APPLICATION COMMUNICATIONS
There are three primary sources of information gathered by and weighed by the Planning
Commission in order to make quality planning recommendations to the Board of
Supervisors. They are ex-parte communications; staff reports and public input.
Ex-Parte Communications:
Individual meetings between Commissioners and an applicant/developer regarding a
specific application shall follow the Virginia Freedom of Information Act. During this
discussion or at any other time prior to action taken by the Commission on the
application, a Planning Commissioner should make no commitments or endorsements.
Any new written materials provided by the applicant to any one Commissioner shall be
made available to all commissioners and staff by the applicant prior to the application
appearing on the agenda. To not do so may result in the application being tabled at the
Planning Commission public hearing.
Staff Application Briefings/Work Sessions:
Prior to the first public hearing being held, staff will hold a briefing for the Planning
Commissioners, with an invitation extended to the Board of Supervisors to participate,
regarding any application deemed sufficiently complicated / controversial to warrant
detailed explanation. The purpose is to apprise the Commissioners regarding the details
of the application, both those items that meet the ordinance and those that do not. This
provides the opportunity for the Commissioners to have a common understanding of the
application prior to the public hearing. The decision to hold a briefing on a specific
application will be made jointly by the Director of Planning and the Chairman of the
Planning Commission. In addition to complexity, the application shall be basically
complete prior to scheduling the briefing.
The Planning Commission may request a work session for an application which, after the
first public hearing is concluded, is subsequently postponed. The purpose of the work
session is to discuss amongst each other and with staff details of the application, any
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2024 Planning Commission Roles and Responsibilities
Proposed - January 3, 2024
revised proffers provided or anticipated by the applicant, and other improvements which
could be made to the application.
For either a briefing or a work session:
-The applicant should attend but will not have an active role.
-The format of a Planning Commission work session as identified in paragraph 8-
3-10 of the Commission’s By-Laws will be used.
-In no case will the legal timeline for consideration before the Planning
Commission be changed.
Public Hearing/Meeting:
Efficient and effective public hearings are an essential part of enabling the Commission
to make reasoned recommendations to the Board of Supervisors.
Every attempt will be made to obtain focused and broad representation of opinion or
information from the public. When possible, specific time limitations will not be used.
However, both rules of order as well as time constraints most appropriate for the specific
application will be implemented when there is either large interest in or controversy
regarding an application.
One constant during this process on both the part of the public, the applicant, and the
Commission itself is civility and respect for information offered or a differing opinion.
Deviation from this behavior is unacceptable.
COMMISSIONER DEVELOPMENT:
Each Commissioner shall be committed to preparing for and keeping knowledge current
in order to do the most effective job for the community.
New initial appointees should strive to obtain Planning Commissioner certification from
an acceptable training program within the first year of appointment. This training is
supported by the Planning Department budget.
Further continuing education through many offerings should be pursued and will be
supported by the Planning budget as possible. These opportunities should be shared
amongst the number of Commissioners who are serving. Examples include seminars or
workshops from the Virginia Commonwealth University Land Use Education Program,
and publications or opportunities from the American Planning Association. A library is
maintained by the Planning office.
20
Page 3
2024 Planning Commission Roles and Responsibilities
Proposed - January 3, 2024
COMMISSIONER ATTENDANCE:
Commissioners are expected to participate in 80% of the regularly scheduled meetings
per year. Members who cannot attend a meeting due to illness, business, and other
governmental or family reasons should notify the Commission Chairman and/or staff
Administrative Assistant prior to the scheduled meeting in order for the absence to be
noted. It may affect quorum considerations.
Especially essential is preparation and readiness for each of the Commission’s meetings
in order to use not only the Commission’s but the staff’s and public’s time wisely.
COMMISSION COMMITTEE ASSIGNMENTS:
Appointments to a Commission committee or liaison assignments are made by the
chairman and shared by the membership. Generally, they involve a once per month
meeting.
CONFLICT OF INTEREST:
Each Commissioner needs to be familiar with Commonwealth of Virginia information on
conflict of interest. If a Commissioner is unsure if there is conflict, the County Attorney
is the correct resource.
Upon determination that there is or might be perceived to be a conflict, the Commissioner
should state immediately after the agenda item is read that recusal action is necessary
(with, preferably, stating the reason) then step down from the dais until the item is
concluded.
PUBLIC REPRESENTATION:
Commissioners are citizens, too. If there is a public item that is of interest, the
Commissioner should participate, but not identify themselves as members of the
Frederick County Planning Commission unless acting in an official capacity and directed
to do so. Implied endorsements by the Commission should be avoided.
21
Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Meeting Minutes
Title: November 1, 2023 Meeting Minutes
Attachments:
PC01-03-24MinutesNovember1.pdf
22
Frederick County Planning Commission Page 4070
Minutes of November 1, 2023
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on November 1, 2023.
PRESENT: John F. Jewell, Chairman; Roger L. Thomas, Vice Chairman/Opequon District; Robert S.
Molden, Opequon District; Justin Kerns, Stonewall District; H. Paige Manuel, Shawnee District; Elizabeth
D. Kozel, Shawnee District; Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District;
Betsy Brumback, Back Creek District; Mollie Brannon, Back Creek District; Tim Stowe, Red Bud District;
Charles Markert, Red Bud District; Roderick B. Williams, County Attorney.
ABSENT: William A. Orndoff, Stonewall District
STAFF PRESENT: Wyatt G. Pearson, Director; M. Tyler Klein, Senior Planner; Kayla Peloquin, Planner
I; Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Jewell called the November 1, 2023 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Jewell commenced the meeting by inviting everyone to join in
a moment of silence.
ADOPTION OF AGENDA
Upon a motion made by Commissioner Thomas and seconded by Commissioner Manuel,
the Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Thomas and seconded by Commissioner Kozel, the
Planning Commission unanimously adopted the minutes from the September 6, 2023 meeting.
-------------
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Frederick County Planning Commission Page 4071
Minutes of November 1, 2023
COMMITTEES
None to present
------------
CITIZEN COMMENTS
Chairman Jewell called for citizen comments on any subject not currently on the Planning
Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward
to speak and Chairman Jewell closed the public comments portion of the meeting.
-------------
PUBLIC HEARING
Conditional Use Permit #10-23 for Roses Plumbing (Michael and Brenda Rose) submitted for a
cottage occupation (plumbing service). The property is located at 311 Paddys Run Road, Star
Tannery, Virginia and is identified with Property Identification Number 80-A-22 in the Back Creek
Magisterial District.
Action – Recommend Approval
Kayla Peloquin, Planner I, reported this Conditional Use Permit (CUP) application is for a
cottage occupation to operate a plumbing business. She shared a location map of the property and noted
the Applicant is proposing the following:
• Using an existing warehouse for the storage of materials.
• One (1) employee not residing on the premises to access the property periodically
to gather materials.
• Typical hours of 7:00 a.m. – 5:00 p.m., Monday – Friday along with afterhours
visits for emergency calls.
• No customers to visit the property.
Ms. Peloquin shared the definition of a cottage occupation per the Zoning Ordinance
(§165-101.02). She presented the conditions of this CUP as recommended by Staff:
1. All review agency comments and requirements shall be complied with at all times.
2. One (1) employee that is not residing on the premises is permitted.
3. No customers permitted on the property.
4. Any expansion or modification of this use will require the approval of a new CUP.
The Commission asked Staff why a cottage occupation CUP is necessary, and Staff
explained, because there is an employee of the business a cottage occupation CUP is required as this does
not meet the definition of a home occupation. The Commission directed Staff to consider amending the
cottage occupation definition in the Zoning Ordinance to allow for an employee with a standard home
occupation.
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Frederick County Planning Commission Page 4072
Minutes of November 1, 2023
Chairman Jewell called for anyone who wished to speak regarding this Public Hearing
to come forward at this time. A neighbor of the Applicant spoke in support of the application and stated
they do not see why a CUP is required to operate in this proposed manner. No one else came forward to
speak and Chairman Jewell closed the public comment portion of the hearing.
Upon a motion made by Commissioner Brumback and seconded by Commissioner Stowe
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Conditional Use Permit #10-23 for Roses Plumbing (Michael and Brenda Rose) submitted for a cottage
occupation (plumbing service). The property is located at 311 Paddys Run Road, Star Tannery, Virginia
and is identified with Property Identification Number 80-A-22 in the Back Creek Magisterial District.
(Note: Commissioner Orndorff, Stonewall District was absent from the meeting)
Ordinance Amendment to the Frederick County Code – revisions to the Frederick County Zoning
Ordinance, Chapter 165 to amend “Allowed Uses” tables contained in the planned development
(Article V0, and business and industrial districts (Article VI) to update and convert the permitted
uses terminology to the North American Industry Classification System (NAICS), remove reference
to the Standard Industrial Classification (SIC) in other sections of the Zoning Ordinance, and to add
or remove specific uses from the business and industrial districts “Allowed Uses” tables.
Action – Recommend Approval
M. Tyler Klein, Senior Planner, reported There are two (2) proposals for consideration.
They are not mutually exclusive; staff has separated the proposals to ensure the potential changes outlined
below in “Proposal B” do not get lost in the complexity of “Proposal A.” Please note new topic for
consideration in bold below under “Proposal B.”
Proposal A: Conversion of Allowed Uses Terminology
The first proposal is to amend “Allowed Uses” tables contained in the planned development
(Article V), and business and industrial districts (Article VI) to update and convert the
permitted uses terminology to the North American Industry Classification System
(NAICS) and remove reference to the Standard Industrial Classification (SIC) in other
sections the Zoning Ordinance.
The NAICS is an alternative system in classifying business establishments that is
maintained and updated on a regular basis by the Office of Management and Budget (OMB). The 2022
edition of the NAICS classification system was reviewed by staff and used in drafting ordinance revisions
to convert from SIC to NAICS. As amended, the “Allowed Uses” list for each district was updated to reflect
NAICS terminology and to remove numeric SIC coding. A statement was added to the “Intent” section of
each district specifying how the Zoning Administrator may interpret use definitions, using those definitions
provided through NAICS resources. Given the broad impact this change will have on the Zoning Ordinance,
the information contained herein is limited only to the use tables impacted. The permitted uses list contained
in the MS (Medical Support) District was condensed into a single section with use group subsections
removed to provide additional clarity and remove duplicative uses. Other sections of the ordinance that
reference SIC have also been amended to ensure consistency throughout (for example the “Additional
Regulations for Specific Uses” section).
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Frederick County Planning Commission Page 4073
Minutes of November 1, 2023
Proposal B: Additions & Deletions to the Allowed Uses List; Other Changes:
The second proposal is to add or remove specific uses from the business and industrial
districts “Allowed Uses” tables. Specific additions and deletions are detailed below for
each district.
B1 (Neighborhood Business) District
“Car washes” were removed from the “Allowed Uses” list. This deletion was on the
recommendation of the Development Review and Regulations Committee (DRRC).
B2 (General Business) District
The following uses were added to the “Allowed Uses” list: Broadcasting and Content
Providers, Automotive Oil Change and Lubrication Shops, and Technical and Trade
Schools.
B3 (Industrial Transition) District
The following uses were added to the “Allowed Uses” list: Warehousing and Storage,
Gasoline Stations with or without Convenience Stores (and excluding Fuel Dealers),
Professional, Scientific, and Technical Services including Testing Laboratories including
General Business Offices, Electronic Precision Equipment Repair and Maintenance,
Consumer Goods Rentals and Car, Truck, Utility Trailers, and RV (Recreational Vehicle)
Rental and Leasing.
TM (Technology-Manufacturing Park) District
The following uses were added to the “Allowed Uses” list: Storage Batteries and Primary
Battery Manufacturing.
M1 (Light Industrial) District
The following uses were added to the “Allowed Uses” list: Storage Batteries and Primary
Battery Manufacturing, and Waste Management & Remediation Services limited to glass,
cardboard, and plastics recycling and excluding incinerators.
M2 (Industrial General) District
Tractor truck and tractor truck trailer parking was moved from the “Conditional Uses” list
to the “Allowed Uses” list.
MS (Medical Support) District
Remove requirement for locating “Continuing Care Retirement Communities” within a
two-mile radius of the Route 37 Medical Center Interchange (§165-504.02(B)(c)(1)).
HE (Higher Education)
The permitted use list was expanded to include accessory and secondary uses typically
associated in conjunction with education campus settings, for example restaurants and
retail uses.
EM (Extractive Mining) District
“Parks” was added to the “Permitted Uses” list.
Other Topics for Consideration:
Staff requests the Planning Commission consider the addition of battery storage as a
conditional use (requiring an approved conditional use permit or CUP) in the TM
(Technology Manufacturing), M1 (Light Industrial) and M2 (Industrial General) Zoning
26
Frederick County Planning Commission Page 4074
Minutes of November 1, 2023
Districts. Battery storage operations enable energy from renewables, like solar, to be stored
and then released when the power is needed most. This is a new and emerging industry.
Staff notes battery storage is a separate, distinctive, use from primary battery and storage
battery manufacturing which has previously been allowed as a by-right use M2 District,
and is proposed as part of this ordinance amendment to also be allowed by-right in the TM
and M1 Districts.
Current Zoning Ordinance Standard:
The ordinance currently classifies industries using the Standard Industrial Classification
System (SIC), which was last updated in 1987. The SIC includes many uses that have
outdated terminology and definitions. Use of SIC presents a challenge to staff in making
interpretations and determinations regarding uses, especially for new and emerging
industries.
The Development Review and Regulations Committee (DRRC) met and discussed this
item at their February 23rd, March 23rd, and April 27, 2023, meetings. The primary discussion among the
DRRC was whether there were additional uses to be added to the permitted use list, or if specific uses
should be removed. The DRRC endorsed the proposed changes, including the additions outlined above and
specifically recommended the deletion of “car washes” from the B1 District. The Committee expressed
support for the conversion of the “Allowed Uses” tables to NAICS, stating it made the ordinance more
“user friendly” to existing and potential new businesses and updated outdated industry terminology.
The Planning Commission discussed this item on July 5th. The Planning Commission
unanimously supported Proposal A (Conversion of Use Terminology); the Planning Commission was
generally supportive of Proposal B (Additions & Deletions to Allowed Uses Lists). Commissioner Thomas
expressed reservation about additional uses proposed for the HE (Higher Education) Zoning District, noting
that development of the district without the school/college campus component could be problematic.
The Board of Supervisors discussed this item on August 9th and were generally supportive
of the proposals. The Board through consensus requested a specific revision to the MS (Medical Support)
district text to remove the requirement for locating “Continuing Care Retirement Communities” within a
two-mile radius of the Route 37 Medical Center Interchange as they stated it may be prohibitive to the
establishment of another medical campus and continuing care facilities elsewhere in the County.
Staff is seeking a recommendation by the Planning Commission on Proposal A
(Conversion of “Allowed Uses” Terminology”) and/or Proposal B (Additions & Deletions to “Allowed
Uses” List) to send forward to the Board of Supervisors
Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. No one came forward to speak and Chairman Jewell closed the public comment
portion of the hearing.
The Planning Commission expressed reservation and did not offer a recommendation on
the inclusion “battery storage” as a conditional use in the TM, M1 and M2 districts. In their discussion
regarding “battery storage” the Planning Commission noted this was a very new and emerging industry
with lots of variables and it may not be the right time to include the use with so many potential unknowns.
Upon a motion made by Commissioner Thomas and seconded by Commissioner Aikens
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Frederick County Planning Commission Page 4075
Minutes of November 1, 2023
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Ordinance Amendment to the Frederick County Code – revisions to the Frederick County Zoning
Ordinance, Chapter 165 to amend “Allowed Uses” tables contained in the planned development (Article
V0, and business and industrial districts (Article VI) to update and convert the permitted uses terminology
to the North American Industry Classification System (NAICS), remove reference to the Standard Industrial
Classification (SIC) in other sections of the Zoning Ordinance, and to add or remove specific uses from the
business and industrial districts “Allowed Uses” tables.
(Note: Commissioner Orndorff, Stonewall District was absent from the meeting)
-------------
OTHER
Ordinance Amendment – Sign Ordinance (Revisions and RA Sign Height)
M. Tyler Klein reported, the following changes are proposed to Signs Ordinance (§165-
201.06) section of the Zoning Ordinance:
• To remove §165-201.06(1)(C) which is no longer necessary as “signs allowed in
certain districts” are no longer listed in each zoning district. Table 1, outlined later
in the Sign Ordinance, specifies the sign types allowed in each zoning district.
• To increase the allowed height permitted in the RA (Rural Areas) Zoning District
from four (4) feet to eight (8) feet in height.
This ordinance amendment was initiated by staff.
Mr. Klein shared a comprehensive revision to the sign ordinance was adopted by the Board
of Supervisors in May 2023. In implementing the revised ordinance staff have identified inconsistencies in
the sections that require immediate attention. The sign height currently permitted in the RA District (four
feet) was carried over from the previous version of the ordinance.
Mr. Klein concluded, the Development Review and Regulations Committee (DRRC)
discussed this ordinance amendment on September 28, 2023, and sent the item forward for discussion. Staff
is seeking comments from the Planning Commission to forward to the Board of Supervisors for additional
discussion. Planning Commission member offered no comments and forwarded to the Board of Supervisors.
Ordinance Amendment – Telecommunication Facilities (Setback Waiver)
M. Tyler Klein reported, this is a proposal to amend the supplementary use regulations for
commercial telecommunication facilities to modify the criteria for a setback waiver by the Board of
Supervisors (§165-204.19(C)(3)(a)). He noted this ordinance amendment was initiated by a
telecommunications provider.
Current Zoning Ordinance Standard:
The Zoning Ordinance §165-204.19(C)(3)(a) specifies: “The Board may reduce the
required setback distance for the wireless facility or wireless support structure as required
by § 165-201.03B(8) of this Code if it can be demonstrated that the location is of equal or
28
Frederick County Planning Commission Page 4076
Minutes of November 1, 2023
lesser impact. When a reduced setback is requested for a distance less than the height of
the tower, a certified Virginia engineer shall provide verification to the Board that the
wireless facility or wireless support structure is designed, and will be constructed, in a
manner that if the wireless facility or wireless support structure collapsed the wireless
facility or wireless support structure will be contained in an area around the wireless facility
or wireless support structure with a radius equal to or lesser than the setback, measured
from the center line of the base of the wireless facility or wireless support structure. In no
case, shall the setback distance be reduced to less than 1/2 the distance of the height of the
wireless facility or wireless support structure.”
Mr. Klein shared; the current commercial telecommunication facilities were
comprehensively updated in 2019. The DRRC discussed this item on September 28, 2023, and endorsed
the proposed changes. Staff is seeking comments from the Planning Commission to forward to the Board
of Supervisors for additional discussion.
Planning Commission Bylaws Amendment
Wyatt G. Pearson, Director, reported, included in your packet is an amendment to the
Planning Commission bylaws to allow for code compliant electronic participation by Planning
Commissioners. The draft changes mirror the adopted board policy.
Staff would call attention to the limits established for “personal matters” which do not
allow more than two (2) instances in a given year. The State code does allow for two (2) instances annually
or 25% of the meetings held per calendar year rounded up, whichever is greater. Consequently, the
Commission could elect to include the 25% allowance which would roughly equate to six (6)
meetings assuming no cancellations in a given year.
Chairman Jewell made a motion to include the 25% allowance, seconded by Commissioner
Thomas and was unanimously accepted by the Commission.
-------------
ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Thomas to adjourn the meeting. This motion was seconded by Commissioner Aikens and unanimously
passed. The meeting was adjourned at 7:45 p.m.
Respectfully submitted,
____________________________
John F. Jewell, Chairman
___________________________
Wyatt G. Pearson, Secretary
29
Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Public Hearings
Title: Rezoning #06-23 for Winchester Gateway, LLC - (Mr. Klein)
Attachments:
PC01-03-24REZ06-23_Redacted.pdf
30
REZONING APPLICATION #06-23
WINCHESTER GATEWAY, LLC
Staff Report for the Planning Commission
Prepared: December 12, 2023
Staff Contacts: M. Tyler Klein, AICP, Senior Planner
Reviewed Action
Planning Commission 01/03/24 Pending
Board of Supervisors: 01/24/24 Pending
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/03/24 PLANNING
COMMISSION MEETING:
This is a request to rezone approximately +/- 34.26-acres of a +/-71.85-acre parcel from the RA (Rural
Areas) District to the M1 (Light Industrial) District with proffers to develop warehousing, distribution or
data center uses as stated in the application materials. Staff would note the proffers do not restrict the use
of the property to only these uses listed on the application materials.
The proposed rezoning generally implements uses typically associated with an “industrial” land use
designation in the Comprehensive Plan.
However, staff notes the following deficiencies with the proposed rezoning to be brought to the attention of
the Planning Commission for additional consideration:
• The proposed rezoning materials do not address the “high quality architecture and site design”
envisioned for the “Shady Elm Economic Development Area,” as described in the County’s
Kernstown Area Plan, which includes the subject parcel. This may include stamped/painted
concrete, brick, stone and/or glass.
• The site may develop with any of the allowed uses in the M1 Zoning District, some of which could
have a negative impact (noise, odor, glare vibrations) beyond those identified in the Impact
Analysis Statement on adjoining residential uses and historic resources. Proffered use restrictions
have not been proposed to address mitigating impacts on adjoining properties.
• The proffer statement (dated November 28, 2023) and generalized development plan (dated May
25, 2023) include a green space buffer which is intended to screen the property from adjoining
residential uses to the north of the subject property. However, the proffered buffer language is not
specific in how the buffer intent would be fulfilled if the existing landscaping is disturbed for
utility installation and maintenance or if road improvements are required to widen Apple Valley
Road and widening would need to occur within the proffered buffer area.
• The proposal does not fully address all traffic impacts on Apple Valley Road or the future
condition of the roadway as an improved collector roadway. Specifically, widening proposed in the
proffer statement along Apple Valley Road is limited to only up to the first commercial entrance.
When a second commercial entrance is proposed, Apple Valley Road improvements would only be
made if the vehicles per day (VPD) exceed 2,000 trips. Staff (and as noted on the December 2023
VDOT comment letter) would not support a proffer that does not commit to making the full Apple
Valley Road improvements, regardless of trips, along the property frontage, including pedestrian
facilities (sidewalk). These improvements would be consistent with the existing frontage from
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Rezoning #06-23 Winchester Gateway, LLC
December 12, 2023
Page 2
Shady Elm Road west to the limits of the existing Blackburn Commerce Center. Further, the traffic
study notes a large percentage of the trips anticipated to be generated from this development are
tractor trucks and trailers. Finally, improvements proposed assume only warehouse, distribution or
data center uses; however, the proffer statement does not restrict use of the property to only those
uses.
The proffer statement is in a form acceptable to the County Attorney.
Following a public hearing, a recommendation from the Planning Commission regarding this
rezoning application to the Board of Supervisors would be appropriate. The Applicant should be
prepared to adequately address all concerns raised by the Planning Commission.
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Rezoning #06-23 Winchester Gateway, LLC
December 12, 2023
Page 3
This report has been prepared by the Frederick County Planning Staff to provide information to
the Board of Supervisors to assist them in making a decision on this application. It may also be
useful to others interested in this zoning matter. Unresolved issues concerning this application
are noted by staff where relevant throughout this staff report.
PROPOSAL: This is a request to rezone approximately +/- 34.26- acres of a 71.85+/- acre parcel from the RA
(Rural Areas) District to the M1 (Light Industrial) District with proffers.
