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PC 03-20-24 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Meeting Minutes 3.A.January 3, 2024 Meeting Minutes 4.Committee Reports 5.Citizen Comments 6.Public Hearings 6.A.Rezoning #02-24 for Washington Commons (Washington Commons Real Estate, LLC) - (Mr. Bishop) Submitted to rezone approximately +/- 1.01-acres of a +/- 11.605-acre parcel from the RP (Residential Performance) District to the B2 (General Business) District with proffers; the remaining +/- 10.595-acres of the +/- 11.605-acre parcel from B2 (General Business)/M1 (Light Industrial) to B2 (General Business)/M1 (Light Industrial) with proffers; approximately +/- 1.03-acres of a +/- 24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers; and the remaining +/- 23.60-acres of the +/- 24.63-acre parcel from RP (Residential Performance) to RP (Residential Performance) with proffers. The properties are on the southern side of the intersection of Gateway Drive and Route 7 and are identified by Property Identification Numbers 54-5-10 and 54-A-111 in the Red Bud Magisterial District. 6.B.Conditional Use Permit #01-24 for Christopher Bowie - (Mrs. Feltner) AGENDA PLANNING COMMISSION WEDNESDAY, MARCH 20, 2024 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC03-20-24MinutesJanuary3.pdf PC03-20-24REZ02-24_Redacted.pdf PC03-20-24REZ02-24TransportationImpactAnalysis.pdf 1 Submitted for a public garage with body repair. The property is located at 703 N Pifer Road, Star Tannery, and is identified with Property Identification Number 69-A-35B in the Back Creek Magisterial District. 6.C.South Frederick Agricultural and Forestal District Removals and Addition - (Mr. Cheran) Three requests were submitted for the South Frederick Agricultural and Forestal District. Charles & Robin Bentley removal of 64.14+/-acre parcel with Property Identification Number 84-A-28A. West Oaks Farm Market, LLC (Joseph & Mary Snapp) removal of 71.21+/-acre parcel with Property Identification Number 74-A-3. Jason McDonald addition of 238.51+/-acre parcel with Property Identification Number 73-A-20. 6.D.South Timber Ridge Agricultural and Forestal District Addition for CKW Rentals, LLC - (Mr. Cheran) Submitted a request to include a parcel totaling +/- 76.90-acres to the South Timber Ridge Agricultural and Forestal District. The parcel is identified as Property Identification Number 37-A-8 in the Gainesboro Magisterial District. 7.Action Item 7.A.An Appeal to the Subdivision Administrator in the Administration of the County Code Chapter 144 Section(s) 3 and 37 - (Mr. Cheran) The applicant is appealing the Subdivision Administrator in the administration of the County Code Chapter 144 Section(s) 3 and 37, resulting in the decision of the Subdivision Administrator in not approving a minor rural subdivision for the Heflin parcel, Property Identification Number (PIN) 40-A-129. 8.Other 8.A.Current Planning Applications 9.Adjourn PC03-20-24CUP01-24_Redacted.pdf PC03-20-24SouthFrederickAgriculturalForestalDistrict.pdf PC03-20-24SouthTimberRidgeAgriculturalForestalDistrict.pdf PC03-20-24SubdivisionAppeal01-24_Redacted.pdf 2 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Meeting Minutes Title: January 3, 2024 Meeting Minutes Attachments: PC03-20-24MinutesJanuary3.pdf 3 Frederick County Planning Commission Page 4086 Minutes of January 3, 2024 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 January 3, 2024. PRESENT: Roger L. Thomas, Vice Chairman/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; Tim Stowe, Red Bud District; Charles Markert, Red Bud District; Roderick B. Williams, County Attorney. ABSENT: William A. Orndoff, Stonewall District; Mollie Brannon, Back Creek District; Robert S. Molden, Opequon District. STAFF PRESENT: Wyatt G. Pearson, Director; M. Tyler Klein, Senior Planner; Kayla Peloquin, Planner I; Shannon L. Conner, Administrative Assistant. CALL TO ORDER Vice Chairman Thomas called the January 3, 2024 meeting of the Frederick County Planning Commission to order at 7:00 p.m. ADOPTION OF AGENDA Upon a motion made by Commissioner Manuel and seconded by Commissioner Brumback, the Planning Commission unanimously adopted the agenda for this evening’s meeting. MINUTES Upon motion made by Commissioner Thomas and seconded by Commissioner Brumback the Planning Commission unanimously adopted the minutes from November 1, 2023 meeting. ------------- 4 Frederick County Planning Commission Page 4087 Minutes of January 3, 2024 ELECTION OF OFFICERS, MEETING SCHEDULE, AND ADOPTION OF BYLAWS AND RULES & RESPONSIBILITIES FOR 2024 Election of Tim Stowe, Chairman for 2024 Director, Wyatt G. Pearson, declared nominations open for Chairman for the 2024 calendar year. The nomination of Mr. Tim Stowe for Chairman was made by Commissioner Brumback. The nomination of Mr. Jason Aikens for Chairman was made by Commissioner Triplett. BE IT RESOLVED, that by a vote, the Frederick County Planning Commission does hereby elect Mr. Tim Stowe as Chairman of the Planning Commission for the calendar year 2024. Election of Roger L. Thomas, Vice Chairman for 2024 Director, Wyatt G. Pearson declared nominations open for Vice Chairman for the 2024 calendar year. The nomination of Mr. Roger L. Thomas for Vice Chairman was made by Commissioner Brumback. BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Roger L. Thomas as Vice Chairman of the Planning Commission for the calendar year 2024. Election of Wyatt G. Pearson, Secretary for 2024 Vice Chairman Thomas declared nominations open for Secretary for the 2024 calendar year. The nomination of Mr. Wyatt G. Pearson was made by Commissioner Stowe. BE IT RESOLVED that by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Wyatt G. Pearson as Secretary of the Planning Commission for the calendar year 2024. PLANNING COMMISSION BYLAWS AND ROLES & RESPONSIBILITIES AND MEETING SCHEDULES FOR 2024 Chairman Stowe stated the Planning Commission’s Bylaws and Roles and Responsibilities and Meeting Schedules have been reviewed by the Commission and are ready for the Commission’s consideration and adoption. Upon motion made by Commissioner Thomas and seconded by Commissioner Manuel BE IT RESOLVED that the Frederick County Planning Commission does hereby unanimously adopt the Planning Commission’s Bylaws and the Roles & Responsibilities and Meeting Schedules for the calendar year of 2024 as presented. 5 Frederick County Planning Commission Page 4088 Minutes of January 3, 2024 COMMITTEE ASSIGNMENTS Chairman Stowe reported all Committee assignments for calendar year 2024 will remain the same at this time. ------------- COMMITTEES Board of Supervisors – Mtg. 12/10/23 Supervisor Lockridge, Board of Supervisors Liaison, reported the Board of Supervisors approved CUP #10-23 for Roses Plumbing. ------------- CITIZEN COMMENTS Chairman Stowe 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 Stowe closed the public comments portion of the meeting. ------------- PUBLIC HEARINGS Rezoning #06-23 for Winchester Gateway, LLC 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-80l in the Back Creek Magisterial District. Action – Postpone for 60 days M. Tyler Klein reported, 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 in the Back Creek District. He shared a zoning map and a Long Rage Land Use Map of the property. He discussed the Comprehensive Plan and Transportation and Site access: Comprehensive Plan • Kernstown Area Plan (2017) – “Shady Elm Economic Development Area” o 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 6 Frederick County Planning Commission Page 4089 Minutes of January 3, 2024 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. • The proposed rezoning generally implements uses typically associated with an industrial land use designation in the Comprehensive Plan. • The rezoning does not speak to the intended high-quality architecture and site design envisioned for the Shady Elm Economic Development Area. Transportation & Site Access • Apple Valley Road (Route 651/652) is identified in the Comprehensive Plan/Eastern Road Plan as an improved minor collector roadway. • The rezoning application proposes: o Up to two (2) commercial entrances o Inter-parcel connection with Blackburn o Improvements (timing varies) to widen Apple Valley Road to match the existing segment Mr. Klein presented a General Development Plan (GDP) of the property. He shared the Proffer Statement (revised December 29, 2023): • GDP conformance • Screening of all loading docks from adjacent properties • A 200-foot-wide green space buffer along Apple Valley Road frontage • Limit number of commercial entrance to two (2) • Apple Valley Road improvements to match existing segment only to first entrance; up to the second entrance is trip exceed 2,000 vehicles per day • $.10 per square foot for Fire and Rescue services • Escalator clause capped at 6% Mr. Klein explained the outstanding items for considerations: Proposed rezoning materials do not address the high quality architecture and site design envisioned for the Shady Elm Economic Development Area; 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; 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; and 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 (widening). The Planning Commissioners expressed several concerns with the proposed rezoning and directed the Applicant to come back with a revised application. It was requested the Applicant address the following: design and architectural standards for buildings, including specifying the type of building materials and limiting the height of all structures to 60-feet; clarifying which M1 Zoning District uses would be allowed and proffering out uses that would have a detrimental impact on adjoining residential property; 7 Frederick County Planning Commission Page 4090 Minutes of January 3, 2024 further analyzing traffic impacts on Apple Valley Road, Middle Road, and the intersections of Apple Valley Road/Route 11 and Apple Valley Road/Middle Road; extending the widening of Apple Valley Road along the length of the entire property frontage; inter-parcel access with the Blackburn Commerce Center; buffers and screening and providing a higher standard to protect neighboring residences; and reducing industrial noise created on-site. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Two members of the public (Patricia Fox and Anna Bradford) spoke in opposition to the proposed application. The speakers expressed concerns with increased truck traffic west of the existing industrial area on Apple Valley Road, noise from industrial uses, and stated the proposed buffer and existing vegetation was insufficient to screen the use from adjoining residences. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Ty Lawson, Attorney representing the Applicant came forward and addressed questions and concerns. Kevin Sitzman also came forward to address comments pertaining to the Traffic Impact Study. Upon a motion made by Commissioner Brumback and seconded by Commissioner Thomas to postpone Rezoning #06-23 Winchester Gateway, LLC for sixty (60) days BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend postponement of sixty (60) days for Rezoning #06-23 for Winchester Gateway, LLC 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-80l in the Back Creek Magisterial District. (Note: Commissioner Molden, Commissioner Orndorff, and Commissioner Brannon were absent from the meeting) Conditional Use Permit #11-23 for 231 Vaucluse Spring Holding, LLC 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. Action – Recommend Approval Kayla Peloquin, Planner I, reported this is a Conditional Use Permit (CUP) application for a recreation area and resort, a public restaurant, and a special event facility. She shared a location map of the property. Ms. Peloquin explained the Applicant proposes the following: • The continued operation of a 15-room bed and breakfast that was approved under CUP #02-95. • Converting an existing restaurant for guests only to be open to the public. • Holding 12-15 special events per year with a maximum of 130 guest per event that will conclude by 11:00 p.m. (Special events to be held inside or outside and with portable restrooms). • No structural expansions or additional rooms, only minor renovations to existing structures to preserve the historic integrity. 8 Frederick County Planning Commission Page 4091 Minutes of January 3, 2024 Ms. Peloquin continued, the proposed uses meet the Zoning Ordinance definitions of a resort, a restaurant, and a special event facility contained in §165-101.02. §165-204.30 includes Additional Regulations for Specific Uses for special event facilities that will be addressed through the site plan, most notably that parking spaces and travel aisles must be graveled. The proposed use is consistent with the Comprehensive Plan, which designates this area to remain rural and supports historic preservation, tourism, and local businesses. Ms. Peloquin presented the conditions as recommended by Staff: 1. All review agency comments and requirements shall be complied with at all times. 2. A site plan shall be 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. The Planning Commission asked Staff if there are restrictions on hours of operation for the restaurant. Staff responded that hours of operation are not currently included as a condition but could be added. There was a discussion on what improvements the Fire Marshal may require, and Staff responded that would be addressed at the site plan state, during which time the Fire Marshal would review the plan. The Applicant shared a presentation of their vision for a boutique farm-to-table restaurant, emphasizing working with local farms and businesses. The Applicant stated that a full buy-out of the property would be required for a special event, meaning all r ooms would be booked by those associated with the event, reducing the total number of potential guests on the property at once. Additionally, the Applicant would work with local hotels to provide a shuttle service to the property to reduce the number of trips and the number of vehicles parked on the property. The Applicant expressed a willingness to make the necessary improvements to the site in order to begin operating. Planning Commissioners asked about the restaurant schedule, and the Applicant responded that lunch would likely be available Thursday through Sundays, and breakfast and dinner would be served seven days a week. It was noted, when the building inspector visited the Manor House, they determined each room of the restaurant could hold approximately 20 people, therefore the total of the 3 rooms results in a maximum of 60 people at the restaurant at a time. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Several citizens spoke in support of this application (Brent Henderson, Gage Wilson, Jason McDonald, and Karen Nelson. Each stated this is a nice project and well suited for the property. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Brumback and seconded by Commissioner Thomas 9 Frederick County Planning Commission Page 4092 Minutes of January 3, 2024 BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Conditional Use Permit #11-23 for 231 Vaucluse Spring Holding, LLC 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. (Note: Commissioner Molden, Commissioner Orndorff, and Commissioner Brannon were absent from the meeting) Ordinance Amendment to the Frederick County Code – Signs; 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. Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this is a proposal to amend the Sign Ordinance §165-201.06 section of the Zoning Ordinance. It aims to remove §165-201.06(B)(1)(c) which is no longer necessary as signs allowed in certain districts are no longer listed in each zoning district. Table 1, outlined in the Sign Ordinance, specifies the sign types allowed in each zoning district §165-201.06(B)(4). Section §165-201.06(4)(a)(3) to increase the allowed height permitted in the RA (Rural Areas) Zoning District from four (4) feet to eight (8) feet in height. Chairman Stowe 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 Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner Aikens and seconded by Commissioner Manuel BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of the Ordinance Amendment to the Frederick County Code – Signs; 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. (Note: Commissioner Molden, Commissioner Orndorff, and Commissioner Brannon were absent from the meeting) ------------- ACTION Rezoning #05-23 for Round Hill Crossing, Phase 2 – this is a request for a minor amendment to the approved proffer statement associated with Rezoning #03-03 (WWW, LC) to modify the number of allowed commercial entrance connections to US 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). Action – Recommend Approval. Commissioner Manuel would abstain from all discussion on this item for a possible conflict of interest. 10 Frederick County Planning Commission Page 4093 Minutes of January 3, 2024 M. Tyler Klein, Senior Planner, reported this is a request for a minor amendment to the approved proffer statement associated with Rezoning application #03-03 (WWW, LC) to modify the number of allowed commercial entrance connections to US Route 50 West. He noted the proffer amendments do not require a public hearing. He share a location map of the property. Mr. Klein explained the proposed rezoning does not propose a change in the use of the property and the minor proffer amendment is in conformance with the Comprehensive Plan. The Plan identifies US Route 50 as a primary highway. He continued, when considering proposals along arterial roadway, new commercial entrances should be limited to preserve corridor right-of-way and that new movements do not degrade the transportation system, increase delays, or reduce service levels. Mr. Klein concluded and presented a Generalized Development Plan (GDP); the amendment would enable one (1) additional right-in only entrance for a total of up to four (4) entrances for the development and all other previously approved proffers would remain unchanged. Upon a motion made by Commissioner Aikens and seconded by Commissioner Thomas BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval of Rezoning #05-23 for Round Hill Crossing, Phase 2 – this is a request for a minor amendment to the approved proffer statement associated with Rezoning #03-03 (WWW, LC) to modify the number of allowed commercial entrance connections to US 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). (Note: Commissioner Molden, Commissioner Orndorff, and Commissioner Brannon were absent from the meeting) ------------- OTHER Wyatt G. Pearson, Director, reported the Western Frederick Land Use Survey is on the web site and encouraged the Commission to take a look at it. ------------- 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 8:50 p.m. Respectfully submitted, ____________________________ Tim Stowe, Chairman ___________________________ Wyatt G. Pearson, Secretary 11 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Public Hearings Title: Rezoning #02-24 for Washington Commons (Washington Commons Real Estate, LLC) - (Mr. Bishop) Attachments: PC03-20-24REZ02-24_Redacted.pdf PC03-20-24REZ02-24TransportationImpactAnalysis.pdf 12 REZONING APPLICATION #02-24 WASHINGTON COMMONS Staff Report for the Planning Commission Prepared: March 12, 2024 Staff Contacts: John A. Bishop, AICP, Assistant Planning Director Reviewed Action Planning Commission 03/20/24 Pending Board of Supervisors: 04/24/24 Pending EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/20/24 PLANNING COMMISSION MEETING: This is a request to rezone approximately +/-1.01-acres of a +/-11.605-acre parcel from the RP (Residential Performance) District to the B2 (General Business) District with proffers, the remaining +/-10.595-acres of the +/-11.605-acre parcel from B2 (General Business)/M1 (Light Industrial) to B2 (General Business)/M1 (Light Industrial) Districts with proffers, approximately +/-1.03-acres of a +/-24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers, and the remaining +/-23.60-acres of the +/-24.63-acre parcel from RP (Residential Performance to RP (Residential Performance) District with proffers. The applicant is requesting to rezoning +/-1.01-acres from RP to B2 and +/-1.03-acres from B2 to RP, reshuffling some of the existing by right development. This will create better access to the B2 parcels than currently exists under the ordinance, by allowing access to the Gateway Drive andRoute 7 intersection. The most substantive element of this application is the proffered construction of the comprehensive planned four (4) lane major collector from the Gateway Drive and Route 7 intersection to their southern property line. Additionally, the applicant has proffered the value of the Capital Impact Model ($9,912.00 per unit) on the newly rezoned residential acreage and $.10 per square foot fire and rescue proffer for construction within the newly rezoned B2 area. In the detailed report below, staff have also noted the need to improve the language on the proffer for Cole Lane improvements. 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. 13 Rezoning #02-24 Washington Commons March 12, 2024 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 to rezone approximately +/- 1.01-acres of a +/-11.605-acre parcel from the RP (Residential Performance) District to the B2 (General Business) District with proffers, the remaining +/-10.595-acres of the +/-11.605-acre parcel from B2 (General Business)/M1 (Light Industrial) to B2 (General Business)/M1 (Light Industrial) Districts with proffers, approximately +/-1.03-acres of a +/- 24.63-acre parcel from the B2 (General Business) District to the RP (Residential Performance) District with proffers, and the remaining +/-23.60-acres of the +/-24.63-acre parcel from RP (Residential Performance to RP (Residential Performance) District with proffers. LOCATION: The subject property is located on the southern side of the intersection of Gateway Drive and Route 7. MAGISTERIAL DISTRICT: Redbud PROPERTY ID NUMBERS: 54-5-10 & 54-A-111 PROPERTY ZONING: RP (Residential Performance) B2 (General Business) & M1 (Light Industrial) PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: B2 (General Business) District Use: Retail South: RA (Rural Areas) District Use: Residential East: RP (Residential Performance) District Use: Residential and Self-Storage and M1 (Light Industrial) District West: B2 (General Business) District and Use: Residential and Vacant RP (Residential Performance) District REVIEW EVALUATIONS: Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned B-1 (Neighborhood Business) and M-1 (Light Industrial) Districts. The majority of these parcels were zoned to RP (Residential Performance) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. 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 14 Rezoning #02-24 Washington Commons March 12, 2024 Page 3 community life. The Plan is developed with the input of the public and adopted by the Board of Supervisors (last updated November 2021). In essence, the Comprehensive Plan is a composition of policies used to guide the future physical development of Frederick County in support of the Board’s adopted Vision and Core Values as outlined in the plan. The Area Plans in Appendix I of the Comprehensive Plan offer more detailed implementation guidance in the planning areas of the County. Land Use Compatibility The Senseny/Eastern Frederick Urban Area Plan designates a mix of B2/B3 and Mixed Use for the parcels the applicant is seeking action on. Based upon the location of the parcels in this application, the Senseny/Eastern Frederick Urban Area Plan states the following: “These areas of land use are located at highly visible locations on prominent interstate interchanges, and along the primary arterial roads that feed into the Interstate. They shall be designed specifically to accommodate and promote highway commercial land uses. Particular effort must be made to ensure that access management for the supporting transportation network is a key priority, as the function of the interstate and primary road network is of paramount importance. The site layout and building design should recognize the nature of the region and land plans should not focus on the minor use, but the 15 Rezoning #02-24 Washington Commons March 12, 2024 Page 4 comprehensive macro use.” The proposal implements the Comprehensive Plan policies for land use as outlined in the Senseny/Eastern Frederick Urban Area Plan. 3) Site Access and Transportation These parcels are impacted by the Eastern Road Plan identified need for a major collector roadway to connect Valley Mill Road and Route 7, thus enabling the diversion of significant traffic that currently enters Route 7 at Exit 315 to a point further east and improving access management and safety at the interchange. The applicant’s proffer package, with some needed modifications noted below, meets the transportation needs identified in the Eastern Road Plan element of the Comprehensive Plan. 4) Potential Impacts & Proffers The applicant’s proffer statement, dated February 20, 2024, makes accommodations for a number of key items as follows: • Construction, in two phases of the major collector road extension from the Gateway Drive intersection with Route 7 to their southern property line. • Right in right out access on Route 7 to the east of the Gateway Drive intersection. • Upgrades to Route 7 turn lanes at Gateway Drive • Improvements to the intersection of Regency Lakes Drive and Route 7 to assure that traffic exiting their property via Cole Lane cannot cut over to the left turn lane, thus creating a dangerous weave condition. • Addition of a proffer of $.10 per non-residential building square foot within the area being rezoned to B2. • Addition of a proffer of $9,912.00 (staff note: amount was generated by the County Capital Impact Model) per unit for any residential unit constructed within the area to be newly zoned RP. Staff would offer the following recommendations regarding proffers: • That the applicant consider rewording the Cole Lane proffer (Proffer B. 1. d) to allow greater flexibility to work with the County and VDOT on the correct solution to prevent the movements that would be of concern. Other Review Agency Comments (original comments included in agenda packet): Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) December 19, 2023 Partially addressed. Frederick County (FC) Attorney February 12, 2023 Addressed. Frederick-County Schools July 12, 2023 Partially addressed. 16 Rezoning #02-24 Washington Commons March 12, 2024 Page 5 FC Public Works October 13, 2022 No comment until site plan/subdivision. FC Fire Marshal September 23, 2022 Approved without comments. Frederick Water October 3, 2022 No comment on rezoning. 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. 17 ASH HOLLOWESTATESSubdivision ASH HOLLOWINDUSTRIAL PARKSubdivision WINC HESTERGATEWAYSubdivision ¬«7 ¬«7 54 A 111 54 5 10 156DOWELL JCIR 102WHIRLWIND DR 200COOLFRONT LN200COOLFRONT LN 200COOLFRONT LN 129COPPERFIELD LN 216PARKSIDE DR218PARKSIDE DR 215PARKSIDE DR213PARKSIDE DR 103PARKSIDE DR107PARKSIDE DR101PARKSIDE DR200HUNTER RUN RD 156WINDSTONE DR 148WINDSTONE DR 138WINDSTONE DR 128WINDSTONE DR 116WINDSTONE DR 118WINDSTONE DR 105COPPERFIELD LN 117COPPERFIELD LN 164BROOKLAND CT 212PARKSIDE DR 129PARKSIDE DR125PARKSIDE DR 104WINDSTONE DR 102WINDSTONE DR 164BROOKLAND CT 204PARKSIDE DR 114PARKSIDE DR108PARKSIDE DR 112HUNTER RUN RD 106HUNTER RUN RD 117BROOKLANDTER 115BROOKLAND TER 136BROOKLAND CT 152BROOKLAND CT152BROOKLAND CT 140PARKSIDE DR 128PARKSIDE DR 348VALLEYMILL RD 358VALLEY MILL RD 100HUNTERRUN RD 127BROOKLAND TER 127BROOKLAND TER 115BROOKLANDTER 110BROOKLAND CT 173BROOKLAND CT 340VALLEYMILL RD 157BROOKLANDTER 147BROOKLAND CT 161BROOKLAND CT 173BROOKLAND CT 339VALLEYMILL RD 103ASHHOLLOW DR 129BROOKLANDTER 121BROOKLAND CT121BROOKLAND CT 123BROOKLAND CT 147BROOKLAND CT 313VALLEY MILL RD 307VALLEYMILL RD 319VALLEYMILL RD 327VALLEYMILL RD 111ASHHOLLOW DR 141BROOKLANDTER 151BROOKLAND TER 151BROOKLANDTER 271VALLEYMILL RD 287VALLEYMILL RD 293VALLEYMILL RD 116DIAMOND CT 233VALLEYMILL RD 239VALLEYMILL RD 251VALLEYMILL RD 259VALLEYMILL RD 315ASHHOLLOW DR 305ASHHOLLOW DR 191VALLEYMILL RD 195VALLEYMILL RD 201VALLEYMILL RD 217VALLEYMILL RD 221VALLEYMILL RD 227VALLEYMILL RD 302ASHHOLLOW DR 167VALLEYMILL RD 177VALLEYMILL RD 108MARTIN DR 187VALLEYMILL RD 317ASHHOLLOW DR 312ASHHOLLOW DR 131VALLEYMILL RD 115MARTIN DR 112MARTIN DR 118MARTIN DR 124MARTIN DR 156COLE LN 121MARTIN DR127MARTIN DR 170COLE LN 209COLE LN 167COLE LN 191GATEWAY DR 400GATEWAY DR 400GATEWAY DR 171GATEWAY DR 124COLE LN 124COLE LN 1694BERRYVILLEPIKE 1730BERRYVILLEPIKE 161GATEWAY DR 128COLE LN 124COLE LN121GATEWAY DR 1627BERRYVILLEPIKE 160GETTY LN 100GETTY LN 1659BERRYVILLEPIKE 216REGENCY LAKES DR1683BERRYVILLEPIKE 1709BERRYVILLEPIKE 118REGENCYLAKES DR 1629BERRYVILLE PIKE 137REGENCYLAKES DR DIAMOND CTW I N D S T O N EDR COPPERFIELD LN D A IRY C O RN ER PLC R O S S W A Y D R BROOKLAND LNGETTY LNASH HOLLOW DRG A TE W A Y D R REGENCYLAKES DRPARKSIDE DR B R OOK L A N D T E R BROOKLAND CT COLE LNMARTIN DR B E R R Y V ILLE P IK E VALLEY MILL RD Application Sewer and Water Service A rea Parcels B2 (General Business District) M1 (Light Industrial District) MH1 (Mobile Home Comm unity District) RP (Residential P erform ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 2 8, 2024 §¨¦81 §¨¦81 MARTI NDRWOODSTOCK LN ECKARDCIRWATERFORD LN COVINGTONLN BROOKLAND LNBLOSSOM DRW I N D S T O N EDR B ER R YVILLEPIK EB E R RY V I L L EPIKE PEBBLEBROOK LNGETTYLNSCIR OCCOLNREGENCYLAKES DRD A IR Y C O R N E R P L HILLVALLEY DRVALLEY MILL RDCOLELN DENNY LNGATEWAYDR Winchester¬«7 ¬«7 0 375 750187.5 Feet R E Z # 0 2 - 2 4 : W a s h i n g t o n C o m m o n sPINs: 5 4 - A - 1 1 1 , 5 4 - 5 - 1 0Rezoning f r o m R P to B 2 a n d B 2 t o R PZoning M a p REZ #02-24 REZ #02-24 18 ASH HOLLOWESTATESSubdivision ASH HOLLOWINDUSTRIAL PARKSubdivision WINC HESTERGATEWAYSubdivision ¬«7 ¬«7 54 A 111 54 5 10 156DOWELL JCIR 102WHIRLWIND DR 200COOLFRONT LN200COOLFRONT LN 200COOLFRONT LN 129COPPERFIELD LN 216PARKSIDE DR218PARKSIDE DR 215PARKSIDE DR213PARKSIDE DR 103PARKSIDE DR107PARKSIDE DR101PARKSIDE DR200HUNTER RUN RD 156WINDSTONE DR 148WINDSTONE DR 138WINDSTONE DR 128WINDSTONE DR 116WINDSTONE DR 118WINDSTONE DR 105COPPERFIELD LN 117COPPERFIELD LN 164BROOKLAND CT 212PARKSIDE DR 129PARKSIDE DR125PARKSIDE DR 104WINDSTONE DR 102WINDSTONE DR 164BROOKLAND CT 204PARKSIDE DR 114PARKSIDE DR108PARKSIDE DR 112HUNTER RUN RD 106HUNTER RUN RD 117BROOKLANDTER 115BROOKLAND TER 136BROOKLAND CT 152BROOKLAND CT152BROOKLAND CT 140PARKSIDE DR 128PARKSIDE DR 348VALLEYMILL RD 358VALLEY MILL RD 100HUNTERRUN RD 127BROOKLAND TER 127BROOKLAND TER 115BROOKLANDTER 110BROOKLAND CT 173BROOKLAND CT 340VALLEYMILL RD 157BROOKLANDTER 147BROOKLAND CT 161BROOKLAND CT 173BROOKLAND CT 339VALLEYMILL RD 103ASHHOLLOW DR 129BROOKLANDTER 121BROOKLAND CT121BROOKLAND CT 123BROOKLAND CT 147BROOKLAND CT 313VALLEY MILL RD 307VALLEYMILL RD 319VALLEYMILL RD 327VALLEYMILL RD 111ASHHOLLOW DR 141BROOKLANDTER 151BROOKLAND TER 151BROOKLANDTER 271VALLEYMILL RD 287VALLEYMILL RD 293VALLEYMILL RD 116DIAMOND CT 233VALLEYMILL RD 239VALLEYMILL RD 251VALLEYMILL RD 259VALLEYMILL RD 315ASHHOLLOW DR 305ASHHOLLOW DR 191VALLEYMILL RD 195VALLEYMILL RD 201VALLEYMILL RD 217VALLEYMILL RD 221VALLEYMILL RD 227VALLEYMILL RD 302ASHHOLLOW DR 167VALLEYMILL RD 177VALLEYMILL RD 108MARTIN DR 187VALLEYMILL RD 317ASHHOLLOW DR 312ASHHOLLOW DR 131VALLEYMILL RD 115MARTIN DR 112MARTIN DR 118MARTIN DR 124MARTIN DR 156COLE LN 121MARTIN DR127MARTIN DR 170COLE LN 209COLE LN 167COLE LN 191GATEWAY DR 400GATEWAY DR 400GATEWAY DR 171GATEWAY DR 124COLE LN 124COLE LN 1694BERRYVILLEPIKE 1730BERRYVILLEPIKE 161GATEWAY DR 128COLE LN 124COLE LN121GATEWAY DR 1627BERRYVILLEPIKE 160GETTY LN 100GETTY LN 1659BERRYVILLEPIKE 216REGENCY LAKES DR1683BERRYVILLEPIKE 1709BERRYVILLEPIKE 118REGENCYLAKES DR 1629BERRYVILLE PIKE 137REGENCYLAKES DR DIAMOND CTW I N D S T O N EDR COPPERFIELD LN D A IRY C O RN ER PLC R O S S W A Y D R BROOKLAND LNGETTY LNASH HOLLOW DRG A TE W A Y D R REGENCYLAKES DRPARKSIDE DR B R OOK L A N D T E R BROOKLAND CT COLE LNMARTIN DR B E R R Y V ILLE P IK E VALLEY MILL RD Application Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 2 8, 2024 §¨¦81 §¨¦81 MARTI NDRWOODSTOCK LN ECKARDCIRWATERFORD LN COVINGTONLN BROOKLAND LNBLOSSOM DRW I N D S T O N EDR B ER R YVILLEPIK EB E R RY V I L L EPIKE PEBBLEBROOK LNGETTYLNSCIR OCCOLNREGENCYLAKES DRD A IR Y C O R N E R P L HILLVALLEY DRVALLEY MILL RDCOLELN DENNY LNGATEWAYDR Winchester¬«7 ¬«7 0 375 750187.5 Feet R E Z # 0 2 - 2 4 : W a s h i n g t o n C o m m o n sPINs: 5 4 - A - 1 1 1 , 5 4 - 5 - 1 0Rezoning f r o m R P to B 2 a n d B 2 t o R PLocation M a p REZ #02-24 REZ #02-24 19 ASH HOLLOWESTATESSubdivision ASH HOLLOWINDUSTRIAL PARKSubdivision WINC HESTERGATEWAYSubdivision ¬«7 ¬«7 54 A 111 54 5 10 156DOWELL JCIR 102WHIRLWIND DR 200COOLFRONT LN200COOLFRONT LN 200COOLFRONT LN 129COPPERFIELD LN 216PARKSIDE DR218PARKSIDE DR 215PARKSIDE DR213PARKSIDE DR 103PARKSIDE DR107PARKSIDE DR101PARKSIDE DR200HUNTER RUN RD 156WINDSTONE DR 148WINDSTONE DR 138WINDSTONE DR 128WINDSTONE DR 116WINDSTONE DR 118WINDSTONE DR 105COPPERFIELD LN 117COPPERFIELD LN 164BROOKLAND CT 212PARKSIDE DR 129PARKSIDE DR125PARKSIDE DR 104WINDSTONE DR 102WINDSTONE DR 164BROOKLAND CT 204PARKSIDE DR 114PARKSIDE DR108PARKSIDE DR 112HUNTER RUN RD 106HUNTER RUN RD 117BROOKLANDTER 115BROOKLAND TER 136BROOKLAND CT 152BROOKLAND CT152BROOKLAND CT 140PARKSIDE DR 128PARKSIDE DR 348VALLEYMILL RD 358VALLEY MILL RD 100HUNTERRUN RD 127BROOKLAND TER 127BROOKLAND TER 115BROOKLANDTER 110BROOKLAND CT 173BROOKLAND CT 340VALLEYMILL RD 157BROOKLANDTER 147BROOKLAND CT 161BROOKLAND CT 173BROOKLAND CT 339VALLEYMILL RD 103ASHHOLLOW DR 129BROOKLANDTER 121BROOKLAND CT121BROOKLAND CT 123BROOKLAND CT 147BROOKLAND CT 313VALLEY MILL RD 307VALLEYMILL RD 319VALLEYMILL RD 327VALLEYMILL RD 111ASHHOLLOW DR 141BROOKLANDTER 151BROOKLAND TER 151BROOKLANDTER 271VALLEYMILL RD 287VALLEYMILL RD 293VALLEYMILL RD 116DIAMOND CT 233VALLEYMILL RD 239VALLEYMILL RD 251VALLEYMILL RD 259VALLEYMILL RD 315ASHHOLLOW DR 305ASHHOLLOW DR 191VALLEYMILL RD 195VALLEYMILL RD 201VALLEYMILL RD 217VALLEYMILL RD 221VALLEYMILL RD 227VALLEYMILL RD 302ASHHOLLOW DR 167VALLEYMILL RD 177VALLEYMILL RD 108MARTIN DR 187VALLEYMILL RD 317ASHHOLLOW DR 312ASHHOLLOW DR 131VALLEYMILL RD 115MARTIN DR 112MARTIN DR 118MARTIN DR 124MARTIN DR 156COLE LN 121MARTIN DR127MARTIN DR 170COLE LN 209COLE LN 167COLE LN 191GATEWAY DR 400GATEWAY DR 400GATEWAY DR 171GATEWAY DR 124COLE LN 124COLE LN 1694BERRYVILLEPIKE 1730BERRYVILLEPIKE 161GATEWAY DR 128COLE LN 124COLE LN121GATEWAY DR 1627BERRYVILLEPIKE 160GETTY LN 100GETTY LN 1659BERRYVILLEPIKE 216REGENCY LAKES DR1683BERRYVILLEPIKE 1709BERRYVILLEPIKE 118REGENCYLAKES DR 1629BERRYVILLE PIKE 137REGENCYLAKES DR DIAMOND CTW I N D S T O N EDR COPPERFIELD LN D A IRY C O RN ER PLC R O S S W A Y D R BROOKLAND LNGETTY LNASH HOLLOW DRG A TE W A Y D R REGENCYLAKES DRPARKSIDE DR B R OOK L A N D T E R BROOKLAND CT COLE LNMARTIN DR B E R R Y V ILLE P IK E VALLEY MILL RD Application Sewer and Water Service A rea Parcels Long R ange Land Use Mixed-Use B2 / B3 Residential, 4 u/a High-Density Residential, 12-16 u/a µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 2 8, 2024 §¨¦81 §¨¦81 MARTI NDRWOODSTOCK LN ECKARDCIRWATERFORD LN COVINGTONLN BROOKLAND LNBLOSSOM DRW I N D S T O N EDR B ER R YVILLEPIK EB E R RY V I L L EPIKE PEBBLEBROOK LNGETTYLNSCIR OCCOLNREGENCYLAKES DRD A IR Y C O R N E R P L HILLVALLEY DRVALLEY MILL RDCOLELN DENNY LNGATEWAYDR Winchester¬«7 ¬«7 0 375 750187.5 Feet R E Z # 0 2 - 2 4 : W a s h i n g t o n C o m m o n sPINs: 5 4 - A - 1 1 1 , 5 4 - 5 - 1 0Rezoning f r o m R P to B 2 a n d B 2 t o R PLong R a n g e L a n d U s e M a p REZ #02-24 REZ #02-24 20 21 54 22 55 23 56 24 57 25 58 26 59 27 60 28 29 30 31 32 PROJECT SUMMARY PAGE Capital Impacts Model Frederick County, Virginia SUMMARY OF PROJECT INPUTS Project Name Washington Common Project Location Parameters General Service Area Urban School or School Region Elementary Region Evendale Middle School Region Admiral Byrd High School Millbrook Fire & Rescue Service Area Greenwood Library Region Urban Park Region Urban Number of Dwelling Units Single Family-Detached 0 Single Family-Attached 10 Multifamily 0 Age-Restricted Single Family 0 Additional Housing Unit 0 TOTAL DWELLING UNITS 10 Amount of Nonresidential Square Footage (Gross) Retail 0 Office and Other Services 0 Industrial 0 Institutional 0 TOTAL NONRESIDENTIAL SQUARE FOOTAGE 0 Frederick County Capital Impacts Model Developed by TischlerBise © 2019 Frederick County Capital Impacts Model Run on 11/15/2023 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 1 of 4 33 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 2 of 4 34 SUMMARY OF PROJECT OUTPUTS ns Project Name Washington Commons CAPITAL COST IMPACTS FOR DEVELOPMENT PROPOSAL RESIDENTIAL NONRESIDENTIAL TOTAL Housing Units 10 10 Projected Population 26 26 Projected Students Projected Elementary School Students 1.9 1.9 Projected Middle School School Students 0.9 0.9 Projected High School Students 0.9 0.9 Projected Total Students 3.7 3.7 Nonresidential Sq. Ft.0 0 Projected Jobs 0 0 Total for the Development Proposal FULL CAPITAL IMPACT CAPACITY TRIGGERED INFRASTRUCTURE CATEGORY RESIDENTIAL NONRESIDENTIAL TOTAL RESIDENTIAL NONRESIDENTIAL TOTAL *SCHOOLS $208,849 $0 $208,849 $88,886 $0 $88,886 *PARKS AND RECREATION $15,081 $0 $15,081 $7,348 $0 $7,348 *SHERIFF $4,681 $0 $4,681 $2,489 $0 $2,489 *FIRE $39,457 $0 $39,457 $393 $0 $393 *ANIMAL PROTECTION $688 $0 $688 $0 $0 $0 LIBRARIES $3,562 $0 $3,562 $0 $0 $0 GEN. GOVT $7,428 $0 $7,428 $7,428 $0 $7,428 COURTS $1,994 $0 $1,994 $1,994 $0 $1,994 ENV. SRVCS.$1,375 $0 $1,375 $1,375 $0 $1,375 GRAND TOTAL CAPITAL COSTS $283,115 $0 $283,115 $109,913 $0 $109,913 *CASH PROFFER CATEGORIES $268,756 $0 $268,756 $99,116 $0 $99,116 * Cash proffer categories limited to public safety facilities, school facilities, and parks & rec facilities Grand Total Capital Costs $28,312 $0 $10,991 $0 Cash Proffer Categories $26,876 $0 $9,912 $0 Frederick County Capital Impacts Model Developed by TischlerBise © 2019 Frederick County Capital Impacts Model Run on 11/15/2023 FULL CAPITAL IMPACT CAPACITY TRIGGERED Residential, per unit Nonresidential, per 1,000 sq. ft.Average Cost Per Unit Residential, per unit Nonresidential, per 1,000 sq. ft. Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 3 of 4 35 Frederick County Capital Impacts Model_2023 FINAL Printed on 11/15/2023 Page 4 of 4 36 PARCEL 54-5-10 TAX ID# 8015408 11.60 ACRES WASHINGTON COMMONS RE LLC INSTR. #220002111 PARCEL 54-A-111 TAX ID# 8015349 24.63 ACRES WASHINGTON COMMONS RE LLC INSTR. #220002111 BERR Y VI L L E PI K E - R O U T E 7 BERRYV I L L E P I K E - MAR TI N D RI V E ROUTE 7 COLE LANEST R E A M SIGN ZZZZZZZZ ZZ ZZZ ZNO # NO #ZZ Z Z ZZ Z Z ZZZ POLE POLE LP WM WM NO # FH #5 NO # NO # #32976 #N39852 RIM=679.76 INV=673.31 RIM=665.04 INV=656.80 RIM=626.45 INV=613.56 RIM=629.72 INV=617.79 RIM=627.99 INV=619.94RIM=633.38 INV=622.71 RIM=639.54 INV=631.74 RIM=663.54 INV=656.24 RIM=643.69 INV=632.74 RIM=652.93 INV=644.58 RIM=652.45 INV=648.45 RIM=665.50 INV=660.96 RIM=668.44 INV=662.94 RIM=669.95 INV=664.80 RIM=663.42 INV=651.89 RIM=675.14 INV=669.74 RIM=684.92 INV=679.82 RIM=683.09 INV=676.05 RIM=670.24 INV=661.44 RIM=668.81 INV=659.31 RIM=663.05 INV=654.65 RIM=653.56 INV=648.81 RIM=656.99 INV=642.49 RIM=621.77 INV=609.42 WM WM WV WV OVER H E A D U T I L I T Y LI N E S ( T Y P ) AS P H A L T ASPHALTASP H ALT ASPHA L T ASPHA L T ASPHA L T A S P H A L T AS P H A L T ASPH A L T GV GAS LINE MARKER C&PVA #1693 C&PVA #1694 SIGN #1518 1 STORY FAUX STONE #1516 1 STORY FAUX STONE VAULT #1520 1 STORY BRICK MAILBOX LIGHT POLE BASE LIGHT POLE BASE BOLLARDS BOLLARDS #4 1 STORY CINDERBLOCK PE SYSTEM #51073 C&PVA #1691GATEWAYDRIVE C&PVA #1690 C&PVA #1689 C&PVA #1688 C&PVA #1687 ALG #1271703 ALG #1271704 ALG #1235477 TRAFFIC SIGNAL TRAFFIC SIGNAL #127 #124 #118 GASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS DATE REVISION DESCRIPTION SCALE SHEET DATE DESIGNED BY:CHECKED BY:APPROVED BY: PLANS AND DETAILS ARE EXCLUSIVE PROPERTY OF PIEDMONT DESIGN GROUP, LLC UNAUTHORIZED USE OF THESE PLANS IS STRICTLY PROHIBITED. C COPYRIGHT 2020 1" = 80' PDG MTW EDS JUNE 2023 WASHINGTON COMMONS SITUATED EAST OF INTERSTATE 81 ON THE SOUTH OF BERRYVILLE PIKE (VA RT 7), THE WEST SIDE OF COLE LANE, THE END OF MARTIN DRIVE, AND NORTH OF VALLEY MILL ROAD (VA RT 659) PROPERTY OF WASHINGTON COMMONS RE LLC PIN 54-A-111, 54-5-10 GENERALIZED DEVELOPMENT PLAN 5283 CORPORATE DRIVE SUITE 300 FREDERICK, MD 21703 301-695-6614 LEGEND PROPOSED NON-RESIDENTIAL LANDBAY PROPOSED MEDIUM-DENSITY RESIDENTIAL LAND BAY PROPOSED GATEWAY DRIVE EXTENSION RIGHT-OF-WAY P H A S E 1 DE V E L O P M E N T P H A S E 2 DE V E L O P M E N T PH A S E 1 DEV E L O P M E N T PH A S E 2 DEV E L O P M E N T LIMIT OF DEVELOPER'S GATEWAY DRIVE EXTENDED ROAD CONSTRUCTION POTENTIAL OFF-SITE VALLEY MILL ROAD RELOCATION BY VDOT 11/19/19 Per 11/15/19 PD Staff Mtg PHASE 1 DEVELOPMENT PHASE 2 DEVELOPMENT 07/02/20 Per Owner direction RIPARIAN BUFFER (35') PRIVAT E C O M M E R CI A L LI N K R O A D ( 3 0' R W) GATEWAY DRIVE EXTENDED MEDIUM DENSITY RESIDENTIAL 1,009,954 SF/23.19 ACRES 210 ESTIMATED DUs, FOR 9.33 DU/Ac. (6.00 NET FOR ENTIRE PROPERTY) B2 ZONE ALLOWED USES B 2 Z O N E R P Z O N E M1 Z O N E RP Z O N E B2 ZONE M1 ZONE B2 ZONEM1 ZONE RP ZO N E B2 ZO N E RP ZONEB2 ZONERP TO B2 REZONING AREA 1.01 ACRES ± RP TO B2 BUFFER (25' ACTIVE, 25' INACTIVE) RP TO M1 BUFFER (25' ACTIVE, 25' INACTIVE) M1 TO RP BUFFER (25' ACTIVE, 75' INACTIVE) 1 of 1 B2 TO RP REZONING AREA 1.03 ACRES ± PROPOSED MINOR REZONING AREAS SWM SWM SWM SWM SWM SWM SWM OWNER/DEVELOPER WASHINGTON COMMONS RE LLC 117 W. PATRICK STREET, #200 FREDERICK, MD 21701 (301)-695-8444 Attn.: Edward Scott Managing Member 06/02/23 Per Rezoning Submission PROPOSED SHARED ACCESS EASEMENT 07/19/23 Updated per review comments M1 ZONE ALLOWED USES SWM 10/27/23 Updated per review comments NNON RESIDENTIAL 560,537 SF/12.87 ACRES ESTIMATED MAX FAR 0.5 FOR 280,269 SF MAX 01/23/24 Updated per review comments 37 1 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx WASHINGTON COMMONS IMPACT ANALYSIS STATEMENT On behalf of Washington Commons RE, LLC (Owner), Piedmont Design Group, LLC (Engineer/Applicant) hereby presents this Impact Analysis Statement for the rezoning two isolated areas within the Washington Commons project (Project). The is Owner and Applicant is simultaneously processing a Master Development Plan (MDP). Project contains 36.2306 acres of RP, M1, and B2-zoned properties proposed for commercial (retail, restaurant and convenience service pad sites), and residential uses (single-family attached townhomes). The commercial and residential areas are accessed through Berryville Pike (VA Rt 7), Martin Drive, and a new comprehensively-plan extension of Gateway Drive, which will ultimately connect to Valley Mill Road (VA Rt 659). We note during pre-applications discussions with the previous Director of Planning and Development, he determined that although he could not waive this requirement for certain rezoning requests such as small areas of land which will involve negligible impacts, nonetheless it was characterized as a ‘minor rezoning’ in the sense that it would in fact have negligible impacts and due to the fact the previous mapping for the various zoning demarcation lines appeared to have been a mapping error or oversight by prior planning staff. This application specifically covers two (2) areas within the Project: 1. Rezoning Area One (RA #1) contains 1.01 acres of RP (Residential Performance) zoning adjacent to a 10.05 acre mass of B2 (Business Commercial) zoning. The reason for requesting this area’s rezoning is that due to the RP inactive buffer restrictions, site access is hindered to the B2 portion from a proposed comprehensively planned road alignment internal to the Project. 2. Rezoning Area Two (RA #2) contains 1.03 acres of B2 (Business Commercial) zoning adjacent to a 23.59 acre mass of RP (Residential Performance) zoning. The reason for requesting this area’s rezoning is that due to the surrounding RP zoning, and the residential nature of the remaining properties along Martin Drive, and the Project’s adjoining RP zones, it appears this irregularly- shaped parcel was erroneously mapped as B2, due to a structure on the property’s prior use as a restaurant, having been converted from a residence. In addition, it is possible the mapping superseded a possible non-conforming use issue. 48 38 2 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx We offer the following information for your consideration. A. Suitability of the Site: The enclosed MDP, depicts, as applicable, the following environmental features within the Project boundaries. If present, we describe their presence or significance below otherwise, some of these features do not lie within RA #1 or RA #2. • 100-year flood plains: An unnamed tributary to Abrams Creek (Creek) traverses the project from northwest to southeast and is the general dividing line within the MDP for the commercial and residential uses. Flows from the creek are intermittent, draining the tributary watershed from surrounding areas. FEMA has not mapped a 100-year floodplain along this stream. However, the Applicant will provide a delineation during the Site Plan Stage. We anticipate the proposed retail and residential uses, including those within RA1 and RA2, will be located on the upper areas of the site which are 30-50 feet above the tributary creek or floodplain area, which falls within the stream buffer area. • Wetlands: There are no noted wetlands within the project site. • Steep slopes (over 15%): The project’s steep slopes are indicated on the GDP. RA #1 and RA #2 are not within these areas. • Mature woodlands: The project contains approximately 22.0 acres more or less of forested area. All areas outside of existing or proposed access, stormwater management, and utility easements will remain uncleared; these areas are primarily within the steep slopes adjacent to the creek. • Prime agricultural soils: Per our review of the NRCS Web Soils Survey (WSS; copy in Appendix), the project does not contain any prime agricultural soils. • Soil or bedrock conditions which would create construction difficulties or hazards: The WSS indicates bedrock may be present at depths of 6’ to 18.’ If encountered, these areas would be hoe-rammed or fractured through blasting and removed as necessary for mass-grading excavation, structure foundations, and utility installations, in accordance with a pre-blasting survey and blasting plan. B. Surrounding Properties: The project is located at the southern side of the existing intersection of Berryville Pike (Rt. 7) and Gateway Drive. It is situated between commercial, industrial, and residential land uses. To the east, lies M-1 Light Industrial Zones with a variety of businesses. North of the project is the Winchester Gateway Shopping Center (B-2 General Business District), and to the south and west lies a mix of commercial (B-2 General Business District) residential areas (RP-Residential Performance). The proposed development honors established land uses per zone. For a comprehensive list of adjoining property owners, see Adjoining Property Owners section of the Rezoning Application. 49 39 3 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx C. Traffic: A traffic study to analyze the impact of a continuation of Gateway Drive between Berryville Pike (Rt. 7) and Valley Mill Road has been prepared by Kittelson and Associates and is attached with this submission. 50 40 4 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx C. Sewage Conveyance and Water Supply: The site is served by an 8” water main that extends through the northwest portion of the site. The infrastructure will be expanded per Frederick Water requirements to serve the needs of the site. An existing 8” sewer main lies along the bank of the unnamed tributary to Abram’s Creek and will be joined as needed to accommodate sewage flows. Distances between the various elements of the project and the sewer main vary. The sewer demand will be realized in two phases. In phase one, the fully built commercial portion of the development will require an estimated flow of 17,275 GPD. Phase two, the solely residential portion, will require an estimated flow of 56,900 GPD. Ultimate Floor Space GPD/1,000' of Floor Space Estimated Flow (GPD) Shopping Center 19,843 300 5,953 Proposed Seats GPD/Seat Estimated Flow (GPD) Restaurant 100 50 5,000 Vehicles Served GPD/Vehicle Estimated Flow (GPD) Service Station 16 10 160 Employees Per Person/ Per 8 Hr. Shift Estimated Flow (GPD) Self-Storage Facility 5 35 175 Ultimate Floor Space GPD/1,000' of Floor Space Estimated Flow (GPD) Retail Tire Center 7,702 300 2,311 Phase One Total 13,599 Population GPD/Person Estimated Flow (GPD) Dwellings 569 100 56,900 Phase Two Total 56,900 Total Estimated Flow 70,499 - Actual sewage flows will be determined during the site engineering phase. - Table is based on Table 3 of SCAT Regulations 9VAC25-790-460. 51 41 5 of 5 MTW/mtw/C:\Documents and Settings\Peter.PA-7300\My Documents\WC Impact Analysis Statement MTW 9.8.22.docx D. Drainage: The rezoning of the subject properties will not affect drainage patterns. The site currently drains to an unnamed Tributary of Abram’s Creek northwest of Abram’s Creek. The site’s proposed development will require the implementation of BMP’s and dry ponds that will be designed to meet local, state, and federal stormwater development practices. The final stormwater design and erosion control BMP’s will be implemented to mitigate adverse stormwater impacts. E. Solid Waste Disposal Facilities: The rezoning of these properties will not produce solid waste and any production of solid waste associated with the development of this project or in its developed state will be collected and deposited in the Frederick County landfill following via private carrier(s) contracted by the individual users. F. Historic Sites and Structures: There are no historic sites or resources on the properties based on the 2035 Frederick County Comprehensive Plan and the Senseny/Eastern Frederick Land Use Plan. 52 42 From:Johnson, Joseph (VDOT) To:Tyler Klein Cc:John Bishop; Reed, Brad (VDOT); Spielman, Joseph (VDOT) Subject:"[External]"Washington Commons Rezoning Application - VDOT Comment Date:Tuesday, December 19, 2023 10:09:20 AM VDOT has reviewed the Washington Commons Rezoning application and associated documents and we offer the following final comments: 1.The revised TIA dated October 2023 addresses VDOT comments from the previous submission in terms of content changes to the report. The proffers put forward for the rezoning action remain insufficient to address traffic impacts related to the development at intersections 2 (Route 7 & I-81N Ramps/Valley Mill Rd) and intersection 3 (Route 7 & Gateway Drive). 2.A connection to Cole Lane will not be permitted without mitigations constructed along Route 7 given the proximity of Cole Lane to the signalized intersection (Regency Lakes Drive). 3.The "private commercial link road" shown on the GDP will need to meet Access Management spacing requirements at the time of final site plan. The TIA shows excessive NB queueing from intersection #3 along the new collector road during ultimate build-out. If the entrance to the "private commercial link road" affects the operation and safety of the intersection at Route 7, this entrance may need to be converted to a right-in/right-out configuration. Joseph W. Johnson, PE Area Land Use Engineer / Edinburg Residency Virginia Department of Transportation 14031 Old Valley Pike / Edinburg, VA 22824 Phone #540.534.3223 josephw.johnson@vdot.virginia.gov 43 COUNTY OF FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail rwillia@fcva.us February 12, 2023 VIA EMAIL TO mike.wiley@wormald.com Mr. Michael T. Wiley, P.E., P.L.S. The Wormald Companies & Piedmont Design Group, LLC 5283 Corporate Drive, Suite 300 Frederick, Maryland 21703 Re: Rezoning Application – Washington Commons – Tax Map Parcel Numbers 54-A- 111 and 54-5-10 (the “Subject Properties”) Dear Mr. Wiley: You have submitted to Frederick County for review a revised proffer statement (the “Proffer Statement”), dated January 23, 2024, for the proposed rezoning of 1.01± acres from the RP (Residential Performance) District to the B2 (General Business) District, and 1.03± acres from the B2 (General Business) District to the RP (Residential Performance) District, in the Redbud Magisterial District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments:  Proffer B – Site Improvements: o The requirement for completion of Phase 1 and Phase 2 – prior to use and occupancy of a building within the respective parcel – strongly suggests that the entirety of both parcels should be included in the rezoning and defined as the “SUBJECT PROPERTIES” in the introductory paragraph of the Proffer Statement, in order for the proffer to provide most clearly that the ability to develop anywhere on the respective parcel is made subject to completion of the respective Gateway Drive construction. o Also for clarity, the alternative conditions for the completion of the Phase 2 transportation improvements might better read: “… shall be completed prior to the earlier of (a) use and occupancy of the first building within the 24.63 acre property, or 44 Mr. Michael T. Wiley, P.E., P.L.S. February 12, 2024 Page 2 (b) completion of construction by others (including as a result of any successful funding application(s) by Frederick County to the Virginia Department of Transportation and/or any other state agency(ies)) of Gateway Drive from the southern boundary of the Subject Properties to Valley Mill Road.”  Proffer C2 – If the cash proffer amount is based upon the County’s Development Impact Model, the proffer should not include references to general government, courts, or environmental services, per the provisions of Virginia Code Section 15.2-2303.4.  Generalized Development Plan (GDP): o The acreage and square footage amounts shown for the non-residential and residential areas do not correspond with the current parcels, whether with or without the rezoning considered. Parcel Number 54-5-10 (which is proposed as the non- residential area) is currently approximately 10.59 acres of B2/M1 zoning and 1.01 acres of RP zoning. No change results in the area being 12.87 acres as shown on the GDP. Parcel Number 54-A-111 (which is proposed as the residential area) is currently approximately 23.60 acres of RP zoning and 1.03 acres of B2 zoning. Again, no change results in the area being 23.19 acres as shown on the GDP. Even if the designations on the GDP do not include the areas proposed for rezoning, the addition of those areas to the respective parcels does not correspond with the acreages in any of the records for this matter. o Zoning district buffers – Because the GDP shows zoning district buffers contiguous to only some of the zoning district lines within or bounding the Subject Properties, this could be construed, presumably mistakenly, as suggesting that zoning district buffers would not be required for those zoning district boundaries for which zoning district buffers are not shown. o Residential Density – County Code Section 165-402.05 limits residential density to 6 units/acre by parcel size, for parcels of 10 to 25 acres. The residential parcel is approximately 24.63 acres. Accordingly, the maximum number of residential units would be approximately 148. I do not see any legal or theoretical basis to include the non-residential parcel as part of the acreage for purposes of the density and total units calculation. The designation on the GDP for 210 residential units could have the effect of authorizing that number of units, which is 62 units more than the current by right allowance, and would require capital impact analysis. 45 Mr. Michael T. Wiley, P.E., P.L.S. February 12, 2024 Page 3 I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc: Wyatt Pearson, Director, Planning & Development, Frederick County (via email) John Bishop, Assistant Director, Planning & Development, Frederick County (via email) Stephen L. Pettler, Jr., Esq. (via email) 46 July 12, 2023 Mr. Mike Wiley Piedmont Design Group 5283 Corporate Drive, Suite 300 Frederick, MD 21703 Re: Washington Commons rezoning application Dear Mr. Wiley: Frederick County Public Schools has reviewed the Washington Commons rezoning application submitted to us on July 10, 2023. Our understanding is that this development proposal includes 217 single-family attached units. We estimate that this development will house 79 students, including 41 elementary students, 18 middle school students, and 20 high school students. The County's development impact model may estimate student generation slightly differently, and it will estimate the fiscal impact of this development on the schools. The high school that will be serving this development is currently over capacity. Based on our estimate, the middle school currently has sufficient capacity and the elementary school will go over capacity as a result of this development. However, there are other active developments within the middle school attendance zone, and we anticipate that this school will go over capacity as a result. The cumulative impact of this development and other developments in Frederick County will require construction of new schools and support facilities to accommodate increased student enrollment. Please feel free to contact me at leew@fcpsk12.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, K. Wayne Lee, Jr., ALEP Coordinator of Planning and Development cc: Dr. George Hummer, Superintendent of Schools Mr. Shane Goodwin, Assistant Superintendent for Administration Mr. Calvin Davis, Assistant Director of Transportation Mr. Tyler Klein, Senior Planner, Frederick County Planning 42 47 23 48 16 49 21 50 65 51 L1L2 L3 L4 L5 L6L7C 1C2C3 L8 L9L10 L11 L12 L13 C4 L14 L17 L18 L19 L20 L21 C5 L22 L23 L24L25 L26 L27C6L28 L 2 9 L30L31L32L 3 3 ZL38 ZL39 ZL40 ZL43 ZC7 ZC8 ZC9 L15 L16 L34 L35 L36 L37 ZL41 ZL42 Unn a m e d T r i b u t a r y to A b r a m s B r a n c h 66 52 L1 L28 L 2 9 L30L31L32L 3 3 L34 67 53 L2 L3 L4 L5 L34 L35 L36 L37 Unn a m e d T r i b u t a r y to A b r a m s B r a n c h 68 54 L5 L6L7C 1 C2C3 L8 L9L10 L12 L13 C4 L14 ZL38 ZL39 ZL40 ZC7 ZC8 69 55 C 1 C4 L14 L17 L18 L19 L20 L21 C5 L22 ZL40 ZL43 ZC7 ZC8 ZC9 L15 L16 L34 L35 L36 L37 ZL41 ZL42 Unn a m e d T r i b u t a r y to A b r a m s B r a n c h 70 56 L21 C5 L22 L23 L 3 3 ZL43 ZC9 L34 L35 L36 L37 ZL41 ZL42 Unn a m e d T r i b u t a r y to A b r a m s B r a n c h 71 57 L23 L24L25 L26 L27C6L28 L 2 9 L 3 3 72 58 L1 C6L28 L 2 9 L30L31L32L 3 3 73 59 PROPERTY LINE TABLE L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 L17 L18 L19 L20 S75° 38' 28.00"E S15° 26' 10.00"W S75° 20' 07.83"E S15° 26' 10.00"W S75° 38' 28.00"E N75° 38' 31.00"W N1° 21' 53.00"W N41° 05' 24.00"W N7° 29' 57.00"E N16° 14' 32.00"W N25° 45' 22.00"W S64° 14' 38.00"W S83° 17' 12.00"W N64° 05' 25.48"E N25° 54' 32.00"W S7° 49' 32.00"E N57° 29' 28.00"E N58° 29' 38.61"E S2° 06' 01.00"W N25° 54' 32.00"W 679.55' 130.10' 59.99' 129.78' 515.42' 120.65' 158.50' 116.90' 177.24' 121.51' 33.00' 147.73' 134.04' 362.80' 29.00' 45.59' 63.28' 31.65' 46.41' 21.00' PROPERTY LINE TABLE L21 L22 L23 L24 L25 L26 L27 L28 L29 L30 L31 L32 L33 L34 L35 L36 L37 N64° 05' 28.00"E S51° 53' 47.00"W N82° 05' 30.00"E S4° 57' 48.00"E S78° 26' 16.00"E S82° 33' 02.00"E S1° 03' 08.00"E N46° 45' 08.00"E S60° 23' 03.00"E N22° 25' 26.00"E N4° 34' 59.00"E N6° 34' 01.00"E N60° 23' 03.00"W N52° 55' 05.00"W N87° 28' 34.61"W S66° 28' 48.44"W N22° 07' 05.26"W 56.33' 63.19' 440.91' 274.87' 115.79' 149.31' 83.24' 417.08' 293.78' 257.34' 146.77' 100.71' 453.34' 64.00' 283.23' 9.02' 213.29' PROPERTY CURVE TABLE C1 C2 C3 C4 C5 C6 205.39' 15.71' 110.63' 40.00' 209.91' 110.04' 50.00' 20.00' 300.00' 4292.88' 1839.86' 210.00' 235° 21' 21" 45° 00' 30" 21° 07' 41" 0° 32' 02" 6° 32' 13" 30° 01' 26" N37° 17' 13"W N47° 32' 09"E S59° 28' 28"W N64° 21' 37"E S67° 21' 36"W S16° 03' 51"E 88.56' 15.31' 110.00' 40.00' 209.80' 108.79' 74 60 ZONING LINE TABLE ZL38 ZL39 ZL40 ZL41 ZL42 ZL43 S75° 44' 25.70"E S30° 57' 03.30"W S37° 18' 52.70"E S52° 55' 05.00"E S57° 59' 31.45"W S51° 36' 52.47"W 159.96' 35.36' 7.90' 21.41' 142.45' 118.72' ZONING CURVE TABLE ZC7 ZC8 ZC9 85.54' 77.75' 72.98' 70.00' 121.45' 1839.86' 70° 00' 56" 36° 40' 47" 2° 16' 22" N40° 43' 58"W N12° 36' 53"E S69° 32' 10"W 80.32' 76.43' 72.97' 75 61 76 62 77 63 78 64 79 65 80 66 81 67 82 68 83 69 84 70 85 71 86 72 88 73 89 74 90 75 91 76 92 77 93 78 94 79 95 80 96 81 98 82 99 83 100 84 101 85 102 86 103 87 104 88 105 89 106 90 107 91 108 92 110 93 111 94 112 95 113 96 114 97 115 98 61 99 62 100 Transportation Impact Analysis Washington Commons Frederick County, Virginia August 2021 Revised October 2023 101 Transportation Impact Analysis Washington Commons Frederick County, Virginia Prepared For: Prepared By: Kittelson & Associates, Inc. 11480 Commerce Park Drive, Suite 230 Reston, Virginia 20191 (703) 885-8970 Project Manager: Andrew Butsick, PE, RSP1 Project Principal: Chris Tiesler, PE, PTOE Project Analyst: Kylie Caviness Project No. 28595 August 2021 Revised October 2023 Kittelson & Associates, Inc. Traffic Engineer 102 Washington Commons October 2023 Table of Contents Kittelson & Associates, Inc. ii TABLE OF CONTENTS Executive Summary ................................................................................................................................... 2 Introduction….. ........................................................................................................................................ 12 Existing Conditions .................................................................................................................................. 18 Transportation Impact Analysis .............................................................................................................. 26 Conclusions and Recommendations ....................................................................................................... 99 References…….. ..................................................................................................................................... 108 APPENDICES Appendix A – Scoping Document Appendix B – Traffic Counts Appendix C – Level of Service Description Appendix D – Existing Conditions Level of Service Worksheets Appendix E – 2028 Background Conditions Level of Service Worksheets Appendix F – 2028 Total Conditions Level of Service Worksheets (Phase 1) Appendix G – 2028 Total Conditions Level of Service Worksheets (Phase 2) Appendix H – 2034 Background Conditions Level of Service Worksheets (Network Scenario 1) Appendix I – 2034 Background Conditions Level of Service Worksheets (Network Scenario 2) Appendix J – 2034 Background Conditions Level of Service Worksheets (Network Scenario 3) Appendix K – 2034 Total Conditions Level of Service Worksheets (Network Scenario 1) Appendix L – 2034 Total Conditions Level of Service Worksheets (Network Scenario 2) Appendix M – 2034 Total Conditions Level of Service Worksheets (Network Scenario 3) 103 Washington Commons October 2023 Table of Contents Kittelson & Associates, Inc. iii LIST OF FIGURES Figure 1 Site Vicinity Map ......................................................................................................... 14 Figure 2 Conceptual Site Plan ................................................................................................... 15 Figure 3 Zoning Map ................................................................................................................. 16 Figure 4 Existing Lane Configurations and Traffic Control Devices .......................................... 20 Figure 5 Existing Traffic Conditions ........................................................................................... 21 Figure 6 Existing Lane Group Level of Service ........................................................................... 22 Figure 7 Year 2028 Background Assumed Lane Configurations and Traffic Control Devices ... 28 Figure 8 Year 2028 Background Traffic Conditions ................................................................... 29 Figure 9 Year 2028 Background Lane Group Level of Service ................................................... 30 Figure 10 Estimated Trip Distribution Pattern ............................................................................ 34 Figure 11 By-Right Commercial Net New Site-Generated Trips ................................................. 35 Figure 12 By-Right Commercial Pass-by Trips ............................................................................. 36 Figure 13 Residential Site Trips ................................................................................................... 37 Figure 14 Cumulative Site-Generated Trips ................................................................................ 38 Figure 15 Year 2028 Assumed Lane Configurations and Traffic Control Devices ....................... 40 Figure 16 Phase 1 – By-Right Commercial Only Year 2028 Total Traffic Conditions .................. 41 Figure 17 Phase 1 – By-Right Commercial Only Year 2028 Total Lane Group Level of Service .. 42 Figure 18 Phase 2 – By-Right Commercial + Residential Year 2028 Total Traffic Conditions ..... 46 Figure 19 Phase 2 – By Right Commercial + Residential Year 2028 Total Lane Group Level of Service ......................................................................................................................... 47 Figure 20 Design Year 2034 Background Assumed Lane Configurations and Traffic Control Devices (Network Scenario 1) ..................................................................................... 54 Figure 21 Design Year 2034 Background Traffic Conditions (Network Scenario 1) .................... 55 Figure 22 Design Year 2034 Background Lane Group Level of Service (Network Scenario 1).... 56 Figure 23 Design Year 2034 Background Assumed Lane Configurations and Traffic Co ntrol Devices (Network Scenario 2) ..................................................................................... 59 Figure 24 Design Year 2034 Background Traffic Conditions (Network Scenario 2) .................... 60 Figure 25 Design Year 2034 Background Lane Group Level of Service (Network Scenario 2).... 61 104 Washington Commons October 2023 Table of Contents Kittelson & Associates, Inc. iv Figure 26 Design Year 2034 Background Traffic Conditions and Lane Group Level of Service for Gateway Drive Extension Alignment........................................................................... 64 Figure 27 Design Year 2034 Assumed Lane Configurations and Traffic Control Devices (Network Scenario 1) ................................................................................................................... 67 Figure 28 Design Year 2034 Total Traffic Conditions (Network Scenario 1) ............................... 68 Figure 29 Design Year 2034 Total Lane Group Level of Service (Network Scenario 1) ............... 69 Figure 30 Design Year 2034 Total Assumed Lane Configurations and Traffic Control Devices (Network Scenario 2) .................................................................................................. 74 Figure 31 Design Year 2034 Total Trip Reassignment (Network Scenario 2) ............................. 75 Figure 32 Design Year 2034 Total Traffic Conditions (Network Scenario 2) ............................... 76 Figure 33 Design Year 2034 Total Lane Group Level of Service (Network Scenario 2) ............... 77 Figure 34 Design Year 2034 Total Assumed Lane Configurations and Traffic Control Devices (Network Scenario 3) .................................................................................................. 83 Figure 35 Design Year 2034 Total Trip Reassignment (Network Scenario 3) ............................. 84 Figure 36 Design Year 2034 Total Traffic Conditions (Network Scenario 3) ............................... 85 Figure 37 Design Year 2034 Total Lane Group Level of Service (Network Scenario 3) ............... 86 Figure 38 Roundabout Concept – Aligned with Brookland Lane ................................................ 92 Figure 39 Roundabout Concept – New Continuous Street ......................................................... 93 Figure 40 Pedestrian and Bicycle Accommodations ................................................................... 95 LIST OF TABLES Table 1 Existing Transportation Facilities and Roadway Designations .................................... 18 Table 2 Existing Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic ............................................................ 23 Table 3 Year 2028 Background Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic ......................... 31 Table 4 Estimated Trip Generation .......................................................................................... 33 Table 5 Phase 1 –By-Right Commercial Only Year 2028 Total Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic .................................................................................................................... 43 Table 6 Maximum SimTraffic Queue Comparison – Phase 1 –By-Right Commercial Only Year 2028 Traffic Conditions ....................................................................................... 45 105 Washington Commons October 2023 Table of Contents Kittelson & Associates, Inc. v Table 7 Phase 2 – By-Right Commercial + Residential Year 2028 Total Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic ............................................................................................. 48 Table 8 Maximum SimTraffic Queue Comparison – Phase 2 – By-Right Commercial + Residential Year 2028 Traffic Conditions ............................................. 50 Table 9 Design Year 2034 Background Traffic Conditions (Network Scenario 1) – Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic .................................................................................................................... 57 Table 10 Design Year 2034 Background Traffic Conditions (Network Scenario 2) – Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic .................................................................................................................... 62 Table 11 Design Year 2034 Background Traffic Conditions (Network Scenario 3) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection – SimTraffic .................................................................................................................... 65 Table 12 Design Year 2034 Total Traffic Conditions (Network Scenario 1) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic.................................................................................................................... 70 Table 13 Maximum SimTraffic Queue Comparison (Network Scenario 1) – Year 2034 Traffic Conditions ........................................................................................................ 72 Table 14 Design Year 2034 Total Traffic Conditions (Network Scenario 2) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic .................................................................................................................... 78 Table 15 Maximum SimTraffic Queue Comparison – Year 2034 Traffic Conditions (Network Scenario 2) .................................................................................................. 80 Table 16 Gateway Drive Extension/Site Driveway – Additional Westbound Left-Turn Lane and Median Storage – Year 2034 Total Traffic Conditions (Network Scenario 2) ..... 81 Table 17 Design Year 2034 Total Traffic Conditions (Network Scenario 3) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection – SimTraffic .................................................................................................................... 87 Table 18 Maximum SimTraffic Queue Comparison – Year 2034 Traffic Conditions (Network Scenario 3) .................................................................................................. 89 Table 19 Traffic Operations for Signal (Network Scenario 2) .................................................... 90 Table 20 Traffic Operations for Roundabout (Network Scenario 2) .......................................... 90 Table 21 Traffic Operations for Roundabout (Network Scenario 3) .......................................... 91 106 Executive Summary 107 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 2 EXECUTIVE SUMMARY A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed Washington Commons, in fulfillment of Frederick County, Virginia and Virginia Department of Transportation’s (VDOT) requirements for traffic impact studies. The scope of the project analysis was developed in collaboration with County and VDOT staff. Specifically, this analysis includes: ▪ Year 2020 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2028 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak hours including regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2028 total traffic conditions based on full build out of the development including queuing under two scenarios: o Phase 1 – By-Right Commercial Development Only o Phase 2 – By-Right Commercial + Residential Development; ▪ Design Year 2034 Planning Analyses o Background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: ▪ Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; ▪ Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the I- 81 interchange; ▪ Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I81 interchange. o Total traffic conditions based on full build out of the development weekday a.m. and weekday p.m. peak periods under three scenarios: ▪ Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange; ▪ The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the I- 81 interchange; ▪ The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I-81 interchange. ▪ Conclusions and recommendations. 108 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 3 Based on the results of the transportation impact analysis, the transportation system can adequately support the proposed development assuming provision of the recommended mitigations. TRANSPORTATION IMPACT ANALYSIS FINDINGS The findings of this analysis and our recommendations are discussed below. Existing Conditions ▪ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): The northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road with queues extending between 375 to 380 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. o Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. This queue spillback is likely inevitable given the spacing between Cole Lane and Regency Lakes Drive (approximately 100 feet). The SimTraffic model illustrates delays of 47.9 seconds and 123.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 2028 Background Traffic Conditions ▪ A two-percent annual growth rate was identified for the I-81 Ramps and Route 7 (Berryville Pike), while a one-percent annual growth rate was identified for Valley Mill Road. These rates were confirmed through the scoping process to account for near-term regional traffic growth and compounded annually to forecast year 2028 background traffic volumes. ▪ No in-process developments were identified for inclusion in this study. ▪ All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during the weekday peak hours. 109 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 4 2028 Total Traffic Conditions ▪ Site access is proposed via one full-movement driveway approximately 250 feet south of the intersection of Route 7 and Gateway Drive. This requires a new, fourth leg at the signalized intersection of Route 7 and Gateway Drive. Full-movement site access is also proposed on Cole Lane. ▪ Phase 1 by-right commercial development is estimated to generate a total of 6,551 net new weekday daily trips, 231 weekday a.m. (127 in, 104 out), and 339 weekday p.m. (173 in, 166 out) peak hour trips when built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 244.1 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. ▪ Phase 2, which includes both the by-right commercial and future residential development (not planned by this applicant but requested to be assumed in this TIA by County/VDOT), is estimated to generate a total of 7,786 net new weekday daily trips, 307 weekday a.m. (146 in, 161 out), and 435 weekday p.m. (233 in, 202 out) peak hour trips when fully built out. All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: o Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. o Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 110 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 5 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. o Cole Lane/Site Entrance (#7): During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 139.8 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. 2034 Background Traffic Conditions ▪ Three network scenarios were evaluated in accordance with the approved scope o Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange. o Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. o Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is completely severed from Route 7. ▪ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ▪ Route 7 (Berryville Pike)/I-81 South Ramps (#1): During the weekday p.m. peak hour, the intersection is anticipated to operate at LOS E with 63.6 seconds of control delay. ▪ Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. • The westbound through movement is also anticipated to spill back to the upstream Gateway Drive intersection approximately one and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The overall intersection is projected to operate at LOS E and LOS F during the weekday a.m. and weekday p.m. peak hours, respectively. ▪ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill 111 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 6 back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 78.2 seconds and 252.3. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ▪ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ▪ Route 7 (Berryville Pike)/Cole Lane (#4): The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 202.9 seconds and 115.1. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ▪ Gateway Drive Extension/Valley Mill Road/Brookland Lane (#8): Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate at LOS F and LOS E during the weekday a.m. and weekday p.m. peak hours, respectively. ▪ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ▪ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). 2034 Total Traffic Conditions ▪ All 2034 analyses assume full build out of both the by-right commercial development (Phase 1) and potential future residential development (Phase 2). ▪ Network Scenario 1 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ▪ Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2): Similar to year 2034 background traffic conditions under Network Scenario 1, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is 112 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 7 accommodated in the northbound through lane on Valley Mill Road. Also similar to year 2034 background traffic conditions, the westbound through movement is anticipated to spill back to the upstream Gateway Drive intersection approximately two percent of the weekday a.m. and weekday p.m. peak hours. • The SimTraffic analysis illustrates that the control delay at this intersection is anticipated to increase approximately 20 seconds during the weekday a.m. peak hour and decrease by approximately 10 seconds during the weekday p.m. peak hour. The decrease in the weekday p.m. peak hour results from modified signal timing along the adaptive corridor. ▪ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 246.1 seconds and 107.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. ▪ Network Scenario 2 o All signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: ▪ Route 7 (Berryville Pike)/Gateway Drive (#3): During the weekday a.m. and weekday p.m. peak hours, the signalized intersection is projected to operate above capacity at LOS E and LOS F. The eastbound through movement is projected to spill back to the upstream ramp terminal intersection approximately 12 and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The northbound queues are projected to spill upstream beyond the proposed commercial site entrance on Gateway Drive (#6) as a result of the rerouted traffic from Valley Mill Road. ▪ Route 7 (Berryville Pike)/Cole Lane (#4): Similar to existing conditions and year 2034 background traffic conditions under Network Scenario 2, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. While the deterministic Synchro model shows the critical northbound right-turn movement from Cole Lane operating below capacity at LOS B, the SimTraffic model illustrates higher delays of 94.5 seconds and 193.5 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 113 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 8 ▪ Gateway Drive Extension/Site Driveway (#6): During the weekday a.m. and weekday p.m. peak hours, the critical westbound movement is projected to operate at LOS F. The left-turn movements from the site driveway are anticipated to experience delays completing a maneuver onto the four-lane Gateway Drive Extension due to queuing along Gateway Drive resulting from rerouted trips from Valley Mill Road. ▪ Gateway Drive Extension/Valley Mill Road/Brookland Lane (#8): Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate above capacity at LOS F. Similar to year 2034 background conditions under this network scenario, the southbound left-turn is anticipated to be the heaviest movement at the intersection due to the redirection of traffic after the disconnect of Valley Mill Road from Route 7. ▪ RIRO/ Route 7 (Berryville Pike) (#10): The critical westbound through movement is anticipated to operate at LOS F during both the weekday a.m. and weekday p.m. peak hours. This results from upstream queues at the adjacent Route 7 (Berryville Pike)/Gateway Drive (#3) intersection spilling back to this node in the SimTraffic model. The westbound movement would not be anticipated to experience any delay as a result of operations/conflicts at this intersection. The northbound right out of the site is anticipated to operate at LOS A during both weekday peak periods. ▪ Network Scenario 3 o All study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. ▪ Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). Future Considerations for Route 7 ▪ The WinFred MPO in partnership with VDOT, Frederick County, and the City of Winchester contracted with Pennoni to conduct a Traffic Operations Feasibility Study to identify conceptual corridor options to improve operations and safety at the I-81 Exit 315 interchange. 114 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 9 ▪ The study found that the Route 7/I-81 North Ramps/Valley Mill Road intersection experiences the highest congestion and overall delay of any intersection in the vicinity as well as the highest crash rate in the study area. ▪ Traffic growth is expected to have a significant impact on delay and queueing for several movements at the Route 7/I-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections in the 2034 horizon year. To address these forecast conditions and mitigate historical crash trends, the study recommends the following improvements: o Route 7/I-81 North Ramps/Valley Mill Road: This intersection is projected to be oversaturated under year 2034 horizon conditions. Valley Mill Road should maintain partial access at its existing intersection with Route 7. A north-south Thru-cut and east-west Partial Median U-Turn are proposed at this intersection to reduce the traffic signal to two phases. An unsignalized directional median would be installed at Martin Drive to facilitate eastbound U-turns and westbound left-turns on Martin Drive. This is the only at-grade solution capable of mitigating the oversaturated conditions. o Route 7/Gateway Drive: This intersection is projected to be oversaturated under year 2034 horizon conditions. A north-south Thru-cut is proposed to reduce the traffic signal to three phases. A signalized U-turn median cutout would be installed to the east between Gateway Drive and Regency Lakes Drive. In year 2034, the northbound queue on Gateway Drive at Route 7 is expected to exceed 1,000 feet, which puts the future connection to Valley Mill Road at risk with queued traffic backing almost to the proposed roundabout at Valley Mill Road/Brookland Drive intersection. o Route 7/Regency Lakes Drive: Install median channelization for the eastbound left- turn lane to prevent Cole Lane traffic from merging across multiple lanes of traffic at the intersection. Lengthen the eastbound left-turn lane at Regency Lakes Drive to support future traffic volumes. o Valley Mill Road/Gateway Drive Extended: Extend Gateway Drive to intersect existing Valley Mill Road at Brookland Drive and install a roundabout. RECOMMENDATIONS This report was developed in concurrence with the scope to satisfy the Frederick County master planning process. As demonstrated in the TIA, Phase 1 (by-right commercial development only) can be accommodated by the supporting transportation network assuming it is built out by 2028. Therefore, the Applicant wishes to move forward with the by-right Phase 1 portion of this development. The following recommendations are also provided for the Route 7/Gateway Drive intersection: 115 Washington Commons October 2023 Executive Summary Kittelson & Associates, Inc. 10 ▪ Route 7/Gateway Drive Intersection (#3) o Extend the westbound left-turn lane to a storage length of 500 feet with a 100-foot taper. o Construct an eastbound right-turn lane with a storage of 200 feet and a 100-foot taper. In the event that Valley Mill Road is eventually disconnected from Route 7 and the Gateway Drive Extension is extended south to Valley Mill Road, the following recommendations could be considered: ▪ Gateway Drive Extension/Commercial Site Driveway (#6) o Construct a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100 -foot taper. o Construct a median along the Gateway Drive Extension to allow for two-stage left- turns from the site driveway. ▪ Gateway Drive Extension/Valley Mill Road (#8) o A single-lane roundabout has been demonstrated to be an effective long-term traffic control solution at this future intersection. This could be constructed by others in tandem with the future Route 7 improvements stemming from the WinFred MPO Route 7 Traffic Operations Feasibility Study. 116 Introduction 117 Washington Commons October 2023 Introduction Kittelson & Associates, Inc. 12 INTRODUCTION Washington Commons proposes to develop the subject property, which consists of approximately 35.76 acres and is zoned approximately 66 percent RP, 19 percent B-2, and 15 percent M1. The by-right commercial portion of the development, or Phase 1, proposes a 19,054 square-feet discount grocery superstore, 8,500 square-feet tire store, 16-pump gas station and convenience store, 15,000 square- feet pharmacy with drive-through, and a 2,350 square-feet fast-food restaurant with drive-through. The residential portion of the development (referred to herein as “Phase 2”) proposes 215 townhomes. The site is located south of Route 7 (Berryville Pike), north and east of Valley Mill Road, and west of Cole Lane in Frederick County, Virginia. As part of site development, a new fourth leg will be constructed southward at the existing Route 7/Gateway Drive traffic signal. Site access is proposed via one full-movement driveway approximately 250 feet south of the Route 7/Gateway Drive intersection, as well as a full movement driveway on Cole Lane. The development is expected to be fully built out in the year 2028. In the future, Frederick County anticipates the eventual extension of Gateway Drive to Valley Mill Road that would be accomplished via a revenue-sharing project or other means not affiliated with this current application. At the time this future connection is made, the existing Valley Mill Road intersection with Route 7 and that I-81 interchange would be eliminated. A future year 2034 planning analysis documented in this report evaluated three network scenarios as part of a sensitivity analysis: ▪ Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange. ▪ Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. ▪ Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is completely severed from Route 7. A site vicinity map is provided in Figure 1. The area surrounding the site is generally suburban with commercial and residential development in immediate vicinity to the site. A preliminary site plan of the development is shown in Figure 2. Figure 3 shows the current zoning. The analysis determines the transportation related impacts associated with the proposed development and was prepared in accordance with Frederick County and Virginia Department of Transportation (VDOT) requirements for traffic impact studies. The study intersections, time periods for analysis, and scope of this project were selected after County and VDOT staff were consulted a scoping letter provided by VDOT for this project is provided in Appendix A. 118 Washington Commons October 2023 Introduction Kittelson & Associates, Inc. 13 A traffic operations analysis has been conducted to confirm that the transportation system can adequately support the proposed development. Specifically, this analysis includes: ▪ Year 2020 existing land use and transportation system conditions within the site vicinity; ▪ Forecast year 2028 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak hours including regional growth; ▪ Trip generation and distribution estimates for the proposed development; ▪ Forecast year 2028 total traffic conditions based on full build out of the development including queuing under two scenarios: o Phase 1 – By-Right Commercial Development Only o Phase 2 – Commercial + Residential Development; ▪ Design year 2034 background traffic conditions (without site development) during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: o Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; o Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the I -81 interchange; o Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I81 interchange. ▪ Design year 2034 total traffic conditions based on full build out of the development weekday a.m. and weekday p.m. peak periods under three scenarios: o Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the I-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I-81 interchange. ▪ Conclusions and recommendations. 119 FREDERICK COUNTY, VA52211818137259752250501181C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 01 Site Vicinity MapFrederick County, VA1Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRR E G E N C Y L A K E S R D NBRO O K L A N D L N- Study Intersections- Future Study Intersections120 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 02Conceptual Site Plan Frederick County, VA 2 Washington Commons October 2023 Figure 121 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 03Zoning Map Frederick County, VA 3 Washington Commons October 2023 Figure SITE 122 Existing Conditions 123 Washington Commons October 2023 Existing Conditions Kittelson & Associates, Inc. 18 EXISTING CONDITIONS The following section discusses existing transportation facilities in the immediate vicinity of the site. Transportation Facilities Table 1 summarizes the primary transportation facilities in the site vicinity. Table 1 Existing Transportation Facilities and Roadway Designations Roadway Classification1 Number of Lanes Speed Limit (mph) Median Side- walks Bicycle Lanes On- Street Parking Surface Route 7 (Berryville Pike) Other Principal Arterial 4 452 Yes Yes3 No No Paved Valley Mill Road (Route 659) Major Collector 2 35 No Yes4 No No Paved 1 Classifications based on VDOT’s 2014 Functional Classification Map. 2 Route 7 is 35 mph west of Gateway Drive. 3 Route 7 has sidewalk on the south side between Valley Mill Road and Martin Drive (approximately 575 feet) and on the north side for approximately 675 feet west of Regency Lakes Drive. 4 Valley Mill Road has sidewalk on the north side for approximately 500 feet south of Route 7. Existing Traffic Volumes and Peak Hour Operations Given reduced traffic volumes due to the COVID-19 pandemic, historical traffic counts were used. Weekday a.m. and p.m. traffic volumes were taken from the STARS Route 7 (Berryville Avenue/Berryville Pike) Corridor Study dated May 2019. The 2018 volumes used in this study were used as baseline weekday a.m. and p.m. volumes for this analysis to reflect 2020 existing conditions. No Saturday analysis was performed, consistent with discussions with VDOT and do cumented through the scoping process. Appendix A contains the approved scoping document. Turning-movement counts were obtained in February 2021 at Valley Mill Road/Brookland Lane and Route 7/Cole Lane as this intersection was not included in the STARS study. The counts were conducted on a typical weekday morning (6:00 a.m. to 9:00 a.m.) and evening (4:00 p.m. to 7:00 p.m.) during peak time periods. Appendix B contains all turning movement count data sheets. Consistent with scoping requirements, operational analyses were performed at the following intersections: ▪ Route 7 (Berryville Pike)/I-81 South Ramps ▪ Route 7 (Berryville Pike)/Valley Mill Road/I-81 North Ramps ▪ Route 7 (Berryville Pike)/Gateway Drive ▪ Route 7 (Berryville Pike)/Cole Lane ▪ Route 7 (Berryville Pike)/Regency Lakes Drive ▪ Gateway Drive Extension/Site Driveway (future) ▪ Cole Lane/Site Driveway (future) 124 Washington Commons October 2023 Existing Conditions Kittelson & Associates, Inc. 19 ▪ Valley Mill Road/Gateway Drive Extension/Brookland Lane (2034 planning analysis only) ▪ Realigned Valley Mill Road/Gateway Drive/Brookland Lane (2034 planning analysis only) Current Levels of Service and Volume-to-Capacity Ratios All level of service (LOS) analyses described in this report was performed in accordance with the procedures stated in the Highway Capacity Manual, 6th Edition (HCM – Reference 1) and report HCM 2000 outputs in accordance with VDOT Traffic Operations and Safety Analysis Manual, Version 2.0 (TOSAM – Reference 2). A description of level of service and the criteria by which they are determined is presented in Appendix C. This analysis is based on the system hourly peak during each of the study periods to evaluate of all intersection levels-of-service. Based on the Route 7 STARS study, the weekday a.m. peak hour was found to be 7:15 a.m. to 8:15 a.m., while the weekday p.m. peak hour was found to be 4:30 p.m. to 5:30 p.m. Traffic operations were modelled using Synchro 11. Traffic signals along Route 7 currently employ an adaptive signal system. Because adaptive signal systems can vary splits and cycle lengths in real time on a cycle-by-cycle basis, deterministic software programs like Synchro that apply HCM methodologies and microsimulation programs (such as SimTraffic) cannot fully reflect their operations. The TOSAM does not provide specific guidance for modeling adaptive signal corridors. Following discussions with VDOT traffic engineering staff to determine an appropriate methodology, the Synchro/SimTraffic models used in this study were calibrated to the extent feasible by this procedure: ▪ Cycle lengths in Synchro were matched to the period length in InSync and splits and offsets were synchronized. ▪ “Actuated-Coordinated” mode was toggled in Synchro and the “C-Max” setting for coordinated phases was used. Figure 4 illustrates the existing lane configurations and traffic control devices of the study intersections. The initial operational analyses using HCM, 6th Edition procedures in Synchro 11 illustrated one or more intersections within the study network have movements operating above capacity. As such, SimTraffic software was used to calculate maximum queues and delay by lane group. All parameters of the SimTraffic analyses were evaluated in accordance with Section 7.6 of VDOT’s TOSAM. Figure 5 shows the overall intersection operational results of the existing traffic operations analysis for the weekday a.m. and weekday p.m. peak hours, respectively. Figure 6 shows the lane group LOS. Table 2 summarizes the SimTraffic peak hour levels of service1, maximum back of queue, and delay for each lane group by intersection. Appendix D contains the Synchro and SimTraffic existing conditions level of service worksheets. 1 SimTraffic software does not provide LOS outputs. HCM, 6th Edition LOS/delay thresholds were applied to the individual movement delays from SimTraffic to determine LOS. This applies to all subsequent tables in this report showing SimTraffic results. 125 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 04 Existing Lane Configurations andTraffic Control DevicesFrederick County, VA4Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 1234512345- STOP SIGN- TRAFFIC SIGNAL126 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 05 Existing Traffic ConditionsWeekday AM and Weekday PM Peak HoursFrederick County, VA5Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45 CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIO000 106012717510310 688676LOS=BDel=15.638 1146601013CM=NBLOS=EDel=47.9851291731121 94171LOS=BDel=14.034617155 4517419489788174 37832201LOS=DDel=37.6234 43201691756152 7795570LOS=DDel=32.21873303191063 1115182LOS=CDel=25.428711859 47713024489788423 68968409LOS=DDel=39.1845 981171175103110 51128112LOS=CDel=21.3127 11311191307CM=NBLOS=FDel=123.316523 4150213271100812 18895586LOS=DDel=41.2110127 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 06 Existing Lane Group Level of ServiceWeekday AM and Weekday PM Peak HoursFrederick County, VA6Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXBDDEDD DBEBEE ADDFDA D AAAACCEBDDEEEFFEEAA DAAABBECD EA BDDFEE ECFCEE ADDFEA DCCFBEEE BBBEEEE EEEAA FEAA ACCFDDF AAAAAAAAAA128 Washington Commons October 2023 Existing Conditions Kittelson & Associates, Inc. 23 Table 2 Existing Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 E 144 57.1 F 144 95.2 EBTR B 381 19.5 C 384 25.7 WB WBL 105 E 97 74.5 F 99 91.3 WBT D 383 41.4 D 535 44.6 WBR B 39 12.9 B 0 14.5 NB NBLT E 45 56.8 E 101 79.8 NBR 45 E 40 68.2 E 45 79.0 SB SBL 875 D 285 42.9 E 281 56.1 SBLT D 323 42.9 E 313 56.1 SBR 1000 D 244 39.4 E 326 62.4 Overall D - 32.2 D - 41.2 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 E 224 66.6 F 213 84.0 EBT C 432 32.0 C 413 28.6 EBR 255 B 255 10.1 B 255 14.0 WB WBL 105 F 104 81.7 F 104 111.9 WBT D 399 42.3 D 508 52.0 WBR A 0 5.1 A 235 6.3 NB NBL 155 D 375 48.9 E 380 56.6 NBTR E 335 61.0 E 344 66.8 SB SBL 650 D 361 46.2 D 394 54.6 SBLT D 397 54.3 E 462 64.6 SBR A 0 5.3 A 0 5.6 Overall D - 37.6 D - 39.1 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 112 47.5 E 191 64.5 EBT A 206 7.7 A 87 5.2 WB WBU 100 A 4 0.0 E 42 61.6 WBT A 199 7.6 B 316 14.7 WBR 225 A 89 8.4 B 223 17.3 SB SBL E 125 48.4 E 364 58.5 SBR 185 F 152 51.7 E 185 76.7 Overall B - 14.0 C - 25.4 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT A 350 8.5 B 347 13.1 EBR 120 A 106 5.4 A 120 6.7 WB WBT A 12 1.6 A 5 1.8 NB NBR E 88 47.9 F 350 123.3 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 D 112 51.1 E 112 68.2 EBTR A 174 5.4 A 175 7.0 WB WBL 120 E 57 57.1 F 56 84.3 WBT B 346 16.8 C 525 22.6 WBR 430 A 75 6.1 A 393 7.1 NB NBLTR A 0 0.0 F 68 80.4 SB SBLT D 171 43.1 D 187 54.4 SBR C 166 24.1 D 206 35.9 Overall B - 15.6 C - 21.3 As shown in the figures and Table 2, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) The northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road with 129 Washington Commons October 2023 Existing Conditions Kittelson & Associates, Inc. 24 queues extending between 375 to 380 feet upstream of the signal during the weekday a.m. and weekday p.m. peak hours. Route 7 (Berryville Pike)/Cole Lane (#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. This queue spillback is likely inevitable given the spacing between Cole Lane and Regency Lakes Drive (approximately 100 feet). The SimTraffic model illustrates delays of 47.9 seconds and 123.3 seconds during the weekday a.m. and wee kday p.m. peak hour, respectively. 130 Transportation Impact Analysis 131 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 26 TRANSPORTATION IMPACT ANALYSIS The transportation impact analysis identifies how the study area’s transportation system will operate through total build out of the project. The proposed development is anticipated to be constructed and built out by year 2028. Traffic impacts of the proposed Washington Commons development during the typical weekday a.m. and p.m. peak hours were examined as follows: ▪ Background traffic conditions were developed by applying a two-percent compound annual growth rate on the I-81 Ramps and Route 7, as well as a one-percent annual growth rate on Valley Mill Road to account for growth in the site vicinity between years 2020 and 2028. ▪ No in-process developments were identified and therefore included in the background 2028 projected volumes. ▪ Year 2028 background weekday a.m. and p.m. peak hour traffic conditions were analyzed at each of the study intersections. ▪ Site-generated trips were estimated for the proposed site plan under two scenarios: o Phase 1 – By-Right Commercial Development Only o Phase 2 – By-Right Commercial + Residential Development; ▪ Site trip distribution patterns identified and confirmed through the scoping process were derived from existing traffic patterns and major trip origins and destinations in the study area. ▪ Year 2028 total traffic conditions were analyzed at each of the study intersections during the weekday a.m. and p.m. peak hours. ▪ Year 2034 background traffic conditions (without site development) were analyzed at each of the study intersections during the weekday a.m. and weekday p.m. peak periods, including regional growth under three scenarios: o Without the Gateway Drive Extension/Valley Mill Road connection, and no change to the Route 7/Valley Mill Road intersection; o Gateway Drive Extension is connected to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is disconnected from Route 7 at the I-81 interchange; o Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersect this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I81 interchange. ▪ Year 2034 total traffic conditions were analyzed at each of the study intersections based on full build out of the development during weekday a.m. and weekday p.m. peak periods under three scenarios: o Gateway Drive Extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange; o The Gateway Drive Extension/Valley Mill Road connection is aligned with Brookland Lane and Valley Mill Road is disconnected from Route 7 at the I-81 interchange; 132 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 27 o The Gateway Drive Extension/Valley Mill Road connection is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is disconnected from Route 7 at the I-81 interchange. YEAR 2028 TRAFFIC CONDITIONS 2028 Background Traffic Conditions In the 2028 background analysis, traffic operations prior to full build-out of the proposed development are analyzed for the purposes of establishing a baseline against which to measure the specific impacts of the proposed development. Background growth in traffic volumes is attributed to regional growth in the area as well as any specific development within the study area. These two components of growth are discussed below. Regional Growth A two-percent annual growth rate was identified for the I-81 Ramps and Route 7 (Berryville Pike), while a one-percent annual growth rate was identified for Valley Mill Road. These rates were confirmed through the scoping process to account for near-term regional traffic growth and compounded annually to forecast year 2028 background traffic volumes. In-Process Development Consistent with the scoping document, no in-process developments were identified for inclusion in this study. Figure 7 illustrates year 2028 background traffic assumed lane configurations and traffic control devices. 2028 Background Traffic Conditions Figure 8 shows the overall intersection operational results of the year 2028 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 9 shows the year 2028 background lane group level of service. Table 3 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix E contains the Synchro and SimTraffic year 2028 background traffic operational analysis worksheets. 133 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 07 Year 2028 Background Assumed Lane Configurations andTraffic Control DevicesFrederick County, VA7Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 1234512345- STOP SIGN- TRAFFIC SIGNAL134 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 08 Year 2028 Background Traffic ConditionsWeekday AM and Weekday PM Peak HoursFrederick County, VA8Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345 CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIO000 106012717512080 6103876LOS=BDel=15.138 1343601187CM=NBLOS=EDel=36.1851291731313 110371LOS=BDel=14.537520060 52880227104923188 40975236LOS=DDel=45.5234 50601982057212 7931668LOS=CDel=29.81873303191245 1306182LOS=BDel=27.631113864 559141286104923458 741134479LOS=EDel=58.9845 981171175120810 51322112LOS=BDel=19.9127 13251191531CM=NBLOS=FDel=84.016523 4860250318118112 181049687LOS=DDel=50.9110135 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 09 Year 2028 Background Lane Group Level of ServiceWeekday AM and Weekday PM Peak HoursFrederick County, VA9Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXBBBFADDFAAADEBBADC DDDAEEDDEEAAEEBDDFCCF EAAFEE EF EA BDDFEEFCCFEE AFFFAFEBCCFFEE CBBDEEF FAAEE F ECCADCEAAE AAAAAAAAAA136 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 31 Table 3 Year 2028 Background Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 86.9 F 145 113.6 EBTR C 387 24.6 C 392 30.7 WB WBL 105 F 51 80.8 F 103 86.5 WBT B 667 17.5 D 502 49.8 WBR B 0 14.3 B 195 15.9 NB NBLT F 39 109.8 E 100 74.5 NBR 45 E 36 70.7 E 45 71.4 SB SBL 875 D 359 50.8 E 384 80.0 SBLT D 405 50.8 E 420 80.0 SBR 1000 D 267 44.3 F 457 98.4 Overall C - 29.8 D - 50.9 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 F 224 90.9 F 224 88.6 EBT D 454 37.7 C 499 30.7 EBR 255 B 255 12.0 B 255 18.2 WB WBL 105 F 104 101.8 F 104 162.9 WBT D 601 45.8 F 939 112.9 WBR A 50 5.2 A 749 9.9 NB NBL 155 E 448 65.4 E 408 60.0 NBTR F 995 83.4 F 687 83.8 SB SBL 650 E 431 58.3 E 456 65.7 SBLT E 494 69.1 F 533 80.7 SBR A 0 5.8 A 123 6.3 Overall D - 45.5 E - 58.9 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 122 59.3 E 163 58.2 EBT A 213 8.1 A 122 6.0 WB WBU 100 D 5 40.5 D 63 49.7 WBT A 181 7.2 B 414 20.0 WBR 225 A 57 8.5 C 225 21.8 SB SBL D 145 53.3 E 431 55.2 SBR 185 E 160 58.2 F 185 95.4 Overall B - 14.5 C - 27.6 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT A 317 8.8 B 361 11.9 EBR 120 A 72 5.3 A 120 6.8 WB WBT A 23 1.7 A 27 2.1 NB NBR E 97 36.1 F 319 84.0 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 112 55.9 E 112 62.7 EBTR A 180 4.1 A 179 6.6 WB WBL 120 E 68 61.0 E 74 68.6 WBT B 384 17.1 C 549 23.6 WBR 430 A 108 5.8 A 396 7.3 NB NBLTR A 0 0.0 E 58 66.3 SB SBLT D 189 47.2 D 153 50.6 SBR C 155 28.9 C 203 31.2 Overall B - 15.1 B - 19.9 As shown in the figures Table 3, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through 137 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 33 Table 4 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 Supermarket 850 20.670 1,000 SF 2,263 59 35 24 185 93 92 Pass-by (24%) (416) (14) (7) (7) (44) (22) (22) Strip Retail Plaza 822 15.400 1,000 SF 839 36 22 14 101 51 50 Pass-by (40%)1 (218) (14) (7) (7) (40) (20) (20) Convenience Store/Gasoline Station2 945 5.200 1,000 SF 6,674 475 238 237 411 206 205 Pass-by (76% AM, 75% PM) (2,766) (362) (181) (181) (308) (154) (154) Fast Food Restaurant with Drive- Through 934 2.300 1,000 SF 1,075 103 53 50 76 40 36 Pass-by (50% AM, 55% PM/Sat) (900) (52) (26) (26) (42) (21) (21) By-Right Commercial Total 10,851 673 348 325 773 390 383 Pass-by Trip Reduction (4,300) (442) (221) (221) (434) (217) (217) Phase 1 - Net New Trips: 6,551 231 127 104 339 173 166 Multi-Family Housing (Low-Rise) 220 215 dwelling units 1,453 90 22 68 113 71 42 By-Right Commercial + Residential Total 12,304 763 370 393 886 461 425 Passbys (4,300) (442) (221) (221) (434) (217) (217) Internal Trips between commercial and residential (15% of residential trips) (218) (14) (3) (11) (17) (11) (6) Phase 2 - Net New Trips 7,786 307 146 161 435 233 202 1Pass-by rates not available for ITE Land Use Code (LUC) 822 (Strip Retail Plaza). Pass-by rates for ITE LUC 821 (Shopping Plaza) used. 2Land Use Subcategory: VFP (16-24 vehicle fueling positions) As shown in Table 4, Phase 1 is estimated to generate 6,551 net new weekday daily trips, 231 weekday a.m. (127 in, 104 out), and 339 weekday p.m. (173 in, 166 out) peak hour trips when built out in year 2028. Adding Phase 1 to the Phase 2 residential, the combined total is estimated to generate 7,786 net new weekday daily trips, 307 weekday a.m. (146 in, 161 out), and 435 weekday p.m. (233 in, 202 out) peak hour trips when fully built out. Trip Distribution and Trip Assignment Trip distribution estimates for the proposed project were developed based on anticipated future travel patterns observed near the site and major origin/destination patterns in the site vicinity. Figure 10 illustrates the estimated trip distribution pattern. Figure 11 and Figure 12 illustrate the assignment of commercial net new site trips and pass-by trips, respectively. It was assumed 40 percent of inbound trips from the west of the site and 60 percent of exiting trips destined to the east would utilize the right-in/right-out entrance along Route 7. Figure 13 illustrates the residential site trips. Figure 14 displays the cumulative site-generated trips (Figures 10 + 11 + 12) to the surrounding roadway network during the weekday a.m. and p.m. peak hours. 138 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 10 Estimated Trip Distribution PatternFrederick County, VA10Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DR- Proposed Trip Distribution (Residential)NBRO O K L A N D L NXX%XX%- Proposed Trip Distribution (Commercial)22%36%18%27%12 % 14 %19%32%11%9%139 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 11 Retail Net New Site-Generated TripsFrederick County, VA11Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM102334 28198 1857 4471566 12 3350443 3544384494 783103147 453012 2478 67523104 20 4668595 57596259127 124537 20465923 123344140 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 12 Retail Pass-by TripsFrederick County, VA12Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM1010111 21 -6464111-111175 13285 -8542111 21 -6464111-111175 13285 -8542NO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTIONNO PASS-BYSASSOCIATED WITHTHIS INTERSECTION141 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 13 Residential Site TripsFrederick County, VA13Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM10101322 1385 735 221427 8 47131 81391335 6 60 11181347 20132 211 233742 14 1541 14415456 11 19 31144142 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 14 Cumulative Site-Generated TripsFrederick County, VA14Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM10104469 583817 31113 89627242 49 -18179183-1116 6572717235 6 362 112566122 -5788722741 483210 2068 68022208 50 -40138148-1004 4948534856 11 286 32024120 -718148143 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 39 YEAR 2028 TOTAL TRAFFIC CONDITIONS The year 2028 total traffic conditions analysis forecasts how the transportation system in the study area will operate after full build out of proposed development. Figure 15 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for 2028 total traffic conditions. Phase 1 – By-Right Commercial Only By-Right Commercial site-generated trips and pass-by trips shown in Figure 11 and Figure 12, respectively, were added to year 2028 background volumes shown in Figure 7 to arrive at the 2028 total traffic volumes shown in Figure 16. Figure 17 shows the lane group level of service. Table 5 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix F contains the Synchro and SimTraffic year 2028 total traffic conditions operational worksheets for Phase 1. 144 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 15 Year 2028 Assumed Lane Configurations andTraffic Control DevicesFrederick County, VA15Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D123451- STOP SIGN- TRAFFIC SIGNAL672345671010145 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 16 Phase 1 - Retail Only Year 2028 Total Traffic ConditionsWeekday AM and Weekday PM Peak HoursFrederick County, VA16Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PM CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOWEEKDAY AMWEEKDAY PM1010120 1313811219CM=EBLOS=BDel=2.5038 60030CM=EBLOS=ADel=3.700 2670 0202CM=WBLOS=ADel=3.2000 106012717512460 6108276LOS=BDel=16.341 1378601231CM=NBLOS=BDel=16.3166036 8501291731273123 1144100371LOS=CDel=20.337520068 54680227104980188 441022251LOS=DDel=54.2234 52901982057552 7959687LOS=CDel=32.4122 1367881557CM=WBLOS=ADel=5.7132 13821191590CM=NBLOS=CDel=20.9215041 18703303191227132 101701195182LOS=CDel=30.331113876 5831412861041001458 801209502LOS=EDel=63.316523 5170250318122812 181094717LOS=DDel=51.40127 119050CM=EBLOS=FDel=244.100 3020 0256CM=WBLOS=ADel=4.0845 981171175127010 51381112LOS=CDel=20.9146 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 17 Phase 1 - Retail Only Year 2028 Total Lane Group Level of ServiceWeekday AM and Weekday PM Peak HoursFrederick County, VA17Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXF BDD FEE EF AA EAAFCCFDDBEEBBBA DC DDD AFE BBDD AEBBABCCEAEEFABBDFF FCCFEE BDDFFFF FCCBAFF AFFFF AEE EECCBD CCD ACCEE EAAED ECCAFA A1010A A DACBAAAACCBCA A AA AA A AAAAAAAAA AA147 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 43 Table 5 Phase 1 –By-Right Commercial Only Year 2028 Total Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length (feet) LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I- 81 South Ramps (#1) Signalized EB EBL 145 F 145 93.0 F 145 124.9 EBTR C 392 22.0 C 397 31.7 WB WBL 105 E 98 56.9 F 92 90.9 WBT C 332 26.3 D 585 48.3 WBR B 0 14.8 B 89 16.4 NB NBLT F 51 101.1 F 104 89.9 NBR 45 E 41 58.0 F 45 86.7 SB SBL 875 D 354 52.8 E 398 74.9 SBLT D 423 52.8 E 464 74.9 SBR 1000 D 268 43.5 F 495 111.1 Overall C - 32.4 D - 51.4 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 F 225 91.3 F 224 97.0 EBT D 614 37.7 C 522 33.7 EBR 255 B 255 15.1 B 255 19.3 WB WBL 105 F 104 127.2 F 104 190.5 WBT E 725 72.7 F 985 102.1 WBR A 50 5.4 A 678 10.0 NB NBL 155 E 420 60.8 F 444 82.0 NBTR E 770 78.7 F 995 99.2 SB SBL 650 E 517 73.5 F 584 86.7 SBLT F 603 83.6 F 705 105.0 SBR 620 A 247 6.8 A 434 7.8 Overall D - 54.2 E - 63.3 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 150 56.6 E 252 71.7 EBT B 362 17.0 C 474 22.2 EBR 150 B 150 14.5 B 150 14.7 WB WBL 500 D 211 51.3 E 300 64.4 WBT B 271 11.5 C 344 23.9 WBR 225 A 190 3.3 A 225 8.9 NB NBL 150 D 174 50.3 E 210 58.3 NBTR B 68 10.5 A 78 9.0 SB SBL D 112 45.3 D 187 45.8 SBTR B 92 11.8 C 206 23.1 SBR 185 B 67 11.8 C 182 23.1 Overall C - 20.3 C - 30.3 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT C 495 16.2 C 508 21.6 EBR 120 B 108 10.8 B 120 13.1 WB WBT A 13 1.7 A 30 2.0 NB NBR F 139 83.2 F 363 231.3 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 111 57.5 E 111 79.4 EBTR A 189 6.1 A 181 6.9 WB WBL 120 E 66 60.1 E 59 64.7 WBT B 396 17.7 C 531 23.0 WBR 430 A 121 5.8 A 363 6.7 NB NBLTR A 0.0 E 73 68.7 SB SBLT D 155 48.0 E 187 74.5 SBR C 156 27.0 D 217 37.9 Overall B - 16.3 C - 20.9 Gateway Drive / Site Access Driveway (#6) Unsignalized WB WBLR A 93 3.2 A 117 4.0 NB NBT A 0 0.0 A 0 0.0 NBTR A 0 0.0 A 0 0.0 SB SBLT A 0 2.3 A 0 2.4 SBT A 0 0.3 A 0 0.9 148 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 44 Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length (feet) LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Cole Lane / Site Access Driveway (#7) Unsignalized EB EBLR A 28 3.7 F 43 244.1 NB NBLT A 0 0.6 D 61 27.6 SB SBTR A 0 0.1 A 0 0.2 Route 7 (Berryville Pike) / Site Access Driveway (#10) Unsignalized (Right- in; Right-Out) EB EBT A 12 2.5 A 0 2.3 EBR A 0 2.5 A 0 2.5 WB WBT A 0 1.8 A 228 5.7 NB NBR A 101 1.9 A 93 2.0 As shown in the figures and Table 5, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. The SimTraffic analysis illustrates the control delay at this intersection is anticipated to increase approximately nine and four seconds during the weekday a.m. and weekday p.m. peak hours, respectively relative to 2028 background traffic conditions. Route 7 (Berryville Pike)/Cole Lane (#4) Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 83.2 seconds and 231.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Cole Lane/Site Entrance (#7) During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 244.1 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. SimTraffic Queuing Comparison Table 6 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, any increases in queuing are anticipated to be accommodated by existing or planned storage. 149 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 45 Table 6 Maximum SimTraffic Queue Comparison – Phase 1 –By-Right Commercial Only Year 2028 Traffic Conditions Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / I- 81 South Ramps (#1) EBL 145 145 145 0 145 145 0 EBTR 387 392 +5 392 397 +5 WBL 105 51 98 +47 103 92 -11 WBT 667 332 -335 502 585 +83 WBR 0 0 0 195 89 -106 NBLT 39 51 +12 100 104 +4 NBR 45 36 41 +5 45 45 0 SBL 875 359 354 -5 384 398 +14 SBLT 405 423 +18 420 464 +44 SBR 1000 267 268 +1 457 495 +38 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) EBL 225 224 225 +1 224 224 0 EBT 454 614 +160 499 522 +23 EBR 255 255 255 0 255 255 0 WBL 105 104 104 0 104 104 0 WBT 601 725 +124 939 985 +46 WBR 50 50 0 749 678 -71 NBL 155 448 420 -28 408 444 +36 NBTR 995 770 -225 687 995 +308 SBL 650 431 517 +86 456 584 +128 SBLT 494 603 +109 533 705 +172 SBR 620 0 247 +247 123 434 +311 Route 7 (Berryville Pike) / Gateway Drive (#3) EBL 540 122 150 +28 163 252 +89 EBT 213 362 +149 122 474 +352 EBR 150 N/A 150 N/A N/A 150 N/A WBL 100/500 5 211 +206 63 300 +237 WBT 181 271 +90 414 344 -70 WBR 225 57 190 +133 225 225 0 NBL N/A 174 N/A N/A 210 N/A NBTR N/A 68 N/A N/A 78 N/A SBL 145 112 -33 431 187 -244 SBTR N/A 92 N/A N/A 206 N/A SBR 185 160 67 -93 185 182 -3 Route 7 (Berryville Pike) / Cole Lane (#4) EBT 317 495 +178 361 508 +147 EBR 120 72 108 +36 120 120 0 WBT 23 13 -10 27 30 +3 NBR 97 139 +42 319 363 +44 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) EBL 300 112 111 -1 112 111 -1 EBTR 180 189 +9 179 181 +2 WBL 120 68 66 -2 74 59 -15 WBT 384 396 +12 549 531 -18 WBR 430 108 121 +13 396 363 -33 NBLTR 0 0 0 58 73 +15 SBLT 189 155 -34 153 187 +34 SBR 155 156 +1 203 217 +14 Phase 2 – By-Right Commercial + Residential Site-generated trips shown in Figure 14 were added to year 2021 background volumes shown in Figure 8 to arrive at the 2028 total traffic volumes shown in Figure 18. Figure 19 shows the lane group level of service. Table 7 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix G contains the Synchro and SimTraffic year 2028 total traffic conditions operational worksheets for Phase 2. 