LOCATION: The subject property is located at the intersection of Apple Valley Road and Middle Road and is
bounded by Route 37 to the west.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 63-A-80I
PROPERTY ZONING: RA (Rural Areas) & M1 (Light Industrial)
PRESENT USE: Vacant/Unimproved
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Church/Residential/Agricultural
South: M1 (Light Industrial) Use: Warehouse/Distribution
East: RP (Residential Performance) Use: Residential (single-family detached)
West: Route 37/RA Use: Roadway/Agricultural
REVIEW EVALUATIONS:
Planning & Zoning:
1) Site History
The subject property was previously rezoned through rezoning (REZ) application #01-15 (Blackburn
Commerce Center). A +/-34.26-acre portion of the tract included in the Blackburn rezoning was left
split zoned RA (Rural Areas) and M1 (Light Industrial) Districts. At the time of the rezoning, the RA
zoned portion of the subject property was intended to remain undisturbed along Apple Valley Road to
serve as a buffer between existing residential uses to the east and future industrial uses to the west.
2) Comprehensive Plan
The 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 Plan is developed with the input of the public and adopted by the Board of
Supervisors (last updated November 2021). The Plan is a vital tool that provides direction for future
growth, aimed at ensuring orderly well-planned development to promote, preserve and protect the
health, safety, general welfare, and quality of life for the citizens and businesses of Frederick County.
The Area Plans in Appendix I of the Comprehensive Plan are the primary implementation tools and are
instrumental to the future planning efforts of the County.
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Rezoning #06-23 Winchester Gateway, LLC
December 12, 2023
Page 4
Land Use Compatibility
The Comprehensive Plan and the Kernstown Area Plan (adopted 2017) provide guidance on the future
development of the subject property. The Plan identifies the subject properties with an “industrial” land
use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and Urban
Development Area (UDA). Further, the Kernstown Area Plan identifies the subject property within the
“Shady Elm Economic Development Area.” As described in the plan:
“The Shady Elm Economic Development Area is designed to be a significant area of
commercial/industrial (C/I) opportunity that is fully supportive of the Frederick County
Economic Development Authority’s targeted goals and strategies. The intent of the industrial
designation is to further enhance the County’s C/I areas and to provide focus to the County’s
future regional employment centers. In specific areas a mix of flexible uses, with office uses in
prominent locations, is encouraged. Such areas are supported by substantial areas of C/I
opportunity and provide for areas that are well designed with high quality architecture and site
design. It is the intent of such areas to promote a strong positive community image.”
The proposed rezoning generally implements uses typically associated with an “industrial” land use
designation in the Comprehensive Plan. However, the proposed rezoning does not speak to the intended
“high quality architecture and site design” envisioned for the “Shady Elm Economic Development
Area” as described above. The M1 Zoning District, as proposed and unrestricted, contains uses that
may negatively impact adjoining residential properties. Staff would note the proposed uses allowed
should be carefully selected to minimize impacts to adjacent residential uses and the Kernstown
Battlefield Park to the north and east across Apple Valley Road. The applicant may further consider a
commitment to high quality building materials, building height restrictions, restriction of site lighting
mounting height, and other site elements to ensure development of the site achieves implementation of
the Shady Elm Economic Development Area as envisioned in the Plan.
3) Site Access and Transportation
Apple Valley Road (Route 651/652) is identified in the Comprehensive Plan/Eastern Road Plan as an
“improved minor collector” roadway. The Kernstown Area Plan states that the plan goal is “an
acceptable level of service on area roads and overall transportation network, level of service C or better.
The rezoning application proposal limits the number of commercial entrances on Apple Valley Road to
two (2) and intends to provide inter-parcel connection to the existing Blackburn Commerce Center to
the south and east. Further, the application proposes improvements (timing varies) to widen Apple
Valley Road to match the existing segment to the east from Route 11 to the limits of the Blackburn
Commerce Center site. This widening would include two (2) travel lanes and a center turn lane. The
proffer statement does not include any right-of-way reservation for the future condition of Apple Valley
Road as an improved minor collector roadway should the owner not be required to make the
improvements themselves. Additionally, the proffer statement does not make a commitment to inter-
parcel connectivity to the existing Blackburn Commerce Center. The “Typical Section” detail included
on the Generalized Development Plan (GDP) does not include pedestrian accommodations to match the
existing roadway cross section to the east. Pedestrian access is required by the Zoning Ordinance for all
new development (§165-202).
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Rezoning #06-23 Winchester Gateway, LLC
December 12, 2023
Page 5
4) Proffers Statement & Impact Mitigation
The proffer statement, dated November 28, 2023, proposes the following:
• Substantial conformance with the referenced Generalized Development Plan dated May 15,
2023 (Proffer 1.1).
• Screening of all loading docks from adjacent properties (Proffer 1.2)
Staff Comment on Proffer 1.1: The specifics of what is intended (landscaping, earthen berm, fencing,
etc.) for the loading dock area “screening” are not provided in the proffer statement.
• A 200-foot-wide green space buffer along Apple Valley Road frontage. The green space buffer
would be left undisturbed in a natural state (Proffer 1.3).
Staff Comment on Proffer 1.3: The proffered buffer language is not specific in how the buffer intent
would be fulfilled if the existing landscaping is disturbed (removed) for utility installation and
maintenance or if road improvements are required to widen Apple Valley Road and widening would
need to occur within the proffered buffer area.
• To limit the number of commercial entrances to two (2) full movement entrances from Apple
Valley Road (Proffer 2.1).
• Construct improvements along Apple Valley Road including paving of two (2) full lanes of
travel with a center turn lane. The road improvements would be installed to the first commercial
entrance for the property. In the event the second entrance is required, the owner will continue
the improvements to Apple Valley Road for the second entrance if the site generates more than
2,000 vehicle trips per day (VPD) (Proffer 2.2).
Staff Comment on Proffer 2.1 and 2.2: The proffer statement does not fully address all traffic impacts
on Apple Valley Road or the future condition of the roadway as an improved collector roadway.
Specifically, widening proposed in the proffer statement along Apple Valley Road is limited to only up
to the first commercial entrance. When a second commercial entrance is proposed, Apple Valley Road
improvements would only be made if the vehicles per day (VPD) exceed 2,000 trips. If the trips do not
exceed the threshold, the roadway will not be widened to match sections to the east. Staff (and VDOT)
would not support a proffer that does not commit to making the full improvements along the property
frontage with Apple Valley Road. Improvements should be included along the full frontage as has been
done with previous industrial development in the area (Blackburn Commerce Center). Additionally,
staff notes commercial entrances would require a separate VDOT approval as part of the site plan
review and approval process prior to development.
• Monetary contribution of $0.10 per square foot for any building constructed on the property
(Proffer 3.1).
35
Rezoning #06-23 Winchester Gateway, LLC
December 12, 2023
Page 6
Other Review Agency Comments:
Review Agency Comment Issuance
Date
Status
Virginia Department of
Transportation (VDOT)
October 13, 2023
December 5, 2023
VDOT has reviewed the latest redline
proffers [11-28-23] rezoning for the
Winchester Gateway application and we
do not feel that a VPD trigger for frontage
improvements would be appropriate given
the nature of the development and the
existing condition of Apple Valley Road.
Additionally, knowing that some of the
traffic from this development may opt to
travel towards Middle Road to reach
destinations to the west, we would feel
more comfortable if full frontage
improvements were being provided.
Frederick County (FC)
Attorney
September 9, 2023 Acceptable form.
Frederick-Winchester Health
Department (VDH)
August 24, 2023 No objections.
FC Public Works September 19, 2023 No comments.
FC Fire Marshal September 9, 2023 No comments.
FC Parks & Recreation September 8, 2023 No comments.
Frederick Water August 29, 2023 Caution to be exercised during design and
development due to existing water and
sewer infrastructure along Apple Valley
Road.
Frederick County Public
Schools (FCPS)
September 15, 2023 No comments.
City of Winchester October 11, 2023 No comments.
Historic Resources Advisory
Board (HRAB)
September 20, 2023 Recommended proffered height
restrictions for new buildings not to
exceed height of existing structures on
adjoining M1 zoned parcels.
Following a public meeting, a recommendation from the Planning Commission regarding this
rezoning application to the Board of Supervisors would be appropriate. The Applicant should be
prepared to adequately address all concerns raised by the Planning Commission.
36
COCA COLABUSINESS PARKSubdivision
SEWELL &ROYSTONSubdivision
¬«37
63 A 80I
3735MIDDLE RD
351APPLEVALLEY RD
331APPLEVALLEY RD
260SHADYELM RD
321APPLEVALLEY RD
170SHADYELM RD
332APPLE VALLEY RD
336APPLEVALLEY RD
452APPLEVALLEY RD
472APPLE VALLEY RD
482APPLE VALLEY RD
492APPLE VALLEY RD
512APPLE VALLEY RD
502APPLE VALLEY RD
536APPLE VALLEY RD
520APPLEVALLEY RD
3426MIDDLE RD
554APPLE VALLEY RD
572APPLEVALLEY RD
564APPLE VALLEY RD
136JORDAN DR
116JORDAN DR
592APPLEVALLEY RD
3362MIDDLE RD
610APPLE VALLEY RD602APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD
3352MIDDLE RD
632APPLEVALLEY RD
2877MIDDLE RD
3323MIDDLE RD
652APPLEVALLEY RD
640APPLEVALLEY RD
3322MIDDLE RD
3217MIDDLE RD
3210MIDDLE RD 3155MIDDLE RD
3175MIDDLE RD
3161MIDDLE RD
MIDDLE RDAPPLE VALLEY RD
Application
Sewer and Water Service A rea
Parcels
M1 (Light Industrial District)
RP (Residential P erform ance District)µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: December 14, 2023
Winchester
MIDDLE RDJONES RDAPPLE VALLEY RD
VALLEY PIKESHADY ELM RDSTUART DR
ROSEWOOD LNLANGHORNE DR¬«37
¬«37
0 620 1,240310 Feet
REZ # 06 - 23: Winchester GatewayPIN: 63 - A - 80IRezoning from RA to M1Zoning Map
REZ #06-23
37
COCA COLABUSINESS PARKSubdivision
SEWELL &ROYSTONSubdivision
¬«37
63 A 80I
3735MIDDLE RD
351APPLEVALLEY RD
331APPLEVALLEY RD
260SHADYELM RD
321APPLEVALLEY RD
170SHADYELM RD
332APPLE VALLEY RD
336APPLEVALLEY RD
452APPLEVALLEY RD
472APPLE VALLEY RD
482APPLE VALLEY RD
492APPLE VALLEY RD
512APPLE VALLEY RD
502APPLE VALLEY RD
536APPLE VALLEY RD
520APPLEVALLEY RD
3426MIDDLE RD
554APPLE VALLEY RD
572APPLEVALLEY RD
564APPLE VALLEY RD
136JORDAN DR
116JORDAN DR
592APPLEVALLEY RD
3362MIDDLE RD
610APPLE VALLEY RD602APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD
3352MIDDLE RD
632APPLEVALLEY RD
2877MIDDLE RD
3323MIDDLE RD
652APPLEVALLEY RD
640APPLEVALLEY RD
3322MIDDLE RD
3217MIDDLE RD
3210MIDDLE RD 3155MIDDLE RD
3175MIDDLE RD
3161MIDDLE RD
MIDDLE RDAPPLE VALLEY RD
Application
Sewer and Water Service A rea
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: December 14, 2023
Winchester
MIDDLE RDJONES RDAPPLE VALLEY RD
VALLEY PIKESHADY ELM RDSTUART DR
ROSEWOOD LNLANGHORNE DR¬«37
¬«37
0 620 1,240310 Feet
REZ # 06 - 23: Winchester GatewayPIN: 63 - A - 80IRezoning from RA to M1Location Map
REZ #06-23
38
COCA COLABUSINESS PARKSubdivision
SEWELL &ROYSTONSubdivision
¬«37
63 A 80I
3735MIDDLE RD
351APPLEVALLEY RD
331APPLEVALLEY RD
260SHADYELM RD
321APPLEVALLEY RD
170SHADYELM RD
332APPLE VALLEY RD
336APPLEVALLEY RD
452APPLEVALLEY RD
472APPLE VALLEY RD
482APPLE VALLEY RD
492APPLE VALLEY RD
512APPLE VALLEY RD
502APPLE VALLEY RD
536APPLE VALLEY RD
520APPLEVALLEY RD
3426MIDDLE RD
554APPLE VALLEY RD
572APPLEVALLEY RD
564APPLE VALLEY RD
136JORDAN DR
116JORDAN DR
592APPLEVALLEY RD
3362MIDDLE RD
610APPLE VALLEY RD602APPLEVALLEY RD
3075MIDDLE RD3346MIDDLE RD
3352MIDDLE RD
632APPLEVALLEY RD
2877MIDDLE RD
3323MIDDLE RD
652APPLEVALLEY RD
640APPLEVALLEY RD
3322MIDDLE RD
3217MIDDLE RD
3210MIDDLE RD 3155MIDDLE RD
3175MIDDLE RD
3161MIDDLE RD
MIDDLE RDAPPLE VALLEY RD
Application
Sewer and Water Service A rea
Parcels
Long R ange Land Use
Residential
Industrial
Sensitive Natural Areas
Institutional µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: December 14, 2023
Winchester
MIDDLE RDJONES RDAPPLE VALLEY RD
VALLEY PIKESHADY ELM RDSTUART DR
ROSEWOOD LNLANGHORNE DR¬«37
¬«37
0 620 1,240310 Feet
REZ # 06 - 23: Winchester GatewayPIN: 63 - A - 80IRezoning from RA to M1Long Range Land Use Map
REZ #06-23
39
PROFFER STATEMENT
REZONING: RZ# _____________
Rural Areas (RA) and Light Industrial (M1) to Light Industrial (M1)
Previously approved rezoning application #01-15
PROPERTY: 71.85 Acres +/-;
Tax Map Parcel 63-A-80I (the “Property”)
RECORD OWNER: Winchester Gateway LLC (“Owner”)
ORIGINAL DATE
OF PROFFERS: August 23, 2023
REVISION DATE(S): November 28, 2023
The undersigned Owner hereby proffers that the use and development of the above-
referenced parcels, which are requested to be rezoned, shall be in strict conformance with the
following conditions, which shall supersede all other proffers on the Property that may have been
made prior hereto. In the event that the above-referenced M1 conditional rezoning is not granted
as applied for by the Owner, these proffers shall be deemed withdrawn and shall be null and void.
Further, these proffers are contingent upon final rezoning of the Property with “final rezoning”
defined as that rezoning which is in effect on the day following the last day upon which the
Frederick County Board of Supervisors’ (the “Board”) decision granting the rezoning may be
contested in the appropriate court. If the Board’s decision is contested, and the Owner elects not
to submit development plans until such contest is resolved, the term rezoning shall include the day
following entry of a final court order affirming the decision of the Board which has not been
appealed, or, if appealed, the day following which the decision has been affirmed on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Property adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. The term “Owner” as referenced herein
shall include within its meaning all future owners and successors in interest.
1. Site Development
1.1 Owner proffers to develop the Property in substantial conformance with the
Generalized Development Plan for Blackburn Property Rezoning dated May 15,
2023 by Greenway Engineering which is attached hereto and incorporated herein
by reference as “Exhibit A” (“GDP”).
1.2 Development of the Property shall include the following building restrictions:
40
2
All loading docks shall be screened from view from all adjacent properties
zoned RA and RP with [insert type of screening].
1.3 Development of the Property shall include the following landscape design features:
Owner proffers to install a green space buffer between Apple Valley Road and
the existing pond. The buffer will extend 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, and maintenance of the vegetation.
The green space buffer shall be in general conformance with the location shown
on the GDP.
2. Transportation
2.1 Owner proffers to construct not more than two full-movements entrances on Apple
Valley Road in general conformance with the locations shown on the GDP. Owner also proffers
to construct road improvements along Apple Valley Road which are generally consistent with the
road improvements that were installed to the M1 property immediately adjacent to the west. This
would include paving of two full lanes of travel with a center turn lane. It is anticipated that the
road improvements shall be installed to the first entrance for the Property, which would be the
westernmost entrance. In the event the second entrance is required to be installed, Owner proffers
to install the aforementioned three lane road improvements on Apple Valley Road to the second
entrance and at such time as a certificate of occupancy is issued for any industrial building
constructed on the Property which pursuant to the ITE Manual generates more than two thousand
VPD. Owner does not proffer to build any additional road improvements to extend across the
remaining portions of Apple Valley Road to its intersection with Middle Road.
3. Fire and Rescue
3.1 Owner proffers to make a one-time payment to Frederick County for the purposes
of fire and rescue services in the amount of $0.10 per square foot of any future building constructed
on the Property.
4. Escalator
4.1 In the event the monetary contributions set forth in these Proffers are paid to
Frederick County within eighteen (18) months of the approval of this rezoning, as applied for by
Owner, said contributions shall be in the amounts as stated herein. Any monetary contributions
set forth in these Proffers 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 six percent (6%) per year, non-compounded.
41
3
Respectfully submitted,
WINCHESTER GATEWAY LLC
By: Winchester Advisors LLC
Its: Manager
By: Darius E. Saeidi
Its: Manager
STATE/COMMONWEALTH OF _________, AT LARGE
CITY/COUNTY OF ____________, to-wit:
The foregoing instrument was acknowledged before me this _____ day of ___________,
2023, by Darius E. Saeidi, Manager of Winchester Advisors LLC, Manager of WINCHESTER
GATEWAY LLC.
____________________________________
NOTARY PUBLIC
My commission expires: ______________________
Registration number:
42
EX. Zoning Boundary
(M1 & RA)
Property Line
Wetland "A"
Delineated Wetland "DE"
Wetland "FG"
Off-Site Wetland
"BC"
Delineated Wetland "BC"
Delineated Wetland "DE"
Delineated Wetland "BC"
Off-Site Wetland
"BC"
Delineated Wetland "BC"
Delineated Wetland "HI"
Spring
75' BRL
75
'
B
R
L
25' BRL
200' BUFFER WITH EXISTING VEGETATION
PRESERVED PER PROFFER
25' BRLEx. 10" D.I.P. W/L
Ex. 10" D.I.P. W/L
Ex. 8" D.I.P. W/L
Ex. Fire Hydrant (F-182)
Static Pressure = 68 PSI
Static Pressure = 1,233 GPM
Residual Pressure = 54 PSI
Test Date: 04/24/2007
Ex. Fire Hydrant (F-183)
Static Pressure = 62 PSI
Static Pressure = 1,198 GPM
Residual Pressure = 51 PSI
Test Date: 08/13/2012
Ex. Fire Hydrant (F-184)
Static Pressure = 50 PSI
Static Pressure = 1,140 GPM
Residual Pressure = 46 PSI
Test Date: 02/15/2005
Ex. 10" D.I.P. W/L
FW 20"
WL - ARV
(V
A
R
I
A
B
L
E
W
I
D
T
H
R
I
G
H
T
-
O
F
-
W
A
Y
)
V
A
R
T
E
#
3
7
Existing Electric
Transmission Line &
Esmt. (Shown Approx.)Middle Road(VA SEC RTE #628)Property Line
Ex. Pond
PROP. PRIMARY ENTRANCE
POTENTIAL INTER-PARCEL ACCESS
PROP. PRIMARY/SECONDARY ENTRANCEEx. 8" D.I.P. W/LEx. 10" PVC W/LEx. 10" D.I.P. W/L
PROP. APPLE VALLEY ROAD IMPROVEMENTS (SEE TYPICAL SECTION)EX. RIGHT-OF-WAY & ROAD C/LEPEPSUBJECT PARCEL BOUNDARYC/L 10' ROADSIDE DITCHEX. FENCEEX. GRADE
55'
45'10'
35'10'10'EX. RIGHT-OF-WAYEPSUBJECT PARCEL BOUNDARYC/L 10' ROADSIDE DITCH55'
45'10'
12'19'12'12'EPTHRU TURN THRU
C/LPROP. PAVEMENT
PROP. GRADE 151 Windy Hill LaneWinchester, Virginia 22602Telephone: (540) 662-4185Fax: (540) 722-9528www.greenwayeng.comFND1971ENGINEERINGSHEET OF
DESIGNED BY:
FILE NO.
SCALE:
DATE:PROUDLY SERVING VIRGINIA & WEST VIRGINIAOFFICES IN: WINCHESTER, VA & MARTINSBURG, WVSCALE: 1" = 100'
100 0 100 200
1" = 100'
1GENERAL DEVELOPMENT PLANBLACKBURN PROPERTY REZONINGBACK CREEK MAGISTERIAL DISTRICTFREDERICK COUNTY, VIRGINIAOct 26, 2023
EJG / RLK
1
0036E
A. Total Site Area = 71.85 AC. (3,129,844.14 SF)
B. Proposed Zoning
1. M1, Light Industrial
C. Building Setbacks
1. Front Yard Primary & Arterial Highways = 75'
2. Front Yard Collector & Minor Streets = 75'
3. Side = 25'
4. Rear = 25'
D. Floor Area Ratio (FAR)
1. Maximum Permitted = 1.00 (3,129,844.14 GSF)
2. Maximum Proposed = 0.30 (938,953 GSF)
E. Landscaped Area (% of Lot)
1. Minimum = 25% (782,461 SF)
F. Height
1. Maximum = 60 feet
G. Buffer Requirements
1. 200-ft buffer with existing vegetation preserved per proffer
Preliminary Design Criteria:
LEGEND:
APPROXIMATE LOCATION OF POTENTIAL
ACCESS POINT
EX. APPLE VALLEY ROAD
TYPICAL SECTION
PROP. APPLE VALLEY ROAD
TYPICAL SECTION
43
WINCHESTER GATEWAY REZONING
IMPACT ANALYSIS STATEMENT
August 23, 2023
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Frederick County by the
proffered rezoning of a 34.26 acre portion of the property identified as Tax Map Number 63-A-
80I to M1 Light Industrial. The subject parcel is situated at the intersection of Apple Valley Road
and Middle Road. The property extends to the south east along Apple Valley Road. The western
side of the property is bounded by Route 37.
The property is currently zoned RA (Rural Areas) and M1 (Light Industrial). This application
proposes to rezone the 34.26 acre portion of the property from RA to M1.
The property is currently vacant. The M1 portion of the property is subject to Rezoning #01-15.
General Site Information
Location:
The parcel fronts on the southwest side of Apple Valley
Road.
Magisterial District:
Back Creek District
Tax Map Number:
63-A-80I
Current Zoning:
RA (34.26 acres) and M1 (37.59 acres)
Current Use:
Undeveloped
Proposed Zoning:
M1, Light Industrial District with proffers
Proposed Use:
Warehousing/Distribution Facility/Industrial Park
Total Rezoning Area: 34.26 +/- acres with proffers
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential, commercial,
industrial, and institutional land use development is encouraged in the County. The subject
acreage is located outside of the UDA.
44
Impact Analysis Statement Winchester Gateway
2
Sewer and Water Service Area
The Property is outside of the limits of the County’s Urban Development Area (UDA) but wholly
within the limits of the Sewer and Water Service Area (SWSA).
Comprehensive Plan Conformity
The Kernstown Area Land Use Plan designates the subject acreage for Industrial use. Given the
adjoining industrial uses as well as its proximity to Route 11, Route 37, and Interstate 81, the
subject acreage is ideally situated for a warehousing/distribution facility/data center use. Its
proposed development pursuant to the M1 District aligns with the goals of the Frederick County
Comprehensive plan, notably by promoting the County’s goal of enhancing commercial/industrial
areas and providing focus to the county’s future regional employment centers.
SUITABILITY OF THE SITE
Access
The subject acreage fronts on Apple Valley Road. Access to the site will be provided via two
proposed full-movement entrances along Apple Valley Road. A Traffic Impact Analysis is
provided with the rezoning application. Internal access between the proposed
warehouse/distribution uses will occur through the extension of private service drives.
Flood Plains
The subject acreage does not contain areas of floodplain per FEMA NFIP Map #51069C0209E
Effective Date January 29, 2021.
Wetlands
The subject acreage contains wetland areas as demonstrated on the National Wetlands Inventory
(NWI) Map information or from information identified in the Frederick County GIS Database.