150 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 18 Phase 2 - Retail + Residential Year 2028 Total Traffic ConditionsWeekday AM and Weekday PM Peak HoursFrederick County, VA18Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN1234567WEEKDAY AMWEEKDAY PM CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOWEEKDAY AMWEEKDAY PM10123456710120 1327811223CM=EBRLOS=ADel=2.5038 60040CM=EBLOS=ADel=3.95611 26719 3202CM=WBLOS=BDel=12.1000 106012717512610 6108676LOS=BDel=16.342 1392601235CM=NBLOS=BDel=73.8208050 8501291731273138 1148100371LOS=CDel=21.537520070 54880227104991188 461055258LOS=EDel=59.1234 53301982057622 7979700LOS=CDel=32.4122 1375881570CM=WBLOS=ADel=9.7133 13901191603CM=NBLOS=BDel=210.0242049 18703303191227179 101831195182LOS=CDel=32.731113881 5901412861041036458 821230506LOS=EDel=70.116523 5300250318125012 181107725LOS=DDel=51.10127 119060CM=EBLOS=FDel=139.8356 30260 11256CM=WBLOS=ADel=7.6845 981171175127910 51394112LOS=CDel=21.0151 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 19 Phase 2 - Retail + Residential Year 2028 Total Lane GroupLevel of Service - Weekday AM and Weekday PM Peak HoursFrederick County, VA19Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN1234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEX101234567F ADD FEE EE AA EBBFCCFDDBEEBBBA DC DDD AFE DDDD BEBBABCCDAFFFABBDFF FCCFEE BDDFFFF FDDCAFF BFFFF AEE EECCBC CDD BCCEF FAAED FCCAFA A10A A C ABBBAAAAAAA A AA A AAA AAAAAAAAA AA152 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 48 Table 7 Phase 2 – By-Right Commercial + Residential Year 2028 Total Traffic Conditions – Summary of Peak Hour Maximum Queue, and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I- 81 South Ramps (#1) Signalized EB EBL 145 F 144 88.7 F 145 128.1 EBTR C 388 22.1 C 401 32.8 WB WBL 105 D 80 51.9 F 96 98.5 WBT C 357 27.1 D 569 48.1 WBR B 0 14.8 B 165 16.4 NB NBLT E 56 79.3 F 101 102.9 NBR 45 E 39 60.1 F 45 83.6 SB SBL 875 D 369 52.2 E 403 77.5 SBLT D 404 52.2 E 438 77.5 SBR 1000 D 290 44.4 F 416 87.7 Overall C - 32.4 D - 51.1 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 F 224 96.7 F 224 106.1 EBT D 631 38.1 D 604 35.5 EBR 255 B 255 16.0 C 255 20.8 WB WBL 105 F 104 131.9 F 104 197.7 WBT F 835 83.1 F 1040 116.6 WBR A 238 5.8 B 819 11.3 NB NBL 155 E 433 75.7 F 440 82.9 NBTR F 1,478 98.5 F 1,033 99.7 SB SBL 650 E 485 68.2 F 624 97.3 SBLT F 575 84.8 F 780 119.3 SBR 620 A 186 6.2 A 495 8.6 Overall E - 59.1 E - 70.1 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 136 56.9 E 217 72.0 EBT B 437 17.6 C 447 23.8 EBR 150 B 150 14.9 B 150 15.3 WB WBL 500 D 230 52.4 E 305 64.8 WBT B 304 12.9 C 348 28.1 WBR 225 A 192 4.4 B 225 11.2 NB NBL 150 D 201 48.7 E 216 59.7 NBTR A 80 9.1 A 62 1.6 SB SBL D 133 45.2 D 173 46.3 SBTR B 104 13.9 C 214 24.4 SBR 185 B 51 13.9 C 178 24.4 Overall C - 21.5 C - 32.7 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT B 488 14.1 C 471 19.9 EBR 120 A 108 10.0 B 120 10.1 WB WBT A 26 1.7 A 58 2.1 NB NBR F 115 73.8 F 352 210.0 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 183 57.4 F 111 80.4 EBTR A 151 6.0 A 179 6.6 WB WBL 120 E 59 60.5 F 65 91.6 WBT B 438 18.5 C 528 23.2 WBR 430 A 105 5.8 A 397 6.7 NB NBLTR A 0.0 F 62 86.7 SB SBLT D 158 46.8 E 185 56.1 SBR C 163 26.8 D 215 37.5 Overall B - 16.3 C - 21.0 Gateway Drive / Site Access Driveway (#6) Unsignalized WB WBLR B 99 12.1 A 118 7.6 NB NBT A 6 0.7 A 15 1.0 NBTR A 2 0.1 A 0 0.0 SB SBLT A 84 2.7 A 76 2.4 SBT A 16 0.4 A 24 0.5 153 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 49 Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Cole Lane / Site Access Driveway (#7) Unsignalized EB EBLR A 31 3.9 F 44 139.8 NB NBLT A 0 0.6 C 50 22.0 SB SBTR A 0 0.1 A 0 0.2 Route 7 (Berryville Pike) / Site Access Driveway (#10) Unsignalized (Right-in; Right- Out) EB EBT A 0 2.4 A 16 2.3 EBR A 0 2.5 A 0 2.5 WB WBT A 15 2.0 A 313 9.7 NB NBR A 84 1.8 A 82 1.6 As shown in the figures and Table 7, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) Similar to existing conditions and year 2028 background traffic conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. The SimTraffic analysis illustrates the control delay at this intersection is anticipated to increase approximately 13 and 11 seconds during the weekday a.m. and weekday p.m. peak hours, respectively, relative to year 2028 background traffic conditions. Route 7 (Berryville Pike)/Cole Lane (#4) Similar to existing conditions and year 2028 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 73.8 seconds and 210.0 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Cole Lane/Site Entrance (#7) During the weekday p.m. peak hour, the eastbound left-turn from the site is anticipated to operate with a delay of 139.8 seconds. The SimTraffic model is forecasting the critical movement to operate at LOS F. This approach is forecast to serve five vehicles all contained internal to the site. SimTraffic Queuing Comparison Table 8 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, any increases in queuing are anticipated to be accommodated by existing or planned storage. 154 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 50 Table 8 Maximum SimTraffic Queue Comparison – Phase 2 – By-Right Commercial +Residential Year 2028 Traffic Conditions Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / I-81 South Ramps (#1) EBL 145 145 144 -1 145 145 0 EBTR 387 388 +1 392 401 +9 WBL 105 51 80 +29 103 96 -7 WBT 667 357 -310 502 569 +67 WBR 0 0 0 195 165 -30 NBLT 39 56 +17 100 101 +1 NBR 45 36 39 +3 45 45 0 SBL 875 359 369 +10 384 403 +19 SBLT 405 404 -1 420 438 +18 SBR 1000 267 290 +23 457 416 -41 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) EBL 225 224 224 0 224 224 0 EBT 454 631 +177 499 604 +105 EBR 255 255 255 0 255 255 0 WBL 105 104 104 0 104 104 0 WBT 601 835 +234 939 1,040 +101 WBR 50 238 +188 749 819 +70 NBL 155 448 433 -15 408 440 +28 NBTR 995 1,478 +483 684 1,033 +349 SBL 431 485 +54 456 624 +168 SBLT 494 575 +81 533 780 +247 SBR 0 186 +186 123 495 +372 Route 7 (Berryville Pike) / Gateway Drive (#3) EBL 122 136 +14 163 217 +54 EBT 213 437 +224 122 447 +325 EBR N/A 150 N/A N/A 150 N/A WBL 5 230 +225 63 305 +242 WBT 181 304 +123 414 348 -66 WBR 57 192 +135 225 225 0 NBL N/A 201 +201 N/A 216 N/A NBTR N/A 80 +80 N/A 62 N/A SBL 145 133 -12 431 173 -258 SBTR N/A 104 +104 N/A 214 N/A SBR 160 51 -109 185 178 -7 Route 7 (Berryville Pike) / Cole Lane (#4) EBT 317 488 +171 361 471 +110 EBR 72 108 +36 120 120 0 WBT 23 26 +3 27 58 +31 NBR 97 115 +18 319 352 +33 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) EBL 112 183 +71 112 111 -1 EBTR 180 151 -29 179 179 0 WBL 68 59 -9 74 65 -9 WBT 384 438 +54 549 528 -21 WBR 108 105 -3 396 397 +1 NBLTR 0 0 0 58 62 +4 SBLT 189 158 -31 153 185 +32 SBR 155 163 +8 203 215 +12 Turn-Lane Warrant Analysis Route 7/Gateway Drive – Eastbound Right Per Appendix F of the VDOT Road Design Manual (RDM), right-turn lanes on a four-lane, divided roadway are required if the warrants in Figure 3-27 are met. The exhibit below shows that an eastbound right-turn lane is warranted at the intersection of Route 7 and Gateway Drive. 155 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 51 Therefore, the following is proposed: ▪ Construct an eastbound right-turn lane with a storage of 200 feet with a 100-foot taper. Route 7/Gateway Drive – Westbound Left Per Appendix F of the VDOT Road Design Manual (RDM), left-turn lanes on a four-lane, divided roadway are required if the warrants in Figure 3-3 are met. Today, a westbound left-turn storage lane exists at the intersection of Route 7 and Gateway Drive. The exhibit below shows that an extension of the turn lane should be proposed based on opposing volumes to left-turning volumes. 156 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 52 Therefore, the following is proposed: ▪ Extend the existing westbound left-turn lane to a storage length of 500 feet with a 100-foot taper. DESIGN YEAR 2034 TRAFFIC CONDITIONS A planning analysis of design year 2034 traffic conditions was performed in accordance with the approved scoping document. The 2034 analysis is provided to support long -term planning efforts. Six additional years of background growth were applied to year 2028 background traffic conditions (compound at two percent annually for I-81 Ramps and Route 7, and one percent annually for Valley Mill Road) to forecast year 2034 traffic conditions. Frederick County Comprehensive Plan The latest Frederick County Comprehensive Plan was adopted on January 25, 2017, with a horizon year of 2035 that is just one year beyond the proposed design year (2034) for this analysis. The following roadway cross section plans are provided in the 2035 Comprehensive Plan on Page 52. ▪ Route 7: Urban six-lane divided highway (existing four-lane divided highway) ▪ Valley Mill Road: Urban four-lane divided roadway (existing two-lane non-divided roadway) ▪ Greenwood Road: Urban four-lane divided roadway (existing two-lane non-divided roadway) 157 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 53 ▪ Senseny Road (south of and parallel to Route 7 and Valley Mill Road): Urban four-lane divided roadway (existing two-lane non-divided roadway) ▪ Future Route 37 Bypass For conservative purposes, the roadway modifications listed above will not be assumed for this planning analysis. However, it is worth acknowledging that they will play a significant role in increasing capacity throughout the surrounding region and contribute to mitigating future projected traffic issues along these roads and through the transportation network considered by this analysis. Network Scenarios In the future, Frederick County also anticipates the eventual extension of Gateway Drive to Valley Mill Road that would be accomplished via a revenue-sharing project or other means not affiliated with this current application. At the time this future connection is made, the existing Valley Mill Road intersection with Route 7 and that I-81 interchange would be eliminated. The design year 2034 planning analyses documented in this report evaluated three network scenarios as part of a sensitivity analysis: ▪ Network Scenario 1: Gateway Drive extension is not connected to Valley Mill Road, and Valley Mill Road remains connected to Route 7 at the I-81 interchange. ▪ Network Scenario 2: Gateway Drive is connected south to Valley Mill Road and aligned with Brookland Lane, and Valley Mill Road is completely severed from Route 7. ▪ Network Scenario 3: Gateway Drive is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration, and Valley Mill Road is completely severed from Route 7. 2034 Background Traffic Conditions – Network Scenario 1 Figure 20 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for Network Scenario 1. Figure 21 shows the overall intersection operational results of the year 2034 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 22 shows the year 2034 background lane group level of service. Table 9 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix H contains the Synchro and SimTraffic year 2034 background traffic operational analysis worksheets for Network Scenario 1. 158 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 20 Design Year 2034 Background Assumed Lane Configurations andTraffic Control Devices (Network Scenario 1)Frederick County, VA20Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 1234512345- STOP SIGN- TRAFFIC SIGNAL159 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:53pm - abutsick Layout Tab: 21 Design Year 2034 Background Traffic Conditions (Network Scenrio 1)Weekday AM and Weekday PM Peak HoursFrederick County, VA21Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345 CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIO000 106012717513600 6116976LOS=BDel=15.838 1512601337CM=NBLOS=FDel=78.2851291731479 124271LOS=BDel=15.039822663 595852561171040200 431098265LOS=EDel=69.5234 57002232318112 71049752LOS=DDel=38.51873303191403 1471182LOS=DDel=42.933015668 6291493221171040486 781277540LOS=FDel=92.3845 981171175136010 51488112LOS=CDel=23.2127 14921191725CM=NBLOS=FDel=252.316523 5480281358133012 181181773LOS=EDel=63.6110160 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 22 Design Year 2034 Background Lane Group Level of Service(Network Scenario 1) Weekday AM and Weekday PM Peak HoursFrederick County, VA22Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXEBBABCCFAFFFAAACDC EAD FFB EEEE EAAFCCFDDCDDBBA F EE FFF BDDFFFFFCCFE CFFFFFBFCCBFFF DDDFEEF FEEAA F FCCAEDEAAE CCBBBAAAAA161 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 57 Table 9 Design Year 2034 Background Traffic Conditions (Network Scenario 1) – Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 84.3 F 145 121.2 EBTR C 398 31.4 C 398 29.3 WB WBL 105 F 56 84.6 F 94 99.7 WBT C 555 25.4 D 762 44.5 WBR B 80 15.6 B 155 17.6 NB NBLT E 51 70.3 F 102 93.6 NBR 45 E 39 58.3 E 45 79.5 SB SBL 875 E 477 76.2 F 664 111.2 SBLT A 513 0.0 A 827 0.0 SBR 1000 D 304 51.8 F 756 224.4 Overall D - 38.5 E - 63.6 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 F 225 137.2 F 224 96.7 EBT D 716 49.8 C 464 29.2 EBR 255 C 255 23.9 B 255 16.9 WB WBL 105 F 104 124.6 F 104 258.7 WBT F 822 80.1 F 1321 175.0 WBR A 229 5.8 C 1206 21.0 NB NBL 155 F 434 83.4 F 440 91.3 NBTR F 2,394 103.4 F 1,706 109.3 SB SBL 650 F 595 106.1 F 650 136.9 SBLT F 779 122.0 F 900 158.0 SBR 620 B 434 10.4 B 620 16.3 Overall E - 69.5 F - 92.3 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 D 117 46.7 E 188 66.5 EBT B 249 10.5 A 153 5.7 WB WBL 100 C 6 33.5 F 58 81.3 WBT A 207 7.8 D 844 42.3 WBR 225 A 69 8.2 D 225 44.3 SB SBL E 133 59.1 E 611 67.9 SBR 185 E 161 71.8 F 185 147.8 Overall B - 15.0 D - 42.9 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT C 473 15.9 B 366 13.7 EBR 120 B 120 11.7 A 120 7.8 WB WBT A 27 1.9 A 91 2.8 NB NBR F 128 78.2 F 458 252.3 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 112 61.6 E 112 78.1 EBTR A 179 5.2 A 177 6.1 WB WBL 120 E 68 73.8 F 37 88.0 WBT B 420 18.1 C 552 28.8 WBR 430 A 125 6.0 A 430 8.9 NB NBLTR A 0 0.0 E 58 71.0 SB SBLT D 172 45.9 E 175 57.2 SBR C 160 29.1 D 219 36.7 Overall B - 15.8 C - 23.2 As shown in the figures and Table 9, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/I-81 South Ramps (#1) During the weekday p.m. peak hour, the intersection is anticipated to operate at LOS E with 63.6 seconds of control delay. 162 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 58 Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) Similar to existing conditions, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the through lane on Valley Mill Road. The westbound through movement is also anticipated to spill back to the upstream Gateway Drive intersection approximately one and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The overall intersection is projected to operate at LOS E and LOS F during the weekday a.m. and weekday p.m. peak hours, respectively. Route 7 (Berryville Pike)/Cole Lane (#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 78.2 seconds and 252.3. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. 2034 Background Traffic Conditions – Network Scenario 2 Figure 23 illustrates year 2034 background traffic assumed lane configurations and traffic control devices for Network Scenario 2. Figure 24 shows the overall intersection operational results of the year 2034 background traffic operations analysis for the weekday a.m. and p.m. peak hours, respectively. Figure 25 shows the year 2034 background lane group level of service. Table 10 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix I contains the year 2034 background traffic operational analysis worksheets for Network Scenario 2. 163 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 23 Design Year 2034 Background Assumed Lane Configurations andTraffic Control Devices (Network Scenario 2)Frederick County, VA23Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D123451- STOP SIGN- TRAFFIC SIGNAL2345164 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 24 Design Year 2034 Background Traffic Conditions (Network Scenrio 2)Weekday AM and Weekday PM Peak HoursFrederick County, VA24Washington CommonsOctober 2023Figure CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIO000 106012717513600 6116976LOS=BDel=18.438 1512601337CM=NBLOS=FDel=209.26247 14 85 91201661465275 134120871LOS=EDel=68.76802561171240 1496491LOS=CDel=30.823 4 570 02232318112 71049752LOS=DDel=42.248613 35 187 163143061368625 10621409182LOS=FDel=84.87783221171526 1607696LOS=CDel=33.6845 981171175136010 51488112LOS=CDel=33.0127 14921191725CM=NBLOS=FDel=115.1165 23 548 0281358133012 181181773LOS=EDel=63.2BERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 123458165 WEEKDAY AMWEEKDAY PM123WEEKDAY AMWEEKDAY PM45C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 25 Design Year 2034 Background Lane Group Level of Service(Network Scenario 2) Weekday AM and Weekday PM Peak HoursFrederick County, VA25Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D 12345- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXFBBABDDFAAAACCFDD EAD EEA DDEE FAAFCCFBBEECCA F FF BDDFFAFFCCFE ACCFFAFBB F FDDBEDEAAECF F D FFFFDDFDEECCBF F F EEDCCAAAAA166 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 62 Table 10 Design Year 2034 Background Traffic Conditions (Network Scenario 2) – Summary of Maximum Back of Queue and Delay for Each Lane Group by Intersection - SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 116.6 F 145 136.6 EBT C 397 28.8 C 400 32.6 WB WBL 105 F 80 94.9 F 96 95.6 WBT D 744 41.2 D 812 47.0 WBR B 42 16.3 B 255 17.7 NB NBLT F 58 97.3 F 101 101.0 NBR 45 F 35 88.5 E 45 77.4 SB SBL 875 E 417 59.9 F 593 95.7 SBLT A 468 0.0 A 741 0.0 SBR 1000 D 302 54.1 F 749 214.6 Overall D - 42.2 E - 63.2 Route 7 (Berryville Pike) / I-81 North Ramps (#2) Signalized EB EBL 225 F 224 87.4 F 224 110.1 EBT B 469 18.2 B 513 18.6 EBR 255 A 0 0.0 A 0 0.0 WB WBL 105 C 0 30.3 A 0 0.0 WBT A 553 0.0 C 582 34.2 WBR A 0 6.9 A 90 8.7 SB SBL 650 E 591 70.7 F 615 81.3 SBLT A 0 0.0 A 0 0.0 SBR 620 A 255 6.1 A 415 7.1 Overall C - 30.8 C - 33.6 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 463 75.5 E 467 77.5 EBT C 937 30.9 C 833 28.8 EBR C 150 25.9 C 150 25.7 WB WBL 100 F 99 87.1 F 100 145.8 WBT C 522 25.9 F 1080 89.1 WBR 225 C 210 27.9 F 225 101.4 NB NBL F 1172 296.5 F 1153 311.4 NBTR F 1176 86.7 F 1172 80.2 SB SBL D 133 46.8 D 188 48.1 SBTR 185 F 139 87.4 F 292 103.8 SBR C 109 28.7 D 184 37.0 Overall E 68.7 F - 84.8 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT E 888 44.2 C 394 15.3 EBR 120 D 120 32.0 A 108 9.4 WB WBT A 40 1.8 A 144 4.4 NB NBR F 207 209.2 F 386 115.1 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 F 112 80.5 E 112 72.1 EBTR A 192 6.5 A 173 5.9 WB WBL 120 F 82 86.7 F 64 108.6 WBT B 476 18.5 D 569 50.9 WBR 430 A 213 6.0 B 430 15.9 NB NBLTR A 0 0.0 E 62 78.3 SB SBLT D 183 53.7 E 188 57.9 SBR D 207 35.2 D 232 38.1 Overall B - 18.4 C - 33.0 Gateway Drive Extension / Valley Mill Road / Brookland Ln (#8) Unsignalized EB EBLT F 496 150.0 E 155 47.7 EBR A 0 0.0 A 0 0.0 WB WBL B 123 14.1 A 132 6.6 WBTR E 508 45.3 C 398 16.0 NB NBLTR F 473 686.3 F 247 115.3 SB SBL E 413 36.6 D 528 30.9 SBTR C 72 15.5 B 139 10.1 167 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 63 As shown in the figures and Table 10, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Cole Lane (#4) The eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates higher delays of 202.9 seconds and 115.1. seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Gateway Drive Extension/Valley Mill Road/Brookland Lane (#8) Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to operate at LOS F and LOS E during the weekday a.m. and weekday p.m. peak hours, respectively. 2034 Background Traffic Conditions – Network Scenario 3 Network Scenario 3 is identical to Scenario 2 except for the future Valley Mill Road/Gateway Drive Extension intersection configuration. In this scenario, Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in a “T-intersection” configuration. As such, the only operational difference occurs at this single intersection. Figure 24 illustrates the overall intersection operational results and lane group level of service for the Gateway Drive Extension alignment scenarios (Network Scenario 2 and 3). Table 11 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix J contains the Synchro and SimTraffic year 2034 background traffic operational analysis worksheets for Network Scenario 3. 168 WEEKDAY AMWEEKDAY PM88C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 26 Design Year 2034 Background Traffic Conditions and Lane GroupLevel of Service for Gateway Drive Extension AlignmentFrederick County, VA26Washington CommonsOctober 2023Figure7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEX8Network Scenario 27SITE81CO L E L NVALLEY MILL RDGATEWAY DRN123458Network Scenario 3Assumed LaneConfigurationsand TrafficControlDevices8 CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOTrafficConditionsWeekday AMand PM PeakHoursLane GroupLevel ofServiceWeekday AMand PM PeakHoursWEEKDAY AMWEEKDAY PM888ECF DBF FF19398 2793924727CM=EBLOS=FDel=99.838388 57113214632CM=EBLOS=FDel=70.008017 279345167100 910398CM=NBLOS=FDel=686.30 6822 571127 578100 2810388CM=NBLOS=FDel=115.3BBFAEBEACAAA169 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 65 Table 11 Design Year 2034 Background Traffic Conditions (Network Scenario 3) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 113.9 F 145 129.9 EBTR C 398 27.7 C 400 34.6 WB WBL 105 F 71 96.3 F 97 96.0 WBT D 719 40.4 D 609 49.8 WBR B 0 16.4 B 266 17.7 NB NBLT F 45 101.4 F 104 99.1 NBR 45 E 39 77.0 F 45 84.0 SB SBL 875 E 434 61.9 F 752 133.5 SBLT A 469 0.0 A 983 0.0 SBR 1000 E 346 56.5 F 817 222.3 Overall D - 42.1 E - 70.2 Route 7 (Berryville Pike) / I-81 North Ramps (#2) Signalized EB EBL 225 F 224 95.7 F 225 129.9 EBT B 568 19.3 C 587 23.9 WB WBT C 537 30.0 D 620 36.5 WBR A 0 6.6 A 202 8.8 SB SBL 650 E 526 66.3 F 649 94.1 SBR 620 A 50 5.8 A 838 9.0 Overall C - 30.5 D - 38.5 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 461 78.5 E 435 75.3 EBT C 774 29.6 C 864 29.5 EBR 150 C 150 25.3 C 150 27.4 WB WBL 500 F 90 88.0 F 99 153.8 WBT C 481 25.2 F 1085 87.2 WBR 225 C 225 26.0 F 225 96.7 NB NBL 150 F 1074 259.3 F 1066 283.2 NBTR E 987 61.9 E 963 66.0 SB SBL D 135 45.0 D 193 47.2 SBTR F 160 91.8 F 291 112.2 SBR 185 C 109 27.4 D 184 40.9 Overall E - 62.4 F - 80.8 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT D 614 26.3 C 495 21.7 EBR 120 C 120 18.9 B 120 13.8 WB WBT A 34 1.7 A 144 3.9 NB NBR F 124 86.3 F 369 164.6 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 112 70.9 E 112 77.2 EBTR A 185 6.2 A 186 6.3 WB WBL 120 F 59 80.8 F 60 104.5 WBT B 502 18.7 D 568 39.8 WBR 430 A 248 5.8 B 430 11.2 NB NBLTR A 0 0.0 E 68 78.1 SB SBLT D 180 54.6 E 187 56.7 SBR D 183 36.3 D 250 39.3 Overall B - 18.0 C - 28.4 Gateway Drive Extension / Valley Mill Road (#8) Unsignalized EB EBLR F 252 99.8 F 177 70.0 NB NBTL B 180 12.5 B 193 14.8 SB SBTR A 0 0.7 A 10 1.1 170 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 66 As shown in the figures and Table 11, all study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). 2034 Total Traffic Conditions – Network Scenario 1 The year 2034 total traffic conditions analysis forecasts how the transportation system in the study area will operate to support long-term planning efforts. Figure 27 illustrates year 2034 total traffic assumed lane configurations and traffic control devices. Figure 28 shows the design year 2034 traffic operational results for the weekday a.m. and p.m. peak hours. Figure 29 shows the lane group level of service. Table 12 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix K contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 1. 171 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 27 Design Year 2034 Total Assumed Lane Configurations andTraffic Control Devices (Network Scenario 1)Frederick County, VA27Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D123451- STOP SIGN- TRAFFIC SIGNAL672345671010172 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 28 Design Year 2034 Total Traffic Conditions (Network Scenario 1)Weekday AM and Weekday PM Peak HoursFrederick County, VA28Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PM CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOWEEKDAY AMWEEKDAY PM1010120 1493811362CM=WBLOS=ADel=3.5038 60040CM=EBLOS=ADel=4.25611 19267 3202CM=WBLOS=ADel=7.8000 106012717514130 6121776LOS=BDel=18.042 1561601385CM=NBLOS=FDel=246.1208050 8501291731439138 1148114271LOS=CDel=23.039822673 615852561171108200 491178287LOS=FDel=89.2234 59702232318522 71097784LOS=DDel=44.9122 1375881570CM=WBLOS=ADel=15.5133 13901191603CM=NBLOS=FDel=107.3242049 18703303191227179 101931195182LOS=CDel=34.431113881 5901412861041036458 821230506LOS=FDel=82.016523 5300250318125012 181107725LOS=DDel=50.100 0060CM=EBLOS=ADel=3.9356 30260 11256CM=WBLOS=BDel=10.2845 981171175127910 51394112LOS=CDel=22.9173 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 29 Design Year 2034 Total Lane Group Level of Service(Network Scenario 1) Weekday AM and Weekday PM Peak HoursFrederick County, VA29Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXAEBBAFDDBAFFFBBBEA FEFFF BEEF AAAFFCCFDDCEEBBBA DD EA D FFB EEAC FDDBFF FCCEAF BFFFFFF FDDCFFB BCCEAEE EECCBDDA C F ECCAF AAEED BAA 1010AACCDDCCCBAAAAAAA A A AAA A A A A AAAAAA174 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 70 Table 12 Design Year 2034 Total Traffic Conditions (Network Scenario 1) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 127.0 F 144 124.8 EBTR C 401 32.0 C 392 31.5 WB WBL 105 F 83 91.9 F 99 94.6 WBT D 510 45.9 D 597 46.7 WBR B 52 16.6 B 259 16.7 NB NBLT F 44 84.0 F 100 110.7 NBR 45 E 38 63.9 F 45 84.9 SB SBL 875 E 439 62.6 E 421 77.6 SBLT A 493 0.0 A 448 0.0 SBR 1000 D 312 51.1 F 456 88.8 Overall D - 44.9 D - 50.1 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) Signalized EB EBL 225 F 225 140.1 F 224 103.0 EBT D 855 49.8 D 584 35.4 EBR 255 C 255 29.0 C 255 20.9 WB WBL 105 F 103 230.6 F 104 240.5 WBT F 1159 144.7 F 1293 151.2 WBR A 843 8.6 B 1129 14.6 NB NBL 155 F 441 87.6 F 440 82.9 NBTR F 2,377 100.5 F 1,193 103.1 SB SBL 650 F 632 112.8 F 613 111.5 SBLT F 848 128.2 F 780 131.5 SBR 620 B 434 10.7 B 496 11.4 Overall F - 89.2 F - 82.0 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 E 152 72.2 E 256 73.9 EBT B 401 15.0 C 470 25.7 EBR 150 B 150 11.4 B 150 16.8 WB WBL 500 E 260 66.3 E 312 64.2 WBT B 306 14.9 C 346 30.2 WBR 225 A 190 5.4 B 225 12.4 NB NBL 150 E 214 58.4 E 214 62.4 NBTR B 78 10.3 A 69 9.3 SB SBL E 139 56.6 D 192 45.0 SBTR A 128 0.0 A 229 0.0 SBR 185 C 86 21.3 C 184 25.8 Overall C - 23.0 C - 34.4 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT D 594 25.9 C 439 17.4 EBR 120 C 120 17.5 B 120 10.3 WB WBT A 22 1.7 A 58 2.6 NB NBR F 230 246.1 F 234 107.3 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 F 111 80.7 E 111 73.9 EBTR A 188 6.2 A 173 6.5 WB WBL 120 E 61 72.7 E 44 72.6 WBT B 468 18.4 C 541 28.4 WBR 430 A 111 5.8 A 287 7.6 NB NBLTR A 0 0.0 F 69 80.2 SB SBLT D 188 53.0 E 186 55.1 SBR D 187 35.4 D 218 39.4 Overall B - 18.0 C - 22.9 Gateway Drive / Site Access Driveway (#6) Unsignalized WB WBLR A 107 7.8 B 140 10.2 NB NBT A 20 0.8 A 17 1.1 NBTR A 2 0.0 A 0.1 SB SBLT A 30 2.0 A 80 2.5 SBT A 0 0.5 A 0 0.5 175 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 71 Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Cole Lane / Site Access Driveway (#7) Unsignalized EB EBLR A 31 4.2 A 31 3.9 NB NBLT A 0 0.6 A 0 0.0 SB SBTR A 0 0.1 A 0 0.2 RIRO / Route 7 (Berryville Pike) (#10) Unsignalized EB EBT A 0 2.3 A 0 2.3 EBR A 0 2.4 A 0 2.6 WB WBT A 116 3.5 C 372 15.5 NB NBR A 98 2.0 A 88 1.9 As shown in the figures and Table 12, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Valley Mill Road/I-81 Northbound Ramps (#2) Similar to year 2034 background traffic conditions under Network Scenario 1, the northbound left-turn queues are projected to extend beyond the available storage in the inside left-turn lane. The additional demand is accommodated in the northbound through lane on Valley Mill Road. Also similar to year 2034 background traffic conditions, the westbound through movement is anticipated to spill back to the upstream Gateway Drive intersection approximately two percent of the weekday a.m. and weekday p.m. peak hours. The SimTraffic analysis illustrates that the control delay at this intersection is anticipated to increase approximately 20 seconds during the weekday a.m. peak hour and decrease by approximately 10 seconds during the weekday p.m. peak hour. The decrease in the weekday p.m. peak hour results from modified signal timing along the adaptive corridor. Route 7 (Berryville Pike)/Cole Lane (#4) Similar to existing conditions and year 2034 background traffic conditions, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. The SimTraffic model illustrates delays of 246.1 seconds and 107.3 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. SimTraffic Queuing Comparison Table 13 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, any increases in queuing are anticipated to be accommodated by existing or planned storage. 176 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 72 Table 13 Maximum SimTraffic Queue Comparison (Network Scenario 1) – Year 2034 Traffic Conditions Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / I-81 South Ramps (#1) EBL 145 145 145 0 145 144 -1 EBTR 398 401 +3 398 392 -6 WBL 105 56 83 +27 94 99 +5 WBT 555 510 -45 762 597 -165 WBR 80 52 -28 155 259 +104 NBLT 51 44 -7 102 100 -2 NBR 45 39 38 -1 45 45 0 SBL 875 477 439 -38 664 421 -243 SBLT 513 493 -20 827 448 -379 SBR 1,000 304 312 +8 756 456 -300 Route 7 (Berryville Pike) / Valley Mill Road / I-81 North Ramps (#2) EBL 225 225 225 0 224 224 0 EBT 716 855 +139 464 584 +120 EBR 255 255 255 0 255 255 0 WBL 105 104 103 -1 104 104 0 WBT 822 1,159 +337 1,321 1,293 -28 WBR 229 843 +614 1,206 1,129 -77 NBL 155 434 441 +7 440 440 0 NBTR 2,394 2,377 -17 1,706 1,193 -513 NBR 0 0 0 0 0 0 SBL 650 595 632 +37 650 613 -37 SBLT 779 848 +69 900 780 -120 SBR 620 434 434 0 620 496 -124 Route 7 (Berryville Pike) / Gateway Drive (#3) EBL 540 117 152 +35 188 256 +68 EBT 249 401 +152 153 470 +317 EBR 150 N/A 150 N/A N/A 150 N/A WBL 100 / 500 6 260 +254 58 312 +254 WBT 207 306 +99 844 346 -498 WBR 225 69 190 +121 225 225 0 NBL 150 N/A 214 N/A N/A 214 N/A NBTR N/A 78 N/A N/A 69 N/A SBL 133 139 +6 611 192 -419 SBTR N/A 128 N/A N/A 229 N/A SBR 185 161 86 -75 185 184 -1 Route 7 (Berryville Pike) / Cole Lane (#4) EBT 473 594 +121 366 439 +73 EBR 120 120 120 0 120 120 0 WBT 27 22 -5 91 58 -33 NBR 128 230 +102 458 234 -224 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) EBL 300 112 111 -1 112 111 -1 EBTR 179 188 +9 177 173 -4 WBL 120 68 61 -7 37 44 +7 WBT 420 468 +48 552 541 -11 WBR 430 125 111 -14 430 287 -143 NBLTR 0 0 0 58 69 +11 SBLT 172 188 +16 175 186 +11 SBR 160 187 +27 219 218 -1 2034 Total Traffic Conditions – Network Scenario 2 The year 2034 traffic conditions analysis under Network Scenario 2 forecast how the transportation system in the study area will operate to support long-term planning efforts, including the goal to remove access to and from Valley Mill Road at the I-81 N Ramps. Network Scenario 2 assumes Valley Mill Road will fully close and restrict all movements at the intersection of Route 7/I-81 N Ramps. These 177 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 73 impacted trips are rerouted via the new Gateway Drive extension, which is expected to connect south to Valley Mill Road and align with Brookland Lane as a new fourth leg. Figure 30 illustrates year 2034 total traffic assumed lane configurations and traffic control devices assuming all movements are restricted to and from Valley Mill Road at the Route 7/I-81 N Ramps intersection with the extension of Gateway Drive to Valley Mill Road/Brookland Lane, while Figure 31 shows the assignment of all site generated trips for this condition. Note: the assignment of site trips under Scenario 2 assumes some portion of the pass -by trips come from through trips on Gateway Boulevard Extension (rather than solely from Route 7 under Network Scenario 1). Figure 32 shows the 2034 total traffic operational results for the weekday a.m. and p.m. peak hours. Figure 33 shows the lane group level of service. Table 14 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix L contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 2. 178 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 30 Design Year 2034 Total Assumed Lane Configurations andTraffic Control Devices (Network Scenario 2)Frederick County, VA30Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D123451- STOP SIGN- TRAFFIC SIGNAL67234567881010179 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 31 Design Year 2034 Total Cumulative Site-Generated Trip Assignment(Network Scenario 2)Frederick County, VA31Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM8810102741 483211 2068 8022180 36 -15103123-784 4045444521 51 265 -39 51195415 1379 -3960452741 483211 2068 8022175 39 -23111118-734 4045444511 61 249 -20 32203415 1390 -506645180 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 32 Design Year 2034 Total Traffic Conditions (Network Scenario 2)Weekday AM and Weekday PM Peak HoursFrederick County, VA32Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PM CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOWEEKDAY AMWEEKDAY PM88101090 1514661359CM=WBLOS=FDel=52.0080 17 294 345167100 910411CM=NBLOS=FDel=205.2038 60040CM=EBLOS=ADel=4.465661 249298 32203CM=WBLOS=FDel=1060.200 0 106 012717514040 6121476LOS=CDel=23.642 1552601382CM=NBLOS=FDel=94.5799753 8591201661442386 1152113571LOS=FDel=84.47002561171308 1576513LOS=EDel=72.6234 59702232318522 71097784LOS=EDel=59.579 1551601708CM=WBLOS=FDel=93.3068 22 586 127578100 2810401CM=SBLOS=CDel=15.8131 15321191770CM=NBLOS=FDel=193.56661371 187163143061353728 101951331182LOS=EDel=69.97983221171594 1687718LOS=DDel=54.716523 5750281358137112 181229805LOS=EDel=73.30127 119040CM=EBLOS=FDel=131.455551 265664 51195CM=WBLOS=FDel=608.784 5 98 1171175140410 51533112LOS=DDel=45.6181 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 33 Design Year 2034 Total Lane Group Level of Service(Network Scenario 2) Weekday AM and Weekday PM Peak HoursFrederick County, VA33Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEXFDDBFE FCCFAF ACCFEFFB CDDFDFF DDF D F FFFCF AAFED FAF8FDDBFEFDDFAEEFFFFFFFFA AAEAFF CEDD BC B ECACCCDDF AFACCEEECF F A AC AAFFFFF 81010EAAACCCCCBAAAAA A F F B F A A D AACA AFFFFAAAAAA182 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 78 Table 14 Design Year 2034 Total Traffic Conditions (Network Scenario 2) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection - SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 122.0 F 145 122.7 EBTR D 399 54.8 C 400 33.4 WB WBL 105 F 82 110.9 F 82 103.3 WBT D 639 40.1 D 680 49.8 WBR B 243 15.8 B 44 17.1 NB NBLT F 45 120.4 F 100 82.8 NBR 45 E 39 71.9 E 45 75.1 SB SBL 875 F 817 148.1 F 763 168.5 SBLT A 1,040 0.0 A 1,041 0.0 SBR 1000 E 660 55.6 F 795 187.9 Overall E - 59.5 E - 73.3 Route 7 (Berryville Pike) / I-81 North Ramps (#2) Signalized EB EBL 225 F 225 182.5 F 225 142.5 EBT F 1,276 142.4 E 1,001 63.8 WB WBT C 499 26.0 C 531 29.0 WBR A 0 6.5 A 90 7.9 SB SBL 650 F 635 91.8 F 650 125.2 SBR 620 A 559 7.3 B 908 14.3 Overall E - 72.6 D - 54.7 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 F 540 115.6 F 540 98.7 EBT F 1,365 121.8 F 1,338 86.7 EBR 150 F 150 123.1 F 150 92.2 WB WBL 500 F 100 135.6 F 100 120.8 WBT D 1,0431 37.3 D 1,0981 39.4 WBR 225 C 225 29.2 C 225 34.6 NB NBL 150 E 1,0972 77.3 F 9202 86.5 NBTR C 9372 24.0 D 7692 39.5 SB SBL D 146 45.0 D 197 44.2 SBTR E 143 77.1 F 354 119.5 SBR 185 C 111 30.7 D 185 42.9 Overall F - 84.4 E - 69.9 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT C 562 22.4 C 490 18.3 EBR 120 C 120 16.7 B 120 11.2 WB WBT A 93 3.6 A 168 8.1 NB NBR F 146 94.5 F 373 193.5 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 112 77.8 F 112 80.1 EBTR A 185 6.3 A 184 6.3 WB WBL 120 E 87 76.6 F 93 126.7 WBT C 502 31.4 F 574 81.8 WBR 430 A 264 8.0 C 430 22.0 NB NBLTR A F 67 81.9 SB SBLT E 197 55.2 E 173 57.6 SBR C 183 34.8 D 289 47.4 Overall C - 23.6 D - 45.6 Gateway Drive / Site Access Driveway (#6) Unsignalized WB WBLR F 171 1060.2 F 171 608.7 NB NBT F 823 169.3 F 648 88.4 NBTR F 844 51.2 B 639 10.4 SB SBLT B 99 10.2 A 94 9.2 SBT A 180 1.1 A 67 0.9 Cole Lane / Site Access Driveway (#7) Unsignalized EB EBLR A 30 4.4 F 37 131.4 NB NBLT A 0 0.0 D 123 28.0 SB SBTR A 0 0.2 A 0 0.2 183 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 79 Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Gateway Drive Extension / Valley Mill Road / Brookland Lane (#8) Unsignalized EB EBLT E 241 49.4 A 38 3.7 EBR A 0 0.0 A 0 0.0 WB WBL A 33 3.2 A 21 3.6 WBTR C 303 16.4 A 5 0.9 NB NBLTR F 304 205.2 A 63 9.2 SB SBL C 216 18.0 C 258 15.8 SBTR B 52 11.0 A 105 7.2 RIRO / Route 7 (Berryville Pike) (#10) Unsignalized EB EBT A 11 2.7 A 0 1.6 EBR A 0 2.3 A 0 0.7 WB WBT F 691 52.0 F 746 93.3 NB NBR A 74 1.8 A 81 2.7 1Includes upstream westbound through queue from RIRO / Route 7 (Berryville Pike) (#10) due to node location. 