Environmental Features
The subject acreage does not contain areas of steep slope, lakes or ponds or natural stormwater
retention areas as defined by the Frederick County Zoning Ordinance. There are no other
environmental features that will constrain development of future M1 uses or such features will be
managed during final engineering design in accordance with all applicable ordinances and
regulations.
Soils/Geology
As per the Frederick County GIS Database, the following soil types are present on the
subject acreage: Frederick Poplimento loams (#14B); Frederick Poplimento very rocky loams
(#16C); Frederick Poplimento Rock Outcrop Complex (#17C), and Swimley Silt loams (#39B).
45
Impact Analysis Statement Winchester Gateway
3
These soil types are clay with an abundance of limestone rock. The characteristics of these soil
types are manageable for development following the Virginia Erosion and Sediment Control
practices.
SURROUNDING PROPERTIES
North: RA, Rural Area District
Use: Residential
South: M1, Light Industrial District
Use: Industrial
East: RA, Rural Area District
RP, Residential Performance District
Use: Church and Residential
West: RA, Rural Area District (Across Route
37)
Use: Vacant
TRANSPORTATION
Please refer to the Traffic Impact Analysis Statement for Winchester Gateway dated July 13, 2023
prepared by Gorove Slade.
SEWAGE CONVEYANCE AND WATER SUPPLY
The Property is located wholly within the Sewer and Water Service Area and is therefore entitled
to be served by public water and sewer based on County Policy. Frederick Water is the provider
of public water and sewer service within this area of the County.
SITE DRAINAGE
Topographic relief on the Property generally follows a pattern that directs drainage towards the
east of the Property. A complete stormwater management plan will be designed at the time of final
engineering design. All associated stormwater quantity and quality measures will be designed in
conformance with all applicable state and local regulations; therefore, site drainage and stormwater
management impacts to adjoining properties and the community will be mitigated.
SOLID WASTE DISPOSAL
Solid waste generated by business activities will be collected in dumpster facilities and removed
from the site by commercial refuse carrier. Solid waste will be transferred to the Frederick County
landfill for ultimate disposal by said carrier.
HISTORICAL RESOURCES
The property adjoins the Kernstown Battlefield, a 388-acre historic site with a visitor center,
historic buildings (Pritchard-Grim House), and interpretive walking trails.
46
Impact Analysis Statement Winchester Gateway
4
IMPACT ON COMMUNITY FACILITIES
Educational Facilities: This project will add no children to the school system.
Emergency Services: Police protection will be provided by the Frederick County Sheriff’s
Department. The property is located in the first response area for the Stephens City Volunteer Fire
and Rescue Company. 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.
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Frederick Home Frederick County Virginia LIFE AT THE TOP
Pay/Lookup Taxes
Real Estate Ticket Detail
Previous
2023 REAL ESTATE
Dept/Ticket#RE2023 / 33140002 Frequency 2 Supplement#0
Name WINCHESTER GATEWAY LLC Map#63 A 80I Account#8034928
Name 2 Bill Date 04/15/2023 Acreage 71.850
Address 15 S KING ST Due Date 12/05/2023 Improvements $0.00
LEESBURG VA Desc 71.85 ACRES Land Value $2,297,300.00
Land Use $55,400.00
Zip 20175 2903 Minerals $0.00
Penalty Paid $0.00 Interest Paid $0.00 Last Transaction Date 11/03/2023
Current Payment Status
Original Bill Payments Principal Balance Due Penalty Interest Balance Due
$141.27 ($141.27)$0.00 $0.00 $0.00 $0.00
Transaction History
Date Type Transaction#Amount Balance
4/15/2023 Charge 0 $141.27 $141.27
11/3/2023 Principal Paid 725 ($141.27)$0.00
Previous
Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Pay FOIA Charges Other Payments ShoppingCart(0)
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114
Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Public Hearings
Title: Conditional Use Permit #11-23 for 231 Vaucluse Spring Holding, LLC - (Mrs.
Peloquin)
Attachments:
PC01-03-24CUP11-23_Redacted.pdf
115
CONDITIONAL USE PERMIT #11-23
231 VAUCLUSE SPRING HOLDING LLC
Staff Report for the Planning Commission
Prepared: December 18, 2023
Staff Contact: Kayla Peloquin, Planner
This report has been prepared by the Frederick County Planning and Development Staff to
provide information to the Planning Commission and the Board of Supervisors to assist them
in making a decision on this request. It may also be useful to others interested in this zoning
matter.
Reviewed Action
Planning Commission: 01/03/24 Pending
Board of Supervisors: 01/24/24 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for 231 Vaucluse Spring Holding, LLC, for
a recreation area and resort, a public restaurant, and a special event facility.
Should the Planning Commission find this application to be appropriate, Staff would recommend
the following conditions:
1. All review agency comments and requirements shall be complied with at all times.
2. A site plan shall be submitted and approved by Frederick County prior to the establishment
of this use. The site plan shall meet the requirements of the Frederick County Zoning
Ordinance in §165-204.30 for Special Event Facilities.
3. Special events may not exceed 130 guests.
4. Amplified outdoor music must conclude by 9:00 p.m. and all events shall conclude by
11:00 p.m.
5. Approval of this CUP will void previous CUP #02-95.
6. Any expansion or modification of this use will require approval of a new CUP.
Following the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors.
116
Page 2
CUP #11-23, 231 Vaucluse Spring Holding LLC
December 18, 2023
LOCATION: The property is located at 231 Vaucluse Spring Lane, Stephens City, Virginia.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 84-A-53A
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use: Bed and Breakfast
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA Use: Residential/Agricultural/Forestal
South: RA Use: Residential
East: RA Use: Undeveloped/Agricultural/Forestal
West: RA Use: Undeveloped/Agricultural/Forestal
PROPOSED USE: The application proposes a recreation area and resort, a public restaurant,
and a special event facility on 44.25 +/- acres.
REVIEW EVALUATIONS:
Planning and Zoning:
Proposal:
The application proposes the continued operation of a 15-room bed and breakfast, opening an
existing restaurant for guests of the inn and to the public, and 12-15 special events per year, with
no more than 130 guests that will conclude by 11:00 p.m. The Inn at Vaucluse Spring has been
operating under CUP #02-95, which was approved for a 15-room bed & breakfast with a
restaurant to serve only guests staying at the Inn. Since that time, the Zoning Ordinance has
changed to cap bed and breakfasts to 10 rooms, therefore the new CUP application is under the
recreation area and resort category. The current CUP application does not propose an expansion
in the number of guest rooms or any additional structures. The existing commercial kitchen and
dining areas would not be expanded. The property would be open seven days a week, with hours
varying seasonally. The application proposes several full-time and part-time staff members such
as servers, housekeepers, and maintenance personnel. The application proposes only minor
cosmetic renovations to existing structures to preserve the historic integrity of the property.
Staff met with the applicants on site on December 8, 2023. The applicants stated that if a special
event were to be held, it would require a “full buy-out” of the property, meaning all rooms would
be booked by those attending the event, therefore reducing the total amount of people and
vehicles on the property. The applicant confirmed that portable restroom facilities will be
brought in for special events and removed after each event. The applicant stated willingness to
add additional graveled parking areas, if necessary, along with accessible parking and access to
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December 18, 2023
the manor
house.
Comprehensive Plan Conformance:
The Comprehensive Plan, last updated by the Board of Supervisors in 2021, provides guidance
when considering land use actions. The Plan identifies the subject property with a “rural” land
Use designation. The property is outside the limits of the Sewer and Water Service Area (SWSA)
and the Urban Development Area (UDA). The property is not part of any small area plan.
Chapter 2 of the Plan (Rural Areas) states the goal to “promote the County’s preferred uses for
the rural areas, including supportive uses for agriculture, historic preservation, tourism, and
strengthening land conservation initiatives” (pg. 14). Chapter 4 (Business Development) outlines
the goal of recognizing diverse land use for tourism related activities with a strategy to “Ensure
that business owners are supported in their efforts to bring tourism activities to the local
consumer market” (pg. 34). The application proposal would bring visitors to the County to enjoy
the many attractions and businesses. The proposed uses are generally consistent with the rural
planned land use identified in the Comprehensive Plan.
Zoning Ordinance Requirements:
The Zoning Ordinance defines a resort as “A facility for transient guests where the primary
attraction is recreational features or activities” (§165-101.02). The proposed use meets this
definition.
The Zoning Ordinance defines a restaurant as “A facility in which food and drinks are prepared,
served, and consumed” (§165-101.02). The proposed use meets this definition.
The Zoning Ordinance defines a special event facility as “A facility or site utilized for events that
are typically conducted on a single day, but which may be conducted for up to three consecutive
days, for which attendance is permitted only by invitation or reservation; special events include,
but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties”
(§165-101.02). The proposed use meets this definition.
The Zoning Ordinance includes “Additional Regulations for Specific Uses” for special event
facilities (§165-204.30) to mitigate potential negative impacts on adjoining properties. Special
events facilities shall be subject to the following requirements:
A. An illustrative sketch plan in accordance with the requirements of Article VIII shall be
submitted with the conditional use permit application. This plan shall identify access for
the facility, the location of all parking areas, the location and square footage for all
structure(s) to be used, and the location of sewage disposal facilities.
B. All structures associated with a special events facility shall require a review and
approval by the Building Official.
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C. All parking spaces and travel aisles shall be graveled. The Board of Supervisors may
require through the conditional use permit process that all travel aisles and/or parking
spaces be paved with a minimum double prime and seal or alternative dust-free surface.
D. Portable toilets shall be permitted for special event facilities, provided that they are
screened from all adjoining properties and roads by topography, structures or new or
existing landscaping.
E. Special events facilities that share a private access easement with another property
owner/s must show the easement allows a use of this type or written permission must be
obtained by the sharing parties.
The proposed uses, as described in the application narrative, meet the intent of the Zoning
Ordinance. The Additional Regulations for Specific Uses listed above will be addressed through
the site plan process.
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 638, Vaucluse Road. The existing
entrance is located on Route 638 is in good condition. There are trees to the west restricting
sight distance. I met on site with Ms. Taylor; she was agreeable to the removal of the trees in
question. Once the trees are removed, the entrance will meet VDOT entrance requirements.
Based on this information, VDOT can support the CUP request. If the business expands, VDOT
reserves the right to re-evaluate the entrance. Please see the attached letter from Lloyd Ingram,
Transportation Engineer dated October 31, 2023.
Winchester-Frederick Health Department: The Frederick County Health Department cannot
make favorable comments to the change of use for this property. An OSE from the list provided
will need to assess the current use and future use of this property to make sure sewage disposal
systems are adequate for additional use. The pool, restaurant and transient lodging would require
a plan review to be applied for at the Frederick County Health Department. Issues that may need
addressed would involve pool turn over rate and disinfection, restaurant increased use, drainfield
records for the gallery and inn keeper’s quarters, loss of reserve drainfield area due to
subdivision of land and overall increase of use. Please see the attached letter from Kevin Yost,
Environmental Health Specialist Supervisor dated November 6, 2023.
Frederick County Fire Marshal: Approved with Conditions. The proposed change of use to
include an Assembly Use Group and the increased occupancy load shall require the addition of
Approved Fire Lanes in accordance with 503.7 of the Frederick County Fire Prevention Code
(SFPC-2018). These Fire Lanes shall ensure an uninterrupted Fire Department Access to all
Assembly Use Group structures and be designed and marked in accordance with Section 503 of
the above code. Additionally, Appendix D of the same code may be referenced to aid with this
design.
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Additional fire and life safety codes may become applicable, pending the approved designed
occupant load from the Building Official’s Office. Please see the attached letter from William
Pifer, Lieutenant Assistant Fire Marshal dated October 20, 2023.
Frederick County Public Works: We offer no comments. Please see the attached letter from
Joe Wilder, Director of Public Works dated November 2, 2023.
Frederick County Inspections Department: Request to use dining areas of existing bed and
breakfast for a restaurant open to the general public utilizing existing commercial kitchen and
dining areas.
The dining areas shall require a change of use and shall comply with the 2018 Existing Building
Code and the 2018 Virginia Uniform Statewide Building Code Section 304, us group B.
Business. Other codes that apply are the International Fire Code 2018 and the Virginia Plumbing
Code.
Building accessibility and restroom requirements shall comply with Chapter 4 of the Virginia
Existing Building Code. Handicap parking shall comply with ANSI A117.1-09. Van accessible
parking shall have a minimum of 11’ width with 5’ unloading area or a minimum of 8’ unloading
area with an 8’ width. Maximum 2% slope required for parking and unloading. Maximum
threshold at door shall not exceed ½”. Walkways shall not exceed 5% slope. Slopes exceeding
5% shall be designed as ramps. Accessible parking and unloading area shall have a striped area
leading to entrance when traveling over vehicular. Please see the attached letter from Mark
Fleet, Building Official dated November 23, 2023.
Historic Resources Advisory Board: Following their review of this application, the HRAB
recommended that the applicants apply for the Inn at Vaucluse Spring to be listed on the
National Register of Historic Places. Please see the attached letter from Kayla Peloquin dated
November 29, 2023.
Following the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors.
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84 A 53A
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CUP #11-23
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
November 29, 2023
Carole Taylor
6474 Main Street
The Plains, VA 20198
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Inn at Vaucluse Spring Conditional Use Permit (CUP) Application
Property Identification Number (PIN): 84-A-53A
Magisterial District: Back Creek
Dear Ms. Taylor:
The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced
Conditional Use Permit (CUP) application during their meeting on November 21, 2023. This
application proposes a campground/tourist camp/recreation area/resort, a public restaurant, and a
special event facility on a +/-44.25 acre property (Property Identification Number: 84-A-53A). The
property is zoned RA (Rural Areas) and is located west of Martinsburg Pike (Route 11) and south of
Vaucluse Road (Route 638).
Following their review of this application, the HRAB recommended that the applicants apply for the
Inn at Vaucluse Spring to be listed on the National Register of Historic Places.
Thank you for the opportunity to comment on this application. Please call if you have any
questions or concerns.
Sincerely,
Kayla Peloquin, Planner
Planning & Development
cc: Gary Crawford, HRAB Chairman
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Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Public Hearings
Title: Ordinance Amendment to the Frederick County Code - Signs - (Mr. Klein)
Attachments:
PC01-03-24OA_Signs.pdf
160
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
MEMORANDUM
TO: Planning Commission
FROM: Amy Felter, Planner
SUBJECT: Ordinance Amendment – Signs – Public Hearing
DATE: December 27, 2023
Proposal:
This proposed amendment to the sign ordinance was initiated by staff.
§165-201.06(B)(1)(c).
The proposal is to remove this section.
The conversion to the NAICS (North American Industrial Classification System) from the SIC
(Standardized Industrial Classification) removed specifically listed signs from the permitted uses contained
in each zoning district. The sign ordinance amendments in May 2023 created a new table that conveniently
lists the type of signs permitted in each zoning district. (§165-201.06(B)(4)).
§165-201.06(B)(1)(c) refers to “signs allowed in certain districts.” Since the listed signs were removed
with the NAICS conversion December 13, 2023, this section is no longer necessary.
§165-201.06(B)(4)(a)[3]
The proposal is to increase the permitted height of signs in the RA (Rural Area) to a maximum height of
8’.
Current ordinance allows for a maximum of 50 square feet in area with a maximum of 4’ in height. (§165-
201.06(B)(4)(a)). Staff felt that doubling the number was a more appropriate allowance.
Meeting Summary & Requested Action:
The Development Review & Regulations Committee (DRRC) discussed this item on September 28, 2023,
and endorsed the proposed changes. The Planning Commission discussed this item on November 1, 2023,
and sent the item forward with no comments. The Board of Supervisors discussed this item on December
13, 2023, and sent the item forward to a public hearing.
Staff is seeking a recommendation on the proposed ordinance amendment from the Planning
Commission to forward to the Board of Supervisors.
ALF/ks
Attachments: 1. Revised ordinance
161
Proposed Changes – Sign Ordinance Revisions
Drafted August 30, 2023
(4) Specific sign regulations by zoning district.
(a) RA (Rural Areas) District. For parcels in the RA District with an allowed by-right use (excluding
residences) or an approved conditional use permit (CUP) the maximum size and number of signs that
the owner or owners of the property may erect and maintain at the entrances to the property are
subject to the following requirements:
1. Signs in the RA District may be pole-mounted, hanging or monument style signs.
2. Number. One sign is permitted per parcel.
3. Height. Signs in the RA District must not exceed four eight feet in height.
4. Size. Signs in the RA District must not exceed 50 square feet in sign area.
5. Illumination. All sign illumination must comply with requirements outlined in § 165-
201.06B(2)(c), Sign illumination.
162
Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Action Item
Title: Rezoning #05-23 for Round Hill Crossing - Phase 2 - (Mr. Klein)
Attachments:
PC01-03-24REZ05-23_Redacted.pdf
163
REZONING APPLICATION #05-23
ROUND HILL CROSSING PHASE 2 (WINCHESTER
WAREHOUSING INC. & SILVER LAKE, LLC.)
Staff Report for the Planning Commission
Prepared: December 11, 2023
Staff Contacts: M. Tyler Klein, AICP, Senior Planner
Reviewed Action
Planning Commission 01/03/24 Pending
Board of Supervisors: 01/24/24 Pending
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/03/24 PLANNING
COMMISSION MEETING:
This is a request for a minor amendment to the approved proffer statement associated with rezoning (REZ)
application #03-03 (WWW, LC) to modify the number of allowed commercial entrance connections to
U.S. Route 50 West. The amendment would enable one (1) additional right-in only entrance for a total of
up to four (4) entrances for the development. All other previously approved proffers would remain in effect
(unchanged).
The proposed minor proffer amendment is in general conformance with Comprehensive Plan policies.
There are no outstanding agency comments, and the proffer statement (dated November 20, 2023) is in a
form acceptable to the County Attorney.
This is an action item not requiring a public hearing.
Following a public meeting, a recommendation from the Planning Commission regarding this
rezoning application to the Board of Supervisors would be appropriate. The Applicant should be
prepared to adequately address all concerns raised by the Planning Commission.
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Rezoning #05-23 Round Hill Crossing, Phase 2 (Winchester Warehousing Inc. & Silver Lake, LLC.)
December 11, 2023
Page 2
This report has been prepared by the Frederick County Planning Staff to provide information to
the Board of Supervisors to assist them in making a decision on this application. It may also be
useful to others interested in this zoning matter. Unresolved issues concerning this application
are noted by staff where relevant throughout this staff report.
PROPOSAL: This is a request for a minor amendment to the approved proffer statement associated with
rezoning (REZ) application #03-03 (WWW, LC) to modify the number of allowed commercial entrance
connections to U.S. Route 50 West. The amendment would enable one (1) additional right-in only
entrance, for a total of up to four (4) entrances for the development.
LOCATION: The subject property, +/- 28.17-acres, is located northwest of the intersection of Retail
Boulevard and Northwestern Pike (U.S. Route 50 West).
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBERS: 52-A-B
PROPERTY ZONING: B2 (General Business) District
PRESENT USE: Vacant/Unimproved
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Vacant
South: B3 (Industrial Transition) & B2 (General Business) Use: Storage Yard (VDOT) & Vacant
East: B2 (General Business) Use: Commercial (Round Hill Crossin)
West: B2 (General Business) Use: Vacant
REVIEW EVALUATIONS:
Planning & Zoning:
1) Site History
The 28.17-acre subject property was previously rezoned through the rezoning (REZ) application #03-03
(WWW, LC) and subsequently amended through REZ #08-16 (WWW, LC – proffer amendment)
which developed as the Round Hill Crossing shopping center. The original proffer statement limited the
number of commercial entrances from Route 50 West (Northwestern Pike) to three (3) points of access.
2) Comprehensive Plan & Land Use Compatibility
The 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 Plan is developed with the input of the public and adopted by the Board of
Supervisors (last updated in November 2021). The Plan is a vital tool that provides direction for future
growth, aimed at ensuring orderly, well-planned development to promote, preserve and protect the
health, safety, general welfare, and quality of life for the citizens and businesses of Frederick County.
The Area Plans in Appendix I of the Comprehensive Plan are the primary implementation tools and are
165
Rezoning #05-23 Round Hill Crossing, Phase 2 (Winchester Warehousing Inc. & Silver Lake, LLC.)
December 11, 2023
Page 3
instrumental to the future planning efforts of the County.
The Plan and Round Hill Area Plan (approved 2007) identifies the subject property with a “business”
land use designation, reflective of the current zoning (B2) and as being within the limits of the Sewer
and Water Service Area (SWSA) and outside of the Urban Development Area (UDA).
The proposed rezoning does not propose a change in the use of the property and the minor proffer
amendment is in conformance with the Plan.
3) Site Access and Transportation
The approved proffer statement for the subject property limits the number of commercial entrances
from Route 50 West (Northwestern Pike) to three (3) points of access. Two (2) of these points-of-access
already exist (Retail Boulevard & a right-in from Route 50 between Echo Lane and Retail Boulevard).
A third commercial entrance, which would serve the subject property, was approved on the subject
property to align with the existing crossover between eastbound and westbound Route 50. The
proposed rezoning modifies the previously approved proffer statement to allow for one (1) additional
right-in only commercial entrance on the 28.17-acre subject property. The included “Generalized
Development Plan” (GDP) depicts the approximate location of this additional right-in commercial
entrance, approximately 248-feet west of the existing signalized intersection Retail Boulevard and
Route 50.
The Eastern Road Plan, a component of the Comprehensive Plan, identifies Route 50 as a “primary
highway.” When considering proposals along arterial roadway, new commercial entrances should be
limited to “preserve corridor rights-of-way” and that “new movements do not degrade the
transportation system, increase delays, or reduce service levels” (Chapter 5 – Transportation).
A Traffic Impact Analysis (TIA) report (May 2023) included with the rezoning application materials
notes that the proposed right-in (and exclusive right-turn lane) proposed would “accommodate the
traffic flow efficiently” (TIA page 38). The proposed proffer is in general conformance with plan
transportation policies.
4) Potential Impacts & Proffers
The previously approved proffers (REZ #03-03) remain unchanged. This is a minor proffer amendment
limited only to a modification to allow for one (1) additional right-in commercial entrance. There are no
changes to the zoning, use, or density enabled with the previously approved rezoning.
Other Review Agency Comments:
Review Agency Comment Issuance
Date
Status
Virginia Department of Transportation (VDOT) November 16, 2023 Comments resolved.
Frederick County (FC) Attorney November 8, 2023 Acceptable form.
Following a public meeting, a recommendation from the Planning Commission regarding this
rezoning application to the Board of Supervisors would be appropriate. The Applicant should be
prepared to adequately address all concerns raised by the Planning Commission.
166
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Transportation Impact Study
Round Hill Crossing Gasoline Station
Development
Frederick County, Virginia
Submission Date: August 2023
174
175
Round Hill Crossing Gasoline Station Development
May 2023
iii Kittelson & Associates, Inc.
TABLE OF CONTENTS
Introduction ....................................................................................................................................... 8
Project Description ...................................................................................................................................................................... 8
Scope Of The Report .................................................................................................................................................................... 9
Existing Conditions ............................................................................................................................... 13
Site Conditions And Adjacent Land Uses ................................................................................................................................... 13
Transportation Facilities ............................................................................................................................................................ 13
Traffic Volumes.......................................................................................................................................................................... 14
Transportation Impact Study ............................................................................................................... 19
Year 2024 Background Traffic Conditions ................................................................................................................................. 19
Year 2024 Total Traffic Conditions ............................................................................................................................................ 25
Right-Turn Lane Warrant Analysis ............................................................................................................................................. 33
Access Spacing Requirements ................................................................................................................................................... 33
Conclusions and Recommendations .................................................................................................... 38
References ..................................................................................................................................... 41
176
Round Hill Crossing Gasoline Station Development
May 2023
iv Kittelson & Associates, Inc.
LIST OF FIGURES
Figure 1. Site Vicinity Map .................................................................................................................. 10
Figure 2. Overall Site Plan .................................................................................................................... 11
Figure 3. Existing Lane Configurations, Existing Traffic Conditions and Lane Group LOS ................... 17
Figure 4. In-process Development Trips .............................................................................................. 21
Figure 5. Year 2024 Background Traffic Conditions ............................................................................. 24
Figure 6. Estimated Trip Distribution Pattern ...................................................................................... 27
Figure 7. Proposed Lane Configurations and Site-Generated Trips ..................................................... 28
Figure 8. Year 2024 Total Traffic Conditions ........................................................................................ 32
Figure 9. US 50 at proposed Driveway – 2024 Total Traffic – Right-Turn Lane Warrant .................... 33
Figure 10. Access Management Evaluation ......................................................................................... 36
177
Round Hill Crossing Gasoline Station Development
May 2023
v Kittelson & Associates, Inc.
LIST OF TABLES
Table 1. Existing Transportation Facilities and Roadway Designations ............................................... 13
Table 2. Existing Conditions – Synchro 11 – Delay, LOS, and Queuing Results ................................... 16
Table 3. Estimated Trip Generation (Winchester Shops Development) .............................................. 20
Table 4. 2024 Background Conditions – Synchro 11 – Delay, LOS, and Queuing Results ................... 22
Table 5. Estimated Trip Generation ..................................................................................................... 25
Table 6. Year 2024 Total Traffic Conditions – Synchro 11 – Delay, LOS, and Queuing Results ........... 30
Table 7. Year 2024 Total Traffic Conditions – SimTraffic – Maximum Queuing Results ..................... 31
Table 8. Upstream Functional Area – US 50/Retail Boulevard/Route 803 (#1) – North Leg ............... 34
Table 9. Downstream Functional Area – US 50/Retail Boulevard/Route 803 (#1) – West Leg ........... 35
178
Round Hill Crossing Gasoline Station Development
May 2023
vi Kittelson & Associates, Inc.
APPENDICES
Appendix A Scoping Correspondence
Appendix B All Turning Movement Count Data Sheets
Appendix C Year 2023 Existing Conditions Level-of-Service Worksheets
Appendix D Winchester Shops Development Site Plan
Appendix E Year 2024 Background Traffic Level-of-Service Worksheets
Appendix F Year 2024 Total Traffic Level-of-Service Worksheets
179
Section 1
Introduction
180
Round Hill Crossing Gasoline Station Development Project #: 28764
Introduction July 2023
8 Kittelson & Associates, Inc.
INTRODUCTION
PROJECT DESCRIPTION
Wilkins Company proposes to construct the Round Hill Crossing Gasoline Station development (the
“Project”) in Frederick County, Virginia. The subject property is located in the northwest quadrant of the
US 50 (Northwestern Turnpike)/Route 37 interchange. Round Hill Crossing is a proffered commercial 70-
acre property for which a portion of the development has already been built-out (including the WalMart
center) with access provided via Retail Boulevard and Chambersville Lane along US 50. Additional
development is planned in the northwest quadrant of the US 50/Retail Boulevard intersection; however,
a transportation impact analysis is proffered at such time that the development generates over 15,000
vehicles per day.
The intent of this analysis is to evaluate the ability of the existing roadway network to accommodate the
development of the Round Hill Crossing Gasoline Station without additional development on the larger
Round Hill site. The site is planned to consist of a 5,915 square-foot convenience store and 16 gasoline
fuel pumps in the NW quadrant of the US 50/Retail Boulevard/Round Hill Road intersection.
Specifically, this analysis includes:
Year 2023 existing land use and transportation system conditions within the site vicinity;
Planned development improvements in the study area;
Forecast year 2024 background traffic conditions during the weekday a.m. and weekday p.m.
peak periods, including regional growth;
Trip generation and distribution estimates for the proposed development users;
Trip generation and distribution estimates for “in-process” developments identified through the
scoping process to the roadway network;
Forecast year 2024 background traffic conditions with full build-out of “in-process” developments
during the weekday a.m. and weekday p.m. peak periods;
Trip generation and distribution estimates for full build-out of the proposed development;
Forecast year 2024 total traffic conditions during the weekday a.m. and weekday p.m. peak
periods;
Evaluate VDOT turn lane warrants at the site-access driveways and adjacent study intersections;
Access management evaluation;
Conclusions and recommendations.
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Figure 1 illustrates the site vicinity. Prior to full build-out of the larger Round Hill development, access is
proposed via the existing partial entrance at Chambersville Lane, full-movement entrance at Retail
Boulevard, and a proposed right-in to the convenience store development. The anticipated full build-out
year is 2024. Figure 2 illustrates the conceptual site development plan.
SCOPE OF THE REPORT
This analysis determines the transportation-related impacts associated with the proposed Round Hill
Crossing Gasoline Station development and was prepared in accordance with Virginia Department of
Transportation (VDOT) requirements for traffic operation analyses. The study intersections, time periods
for analysis, land use, growth rate, trip generation assumptions, and overall scope of this project were
confirmed with VDOT staff and are provided in Appendix A. Operational analyses were performed at the
following intersections:
1. US 50 (Northwestern Turnpike)/Route 803 (Round Hill Road)/Retail Boulevard
2. Retail Boulevard/Crock Wells Mill Drive
3. US 50/Future Right-in Entrance (Site Driveway)
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Round Hill Wawa July 2023
Figure
FREDERICK COUNTY, VA
SITE
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Conceptual Site PlanProvided by Bohler (April 2023)Frederick County, VA2Round Hill WawaJuly 2023Figure184
Section 2
Existing Conditions
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EXISTING CONDITIONS
The existing conditions analysis identifies the site conditions and current operational and geometric
characteristics of the roadways within the study area.
SITE CONDITIONS AND ADJACENT LAND USES
The proposed site is a commercial property to build a 5,915 square-foot convenience store and 16
gasoline fuel pumps in the northwest quadrant of the US 50 (Northwestern Turnpike)/Retail
Boulevard/Route 803 (Round Hill Road) intersection. The site will be located in an area bounded by Wal-
Mart Drive on the north, Northwestern Turnpike to the south, Retail Boulevard to the east and VDOT
Maintenance Driveway in the west. The site lies approximately half a mile west of the Route 37/US 50
interchange.
Surrounding land uses in the vicinity of the site are predominantly commercial and low-density residential
uses. The Walmart Supercenter is located along Retail Boulevard just north of Crock Wells Mill Drive.
Three restaurants and two banks are also located along Crock Wells Mill Drive that likely use Retail
Boulevard as their main egress point. The Virginia Department of Transportation maintenance facility is
located in the southwest quadrant of the US 50/Retail Boulevard/Round Hill Road intersection.
TRANSPORTATION FACILITIES
Table 1 summarizes the existing transportation facilities and roadways in the study area. Retail Boulevard
and Crock Wells Mill Drive provide access to the Walmart Supercenter and restaurants parking.
Table 1. Existing Transportation Facilities and Roadway Designations
Roadway
Functional
Classification1 AADT2
Number
of
Lanes
Posted
Speed
(mph)
Roadway
Width
(ft)
Shoulder
Width
(ft) Sidewalks
Bicycle
Lanes
On-
Street
Parking
US 50
(Northwestern
Turnpike)
Principal
Arterial 19,000 5 35 100 0-4 Yes No No
Route 803
(Round Hill
Road)
Major
Collector 1,100 2 35 24 4 Yes No No
Retail
Boulevard Local Road Not
available 4 30 62 0 Yes No No
Crock Wells
Mill Drive Local Road Not
available 3 25 35 0 Yes No No
1 Per the VDOT Functional Classification Map (Reference 1).
2 2021 AADT Volumes per the VDOT Traffic Counts Map (Reference 2).
Pedestrian and Bicycle Facilities
Crosswalks are provided across the north leg of the US 50 and Retail Boulevard intersection as well as
across the east leg of the Crock Wells Mill Drive and Retail Boulevard intersection. Currently, pedestrian
signals are not installed at any of these crosswalk locations.
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There are no bicycle facilities in the study area along public roadways.
Sidewalks are available on the west side of Round Hill Road, the north side of US 50, and both sides of
Retail Boulevard.
A quarter mile path exists on the north side of US 50 between Retail Boulevard and Echo Lane, offering a
recreational walking route for pedestrians in the vicinity.
Transit Facilities
There are no public transit services available in the study area.
TRAFFIC VOLUMES
Existing volumes at the Northwestern Turnpike/Retail Boulevard/Round Hill Road intersection was
obtained from an ongoing STARS Study for the US 50 corridor between the Virginia Department of
Transportation (VDOT) Area Headquarters (AHQ) and Keating Drive within Frederick County and the City
of Winchester, Virginia. Traffic data collection was conducted with schools in session on November 9,
2022.
Peak hour turning movement counts for the intersection of Retail Boulevard and Crock Wells Mill Drive
were estimated based on the following assumptions:
o During the a.m. peak hour, approximately 65 percent of the trips along Retail Boulevard originate
from Walmart, while the remaining 35 percent are generated by the restaurants and bank located
along Crock Wells Mill Drive.
o During the p.m. peak hour, approximately 85 percent of the trips along Retail Boulevard originate
from Walmart, while the remaining 15 percent are generated by the restaurants and bank located
along Crock Wells Mill Drive.
o Out of the trips originating from Walmart, around 70 percent use the northern access point,
representing the southbound approach volumes. The remaining 30 percent utilize the southern
access point to Walmart, which corresponds to the westbound approach volumes.
o All trips generated from the restaurants and bank along Crock Wells Mill Drive would exclusively
use Crock Wells Mill Drive for their movements which corresponds to the westbound approach
volumes.
Appendix B contains all turning movement count data sheets and intersection approach photographs.
Existing Conditions Analysis
Traffic operations were evaluated in accordance with VDOT’s Traffic Operations and Safety Analysis
Manual (TOSAM) (Reference 3). Synchro 11 was used to evaluate existing weekday a.m. and p.m. peak
hour conditions. The software was used to evaluate several measures of effectiveness (MOEs) for the
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study area including per-vehicle delay, level-of-service, volume-to-capacity ratio, and queuing. Level of
service (LOS) analysis was performed in accordance with the procedures stated in the Highway Capacity
Manual, 6th Edition (Reference 4).
Operational Analysis
Figure 3 shows the existing lane configurations and traffic control devices, existing conditions intersection
operational results and lane group LOS for the weekday a.m. and weekday p.m. peak hours. Capacity
analysis results for the study intersections are summarized in Table 2. Appendix C includes the existing
level-of-service worksheets for existing traffic conditions.
The results indicate that the signalized study intersection currently operates at LOS C or better during all
time periods under existing traffic conditions, and unsignalized critical movement/approaches are
operate at LOS B or better. However, there are a few individual movements with undesirable LOS at the
following location:
US 50/Round Hill Rd/Retail Blvd (#1)
o During the weekday a.m. peak hour, the left-turn movements on eastbound and southbound
approaches operate at LOS E. However, the approaches operate below capacity (volume-to-
capacity [v/c] ratio of 0.7).
o During the weekday p.m. peak hour, the left-turn movements on all approaches as well as right-
turn movement on northbound approach operate at LOS E. However, the movements operate
below capacity (volume-to-capacity [v/c] ratio of 0.76).
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Table 2. Existing Conditions – Synchro 11 – Delay, LOS, and Queuing Results
Intersection Information AM Peak Hour PM Peak Hour
Intersection Traffic
Control Approach Lane
Group
Existing
turn-
lane
lengths
LOS BOQ
(feet)
Delay
(sec) LOS BOQ
(feet)
Delay
(sec)
US 50/
Round Hill
Rd/ Retail
Blvd
(#1)
Signalized
EB EBL 300 E 104 67.5 E 114 69.3
EBT C 494 21.1 B 206 16.3
EBR 280 B 0 12.1 B 0 13.1
EB Approach C 23.6 C 22.4
WB WBL D 72 46.8 E 92 63.2
WBT A 70 9.2 B 389 13
WBR 1000 B 0 12.2 B 1 13.6
WB Approach B 13.0 B 15.6
NB NBLT D 21 53.1 E 30 56.9
NBR 250 D 0 52.9 E 0 56.1
NB Approach D 52.9 E 56.2
SB SBL 300 E 104 55.7 E 159 58.8
SBT D 14 48.4 D 31 47.7
SBR 275 D 0 48.5 D 76 48.3
SB Approach D 54 D 53.8
Overall LOS C 25.8 C 26.6
Retail Blvd
&
Crock Wells
Mill Dr
(#2)
Unsignalized
WB WBL 160 B 17 10 B 38 12.9
WBTR A 0 8.6 A 0 8.7
WB Approach B 10 B 12.9
NB NBTR 0 0 0 0
NB Approach 0 0
SB SBL A 0 7.4 A 0 7.5
SBTR A 0 A 0
SB Approach 0.1 0
* Note that Back of Queue (BOQ) measures report 95th percentile queue lengths.
LOS E or F
NB=Northbound; SB=Southbound; EB=Eastbound; WB=Westbound; L=Left; T=Through; R=Right
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Existing Traffic Conditions and Lane Group LOS
Frederick County, VA 3
Round Hill Wawa August 2023
Figure
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Retail Blvd /
Crock Wells Mill Dr
1
US 50 / Retail Blvd /
Round Hill Rd
- STOP SIGN
- TRAFFIC SIGNAL (190')(150')(300')(250')(280')
(300')
CM = CRITICAL MOVEMENT (UNSIGNALIZED)
LOS = INTERSECTION LEVEL OF SERVICE (SIGNALIZED)/
CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED)
Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/
CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED)
V/C = CRITICAL VOLUME-TO-CAPACITY RATIO Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
296111031231LOS=BDel=10.0V/C=0.156
527013212181
CM=WBLOS=BDel=12.9V/C=0.341
Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
US 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
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LOS=CDel=25.8V/C= 0.64
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49 1734
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5 60
240 28514
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B
A
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CM=WBCM=WB
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B DDD
DDEEDDEE
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B
B
B
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Existing Conditions May 2023
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Section 3
Transportation Impact Study
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TRANSPORTATION IMPACT STUDY
Year 2024 background and total traffic conditions were analyzed to determine impacts for full build-out
of the development.
YEAR 2024 BACKGROUND TRAFFIC CONDITIONS
Year 2024 background traffic operations were analyzed to establish a baseline to measure the specific
impacts of the proposed development.
Transportation Improvements
The existing traffic signal at the intersection will be upgraded to include pedestrian crossing signals and
push buttons to activate the crossing phase when needed. This improvement aims to enhance pedestrian
safety and accessibility in the area. The project is expected to be completed by the year 2024.
To accommodate the future pedestrian crossing, the signal timing and phasing needed to be adjusted.
The following inputs in Synchro were modified accordingly:
Pedestrian Walking Speed: Based on the Manual on Uniform Traffic Control Devices (MUTCD), an average
walking speed of 3.5 feet per second (fps) was used for calculating pedestrian crossing times. This value
aligns with the assumption that most pedestrians, including seniors and individuals with disabilities, can
comfortably walk at this speed.
Crosswalk Width: The crosswalk on the north leg of Retail Blvd measures 89 feet wide, which was taken
into account for accurate pedestrian crossing time calculations.
Pedestrian Clearance Interval (Do Not Walk Time): Following MUTCD guidelines, the pedestrian clearance
interval, also known as the "Do Not Walk" time or "Flashing Don't Walk" time, was determined using the
formula:
Pedestrian Clearance Interval = (Crosswalk Width / Pedestrian Walking Speed) + Pedestrian Reaction
Time = (89/3.5) +3 ~ 29 sec
The pedestrian reaction time was assumed to be 3 seconds, accounting for the delay between the signal
change and pedestrians beginning to clear the intersection.
Pedestrian Walk Interval (Walk Time): As per MUTCD recommendations the walk interval should be at
least 7 seconds in length so that pedestrians will have adequate opportunity to leave the curb or shoulder
before the pedestrian clearance time begins.
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Approved Development Traffic
During the scoping process, one background development project was identified with VDOT in the vicinity
of the site. Winchester Shops Development will be located in an unoccupied area bounded by Echo Lane
on the east side and Crock Wells Mill Drive on the west side. The development plan includes 13,562
square feet of strip retail center and is expected to be constructed by 2024. The proposed access plan
includes two driveways on Crock Wells Mill Drive. The developer provided the site access locations.
Appendix D contains the Winchester Shops Development Site Plan.
A trip generation estimate was developed using ITE 11th Edition assuming ITE Land Use Code 822- Strip
Retail Plaza (<40k). Fifty percent of new trips are assumed to originate to/from the east on US 50 and the
other half originates to/from the west of project site. Pass-by trips were assumed for this type of land
use. Eighty percent of the pass-by trips were assumed to originate to/from east on US 50 or from Route
37 and 20 percent originating to/from the west on US 50.
The Shops are anticipated to generate a total of 642 new trips and 160 pass-by trips per day, 14 trips
during the morning peak hour and 97 during the afternoon peak hour. Table 3 shows the estimated trip
generation potential of Winchester Shops Development. The assignment of site-generated trips from “in-
process” Development is presented in Figure 4.
Table 3. Estimated Trip Generation (Winchester Shops Development)
Land Use
ITE
Code Units
Weekday
Daily
Peak Hour Adjacent Street
Weekday AM
Peak Hour
Weekday PM
Peak Hour
Total In Out Total In Out
Strip Retail Plaza (<40k) 822 13.562 1,000
S.F. 802 35 21 14 97 48 49
Pass-bys (0% AM, 40% PM, 30% SAT) (160) 0 0 0 (39) (19) (20)
Net New Trips 642 35 21 14 58 29 29
The background traffic volumes were developed by considering regional traffic growth within the study
area and full build-out of Winchester Shops Development.
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Weekday AM and PM Peak Hours
Frederick County, VA
Round Hill Wawa July 2023
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0
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0 0
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0
0 04BOTANICAL BLVD03018
0
3
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Regional Growth
Per VDOT direction, a 1.0 percent annual growth rate was used to account for regional growth at the
study intersections.
2024 Background Traffic Operational Analysis
The 2024 lane configurations and traffic control devices are similar to the existing lane configurations.
Figure 5 displays the overall intersection operational results of the year 2024 background traffic
operations and lane group LOS for the weekday a.m. and p.m. peak hours. Table 4 summarizes the peak
hour levels of service, 95th percentile queue, and delay for each lane group by intersection.
Table 4. 2024 Background Conditions – Synchro 11 – Delay, LOS, and Queuing Results
Intersection Information AM Peak Hour PM Peak Hour
Intersection Traffic
Control Approach Lane
Group
Existing/
Proposed
turn-lane
lengths
LOS BOQ
(feet)
Delay
(sec) LOS BOQ
(feet)
Delay
(sec)
US 50/
Round Hill
Rd/ Retail
Blvd
(#1)
Signalized
EB EBL 300 E 109 68.1 E 121 55.2
EBT C 504 21.4 B 212 16.7
EBR 280 B 0 12.2 B 0 13.3
EB Approach C 24 C 21.3
WB WBL D 73 48.2 E 95 64.7
WBT A 72 9.6 B 412 17.1
WBR 1000 B 0 12.4 B 1 15.1
WB Approach B 13.3 B 19.4
NB NBLT D 21 53.1 E 30 56.9
NBR 250 D 0 52.9 E 0 56.1
NB Approach D 52.9 E 56.2
SB SBL 300 E 107 55.9 E 169 60.3
SBT D 14 48.2 D 31 47.3
SBR 275 D 0 48.2 D 77 47.9
SB Approach D 54.2 D 54.6
Overall LOS C 26.2 C 28.5
Retail Blvd
&
Crock Wells
Mill Dr
(#2)
Unsignalized
WB WBL 160 B 20 10.1 B 43 13.3
WBTR A 0 8.6 A 0 8.7
WB Approach B 10.1 B 13.3
NB NBTR A 0 0 A 0 0
NB Approach 0 0
SB SBL A 0 7.4 A 0 7.5
SBTR A 0 A 0
SB Approach 0.1 0
* Note that Back of Queue (BOQ) measures report 95th percentile queue lengths.
NB=Northbound; SB=Southbound; EB=Eastbound; WB=Westbound; L=Left; T=Through; R=Right
The results indicate that similar to the Existing Condition, the signalized study intersection is forecast to
operate at LOS C or better during all time periods under 2024 background traffic conditions, and
unsignalized critical movement/approaches are forecast to operate at LOS B or better. However, there
are a few individual movements with undesirable LOS at the following location:
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US 50/Round Hill Rd/Retail Blvd (#1)
o During the weekday a.m. peak hour, the left-turn movements on eastbound and southbound
approaches are forecast to operate at LOS E. However, the approaches are anticipated to operate
below capacity (volume-to-capacity [v/c] ratio of 0.7).
o During the weekday p.m. peak hour, the left-turn movements on all approaches as well as right-
turn movement on northbound approach are forecast to operate at LOS E. However, the
movements are anticipated to operate below capacity (volume-to-capacity [v/c] ratio of 0.76).
Appendix E contains the 2024 background traffic operational analysis worksheets.
196
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Background Traffic Conditions and Lane Group LOS
Frederick County, VA 5
Round Hill Wawa August 2023
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2
1
2
Retail Blvd /
Crock Wells Mill Dr
1
US 50 / Retail Blvd /
Round Hill Rd
- STOP SIGN
- TRAFFIC SIGNAL
(150')(300')(250')(280')
(300')
CM = CRITICAL MOVEMENT (UNSIGNALIZED)
LOS = INTERSECTION LEVEL OF SERVICE (SIGNALIZED)/
CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED)
Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/
CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED)
V/C = CRITICAL VOLUME-TO-CAPACITY RATIO Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
30641104131
1
CM=WBLOS=BDel=10.1V/C=0.167
527513282351
CM=WBLOS=BDel=13.3V/C=0.372
Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
US 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
1
1255
7 47
420
LOS=CDel=26.2V/C=0.65
6 88
51 1804
1
608
1 65
1190
LOS=CDel=28.5V/C= 0.67
5 61
246 30314
7
17 3684
A
BAA (250')(190')(150')
76
B
A
US 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
1
B
AEE
C
B DDD
DDEEDDEE
E
B
B
B
B
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YEAR 2024 TOTAL TRAFFIC CONDITIONS
The total traffic conditions analysis forecasts how the transportation system in the study area will operate
once the Gasoline Station is built out and operational.
The total traffic volume estimates were developed by adding the predicted site-generated traffic to the
background traffic volumes. These analyses are outlined in the following sections.
Proposed Development Plan
The proposed site is a commercial property located in the northwest quadrant of the US 50/Retail
Boulevard/Round Hill Road intersection. The plan includes the construction of a convenience store
spanning 5,915 square feet, along with the installation of 16 gasoline fuel pumps. The primary entrance
will be established through a fourth leg at the intersection of Retail Boulevard and Crock Wells Mill Drive.
Additionally, a right-in entrance will be provided along US 50, situated just west of Retail Boulevard.
Trip Generation
Trip generation estimates for the proposed development were developed using the standard reference
Trip Generation, 11th Edition (Reference 5) published by the Institute of Transportation Engineers (ITE).
Table 5 summarizes the trip generation estimates for the proposed development. The development is
estimated to generate approximately 7,591 weekday daily trips, 540 weekday a.m. (270 in, 270 out), and
467 weekday p.m. (234 in, 233 out) peak hour trips when built out in year 2024. 76 percent of the total
trips are assumed to be pass-by, including 10 percent internal trips between the site and the existing
shopping center to the east. Additionally, 20 percent of the total trips are expected to be diverted from
adjacent roadways, suggesting that they would have otherwise occurred on nearby roads. Therefore,
only 4 percent of the total trips, approximately 380 daily trips, are estimated to be net new trips directly
generated by the proposed site.