2Includes upstream northbound through queue from Gateway Drive / Site Access Driveway (#6). As shown in the figures and Table 14, all signalized study intersections and critical movements at unsignalized study intersections are forecast to continue to operate at LOS D or better with queues contained within existing storage with the following exceptions: Route 7 (Berryville Pike)/Gateway Drive (#3) During the weekday a.m. and weekday p.m. peak hours, the signalized intersection is projected to operate above capacity at LOS E and LOS F. The eastbound through movement is projected to spill back to the upstream ramp terminal intersection approximately 12 and four percent of the weekday a.m. and weekday p.m. peak hours, respectively. The northbound queues are projected to spill upstream beyond the proposed commercial site entrance on Gateway Drive (#6) as a result of the rerouted traffic from Valley Mill Road. Route 7 (Berryville Pike)/Cole Lane (#4) Similar to existing conditions and year 2034 background traffic conditions under Network Scenario 2, the eastbound queues at the adjacent Route 7 (Berryville Pike)/Regency Lakes Drive (#5) intersection spill back to Cole Lane during both weekday peak hours. While the deterministic Synchro model shows the critical northbound right-turn movement from Cole Lane operating below capacity at LOS B, the SimTraffic model illustrates higher delays of 94.5 seconds and 193.5 seconds during the weekday a.m. and weekday p.m. peak hour, respectively. Gateway Drive Extension/Site Driveway (#6) During the weekday a.m. and weekday p.m. peak hours, the critical westbound movement is projected to operate at LOS F. The left-turn movements from the site driveway are anticipated to experience delays completing a maneuver onto the four-lane Gateway Drive Extension due to queuing along Gateway Drive resulting from rerouted trips from Valley Mill Road. Gateway Drive Extension/Valley Mill Road/Brookland Lane (#8) Under the assumption of a two-way stop-controlled Gateway Drive Extension/Valley Mill Road/Brookland Lane intersection, the critical southbound left-turn movement is anticipated to 184 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 80 operate above capacity at LOS F. Similar to year 2034 background conditions under this network scenario, the southbound left-turn is anticipated to be the heaviest movement at the intersection due to the redirection of traffic after the disconnect of Valley Mill Road from Route 7. RIRO/ Route 7 (Berryville Pike) (#10) The critical westbound through movement is anticipated to operate at LOS F during both the weekday a.m. and weekday p.m. peak hours. This results from upstream queues at the adjacent Route 7 (Berryville Pike)/Gateway Drive (#3) intersection spilling back to this node in the SimTraffic model. The westbound movement would not be anticipated to experience any delay as a result of operations/conflicts at this intersection. The northbound right out of the site is anticipated to operate at LOS A during both weekday peak periods. SimTraffic Queuing Comparison Table 15 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, both increases and decreases in expected queueing are shown due to reprioritization of signal timing under the adaptive signal system. For example, queues on the eastbound approach to the Route 7 (Berryville Pike) Gateway Drive intersection are anticipated to increase by several car lengths, while the queues on the northbound approach are anticipated to decrease substantially relative to year 2034 background traffic conditions under this scenario. The signal timing under future conditions can be adjusted under the adaptive system to help balance these completing movements based on real time traffic conditions. Table 15 Maximum SimTraffic Queue Comparison – Year 2034 Traffic Conditions (Network Scenario 2) Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / I-81 South Ramps (#1) EBL 145 145 145 0 145 145 0 EBTR 397 399 +2 400 400 0 WBL 105 80 82 +2 96 82 -14 WBT 744 639 -105 812 680 -132 WBR 42 243 +201 255 44 -211 NBLT 58 45 -13 101 100 -1 NBR 45 35 39 +4 45 45 0 SBL 875 417 817 +400 593 763 +170 SBLT 468 1,040 +572 741 1,041 +300 SBR 1000 302 660 +358 749 795 +46 Route 7 (Berryville Pike) / I-81 North Ramps (#2) EBL 225 224 225 +1 224 225 +1 EBT 469 1,276 +807 513 1,001 +488 WBT 553 499 -54 582 531 -51 WBR 0 0 0 90 90 0 SBL 650 591 635 +44 615 650 +35 SBR 620 255 559 +304 415 908 +493 185 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 81 Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / Gateway Drive (#3) EBL 540 463 540 +77 467 540 +73 EBT 937 1365 +428 833 1,338 +505 EBR 150 150 150 0 150 150 0 WBL 100 / 500 99 100 +1 100 100 0 WBT 522 1,0431 +521 1,080 1,0981 +18 WBR 225 210 225 +15 225 225 0 NBL 1,172 1,0972 -75 1,153 9202 -233 NBTR 1,176 9372 -239 1,172 7692 -403 SBL 133 146 +13 188 197 +9 SBTR 139 143 +4 292 354 +62 SBR 185 109 111 +2 184 185 +1 Route 7 (Berryville Pike) / Cole Lane (#4) EBT 888 562 -326 394 490 +96 EBR 120 120 120 0 108 120 +12 WBT 40 93 +53 144 168 +24 NBR 207 146 -61 386 373 -13 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) EBL 300 112 112 0 112 112 0 EBTR 192 185 -7 173 184 +11 WBL 120 82 87 +5 64 93 +29 WBT 476 502 +26 569 574 +5 WBR 430 213 264 +51 430 430 0 NBLTR 0 0 0 62 67 +5 SBLT 183 197 +14 188 173 -15 SBR 207 183 -24 232 289 +57 1Includes upstream westbound through queue from RIRO / Route 7 (Berryville Pike) (#10) due to node location. 2Includes upstream northbound through queue from Gateway Drive / Site Access Driveway (#6). Mitigations Given the projected demand along the Gateway Drive Extension under year 2034 traffic conditions in Network Scenario 2, the addition of a separate westbound left-turn lane from the site driveway (Study Intersection #6) would help reduce delays experienced by the heavier westbound right-turn movement. The design of the median along the Gateway Drive Extension can also be designed to accommodate two-stage left-turns from the site driveway, which was not assumed in this analysis. Table 16 below illustrates the anticipated operations of the Gateway Drive Extension/Site Driveway (#6) intersection with the addition of an exclusive left-turn lane and the addition of a median permitting a two-stage left-turn out of the site. This analysis was performed using Synchro software, as SimTraffic software is not able to accurately account for two-stage left-turns. Table 16 Gateway Drive Extension/Site Driveway – Additional Westbound Left-Turn Lane and Median Storage – Year 2034 Total Traffic Conditions (Network Scenario 2) Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length (feet) LOS 95th Percentile Queue (feet) Delay (sec) LOS 95th Percentile Queue (feet) Delay (sec) Gateway Drive / Site Access Driveway (#6) Two- Way Stop- Control WB WBL 200 D 15 26.5 D 32 34.5 WLR B 41 14.1 B 34 12.8 WB Approach C - 15.8 C - 17.3 NBTR - 0 0.0 - 0 0.0 NB Approach - - 0.0 - - 0.0 SB SBL 100 B 335 11.2 B 33 10.5 SBT - 0 0.0 - 0 0.0 SB Approach - - 5.1 - - 3.0 As shown, the critical westbound left-turn movement is anticipated to operate at LOS D or better. As such, the following is recommended: 186 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 82 ▪ Develop a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. ▪ Develop a median along the Gateway Drive Extension to allow for two-stage left-turns from the site driveway. 2034 Total Traffic Conditions – Network Scenario 3 The year 2034 traffic conditions analysis under Network Scenario 3 forecast how the transportation system in the study area will operate to support long-term planning efforts, including the goal to remove access to and from Valley Mill Road at the I-81 N Ramps. Like Network Scenario 2, Network Scenario 3 assumes Valley Mill Road will fully close and restrict all movements at the intersection of Route 7/I-81 N Ramps. These impacted trips are rerouted via the new Gateway Drive extension, which is expected to connect south to Valley Mill Road as a new continuous street. The curved geometry of this alignment is different than the previous scenario and does not align with the existing intersection of Valley Mill Road/Brookland Lane. Instead, the Network Scenario 3 alignment involves a new intersection providing access to the closed-off Valley Mill Road and Brookland Lane. Figure 34 illustrates year 2034 total traffic assumed lane configurations and traffic control devices assuming all movements are restricted to and from Valley Mill Road at the Route 7/I -81 N Ramps intersection with the extension of Gateway Drive to align as a continuous street with Valley Mill Road, while Figure 35 shows the assignment of all site generated trips for this condition. Note: the assignment of site trips under Scenario 3 assumes some portion of the pass -by trips come from through trips on Gateway Boulevard Extension (rather than solely from Route 7 under Network Scenario 1). Figure 36 shows the 2034 total traffic operational results for the weekday a.m. and p.m. peak hours. Figure 37 shows the lane group level of service. Table 17 summarizes the SimTraffic peak hour levels of service, maximum back of queue, and delay for each lane group by intersection. Appendix M contains the Synchro and SimTraffic year 2034 total traffic conditions operational worksheets for Network Scenario 3. 187 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 34 Design Year 2034 Total Assumed Lane Configurations andTraffic Control Devices (Network Scenario 3)Frederick County, VA34Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRNR E G E N C Y L A K E S R D123451- STOP SIGN- TRAFFIC SIGNAL67234567881010188 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 35 Design Year 2034 Total Cumulative Site-Generated Trip Assignment(Network Scenario 3)Frederick County, VA35Washington CommonsOctober 2023Figure1234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM8102741 483211 2068 8022180 36 -15103123-784 4045444521 51 265 -39 51195479 -3960452741 483211 2068 8022175 39 -23111118-734 4045444511 61 249 -20 32203490 -506645BERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN123456781013 15 13 15 189 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 36 Design Year 2034 Total Traffic Conditions (Network Scenario 3)Weekday AM and Weekday PM Peak HoursFrederick County, VA36Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN12345167234567WEEKDAY AMWEEKDAY PM CM = INTERSECTION MOVEMENT (UNSIGNALIZED)LOS = INTERSECTION MOVEMENT LEVEL OF SERVICE(SIGNALIZED)/INTERSECTION MOVEMENT LEVEL OF SERVICE (UNSIGNALIZED) Del = INTERSECTION AVERAGE CONTROL DELAY (SIGNALIZED)/INTERSECTION MOVEMENT CONTROL DELAY (UNSIGNALIZED) V/C = INTERSECTION VOLUME-TO-CAPACITY RATIOWEEKDAY AMWEEKDAY PM88101079 1551601708CM=WBLOS=FDel=89.838401 58613214632CM=EBLOS=CDel=24.5131 15321191770CM=NBLOS=FDel=162.46661371 187163143061353728 01851331182LOS=EDel=69.97983221171594 1687718LOS=EDel=55.216523 5750281358137112 181229805LOS=EDel=65.60127 119040CM=EBLOS=EDel=44.055551 265664 51195CM=WBLOS=FDel=650.2845 981171175140410 51533112LOS=DDel=45.090 1451661359CM=WBLOS=DDel=29.519411 2943924727CM=EBLOS=FDel=55.7038 60040CM=EBLOS=ADel=4.365661 249298 32203CM=WBLOS=FDel=1169.1000 106012717513410 6121476LOS=BDel=18.742 1489601382CM=NBLOS=FDel=102.1799753 8591201661442386 0152113571LOS=FDel=85.27002561171308 1576513LOS=EDel=79.0234 59702232318522 71097784LOS=EDel=68.8190 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 37 Design Year 2034 Total Lane Group Level of Service(Network Scenario 3) Weekday AM and Weekday PM Peak HoursFrederick County, VA37Washington CommonsOctober 2023FigureBERRYVILLE PIKE7SITE81CO L E L NVALLEY MILL RDGATEWAY DRN1234567WEEKDAY AMWEEKDAY PMWEEKDAY AMWEEKDAY PM- STOP SIGN- TRAFFIC SIGNAL- LANE GROUP LEVEL-OF-SERVICEX8A FA C8101234567FDDBFF FDDFAF ACCFEFFB DDDFCFF DDF D F FFFCE AAEED FAEFDDBFFFDDFFEEFFFFFFFFA AAEAFF CEDD B EDACCCDDF FABBFEECF AFFFFF10A ACCBCCBAAAAA A A ADD FFAAAAAAE C A AF F A AA A AA 191 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 87 Table 17 Design Year 2034 Total Traffic Conditions (Network Scenario 3) – Summary of Maximum Queue and Delay for Each Lane Group by Intersection – SimTraffic Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) Route 7 (Berryville Pike) / I-81 South Ramps (#1) Signalized EB EBL 145 F 145 120.4 F 145 127.2 EBTR D 400 44.6 D 400 35.1 WB WBL 105 F 68 99.7 F 102 101.7 WBT D 481 40.3 D 733 50.0 WBR B 15.8 B 100 17.4 NB NBLT F 48 83.4 F 102 84.8 NBR 45 F 40 84.6 F 45 89.9 SB SBL 875 F 821 201.6 F 708 129.3 SBLT F 1167 A 882 SBR 1000 E 854 62.6 F 742 156.4 Overall E - 68.8 E - 65.6 Route 7 (Berryville Pike) / I-81 North Ramps (#2) Signalized EB EBL 225 F 225 203.2 F 225 155.1 EBT F 1276 160.8 E 888 63.5 WB WBT C 485 26.4 C 556 30.6 WBR A 0 6.7 A 0 7.8 SB SBL 650 F 636 95.4 F 650 126.1 SBR 620 A 567 7.4 B 920 13.2 Overall E - 79.0 E - 55.2 Route 7 (Berryville Pike) / Gateway Drive (#3) Signalized EB EBL 540 F 540 116.0 F 540 97.3 EBT F 1352 124.8 F 1280 82.6 EBR 150 F 150 126.5 F 150 88.8 WB WBL 500 F 100 132.5 F 100 128.7 WBT D 8691 36.4 D 1,1161 43.4 WBR 225 C 225 30.6 D 225 39.7 NB NBL 150 E 9942 77.4 F 9542 86.8 NBTR C 8202 26.0 C 7532 33.3 SB SBL D 133 43.9 D 186 43.4 SBTR E 142 79.8 F 348 123.1 SBR 185 C 106 29.8 D 185 44.9 Overall F - 85.2 E - 69.9 Route 7 (Berryville Pike) / Cole Lane (#4) Unsignalized EB EBT C 545 21.6 C 483 16.9 EBR 120 B 120 12.8 B 120 10.1 WB WBT A 67 2.4 A 156 7.8 NB NBR F 152 102.1 F 402 162.4 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) Signalized EB EBL 300 E 112 75.4 E 112 78.2 EBTR A 194 6.4 A 180 6.2 WB WBL 120 F 91 92.1 F 100 119.1 WBT B 486 19.6 F 574 80.1 WBR 430 A 182 6.1 C 430 21.0 NB NBLTR A 0 0.0 E 61 67.5 SB SBLT E 180 55.5 E 205 59.5 SBR D 182 35.1 D 241 41.4 Overall B - 18.7 D - 45.0 Gateway Drive / Site Access Driveway (#6) Unsignalized WB WBLR F 186 1169.1 F 186 650.2 NB NBT F 754 154.5 F 684 113.2 NBTR E 741 38.6 C 650 21.7 SB SBL B 99 10.7 A 96 8.9 SBT A 155 0.8 A 110 0.8 Cole Lane / Site Access Driveway (#7) Unsignalized EB EBLR A 29 4.3 E 33 44.0 NB NBLT A 0 0.2 A 36 7.9 SB SBTR A 0 0.2 A 0 0.2 Realigned Valley Mill Road / Closed Valley Mill Rd Access (#8) Unsignalized EB EBLR F 228 55.7 C 144 24.5 NB NBLT A 155 9.3 A 108 6.0 SB SBTR A 0 0.4 A 9 0.6 192 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 88 Intersection Information A.M. Peak Hour P.M. Peak Hour Intersection Traffic Control Approach Lane Group Storage Length LOS Max Queue (feet) Delay (sec) LOS Max Queue (feet) Delay (sec) RIRO / Route 7 (Berryville Pike) (#10) Unsignalized EB EBT A 4 2.9 A 0 1.6 EBR A 0 2.6 A 0 0.7 WB WBT D 495 29.5 F 738 89.8 NB NBR A 80 1.9 A 67 2.5 1Includes upstream westbound through queue from RIRO / Route 7 (Berryville Pike) (#10) due to node location. 2Includes upstream northbound through queue from Gateway Drive / Site Access Driveway (#6). As shown in the figures and Table 17, all study intersections are forecast to operate similarly to Network Scenario 2 with the exception of the Gateway Drive Extension/Valley Mill Road intersection where the Gateway Drive Extension movement has been converted to an uncontrolled through movement onto Valley Mill Road. Under this scenario, the control delays experienced by the critical movements are anticipated to be substantially lower than under Network Scenario 2. This is a result of prioritizing the heaviest movement at the intersection (to and from Gateway Drive Extension). SimTraffic Queuing Comparison Table 18 below provides a queue comparison between background and total traffic conditions for each study intersection. As shown, both increases and decreases in expected queueing are shown due to reprioritization of signal timing under the adaptive signal system. For example, queues on the eastbound approach to the Route 7 (Berryville Pike) Gateway Drive intersection are anticipated to increase, while the queues on the northbound approach are anticipated to decrease substantially relative to no-build conditions. The signal timing under future conditions should be adjusted under the adaptive system to help balance these completing movements based on real time traffic conditions. 193 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 89 Table 18 Maximum SimTraffic Queue Comparison – Year 2034 Traffic Conditions (Network Scenario 3) Intersection Movement Storage (feet) Weekday AM Weekday PM BK Total Δ BK Total Δ Route 7 (Berryville Pike) / I-81 South Ramps (#1) EBL 145 145 145 0 145 145 0 EBTR 398 400 +2 400 400 0 WBL 105 71 68 -3 97 102 +5 WBT 719 481 -238 609 733 +124 WBR 0 0 0 266 100 -166 NBLT 45 48 +3 104 102 -2 NBR 45 39 40 +1 45 45 0 SBL 875 434 821 +387 752 708 -44 SBLT 469 1,167 +698 983 882 -101 SBR 1000 346 854 +508 817 742 -75 Route 7 (Berryville Pike) / I-81 North Ramps (#2) EBL 225 224 225 +1 225 225 0 EBT 568 1,276 +708 587 888 +301 WBT 537 485 -52 620 556 -64 WBR 0 0 0 202 0 -202 SBL 650 526 636 +110 649 650 +1 SBR 620 50 567 +517 838 920 +82 Route 7 (Berryville Pike) / Gateway Drive (#3) EBL 540 461 540 +79 435 540 +105 EBT 774 1,352 +578 864 1,280 +416 EBR 150 150 150 0 150 150 0 WBL 100 / 500 90 100 +10 99 100 +1 WBT 481 8691 +388 1,085 1,1161 +31 WBR 225 225 225 0 225 225 0 NBL 150 1,074 9942 -80 1,066 9542 -112 NBTR 987 8202 -167 963 7532 -210 SBL 135 133 -2 193 186 -7 SBTR 160 142 -18 291 348 +57 SBR 185 109 106 -3 184 185 +1 Route 7 (Berryville Pike) / Cole Lane (#4) EBT 614 545 -69 495 483 -12 EBR 120 120 120 0 120 120 0 WBT 34 67 +33 144 156 +12 NBR 124 152 +28 369 402 +33 Route 7 (Berryville Pike) / Regency Lakes Drive (#5) EBL 300 112 112 0 112 112 0 EBTR 185 194 +9 186 180 -6 WBL 120 59 91 +32 60 100 +40 WBT 502 486 -16 568 574 +6 WBR 430 248 182 -66 430 430 0 NBLTR 0 0 0 68 61 -7 SBLT 180 180 0 187 205 +18 SBR 183 182 -1 250 241 -9 1Includes upstream westbound through queue from RIRO / Route 7 (Berryville Pike) (#10) due to node location. 2Includes upstream northbound through queue from Gateway Drive / Site Access Driveway (#6). Mitigations Similar to Network Scenario 2, the westbound approach to the Gateway Drive Extension/Site Driveway intersection (#6) would benefit from the following improvements: ▪ Develop a separate left-turn lane out of the site driveway onto the Gateway Drive Extension with at least 200 feet of storage and a 100-foot taper. ▪ Develop a median along the Gateway Drive Extension to allow for two-stage left-turns from the site driveway. 194 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 90 TRAFFIC CONTROL AT GATEWAY DRIVE EXTENSION/VALLEY MILL ROAD Under Network Scenario 2 & 3, various types of intersection control were evaluated at the Gateway Drive Extension/Valley Mill Road intersection under design year 2034 total traffic conditions. The two alignments of Gateway Drive Extension have different right of way implications, as do the intersection control forms themselves. For both of these network scenarios, a roundabout was evaluated in addition to two-way stop control (indicated in the previous analyses), and a traffic signal. Network Scenario 2: Gateway Drive Extension Aligned with Brookland Lane Under Network Scenario 2, where Gateway Drive connects south to Valley Mill Road in alignment with Brookland Lane, a signal was warranted under Warrant #2 – Four-Hour Warrant. Both a signal and roundabout were compared for this intersection in addition to the stop-controlled approach already shown. Table 19 summarizes the operational results for the traffic signal. Table 19 Traffic Operations for Signal (Network Scenario 2) Intersection Traffic Control Approach Weekday A.M. Peak Hour Weekday P.M. Peak Hour LOS v/c Delay (sec) LOS v/c Delay (sec) Valley Mill Road & Brookland Lane / Gateway Drive Extension Signal EB C 0.58 20.4 C 0.48 24.6 WB B 0.29 11.7 B 0.29 17.4 NB C 0.42 31.9 C 0.34 28.0 SB C 0.64 20.2 C 0.88 21.1 Overall B 0.67 17.8 C 0.83 20.6 As shown in Table 19, the signal operates at LOS D in both the weekday a.m. and p.m. peak hour. Traffic operations for the roundabout were evaluated using Sidra 8 and are summarized in Table 20. A roundabout operates better than a two-way stop controlled, or signalized intersection. A diagram showing a layout of the roundabout and land needed is shown in Figure 38. This roundabout would impact a total of six (6) parcels, with full takes of likely four (4) properties. Table 20 Traffic Operations for Roundabout (Network Scenario 2) Intersection Traffic Control Approach Weekday A.M. Peak Hour Weekday P.M. Peak Hour LOS v/c Delay (sec) LOS v/c Delay (sec) Valley Mill Road & Brookland Lane / Gateway Drive Extension Roundabout EB A 0.21 6.1 A 0.17 8.4 WB A 0.46 8.9 A 0.42 7.6 NB A 0.14 6.0 A 0.16 7.7 SB A 0.28 5.2 B 0.61 10.1 Overall A -- 7.0 A -- 9.0 As shown in Table 20, the roundabout operates at LOS A in both the weekday a.m. and p.m. peak hour. Network Scenario 3: Gateway Drive Extension Aligned with Valley Mill Road (east) In this scenario, Gateway Drive Extension is connected south into Valley Mill Road (east) via a single curvilinear alignment, existing Valley Mill Road (west) is realigned to intersection this new alignment in 195 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 91 a “T-intersection” configuration. In this configuration, a traffic signal was not warranted under any condition. Therefore, only a roundabout and two-way stop control were considered. Traffic operations for the roundabout were evaluated using Sidra 8 and are summarized in Table 21. A roundabout operates better than a two-way stop controlled, or signalized intersection. A diagram showing a layout of the roundabout and land needed is shown in Figure 39. This roundabout would impact a total of nine (9) parcels (not including significant impacts to the proposed development) and would likely require full acquisition of six (6) properties. Table 21 Traffic Operations for Roundabout (Network Scenario 3) Intersection Traffic Control Approach Weekday A.M. Peak Hour Weekday P.M. Peak Hour LOS v/c Delay (sec) LOS v/c Delay (sec) Valley Mill Road & Brookland Lane / Gateway Drive Extension Roundabout EB A 0.31 7.0 A 0.28 8.7 NB A 0.46 8.9 A 0.42 7.6 SB A 0.28 5.2 B 0.61 10.1 Overall A -- 7.2 A -- 9.1 As shown in Table 21, the roundabout operates at LOS A in both the weekday a.m. and p.m. peak hour. Both Table 20 and Table 21 show that a roundabout performs much better operationally than the minor stop-control or signal in both network scenarios. While either roundabout alignment could work, property impacts vary between the two scenarios. Network Scenario 2, aligned with Brookland Lane, would result in the smallest property impact. Ultimately, we recommend aligning Gateway Drive Extension with Brookland Lane as the preferred network scenario due to its optimal traffic operations, safety, and minimized property impacts. 196 H:\25\25056 - Ganse Property\design\_Models\25056_Valley Mill Rndt 1_Report.dwg May 25, 2023 - 12:56pm - abutsick Layout Tab: 02Roundabout Concept - Aligned with Brookland Lane Valley Mill Road / Gateway Drive Extension Frederick County, VA 38 Washington Commons May 2023 Figure N VALLE Y M I L L R D BROOKLAND LNVALLE Y M I L L R D GATEWAY DR EXTENSION0 10050100 Scale: 1" = 100' ICD = 120' PROPOSED R/W October 197 H:\25\25056 - Ganse Property\design\_Models\25056_Valley Mill Rndt 2_Report.dwg May 25, 2023 - 12:57pm - abutsick Layout Tab: 02Roundabout Concept - New Continuous Street Valley Mill Road / Gateway Drive Extension Frederick County, VA 39 Washington Commons May 2023 Figure N VALLE Y M I L L R DBROOKLAND LNVALLE Y M I L L R D GATEWAY DR0 10050100 Scale: 1" = 100' ICD = 120' PROPOSED R/W EXTENSIONOctober 198 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 94 PEDESTRIAN AND BICYCLE ACCOMMODATIONS An existing shared-use path on Route 7 currently terminates at Martin Drive. VDOT and Frederick County have indicated they would like to extend that connection to Gateway Drive. Given the limited pedestrian facilities at the intersection of Route 7 and Gateway Drive today, it is recommended that pedestrian and bike access would be created in the installment of two crosswalks and pedestrian signals – one for the east-west movement across the new fourth leg to the south of the intersection, and one for the north-south movement across the eastern Route 7 approach. This connection would lead to the existing curb ramps and sidewalk in the northeast quadrant of Route 7/Gateway Drive. In addition to this proposed access, potential alignments of pedestrian and bicycle access should be considered, whether through a frontage path adjacent to Route 7 or a path through the proposed development. Grading and slopes along Route 7 between Martin Drive and Gateway Drive may present challenges, and any new facility should be constructed to meet current ADA standards. Figure 40 displays the recommended accommodations. 199 C:\Users\abutsick\appdata\local\temp\AcPublish_29628\28595_Report_Figures_SIMTRAFFIC.dwg Oct 17, 2023 - 5:54pm - abutsick Layout Tab: 40Pedestrian and Bicycle Accommodations Frederick County, VA 40 Washington Commons October 2023 Figure Existing Shared Use Path Proposed Shared Use Path Extension Proposed Crosswalks 7 81 BERR Y V I L L E P I K E COLE LNV A L L E Y M I L L R D GATEWAY DR REGENC Y L A K E S R D SITE 200 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 96 FUTURE CONSIDERATIONS FOR ROUTE 7 The WinFred MPO in partnership with VDOT, Frederick County, and the City of Winchester contracted with Pennoni to conduct a Traffic Operations Feasibility Study to identify conceptual corridor options to improve operations and safety at the I-81 Exit 315 interchange, including the following elements: ▪ Forecast traffic conditions for horizon year 2034 using trip generation from this TIA and incorporate adjacent regional growth. ▪ Assess traffic and safety for Route 7 at the I-81 Northbound Ramp (Exit 315)/Valley Mill Road intersection. ▪ Evaluate a range of access scenarios to accommodate future master planned development (Washington Commons) and serve traffic on Valley Mill Road south of Route 7. ▪ Evaluate coordination of Gateway Drive Extended impacts south of Route 7 by others to determine the most efficient Route 7 concept to increase through speeds on Berryville Pike. ▪ Develop a concept plan alternative for future public funding applications. The study found that the Route 7/I-81 North Ramps/Valley Mill Road intersection experiences the highest congestion and overall delay of any intersection in the vicinity as well as the highest crash rate in the study area. The Gateway Drive intersection is also expected to operate with high levels of congestion in the 2034 scenario. Study findings are summarized below. Roadway Access ▪ Improvements needed to address crash incidents at NB Exit 315 signal. ▪ Scenario 5 (full access) will best accommodate future development traffic that uses Valley Mill Road. ▪ Gateway Drive Extended needs additional lanes at Route 7 for increased turns for adequate operations. Traffic Operations ▪ Removal of signal phase(s) at the Route 7/I-81 North Ramps (Exit 315) through the implementation of a Thru-cut intersection configuration would provide the largest capacity benefit. ▪ Grade-separated alternative (Echelon interchange form) not feasible without major impacts to Valley Mill Road and I-81 limited access. ▪ A Partial Center Turn Overpass interchange configuration at Valley Mill Road would provide the best operational performance, but would be significantly more expensive, require more local access removal relative to other alternatives, and would entail a more involved FHWA approval process. 201 Washington Commons October 2023 Transportation Impact Analysis Kittelson & Associates, Inc. 97 ▪ A Thru-cut and Partial Median U-Turn (PMUT) at the Route 7/I-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections, respectively, provide best corridor speed & queue improvements for Route 7 at a more achievable magnitude of cost. Traffic growth is expected to have a significant impact on delay and queueing for s everal movements at the Route 7/I-81 North Ramps/Valley Mill Road and Route 7/Gateway Drive intersections in the 2034 horizon year. To address these forecast conditions and mitigate historical crash trends, the study recommends the following improvements: ▪ Route 7/I-81 North Ramps/Valley Mill Road: This intersection is projected to be oversaturated under year 2034 horizon conditions. Valley Mill Road should maintain partial access at its existing intersection with Route 7. A north-south Thru-cut and east-west Partial Median U-Turn are proposed at this intersection to reduce the traffic signal to two phases. An unsignalized directional median would be installed at Martin Drive to facilitate eastbound U-turns and westbound left-turns on Martin Drive. This is the only at-grade solution capable of mitigating the oversaturated conditions. ▪ Route 7/Gateway Drive: This intersection is projected to be oversaturated under year 2034 horizon conditions. A north-south Thru-cut is proposed to reduce the traffic signal to three phases. A signalized U-turn median cutout would be installed to the east between Gateway Drive and Regency Lakes Drive. In year 2034, the northbound queue on Gateway Drive at Route 7 is expected to exceed 1,000 feet, which puts the future connection to Valley Mill Road at risk with queued traffic backing almost to the proposed roundabout at Valley Mill Road/Brookland Drive intersection. ▪ Route 7/Regency Lakes Drive: Install median channelization for the eastbound left-turn lane to prevent Cole Lane traffic from merging across multiple lanes of traffic at the intersection. Lengthen the eastbound left-turn lane at Regency Lakes Drive to support future traffic volumes. ▪ Valley Mill Road/Gateway Drive Extended: Extend Gateway Drive to intersect existing Valley Mill Road at Brookland Drive and install a roundabout. 202 Conclusions and Recommendations 203 204 intersection this new alignment in a “T section” configuration, and Valley Mill • 205 206 • 207 208 209 210 References 211 Washington Commons October 2023 References Kittelson & Associates, Inc. 108 REFERENCES 1. Transportation Research Board. Highway Capacity Manual, 6th Edition. 2016. 2. Virginia Department of Transportation. Traffic Operations and Safety Analysis Manual, Version 2.0. February 2020. 3. Institute of Transportation Engineers. Trip Generation, 11th Edition. 2021. 212 Appendix A Scoping Letter 213 214 215 216 217 218 219 220 221 222 223 Appendix B Traffic Counts 224 225 226 227 228 229 230 231 232 233 234 235 236 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Cole Ln -- Rte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)QC JOB #: QC JOB #: 15372801 CITY/STATE: CITY/STATE: Frederick, VA DATE: DATE: Tue, Feb 23 2021 0 0 1 0 0 0 21 0 0 0 0.75 0 0.820.82 0 0 60 60 0 16 21 1 16 0.7360 38 Peak-Hour: 8:00 AM -- 9:00 AMPeak-Hour: 8:00 AM -- 9:00 AM Peak 15-Min: 8:15 AM -- 8:30 AMPeak 15-Min: 8:15 AM -- 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 5 5 0 6.3 0 0 6.3 5 2.6 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N/A N/A N/A N/A N/A N/A N/A N/A 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Cole Ln Cole Ln (Northbound)(Northbound) Cole Ln Cole Ln (Southbound)(Southbound) Rte 7 (RIRO + Cole to RegencyRte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)Lakes / WB Rte 7) (Eastbound)(Eastbound) Rte 7 (RIRO + Cole to RegencyRte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)Lakes / WB Rte 7) (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU 6:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:15 AM 0 1 0 0 0 0 0 0 0 0 1 0 0 0 0 0 2 6:30 AM 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 6:45 AM 0 2 0 0 0 0 0 0 0 0 2 0 0 0 0 0 4 7 7:00 AM 2 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 3 10 7:15 AM 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 2 10 7:30 AM 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 2 11 7:45 AM 2 0 0 0 0 0 0 0 0 0 8 0 0 0 0 0 10 17 8:00 AM 1 0 3 0 0 0 0 0 0 0 8 0 0 0 0 0 12 26 8:15 AM 6 0 4 0 0 0 0 0 0 0 20 0 0 0 0 0 30 54 8:30 AM 7 1 3 0 0 0 0 0 0 0 17 0 0 0 0 0 28 80 8:45 AM 7 0 6 0 0 0 0 0 0 0 15 0 0 0 0 0 28 98 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 24 0 16 0 0 0 0 0 0 0 80 0 0 0 0 0 120 Heavy Trucks 0 0 0 0 0 0 0 0 4 0 0 0 4 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/2021 10:13 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 237 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Cole Ln -- Rte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)QC JOB #: QC JOB #: 15372802 CITY/STATE: CITY/STATE: Frederick, VA DATE: DATE: Tue, Feb 23 2021 0 0 14 0 0 0 34 0 0 0 0.85 0 0.950.95 0 0 119 119 0 79 34 14 79 0.96119 127 Peak-Hour: 4:15 PM -- 5:15 PMPeak-Hour: 4:15 PM -- 5:15 PM Peak 15-Min: 4:15 PM -- 4:30 PMPeak 15-Min: 4:15 PM -- 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0.8 0.8 0 1.3 0 0 1.3 0.8 0.8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N/A N/A N/A N/A N/A N/A N/A N/A 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Cole Ln Cole Ln (Northbound)(Northbound) Cole Ln Cole Ln (Southbound)(Southbound) Rte 7 (RIRO + Cole to RegencyRte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)Lakes / WB Rte 7) (Eastbound)(Eastbound) Rte 7 (RIRO + Cole to RegencyRte 7 (RIRO + Cole to Regency Lakes / WB Rte 7)Lakes / WB Rte 7) (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU 4:00 PM 14 1 12 0 0 0 0 0 0 0 37 0 0 0 0 0 64 4:15 PM 10 2 18 0 0 0 0 0 0 0 35 0 0 0 0 0 65 4:30 PM 7 5 21 0 0 0 0 0 0 0 26 0 0 0 0 0 59 4:45 PM 13 3 16 0 0 0 0 0 0 0 25 0 0 0 0 0 57 245 5:00 PM 4 4 24 0 0 0 0 0 0 0 33 0 0 0 0 0 65 246 5:15 PM 0 0 27 0 0 0 0 0 0 0 29 0 0 0 0 0 56 237 5:30 PM 9 0 26 0 0 0 0 0 0 0 28 0 0 0 0 0 63 241 5:45 PM 11 3 15 0 0 0 0 0 0 0 23 0 0 0 0 0 52 236 6:00 PM 7 2 14 0 0 0 0 0 0 0 16 0 0 0 0 0 39 210 6:15 PM 10 2 6 0 0 0 0 0 0 0 5 0 0 0 0 0 23 177 6:30 PM 5 2 5 0 0 0 0 0 2 0 9 0 0 0 0 0 23 137 6:45 PM 2 1 4 0 0 0 0 0 0 0 2 0 0 0 0 0 9 94 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 40 8 72 0 0 0 0 0 0 0 140 0 0 0 0 0 260 Heavy Trucks 0 0 0 0 0 0 0 0 4 0 0 0 4 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/2021 10:13 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 238 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Brookland Ln -- Valley Mill Rd QC JOB #: QC JOB #: 15372803 CITY/STATE: CITY/STATE: Frederick, VA DATE: DATE: Tue, Feb 23 2021 0 0 0 0 0 0 435 0 0 364 0.9 182 0.910.91 355 0.87 216 34 9 199 80 0 17 0.8743 97 Peak-Hour: 7:30 AM -- 8:30 AMPeak-Hour: 7:30 AM -- 8:30 AM Peak 15-Min: 7:45 AM -- 8:00 AMPeak 15-Min: 7:45 AM -- 8:00 AM 0 0 0 0 0 2.1 0 0 2.5 7.7 2.5 6.9 2.9 0 7.5 0 0 5.9 2.3 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N/A N/A N/A N/A N/A N/A N/A N/A 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Brookland Ln Brookland Ln (Northbound)(Northbound) Brookland Ln Brookland Ln (Southbound)(Southbound) Valley Mill Rd Valley Mill Rd (Eastbound)(Eastbound) Valley Mill Rd Valley Mill Rd (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 6:00 AM 13 0 5 0 0 0 0 0 0 15 4 0 0 48 0 0 85 6:15 AM 18 0 2 0 0 0 0 0 0 23 1 0 1 60 0 0 105 6:30 AM 24 0 8 0 0 0 0 0 0 16 3 0 0 100 0 0 151 6:45 AM 18 0 7 0 0 0 0 0 0 21 3 0 0 73 0 0 122 463 7:00 AM 22 0 8 0 0 0 0 0 0 37 2 0 3 90 0 0 162 540 7:15 AM 24 0 9 0 0 0 0 0 0 28 5 0 0 95 0 0 161 596 7:30 AM 24 0 4 0 0 0 0 0 0 37 7 0 2 88 0 0 162 607 7:45 AM 18 0 6 0 0 0 0 0 0 48 8 0 0 105 0 0 185 670 8:00 AM 17 0 2 0 0 0 0 0 0 44 12 0 4 75 0 0 154 662 8:15 AM 21 0 5 0 0 0 0 0 0 53 7 0 3 87 0 0 176 677 8:30 AM 26 0 6 0 0 0 0 0 0 41 4 0 0 77 0 0 154 669 8:45 AM 12 0 7 0 0 0 0 0 0 23 7 0 9 68 0 0 126 610 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 72 0 24 0 0 0 0 0 0 192 32 0 0 420 0 0 740 Heavy Trucks 0 0 0 0 0 0 0 8 0 0 8 0 16 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/2021 10:13 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 239 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: LOCATION: Brookland Ln -- Valley Mill Rd QC JOB #: QC JOB #: 15372804 CITY/STATE: CITY/STATE: Frederick, VA DATE: DATE: Tue, Feb 23 2021 0 0 0 0 0 0 414 0 0 374 0.86 422 0.930.93 346 0.88 549 127 28 444 68 0 22 0.75155 90 Peak-Hour: 4:30 PM -- 5:30 PMPeak-Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 4:30 PM -- 4:45 PMPeak 15-Min: 4:30 PM -- 4:45 PM 0 0 0 0 0 1.2 0 0 0.8 1.7 0.9 1.5 0.8 0 1.6 2.9 0 0 0.6 2.2 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 N/A N/A N/A N/A N/A N/A N/A N/A 15-Min Count15-Min CountPeriod Period Beginning AtBeginning At Brookland Ln Brookland Ln (Northbound)(Northbound) Brookland Ln Brookland Ln (Southbound)(Southbound) Valley Mill Rd Valley Mill Rd (Eastbound)(Eastbound) Valley Mill Rd Valley Mill Rd (Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU 4:00 PM 20 0 5 0 0 0 0 0 0 111 21 0 6 71 0 0 234 4:15 PM 19 0 2 0 0 0 0 0 0 107 22 0 7 70 0 0 227 4:30 PM 15 0 4 0 0 0 0 0 0 120 40 0 7 86 0 0 272 4:45 PM 26 0 4 0 0 0 0 0 0 99 30 0 4 72 0 0 235 968 5:00 PM 9 0 6 0 0 0 0 0 0 106 24 0 6 100 0 0 251 985 5:15 PM 18 0 8 0 0 0 0 0 0 97 33 0 11 88 0 0 255 1013 5:30 PM 19 0 7 0 0 0 0 0 0 101 28 0 11 87 0 0 253 994 5:45 PM 22 0 2 0 0 0 0 0 0 100 25 0 9 86 0 0 244 1003 6:00 PM 15 0 4 0 0 0 0 0 0 109 30 0 8 74 0 0 240 992 6:15 PM 14 0 2 0 0 0 0 0 0 91 30 0 2 82 0 0 221 958 6:30 PM 14 0 4 0 0 0 0 0 0 73 28 0 10 73 0 0 202 907 6:45 PM 14 0 3 0 0 0 0 0 0 77 21 1 7 65 0 0 188 851 Peak 15-MinPeak 15-Min FlowratesFlowrates NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU All Vehicles 60 0 16 0 0 0 0 0 0 480 160 0 28 344 0 0 1088 Heavy Trucks 0 0 0 0 0 0 0 12 4 0 0 0 16 Buses Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Scooters Comments: Report generated on 3/2/2021 10:13 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1 of 1 240 Appendix C Level of Service Description 241 Washington Commons October 2023 Appendix C Level-of-Service Concept Kittelson & Associates, Inc. C1 APPENDIX C LEVEL-OF-SERVICE CONCEPT Level of service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various level of service from “A” to “F”.2 Signalized Intersections The six level-of-service grades are described qualitatively for signalized intersections in Table C1. Additionally, Table C2 identifies the relationship between level of service and average control delay per vehicle. Control delay is defined to include initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. Using this definition, Level of Service “D” is generally considered to represent the minimum acceptable design standard. Table C1 Level-of-Service Definitions (Signalized Intersections) Level of Service Average Delay per Vehicle A Very low average control delay, less than 10 seconds per vehicle. This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. B Average control delay is greater than 10 seconds per vehicle and less than or equal to 20 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for a level of service A, causing higher levels of average delay. C Average control delay is greater than 20 seconds per vehicle and less than or equal to 35 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping. D Average control delay is greater than 35 seconds per vehicle and less than or equal to 55 seconds per vehicle. The influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle length, or high volume/capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E Average control delay is greater than 55 seconds per vehicle and less than or equal to 80 seconds per vehicle. This is usually considered to be the limit of acceptable delay. These high delay values generally (but not always) indicate poor progression, long cycle lengths, and high volume/capacity ratios. Individual cycle failures are frequent occurrences. F Average control delay is in excess of 80 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with oversaturation. It may also occur at high volume/capacity ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also contribute to such high delay values. Most of the material in this Appendix is adapted from the Transportation Research Board, Highway Capacity Manual, (2000). 2 Most of the material in this Appendix is adapted from the Transportation Research Board, Highway Capacity Manual, (2010). 242 Washington Commons October 2023 Appendix C Level-of-Service Concept Kittelson & Associates, Inc. C2 Table C2 Level-of-Service Criteria for Signalized Intersections Level of Service Average Control Delay per Vehicle (Seconds) A <10.0 B >10 and (20 C >20 and (35 D >35 and (55 E >55 and (80 F >80 Unsignalized Intersections Unsignalized intersections include two-way stop-controlled (TWSC) and all-way stop-controlled (AWSC) intersections. The 2010 Highway Capacity Manual (HCM) provides models for estimating control delay at both TWSC and AWSC intersections. A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table C3. A quantitative definition of level of service for unsignalized intersections is presented in Table C4. Using this definition, Level of Service “E” is generally considered to represent the minimum acceptable design standard. Table C3 Level-of-Service Criteria for Unsignalized Intersections Level of Service Average Delay per Vehicle to Minor Street A • Nearly all drivers find freedom of operation. • Very seldom is there more than one vehicle in queue. B • Some drivers begin to consider the delay an inconvenience. • Occasionally there is more than one vehicle in queue. C • Many times there is more than one vehicle in queue. • Most drivers feel restricted, but not objectionably so. D • Often there is more than one vehicle in queue. • Drivers feel quite restricted. E • Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accommodated by the movement. • There is almost always more than one vehicle in queue. • Drivers find the delays approaching intolerable levels. F • Forced flow. • Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. 243 Washington Commons October 2023 Appendix C Level-of-Service Concept Kittelson & Associates, Inc. C3 Table C4 Level-of-Service Criteria for Unsignalized Intersections It should be noted that the level-of-service criteria for unsignalized intersections are somewhat different than the criteria used for signalized intersections. The primary reason for this difference is that drivers expect different levels of performance from different kinds of transportation facilities. The expectation is that a signalized intersection is designed to carry higher traffic volumes than an unsignalized intersection. Additionally, there are a number of driver behavior considerations that combine to make delays at signalized intersections less galling than at unsignalized intersections. For example, drivers at signalized intersections are able to relax during the red interval, while drivers on the minor street approaches to TWSC intersections must remain attentive to the task of identifying acceptable gaps and vehicle conflicts. Also, there is often much more variability in the amount of delay experienced by individual drivers at unsignalized intersections than signalized intersections. For these reasons, it is considered that the control delay threshold for any given level of service is less for an unsignalized intersection than for a signalized intersection. While overall intersection level of service is calculated for AWSC intersections, level of service is only calculated for the minor approaches and the major street left turn movements at TWSC intersections. No delay is assumed to the major street through movements. For TWSC intersections, the overall intersection level of service remains undefined: level of service is only calculated for each minor street lane. In the performance evaluation of TWSC intersections, it is important to consider other measures of effectiveness (MOEs) in addition to delay, such as v/c ratios for individual movements, average queue lengths, and 95th-percentile queue lengths. By focusing on a single MOE for the worst movement only, such as delay for the minor-street left turn, users may make inappropriate traffic control decisions. The potential for making such inappropriate decisions is likely to be particularly pronounced when the HCM level-of-service thresholds are adopted as legal standards, as is the case in many public agencies. Level of Service Average Control Delay per Vehicle (Seconds) A <10.0 B >10.0 and ( 15.0 C >15.0 and ( 25.0 D >25.0 and ( 35.0 E >35.0 and ( 50.0 F >50.0 244 Appendix D Existing Conditions Level of Service Worksheets 245 SimTraffic Performance Report Washington Commons 2020 Existing AM 2020 Existing AM Washington Commons SimTraffic Report 2020 Existing AM Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 4.5 2.0 0.5 0.0 0.0 0.0 0.1 26.4 5.2 1.3 3.3 1.2 Total Del/Veh (s) 57.1 19.5 7.6 74.5 41.4 12.9 56.8 54.5 68.2 42.9 39.4 32.2 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.1 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.6 1.3 3.3 Total Del/Veh (s) 66.6 32.0 10.1 81.7 42.3 5.1 48.9 61.0 48.3 46.2 54.3 5.3 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.4 Total Del/Veh (s) 37.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.2 0.2 3.8 0.2 Total Del/Veh (s) 47.5 7.7 7.6 8.4 48.4 51.7 14.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.1 0.0 0.1 0.0 Total Del/Veh (s) 8.5 5.4 1.6 47.9 6.0 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.7 0.1 2.7 0.3 2.6 0.2 0.2 0.3 Total Del/Veh (s) 51.1 5.4 57.1 16.8 6.1 43.1 24.1 15.6 Total Network Performance Denied Del/Veh (s) 1.5 Total Del/Veh (s) 76.1 246 Queuing and Blocking Report Washington Commons 2020 Existing AM 2020 Existing AM Washington Commons SimTraffic Report 2020 Existing AM Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 144 381 346 97 362 383 39 45 40 285 323 244 Average Queue (ft) 113 206 125 12 230 248 1 7 6 148 186 112 95th Queue (ft) 177 376 290 51 337 355 39 30 28 249 281 202 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 5 0 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 10 15 0 35 0 1 Queuing Penalty (veh) 31 28 0 3 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB NB NB NB B19 B19 Directions Served L T T R L T T L L TR T T Maximum Queue (ft) 224 414 432 255 104 350 399 205 209 240 41 166 Average Queue (ft) 101 221 225 82 40 204 246 107 125 165 3 36 95th Queue (ft) 218 358 367 236 94 309 358 181 191 249 34 134 Link Distance (ft) 1231 1231 1323 1323 155 155 155 118 118 Upstream Blk Time (%) 4 7 23 0 5 Queuing Penalty (veh) 0 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 7 4 0 1 35 Queuing Penalty (veh) 1 6 7 1 4 13 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B20 SB SB Directions Served T L LT Maximum Queue (ft) 95 361 397 Average Queue (ft) 16 182 236 95th Queue (ft) 130 306 357 Link Distance (ft) 2362 876 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 650 Storage Blk Time (%) Queuing Penalty (veh) 247 Queuing and Blocking Report Washington Commons 2020 Existing AM 2020 Existing AM Washington Commons SimTraffic Report 2020 Existing AM Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 102 112 195 206 4 146 199 89 125 69 152 132 Average Queue (ft) 40 58 69 78 0 50 82 15 56 15 80 33 95th Queue (ft) 86 100 165 179 2 109 152 56 105 47 141 94 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 2 0 0 0 Queuing Penalty (veh) 0 0 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 350 346 106 12 11 88 Average Queue (ft) 101 92 7 0 1 27 95th Queue (ft) 276 262 54 8 9 84 Link Distance (ft) 1059 1059 112 112 526 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 120 Storage Blk Time (%) 4 0 Queuing Penalty (veh) 3 0 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 174 146 57 331 346 75 171 166 Average Queue (ft) 89 113 107 8 159 162 20 77 63 95th Queue (ft) 121 179 149 37 268 286 57 144 130 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 9 20 10 Queuing Penalty (veh) 0 122 61 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 9 20 0 14 0 Queuing Penalty (veh) 48 36 0 1 0 Network Summary Network wide Queuing Penalty: 366 248 SimTraffic Performance Report Washington Commons 2020 Existing PM 2020 Existing PM Washington Commons SimTraffic Report 2020 Existing PM Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 30.1 27.8 32.2 0.0 0.0 0.1 8.7 32.1 11.7 1.3 3.3 10.9 Total Del/Veh (s) 95.2 25.7 16.3 91.3 44.6 14.5 78.9 79.8 79.0 56.1 62.4 41.2 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.9 1.5 3.2 Total Del/Veh (s) 84.0 28.6 14.0 111.9 52.0 6.3 56.6 66.8 46.3 54.6 64.6 5.6 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.5 Total Del/Veh (s) 39.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.2 0.0 0.0 0.0 0.0 0.3 3.4 0.4 Total Del/Veh (s) 64.5 5.2 61.6 14.7 17.3 58.5 76.7 25.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 7.1 0.3 Total Del/Veh (s) 13.1 6.7 1.8 123.3 12.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 2.2 0.5 2.4 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 68.2 7.0 2.3 84.3 22.6 7.1 80.4 76.6 22.4 54.4 42.6 35.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.3 Total Del/Veh (s) 21.3 Total Network Performance Denied Del/Veh (s) 7.8 Total Del/Veh (s) 90.9 249 Queuing and Blocking Report Washington Commons 2020 Existing PM 2020 Existing PM Washington Commons SimTraffic Report 2020 Existing PM Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 144 384 380 99 379 535 101 45 281 313 326 Average Queue (ft) 140 345 299 23 242 264 39 25 159 198 182 95th Queue (ft) 172 422 441 69 352 418 92 56 253 286 292 Link Distance (ft) 344 344 1231 1231 90 1256 Upstream Blk Time (%) 41 9 4 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 40 35 0 43 13 12 Queuing Penalty (veh) 202 93 0 8 3 3 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 213 395 413 255 104 498 508 235 181 204 246 47 Average Queue (ft) 95 198 192 115 68 342 377 10 97 118 161 2 95th Queue (ft) 187 326 331 246 117 465 493 104 162 184 256 29 Link Distance (ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time (%) 2 6 23 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 6 2 0 6 43 Queuing Penalty (veh) 0 6 10 1 30 29 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB Directions Served T T L LT Maximum Queue (ft) 176 98 394 462 Average Queue (ft) 33 8 233 285 95th Queue (ft) 129 76 351 411 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 4 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 650 Storage Blk Time (%) Queuing Penalty (veh) 250 Queuing and Blocking Report Washington Commons 2020 Existing PM 2020 Existing PM Washington Commons SimTraffic Report 2020 Existing PM Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 183 191 81 87 42 241 316 223 259 364 185 176 Average Queue (ft) 99 111 17 21 5 116 158 69 114 143 160 142 95th Queue (ft) 159 170 55 64 25 208 267 169 192 335 207 206 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 0 12 3 0 5 7 1 Queuing Penalty (veh) 0 1 5 1 15 6 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB NB Directions Served T T R T R Maximum Queue (ft) 327 347 120 5 350 Average Queue (ft) 145 146 24 0 142 95th Queue (ft) 291 307 103 5 370 Link Distance (ft) 1059 1059 112 526 Upstream Blk Time (%) 5 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 9 0 Queuing Penalty (veh) 11 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 175 144 56 489 525 393 68 187 206 Average Queue (ft) 98 128 116 6 260 296 49 19 80 102 95th Queue (ft) 122 163 138 33 419 467 205 53 151 183 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 19 37 16 0 0 0 Queuing Penalty (veh) 0 231 103 0 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 19 37 0 22 1 0 Queuing Penalty (veh) 100 64 0 1 1 0 Network Summary Network wide Queuing Penalty: 926 251 Appendix E 2028 Background Conditions Level of Service Worksheets 252 SimTraffic Performance Report Washington Commons 2028 Background AM 2028 Background AM Washington Commons SimTraffic Report 2028 Background AM Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 9.4 5.8 9.0 0.2 0.0 0.0 0.1 40.6 4.5 1.4 3.2 2.4 Total Del/Veh (s) 86.9 24.6 8.3 80.8 17.5 14.3 76.4 109.8 70.7 50.8 44.3 29.8 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 1.7 1.3 3.2 Total Del/Veh (s) 90.9 37.7 12.0 101.8 45.8 5.2 65.4 83.4 69.4 58.3 69.1 5.8 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.4 Total Del/Veh (s) 45.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.2 3.8 0.2 Total Del/Veh (s) 59.3 8.1 40.5 7.2 8.5 53.3 58.2 14.5 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 8.8 5.3 1.7 36.1 5.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.2 0.0 2.1 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 55.9 4.1 61.0 17.1 5.8 47.2 28.9 15.1 Total Network Performance Denied Del/Veh (s) 2.3 Total Del/Veh (s) 89.7 253 Queuing and Blocking Report Washington Commons 2028 Background AM 2028 Background AM Washington Commons SimTraffic Report 2028 Background AM Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 145 387 362 51 439 667 39 36 359 405 267 Average Queue (ft) 135 304 227 7 106 132 5 6 188 232 127 95th Queue (ft) 174 437 394 29 293 398 24 27 302 355 233 Link Distance (ft) 344 344 1231 1231 90 1256 Upstream Blk Time (%) 20 3 0 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 22 34 0 6 1 0 Queuing Penalty (veh) 79 70 0 0 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 454 450 255 104 556 601 50 227 220 242 147 Average Queue (ft) 115 246 252 86 45 331 382 2 133 141 196 24 95th Queue (ft) 222 403 415 246 100 542 594 50 214 214 263 104 Link Distance (ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time (%) 13 16 50 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 2 12 8 0 2 28 Queuing Penalty (veh) 9 12 15 2 9 11 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB Directions Served T T L LT Maximum Queue (ft) 206 753 431 494 Average Queue (ft) 117 334 247 297 95th Queue (ft) 247 1204 393 448 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 31 0 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 254 Queuing and Blocking Report Washington Commons 2028 Background AM 2028 Background AM Washington Commons SimTraffic Report 2028 Background AM Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 104 122 194 213 5 146 181 57 145 142 160 144 Average Queue (ft) 42 61 57 78 0 51 79 12 64 22 85 40 95th Queue (ft) 89 104 138 162 2 109 145 41 115 80 143 106 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 1 0 0 0 0 Queuing Penalty (veh) 0 0 0 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 317 301 72 13 23 97 Average Queue (ft) 91 74 4 0 1 27 95th Queue (ft) 249 233 37 8 18 71 Link Distance (ft) 1059 1059 112 112 526 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 4 0 Queuing Penalty (veh) 2 0 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 180 146 68 369 384 108 189 155 Average Queue (ft) 92 116 90 7 193 200 18 84 77 95th Queue (ft) 119 193 155 37 319 336 71 156 141 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 11 23 8 Queuing Penalty (veh) 0 159 53 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 11 23 0 17 0 0 Queuing Penalty (veh) 67 40 0 1 0 0 Network Summary Network wide Queuing Penalty: 531 255 SimTraffic Performance Report Washington Commons 2028 Background PM 2028 Background PM Washington Commons SimTraffic Report 2028 Background PM Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 294.2 291.1 304.1 0.0 0.0 0.1 9.0 51.8 14.4 1.4 3.2 110.4 Total Del/Veh (s) 113.6 30.7 18.1 86.5 49.8 15.9 74.5 66.3 71.4 80.0 98.4 50.9 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 5.9 4.2 3.4 0.0 0.0 0.0 2.1 1.8 3.2 Total Del/Veh (s) 88.6 30.7 18.2 162.9 112.9 9.9 60.0 83.8 64.3 65.7 80.7 6.3 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 2.0 Total Del/Veh (s) 58.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.1 0.0 0.0 0.0 0.0 0.3 3.4 0.3 Total Del/Veh (s) 58.2 6.0 49.7 20.0 21.8 55.2 95.4 27.6 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.1 0.0 0.2 0.0 Total Del/Veh (s) 11.9 6.8 2.1 84.0 9.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 2.6 0.8 2.6 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 62.7 6.6 5.7 68.6 23.6 7.3 56.6 66.3 14.3 48.1 50.6 31.2 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.4 Total Del/Veh (s) 19.9 Total Network Performance Denied Del/Veh (s) 72.5 Total Del/Veh (s) 114.3 256 Queuing and Blocking Report Washington Commons 2028 Background PM 2028 Background PM Washington Commons SimTraffic Report 2028 Background PM Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 392 376 103 500 502 195 100 45 384 420 457 Average Queue (ft) 141 364 337 25 293 306 8 41 25 223 264 259 95th Queue (ft) 171 381 421 75 441 449 134 97 54 374 417 437 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 71 16 6 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 46 54 0 47 15 9 Queuing Penalty (veh) 270 173 0 9 4 2 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 450 499 255 104 926 939 749 193 204 253 90 Average Queue (ft) 108 226 232 141 71 665 693 169 100 111 189 7 95th Queue (ft) 211 374 395 281 121 1080 1094 700 178 184 273 53 Link Distance (ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time (%) 0 0 5 6 46 0 Queuing Penalty (veh) 1 1 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 10 5 1 8 55 Queuing Penalty (veh) 1 10 24 4 45 40 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 204 434 456 533 123 Average Queue (ft) 84 114 288 343 6 95th Queue (ft) 219 509 438 499 109 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 20 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 0 0 Queuing Penalty (veh) 0 1 0 257 Queuing and Blocking Report Washington Commons 2028 Background PM 2028 Background PM Washington Commons SimTraffic Report 2028 Background PM Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 158 163 106 122 63 351 414 225 343 431 185 176 Average Queue (ft) 91 104 21 28 5 177 234 104 125 179 165 149 95th Queue (ft) 145 156 72 83 29 313 381 247 265 437 208 204 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 0 22 12 0 9 12 1 Queuing Penalty (veh) 0 2 21 3 29 11 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 342 361 120 7 27 319 Average Queue (ft) 142 148 19 0 1 108 95th Queue (ft) 295 309 91 8 12 259 Link Distance (ft) 1059 1059 112 112 526 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 120 Storage Blk Time (%) 9 0 Queuing Penalty (veh) 10 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 179 151 74 513 549 396 58 153 203 Average Queue (ft) 95 128 119 8 283 326 51 20 76 99 95th Queue (ft) 123 168 146 37 448 505 217 49 136 175 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 13 30 16 0 2 Queuing Penalty (veh) 0 216 112 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 13 30 0 25 3 0 Queuing Penalty (veh) 81 52 0 1 3 1 Network Summary Network wide Queuing Penalty: 1130 258 Appendix F 2028 Total Conditions Level of Service Worksheets – Phase 1 259 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 17.4 14.4 16.7 0.1 0.0 0.0 0.7 53.8 4.8 1.2 3.2 4.8 Total Del/Veh (s) 93.0 22.0 10.5 56.9 26.3 14.8 49.4 101.1 58.0 52.8 43.5 32.4 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 1.5 0.3 0.5 0.0 0.0 0.0 2.0 1.6 3.6 Total Del/Veh (s) 91.3 37.7 15.1 127.2 72.7 5.4 60.8 78.7 64.0 73.5 83.6 6.8 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.6 Total Del/Veh (s) 54.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.1 0.6 Total Del/Veh (s) 56.6 17.0 14.5 44.3 51.3 11.5 3.3 50.3 10.5 45.3 11.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.1 Total Del/Veh (s) 20.3 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.6 0.4 0.0 0.0 0.0 0.3 Total Del/Veh (s) 16.2 10.8 1.7 0.1 83.2 10.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.3 0.0 2.3 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 57.5 6.1 60.1 17.7 5.8 48.0 27.0 16.3 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBR SBL SBT All Denied Del/Veh (s) 0.2 0.0 0.0 0.1 Total Del/Veh (s) 3.2 2.3 0.3 2.7 260 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 3.7 0.6 0.1 0.4 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.2 0.0 Total Del/Veh (s) 2.5 2.5 1.8 1.9 2.2 Total Zone Performance Denied Del/Veh (s) 4.0 Total Del/Veh (s) 616.9 261 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 145 392 379 98 226 332 51 41 354 423 268 Average Queue (ft) 136 298 225 10 135 148 7 6 204 247 131 95th Queue (ft) 168 456 414 45 208 267 34 28 324 361 229 Link Distance (ft) 344 344 1231 1231 90 1256 Upstream Blk Time (%) 26 4 0 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 27 29 0 26 1 1 Queuing Penalty (veh) 103 60 0 2 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 225 579 614 255 104 696 725 50 225 218 234 109 Average Queue (ft) 117 295 314 124 53 438 469 2 126 137 187 17 95th Queue (ft) 224 507 538 310 108 703 730 50 218 211 259 81 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 10 14 47 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 1 14 12 1 4 46 Queuing Penalty (veh) 7 14 22 3 21 21 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 202 536 517 603 247 Average Queue (ft) 97 152 298 359 32 95th Queue (ft) 234 576 516 600 258 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 24 1 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 1 0 Queuing Penalty (veh) 0 7 1 262 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 134 150 316 362 150 211 240 271 190 139 174 68 Average Queue (ft) 58 81 195 222 62 116 120 152 19 50 97 25 95th Queue (ft) 110 130 302 335 170 187 205 246 101 119 154 55 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 0 0 Queuing Penalty (veh) 0 1 0 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 14 0 0 2 0 0 1 Queuing Penalty (veh) 17 2 0 1 0 0 1 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 112 77 92 67 Average Queue (ft) 57 18 42 20 95th Queue (ft) 102 55 78 50 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) Queuing Penalty (veh) Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 495 485 108 4 13 139 Average Queue (ft) 241 216 14 0 0 42 95th Queue (ft) 478 458 77 3 10 110 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) 0 0 Queuing Penalty (veh) 1 1 Storage Bay Dist (ft) 120 Storage Blk Time (%) 12 0 Queuing Penalty (veh) 7 1 263 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 111 189 154 66 396 372 121 155 156 Average Queue (ft) 96 138 120 8 224 201 20 81 72 95th Queue (ft) 123 178 145 36 365 340 76 137 132 Link Distance (ft) 111 111 515 515 566 566 Upstream Blk Time (%) 14 34 15 Queuing Penalty (veh) 0 239 107 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 14 34 0 21 0 0 Queuing Penalty (veh) 88 59 0 1 0 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB Directions Served LR Maximum Queue (ft) 93 Average Queue (ft) 45 95th Queue (ft) 75 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 28 Average Queue (ft) 4 95th Queue (ft) 20 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 264 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 1 2028 Total AM - Phase 1 Washington Commons SimTraffic Report 2028 Total AM - Phase 1 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB NB Directions Served T R Maximum Queue (ft) 12 101 Average Queue (ft) 0 20 95th Queue (ft) 10 70 Link Distance (ft) 313 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 787 265 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 389.5 387.7 407.7 0.0 0.0 0.1 32.5 78.1 19.0 1.3 3.1 145.6 Total Del/Veh (s) 124.9 31.7 17.1 90.9 48.3 16.4 89.9 76.2 86.7 74.9 111.1 51.4 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.1 2.7 1.9 2.1 0.0 0.0 0.0 2.4 2.0 3.5 Total Del/Veh (s) 97.0 33.7 19.3 190.5 102.1 10.0 82.0 99.2 79.6 86.7 105.0 7.8 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 1.3 Total Del/Veh (s) 63.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh (s) 0.1 0.0 0.1 0.0 1.8 1.6 0.3 0.0 0.0 0.0 0.1 0.7 Total Del/Veh (s) 71.7 22.2 14.7 64.4 64.1 23.9 8.9 58.3 0.4 9.0 45.8 23.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.7 Total Del/Veh (s) 30.3 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.4 0.2 0.0 0.0 11.8 0.6 Total Del/Veh (s) 21.6 13.1 2.0 30.3 231.3 19.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 2.5 0.6 2.4 0.1 0.1 0.1 0.2 0.3 0.2 Total Del/Veh (s) 79.4 6.9 3.3 64.7 23.0 6.7 68.7 68.1 22.8 56.5 74.5 37.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.4 Total Del/Veh (s) 20.9 266 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 2 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBR SBL SBT All Denied Del/Veh (s) 0.3 0.2 0.0 0.2 Total Del/Veh (s) 4.0 2.4 0.9 3.1 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 77.9 0.0 40.1 Total Del/Veh (s) 244.1 27.6 0.2 18.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.1 0.2 0.1 Total Del/Veh (s) 2.3 2.5 5.7 2.0 4.0 Total Zone Performance Denied Del/Veh (s) 93.9 Total Del/Veh (s) 778.7 267 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 397 376 92 511 585 89 104 45 398 464 495 Average Queue (ft) 136 365 333 22 311 328 3 40 24 235 279 291 95th Queue (ft) 188 383 434 65 453 487 64 96 55 385 448 538 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 73 17 7 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 49 55 0 45 16 13 0 0 Queuing Penalty (veh) 302 176 0 8 4 3 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 480 522 255 104 968 985 678 227 223 262 167 Average Queue (ft) 93 261 281 166 81 646 676 177 134 132 213 33 95th Queue (ft) 195 415 459 311 127 1064 1086 627 224 213 273 124 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 0 0 15 14 67 2 Queuing Penalty (veh) 1 1 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 14 10 1 24 50 Queuing Penalty (veh) 0 15 44 6 149 39 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 221 828 584 705 434 Average Queue (ft) 154 328 370 439 57 95th Queue (ft) 263 888 579 680 353 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 46 1 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 2 0 Queuing Penalty (veh) 0 9 1 268 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 209 252 450 474 150 300 344 340 225 149 210 78 Average Queue (ft) 116 132 222 257 49 176 250 275 114 89 136 26 95th Queue (ft) 180 205 390 426 153 279 351 361 288 170 206 58 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 5 9 2 Queuing Penalty (veh) 0 39 74 3 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 0 17 0 0 5 23 1 1 8 Queuing Penalty (veh) 0 22 2 0 9 42 4 1 9 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 187 164 206 182 Average Queue (ft) 98 50 106 63 95th Queue (ft) 167 125 175 145 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 1 0 Queuing Penalty (veh) 1 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 508 498 120 21 30 363 Average Queue (ft) 254 244 27 1 1 220 95th Queue (ft) 487 485 109 11 14 453 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) 0 0 22 Queuing Penalty (veh) 0 3 29 Storage Bay Dist (ft) 120 Storage Blk Time (%) 16 0 Queuing Penalty (veh) 19 2 269 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 111 181 145 59 525 531 363 73 187 217 Average Queue (ft) 94 137 119 6 326 315 51 19 81 105 95th Queue (ft) 121 174 135 31 490 483 216 54 153 184 Link Distance (ft) 111 111 515 515 119 566 566 Upstream Blk Time (%) 16 44 18 1 1 0 Queuing Penalty (veh) 0 332 137 0 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 16 44 0 27 2 0 Queuing Penalty (veh) 101 77 0 1 2 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB Directions Served LR Maximum Queue (ft) 117 Average Queue (ft) 57 95th Queue (ft) 95 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue (ft) 43 61 Average Queue (ft) 9 26 95th Queue (ft) 39 96 Link Distance (ft) 87 Upstream Blk Time (%) 21 Queuing Penalty (veh) 0 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 270 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 1 2028 Total PM - Phase 1 Washington Commons SimTraffic Report 2028 Total PM - Phase 1 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 191 228 93 Average Queue (ft) 23 41 16 95th Queue (ft) 138 175 63 Link Distance (ft) 706 706 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1666 271 Appendix G 2028 Total Conditions Level of Service Worksheets – Phase 2 272 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 14.4 12.5 15.4 0.0 0.0 0.0 0.1 39.3 5.5 1.3 3.2 4.2 Total Del/Veh (s) 88.7 22.1 10.9 51.9 27.1 14.8 62.3 79.3 60.1 52.2 44.4 32.4 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.2 0.1 0.1 0.0 0.0 0.0 1.7 1.5 3.2 Total Del/Veh (s) 96.7 38.1 16.0 131.9 83.1 5.8 75.7 98.5 87.2 68.2 84.8 6.2 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.5 Total Del/Veh (s) 59.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.1 0.2 0.0 0.0 0.0 0.0 0.1 0.6 Total Del/Veh (s) 56.9 17.6 14.9 42.6 52.4 12.9 4.4 48.7 5.9 9.1 45.2 13.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.1 Total Del/Veh (s) 21.5 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.2 0.3 0.0 0.0 0.0 0.1 Total Del/Veh (s) 14.1 10.0 1.7 0.3 73.8 9.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.6 0.1 2.5 0.4 2.4 0.2 0.2 0.3 Total Del/Veh (s) 57.4 6.0 60.5 18.5 5.8 46.8 26.8 16.3 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 0.4 0.2 0.1 0.1 0.0 0.0 0.1 Total Del/Veh (s) 12.1 3.6 0.7 0.1 2.7 0.4 2.8 273 SimTraffic Performance Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 3.9 0.6 0.1 0.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 2.4 2.5 2.0 1.8 2.2 Total Zone Performance Denied Del/Veh (s) 3.4 Total Del/Veh (s) 651.5 274 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 144 388 369 80 341 357 56 39 369 404 290 Average Queue (ft) 136 304 222 10 141 155 8 5 206 247 138 95th Queue (ft) 168 451 408 41 262 285 34 25 325 363 243 Link Distance (ft) 344 344 1231 1231 90 1256 Upstream Blk Time (%) 25 3 0 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 29 30 0 27 1 0 Queuing Penalty (veh) 109 61 0 2 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 598 631 255 104 802 835 238 226 214 245 141 Average Queue (ft) 114 294 318 124 53 496 529 12 132 130 212 36 95th Queue (ft) 217 537 578 310 106 783 809 150 225 200 253 124 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 17 15 71 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 1 13 11 1 3 47 Queuing Penalty (veh) 3 14 22 3 13 22 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 219 1233 485 575 186 Average Queue (ft) 165 725 286 348 9 95th Queue (ft) 260 1600 452 530 128 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 58 0 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 0 0 Queuing Penalty (veh) 0 2 0 275 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 126 136 399 437 150 230 276 304 192 149 201 80 Average Queue (ft) 55 81 200 230 62 115 134 169 22 79 127 31 95th Queue (ft) 103 123 323 355 168 192 235 272 104 155 189 61 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 0 0 0 Queuing Penalty (veh) 0 1 1 0 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 14 0 0 0 3 0 0 4 Queuing Penalty (veh) 20 2 0 0 2 0 0 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 133 97 104 51 Average Queue (ft) 62 19 44 16 95th Queue (ft) 112 61 83 44 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) Queuing Penalty (veh) Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 488 480 108 26 5 115 Average Queue (ft) 221 202 17 1 0 37 95th Queue (ft) 442 420 86 12 5 102 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 120 Storage Blk Time (%) 11 0 Queuing Penalty (veh) 7 1 276 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 111 183 151 59 438 416 105 158 163 Average Queue (ft) 96 135 118 7 233 210 17 79 80 95th Queue (ft) 121 175 145 34 381 361 69 140 149 Link Distance (ft) 111 111 515 515 566 566 Upstream Blk Time (%) 14 31 15 0 0 Queuing Penalty (veh) 0 222 108 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 14 31 0 22 0 Queuing Penalty (veh) 88 54 0 1 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue (ft) 99 6 2 84 16 Average Queue (ft) 50 0 0 19 1 95th Queue (ft) 80 4 2 64 17 Link Distance (ft) 198 198 205 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 31 Average Queue (ft) 4 95th Queue (ft) 22 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 277 Queuing and Blocking Report Washington Commons 2028 Total AM - Phase 2 2028 Total AM - Phase 2 Washington Commons SimTraffic Report 2028 Total AM - Phase 2 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 3 15 84 Average Queue (ft) 0 1 15 95th Queue (ft) 3 8 61 Link Distance (ft) 706 706 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 765 278 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 495.5 492.8 462.3 0.0 0.0 0.1 17.8 56.7 13.1 1.4 3.2 187.4 Total Del/Veh (s) 128.1 32.8 14.5 98.5 48.1 16.4 102.9 97.9 83.6 77.5 87.7 51.1 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 11.7 8.4 6.5 0.0 0.0 0.0 2.3 2.1 3.4 Total Del/Veh (s) 106.1 35.5 20.8 197.7 116.6 11.3 82.9 99.7 84.7 97.3 119.3 8.6 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 3.5 Total Del/Veh (s) 70.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh (s) 0.1 0.0 0.1 0.0 3.7 4.9 1.4 0.1 0.0 0.0 0.1 0.7 Total Del/Veh (s) 72.0 23.8 15.3 63.3 64.8 28.1 11.2 59.7 1.6 8.3 46.3 24.4 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 1.9 Total Del/Veh (s) 32.7 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.1 0.2 0.0 0.0 17.9 0.8 Total Del/Veh (s) 19.9 10.1 2.1 53.0 210.0 18.9 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 2.7 0.7 2.4 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 80.4 6.6 4.9 91.6 23.2 6.7 67.0 86.7 21.5 56.1 42.9 37.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.4 Total Del/Veh (s) 21.0 279 SimTraffic Performance Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 2 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 0.3 0.3 0.1 0.1 0.2 0.0 0.2 Total Del/Veh (s) 7.6 4.5 1.0 0.0 2.4 0.5 3.0 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 27.6 0.0 14.9 Total Del/Veh (s) 139.8 22.0 0.2 15.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.1 0.2 0.1 Total Del/Veh (s) 2.3 2.5 9.7 1.6 6.1 Total Zone Performance Denied Del/Veh (s) 120.5 Total Del/Veh (s) 794.9 280 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 401 374 96 455 569 165 101 45 403 438 416 Average Queue (ft) 139 364 339 20 306 323 7 43 25 251 291 250 95th Queue (ft) 180 384 429 63 424 469 130 100 54 378 421 415 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 73 20 9 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 51 57 0 46 20 9 Queuing Penalty (veh) 316 180 0 8 5 2 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 531 604 255 104 1031 1040 819 227 218 254 168 Average Queue (ft) 98 275 298 167 78 737 770 275 129 133 212 34 95th Queue (ft) 206 446 496 315 125 1277 1300 861 223 212 268 127 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 1 1 0 15 16 68 1 Queuing Penalty (veh) 3 4 0 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 16 12 1 18 52 Queuing Penalty (veh) 1 17 56 5 109 42 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 222 865 624 780 495 Average Queue (ft) 156 332 399 470 73 95th Queue (ft) 263 864 602 729 401 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 49 1 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 3 0 Queuing Penalty (veh) 0 15 2 281 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 204 217 438 447 150 305 337 348 225 149 216 62 Average Queue (ft) 122 136 226 255 66 187 264 293 134 97 144 28 95th Queue (ft) 186 199 388 415 177 301 364 368 308 178 214 54 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 8 15 3 Queuing Penalty (veh) 0 66 117 4 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 0 19 0 0 8 31 1 1 11 Queuing Penalty (veh) 0 33 3 1 16 56 5 1 14 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 173 152 214 178 Average Queue (ft) 98 54 112 65 95th Queue (ft) 165 126 184 149 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 1 0 Queuing Penalty (veh) 1 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 471 452 120 29 58 352 Average Queue (ft) 247 233 24 2 4 220 95th Queue (ft) 446 437 101 25 33 450 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) 0 0 21 Queuing Penalty (veh) 0 1 28 Storage Bay Dist (ft) 120 Storage Blk Time (%) 15 0 Queuing Penalty (veh) 18 1 282 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 111 179 146 65 528 518 397 62 185 215 Average Queue (ft) 95 134 119 5 325 314 46 18 81 105 95th Queue (ft) 121 170 139 32 500 491 200 49 154 185 Link Distance (ft) 111 111 515 515 119 566 566 Upstream Blk Time (%) 19 43 18 1 1 Queuing Penalty (veh) 0 329 137 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 19 43 0 26 2 0 Queuing Penalty (veh) 124 76 0 1 2 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB SB SB Directions Served LR T L T Maximum Queue (ft) 118 15 76 24 Average Queue (ft) 57 1 14 1 95th Queue (ft) 94 7 50 17 Link Distance (ft) 198 205 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue (ft) 44 50 Average Queue (ft) 10 25 95th Queue (ft) 38 94 Link Distance (ft) 87 Upstream Blk Time (%) 17 Queuing Penalty (veh) 0 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 283 Queuing and Blocking Report Washington Commons 2028 Total PM - Phase 2 2028 Total PM - Phase 2 Washington Commons SimTraffic Report 2028 Total PM - Phase 2 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB EB WB WB NB Directions Served T T T T R Maximum Queue (ft) 16 2 286 313 82 Average Queue (ft) 1 0 61 83 15 95th Queue (ft) 16 2 275 318 59 Link Distance (ft) 313 313 706 706 Upstream Blk Time (%) 0 0 Queuing Penalty (veh) 0 1 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1804 284 Appendix H 2034 Background Conditions Level of Service Worksheets (Network Scenario 1) 285 SimTraffic Performance Report Washington Commons 2034 Background AM 2034 Background AM Washington Commons SimTraffic Report 2034 Background AM Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 22.6 17.6 20.9 0.4 0.0 0.0 0.1 44.5 4.2 1.5 3.2 6.0 Total Del/Veh (s) 84.3 31.4 9.9 84.6 25.4 15.6 70.3 35.8 58.3 76.2 51.8 38.5 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.8 1.0 0.6 0.0 0.0 0.0 7.3 7.1 7.1 Total Del/Veh (s) 137.2 49.8 23.9 124.6 80.1 5.8 83.4 103.4 89.7 106.1 122.0 10.4 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 1.9 Total Del/Veh (s) 69.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.1 3.8 0.2 Total Del/Veh (s) 46.7 10.5 33.5 7.8 8.2 59.1 71.8 15.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 15.9 11.7 1.9 78.2 10.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.1 0.0 2.4 0.4 2.4 0.2 0.2 0.2 Total Del/Veh (s) 61.6 5.2 73.8 18.1 6.0 45.9 29.1 15.8 Total Network Performance Denied Del/Veh (s) 9.1 Total Del/Veh (s) 138.1 286 Queuing and Blocking Report Washington Commons 2034 Background AM 2034 Background AM Washington Commons SimTraffic Report 2034 Background AM Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 398 372 56 376 555 80 51 39 477 513 304 Average Queue (ft) 138 343 270 7 209 237 3 8 7 278 324 156 95th Queue (ft) 178 432 414 31 354 434 57 32 28 456 499 281 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 34 5 0 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 20 52 0 15 1 0 Queuing Penalty (veh) 82 120 0 1 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 225 681 716 255 104 796 822 229 228 215 251 141 Average Queue (ft) 162 388 409 165 45 498 546 41 150 141 215 40 95th Queue (ft) 275 666 703 344 102 953 986 350 247 220 258 130 Link Distance (ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time (%) 0 1 0 21 21 73 1 Queuing Penalty (veh) 1 2 0 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 6 28 25 1 2 49 Queuing Penalty (veh) 31 34 49 5 10 21 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 219 2143 595 779 434 Average Queue (ft) 175 1269 405 492 130 95th Queue (ft) 249 2681 680 854 547 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 62 18 4 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 7 0 Queuing Penalty (veh) 2 40 3 287 Queuing and Blocking Report Washington Commons 2034 Background AM 2034 Background AM Washington Commons SimTraffic Report 2034 Background AM Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 98 117 232 249 6 174 207 69 133 113 161 150 Average Queue (ft) 35 56 91 112 0 59 92 12 62 18 90 44 95th Queue (ft) 79 99 177 194 3 133 170 44 116 77 151 118 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 2 0 0 0 0 Queuing Penalty (veh) 0 0 1 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 468 473 120 8 27 128 Average Queue (ft) 177 180 14 0 1 38 95th Queue (ft) 434 448 76 5 13 117 Link Distance (ft) 1059 1059 112 112 526 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 120 Storage Blk Time (%) 10 0 Queuing Penalty (veh) 6 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 179 155 68 420 420 125 172 160 Average Queue (ft) 94 132 116 9 226 234 20 80 72 95th Queue (ft) 122 182 146 43 366 377 78 144 136 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 12 30 12 0 0 Queuing Penalty (veh) 0 236 92 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 12 30 0 20 0 0 Queuing Penalty (veh) 80 53 0 1 0 0 Network Summary Network wide Queuing Penalty: 872 288 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM - Scenario 1 Washington Commons SimTraffic Report 2034 Background PM - Scenario 1 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 506.5 501.2 503.2 0.2 0.0 0.1 7.9 41.7 11.5 6.4 7.7 197.3 Total Del/Veh (s) 121.2 29.3 14.7 99.7 44.5 17.6 77.9 93.6 79.5 111.2 224.4 63.6 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 25.1 27.8 24.5 0.0 0.0 0.0 25.2 26.7 25.9 Total Del/Veh (s) 96.7 29.2 16.9 258.7 175.0 21.0 91.3 109.3 87.7 136.9 158.0 16.3 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 15.6 Total Del/Veh (s) 92.