Table 5. Estimated Trip Generation
Land Use
ITE
Code Units
Weekday
Daily
Peak Hour Adjacent Street
Weekday AM Peak
Hour
Weekday PM Peak
Hour
Total In Out Total In Out
Convenience
Store/Gas Station 945 5.915 1,000
S.F. 7,591 540 270 270 467 234 233
Pass-bys (76% AM, 75% PM/SAT) (5,693) (410) (205) (205) (350) (176) (174)
Internal to shopping center(10% of Pass-by trips) (569) (41) (21) (21) (35) (18) (17)
Diverted (20% AM/PM/SAT) (1,518) (108) (54) (54) (93) (47) (46)
Net New Trips 380 22 11 11 24 11 13
1Land Use Subcategory: 16 to 24 fueling positions.
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Trip Distribution and Trip Assignment
Local and regional trip distribution estimates for the project were developed based on anticipated future
travel patterns observed near the site and major origin/destination patterns in the site vicinity. Figure 6
illustrates the assumed trip distribution pattern. Approximately 50 percent of the net new trips were
estimated to be traveling to and from the west on US 50, while the remaining 50 percent of the trips
were allocated to the east on US 50. Additionally, it was assumed that approximately 78 percent of the
pass-by and diverted trips were traveling to and from Route 37, with the remaining 22 percent of the
trips allocated to the east on US 50 or considered internal trips within the Round Hill Crossing
developments.
Trip Assignment
The following assumptions were made while assigning trips to the site access points and adjacent
intersections:
· Trips to/from east on US 50:
o Approximately five to 10 percent of the trips (including net new, pass-by, and diverted trips)
entering the site would utilize Retail Boulevard, while the remaining 90 to 95 percent of those
trips would utilize the proposed right-in driveway along US 50.
o All trips (net new, pass-by, and diverted) exiting the site would exclusively use Retail
Boulevard.
o Pass-by trips would exit towards the west on US 50, whereas net new trips and diverted trips
would exit towards the east on US 50.
· Trips to/from west on US 50:
o All trips (net new, pass-by, and diverted) entering or exiting the site would utilize Retail
Boulevard.
o Pass-by trips would exit towards the east on US 50, while net new trips and diverted trips
would exit towards the west on US 50.
· Internal trips within the development would utilize Crock Wells Mill Rd.
Figure 7 shows the assignment of site-generated trips to the surrounding roadway network during the
weekday a.m. and p.m. peak hours.
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Assumed Trip DistributionFrederick County, VARound Hill WawaJuly 2023Figure49%1%50%XX%- ASSUMED NET- NEW TRIP DISTRIBUTIONSITE- ASSUMED PASS-BY/ DIVERTED/ INTERNAL TRIP DISTRIBUTION200
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Weekday AM and PM Peak Hours
Frederick County, VA 7
Round Hill Wawa July 2023
Figure
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ROUND HI
L
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K
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RRETAIL BLVDVDOT
MAINTENANCE
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SITE
2
1
Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
WEEKDAY AM WEEKDAY PM
3
14 14 13 13
200 172
00000
0
3
2
3
(190')(150')
1
(300')(250')(280')
(300')(250')Retail Blvd /Crock Wells Mill DrUS 50 / Retail Blvd / Round Hill Rd37
BOTANICAL BLVDUS 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
1
-25
0 0
40
0 0
174 760
0
-21
0 0
35
0 0
150 660
0
11 1034US 50 / New DrivewayUS 50 / Retail Blvd / Round Hill Rd10
250
10
10 105000000
0
9
216
9
8 94439
201
Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
29 Kittelson & Associates, Inc.
2024 Total Traffic Operational Analysis
The year 2024 total traffic conditions analysis forecasts how the study locations will operate after full
build-out of the proposed development. The site-generated trips shown in Figure 7 were added to the
year 2024 background traffic volumes to develop the year 2024 build-out traffic volumes.
202
Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
30 Kittelson & Associates, Inc.
Figure 8 shows the year 2024 total traffic overall intersection operations and lane group LOS for the
weekday a.m. and p.m. peak hours.
Table 6 displays the peak hour levels of service, delays, and 95th-percentile queues for each lane group
by intersection. All critical approaches of unsignalized study intersections are forecast to operate below
capacity at LOS D or better under the total traffic condition.
Appendix F contains the year 2024 total traffic level of service worksheets. As shown in the figures, all
study intersections and site access driveways are forecast to continue to operate at LOS C or better under
2024 total traffic conditions.
As would be expected, 95th percentile queues are forecast to generally grow slightly with the addition of
site-generated traffic, but the change is incremental and does not change the overall queuing condition
outlined under year 2024 background traffic conditions.
Table 6. Year 2024 Total Traffic Conditions – Synchro 11 – Delay, LOS, and Queuing Results
Intersection Information AM Peak Hour PM Peak Hour
Intersection Traffic
Control Approach Lane
Group
Existing/
Proposed turn-
lane lengths
LOS BOQ
(feet)
Delay
(sec) LOS BOQ
(feet)
Delay
(sec)
Round Hill
Rd/Retail Blvd &
US 50
(#1)
Signalized
EB EBL 300 E #183 65.7 E #180 58.4
EBT C 491 24.1 B 204 17.7
EBR 280 B 0 13.8 B 0 14.2
EB Approach C 27.6 C 24.4
WB WBL D 74 48.7 E 95 66.7
WBT B 82 13.1 C 451 22.3
WBR 1000 B 0 15.7 B 3 17.1
WB Approach B 16.4 C 24.3
NB NBLT D 21 53.1 E 30 56.9
NBR 250 D 0 52.9 E 0 56.1
NB Approach D 52.9 E 56.2
SB SBL 300 D #160 54.5 E #209 62.5
SBT D 14 45.3 D 31 45.6
SBR 275 D 60 46.1 E #248 57
SB Approach D 50.5 E 59.4
Overall LOS C 30.6 C 34.6
Retail Blvd &
Driveway
1/Crock Wells Mill
Dr
(#2)
Unsignalized
EB EBLTR B 32 10.5 B 35 11.9
EB Approach B 10.5 B 11.9
WB WBL 160 C 40 15.6 D 120 32.6
WBTR B 3 11 B 3 13.4
WB Approach C 15.2 D 31.8
NB NBLT A 3 7.6 A 3 8.2
NBTR A 0 A 0.1
NB Approach 2.6 2.1
SB SBL A 0 7.4 A 0 7.5
SBTR A 0 A 0
SB Approach 0.1 0
US50 &
Driveway
(#3)
Unsignalized
EB Approach A 0 A 0
WB Approach A 0 A 0
* Note that Back of Queue (BOQ) measures report 95th percentile queue lengths.
# 95th percentile volume exceeds capacity; queue may be longer.
m Volume for 95th percentile queue is metered by upstream signal.
NB=Northbound; SB=Southbound; EB=Eastbound; WB=Westbound; L=Left Turn; T=Through; R=Right Turn
203
Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
31 Kittelson & Associates, Inc.
Based on the Synchro reports, it is evident that queues at several movements at the US 50 (Northwestern
Turnpike)/Retail Boulevard/Route 803 (Round Hill Road) intersection are exceeding capacity. To ensure
accurate assessment, maximum queue lengths have been obtained from SimTraffic reports, utilizing data
from 10 microsimulation runs. The maximum queue length represents the longest observed or simulated
queue during the analysis period.
The data presented in Table 7 illustrates that all maximum queues on all approaches can be
accommodated within the available storage lengths.
Table 7. Year 2024 Total Traffic Conditions – SimTraffic – Maximum Queuing Results
Intersection Information AM Peak Hour PM Peak Hour
Intersection Traffic
Control Approach Lane
Group
Existing/
turn-lane
lengths
Maximum
Queue
(feet)
Maximum
Queue
(feet)
Round Hill
Rd/Retail Blvd &
US 50
(#1)
Signalized
EB EBL 300 271 169
EBT - 388 235
EBR 280 154 58
WB WBL - 136 123
WBT - 222 445
WBR 1000 60 52
NB NBLT - 54 60
NBR 250 147 74
SB SBL 300 213 251
SBT - 34 212
SBR 275 135 272
204
H:\28\28763 - Round Hill Wawa\report\figs\28763 - Figs.dwg Aug 15, 2023 - 3:11pm - fbaratian Layout Tab: 08 total LOS (2)Total Traffic Condition and Lane Group LOS
Frederick County, VA 8
Round Hill Wawa July 2023
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SITE
2
1
CM = CRITICAL MOVEMENT (UNSIGNALIZED)
LOS = INTERSECTION LEVEL OF SERVICE (SIGNALIZED)/
CRITICAL MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED)
Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/
CRITICAL MOVEMENT CONTROL DELAY (UNSIGNALIZED)
V/C = CRITICAL VOLUME-TO-CAPACITY RATIO Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
US 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
1
1230
7 47
460
LOS=CDel=30.6V/C= 0.67
6 88
225 2564
1
587
8 65
1225
LOS=CDel=34.6V/C= 0.74
5 61
396 36914
7
28 46118
3
US 50 / New DrivewayWEEKDAY AM WEEKDAY PM
3
1351 491
LOS=ADel=0.0V/C= N/A 713 1454
LOS=ADel=0.0V/C= N/A200 1720
Retail Blvd /Crock Wells Mill DrWEEKDAY AM WEEKDAY PM
2
B
DA
AAAUS 50 / New DrivewayWEEKDAY AM WEEKDAY PM
3
29641104131
1
10
250
10
10 1050CM=WBLOS=CDel=15.6V/C=0.296
52751328235
1
9
216
9
8 9440
114
CM=WBLOS=DDel=32.6V/C=0.679
AB
B
C
AB
US 50 / Retail Blvd / Round Hill RdWEEKDAY AM WEEKDAY PM
1
B
BDE
C
B DDD
DDEEDEEE
E
B
B
C
B
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Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
33 Kittelson & Associates, Inc.
RIGHT-TURN LANE WARRANT ANALYSIS
The evaluation of the westbound right-turn lane warrant at the proposed right-in driveway was
conducted, taking into consideration the total traffic conditions projected for the year 2024. The VDOT
Road Design Manual (RDM)-Appendix F: Access Management Design Standards For Entrances and
Intersections was used as guidance. Figure 9 presents the results of the warrant evaluation, indicating
that the westbound approach satisfies the right-turn lane warrants during all peak hours under the
projected year 2024 total traffic condition.
Weekday a.m. peak hour
Weekday p.m. peak hour
Figure 9. US 50 at proposed Driveway – 2024 Total Traffic – Right-Turn Lane Warrant
ACCESS SPACING REQUIREMENTS
An evaluation of the proposed entrances to the Round Hill Crossing Gasoline Station development was
performed with respect to VDOT’s Access Management policies outlined in Appendix F of the Road Design
Manual (Reference 2). Figure 10 illustrates the proposed spacing of the site entrances with respect to
adjacent intersections and commercial access points.
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Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
34 Kittelson & Associates, Inc.
Crock Wells Mill Drive and Retail Boulevard Intersection
Based on Table 2-2 of the RDM, the proposed full access entrance on Retail Boulevard should be located
outside the functional area of the adjacent US 50 (Northwestern Turnpike)/Retail Boulevard/Route 803
(Round Hill Road) intersection. The upstream functional area of the signalized intersection is a function
of several factors:
1. Distance traveled by during perception-reaction time,
2. Distance traveled to complete deceleration to a stop, and
3. Distance required to store the longest queue expected most of the time.
Table 8 summarizes the functional area of the adjacent US 50 (Northwestern Turnpike)/Retail
Boulevard/Route 803 (Round Hill Road) intersection (#1) rounded to the nearest foot based on an
assumed 30 mile-per-hour design speed, a 2.5-second perception-reaction time, and an 11.2 foot-per-
second-per-second (ft./sec.2) deceleration rate.
Table 8. Upstream Functional Area – US 50/Retail Boulevard/Route 803 (#1) – North Leg
Distance Measure Distance (ft.)
Distance Traveled during Perception-Reaction Time (ft.) 110
Distance Traveled during Deceleration to Stop (ft.) 86
Distance Required to Store the Longest Queue Expected Most of the Time. (ft.) 31
Upstream Functional Area 227
Proposed Spacing 313
The distance required to store the longest queue expected most of the time was derived from the
maximum queuing information estimated under weekday a.m. peak hour conditions in year 2024 total
traffic conditions.
As shown in Figure 10, the proposed entrance on Retail Boulevard is located outside the upstream
functional area of the adjacent signalized intersection. The proposed full access entrance is located
approximately 313 feet from the southbound stop bar at the adjacent signalized intersection. As such,
the minimum spacing standard per RDM is met.
US 50 (Northwestern Turnpike) and Site Driveway (#3)
Based on Table 2-2 of the RDM, the proposed right-in entrance on US 50 (Northwestern Turnpike) should
be located a minimum of 305 feet from adjacent intersections and commercial entrances. It should also
be located outside the functional area of the adjacent US 50 (Northwestern Turnpike)/Retail
Boulevard/Route 803 (Round Hill Road) intersection (#1). The downstream functional area of the
signalized intersection is a function of two factors:
1. Distance traveled by during perception-reaction time, and
2. Distance traveled to complete deceleration to a stop.
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Round Hill Crossing Gasoline Station Development Project #: 28764
Transportation Impact Study July 2023
35 Kittelson & Associates, Inc.
Table 9 summarizes the functional area of the adjacent US 50 (Northwestern Turnpike)/Retail
Boulevard/Route 803 (Round Hill Road) intersection (#1) rounded to the nearest foot based on an
assumed 35 mile-per-hour design speed, a 2.5-second perception-reaction time, and an 11.2 foot-per-
second-per-second (ft./sec.2) deceleration rate.
Table 9. Downstream Functional Area – US 50/Retail Boulevard/Route 803 (#1) – West Leg
Distance Measure Distance (ft.)
Distance Traveled during Perception-Reaction Time (ft.) 128
Distance Traveled during Deceleration to Stop (ft.) 118
Downstream Functional Area 246
Proposed Spacing 248
As shown in Figure 10, the proposed entrance on US 50 (Northwestern Turnpike) is located outside the
downstream functional area of the adjacent signalized intersection. The proposed full access entrance is
located approximately 248 feet from the adjacent signalized intersection to the east and 347 feet from
the Virginia Department of Transportation maintenance facility driveway to the west. As such, the
minimum spacing standard per RDM is met.
208
209
Section 4
Conclusions and Recommendations
210
Round Hill Crossing Gasoline Station Development
Conclusions and Recommendations May 2023
38 Kittelson & Associates, Inc.
CONCLUSIONS AND RECOMMENDATIONS
The results of the traffic impact analysis indicate that the proposed development can be constructed with
minor impacts on operations on the surrounding transportation system. The findings of this analysis are
discussed below.
Existing Conditions
All study intersections currently operate at level of service (LOS) C or better during all peak hours.
Year 2024 Background Traffic Conditions
A 1.0-percent annual growth rate was identified to account for near-term regional traffic growth.
All study intersections are forecast to continue to operate at LOS D or better under 2024
background traffic conditions.
One in-process developments was identified by WVDOH for inclusion in background conditions:
o Winchester shops: The development plan includes 13,562 square feet of strip retail center
and is expected to be constructed by 2024. The Shops are anticipated to generate a total
of 642 new trips and 160 pass-by trips per day, 14 trips during the morning peak hour and
97 during the afternoon peak hour
All study intersections are forecast to continue to operate at LOS D or better under 2024
background traffic conditions.
Proposed Development Plan
The Gasoline Station development is anticipated to be fully built-out in year 2024, consisting of a
5,915 square-foot convenience store and 16 gasoline fuel pumps.
A right-in entrance will also be provided along US 50, just to the west of Retail Boulevard.
The development is estimated to generate approximately 7,591 weekday daily trips, 540 weekday
a.m. (270 in, 270 out), and 467 weekday p.m. (234 in, 233 out) peak hour trips when built out in
year 2024.
Year 2024 Total Traffic Conditions
All study intersections and site access driveways are forecast to continue to operate at LOS C or
better under 2024 total traffic conditions.
As would be expected, 95th percentile queues are forecast to generally grow slightly with the
addition of site-generated traffic, but the change is incremental and does not change the overall
queuing condition outlined under background traffic conditions. Queue lengths are projected to
be accommodated within the available storage length.
Access Management Evaluation
An evaluation of the proposed entrances to the Round Hill Crossing Gasoline Station
development was performed with respect to VDOT’s Access Management policies.
211
Round Hill Crossing Gasoline Station Development
Conclusions and Recommendations May 2023
39 Kittelson & Associates, Inc.
The proposed full access entrance on Retail Boulevard is located approximately 313 feet from
the adjacent signalized intersection to the south. It is located outside of the upstream
functional area of the adjacent US 50 (Northwestern Turnpike)/Retail Boulevard/Route 803
(Round Hill Road) signalized intersection, meeting the minimum spacing standard per RDM.
The proposed right-in entrance on US 50 (Northwestern Turnpike) is approximately 248 feet
away from the adjacent signalized intersection to the east and 347 feet from the Virginia
Department of Transportation maintenance facility driveway to the west. The spacing
complies with the minimum requirement of 305 feet from adjacent intersections and
commercial entrances per RDM. Additionally, it is located outside the functional area of the
adjacent US 50 (Northwestern Turnpike)/Retail Boulevard/Route 803 (Round Hill Road)
signalized intersection, thus fulfilling the minimum spacing standard per RDM.
Recommendation
Based on the analysis conducted, no off-site improvements or mitigations have been identified as
necessary concerning the intersection operations. However, based on the right-turn lane warrant
analysis, it has been determined that the westbound approach meets the right-turn lane warrants for all
peak hours under the projected year 2024 total traffic condition. Consequently, it is planned to provide
an exclusive right turn lane at the proposed driveway along US 50 to accommodate the traffic flow
efficiently.
212
Section 5
References
213
Round Hill Crossing Gasoline Station Development
References May 2023
41 Kittelson & Associates, Inc.
REFERENCES
1. VDOT Functional Classification Map.
https://www.arcgis.com/home/webmap/viewer.html?webmap=3eca6c9adb6649c988d98734f8
5baddb. Accessed June 17, 2023.
2. VDOT Traffic Counts Map. https://www.virginiaroads.org/datasets/traffic-volume/explore.
Accessed June 17, 2023.
3. VDOT’s Traffic Operations and Safety Analysis Manual (TOSAM)
4. Transportation Research Board. Highway Capacity Manual. 2016.
5. Institute of Transportation Engineers. Trip Generation, 11th Edition. 2022.
214
Appendix A
Scoping Correspondence
215
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.
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:
Tele:
E-mail:
Andrew Butsick, PE & John Callow - Kittelson & Associates, Inc.
(703) 885-8970
abutsick@kittelson.com
Developer/Owner Name:
Tele:
E-mail:
Richie Wilkins
(540) 662 7215
rwilkins@wilkinsco.com
Project Information
Project Name: Round Hill Wawa Locality/County: Frederick
Project Location:
(Attach regional and site
specific location map) See Figure 1 - attached
Submission Type Comp Plan Rezoning Site Plan Subd Plat
Project Description:
(Including details on the land
use, acreage, phasing, access
location, etc. Attach additional
sheet if necessary)
Round Hill Crossing is a proffered commercial 70-acre property located in the
northwest quadrant of the US 50 (Northwestern Turnpike)/Route 37 interchange. A
portion of the development has already been built-out (including the WalMart
center) with access provided via Retail Boulevard and Chambersville Lane along
US 50. Additional development is planned in the northwest quadrant of the US
50/Retail Boulevard intersection; however, a transportation impact analysis is
proffered at such time that the development generates over 15,000 vehicles per day.
As part of a proposed proffer amendment to adjust the ADT threshold for a full TIA
of the larger Round Hill development, this traffic study will be conducted to
evaluate the ability of the existing and proposed entrances to accommodate the
development of a 5,915 square-foot convenience store with 16 gasoline fuel pumps
in the NW quadrant of the US 50/Retail Boulevard/Round Hill Road intersection.
Prior to full build-out of the larger Round Hill development, access is proposed via
the existing partial entrance at Chambersville Lane, full-movement entrance at
Retail Boulevard, and a proposed right-in to the convenience store development.
Figure 2 illustrates a conceptual site plan.
Proposed Use(s):
(Check all that apply; attach
additional pages as necessary)
Residential Commercial Mixed Use Other
216
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.
Residential Uses(s)
Number of Units:
ITE LU Code(s):
Commercial Use(s)
ITE LU Code(s): 945
(see attached
Trip Gen table)
Square Ft or Other Variable:
1,000 S.F.
GFA
Other Use(s)
ITE LU Code(s):
Independent Variable(s):
Total Peak Hour Trip
Projection: Less than 100 100 – 499 500 – 999 1,000 or more
Traffic Impact Analysis Assumptions
Study Period Existing Year: 2023 Build-out Year: 2024 Design Year:
Study Area Boundaries
(Attach map)
North: Wal-Mart Drive South: US 50 (Northwestern Turnpike)
East: Route 37 NB Ramps West: VDOT Maintenance Driveway
External Factors That
Could Affect Project
(Planned road improvements,
other nearby developments)
Future build out of the Round Hill Crossing development
Winchester Shops (13,562 SF strip retail center along Crock Wells Mill Drive)
Consistency With
Comprehensive Plan
(Land use, transportation plan)
Yes
Available Traffic Data
(Historical, forecasts)
2021 AADT Volumes from VDOT
US 50 (Round Hill Road West to Route 37) - 19,000
Route 803 (Round Hill Road) [Singhass Road to US 50] - 1,100
Trip Distribution
(Attach sketch)
Road Name: See Figure 3 Road Name:
Road Name: Road Name:
Annual Vehicle Trip
Growth Rate:
1% on public
roadways (see
attached
historical
AADTs)
Peak Period for Study
(check all that apply) AM PM SAT
Peak Hour of the Generator 6-9am 4-7pm
Study Intersections
and/or Road Segments
(Attach additional sheets as
necessary)
1.US 50/Retail Boulevard/Round
Hill Road 6.
2.Retail Boulevard/Crock Wells
Mill Drive 7.
3.US 50/Right-In Entrance (Turn 8.
217
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.
lane & access management
evaluations only)
4. 9.
5. 10.
Trip Adjustment Factors
Internal allowance: Yes No
Reduction: Internal trips from
adjacent shopping center to be taken
from pass-by trip estimates% trips
Pass-by allowance: Yes No
Reduction: 76 AM, 75% PM/SAT% trips
Software Methodology Synchro HCS (v.2000/+) aaSIDRA CORSIM Other
Traffic Signal Proposed
or Affected
(Analysis software to be used,
progression speed, cycle length)
Analysis Software: Synchro v11, Sim Traffic (oversaturated conditions)
Results: HCM Methodology
Improvement(s)
Assumed or to be
Considered
Signalized pedestrian crossing across the north leg of the US 50/Retail Boulevard
intersection
Background Traffic
Studies Considered
Winchester Shops (13,562 SF strip retail center along Crock Wells Mill Drive)
Plan Submission Master Development Plan (MDP) Generalized Development Plan (GDP)
Preliminary/Sketch Plan Other Plan type (Final Site, Subd. Plan)
Additional Issues to be
Addressed
Queuing analysis Actuation/Coordination Weaving analysis
Merge analysis Bike/Ped Accommodations Intersection(s)
TDM Measures Other Access Management Evaluation, Turn Lane
Evaluations
NOTES on ASSUMPTIONS: All parameters of the study will be compliant with the provisions and analysis
procedures established in VDOT's Traffic Operations and Safety Analysis Manual (TOSAM).
Pass-by trips from the ITE trip generation estimate will be broken into pass-by, diverted (from Route 37), and
internal trips as shown in Figure 3.