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBU WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.6 3.7 0.4 Total Del/Veh (s) 66.5 5.7 81.3 42.3 44.3 67.9 147.8 42.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.1 0.1 44.2 1.7 Total Del/Veh (s) 13.7 7.8 2.8 252.3 17.0 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 18.6 10.5 12.5 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 78.1 6.1 3.3 88.0 28.8 8.9 68.6 71.0 27.9 57.2 46.8 36.7 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 5.1 Total Del/Veh (s) 23.2 Total Network Performance Denied Del/Veh (s) 139.1 Total Del/Veh (s) 169.7 289 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM - Scenario 1 Washington Commons SimTraffic Report 2034 Background PM - Scenario 1 Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 398 377 94 498 762 155 102 45 664 827 756 Average Queue (ft) 138 365 329 21 273 303 7 40 26 387 514 518 95th Queue (ft) 182 386 436 67 414 547 128 91 56 731 1068 956 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 73 17 3 5 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 52 53 0 45 14 13 0 4 2 Queuing Penalty (veh) 344 188 0 8 3 3 1 21 13 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 457 464 255 104 1315 1321 1206 223 220 259 156 Average Queue (ft) 113 249 254 165 77 1075 1089 666 125 128 217 32 95th Queue (ft) 224 392 408 309 125 1545 1538 1417 219 214 267 120 Link Distance (ft) 1231 1231 1323 1323 1323 155 155 155 118 Upstream Blk Time (%) 4 5 0 15 16 73 1 Queuing Penalty (veh) 26 31 2 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 1 12 7 1 20 56 Queuing Penalty (veh) 4 14 34 6 124 43 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 220 1447 650 900 620 Average Queue (ft) 174 702 527 671 297 95th Queue (ft) 257 1719 749 1030 807 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 62 3 14 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 1 16 1 Queuing Penalty (veh) 7 98 9 290 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 1 2034 Background PM - Scenario 1 Washington Commons SimTraffic Report 2034 Background PM - Scenario 1 Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB SB SB SB SB Directions Served L L T T U T T R L L R R Maximum Queue (ft) 172 188 127 153 58 806 844 225 482 611 185 176 Average Queue (ft) 85 99 23 31 5 395 450 148 161 327 176 163 95th Queue (ft) 150 161 82 100 29 873 918 294 361 648 205 200 Link Distance (ft) 1323 1323 1059 1059 782 782 Upstream Blk Time (%) 0 1 0 2 Queuing Penalty (veh) 2 5 0 0 Storage Bay Dist (ft) 540 540 100 225 185 185 Storage Blk Time (%) 0 33 30 1 21 29 3 Queuing Penalty (veh) 0 3 54 7 71 27 3 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 366 363 120 71 91 458 Average Queue (ft) 145 138 20 9 13 243 95th Queue (ft) 308 315 94 57 68 557 Link Distance (ft) 1059 1059 112 112 526 Upstream Blk Time (%) 0 1 18 Queuing Penalty (veh) 2 5 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 9 0 Queuing Penalty (veh) 11 1 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 177 146 37 548 552 430 58 175 219 Average Queue (ft) 95 132 116 4 357 409 105 17 82 101 95th Queue (ft) 121 170 143 23 553 591 371 47 154 180 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 19 40 16 4 8 Queuing Penalty (veh) 0 328 127 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 19 40 0 28 10 0 Queuing Penalty (veh) 130 71 0 1 11 2 Network Summary Network wide Queuing Penalty: 1842 291 Appendix I 2034 Background Conditions Level of Service Worksheets (Network Scenario 2) 292 SimTraffic Performance Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM - Scenario 2 Washington Commons SimTraffic Report 2034 Background AM - Scenario 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 61.7 59.9 35.2 0.3 0.0 0.0 10.9 85.5 6.4 1.5 3.2 17.9 Total Del/Veh (s) 116.6 28.8 13.8 94.9 41.2 16.3 62.4 97.3 88.5 59.9 54.1 42.2 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 3.5 2.1 0.7 Total Del/Veh (s) 87.4 18.2 30.3 6.9 70.7 6.1 30.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 0.1 0.0 0.1 0.0 0.0 0.0 28.4 0.0 0.0 0.1 0.2 Total Del/Veh (s) 75.5 30.9 25.9 87.1 25.9 27.9 296.5 86.7 82.0 46.8 87.4 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.6 3.9 Total Del/Veh (s) 28.7 68.7 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.1 0.4 0.0 0.1 0.0 Total Del/Veh (s) 44.2 32.0 1.8 209.2 26.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.3 0.0 3.0 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 80.5 6.5 86.7 18.5 6.0 53.7 35.2 18.4 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh (s) 1.8 1.1 3.2 0.3 0.4 276.3 272.5 0.0 0.0 0.0 26.3 Total Del/Veh (s) 150.0 101.6 14.1 45.3 42.6 686.3 628.8 36.6 15.5 8.2 101.9 Total Network Performance Denied Del/Veh (s) 20.4 Total Del/Veh (s) 149.6 293 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM - Scenario 2 Washington Commons SimTraffic Report 2034 Background AM - Scenario 2 Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 397 381 80 472 744 42 58 35 417 468 302 Average Queue (ft) 135 351 294 10 271 290 3 7 6 253 292 181 95th Queue (ft) 185 435 448 48 413 501 56 34 28 384 430 286 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 54 11 0 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 37 46 0 40 2 1 Queuing Penalty (veh) 150 106 0 3 0 0 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue (ft) 224 469 465 506 553 555 591 255 Average Queue (ft) 132 277 286 335 381 339 387 21 95th Queue (ft) 233 400 406 471 507 518 569 232 Link Distance (ft) 1244 1244 1335 1335 876 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 2 9 0 0 0 Queuing Penalty (veh) 10 11 0 1 1 294 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM - Scenario 2 Washington Commons SimTraffic Report 2034 Background AM - Scenario 2 Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 124 463 907 937 150 99 465 522 210 150 1172 1176 Average Queue (ft) 59 120 370 406 84 35 205 247 54 146 1094 1004 95th Queue (ft) 110 327 797 841 184 84 362 411 178 167 1317 1623 Link Distance (ft) 1335 1335 1061 1061 1126 1126 Upstream Blk Time (%) 0 53 39 Queuing Penalty (veh) 0 168 124 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 3 20 1 0 28 17 0 7 71 Queuing Penalty (veh) 0 5 56 4 1 10 12 1 21 223 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 133 83 139 109 Average Queue (ft) 59 16 59 24 95th Queue (ft) 118 57 116 66 Link Distance (ft) 782 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 877 888 120 40 29 207 Average Queue (ft) 461 469 20 2 1 67 95th Queue (ft) 825 833 93 20 13 180 Link Distance (ft) 1061 1061 112 112 526 Upstream Blk Time (%) 0 0 0 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 24 0 Queuing Penalty (veh) 14 1 295 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 2 2034 Background AM - Scenario 2 Washington Commons SimTraffic Report 2034 Background AM - Scenario 2 Page 4 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 192 161 82 434 476 213 183 207 Average Queue (ft) 97 147 121 7 232 254 25 80 82 95th Queue (ft) 121 188 147 40 383 407 121 149 165 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 24 53 18 0 0 Queuing Penalty (veh) 0 411 138 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 24 53 0 19 1 0 Queuing Penalty (veh) 162 93 0 1 1 0 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue (ft) 496 123 508 473 413 72 Average Queue (ft) 213 10 211 297 122 26 95th Queue (ft) 600 100 502 593 337 59 Link Distance (ft) 1042 1164 460 1126 1126 Upstream Blk Time (%) 2 42 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 300 Storage Blk Time (%) 15 0 13 Queuing Penalty (veh) 0 0 1 Network Summary Network wide Queuing Penalty: 1729 296 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM - Scenario 2 Washington Commons SimTraffic Report 2034 Background PM - Scenario 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 639.6 650.9 687.9 0.1 0.0 0.1 10.7 81.0 14.5 3.4 4.9 251.9 Total Del/Veh (s) 136.6 32.6 10.6 95.6 47.0 17.7 75.6 101.0 77.4 95.7 214.6 63.2 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 3.6 2.6 0.8 Total Del/Veh (s) 110.1 18.6 34.2 8.7 81.3 7.1 33.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.5 0.0 12.0 0.1 0.4 Total Del/Veh (s) 77.5 28.8 25.7 142.0 145.8 89.1 101.4 311.4 80.2 75.7 48.1 103.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.8 1.2 Total Del/Veh (s) 37.0 84.8 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.1 0.1 3.2 0.2 Total Del/Veh (s) 15.3 9.4 4.4 115.1 13.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 59.2 42.9 44.4 0.1 0.1 0.1 0.2 0.2 0.2 Total Del/Veh (s) 72.1 5.9 3.1 108.6 50.9 15.9 78.3 64.3 23.2 57.9 53.2 38.1 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 20.8 Total Del/Veh (s) 33.0 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh (s) 0.1 0.2 2.7 0.4 0.4 27.5 19.0 0.0 0.0 0.0 2.1 Total Del/Veh (s) 47.7 15.8 6.6 13.9 16.0 115.3 83.7 30.9 10.1 9.3 29.7 297 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM - Scenario 2 Washington Commons SimTraffic Report 2034 Background PM - Scenario 2 Page 2 Total Network Performance Denied Del/Veh (s) 170.4 Total Del/Veh (s) 154.7 298 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM - Scenario 2 Washington Commons SimTraffic Report 2034 Background PM - Scenario 2 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 400 374 96 544 812 255 101 45 593 741 749 Average Queue (ft) 132 364 323 21 317 336 17 38 25 343 431 503 95th Queue (ft) 195 383 461 62 468 561 169 92 55 671 909 894 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 78 19 5 2 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 46 60 0 44 13 11 0 2 0 Queuing Penalty (veh) 304 213 0 8 3 2 0 12 2 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue (ft) 224 501 513 555 582 90 602 615 415 Average Queue (ft) 126 250 268 371 415 3 380 429 49 95th Queue (ft) 235 395 411 526 557 53 575 615 354 Link Distance (ft) 1244 1244 1335 1335 1335 876 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 2 10 0 1 0 Queuing Penalty (veh) 17 11 0 2 3 299 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM - Scenario 2 Washington Commons SimTraffic Report 2034 Background PM - Scenario 2 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 196 467 814 833 150 100 1075 1080 225 150 1153 1172 Average Queue (ft) 105 147 315 363 119 67 842 904 151 145 974 749 95th Queue (ft) 182 311 611 675 197 113 1220 1253 297 168 1350 1532 Link Distance (ft) 1335 1335 1061 1061 1126 1126 Upstream Blk Time (%) 1 2 22 18 Queuing Penalty (veh) 6 18 59 48 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 1 17 2 7 42 49 1 8 75 Queuing Penalty (veh) 0 4 105 17 49 30 89 6 19 183 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 188 157 292 184 Average Queue (ft) 104 52 142 100 95th Queue (ft) 170 127 235 200 Link Distance (ft) 782 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 3 0 Queuing Penalty (veh) 5 1 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 383 394 108 132 144 386 Average Queue (ft) 155 162 16 44 69 142 95th Queue (ft) 342 356 84 125 156 357 Link Distance (ft) 1061 1061 112 112 526 Upstream Blk Time (%) 1 3 3 Queuing Penalty (veh) 7 25 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 11 0 Queuing Penalty (veh) 13 1 300 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 2 2034 Background PM - Scenario 2 Washington Commons SimTraffic Report 2034 Background PM - Scenario 2 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 173 144 64 560 569 430 62 188 232 Average Queue (ft) 94 127 115 6 462 492 224 17 85 110 95th Queue (ft) 124 169 144 34 649 642 558 49 154 193 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 15 34 16 19 36 0 Queuing Penalty (veh) 0 276 126 0 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 15 34 0 37 34 1 Queuing Penalty (veh) 104 59 0 2 39 6 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue (ft) 155 132 398 247 528 139 Average Queue (ft) 39 8 80 85 179 40 95th Queue (ft) 153 84 314 259 407 92 Link Distance (ft) 1042 1164 460 1126 1126 Upstream Blk Time (%) 2 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 300 Storage Blk Time (%) 0 0 3 Queuing Penalty (veh) 0 0 1 Network Summary Network wide Queuing Penalty: 1876 301 Appendix J 2034 Background Conditions Level of Service Worksheets (Network Scenario 3) 302 SimTraffic Performance Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM - Scenario 3 Washington Commons SimTraffic Report 2034 Background AM - Scenario 3 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 56.1 52.5 35.5 0.1 0.0 0.0 0.1 79.2 4.1 1.5 3.2 16.0 Total Del/Veh (s) 113.9 27.7 14.2 96.3 40.4 16.4 101.4 98.4 77.0 61.9 56.5 42.1 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 3.3 2.0 0.7 Total Del/Veh (s) 95.7 19.3 30.0 6.6 66.3 5.8 30.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 0.1 0.0 0.1 0.0 0.0 0.0 0.0 28.1 0.0 0.0 0.1 0.1 Total Del/Veh (s) 78.5 29.6 25.3 69.1 88.0 25.2 26.0 259.3 61.9 42.2 45.0 91.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.6 3.8 Total Del/Veh (s) 27.4 62.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 26.3 18.9 1.7 86.3 15.7 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.2 0.0 2.4 0.4 2.5 0.2 0.2 0.3 Total Del/Veh (s) 70.9 6.2 80.8 18.7 5.8 54.6 36.3 18.0 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh (s) 409.2 0.0 458.8 0.0 0.0 0.0 0.0 91.7 Total Del/Veh (s) 99.8 20.7 80.9 12.5 9.3 0.7 0.5 24.5 Total Zone Performance Denied Del/Veh (s) 38.3 Total Del/Veh (s) 942.9 303 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM - Scenario 3 Washington Commons SimTraffic Report 2034 Background AM - Scenario 3 Page 2 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 145 398 375 71 480 719 45 39 434 469 346 Average Queue (ft) 133 347 285 8 263 285 6 5 249 286 178 95th Queue (ft) 188 445 443 38 406 511 28 25 388 428 304 Link Distance (ft) 344 344 1244 1244 90 1256 Upstream Blk Time (%) 54 7 0 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 39 46 0 40 2 1 Queuing Penalty (veh) 157 106 0 3 0 0 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue (ft) 224 547 568 527 537 490 526 50 Average Queue (ft) 143 293 301 320 369 319 375 2 95th Queue (ft) 249 464 471 472 503 468 521 50 Link Distance (ft) 1244 1244 1335 1335 876 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 3 10 Queuing Penalty (veh) 18 11 304 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM - Scenario 3 Washington Commons SimTraffic Report 2034 Background AM - Scenario 3 Page 3 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 143 461 766 774 150 90 442 481 225 150 1074 987 Average Queue (ft) 65 121 359 390 85 37 195 236 52 147 1017 432 95th Queue (ft) 127 315 706 744 187 82 352 403 167 164 1245 1093 Link Distance (ft) 1335 1335 1061 1061 1050 1050 Upstream Blk Time (%) 35 0 Queuing Penalty (veh) 113 0 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 3 21 1 1 27 14 0 9 71 Queuing Penalty (veh) 0 5 57 4 5 9 10 1 28 221 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 135 99 160 109 Average Queue (ft) 58 13 58 25 95th Queue (ft) 111 55 119 68 Link Distance (ft) 782 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 602 614 120 34 13 124 Average Queue (ft) 311 320 18 1 0 37 95th Queue (ft) 562 574 88 16 7 95 Link Distance (ft) 1061 1061 112 112 526 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 120 Storage Blk Time (%) 20 0 Queuing Penalty (veh) 12 1 305 Queuing and Blocking Report Washington Commons 2034 Background AM - Scenario 3 2034 Background AM - Scenario 3 Washington Commons SimTraffic Report 2034 Background AM - Scenario 3 Page 4 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 185 156 59 447 502 248 180 183 Average Queue (ft) 97 139 121 8 229 257 26 85 80 95th Queue (ft) 122 176 147 36 375 419 129 152 152 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 18 40 18 0 0 Queuing Penalty (veh) 0 302 132 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 18 40 0 19 1 0 Queuing Penalty (veh) 119 71 0 1 1 0 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB Directions Served LR LT T Maximum Queue (ft) 252 180 160 Average Queue (ft) 179 73 23 95th Queue (ft) 290 159 104 Link Distance (ft) 263 395 395 Upstream Blk Time (%) 19 Queuing Penalty (veh) 52 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1440 306 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM - Scenario 3 Washington Commons SimTraffic Report 2034 Background PM - Scenario 3 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 709.8 709.3 665.2 0.2 0.0 0.0 21.3 120.1 26.7 27.6 26.1 275.2 Total Del/Veh (s) 129.9 34.6 18.3 96.0 49.8 17.7 80.0 99.1 84.0 133.5 222.3 70.2 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 4.7 3.6 1.0 Total Del/Veh (s) 129.9 23.9 36.5 8.8 94.1 9.0 38.5 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 0.2 0.1 0.3 0.0 0.0 0.0 0.0 16.7 0.0 26.6 0.1 0.4 Total Del/Veh (s) 75.3 29.5 27.4 153.8 145.9 87.2 96.7 283.2 66.0 40.9 47.2 112.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.8 1.9 Total Del/Veh (s) 40.9 80.8 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.1 98.9 4.0 Total Del/Veh (s) 21.7 13.8 3.9 164.6 17.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 14.6 10.3 11.2 0.1 0.1 0.1 0.2 0.2 0.2 Total Del/Veh (s) 77.2 6.3 2.9 104.5 39.8 11.2 78.1 77.1 20.0 56.7 35.5 39.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 5.0 Total Del/Veh (s) 28.4 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh (s) 140.8 0.0 134.9 0.0 0.0 0.0 0.0 18.6 Total Del/Veh (s) 70.0 2.4 59.7 14.8 8.7 1.1 0.9 11.8 307 SimTraffic Performance Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM - Scenario 3 Washington Commons SimTraffic Report 2034 Background PM - Scenario 3 Page 2 Total Zone Performance Denied Del/Veh (s) 196.3 Total Del/Veh (s) 1039.0 308 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM - Scenario 3 Washington Commons SimTraffic Report 2034 Background PM - Scenario 3 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 400 385 97 528 609 266 104 45 752 983 817 Average Queue (ft) 134 369 337 20 336 350 10 40 25 445 597 572 95th Queue (ft) 189 391 428 65 475 512 150 98 56 843 1235 1031 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 76 21 7 11 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 44 58 0 45 15 16 1 9 2 Queuing Penalty (veh) 294 208 0 8 4 3 5 47 10 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue (ft) 225 587 586 573 620 202 640 649 838 Average Queue (ft) 127 293 312 386 426 9 452 500 162 95th Queue (ft) 236 591 603 556 589 129 679 708 700 Link Distance (ft) 1244 1244 1335 1335 1335 876 Upstream Blk Time (%) 1 1 2 Queuing Penalty (veh) 10 11 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 3 14 0 2 2 Queuing Penalty (veh) 19 17 1 6 14 309 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM - Scenario 3 Washington Commons SimTraffic Report 2034 Background PM - Scenario 3 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 184 435 827 864 150 99 1085 1074 225 150 1066 963 Average Queue (ft) 100 153 344 394 124 66 809 855 146 146 914 384 95th Queue (ft) 168 349 737 807 196 112 1176 1200 292 162 1263 1027 Link Distance (ft) 1335 1335 1061 1061 1050 1050 Upstream Blk Time (%) 0 0 1 1 23 0 Queuing Penalty (veh) 0 1 4 10 61 0 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 2 17 2 7 42 49 1 7 75 Queuing Penalty (veh) 0 7 109 12 49 30 89 7 16 183 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 193 166 291 184 Average Queue (ft) 104 52 152 101 95th Queue (ft) 174 129 271 207 Link Distance (ft) 782 782 782 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 7 1 Queuing Penalty (veh) 11 2 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 478 495 120 144 141 369 Average Queue (ft) 216 226 27 36 51 183 95th Queue (ft) 451 469 109 120 139 437 Link Distance (ft) 1061 1061 112 112 526 Upstream Blk Time (%) 1 2 10 Queuing Penalty (veh) 7 14 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 16 0 Queuing Penalty (veh) 19 2 310 Queuing and Blocking Report Washington Commons 2034 Background PM - Scenario 3 2034 Background PM - Scenario 3 Washington Commons SimTraffic Report 2034 Background PM - Scenario 3 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 186 161 60 556 568 430 68 187 250 Average Queue (ft) 95 135 117 6 424 457 161 17 81 112 95th Queue (ft) 121 181 147 33 619 633 478 50 151 206 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 18 40 17 10 18 Queuing Penalty (veh) 0 326 141 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 18 40 0 34 20 0 Queuing Penalty (veh) 122 70 0 2 23 3 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB SB SB Directions Served LR LT T T TR Maximum Queue (ft) 177 193 163 2 10 Average Queue (ft) 101 66 25 0 0 95th Queue (ft) 184 168 118 2 5 Link Distance (ft) 263 395 395 1050 1050 Upstream Blk Time (%) 1 Queuing Penalty (veh) 2 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1979 311 Appendix K 2034 Total Conditions Level of Service Worksheets (Network Scenario 1) 312 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 130.8 130.9 172.5 0.0 0.0 0.0 4.2 113.7 6.2 1.4 3.2 38.5 Total Del/Veh (s) 127.0 32.0 18.0 91.9 45.9 16.6 77.9 84.0 63.9 62.6 51.1 44.9 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 8.6 7.8 10.1 0.0 0.0 0.0 3.1 2.9 4.4 Total Del/Veh (s) 140.1 49.8 29.0 230.6 144.7 8.6 87.6 100.5 87.8 112.8 128.2 10.7 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 3.5 Total Del/Veh (s) 89.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBR Denied Del/Veh (s) 0.0 0.0 0.0 0.0 0.3 0.7 0.3 0.0 0.0 0.0 0.1 0.5 Total Del/Veh (s) 72.2 15.0 11.4 53.9 66.3 14.9 5.4 58.4 2.4 10.3 56.6 21.3 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 0.3 Total Del/Veh (s) 23.0 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 1.5 1.0 0.0 0.0 2.8 0.8 Total Del/Veh (s) 25.9 17.5 1.7 52.5 246.1 18.3 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.3 0.0 2.3 0.4 2.3 0.2 0.2 0.3 Total Del/Veh (s) 80.7 6.2 72.7 18.4 5.8 53.0 35.4 18.0 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 0.2 0.2 0.1 0.1 0.0 0.0 0.1 Total Del/Veh (s) 7.8 4.0 0.8 0.0 2.0 0.5 1.9 313 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 4.2 0.6 0.1 0.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 0.0 Total Del/Veh (s) 2.3 2.4 3.5 2.0 2.8 Total Zone Performance Denied Del/Veh (s) 28.6 Total Del/Veh (s) 790.3 314 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 401 388 83 428 510 52 44 38 439 493 312 Average Queue (ft) 134 365 316 9 304 320 3 7 6 265 311 172 95th Queue (ft) 190 417 440 42 408 457 70 29 27 403 447 280 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 67 16 0 0 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 41 56 0 43 1 0 Queuing Penalty (veh) 176 131 0 3 0 0 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 225 831 855 255 103 1151 1159 843 231 225 239 152 Average Queue (ft) 140 447 472 163 60 850 873 166 153 146 209 46 95th Queue (ft) 242 735 773 343 115 1417 1425 695 241 222 254 143 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 0 1 1 24 23 72 2 Queuing Penalty (veh) 0 4 7 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 3 27 27 1 12 56 Queuing Penalty (veh) 16 32 53 5 70 28 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 216 2225 632 848 434 Average Queue (ft) 183 1438 442 540 154 95th Queue (ft) 225 2723 677 870 595 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 66 18 3 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 7 0 Queuing Penalty (veh) 1 41 3 315 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 137 152 384 401 150 260 284 306 190 150 214 78 Average Queue (ft) 67 88 174 201 39 135 154 186 28 93 141 29 95th Queue (ft) 120 132 322 357 138 233 269 292 130 176 211 60 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 1 2 2 Queuing Penalty (veh) 0 6 16 2 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 9 0 0 1 8 0 0 8 Queuing Penalty (veh) 13 1 0 1 6 1 0 9 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 139 121 128 86 Average Queue (ft) 60 22 53 19 95th Queue (ft) 122 73 100 54 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 0 Queuing Penalty (veh) 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 594 591 120 20 22 230 Average Queue (ft) 370 356 15 1 1 88 95th Queue (ft) 594 586 79 10 14 247 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 120 Storage Blk Time (%) 19 0 Queuing Penalty (veh) 11 1 316 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 111 188 150 61 468 441 111 188 187 Average Queue (ft) 96 142 118 7 267 241 20 84 80 95th Queue (ft) 119 183 141 34 414 389 86 153 149 Link Distance (ft) 111 111 515 515 566 566 Upstream Blk Time (%) 21 49 17 0 0 Queuing Penalty (veh) 0 391 134 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 21 49 0 23 0 0 Queuing Penalty (veh) 150 85 0 1 0 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB Directions Served LR T TR L Maximum Queue (ft) 107 20 2 30 Average Queue (ft) 50 1 0 2 95th Queue (ft) 85 10 2 13 Link Distance (ft) 198 198 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time (%) Queuing Penalty (veh) Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 31 Average Queue (ft) 4 95th Queue (ft) 21 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 317 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 1 2034 Total AM - Scenario 1 Washington Commons SimTraffic Report 2034 Total AM - Scenario 1 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 87 116 98 Average Queue (ft) 9 13 17 95th Queue (ft) 89 109 64 Link Distance (ft) 706 706 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1400 318 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 456.2 446.5 456.7 0.0 0.0 0.1 18.1 69.7 18.9 1.4 3.2 172.1 Total Del/Veh (s) 124.8 31.5 17.6 94.6 46.7 16.7 81.4 110.7 84.9 77.6 88.8 50.1 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 3.7 5.0 5.0 0.0 0.0 0.0 8.5 7.7 10.2 Total Del/Veh (s) 103.0 35.4 20.9 240.5 151.2 14.6 82.9 103.1 86.7 111.5 131.5 11.4 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 3.7 Total Del/Veh (s) 82.0 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 0.1 0.0 0.1 12.3 9.2 1.7 0.1 0.0 0.0 0.1 0.7 3.8 Total Del/Veh (s) 73.9 25.7 16.8 64.2 30.2 12.4 62.4 1.4 9.3 45.0 25.8 34.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.1 0.2 0.0 33.8 1.4 Total Del/Veh (s) 17.4 10.3 2.6 107.3 13.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 8.4 12.4 13.9 0.1 0.1 0.2 0.2 0.1 0.2 Total Del/Veh (s) 73.9 6.5 2.7 72.6 28.4 7.6 80.2 78.9 27.7 55.1 51.3 39.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 5.8 Total Del/Veh (s) 22.9 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 0.4 0.3 0.1 0.1 0.1 0.0 0.2 Total Del/Veh (s) 10.2 5.0 1.1 0.1 2.5 0.5 3.2 319 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL SBT All Denied Del/Veh (s) 0.1 0.0 0.0 Total Del/Veh (s) 3.9 0.2 0.3 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 0.3 0.2 0.2 Total Del/Veh (s) 2.3 2.6 15.5 1.9 9.2 Total Zone Performance Denied Del/Veh (s) 113.8 Total Del/Veh (s) 772.0 320 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 144 392 379 99 424 597 259 100 45 421 448 456 Average Queue (ft) 136 363 331 18 297 315 10 34 23 255 293 256 95th Queue (ft) 186 378 447 59 416 499 151 89 53 385 424 430 Link Distance (ft) 344 344 1231 1231 1231 90 1256 Upstream Blk Time (%) 73 17 0 5 Queuing Penalty (veh) 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 48 54 0 44 13 11 Queuing Penalty (veh) 302 173 0 8 3 2 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement EB EB EB EB WB WB WB WB NB NB NB B19 Directions Served L T T R L T T R L L TR T Maximum Queue (ft) 224 522 584 255 104 1276 1293 1129 224 213 257 157 Average Queue (ft) 97 279 303 179 85 934 962 403 121 123 217 26 95th Queue (ft) 201 450 501 322 126 1449 1466 1091 208 202 269 106 Link Distance (ft) 1231 1231 1325 1325 1325 155 155 155 118 Upstream Blk Time (%) 1 2 0 11 13 70 0 Queuing Penalty (veh) 7 10 0 0 0 0 0 Storage Bay Dist (ft) 225 255 105 Storage Blk Time (%) 0 16 12 1 29 52 Queuing Penalty (veh) 1 17 54 6 177 43 Intersection: 2: I-81 N Ramp/Valley Mill Rd & Route 7 (Berryville Pike) Movement B19 B20 SB SB SB Directions Served T T L LT R Maximum Queue (ft) 227 936 613 780 496 Average Queue (ft) 161 382 436 528 151 95th Queue (ft) 266 987 669 847 590 Link Distance (ft) 118 2362 876 Upstream Blk Time (%) 52 6 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 650 620 Storage Blk Time (%) 0 7 1 Queuing Penalty (veh) 2 41 4 321 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 208 256 471 470 150 312 346 344 225 150 214 69 Average Queue (ft) 123 138 243 283 67 199 278 298 133 104 149 28 95th Queue (ft) 195 215 411 454 181 313 369 366 307 182 218 56 Link Distance (ft) 1325 1325 313 313 205 205 Upstream Blk Time (%) 0 11 19 3 Queuing Penalty (veh) 0 86 149 5 Storage Bay Dist (ft) 540 540 150 500 225 150 Storage Blk Time (%) 0 21 0 0 11 34 1 1 13 Queuing Penalty (veh) 0 38 3 2 21 63 5 2 15 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 192 167 229 184 Average Queue (ft) 96 50 113 67 95th Queue (ft) 164 122 194 159 Link Distance (ft) 786 786 786 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 1 0 Queuing Penalty (veh) 2 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 439 438 120 56 58 234 Average Queue (ft) 223 218 29 11 11 127 95th Queue (ft) 409 409 112 67 67 238 Link Distance (ft) 706 706 111 111 395 Upstream Blk Time (%) 1 1 Queuing Penalty (veh) 6 9 Storage Bay Dist (ft) 120 Storage Blk Time (%) 14 0 Queuing Penalty (veh) 17 2 322 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 111 173 146 44 541 528 287 69 186 218 Average Queue (ft) 95 132 119 5 362 342 63 18 81 110 95th Queue (ft) 122 163 137 31 548 523 264 52 156 189 Link Distance (ft) 111 111 515 515 119 566 566 Upstream Blk Time (%) 16 39 18 5 6 Queuing Penalty (veh) 0 295 136 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 16 39 0 31 7 0 Queuing Penalty (veh) 101 68 0 2 7 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB SB Directions Served LR T L Maximum Queue (ft) 140 17 80 Average Queue (ft) 60 1 12 95th Queue (ft) 104 10 48 Link Distance (ft) 198 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time (%) 0 Queuing Penalty (veh) 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 31 Average Queue (ft) 6 95th Queue (ft) 25 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 323 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 1 2034 Total PM - Scenario 1 Washington Commons SimTraffic Report 2034 Total PM - Scenario 1 Page 6 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 332 372 88 Average Queue (ft) 109 134 16 95th Queue (ft) 454 479 64 Link Distance (ft) 706 706 Upstream Blk Time (%) 1 1 Queuing Penalty (veh) 8 11 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 1904 324 Appendix L 2034 Total Conditions Level of Service Worksheets (Network Scenario 2) 325 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 91.2 88.4 136.9 0.1 0.0 0.0 0.1 51.6 8.0 11.0 10.7 29.1 Total Del/Veh (s) 122.0 42.9 54.8 110.9 40.1 15.8 96.7 120.4 71.9 148.1 55.6 59.5 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 4.4 2.9 1.0 Total Del/Veh (s) 182.5 142.4 26.0 6.5 91.8 7.3 72.6 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 2.1 1.5 2.4 0.0 9.3 35.3 19.8 2.2 0.0 3.2 0.1 0.2 Total Del/Veh (s) 115.6 121.8 123.1 97.5 135.6 37.3 29.2 77.3 24.0 18.5 45.0 77.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.6 12.2 Total Del/Veh (s) 30.7 84.4 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.7 0.6 0.1 0.0 0.6 0.4 Total Del/Veh (s) 22.4 16.7 3.6 0.1 94.5 14.8 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.1 0.0 13.0 7.9 10.5 0.2 0.2 3.5 Total Del/Veh (s) 77.8 6.3 76.6 31.4 8.0 55.2 34.8 23.6 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 1759.7 1767.2 95.6 101.8 0.1 0.0 349.2 Total Del/Veh (s) 858.6 1060.2 169.3 51.2 10.2 1.1 112.9 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 0.1 0.0 0.0 Total Del/Veh (s) 4.4 0.0 0.2 0.3 326 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 2 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh (s) 0.2 0.2 3.3 0.3 0.4 57.5 45.5 0.0 0.0 0.0 5.9 Total Del/Veh (s) 46.1 49.4 3.2 16.4 15.6 205.2 177.8 18.0 11.0 4.0 39.5 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.1 0.0 1.4 0.1 0.7 Total Del/Veh (s) 2.7 2.3 52.0 1.8 25.6 Total Zone Performance Denied Del/Veh (s) 104.9 Total Del/Veh (s) 1014.4 327 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 399 387 82 555 639 243 45 39 817 1040 660 Average Queue (ft) 136 361 316 7 262 279 8 6 5 417 493 220 95th Queue (ft) 185 420 454 37 432 485 151 26 24 815 1017 569 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 64 19 0 0 6 Queuing Penalty (veh) 0 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 39 59 0 40 1 0 1 7 0 Queuing Penalty (veh) 165 135 0 3 0 0 5 38 1 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue (ft) 225 1276 1268 464 499 610 635 559 Average Queue (ft) 176 878 890 296 346 401 449 74 95th Queue (ft) 289 1564 1569 415 449 615 651 458 Link Distance (ft) 1244 1244 1330 1330 876 Upstream Blk Time (%) 5 8 2 Queuing Penalty (veh) 32 53 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 2 55 0 1 1 Queuing Penalty (veh) 13 64 0 4 7 328 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 135 540 1365 1357 150 100 338 352 225 176 274 93 Average Queue (ft) 58 308 1227 1240 119 96 301 312 110 149 262 33 95th Queue (ft) 113 689 1645 1636 199 110 343 362 280 168 274 73 Link Distance (ft) 1330 1330 293 293 253 253 Upstream Blk Time (%) 9 12 38 37 57 Queuing Penalty (veh) 89 119 257 253 243 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 40 49 1 55 29 54 1 12 69 Queuing Penalty (veh) 2 66 188 10 311 44 38 3 47 276 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 146 108 143 111 Average Queue (ft) 58 19 67 27 95th Queue (ft) 118 69 119 75 Link Distance (ft) 788 788 788 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 559 562 120 93 88 146 Average Queue (ft) 318 309 19 28 28 48 95th Queue (ft) 546 535 92 109 113 126 Link Distance (ft) 713 713 112 112 384 Upstream Blk Time (%) 0 0 2 2 Queuing Penalty (veh) 0 1 12 16 Storage Bay Dist (ft) 120 Storage Blk Time (%) 18 0 Queuing Penalty (veh) 11 1 329 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 185 152 87 502 474 264 197 183 Average Queue (ft) 95 140 118 9 311 301 67 87 78 95th Queue (ft) 120 181 145 46 534 531 295 159 148 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 18 44 17 8 10 Queuing Penalty (veh) 0 349 132 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 18 44 0 31 11 0 Queuing Penalty (veh) 128 77 0 2 8 1 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue (ft) 171 823 844 99 180 Average Queue (ft) 161 710 672 55 16 95th Queue (ft) 179 956 1064 101 96 Link Distance (ft) 790 790 253 Upstream Blk Time (%) 28 24 Queuing Penalty (veh) 89 76 Storage Bay Dist (ft) 100 Storage Blk Time (%) 2 0 Queuing Penalty (veh) 3 1 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 30 Average Queue (ft) 4 95th Queue (ft) 20 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 330 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 2 2034 Total AM - Scenario 2 Washington Commons SimTraffic Report 2034 Total AM - Scenario 2 Page 6 Intersection: 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue (ft) 241 33 303 304 216 52 Average Queue (ft) 89 1 98 153 80 22 95th Queue (ft) 296 30 288 419 174 48 Link Distance (ft) 1044 1170 462 790 790 Upstream Blk Time (%) 11 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 300 Storage Blk Time (%) 4 0 2 Queuing Penalty (veh) 0 0 0 Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB EB WB WB NB Directions Served T T T T R Maximum Queue (ft) 3 11 683 691 74 Average Queue (ft) 0 0 348 363 10 95th Queue (ft) 3 6 790 802 50 Link Distance (ft) 293 293 713 713 Upstream Blk Time (%) 2 3 Queuing Penalty (veh) 13 20 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 3408 331 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 650.7 646.7 660.8 0.3 0.0 0.0 14.6 67.8 11.9 10.8 10.9 260.3 Total Del/Veh (s) 122.7 33.4 20.7 103.3 49.8 17.1 82.8 81.8 75.1 168.5 187.9 73.3 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 27.4 24.7 6.4 Total Del/Veh (s) 142.5 63.8 29.0 7.9 125.2 14.3 54.7 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 3.5 3.0 3.6 9.3 40.3 15.3 2.6 0.0 0.1 0.1 0.3 0.8 Total Del/Veh (s) 98.7 86.7 92.2 120.8 39.4 34.6 86.5 39.5 18.4 44.2 119.5 42.9 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 13.1 Total Del/Veh (s) 69.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.4 0.4 0.5 0.0 13.8 1.0 Total Del/Veh (s) 18.3 11.2 8.1 51.3 193.5 20.5 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 294.4 305.8 304.1 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 80.1 6.3 1.5 126.7 81.8 22.0 73.5 81.9 20.7 57.6 24.4 47.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 148.3 Total Del/Veh (s) 45.6 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 1616.7 1544.0 10.3 7.1 0.0 0.0 254.6 Total Del/Veh (s) 503.7 608.7 88.4 10.4 9.2 0.9 55.2 332 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 12.4 0.0 6.7 Total Del/Veh (s) 131.4 28.0 0.2 17.4 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR All Denied Del/Veh (s) 0.1 0.1 2.5 0.4 0.4 0.1 0.1 0.0 0.0 0.0 0.2 Total Del/Veh (s) 3.7 1.0 3.6 0.9 0.9 9.2 8.1 15.8 7.2 5.7 8.1 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 5.9 0.1 2.9 Total Del/Veh (s) 1.6 0.7 93.3 2.7 47.2 Total Zone Performance Denied Del/Veh (s) 264.1 Total Del/Veh (s) 935.9 333 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 400 389 82 452 680 44 100 45 763 1041 795 Average Queue (ft) 135 370 337 18 312 331 2 38 24 522 638 533 95th Queue (ft) 188 391 436 59 427 529 44 93 55 946 1228 1006 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 74 22 0 5 7 Queuing Penalty (veh) 0 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 44 55 0 46 15 10 1 11 0 Queuing Penalty (veh) 304 198 0 8 3 2 3 60 2 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB WB SB SB SB Directions Served L T T T T R L L R Maximum Queue (ft) 225 975 1001 495 531 90 644 650 908 Average Queue (ft) 143 548 570 315 358 3 533 566 457 95th Queue (ft) 261 1154 1180 455 489 65 747 745 1175 Link Distance (ft) 1244 1244 1330 1330 1330 876 Upstream Blk Time (%) 1 1 15 Queuing Penalty (veh) 8 11 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 2 34 1 10 9 Queuing Penalty (veh) 18 39 3 30 69 334 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 185 540 1338 1335 150 100 335 352 225 167 272 130 Average Queue (ft) 102 347 1027 1059 143 97 307 319 193 146 260 44 95th Queue (ft) 173 693 1660 1653 180 107 325 347 307 173 272 93 Link Distance (ft) 1330 1330 293 293 253 253 Upstream Blk Time (%) 3 4 43 46 58 Queuing Penalty (veh) 38 52 366 392 219 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 26 41 8 51 27 58 1 10 71 Queuing Penalty (veh) 2 79 294 54 341 52 106 10 34 235 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 197 167 354 185 Average Queue (ft) 104 53 156 110 95th Queue (ft) 171 127 277 213 Link Distance (ft) 788 788 788 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 7 1 Queuing Penalty (veh) 11 2 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 490 476 120 168 157 373 Average Queue (ft) 256 239 22 103 111 208 95th Queue (ft) 491 467 99 170 167 417 Link Distance (ft) 713 713 112 112 384 Upstream Blk Time (%) 5 11 15 Queuing Penalty (veh) 40 92 19 Storage Bay Dist (ft) 120 Storage Blk Time (%) 15 0 Queuing Penalty (veh) 18 1 335 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 184 151 93 573 574 430 67 173 289 Average Queue (ft) 94 137 119 6 523 526 326 19 85 125 95th Queue (ft) 121 179 140 40 631 639 620 52 157 239 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 18 40 18 45 63 0 Queuing Penalty (veh) 0 331 146 0 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 18 40 0 57 60 1 Queuing Penalty (veh) 127 69 0 3 67 11 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB SB Directions Served LR T TR L T T Maximum Queue (ft) 171 648 639 94 67 22 Average Queue (ft) 165 439 237 45 4 1 95th Queue (ft) 184 698 642 84 48 31 Link Distance (ft) 790 790 253 253 Upstream Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) 100 Storage Blk Time (%) 1 0 Queuing Penalty (veh) 2 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue (ft) 37 123 Average Queue (ft) 6 29 95th Queue (ft) 31 143 Link Distance (ft) 226 Upstream Blk Time (%) 6 Queuing Penalty (veh) 0 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 336 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 2 2034 Total PM - Scenario 2 Washington Commons SimTraffic Report 2034 Total PM - Scenario 2 Page 6 Intersection: 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd Movement EB WB WB NB SB SB Directions Served LT L TR LTR L TR Maximum Queue (ft) 38 21 5 63 258 105 Average Queue (ft) 8 1 0 34 106 35 95th Queue (ft) 29 9 5 57 200 78 Link Distance (ft) 1044 1170 462 790 790 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 300 Storage Blk Time (%) Queuing Penalty (veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 737 746 81 Average Queue (ft) 685 699 8 95th Queue (ft) 809 809 48 Link Distance (ft) 713 713 Upstream Blk Time (%) 7 15 Queuing Penalty (veh) 66 132 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 4169 337 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway 2034 Total AM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total AM - Scenario 2 - Mitigation Page 1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 32 203 656 61 249 298 Future Volume (Veh/h) 32 203 656 61 249 298 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 35 221 713 66 271 324 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) 855 352 pX, platoon unblocked vC, conflicting volume 1450 390 779 vC1, stage 1 conf vol 746 vC2, stage 2 conf vol 704 vCu, unblocked vol 1450 390 779 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) 5.8 tF (s) 3.5 3.3 2.2 p0 queue free % 83 64 68 cM capacity (veh/h) 203 615 847 Direction, Lane # WB 1 WB 2 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 35 221 475 304 271 162 162 Volume Left 35 0 0 0 271 0 0 Volume Right 0 221 0 66 0 0 0 cSH 203 615 1700 1700 847 1700 1700 Volume to Capacity 0.17 0.36 0.28 0.18 0.32 0.10 0.10 Queue Length 95th (ft) 15 41 0 0 35 0 0 Control Delay (s) 26.5 14.1 0.0 0.0 11.2 0.0 0.0 Lane LOS D B B Approach Delay (s) 15.8 0.0 5.1 Approach LOS C Intersection Summary Average Delay 4.3 Intersection Capacity Utilization 47.2% ICU Level of Service A Analysis Period (min) 15 338 Queues Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total AM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total AM - Scenario 2 - Mitigation Page 2 Lane Group EBT WBL WBT NBT SBL SBT Lane Group Flow (vph) 193 10 458 105 320 42 v/c Ratio 0.55 0.02 0.47 0.42 0.62 0.09 Control Delay 25.1 12.9 3.4 34.2 22.6 20.