218
SCOPE OF WORK MEETING
ADDITIONS TO THE REQUIRED ELEMENTS, CHANGES TO THE METHODOLOGY OR
STANDARD ASSUMPTIONS, AND SIGNATURE PAGE
Any additions to the Required Elements or changes to the Methodology or Standard Assumptions due
to special circumstances that are approved by VDOT:
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
AGREED: _____________ DATE: ______________
Applicant or Consultant
PRINT NAME: _____________________________
Applicant or Consultant
SIGNED: __________________________________ DATE: ______________
VDOT Representative
PRINT NAME: _____________________________
VDOT Representative
SIGNED: __________________________________ DATE: ______________
Local Government Representative
PRINT NAME: _____________________________
Local Government Representative
Round Hill Wawa
04/26/2023
Andrew Butsick
219
50
522
50
11
81
81
11
37
522
259
7
- Study Intersections##
N
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Frederick County, VA 1
Round Hill Wawa April 2023
Figure
FREDERICK COUNTY, VA
SITE
- Future Study Intersections
37
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ROUND HI
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Conceptual Site PlanProvided by Bohler (April 2023)Frederick County, VA2Round Hill WawaApril 2023Figure221
N3780350ROUND HILL RDWARD
A
V
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BOTANI
C
A
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B
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A
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DVDOTMAINTENANCEDWY
CHAMBERSVILLE LNC:\Users\abutsick\appdata\local\temp\AcPublish_35624\28763 - ScopingFigs.dwg Apr 03, 2023 - 10:26am - abutsick Layout Tab: 03
Assumed Trip DistributionFrederick County, VA3Round Hill WawaApril 2023Figure49%1%50%XX%- ASSUMED NET- NEW TRIP DISTRIBUTIONSITE- ASSUMED PASS-BY/ DIVERTED/ INTERNAL TRIP DISTRIBUTION222
Round Hill Wawa
ITE Trip Gen 11th Ed
Using Convenience Store Size as Independent Variable1
Total In Out Total In Out Total In Out
Convenience Store/Gas Station 945 5.915 1,000 S.F.7,591 6,746 540 270 270 467 234 233 415 208 207
(5,693)(5,060)(410)(205)(205)(350)(176)(174)(311)(156)(155)
1,898 1,686 130 65 65 117 58 59 104 52 52
1Land Use Subcategory: 16 to 24 fueling positions
Using Number of Fueling Positions as Independent Variable1
Total In Out Total In Out Total In Out
Convenience Store/Gas Station 945 16 Fueling postions 5,532 6,124 506 253 253 430 215 215 476 233 243
(4,149)(4,593)(385)(192)(193)(323)(161)(162)(357)(175)(182)
1,383 1,531 121 61 60 107 54 53 119 58 61
1Land Use Subcategory: GFA (5.5-10k)
Peak Hour Adjacent Street
Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour
To be used in the
analysis
Saturday
Daily2
Peak Hour Adjacent Street
Weekday AM Peak Hour Weekday PM Peak Hour Saturday Peak Hour
2Saturday Daily rates not available for LUC 945 using Subcategory: 16 to 24 fueling positions. Ratio of Weekday PM Peak Hour/Weekday Daily trips assumed to apply to Saturday Peak Hour/Saturday Daily trips
to estimate Saturday Daily trips.
Net New Trips
Saturday
Daily2Land Use ITE Code
Net New Trips
2Saturday Daily rates not available for LUC 945 using Subcategory: GFA (5.5-10K). Ratio of Weekday PM Peak Hour/Weekday Daily trips assumed to apply to Saturday Peak Hour/Saturday Daily trips to
estimate Saturday Daily trips.
Land Use ITE Code Units
Weekday
Daily
Pass-bys (76% AM, 75% PM/SAT)
Pass-bys (76% AM, 75% PM/SAT)
Units
Weekday
Daily
223
20,000
19,000
20,000
21,000
21,000
20,000
21,000
17,000
19,000
1,100 1,100 1,100 1,200 1,000 1,000 1,000 980 1,100
0
5,000
10,000
15,000
20,000
25,000
2013 2014 2015 2016 2017 2018 2019 2020 2021AADT (vpd)Historical VDOT AADT1
US 50 (Northwestern Turnpike)Route 803 (Round Hill Road)
1 https://www.virginiadot.org/info/ct-TrafficCounts.asp
224
Appendix B
All Turning Movement Count
Data Sheets
225
File Name : 3-US 50 & Retail Blvd AM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Cars
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
06:00 AM 7 0 19 0 26 1 40 12 0 53 8 1 0 0 9 0 188 4 0 192 280
06:15 AM 4 1 22 0 27 0 48 12 0 60 4 0 1 0 5 0 319 12 0 331 423
06:30 AM 12 2 29 0 43 2 64 22 0 88 7 0 0 0 7 0 317 11 0 328 466
06:45 AM 10 3 20 0 33 2 50 17 0 69 10 1 2 0 13 2 302 17 0 321 436
Total 33 6 90 0 129 5 202 63 0 270 29 2 3 0 34 2 1126 44 0 1172 1605
07:00 AM 9 0 41 0 50 2 63 9 0 74 18 2 1 0 21 0 269 14 0 283 428
07:15 AM 13 1 34 0 48 3 89 6 0 98 20 0 0 0 20 0 338 16 0 354 520
07:30 AM 9 2 43 0 54 3 84 11 0 98 19 1 4 0 24 2 328 17 0 347 523
07:45 AM 15 1 38 0 54 2 112 7 0 121 16 0 0 0 16 1 297 20 0 318 509
Total 46 4 156 0 206 10 348 33 0 391 73 3 5 0 81 3 1232 67 0 1302 1980
08:00 AM 10 0 46 0 56 6 79 10 0 95 11 0 0 0 11 2 232 19 0 253 415
08:15 AM 5 3 41 0 49 6 104 13 0 123 13 3 0 0 16 0 192 12 0 204 392
08:30 AM 10 0 48 0 58 4 93 10 0 107 18 1 0 0 19 0 199 16 0 215 399
08:45 AM 16 0 47 0 63 9 83 8 0 100 16 1 0 0 17 0 191 19 0 210 390
Total 41 3 182 0 226 25 359 41 0 425 58 5 0 0 63 2 814 66 0 882 1596
Grand Total 120 13 428 0 561 40 909 137 0 1086 160 10 8 0 178 7 3172 177 0 3356 5181
Apprch %21.4 2.3 76.3 0 3.7 83.7 12.6 0 89.9 5.6 4.5 0 0.2 94.5 5.3 0
Total %2.3 0.3 8.3 0 10.8 0.8 17.5 2.6 0 21 3.1 0.2 0.2 0 3.4 0.1 61.2 3.4 0 64.8
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 06:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:00 AM
07:00 AM 9 0 41 0 50 2 63 9 0 74 18 2 1 0 21 0 269 14 0 283 428
07:15 AM 13 1 34 0 48 3 89 6 0 98 20 0 0 0 20 0 338 16 0 354 520
07:30 AM 9 2 43 0 54 3 84 11 0 98 19 1 4 0 24 2 328 17 0 347 523
07:45 AM 15 1 38 0 54 2 112 7 0 121 16 0 0 0 16 1 297 20 0 318 509
Total Volume 46 4 156 0 206 10 348 33 0 391 73 3 5 0 81 3 1232 67 0 1302 1980
% App. Total 22.3 1.9 75.7 0 2.6 89 8.4 0 90.1 3.7 6.2 0 0.2 94.6 5.1 0
PHF .767 .500 .907 .000 .954 .833 .777 .750 .000 .808 .913 .375 .313 .000 .844 .375 .911 .838 .000 .919 .946
Peggy Malone and Associates
904-992-8072
226
File Name : 3-US 50 & Retail Blvd AM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Trucks
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
06:00 AM 0 0 1 0 1 0 5 1 0 6 0 0 0 0 0 0 6 0 0 6 13
06:15 AM 0 0 0 0 0 0 7 0 0 7 0 0 0 0 0 0 6 0 0 6 13
06:30 AM 0 0 0 0 0 0 4 2 0 6 0 0 0 0 0 0 8 0 0 8 14
06:45 AM 0 0 2 0 2 0 4 0 0 4 3 0 2 0 5 0 4 0 0 4 15
Total 0 0 3 0 3 0 20 3 0 23 3 0 2 0 5 0 24 0 0 24 55
07:00 AM 0 0 0 0 0 0 8 4 0 12 11 0 3 0 14 0 10 0 0 10 36
07:15 AM 0 0 2 0 2 0 7 0 0 7 9 0 1 0 10 0 8 0 0 8 27
07:30 AM 0 0 3 0 3 0 7 2 0 9 2 0 0 0 2 0 5 0 0 5 19
07:45 AM 0 0 3 0 3 2 11 4 0 17 4 0 1 0 5 0 8 0 0 8 33
Total 0 0 8 0 8 2 33 10 0 45 26 0 5 0 31 0 31 0 0 31 115
08:00 AM 2 0 2 0 4 1 11 5 0 17 5 0 0 0 5 2 4 0 0 6 32
08:15 AM 2 0 0 0 2 1 10 0 0 11 5 0 0 0 5 0 7 1 0 8 26
08:30 AM 2 0 3 0 5 0 11 2 0 13 5 0 1 0 6 1 11 0 0 12 36
08:45 AM 0 0 0 0 0 0 10 5 0 15 1 0 0 0 1 0 3 0 0 3 19
Total 6 0 5 0 11 2 42 12 0 56 16 0 1 0 17 3 25 1 0 29 113
Grand Total 6 0 16 0 22 4 95 25 0 124 45 0 8 0 53 3 80 1 0 84 283
Apprch %27.3 0 72.7 0 3.2 76.6 20.2 0 84.9 0 15.1 0 3.6 95.2 1.2 0
Total %2.1 0 5.7 0 7.8 1.4 33.6 8.8 0 43.8 15.9 0 2.8 0 18.7 1.1 28.3 0.4 0 29.7
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 06:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:45 AM
07:45 AM 0 0 3 0 3 2 11 4 0 17 4 0 1 0 5 0 8 0 0 8 33
08:00 AM 2 0 2 0 4 1 11 5 0 17 5 0 0 0 5 2 4 0 0 6 32
08:15 AM 2 0 0 0 2 1 10 0 0 11 5 0 0 0 5 0 7 1 0 8 26
08:30 AM 2 0 3 0 5 0 11 2 0 13 5 0 1 0 6 1 11 0 0 12 36
Total Volume 6 0 8 0 14 4 43 11 0 58 19 0 2 0 21 3 30 1 0 34 127
% App. Total 42.9 0 57.1 0 6.9 74.1 19 0 90.5 0 9.5 0 8.8 88.2 2.9 0
PHF .750 .000 .667 .000 .700 .500 .977 .550 .000 .853 .950 .000 .500 .000 .875 .375 .682 .250 .000 .708 .882
Peggy Malone and Associates
904-992-8072
227
File Name : 3-US 50 & Retail Blvd AM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Bicycles on Crosswalk
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total %
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 06:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 06:00 AM
06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% App. Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000
Peggy Malone and Associates
904-992-8072
228
File Name : 3-US 50 & Retail Blvd AM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Pedestrians
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
07:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
08:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total %
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 06:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 06:00 AM
06:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
06:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% App. Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000
Peggy Malone and Associates
904-992-8072
229
File Name : 3-US 50 & Retail Blvd AM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Combined
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
06:00 AM 7 0 20 0 27 1 45 13 0 59 8 1 0 0 9 0 194 4 0 198 293
06:15 AM 4 1 22 0 27 0 55 12 0 67 4 0 1 0 5 0 325 12 0 337 436
06:30 AM 12 2 29 0 43 2 68 24 0 94 7 0 0 0 7 0 325 11 0 336 480
06:45 AM 10 3 22 0 35 2 54 17 0 73 13 1 4 0 18 2 306 17 0 325 451
Total 33 6 93 0 132 5 222 66 0 293 32 2 5 0 39 2 1150 44 0 1196 1660
07:00 AM 9 0 41 0 50 2 71 13 0 86 29 2 4 0 35 0 279 14 0 293 464
07:15 AM 13 1 36 0 50 3 96 6 0 105 29 0 1 0 30 0 346 16 0 362 547
07:30 AM 9 2 46 0 57 3 91 13 0 107 21 1 4 0 26 2 333 17 0 352 542
07:45 AM 15 1 41 0 57 4 123 11 0 138 20 0 1 0 21 1 305 20 0 326 542
Total 46 4 164 0 214 12 381 43 0 436 99 3 10 0 112 3 1263 67 0 1333 2095
08:00 AM 12 0 48 0 60 7 90 15 0 112 16 0 0 0 16 4 236 19 0 259 447
08:15 AM 7 3 41 0 51 7 114 13 0 134 18 3 0 0 21 0 199 13 0 212 418
08:30 AM 12 0 51 0 63 4 104 12 0 120 23 1 1 0 25 1 210 16 0 227 435
08:45 AM 16 0 47 0 63 9 93 13 0 115 17 1 0 0 18 0 194 19 0 213 409
Total 47 3 187 0 237 27 401 53 0 481 74 5 1 0 80 5 839 67 0 911 1709
Grand Total 126 13 444 0 583 44 1004 162 0 1210 205 10 16 0 231 10 3252 178 0 3440 5464
Apprch %21.6 2.2 76.2 0 3.6 83 13.4 0 88.7 4.3 6.9 0 0.3 94.5 5.2 0
Total %2.3 0.2 8.1 0 10.7 0.8 18.4 3 0 22.1 3.8 0.2 0.3 0 4.2 0.2 59.5 3.3 0 63
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 06:00 AM to 08:45 AM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 07:00 AM
07:00 AM 9 0 41 0 50 2 71 13 0 86 29 2 4 0 35 0 279 14 0 293 464
07:15 AM 13 1 36 0 50 3 96 6 0 105 29 0 1 0 30 0 346 16 0 362 547
07:30 AM 9 2 46 0 57 3 91 13 0 107 21 1 4 0 26 2 333 17 0 352 542
07:45 AM 15 1 41 0 57 4 123 11 0 138 20 0 1 0 21 1 305 20 0 326 542
Total Volume 46 4 164 0 214 12 381 43 0 436 99 3 10 0 112 3 1263 67 0 1333 2095
% App. Total 21.5 1.9 76.6 0 2.8 87.4 9.9 0 88.4 2.7 8.9 0 0.2 94.7 5 0
PHF .767 .500 .891 .000 .939 .750 .774 .827 .000 .790 .853 .375 .625 .000 .800 .375 .913 .838 .000 .921 .957
Peggy Malone and Associates
904-992-8072
230
File Name : 3-US 50 & Retail Blvd MID
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Cars
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
11:00 AM 30 0 71 0 101 17 103 10 0 130 6 1 0 0 7 1 148 15 0 164 402
11:15 AM 31 1 77 0 109 9 128 10 0 147 11 2 0 0 13 2 137 15 0 154 423
11:30 AM 20 2 74 0 96 10 98 11 0 119 8 1 1 0 10 1 125 21 0 147 372
11:45 AM 33 2 71 0 106 17 140 9 0 166 17 0 1 0 18 2 134 19 0 155 445
Total 114 5 293 0 412 53 469 40 0 562 42 4 2 0 48 6 544 70 0 620 1642
12:00 PM 34 1 72 0 107 14 100 9 0 123 14 3 0 0 17 2 130 22 0 154 401
12:15 PM 38 2 72 0 112 13 136 12 0 161 16 3 0 0 19 0 110 28 0 138 430
12:30 PM 51 5 63 0 119 14 106 14 0 134 10 0 0 0 10 0 98 21 0 119 382
12:45 PM 47 0 83 0 130 8 127 4 0 139 6 0 0 0 6 0 123 14 0 137 412
Total 170 8 290 0 468 49 469 39 0 557 46 6 0 0 52 2 461 85 0 548 1625
Grand Total 284 13 583 0 880 102 938 79 0 1119 88 10 2 0 100 8 1005 155 0 1168 3267
Apprch %32.3 1.5 66.2 0 9.1 83.8 7.1 0 88 10 2 0 0.7 86 13.3 0
Total %8.7 0.4 17.8 0 26.9 3.1 28.7 2.4 0 34.3 2.7 0.3 0.1 0 3.1 0.2 30.8 4.7 0 35.8
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 11:00 AM to 12:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 11:45 AM
11:45 AM 33 2 71 0 106 17 140
9 0 166 17 0 1 0 18 2 134
19 0 155 445
12:00 PM 34 1 72 0 107 14 100 9 0 123 14 3 0 0 17 2 130 22 0 154 401
12:15 PM 38 2 72 0 112 13 136 12 0 161 16 3 0 0 19 0 110 28 0 138 430
12:30 PM 51 5 63 0 119 14 106 14 0 134 10 0 0 0 10 0 98 21 0 119 382
Total Volume 156 10 278 0 444 58 482 44 0 584 57 6 1 0 64 4 472 90 0 566 1658
% App. Total 35.1 2.3 62.6 0 9.9 82.5 7.5 0 89.1 9.4 1.6 0 0.7 83.4 15.9 0
PHF .765 .500 .965 .000 .933 .853 .861 .786 .000 .880 .838 .500 .250 .000 .842 .500 .881 .804 .000 .913 .931
Peggy Malone and Associates
904-992-8072
231
File Name : 3-US 50 & Retail Blvd MID
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Trucks
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
11:00 AM 0 0 2 0 2 0 6 3 0 9 3 0 2 0 5 0 10 0 0 10 26
11:15 AM 0 1 1 0 2 0 8 2 0 10 3 0 1 0 4 1 8 0 0 9 25
11:30 AM 0 0 0 0 0 0 6 4 0 10 3 0 0 0 3 0 12 1 0 13 26
11:45 AM 1 0 1 0 2 0 8 5 0 13 6 0 0 0 6 0 7 0 0 7 28
Total 1 1 4 0 6 0 28 14 0 42 15 0 3 0 18 1 37 1 0 39 105
12:00 PM 0 0 0 0 0 0 9 4 0 13 2 0 2 0 4 0 10 0 0 10 27
12:15 PM 0 0 2 0 2 0 6 2 0 8 4 0 1 0 5 0 7 0 0 7 22
12:30 PM 0 0 1 0 1 0 10 3 0 13 4 0 0 0 4 0 7 0 0 7 25
12:45 PM 1 0 0 0 1 1 11 0 0 12 3 0 0 0 3 1 12 0 0 13 29
Total 1 0 3 0 4 1 36 9 0 46 13 0 3 0 16 1 36 0 0 37 103
Grand Total 2 1 7 0 10 1 64 23 0 88 28 0 6 0 34 2 73 1 0 76 208
Apprch %20 10 70 0 1.1 72.7 26.1 0 82.4 0 17.6 0 2.6 96.1 1.3 0
Total %1 0.5 3.4 0 4.8 0.5 30.8 11.1 0 42.3 13.5 0 2.9 0 16.3 1 35.1 0.5 0 36.5
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 11:00 AM to 12:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 11:15 AM
11:15 AM 0 1 1
0 2 0 8 2 0 10 3 0 1 0 4 1 8 0 0 9 25
11:30 AM 0 0 0 0 0 0 6 4 0 10 3 0 0 0 3 0 12 1 0 13 26
11:45 AM 1 0 1 0 2 0 8 5 0 13 6 0 0 0 6 0 7 0 0 7 28
12:00 PM 0 0 0 0 0 0 9 4 0 13 2 0 2 0 4 0 10 0 0 10 27
Total Volume 1 1 2 0 4 0 31 15 0 46 14 0 3 0 17 1 37 1 0 39 106
% App. Total 25 25 50 0 0 67.4 32.6 0 82.4 0 17.6 0 2.6 94.9 2.6 0
PHF .250 .250 .500 .000 .500 .000 .861 .750 .000 .885 .583 .000 .375 .000 .708 .250 .771 .250 .000 .750 .946
Peggy Malone and Associates
904-992-8072
232
File Name : 3-US 50 & Retail Blvd MID
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Bicycles on Crosswalk
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total %
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 11:00 AM to 12:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 11:00 AM
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% App. Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000
Peggy Malone and Associates
904-992-8072
233
File Name : 3-US 50 & Retail Blvd MID
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Pedestrians
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total %
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 11:00 AM to 12:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 11:00 AM
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% App. Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000
Peggy Malone and Associates
904-992-8072
234
File Name : 3-US 50 & Retail Blvd MID
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Combined
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
11:00 AM 30 0 73 0 103 17 109 13 0 139 9 1 2 0 12 1 158 15 0 174 428
11:15 AM 31 2 78 0 111 9 136 12 0 157 14 2 1 0 17 3 145 15 0 163 448
11:30 AM 20 2 74 0 96 10 104 15 0 129 11 1 1 0 13 1 137 22 0 160 398
11:45 AM 34 2 72 0 108 17 148 14 0 179 23 0 1 0 24 2 141 19 0 162 473
Total 115 6 297 0 418 53 497 54 0 604 57 4 5 0 66 7 581 71 0 659 1747
12:00 PM 34 1 72 0 107 14 109 13 0 136 16 3 2 0 21 2 140 22 0 164 428
12:15 PM 38 2 74 0 114 13 142 14 0 169 20 3 1 0 24 0 117 28 0 145 452
12:30 PM 51 5 64 0 120 14 116 17 0 147 14 0 0 0 14 0 105 21 0 126 407
12:45 PM 48 0 83 0 131 9 138 4 0 151 9 0 0 0 9 1 135 14 0 150 441
Total 171 8 293 0 472 50 505 48 0 603 59 6 3 0 68 3 497 85 0 585 1728
Grand Total 286 14 590 0 890 103 1002 102 0 1207 116 10 8 0 134 10 1078 156 0 1244 3475
Apprch %32.1 1.6 66.3 0 8.5 83 8.5 0 86.6 7.5 6 0 0.8 86.7 12.5 0
Total %8.2 0.4 17 0 25.6 3 28.8 2.9 0 34.7 3.3 0.3 0.2 0 3.9 0.3 31 4.5 0 35.8
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 11:00 AM to 12:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 11:45 AM
11:45 AM 34 2 72 0 108 17 148
14 0 179 23 0 1 0 24 2 141
19 0 162 473
12:00 PM 34 1 72 0 107 14 109 13 0 136 16 3 2 0 21 2 140 22 0 164 428
12:15 PM 38 2 74 0 114 13 142 14 0 169 20 3 1 0 24 0 117 28 0 145 452
12:30 PM 51 5 64 0 120 14 116 17 0 147 14 0 0 0 14 0 105 21 0 126 407
Total Volume 157 10 282 0 449 58 515 58 0 631 73 6 4 0 83 4 503 90 0 597 1760
% App. Total 35 2.2 62.8 0 9.2 81.6 9.2 0 88 7.2 4.8 0 0.7 84.3 15.1 0
PHF .770 .500 .953 .000 .935 .853 .870 .853 .000 .881 .793 .500 .500 .000 .865 .500 .892 .804 .000 .910 .930
Peggy Malone and Associates
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235
File Name : 3-US 50 & Retail Blvd PM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Cars
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
03:00 PM 55 2 76 0 133 11 257 21 0 289 19 0 2 0 21 5 132 24 0 161 604
03:15 PM 43 1 60 0 104 10 222 19 0 251 21 0 3 0 24 0 143 14 0 157 536
03:30 PM 62 2 70 0 134 12 247 17 0 276 22 5 0 0 27 1 128 18 0 147 584
03:45 PM 58 0 66 0 124 7 289 16 0 312 17 1 2 0 20 0 127 14 0 141 597
Total 218 5 272 0 495 40 1015 73 0 1128 79 6 7 0 92 6 530 70 0 606 2321
04:00 PM 58 6 71 0 135 15 259 16 0 290 15 2 2 0 19 1 132 14 0 147 591
04:15 PM 60 3 70 0 133 4 294 12 0 310 13 1 0 0 14 3 144 20 0 167 624
04:30 PM 60 2 67 0 129 7 263 11 0 281 14 4 2 0 20 2 116 23 0 141 571
04:45 PM 59 3 59 0 121 8 291 22 0 321 12 0 0 0 12 1 145 22 0 168 622
Total 237 14 267 0 518 34 1107 61 0 1202 54 7 4 0 65 7 537 79 0 623 2408
05:00 PM 62 1 66 0 129 11 296 16 0 323 12 5 2 0 19 1 125 16 0 142 613
05:15 PM 66 4 68 0 138 12 308 18 0 338 12 3 0 0 15 0 147 15 0 162 653
05:30 PM 56 4 54 0 114 9 284 14 0 307 10 2 1 0 13 1 137 9 0 147 581
05:45 PM 46 4 48 0 98 12 249 21 0 282 7 2 0 0 9 0 88 19 0 107 496
Total 230 13 236 0 479 44 1137 69 0 1250 41 12 3 0 56 2 497 59 0 558 2343
Grand Total 685 32 775 0 1492 118 3259 203 0 3580 174 25 14 0 213 15 1564 208 0 1787 7072
Apprch %45.9 2.1 51.9 0 3.3 91 5.7 0 81.7 11.7 6.6 0 0.8 87.5 11.6 0
Total %9.7 0.5 11 0 21.1 1.7 46.1 2.9 0 50.6 2.5 0.4 0.2 0 3 0.2 22.1 2.9 0 25.3
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 03:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
04:45 PM 59 3 59 0 121 8 291 22 0 321 12 0 0 0 12 1 145 22 0 168 622
05:00 PM 62 1 66 0 129 11 296 16 0 323 12 5 2 0 19 1 125 16 0 142 613
05:15 PM 66 4 68 0 138 12 308 18 0 338 12 3 0 0 15 0 147 15 0 162 653
05:30 PM 56 4 54 0 114 9 284 14 0 307 10 2 1 0 13 1 137 9 0 147 581
Total Volume 243 12 247 0 502 40 1179 70 0 1289 46 10 3 0 59 3 554 62 0 619 2469
% App. Total 48.4 2.4 49.2 0 3.1 91.5 5.4 0 78 16.9 5.1 0 0.5 89.5 10 0
PHF .920 .750 .908 .000 .909 .833 .957 .795 .000 .953 .958 .500 .375 .000 .776 .750 .942 .705 .000 .921 .945
Peggy Malone and Associates
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236
File Name : 3-US 50 & Retail Blvd PM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Trucks
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
03:00 PM 0 0 1 0 1 1 12 2 0 15 0 0 0 0 0 0 4 0 0 4 20
03:15 PM 0 0 1 0 1 0 10 3 0 13 0 0 0 0 0 0 8 1 0 9 23
03:30 PM 0 0 1 0 1 0 6 1 0 7 3 0 0 0 3 0 5 0 0 5 16
03:45 PM 0 0 0 0 0 1 2 2 0 5 2 0 0 0 2 0 11 1 0 12 19
Total 0 0 3 0 3 2 30 8 0 40 5 0 0 0 5 0 28 2 0 30 78
04:00 PM 1 0 0 0 1 1 5 1 0 7 0 0 0 0 0 0 3 0 0 3 11
04:15 PM 1 0 0 0 1 0 6 0 0 6 0 0 1 0 1 1 4 0 0 5 13
04:30 PM 1 0 0 0 1 0 7 0 0 7 1 0 0 0 1 0 6 0 0 6 15
04:45 PM 0 0 0 0 0 0 6 0 0 6 1 0 0 0 1 0 4 0 0 4 11
Total 3 0 0 0 3 1 24 1 0 26 2 0 1 0 3 1 17 0 0 18 50
05:00 PM 2 0 0 0 2 1 4 1 0 6 1 0 0 0 1 0 7 0 0 7 16
05:15 PM 0 0 0 0 0 0 4 0 0 4 0 0 0 0 0 0 3 0 0 3 7
05:30 PM 0 0 1 0 1 0 4 0 0 4 0 0 0 0 0 0 5 0 0 5 10
05:45 PM 1 0 0 0 1 0 2 1 0 3 0 0 0 0 0 0 5 0 0 5 9
Total 3 0 1 0 4 1 14 2 0 17 1 0 0 0 1 0 20 0 0 20 42
Grand Total 6 0 4 0 10 4 68 11 0 83 8 0 1 0 9 1 65 2 0 68 170
Apprch %60 0 40 0 4.8 81.9 13.3 0 88.9 0 11.1 0 1.5 95.6 2.9 0
Total %3.5 0 2.4 0 5.9 2.4 40 6.5 0 48.8 4.7 0 0.6 0 5.3 0.6 38.2 1.2 0 40
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 03:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 03:00 PM
03:00 PM 0 0 1 0 1 1 12 2 0 15 0 0 0 0 0 0 4 0 0 4 20
03:15 PM 0 0 1 0 1 0 10 3 0 13 0 0 0 0 0 0 8 1 0 9 23
03:30 PM 0 0 1 0 1 0 6 1 0 7 3 0 0 0 3 0 5 0 0 5 16
03:45 PM 0 0 0 0 0 1 2 2 0 5 2 0 0 0 2 0 11 1 0 12 19
Total Volume 0 0 3 0 3 2 30 8 0 40 5 0 0 0 5 0 28 2 0 30 78
% App. Total 0 0 100 0 5 75 20 0 100 0 0 0 0 93.3 6.7 0
PHF .000 .000 .750 .000 .750 .500 .625 .667 .000 .667 .417 .000 .000 .000 .417 .000 .636 .500 .000 .625 .848
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File Name : 3-US 50 & Retail Blvd PM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Bicycles on Crosswalk
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total %
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 03:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 03:00 PM
03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% App. Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000
Peggy Malone and Associates
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File Name : 3-US 50 & Retail Blvd PM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Pedestrians
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
03:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 0 0 1
04:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 0 0 1
05:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
05:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 0 0 1
Apprch %0 0 0 0 0 0 0 0 0 0 0 100 0 0 0 0
Total %0 0 0 0 0 0 0 0 0 0 0 0 0 100 100 0 0 0 0 0
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 03:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 03:45 PM
03:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
04:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 0 0 1
Total Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 0 0 0 1
% App. Total 0 0 0 0 0 0 0 0 0 0 0 100 0 0 0 0
PHF .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .000 .250 .250 .000 .000 .000 .000 .000 .250
Peggy Malone and Associates
904-992-8072
239
File Name : 3-US 50 & Retail Blvd PM
Site Code :
Start Date : 11/9/2022
Page No : 1
Groups Printed- Combined
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
03:00 PM 55 2 77 0 134 12 269 23 0 304 19 0 2 0 21 5 136 24 0 165 624
03:15 PM 43 1 61 0 105 10 232 22 0 264 21 0 3 0 24 0 151 15 0 166 559
03:30 PM 62 2 71 0 135 12 253 18 0 283 25 5 0 0 30 1 133 18 0 152 600
03:45 PM 58 0 66 0 124 8 291 18 0 317 19 1 2 0 22 0 138 15 0 153 616
Total 218 5 275 0 498 42 1045 81 0 1168 84 6 7 0 97 6 558 72 0 636 2399
04:00 PM 59 6 71 0 136 16 264 17 0 297 15 2 2 0 19 1 135 14 0 150 602
04:15 PM 61 3 70 0 134 4 300 12 0 316 13 1 1 0 15 4 148 20 0 172 637
04:30 PM 61 2 67 0 130 7 270 11 0 288 15 4 2 1 22 2 122 23 0 147 587
04:45 PM 59 3 59 0 121 8 297 22 0 327 13 0 0 0 13 1 149 22 0 172 633
Total 240 14 267 0 521 35 1131 62 0 1228 56 7 5 1 69 8 554 79 0 641 2459
05:00 PM 64 1 66 0 131 12 300 17 0 329 13 5 2 0 20 1 132 16 0 149 629
05:15 PM 66 4 68 0 138 12 312 18 0 342 12 3 0 0 15 0 150 15 0 165 660
05:30 PM 56 4 55 0 115 9 288 14 0 311 10 2 1 0 13 1 142 9 0 152 591
05:45 PM 47 4 48 0 99 12 251 22 0 285 7 2 0 0 9 0 93 19 0 112 505
Total 233 13 237 0 483 45 1151 71 0 1267 42 12 3 0 57 2 517 59 0 578 2385
Grand Total 691 32 779 0 1502 122 3327 214 0 3663 182 25 15 1 223 16 1629 210 0 1855 7243
Apprch %46 2.1 51.9 0 3.3 90.8 5.8 0 81.6 11.2 6.7 0.4 0.9 87.8 11.3 0
Total %9.5 0.4 10.8 0 20.7 1.7 45.9 3 0 50.6 2.5 0.3 0.2 0 3.1 0.2 22.5 2.9 0 25.6
Retail Blvd
Southbound
US 50
Westbound
Retail Blvd
Northbound
US 50
Eastbound
Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total
Peak Hour Analysis From 03:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
04:45 PM 59 3 59 0 121 8 297 22 0 327 13 0 0 0 13 1 149 22 0 172 633
05:00 PM 64 1 66 0 131 12 300 17 0 329 13 5 2 0 20 1 132 16 0 149 629
05:15 PM 66 4 68 0 138 12 312 18 0 342 12 3 0 0 15 0 150 15 0 165 660
05:30 PM 56 4 55 0 115 9 288 14 0 311 10 2 1 0 13 1 142 9 0 152 591
Total Volume 245 12 248 0 505 41 1197 71 0 1309 48 10 3 0 61 3 573 62 0 638 2513
% App. Total 48.5 2.4 49.1 0 3.1 91.4 5.4 0 78.7 16.4 4.9 0 0.5 89.8 9.7 0
PHF .928 .750 .912 .000 .915 .854 .959 .807 .000 .957 .923 .500 .375 .000 .763 .750 .955 .705 .000 .927 .952
Peggy Malone and Associates
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240
Appendix C
Year 2023 Existing Conditions
Level-of-Service Worksheets
241
Queues Existing AM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Existing AM Existing AM 4:12 pm 01/09/2023 Baseline Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 76 1301 7 49 432 18 7 92 182 4 52
v/c Ratio 0.60 0.66 0.01 0.52 0.24 0.02 0.11 0.30 0.66 0.03 0.14
Control Delay 71.2 21.6 0.0 57.4 9.6 0.1 56.7 2.6 62.7 47.0 0.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 71.2 21.6 0.0 57.4 9.6 0.1 56.7 2.6 62.7 47.0 0.8
Queue Length 50th (ft) 55 357 0 38 51 0 5 0 68 3 0
Queue Length 95th (ft) 104 494 0 72 70 0 21 0 104 14 0
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 250
Base Capacity (vph) 163 1968 793 130 1834 854 96 326 306 176 377
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.47 0.66 0.01 0.38 0.24 0.02 0.07 0.28 0.59 0.02 0.14
Intersection Summary
242
HCM Signalized Intersection Capacity Analysis Existing AM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Existing AM Existing AM 4:12 pm 01/09/2023 Baseline Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 72 1236 7 47 410 17 6 1 87 173 4 49
Future Volume (vph) 72 1236 7 47 410 17 6 1 87 173 4 49
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 76 1301 7 49 432 18 6 1 92 182 4 52
RTOR Reduction (vph) 0 0 3 0 0 8 0 0 88 0 0 48
Lane Group Flow (vph) 76 1301 4 49 432 10 0 7 4 182 4 4
Heavy Vehicles (%) 0% 2% 29% 24% 9% 18% 33% 0% 23% 6% 0% 4%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 7.0 62.3 62.3 6.5 62.2 62.2 5.1 5.1 9.6 9.6 9.6
Effective Green, g (s) 7.0 62.3 62.3 6.5 62.2 62.2 5.1 5.1 9.6 9.6 9.6
Actuated g/C Ratio 0.06 0.54 0.54 0.06 0.54 0.54 0.04 0.04 0.08 0.08 0.08
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 109 1917 678 82 1791 740 62 58 275 158 129
v/s Ratio Prot 0.04 c0.37 c0.03 0.13 c0.00 c0.06 0.00
v/s Ratio Perm 0.00 0.01 0.00 0.00
v/c Ratio 0.70 0.68 0.01 0.60 0.24 0.01 0.11 0.07 0.66 0.03 0.03
Uniform Delay, d1 53.0 19.1 12.1 53.0 13.9 12.2 52.8 52.7 51.1 48.4 48.4
Progression Factor 1.00 1.00 1.00 0.74 0.64 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 14.5 2.0 0.0 7.5 0.3 0.0 0.3 0.2 4.6 0.0 0.0
Delay (s) 67.5 21.1 12.1 46.8 9.2 12.2 53.1 52.9 55.7 48.4 48.5
Level of Service E C B D A B D D E D D
Approach Delay (s) 23.6 13.0 52.9 54.0
Approach LOS C B D D
Intersection Summary
HCM 2000 Control Delay 25.8 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.64
Actuated Cycle Length (s) 115.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 68.5% ICU Level of Service C
Analysis Period (min) 15
c Critical Lane Group
243
HCM 6th TWSC Existing AM
2: Retail Blvd & Crock Wells Mill Dr 06/26/2023
Existing AM Existing AM 4:12 pm 01/09/2023 Baseline Synchro 11 Report
Page 4
Intersection
Int Delay, s/veh 3.9
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 123 1 29 61 1 103
Future Vol, veh/h 123 1 29 61 1 103
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 150 0 - - 190 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 134 1 32 66 1 112
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 123 49 0 0 98 0
Stage 1 65 - - - - -
Stage 2 58 - - - - -
Critical Hdwy 6.84 6.94 - - 4.14 -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 - - 2.22 -
Pot Cap-1 Maneuver 859 1009 - - 1493 -
Stage 1 950 - - - - -
Stage 2 958 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 858 1009 - - 1493 -
Mov Cap-2 Maneuver 858 - - - - -
Stage 1 950 - - - - -
Stage 2 957 - - - - -
Approach WB NB SB
HCM Control Delay, s 10 0 0.1
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT
Capacity (veh/h) - - 858 1009 1493 -
HCM Lane V/C Ratio - - 0.156 0.001 0.001 -
HCM Control Delay (s) - - 10 8.6 7.4 -
HCM Lane LOS - - B A A -
HCM 95th %tile Q(veh) - - 0.6 0 0 -
244
HCM Unsignalized Intersection Capacity Analysis Existing AM
3: US-50 06/26/2023
Existing AM Existing AM 4:12 pm 01/09/2023 Baseline Synchro 11 Report
Page 5
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 1315 465 0 0 0
Future Volume (Veh/h) 0 1315 465 0 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 1429 505 0 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.98 0.98 0.98
vC, conflicting volume 505 1220 168
vC1, stage 1 conf vol 505
vC2, stage 2 conf vol 714
vCu, unblocked vol 439 1165 96
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 1099 316 926
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 714 714 202 202 101
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 0
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.42 0.42 0.12 0.12 0.06
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 39.7% ICU Level of Service A
Analysis Period (min) 15
245
Queues Existing PM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Existing PM Existing PM 9:20 am 02/15/2023 Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 82 617 8 67 1217 38 12 63 297 15 250
v/c Ratio 0.63 0.31 0.01 0.58 0.62 0.04 0.16 0.21 0.76 0.07 0.62
Control Delay 73.9 16.9 0.0 68.4 13.2 0.1 60.2 1.6 64.1 46.7 13.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 73.9 16.9 0.0 68.4 13.2 0.1 60.2 1.6 64.1 46.7 13.1
Queue Length 50th (ft) 63 142 0 53 291 0 9 0 116 11 0
Queue Length 95th (ft) 114 206 0 92 389 1 30 0 159 31 76
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 250
Base Capacity (vph) 179 1970 878 148 1973 965 85 309 496 269 441
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.46 0.31 0.01 0.45 0.62 0.04 0.14 0.20 0.60 0.06 0.57
Intersection Summary
246
HCM Signalized Intersection Capacity Analysis Existing PM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Existing PM Existing PM 9:20 am 02/15/2023 Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 79 592 8 64 1168 36 5 7 60 285 14 240
Future Volume (vph) 79 592 8 64 1168 36 5 7 60 285 14 240
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Peak-hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Adj. Flow (vph) 82 617 8 67 1217 38 5 7 62 297 15 250
RTOR Reduction (vph) 0 0 4 0 0 18 0 0 61 0 0 222
Lane Group Flow (vph) 82 617 4 67 1217 20 0 12 2 297 15 28
Confl. Peds. (#/hr) 1 1
Heavy Vehicles (%) 0% 3% 13% 2% 2% 3% 20% 0% 4% 0% 0% 1%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 7.8 64.0 64.0 6.8 63.4 63.4 4.2 4.2 13.5 13.5 13.5
Effective Green, g (s) 7.8 64.0 64.0 6.8 63.4 63.4 4.2 4.2 13.5 13.5 13.5
Actuated g/C Ratio 0.06 0.53 0.53 0.06 0.53 0.53 0.04 0.04 0.11 0.11 0.11
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 117 1869 746 100 1869 828 60 54 393 213 179
v/s Ratio Prot c0.05 0.18 0.04 c0.34 c0.01 c0.08 0.01
v/s Ratio Perm 0.00 0.01 0.00 0.02
v/c Ratio 0.70 0.33 0.01 0.67 0.65 0.02 0.20 0.04 0.76 0.07 0.16
Uniform Delay, d1 55.0 15.9 13.1 55.5 20.3 13.5 56.3 56.0 51.7 47.6 48.1
Progression Factor 1.00 1.00 1.00 0.92 0.56 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 14.3 0.5 0.0 12.1 1.7 0.1 0.6 0.1 7.2 0.1 0.1
Delay (s) 69.3 16.3 13.1 63.2 13.0 13.6 56.9 56.1 58.8 47.7 48.3
Level of Service E B B E B B E E E D D
Approach Delay (s) 22.4 15.6 56.2 53.8
Approach LOS C B E D
Intersection Summary
HCM 2000 Control Delay 26.6 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.65
Actuated Cycle Length (s) 120.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 70.9% ICU Level of Service C
Analysis Period (min) 15
c Critical Lane Group
247
HCM 6th TWSC Existing PM
2: Retail Blvd & Crock Wells Mill Dr 06/26/2023
Existing PM Existing PM 9:20 am 02/15/2023 Synchro 11 Report
Page 4
Intersection
Int Delay, s/veh 4.3
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 218 1 52 70 1 321
Future Vol, veh/h 218 1 52 70 1 321
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 150 0 - - 190 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 237 1 57 76 1 349
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 272 67 0 0 133 0
Stage 1 95 - - - - -
Stage 2 177 - - - - -
Critical Hdwy 6.84 6.94 - - 4.14 -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 - - 2.22 -
Pot Cap-1 Maneuver 695 983 - - 1449 -
Stage 1 918 - - - - -
Stage 2 836 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 694 983 - - 1449 -
Mov Cap-2 Maneuver 694 - - - - -
Stage 1 918 - - - - -
Stage 2 835 - - - - -
Approach WB NB SB
HCM Control Delay, s 12.9 0 0
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT
Capacity (veh/h) - - 694 983 1449 -
HCM Lane V/C Ratio - - 0.341 0.001 0.001 -
HCM Control Delay (s) - - 12.9 8.7 7.5 -
HCM Lane LOS - - B A A -
HCM 95th %tile Q(veh) - - 1.5 0 0 -
248
HCM Unsignalized Intersection Capacity Analysis Existing PM
3: US-50 06/26/2023
Existing PM Existing PM 9:20 am 02/15/2023 Synchro 11 Report
Page 5
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 679 1413 0 0 0
Future Volume (Veh/h) 0 679 1413 0 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 738 1536 0 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.80 0.80 0.80
vC, conflicting volume 1536 1905 512
vC1, stage 1 conf vol 1536
vC2, stage 2 conf vol 369
vCu, unblocked vol 786 1248 0
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 661 251 865
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 369 369 614 614 307
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 0
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.22 0.22 0.36 0.36 0.18
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 30.6% ICU Level of Service A
Analysis Period (min) 15
249
Appendix D
Winchester Shops Development
Site Plan
250
±3,900SF
±4,062SF60 '62.5'65
24'25'24'24'24'
24'
3,200SF
2,400SF 24'251
Appendix E
Year 2024 Background Traffic
Level-of-Service Worksheets
252
Queues Background AM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Background AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 80 1321 7 49 442 18 7 93 189 4 54
v/c Ratio 0.62 0.67 0.01 0.53 0.24 0.02 0.11 0.31 0.67 0.02 0.15
Control Delay 72.2 22.0 0.0 58.1 9.9 0.1 56.7 2.6 63.0 47.0 0.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 72.2 22.0 0.0 58.1 9.9 0.1 56.7 2.6 63.0 47.0 0.8
Queue Length 50th (ft) 58 368 0 37 52 0 5 0 71 3 0
Queue Length 95th (ft) 109 504 0 73 72 0 21 0 107 14 0
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 250
Base Capacity (vph) 163 1962 791 130 1824 851 96 326 308 177 377
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.49 0.67 0.01 0.38 0.24 0.02 0.07 0.29 0.61 0.02 0.14
Intersection Summary
253
HCM Signalized Intersection Capacity Analysis Background AM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Background AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 76 1255 7 47 420 17 6 1 88 180 4 51
Future Volume (vph) 76 1255 7 47 420 17 6 1 88 180 4 51
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 80 1321 7 49 442 18 6 1 93 189 4 54
RTOR Reduction (vph) 0 0 3 0 0 8 0 0 89 0 0 49
Lane Group Flow (vph) 80 1321 4 49 442 10 0 7 4 189 4 5
Heavy Vehicles (%) 0% 2% 29% 24% 9% 18% 33% 0% 23% 6% 0% 4%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 7.2 62.2 62.2 6.4 61.8 61.8 5.1 5.1 9.8 9.8 9.8
Effective Green, g (s) 7.2 62.2 62.2 6.4 61.8 61.8 5.1 5.1 9.8 9.8 9.8
Actuated g/C Ratio 0.06 0.54 0.54 0.06 0.54 0.54 0.04 0.04 0.09 0.09 0.09
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 113 1914 677 81 1779 735 62 58 281 161 132
v/s Ratio Prot 0.04 c0.37 c0.03 0.13 c0.00 c0.06 0.00
v/s Ratio Perm 0.00 0.01 0.00 0.00
v/c Ratio 0.71 0.69 0.01 0.60 0.25 0.01 0.11 0.07 0.67 0.02 0.03
Uniform Delay, d1 52.9 19.3 12.2 53.1 14.2 12.4 52.8 52.7 51.0 48.2 48.3
Progression Factor 1.00 1.00 1.00 0.75 0.65 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 15.2 2.1 0.0 8.4 0.3 0.0 0.3 0.2 4.9 0.0 0.0
Delay (s) 68.1 21.4 12.2 48.2 9.5 12.4 53.1 52.9 56.0 48.2 48.3
Level of Service E C B D A B D D E D D
Approach Delay (s) 24.0 13.3 52.9 54.2
Approach LOS C B D D
Intersection Summary
HCM 2000 Control Delay 26.2 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.65
Actuated Cycle Length (s) 115.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 69.2% ICU Level of Service C
Analysis Period (min) 15
c Critical Lane Group
254
HCM 6th TWSC Background AM
2: Retail Blvd & Crock Wells Mill Dr 06/26/2023
Background AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 4
Intersection
Int Delay, s/veh 4.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 131 1 30 64 1 104
Future Vol, veh/h 131 1 30 64 1 104
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 150 0 - - 190 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 142 1 33 70 1 113
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 127 52 0 0 103 0
Stage 1 68 - - - - -
Stage 2 59 - - - - -
Critical Hdwy 6.84 6.94 - - 4.14 -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 - - 2.22 -
Pot Cap-1 Maneuver 854 1005 - - 1487 -
Stage 1 947 - - - - -
Stage 2 956 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 853 1005 - - 1487 -
Mov Cap-2 Maneuver 853 - - - - -
Stage 1 947 - - - - -
Stage 2 955 - - - - -
Approach WB NB SB
HCM Control Delay, s 10.1 0 0.1
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT
Capacity (veh/h) - - 853 1005 1487 -
HCM Lane V/C Ratio - - 0.167 0.001 0.001 -
HCM Control Delay (s) - - 10.1 8.6 7.4 -
HCM Lane LOS - - B A A -
HCM 95th %tile Q(veh) - - 0.6 0 0 -
255
HCM Unsignalized Intersection Capacity Analysis Background AM
3: US-50 06/26/2023
Background AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 5
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 1338 477 0 0 0
Future Volume (Veh/h) 0 1338 477 0 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 1454 518 0 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.98 0.98 0.98
vC, conflicting volume 518 1245 173
vC1, stage 1 conf vol 518
vC2, stage 2 conf vol 727
vCu, unblocked vol 441 1182 89
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 1094 311 933
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 727 727 207 207 104
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 0
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.43 0.43 0.12 0.12 0.06
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 40.3% ICU Level of Service A
Analysis Period (min) 15
256
Queues Background PM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Background PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 88 633 8 68 1240 38 12 64 316 15 256
v/c Ratio 0.66 0.32 0.01 0.59 0.66 0.04 0.16 0.21 0.78 0.07 0.62
Control Delay 76.1 17.3 0.0 69.2 16.5 0.1 60.2 1.6 65.0 46.4 12.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 76.1 17.3 0.0 69.2 16.5 0.1 60.2 1.6 65.0 46.4 12.8
Queue Length 50th (ft) 67 148 0 54 300 0 9 0 124 11 0
Queue Length 95th (ft) 121 212 0 95 412 1 30 0 169 31 77
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 250
Base Capacity (vph) 178 1956 873 148 1878 929 85 309 496 269 446
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.49 0.32 0.01 0.46 0.66 0.04 0.14 0.21 0.64 0.06 0.57
Intersection Summary
257
HCM Signalized Intersection Capacity Analysis Background PM
1: Round Hill Rd/Retail Blvd & US-50 06/26/2023
Background PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 84 608 8 65 1190 36 5 7 61 303 14 246
Future Volume (vph) 84 608 8 65 1190 36 5 7 61 303 14 246
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Peak-hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Adj. Flow (vph) 88 633 8 68 1240 38 5 7 64 316 15 256
RTOR Reduction (vph) 0 0 4 0 0 19 0 0 62 0 0 226
Lane Group Flow (vph) 88 633 4 68 1240 19 0 12 2 316 15 30
Confl. Peds. (#/hr) 1 1
Heavy Vehicles (%) 0% 3% 13% 2% 2% 3% 20% 0% 4% 0% 0% 1%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 10.5 63.6 63.6 6.8 60.3 60.3 4.2 4.2 13.9 13.9 13.9
Effective Green, g (s) 10.5 63.6 63.6 6.8 60.3 60.3 4.2 4.2 13.9 13.9 13.9
Actuated g/C Ratio 0.09 0.53 0.53 0.06 0.50 0.50 0.04 0.04 0.12 0.12 0.12
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 157 1857 741 100 1778 787 60 54 405 220 185
v/s Ratio Prot c0.05 0.18 0.04 c0.35 c0.01 c0.09 0.01
v/s Ratio Perm 0.00 0.01 0.00 0.02
v/c Ratio 0.56 0.34 0.01 0.68 0.70 0.02 0.20 0.04 0.78 0.07 0.16
Uniform Delay, d1 52.5 16.2 13.3 55.5 22.9 15.0 56.3 56.0 51.6 47.3 47.8
Progression Factor 1.00 1.00 1.00 0.93 0.65 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 2.7 0.5 0.0 13.2 2.1 0.1 0.6 0.1 8.7 0.0 0.1
Delay (s) 55.2 16.7 13.3 64.7 17.1 15.1 56.9 56.1 60.3 47.3 47.9
Level of Service E B B E B B E E E D D
Approach Delay (s) 21.3 19.4 56.2 54.6
Approach LOS C B E D
Intersection Summary
HCM 2000 Control Delay 28.5 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.67
Actuated Cycle Length (s) 120.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 71.9% ICU Level of Service C
Analysis Period (min) 15
c Critical Lane Group
258
HCM 6th TWSC Background PM
2: Retail Blvd & Crock Wells Mill Dr 06/26/2023
Background PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 4
Intersection
Int Delay, s/veh 4.5
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 235 1 52 75 1 328
Future Vol, veh/h 235 1 52 75 1 328
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 150 0 - - 190 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 255 1 57 82 1 357
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 279 70 0 0 139 0
Stage 1 98 - - - - -
Stage 2 181 - - - - -
Critical Hdwy 6.84 6.94 - - 4.14 -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 - - 2.22 -
Pot Cap-1 Maneuver 688 978 - - 1442 -
Stage 1 915 - - - - -
Stage 2 832 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 687 978 - - 1442 -
Mov Cap-2 Maneuver 687 - - - - -
Stage 1 915 - - - - -
Stage 2 831 - - - - -
Approach WB NB SB
HCM Control Delay, s 13.3 0 0
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT
Capacity (veh/h) - - 687 978 1442 -
HCM Lane V/C Ratio - - 0.372 0.001 0.001 -
HCM Control Delay (s) - - 13.3 8.7 7.5 -
HCM Lane LOS - - B A A -
HCM 95th %tile Q(veh) - - 1.7 0 0 -
259
HCM Unsignalized Intersection Capacity Analysis Background PM
3: US-50 06/26/2023
Background PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 5
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 700 1441 0 0 0
Future Volume (Veh/h) 0 700 1441 0 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 761 1566 0 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.78 0.78 0.78
vC, conflicting volume 1566 1946 522
vC1, stage 1 conf vol 1566
vC2, stage 2 conf vol 380
vCu, unblocked vol 723 1213 0
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 680 259 842
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 380 380 626 626 313
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 0
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.22 0.22 0.37 0.37 0.18
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 31.2% ICU Level of Service A
Analysis Period (min) 15
260
Appendix F
Year 2024 Total Traffic Level-of-
Service Worksheets
261
Queues Total AM
1: Round Hill Rd/Retail Blvd & US-50 07/17/2023
Total AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 121 1295 7 49 484 29 7 93 269 4 237
v/c Ratio 0.74 0.70 0.01 0.52 0.30 0.04 0.11 0.31 0.72 0.02 0.59
Control Delay 76.7 24.3 0.0 59.0 13.6 0.1 56.7 2.6 60.7 45.2 10.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 76.7 24.3 0.0 59.0 13.6 0.1 56.7 2.6 60.7 45.2 10.8
Queue Length 50th (ft) 88 388 0 38 61 0 5 0 99 3 0
Queue Length 95th (ft) #183 491 0 74 82 0 21 0 #160 14 60
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 275
Base Capacity (vph) 177 1867 764 131 1641 787 96 326 375 215 404
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.68 0.69 0.01 0.37 0.29 0.04 0.07 0.29 0.72 0.02 0.59
Intersection Summary
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
262
HCM Signalized Intersection Capacity Analysis Total AM
1: Round Hill Rd/Retail Blvd & US-50 07/17/2023
Total AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 115 1230 7 47 460 28 6 1 88 256 4 225
Future Volume (vph) 115 1230 7 47 460 28 6 1 88 256 4 225
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.96 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3539 1252 1456 3312 1369 1420 1313 3303 1900 1553
Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 121 1295 7 49 484 29 6 1 93 269 4 237
RTOR Reduction (vph) 0 0 3 0 0 15 0 0 89 0 0 210
Lane Group Flow (vph) 121 1295 4 49 484 14 0 7 4 269 4 27
Heavy Vehicles (%) 0% 2% 29% 24% 9% 18% 33% 0% 23% 6% 0% 4%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 10.4 58.8 58.8 6.5 55.3 55.3 5.1 5.1 13.1 13.1 13.1
Effective Green, g (s) 10.4 58.8 58.8 6.5 55.3 55.3 5.1 5.1 13.1 13.1 13.1
Actuated g/C Ratio 0.09 0.51 0.51 0.06 0.48 0.48 0.04 0.04 0.11 0.11 0.11
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 163 1809 640 82 1592 658 62 58 376 216 176
v/s Ratio Prot 0.07 c0.37 c0.03 0.15 c0.00 c0.08 0.00
v/s Ratio Perm 0.00 0.01 0.00 0.02
v/c Ratio 0.74 0.72 0.01 0.60 0.30 0.02 0.11 0.07 0.72 0.02 0.15
Uniform Delay, d1 51.0 21.7 13.8 53.0 18.1 15.7 52.8 52.7 49.2 45.2 45.9
Progression Factor 1.00 1.00 1.00 0.78 0.70 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 14.7 2.5 0.0 7.5 0.5 0.1 0.3 0.2 5.3 0.0 0.1
Delay (s) 65.7 24.1 13.8 48.7 13.1 15.7 53.1 52.9 54.5 45.3 46.1
Level of Service E C B D B B D D D D D
Approach Delay (s) 27.6 16.4 52.9 50.5
Approach LOS C B D D
Intersection Summary
HCM 2000 Control Delay 30.6 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.67
Actuated Cycle Length (s) 115.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 70.7% ICU Level of Service C
Analysis Period (min) 15
c Critical Lane Group
263
HCM 6th TWSC Total AM
2: Retail Blvd & Driveway 1/Crock Wells Mill Dr 07/17/2023
Total AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 5
Intersection
Int Delay, s/veh 8
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 10 250 131 10 1 50 30 64 1 104 10
Future Vol, veh/h 10 10 250 131 10 1 50 30 64 1 104 10
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 - - - 160 - - - - - 0 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 11 11 272 142 11 1 54 33 70 1 113 11
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 251 332 62 240 302 52 124 0 0 103 0 0
Stage 1 121 121 - 176 176 - - - - - - -
Stage 2 130 211 - 64 126 - - - - - - -
Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - -
Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - -
Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - -
Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - -
Pot Cap-1 Maneuver 682 586 990 694 610 1005 1461 - - 1487 - -
Stage 1 870 795 - 809 752 - - - - - - -
Stage 2 860 726 - 939 791 - - - - - - -
Platoon blocked, %- - - -
Mov Cap-1 Maneuver 651 562 990 481 585 1005 1461 - - 1487 - -
Mov Cap-2 Maneuver 651 562 - 481 585 - - - - - - -
Stage 1 835 794 - 777 722 - - - - - - -
Stage 2 812 697 - 671 790 - - - - - - -
Approach EB WB NB SB
HCM Control Delay, s 10.5 15.2 2.6 0.1
HCM LOS B C
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR
Capacity (veh/h) 1461 - - 945 481 608 1487 - -
HCM Lane V/C Ratio 0.037 - - 0.311 0.296 0.02 0.001 - -
HCM Control Delay (s) 7.6 0 - 10.5 15.6 11 7.4 - -
HCM Lane LOS A A - B C B A - -
HCM 95th %tile Q(veh) 0.1 - - 1.3 1.2 0.1 0 - -
264
HCM Unsignalized Intersection Capacity Analysis Total AM
3: US-50 & Driveway 2 07/17/2023
Total AM 3:31 pm 06/13/2023 Synchro 11 Report
Page 6
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 1352 491 200 0 0
Future Volume (Veh/h) 0 1352 491 200 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 1470 534 217 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.96 0.96 0.96
vC, conflicting volume 751 1378 286
vC1, stage 1 conf vol 642
vC2, stage 2 conf vol 735
vCu, unblocked vol 606 1257 124
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 932 293 870
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 735 735 214 214 324
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 217
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.43 0.43 0.13 0.13 0.19
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 40.7% ICU Level of Service A
Analysis Period (min) 15
265
Queues Total PM
1: Round Hill Rd/Retail Blvd & US-50 07/17/2023
Total PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBT NBR SBL SBT SBR
Lane Group Flow (vph) 123 611 8 68 1276 48 12 64 384 15 413
v/c Ratio 0.75 0.32 0.01 0.59 0.72 0.05 0.16 0.21 0.84 0.06 0.86
Control Delay 80.3 18.1 0.0 71.3 21.1 0.2 60.2 1.6 67.1 45.3 32.2
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 80.3 18.1 0.0 71.3 21.1 0.2 60.2 1.6 67.1 45.3 32.2
Queue Length 50th (ft) 94 151 0 55 368 0 9 0 148 10 76
Queue Length 95th (ft) #180 204 0 95 451 3 30 0 #209 31 #248
Internal Link Dist (ft) 408 939 1474 367
Turn Bay Length (ft) 300 280 1000 250 300 275
Base Capacity (vph) 184 1902 855 148 1775 889 85 309 501 272 493
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.67 0.32 0.01 0.46 0.72 0.05 0.14 0.21 0.77 0.06 0.84
Intersection Summary
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
266
HCM Signalized Intersection Capacity Analysis Total PM
1: Round Hill Rd/Retail Blvd & US-50 07/17/2023
Total PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 118 587 8 65 1225 46 5 7 61 369 14 396
Future Volume (vph) 118 587 8 65 1225 46 5 7 61 369 14 396
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Total Lost time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 0.97 1.00 1.00
Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85
Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (prot) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.98 1.00 0.95 1.00 1.00
Satd. Flow (perm) 1805 3505 1399 1770 3539 1568 1718 1553 3502 1900 1599
Peak-hour factor, PHF 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Adj. Flow (vph) 123 611 8 68 1276 48 5 7 64 384 15 412
RTOR Reduction (vph) 0 0 4 0 0 25 0 0 62 0 0 268
Lane Group Flow (vph) 123 611 4 68 1276 23 0 12 2 384 15 145
Confl. Peds. (#/hr) 1 1
Heavy Vehicles (%) 0% 3% 13% 2% 2% 3% 20% 0% 4% 0% 0% 1%
Turn Type Prot NA Perm Prot NA Perm Split NA Perm Split NA Perm
Protected Phases 5 2 1 6 3 3 4 4
Permitted Phases 2 6 3 4
Actuated Green, G (s) 12.4 61.7 61.7 6.8 56.5 56.5 4.2 4.2 15.8 15.8 15.8
Effective Green, g (s) 12.4 61.7 61.7 6.8 56.5 56.5 4.2 4.2 15.8 15.8 15.8
Actuated g/C Ratio 0.10 0.51 0.51 0.06 0.47 0.47 0.04 0.04 0.13 0.13 0.13
Clearance Time (s) 7.6 5.4 5.4 7.9 5.3 5.3 9.2 9.2 9.0 9.0 9.0
Vehicle Extension (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lane Grp Cap (vph) 186 1802 719 100 1666 738 60 54 461 250 210
v/s Ratio Prot c0.07 0.17 0.04 c0.36 c0.01 c0.11 0.01
v/s Ratio Perm 0.00 0.01 0.00 0.09
v/c Ratio 0.66 0.34 0.01 0.68 0.77 0.03 0.20 0.04 0.83 0.06 0.69
Uniform Delay, d1 51.8 17.2 14.2 55.5 26.3 17.0 56.3 56.0 50.8 45.6 49.8
Progression Factor 1.00 1.00 1.00 0.96 0.73 1.00 1.00 1.00 1.00 1.00 1.00
Incremental Delay, d2 6.7 0.5 0.0 13.3 3.2 0.1 0.6 0.1 11.7 0.0 7.3
Delay (s) 58.4 17.7 14.2 66.7 22.3 17.1 56.9 56.1 62.5 45.6 57.0
Level of Service E B B E C B E E E D E
Approach Delay (s) 24.4 24.3 56.2 59.4
Approach LOS C C E E
Intersection Summary
HCM 2000 Control Delay 34.6 HCM 2000 Level of Service C
HCM 2000 Volume to Capacity ratio 0.74
Actuated Cycle Length (s) 120.0 Sum of lost time (s) 31.5
Intersection Capacity Utilization 82.1% ICU Level of Service E
Analysis Period (min) 15
c Critical Lane Group
267
HCM 6th TWSC Total PM
2: Retail Blvd & Driveway 1/Crock Wells Mill Dr 07/17/2023
Total PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 5
Intersection
Int Delay, s/veh 11.1
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 9 8 216 235 9 1 44 52 75 1 328 9
Future Vol, veh/h 9 8 216 235 9 1 44 52 75 1 328 9
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 - - - 160 - - - - - 0 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 10 9 235 255 10 1 48 57 82 1 357 10
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 494 599 184 379 563 70 367 0 0 139 0 0
Stage 1 364 364 - 194 194 - - - - - - -
Stage 2 130 235 - 185 369 - - - - - - -
Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - -
Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - -
Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - -
Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - -
Pot Cap-1 Maneuver 458 414 827 553 434 978 1188 - - 1442 - -
Stage 1 627 622 - 789 739 - - - - - - -
Stage 2 860 709 - 799 619 - - - - - - -
Platoon blocked, %- - - -
Mov Cap-1 Maneuver 434 395 827 376 414 978 1188 - - 1442 - -
Mov Cap-2 Maneuver 434 395 - 376 414 - - - - - - -
Stage 1 599 621 - 754 706 - - - - - - -
Stage 2 810 678 - 564 618 - - - - - - -
Approach EB WB NB SB
HCM Control Delay, s 11.9 31.8 2.1 0
HCM LOS B D
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR
Capacity (veh/h) 1188 - - 771 376 439 1442 - -
HCM Lane V/C Ratio 0.04 - - 0.328 0.679 0.025 0.001 - -
HCM Control Delay (s) 8.2 0.1 - 11.9 32.6 13.4 7.5 - -
HCM Lane LOS A A - B D B A - -
HCM 95th %tile Q(veh) 0.1 - - 1.4 4.8 0.1 0 - -
268
HCM Unsignalized Intersection Capacity Analysis Total PM
3: US-50 & Driveway 2 07/17/2023
Total PM 3:52 pm 06/13/2023 Synchro 11 Report
Page 6
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 0 713 1454 172 0 0
Future Volume (Veh/h) 0 713 1454 172 0 0
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 775 1580 187 0 0
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type Raised Raised
Median storage veh) 1 1
Upstream signal (ft) 488
pX, platoon unblocked 0.75 0.75 0.75
vC, conflicting volume 1767 2061 620
vC1, stage 1 conf vol 1674
vC2, stage 2 conf vol 388
vCu, unblocked vol 839 1233 0
tC, single (s) 4.1 6.8 6.9
tC, 2 stage (s)5.8
tF (s) 2.2 3.5 3.3
p0 queue free % 100 100 100
cM capacity (veh/h) 591 251 810
Direction, Lane # EB 1 EB 2 WB 1 WB 2 WB 3
Volume Total 388 388 632 632 503
Volume Left 0 0 0 0 0
Volume Right 0 0 0 0 187
cSH 1700 1700 1700 1700 1700
Volume to Capacity 0.23 0.23 0.37 0.37 0.30
Queue Length 95th (ft) 0 0 0 0 0
Control Delay (s) 0.0 0.0 0.0 0.0 0.0
Lane LOS
Approach Delay (s) 0.0 0.0
Approach LOS
Intersection Summary
Average Delay 0.0
Intersection Capacity Utilization 35.3% ICU Level of Service A
Analysis Period (min) 15
269
Queuing and Blocking Report Total AM
SimTraffic Reports 07/19/2023
Total AM SimTraffic Report
Page 1
Intersection: 1: Round Hill Rd/Retail Blvd & US-50
Movement EB EB EB EB WB WB WB WB NB NB SB SB
Directions Served L T T R L T T R LT R L L
Maximum Queue (ft) 271 375 388 154 136 182 222 60 54 147 182 213
Average Queue (ft) 101 204 234 9 42 74 106 12 6 53 87 115
95th Queue (ft) 211 342 367 76 98 146 185 42 32 109 158 188
Link Distance (ft) 374 374 871 871 871 871 1473 300
Upstream Blk Time (%) 0 1
Queuing Penalty (veh) 3 7
Storage Bay Dist (ft) 300 280 250 300
Storage Blk Time (%) 0 2 5 0
Queuing Penalty (veh) 0 2 0 0
Intersection: 1: Round Hill Rd/Retail Blvd & US-50
Movement SB SB
Directions Served T R
Maximum Queue (ft) 34 135
Average Queue (ft) 4 61
95th Queue (ft) 21 98
Link Distance (ft) 300
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 275
Storage Blk Time (%)
Queuing Penalty (veh)
270
Queuing and Blocking Report Total PM
SimTraffic Reports 07/19/2023
Total PM SimTraffic Report
Page 1
Intersection: 1: Round Hill Rd/Retail Blvd & US-50
Movement EB EB EB EB WB WB WB WB NB NB SB SB
Directions Served L T T R L T T R LT R L L
Maximum Queue (ft) 169 194 235 58 123 415 445 52 60 74 230 251
Average Queue (ft) 83 95 115 4 50 237 259 15 12 28 115 145
95th Queue (ft) 143 173 201 35 100 371 396 41 40 56 190 219
Link Distance (ft) 374 374 871 871 871 871 1473 300
Upstream Blk Time (%)0
Queuing Penalty (veh)0
Storage Bay Dist (ft) 300 280 250 300
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 0 0
Intersection: 1: Round Hill Rd/Retail Blvd & US-50
Movement SB SB
Directions Served T R
Maximum Queue (ft) 212 272
Average Queue (ft) 21 160
95th Queue (ft) 104 264
Link Distance (ft) 300
Upstream Blk Time (%) 0
Queuing Penalty (veh) 1
Storage Bay Dist (ft) 275
Storage Blk Time (%) 0 1
Queuing Penalty (veh) 1 0
271
272
From:Rod Williams
To:Ronald A. Mislowsky
Cc:Wyatt Pearson; John Bishop; Tyler Klein
Subject:Rezoning Application - Round Hill Crossing Phase 2 - Tax Parcel 52-A-B (the "Property")
Date:Sunday, October 29, 2023 3:59:53 PM
Dear Ron: You have submitted to Frederick County for review a proposed profferstatement amendment (the “Proffer Statement Amendment”) for the proposed proffercondition rezoning of the Property, 28.17± acres in the Gainesboro MagisterialDistrict, zoned in the B2 (General Business) Zoning District. I have now reviewed theProffer Statement and it is my opinion that the Proffer Statement would be in a form tomeet the requirements of the Frederick County Zoning Ordinance and the Code ofVirginia, and would be legally sufficient as a proffer statement, subject to the followingcomments: Item 6 of the Application does call for identification of persons holding interestsin the entities owning the property (but only their names and not their respectiveownership shares). The draft shows a response of “N/A”.
As written, the heading of the Proffer Statement Amendment refers to the 2016rezoning, but the relevant text relates to the 2003 rezoning. The best practicemay be to reference both the 2003 and 2016 proffer statements in the headinginformation. Thus, perhaps the title should be: “Proffer Statement Amendment /Rezoning #s 03-03 and 08-16 / Round Hill Crossing Phase 2”. Likewise, for the“Original Date of Proffers”, it might work best if that item just identified the finaladopted versions for both previous proffer statements, such as by indicating:“Rezoning # 03-03 – June 20, 2003 // Rezoning # 08-16 – October 3, 2016”.
The magisterial district for the rezoning is Gainesboro and not Back Creek. Thearea of the Property has not been moved to a different district.
Because the language of the Proffer Statement Amendment refers to the GDPand to an attached exhibit, addition of the following clarifying language may beappropriate, after the language at the bottom of page 1: “Other than with respectto designating entrance connections to U.S. Route 50, neither this profferstatement amendment nor its attached exhibit in any way otherwise modifiesany GDP or MDP previously approved for the property.” I have not reviewed the substance of the proffers as to whether the proffers aresuitable and appropriate for this specific development, as my understanding is thatreview will be done by staff and the Planning Commission. Sincerely yours,Rod
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Silver Lake, LLC
Winchester Warehousing, Inc
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11/17/23, 10:33 AM Untitled Page
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Planning Commission
Agenda Item Detail
Meeting Date: January 3, 2024
Agenda Section: Other
Title: Current Planning Applications
Attachments:
302