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 25.1 12.9 3.4 34.2 22.6 20.0 Queue Length 50th (ft) 57 2 3 39 100 12 Queue Length 95th (ft) #174 12 52 98 203 39 Internal Link Dist (ft) 1003 1138 430 775 Turn Bay Length (ft) 300 Base Capacity (vph) 396 476 974 509 582 556 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.49 0.02 0.47 0.21 0.55 0.08 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 339 HCM Signalized Intersection Capacity Analysis Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total AM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total AM - Scenario 2 - Mitigation Page 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 167 10 0 9 10 411 0 80 17 294 34 5 Future Volume (vph) 167 10 0 9 10 411 0 80 17 294 34 5 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.5 6.0 4.5 4.5 6.0 4.5 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 0.98 1.00 0.98 Flt Protected 0.95 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1814 1805 1622 1856 1805 1866 Flt Permitted 0.44 0.51 1.00 1.00 0.42 1.00 Satd. Flow (perm) 834 976 1622 1856 796 1866 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 182 11 0 10 11 447 0 87 18 320 37 5 RTOR Reduction (vph) 0 0 0 0 229 0 0 9 0 0 4 0 Lane Group Flow (vph) 0 193 0 10 229 0 0 96 0 320 38 0 Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Turn Type pm+pt NA Perm pm+pt NA NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 6 Actuated Green, G (s) 30.1 36.9 36.9 9.3 29.6 17.9 Effective Green, g (s) 30.1 36.9 36.9 9.3 29.6 17.9 Actuated g/C Ratio 0.40 0.49 0.49 0.12 0.39 0.24 Clearance Time (s) 4.5 6.0 4.5 4.5 6.0 4.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 332 485 792 228 503 442 v/s Ratio Prot 0.00 c0.14 0.05 c0.12 0.02 v/s Ratio Perm c0.23 0.01 c0.13 v/c Ratio 0.58 0.02 0.29 0.42 0.64 0.09 Uniform Delay, d1 17.8 10.2 11.5 30.6 17.3 22.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.6 0.0 0.2 1.3 2.6 0.1 Delay (s) 20.4 10.3 11.7 31.9 19.9 22.5 Level of Service C B B C B C Approach Delay (s) 20.4 11.7 31.9 20.2 Approach LOS C B C C Intersection Summary HCM 2000 Control Delay 17.8 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.67 Actuated Cycle Length (s) 75.5 Sum of lost time (s) 21.0 Intersection Capacity Utilization 69.9% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 340 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway 2034 Total PM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total PM - Scenario 2 - Mitigation Page 1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 51 195 555 51 265 664 Future Volume (Veh/h) 51 195 555 51 265 664 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 55 212 603 55 288 722 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) 855 352 pX, platoon unblocked vC, conflicting volume 1568 329 658 vC1, stage 1 conf vol 630 vC2, stage 2 conf vol 937 vCu, unblocked vol 1568 329 658 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) 5.8 tF (s) 3.5 3.3 2.2 p0 queue free % 69 68 69 cM capacity (veh/h) 176 673 939 Direction, Lane # WB 1 WB 2 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 55 212 402 256 288 361 361 Volume Left 55 0 0 0 288 0 0 Volume Right 0 212 0 55 0 0 0 cSH 176 673 1700 1700 939 1700 1700 Volume to Capacity 0.31 0.32 0.24 0.15 0.31 0.21 0.21 Queue Length 95th (ft) 32 34 0 0 33 0 0 Control Delay (s) 34.5 12.8 0.0 0.0 10.5 0.0 0.0 Lane LOS D B B Approach Delay (s) 17.3 0.0 3.0 Approach LOS C Intersection Summary Average Delay 3.9 Intersection Capacity Utilization 45.0% ICU Level of Service A Analysis Period (min) 15 341 Queues Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total PM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total PM - Scenario 2 - Mitigation Page 2 Lane Group EBT WBL WBT NBT SBL SBT Lane Group Flow (vph) 96 30 447 98 637 143 v/c Ratio 0.45 0.09 0.58 0.38 0.85 0.14 Control Delay 32.1 18.1 5.7 30.0 27.5 9.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 32.1 18.1 5.7 30.0 27.5 9.3 Queue Length 50th (ft) 31 9 3 31 164 24 Queue Length 95th (ft) 91 28 63 82 #423 65 Internal Link Dist (ft) 1003 1138 430 775 Turn Bay Length (ft) 300 Base Capacity (vph) 273 329 858 624 821 1234 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.35 0.09 0.52 0.16 0.78 0.12 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 342 HCM Signalized Intersection Capacity Analysis Washington Commons 8: Brookland Ln/Gateway Drive Extension & Valley Mill Rd 2034 Total PM - Scenario 2 - Mitigation Washington Commons Synchro 11 Report 2034 Total PM - Scenario 2 - Mitigation Page 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 78 10 0 28 10 401 0 68 22 586 127 5 Future Volume (vph) 78 10 0 28 10 401 0 68 22 586 127 5 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.5 6.0 5.5 4.5 6.0 4.5 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 0.97 1.00 0.99 Flt Protected 0.96 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1819 1805 1622 1837 1805 1890 Flt Permitted 0.45 0.50 1.00 1.00 0.42 1.00 Satd. Flow (perm) 861 945 1622 1837 798 1890 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 85 11 0 30 11 436 0 74 24 637 138 5 RTOR Reduction (vph) 0 0 0 0 293 0 0 15 0 0 1 0 Lane Group Flow (vph) 0 96 0 30 154 0 0 83 0 637 142 0 Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Turn Type pm+pt NA Perm pm+pt NA NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 6 Actuated Green, G (s) 16.1 22.7 22.7 9.2 36.3 36.3 Effective Green, g (s) 16.1 22.7 22.7 9.2 36.3 36.3 Actuated g/C Ratio 0.23 0.33 0.33 0.13 0.53 0.53 Clearance Time (s) 4.5 6.0 5.5 4.5 6.0 4.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 200 330 533 244 727 994 v/s Ratio Prot 0.00 c0.10 0.05 c0.27 0.07 v/s Ratio Perm c0.11 0.03 c0.19 v/c Ratio 0.48 0.09 0.29 0.34 0.88 0.14 Uniform Delay, d1 22.8 16.1 17.2 27.1 12.5 8.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 1.8 0.1 0.3 0.8 11.5 0.1 Delay (s) 24.6 16.2 17.5 28.0 24.0 8.4 Level of Service C B B C C A Approach Delay (s) 24.6 17.4 28.0 21.1 Approach LOS C B C C Intersection Summary HCM 2000 Control Delay 20.6 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.83 Actuated Cycle Length (s) 69.0 Sum of lost time (s) 22.0 Intersection Capacity Utilization 81.4% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 343 MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt Aligned with Brookland Lane 2034 Tot AM] New Site Site Category: (None) Roundabout Movement Performance - Vehicles Mov ID Turn Demand Flows Deg. Satn Average Delay Level of Service 95% Back of Queue Prop. Queued Effective Stop Rate Aver. No. Cycles Average Speed Total HV Vehicles Distance veh/h % v/c sec veh ft mph South: Brookland Ln 3 L2 1 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.7 8 T1 87 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.6 18 R2 18 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 33.6 Approach 107 3.0 0.137 6.0 LOS A 0.6 14.2 0.56 0.50 0.56 34.5 East: Valley Mill Rd 1 L2 10 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 6 T1 11 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.0 16 R2 447 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 32.1 Approach 467 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 32.1 North: Gateway Dr Extension 7 L2 323 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 4 T1 37 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 14 R2 5 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 31.8 Approach 365 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.04 0.12 32.7 West: Valley Mill Rd 5 L2 182 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.2 2 T1 11 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.1 12 R2 1 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 31.3 Approach 193 3.0 0.213 6.1 LOS A 1.0 24.4 0.51 0.43 0.51 32.2 All Vehicles 1133 3.0 0.463 7.0 LOS A 2.7 70.0 0.42 0.32 0.42 32.5 Site Level of Service (LOS) Method: Delay & v/c (HCM 6). Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio (degree of saturation) per movement. LOS F will result if v/c > 1 irrespective of movement delay value (does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements (v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity: Traditional M1. HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. 344 MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt Aligned with Brookland Lane 2034 Tot PM] New Site Site Category: (None) Roundabout Movement Performance - Vehicles Mov ID Turn Demand Flows Deg. Satn Average Delay Level of Service 95% Back of Queue Prop. Queued Effective Stop Rate Aver. No. Cycles Average Speed Total HV Vehicles Distance veh/h % v/c sec veh ft mph South: Brookland Ln 3 L2 1 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.8 8 T1 74 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.8 18 R2 24 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 32.8 Approach 99 3.0 0.159 7.7 LOS A 0.6 15.9 0.63 0.63 0.63 33.5 East: Valley Mill Rd 1 L2 30 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.6 6 T1 11 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.6 16 R2 436 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 32.6 Approach 477 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 32.7 North: Gateway Dr Extension 7 L2 637 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 4 T1 138 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 14 R2 5 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 29.9 Approach 780 3.0 0.609 10.1 LOS B 5.7 145.3 0.31 0.13 0.31 30.7 West: Valley Mill Rd 5 L2 85 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 2 T1 11 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 12 R2 1 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 30.5 Approach 97 3.0 0.168 8.4 LOS A 0.6 16.6 0.65 0.65 0.65 31.3 All Vehicles 1453 3.0 0.609 9.0 LOS A 5.7 145.3 0.40 0.25 0.40 31.6 Site Level of Service (LOS) Method: Delay & v/c (HCM 6). Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio (degree of saturation) per movement. LOS F will result if v/c > 1 irrespective of movement delay value (does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements (v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity: Traditional M1. HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. 345 MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt 2034 Tot AM - Continuous Street] New Site Site Category: (None) Roundabout Movement Performance - Vehicles Mov ID Turn Demand Flows Deg. Satn Average Delay Level of Service 95% Back of Queue Prop. Queued Effective Stop Rate Aver. No. Cycles Average Speed Total HV Vehicles Distance veh/h % v/c sec veh ft mph South: Valley Mill Road 3 L2 21 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.2 8 T1 447 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 Approach 467 3.0 0.463 8.9 LOS A 2.7 70.0 0.57 0.46 0.57 33.1 North: Gateway Dr Extension 4 T1 323 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 35.1 14 R2 42 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 34.1 Approach 365 3.0 0.279 5.2 LOS A 1.5 39.4 0.12 0.03 0.12 35.0 West: Access to Brookland Lane/Old Valley Mill Road 5 L2 268 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 31.8 12 R2 29 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 30.9 Approach 298 3.0 0.312 7.0 LOS A 1.5 39.5 0.53 0.44 0.53 31.7 All Vehicles 1130 3.0 0.463 7.2 LOS A 2.7 70.0 0.42 0.32 0.42 33.3 Site Level of Service (LOS) Method: Delay & v/c (HCM 6). Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio (degree of saturation) per movement. LOS F will result if v/c > 1 irrespective of movement delay value (does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements (v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity: Traditional M1. HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. 346 MOVEMENT SUMMARY Site: 101 [Valley Mill Rndt 2034 Tot PM - Continuous Street] New Site Site Category: (None) Roundabout Movement Performance - Vehicles Mov ID Turn Demand Flows Deg. Satn Average Delay Level of Service 95% Back of Queue Prop. Queued Effective Stop Rate Aver. No. Cycles Average Speed Total HV Vehicles Distance veh/h % v/c sec veh ft mph South: Valley Mill Road 3 L2 41 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 8 T1 436 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 Approach 477 3.0 0.421 7.6 LOS A 2.6 65.5 0.44 0.29 0.44 33.7 North: Gateway Dr Extension 4 T1 637 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 32.6 14 R2 143 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 31.7 Approach 780 3.0 0.608 10.1 LOS B 5.7 145.2 0.31 0.12 0.31 32.5 West: Access to Brookland Lane/Old Valley Mill Road 5 L2 159 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 31.3 12 R2 35 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 30.4 Approach 193 3.0 0.282 8.7 LOS A 1.2 30.9 0.65 0.65 0.65 31.1 All Vehicles 1451 3.0 0.608 9.1 LOS A 5.7 145.2 0.40 0.25 0.40 32.7 Site Level of Service (LOS) Method: Delay & v/c (HCM 6). Site LOS Method is specified in the Parameter Settings dialog (Site tab). Roundabout LOS Method: Same as Sign Control. Vehicle movement LOS values are based on average delay and v/c ratio (degree of saturation) per movement. LOS F will result if v/c > 1 irrespective of movement delay value (does not apply for approaches and intersection). Intersection and Approach LOS values are based on average delay for all movements (v/c not used as specified in HCM 6). Roundabout Capacity Model: US HCM 6. HCM Delay Formula option is used. Control Delay does not include Geometric Delay since Exclude Geometric Delay option applies. Gap-Acceptance Capacity: Traditional M1. HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation. 347 Appendix M 2034 Total Conditions Level of Service Worksheets (Network Scenario 3) 348 Queues Washington Commons 1: I-81 S Ramp & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 1 Lane Group EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR Lane Group Flow (vph) 251 928 8 1192 852 5 4 324 325 242 v/c Ratio 0.86 0.44 0.12 0.86 0.56 0.08 0.02 0.96 0.96 0.45 Control Delay 82.7 16.8 54.1 51.9 2.1 67.8 0.0 92.0 92.6 8.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 82.7 16.8 54.1 51.9 2.1 67.8 0.0 92.0 92.6 8.0 Queue Length 50th (ft) 215 190 7 420 0 5 0 308 309 0 Queue Length 95th (ft) #402 368 m10 m#650 m9 20 0 #508 #510 72 Internal Link Dist (ft) 311 1238 59 1233 Turn Bay Length (ft) 145 105 45 875 1000 Base Capacity (vph) 291 2090 68 1391 1509 66 242 342 342 537 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.86 0.44 0.12 0.86 0.56 0.08 0.02 0.95 0.95 0.45 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 349 HCM Signalized Intersection Capacity Analysis Washington Commons 1: I-81 S Ramp & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 231 852 2 7 1097 784 2 3 4 597 0 223 Future Volume (vph) 231 852 2 7 1097 784 2 3 4 597 0 223 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.2 5.7 5.9 6.4 4.0 8.6 8.6 9.1 9.1 9.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 0.95 0.95 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.98 1.00 0.95 0.95 1.00 Satd. Flow (prot) 1626 3405 1770 3471 1509 1826 1583 1504 1504 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.98 1.00 0.95 0.95 1.00 Satd. Flow (perm) 1626 3405 1770 3471 1509 1826 1583 1504 1504 1538 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 251 926 2 8 1192 852 2 3 4 649 0 242 RTOR Reduction (vph) 0 0 0 0 0 0 0 0 4 0 0 187 Lane Group Flow (vph) 251 928 0 8 1192 852 0 5 0 324 325 55 Heavy Vehicles (%) 11% 6% 2% 2% 4% 7% 2% 2% 2% 14% 2% 5% Turn Type Prot NA Prot NA Free Split NA Prot Split NA Prot Protected Phases 5 2 1 6 4 4 4 3 3 3 Permitted Phases Free Actuated Green, G (s) 25.1 76.1 1.0 51.0 140.0 2.0 2.0 31.6 31.6 31.6 Effective Green, g (s) 25.1 76.1 1.0 51.0 140.0 2.0 2.0 31.6 31.6 31.6 Actuated g/C Ratio 0.18 0.54 0.01 0.36 1.00 0.01 0.01 0.23 0.23 0.23 Clearance Time (s) 6.2 5.7 5.9 6.4 8.6 8.6 9.1 9.1 9.1 Vehicle Extension (s) 3.0 5.0 3.0 5.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 291 1850 12 1264 1509 26 22 339 339 347 v/s Ratio Prot c0.15 0.27 0.00 c0.34 0.00 0.00 0.22 c0.22 0.04 v/s Ratio Perm c0.56 v/c Ratio 0.86 0.50 0.67 0.94 0.56 0.19 0.00 0.96 0.96 0.16 Uniform Delay, d1 55.8 20.0 69.3 43.1 0.0 68.2 68.0 53.5 53.6 43.5 Progression Factor 1.00 1.00 0.80 1.24 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 22.2 1.0 52.2 8.7 0.8 3.6 0.0 36.9 37.5 0.2 Delay (s) 77.9 21.0 107.6 62.1 0.8 71.8 68.1 90.5 91.1 43.7 Level of Service E C F E A E E F F D Approach Delay (s) 33.1 36.8 70.1 78.0 Approach LOS C D E E Intersection Summary HCM 2000 Control Delay 44.7 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.97 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 30.3 Intersection Capacity Utilization 84.4% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group 350 Queues Washington Commons 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd 2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 3 Lane Group EBL EBT WBT WBR SBL SBR Lane Group Flow (vph) 127 1422 1713 558 761 278 v/c Ratio 0.85 0.64 0.93 0.58 0.96 0.54 Control Delay 95.6 21.5 33.7 10.7 74.9 21.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 95.6 21.5 33.7 10.7 74.9 21.6 Queue Length 50th (ft) 105 567 527 136 353 85 Queue Length 95th (ft) m#186 m331 m653 m180 #478 179 Internal Link Dist (ft) 1238 1353 854 Turn Bay Length (ft) 225 650 620 Base Capacity (vph) 153 2205 1833 963 800 516 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.83 0.64 0.93 0.58 0.95 0.54 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 351 HCM Signalized Intersection Capacity Analysis Washington Commons 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd 2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 4 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (vph) 117 1308 1576 513 700 256 Future Volume (vph) 117 1308 1576 513 700 256 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.7 5.3 5.3 5.3 4.5 4.5 Lane Util. Factor 1.00 0.95 0.95 1.00 0.97 1.00 Frt 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1752 3282 3406 1468 3072 1509 Flt Permitted 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1752 3282 3406 1468 3072 1509 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 127 1422 1713 558 761 278 RTOR Reduction (vph) 0 0 0 173 0 123 Lane Group Flow (vph) 127 1422 1713 385 761 155 Heavy Vehicles (%) 3% 10% 6% 10% 14% 7% Turn Type Prot NA NA Perm Perm Perm Protected Phases 5 2 6 Permitted Phases 6 4 4 Actuated Green, G (s) 12.0 94.1 75.4 75.4 36.1 36.1 Effective Green, g (s) 12.0 94.1 75.4 75.4 36.1 36.1 Actuated g/C Ratio 0.09 0.67 0.54 0.54 0.26 0.26 Clearance Time (s) 6.7 5.3 5.3 5.3 4.5 4.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 150 2205 1834 790 792 389 v/s Ratio Prot 0.07 c0.43 c0.50 v/s Ratio Perm 0.26 c0.25 0.10 v/c Ratio 0.85 0.64 0.93 0.49 0.96 0.40 Uniform Delay, d1 63.1 13.3 30.0 20.2 51.3 43.0 Progression Factor 0.98 1.50 0.93 1.48 1.00 1.00 Incremental Delay, d2 26.8 1.1 5.1 0.9 22.8 0.7 Delay (s) 88.8 21.1 33.0 30.8 74.0 43.6 Level of Service F C C C E D Approach Delay (s) 26.6 32.5 65.9 Approach LOS C C E Intersection Summary HCM 2000 Control Delay 37.7 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.94 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 16.5 Intersection Capacity Utilization 83.8% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group 352 Queues Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 5 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT SBL SBT SBR Lane Group Flow (vph) 180 1567 420 166 1234 77 868 66 92 71 69 v/c Ratio 0.74 1.11 0.51 1.08 0.81 0.09 1.12 0.19 0.25 0.63 0.27 Control Delay 81.8 81.5 6.9 156.7 25.7 0.4 118.3 14.0 63.7 44.2 2.6 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 81.8 81.5 6.9 156.7 25.7 0.4 118.3 14.0 63.7 44.2 2.6 Queue Length 50th (ft) 81 ~866 90 ~172 180 0 ~467 6 42 9 0 Queue Length 95th (ft) m110 m#970 m130 #328 321 m1 #598 46 73 #81 0 Internal Link Dist (ft) 1353 329 268 771 Turn Bay Length (ft) 540 150 100 225 150 185 Base Capacity (vph) 245 1418 821 154 1528 832 777 416 365 112 254 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 0.73 1.11 0.51 1.08 0.81 0.09 1.12 0.16 0.25 0.63 0.27 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 353 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 6 Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations Traffic Volume (vph) 166 1442 386 1 152 1135 71 799 7 53 85 9 Future Volume (vph) 166 1442 386 1 152 1135 71 799 7 53 85 9 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.6 7.6 Lane Util. Factor 0.97 0.95 1.00 1.00 0.95 1.00 0.97 1.00 0.97 0.95 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.87 1.00 0.87 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 3433 3223 1583 1770 3374 1568 3433 1621 3242 1508 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow (perm) 3433 3223 1583 1770 3374 1568 3433 1621 3242 1508 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 180 1567 420 1 165 1234 77 868 8 58 92 10 RTOR Reduction (vph) 0 0 127 0 0 0 43 0 47 0 0 58 Lane Group Flow (vph) 180 1567 293 0 166 1234 34 868 19 0 92 13 Heavy Vehicles (%) 2% 12% 2% 2% 2% 7% 3% 2% 0% 2% 8% 0% Turn Type Prot NA Perm Prot Prot NA Prot Prot NA Prot NA Protected Phases 5 2 1 1 6 6 3 8 7 4 Permitted Phases 2 Actuated Green, G (s) 9.9 60.7 60.7 12.2 62.5 62.5 31.7 25.7 15.7 5.9 Effective Green, g (s) 9.9 60.7 60.7 12.2 62.5 62.5 31.7 25.7 15.7 5.9 Actuated g/C Ratio 0.07 0.43 0.43 0.09 0.45 0.45 0.23 0.18 0.11 0.04 Clearance Time (s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.6 7.6 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 242 1397 686 154 1506 700 777 297 363 63 v/s Ratio Prot 0.05 c0.49 c0.09 0.37 0.02 c0.25 0.01 0.03 c0.01 v/s Ratio Perm 0.19 v/c Ratio 0.74 1.12 0.43 1.08 0.82 0.05 1.12 0.06 0.25 0.20 Uniform Delay, d1 63.8 39.6 27.6 63.9 33.8 21.9 54.1 47.2 56.8 64.8 Progression Factor 1.09 0.67 0.44 1.24 0.65 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 7.7 61.5 1.2 87.1 4.1 0.1 69.5 0.1 0.4 1.6 Delay (s) 77.1 88.0 13.3 166.2 26.2 22.0 123.6 47.3 57.2 66.3 Level of Service E F B F C C F D E E Approach Delay (s) 72.6 41.7 118.2 62.2 Approach LOS E D F E Intersection Summary HCM 2000 Control Delay 71.5 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 1.07 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 30.0 Intersection Capacity Utilization 92.9% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group 354 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 7 Movement SBR Lane Configurations Traffic Volume (vph) 120 Future Volume (vph) 120 Ideal Flow (vphpl) 1900 Total Lost time (s) 7.6 Lane Util. Factor 0.95 Frt 0.85 Flt Protected 1.00 Satd. Flow (prot) 1461 Flt Permitted 1.00 Satd. Flow (perm) 1461 Peak-hour factor, PHF 0.92 Adj. Flow (vph) 130 RTOR Reduction (vph) 66 Lane Group Flow (vph) 3 Heavy Vehicles (%) 5% Turn Type Prot Protected Phases 4 Permitted Phases Actuated Green, G (s) 5.9 Effective Green, g (s) 5.9 Actuated g/C Ratio 0.04 Clearance Time (s) 7.6 Vehicle Extension (s) 3.0 Lane Grp Cap (vph) 61 v/s Ratio Prot 0.00 v/s Ratio Perm v/c Ratio 0.05 Uniform Delay, d1 64.4 Progression Factor 1.00 Incremental Delay, d2 0.3 Delay (s) 64.7 Level of Service E Approach Delay (s) Approach LOS Intersection Summary 355 HCM Unsignalized Intersection Capacity Analysis Washington Commons 4: Cole Lane & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Volume (veh/h) 1489 60 0 1382 0 42 Future Volume (Veh/h) 1489 60 0 1382 0 42 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) 1618 65 0 1502 0 46 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type Raised Raised Median storage veh) 2 2 Upstream signal (ft) 1154 168 pX, platoon unblocked 0.59 0.72 0.59 vC, conflicting volume 1683 2369 809 vC1, stage 1 conf vol 1618 vC2, stage 2 conf vol 751 vCu, unblocked vol 767 476 0 tC, single (s) 4.1 6.8 7.0 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.4 p0 queue free % 100 100 93 cM capacity (veh/h) 505 285 632 Direction, Lane # EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 809 809 65 751 751 46 Volume Left 0 0 0 0 0 0 Volume Right 0 0 65 0 0 46 cSH 1700 1700 1700 1700 1700 632 Volume to Capacity 0.48 0.48 0.04 0.44 0.44 0.07 Queue Length 95th (ft) 0 0 0 0 0 6 Control Delay (s) 0.0 0.0 0.0 0.0 0.0 11.1 Lane LOS B Approach Delay (s) 0.0 0.0 11.1 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 51.2% ICU Level of Service A Analysis Period (min) 15 356 Queues Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 9 Lane Group EBL EBT WBL WBT WBR SBT SBR Lane Group Flow (vph) 190 1458 7 1320 83 115 138 v/c Ratio 0.75 0.57 0.10 0.66 0.07 0.63 0.26 Control Delay 55.1 11.1 66.8 22.2 0.1 74.6 11.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 55.1 11.1 66.8 22.2 0.1 74.6 11.1 Queue Length 50th (ft) 182 260 6 398 0 102 25 Queue Length 95th (ft) m180 m261 23 601 0 162 65 Internal Link Dist (ft) 88 481 576 Turn Bay Length (ft) 300 120 430 Base Capacity (vph) 297 2542 69 1994 1199 204 552 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.57 0.10 0.66 0.07 0.56 0.25 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. 357 HCM Signalized Intersection Capacity Analysis Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 10 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 175 1341 0 6 1214 76 0 0 0 106 0 127 Future Volume (vph) 175 1341 0 6 1214 76 0 0 0 106 0 127 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.6 5.7 7.6 5.7 5.7 7.1 7.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1719 3252 1543 3312 1509 1736 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1719 3252 1543 3312 1509 1736 1538 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 190 1458 0 7 1320 83 0 0 0 115 0 138 RTOR Reduction (vph) 0 0 0 0 0 21 0 0 0 0 0 70 Lane Group Flow (vph) 190 1458 0 7 1320 62 0 0 0 0 115 68 Heavy Vehicles (%) 5% 11% 0% 17% 9% 7% 0% 0% 0% 4% 0% 5% Turn Type Prot NA Prot NA pt+ov Split NA pt+ov Protected Phases 5 2 1 6 6 4 3 3 4 4 4 5 Permitted Phases Actuated Green, G (s) 20.6 103.4 1.5 84.3 104.7 14.7 42.4 Effective Green, g (s) 20.6 103.4 1.5 84.3 104.7 14.7 42.4 Actuated g/C Ratio 0.15 0.74 0.01 0.60 0.75 0.10 0.30 Clearance Time (s) 7.6 5.7 7.6 5.7 7.1 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 252 2401 16 1994 1128 182 465 v/s Ratio Prot c0.11 0.45 0.00 c0.40 0.04 c0.07 0.04 v/s Ratio Perm v/c Ratio 0.75 0.61 0.44 0.66 0.06 0.63 0.15 Uniform Delay, d1 57.3 8.7 68.8 18.4 4.6 60.1 35.6 Progression Factor 0.85 1.41 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.5 0.4 18.0 1.7 0.0 7.0 0.1 Delay (s) 53.1 12.6 86.8 20.2 4.7 67.0 35.8 Level of Service D B F C A E D Approach Delay (s) 17.3 19.6 0.0 50.0 Approach LOS B B A D Intersection Summary HCM 2000 Control Delay 20.8 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.72 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 28.7 Intersection Capacity Utilization 66.1% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group 358 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway 2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 11 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 32 203 656 61 249 298 Future Volume (Veh/h) 32 203 656 61 249 298 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 35 221 713 66 271 324 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 348 pX, platoon unblocked vC, conflicting volume 1450 390 779 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1450 390 779 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 58 64 68 cM capacity (veh/h) 84 615 847 Direction, Lane # WB 1 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 256 475 304 271 162 162 Volume Left 35 0 0 271 0 0 Volume Right 221 0 66 0 0 0 cSH 331 1700 1700 847 1700 1700 Volume to Capacity 0.77 0.28 0.18 0.32 0.10 0.10 Queue Length 95th (ft) 155 0 0 35 0 0 Control Delay (s) 45.0 0.0 0.0 11.2 0.0 0.0 Lane LOS E B Approach Delay (s) 45.0 0.0 5.1 Approach LOS E Intersection Summary Average Delay 8.9 Intersection Capacity Utilization 58.2% ICU Level of Service B Analysis Period (min) 15 359 HCM Unsignalized Intersection Capacity Analysis Washington Commons 7: Cole Lane & Site Access Driveway 2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 12 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 4 0 0 38 60 0 Future Volume (Veh/h) 4 0 0 38 60 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 4 0 0 41 65 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 106 65 65 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 106 65 65 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 100 100 100 cM capacity (veh/h) 897 1005 1550 Direction, Lane # EB 1 NB 1 SB 1 Volume Total 4 41 65 Volume Left 4 0 0 Volume Right 0 0 0 cSH 897 1550 1700 Volume to Capacity 0.00 0.00 0.04 Queue Length 95th (ft) 0 0 0 Control Delay (s) 9.0 0.0 0.0 Lane LOS A Approach Delay (s) 9.0 0.0 0.0 Approach LOS A Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 13.3% ICU Level of Service A Analysis Period (min) 15 360 HCM Unsignalized Intersection Capacity Analysis Washington Commons 8: Gateway Drive Extension & Valley Mill Rd 2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 13 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 247 27 19 411 294 39 Future Volume (Veh/h) 247 27 19 411 294 39 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 268 29 21 447 320 42 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1133 pX, platoon unblocked vC, conflicting volume 606 181 362 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 606 181 362 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 37 97 98 cM capacity (veh/h) 425 837 1208 Direction, Lane # EB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 297 170 298 213 149 Volume Left 268 21 0 0 0 Volume Right 29 0 0 0 42 cSH 447 1208 1700 1700 1700 Volume to Capacity 0.66 0.02 0.18 0.13 0.09 Queue Length 95th (ft) 119 1 0 0 0 Control Delay (s) 27.6 1.1 0.0 0.0 0.0 Lane LOS D A Approach Delay (s) 27.6 0.4 0.0 Approach LOS D Intersection Summary Average Delay 7.4 Intersection Capacity Utilization 46.6% ICU Level of Service A Analysis Period (min) 15 361 HCM Unsignalized Intersection Capacity Analysis Washington Commons 10: RIRO & Route 7 (Berryville Pike)2034 Total AM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total AM - Scenario 3 Page 14 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Volume (veh/h) 1451 66 0 1359 0 90 Future Volume (Veh/h) 1451 66 0 1359 0 90 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) 1577 72 0 1477 0 98 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 409 913 pX, platoon unblocked 0.58 0.71 0.58 vC, conflicting volume 1577 2316 788 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 527 343 0 tC, single (s) 4.1 6.8 6.9 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free % 100 100 84 cM capacity (veh/h) 604 449 628 Direction, Lane # EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 788 788 72 738 738 98 Volume Left 0 0 0 0 0 0 Volume Right 0 0 72 0 0 98 cSH 1700 1700 1700 1700 1700 628 Volume to Capacity 0.46 0.46 0.04 0.43 0.43 0.16 Queue Length 95th (ft) 0 0 0 0 0 14 Control Delay (s) 0.0 0.0 0.0 0.0 0.0 11.8 Lane LOS B Approach Delay (s) 0.0 0.0 11.8 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 52.3% ICU Level of Service A Analysis Period (min) 15 362 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 103.9 101.6 80.0 0.5 0.0 0.0 0.2 143.6 9.8 31.4 30.4 37.7 Total Del/Veh (s) 120.4 44.6 22.1 99.7 40.3 15.8 58.6 83.4 84.6 201.6 62.6 68.8 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.0 3.6 2.4 0.8 Total Del/Veh (s) 203.2 160.8 26.4 6.7 95.4 7.4 79.0 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 2.0 1.6 2.2 0.0 4.0 18.6 7.9 3.7 0.0 4.1 0.1 0.2 Total Del/Veh (s) 116.0 124.8 126.5 132.5 132.1 36.4 30.6 77.4 26.0 16.4 43.9 79.8 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.6 7.1 Total Del/Veh (s) 29.8 85.2 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.7 0.7 0.0 0.0 0.0 0.4 Total Del/Veh (s) 21.6 12.8 2.4 0.1 102.1 13.6 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT WBL WBT WBR SBL SBR All Denied Del/Veh (s) 0.3 0.0 2.9 0.5 2.5 0.2 0.2 0.3 Total Del/Veh (s) 75.4 6.4 92.1 19.6 6.1 55.5 35.1 18.7 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 1797.5 1807.0 105.9 96.6 0.1 0.0 350.7 Total Del/Veh (s) 942.2 1169.1 154.5 38.6 10.7 0.8 105.9 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 0.1 0.0 0.1 Total Del/Veh (s) 4.3 0.2 0.2 0.3 363 SimTraffic Performance Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 2 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh (s) 119.5 0.0 136.3 0.0 0.0 0.0 0.0 27.9 Total Del/Veh (s) 55.7 8.7 51.2 9.3 5.9 0.4 0.1 16.1 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 1.0 0.1 0.5 Total Del/Veh (s) 2.9 2.6 29.5 1.9 15.4 Total Zone Performance Denied Del/Veh (s) 120.5 Total Del/Veh (s) 907.7 364 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB NB NB SB SB SB Directions Served L T TR L T T LT R L LT R Maximum Queue (ft) 145 400 386 68 410 481 48 40 821 1167 854 Average Queue (ft) 135 357 310 9 260 272 7 6 505 634 337 95th Queue (ft) 186 440 456 40 384 416 33 27 948 1291 887 Link Distance (ft) 344 344 1244 1244 90 1256 Upstream Blk Time (%) 64 18 15 Queuing Penalty (veh) 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 38 57 0 40 2 1 2 19 0 Queuing Penalty (veh) 160 130 0 3 0 0 10 96 2 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue (ft) 225 1274 1276 463 485 614 636 567 Average Queue (ft) 183 976 989 297 345 421 471 84 95th Queue (ft) 290 1587 1595 422 459 624 666 484 Link Distance (ft) 1244 1244 1324 1324 876 Upstream Blk Time (%) 6 9 0 Queuing Penalty (veh) 44 61 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 3 60 0 1 1 Queuing Penalty (veh) 19 69 0 3 4 365 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 121 540 1352 1351 150 100 361 374 225 177 270 79 Average Queue (ft) 54 310 1272 1279 126 95 314 326 97 148 263 25 95th Queue (ft) 105 693 1566 1564 197 112 387 400 265 172 270 57 Link Distance (ft) 1324 1324 325 325 254 254 Upstream Blk Time (%) 9 13 25 27 60 Queuing Penalty (veh) 92 128 169 183 256 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 42 48 2 51 36 48 0 11 68 Queuing Penalty (veh) 2 69 186 12 286 56 34 3 42 272 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 133 87 142 106 Average Queue (ft) 55 15 66 27 95th Queue (ft) 110 54 123 70 Link Distance (ft) 787 787 787 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 0 0 Queuing Penalty (veh) 0 0 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 541 545 120 65 67 152 Average Queue (ft) 302 289 19 11 12 45 95th Queue (ft) 528 516 91 65 66 130 Link Distance (ft) 703 703 112 112 491 Upstream Blk Time (%) 0 1 Queuing Penalty (veh) 3 4 Storage Bay Dist (ft) 120 Storage Blk Time (%) 17 0 Queuing Penalty (veh) 10 1 366 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB SB SB Directions Served L T TR L T T R LT R Maximum Queue (ft) 112 194 158 91 486 480 182 180 182 Average Queue (ft) 94 141 119 9 264 250 23 86 82 95th Queue (ft) 122 182 144 47 424 408 119 160 158 Link Distance (ft) 112 112 515 515 566 566 Upstream Blk Time (%) 15 42 16 0 0 Queuing Penalty (veh) 0 320 124 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 15 42 0 23 1 0 Queuing Penalty (veh) 99 73 0 1 1 0 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB SB Directions Served LR T TR L T T Maximum Queue (ft) 186 754 741 99 155 15 Average Queue (ft) 175 689 633 57 15 1 95th Queue (ft) 190 851 908 99 91 15 Link Distance (ft) 723 723 254 254 Upstream Blk Time (%) 22 7 0 Queuing Penalty (veh) 71 23 0 Storage Bay Dist (ft) 100 Storage Blk Time (%) 2 0 Queuing Penalty (veh) 4 1 Intersection: 7: Cole Lane & Site Access Driveway Movement EB Directions Served LR Maximum Queue (ft) 29 Average Queue (ft) 4 95th Queue (ft) 20 Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 367 Queuing and Blocking Report Washington Commons 2034 Total AM - Scenario 3 2034 Total AM - Scenario 3 Washington Commons SimTraffic Report 2034 Total AM - Scenario 3 Page 6 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB Directions Served LR LT T Maximum Queue (ft) 228 155 119 Average Queue (ft) 140 51 15 95th Queue (ft) 247 140 77 Link Distance (ft) 269 395 395 Upstream Blk Time (%) 6 Queuing Penalty (veh) 20 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement EB WB WB NB Directions Served T T T R Maximum Queue (ft) 4 478 495 80 Average Queue (ft) 0 197 215 11 95th Queue (ft) 5 587 603 51 Link Distance (ft) 325 703 703 Upstream Blk Time (%) 0 1 Queuing Penalty (veh) 3 4 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 3152 368 Queues Washington Commons 1: I-81 S Ramp & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 1 Lane Group EBL EBT WBL WBT WBR NBT NBR SBL SBT SBR Lane Group Flow (vph) 369 1425 19 1267 830 21 24 296 297 290 v/c Ratio 0.98 0.72 0.27 1.04 0.55 0.33 0.10 1.06 1.07 0.56 Control Delay 94.4 25.5 52.0 82.2 2.8 79.6 0.8 125.4 126.4 9.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 94.4 25.5 52.0 82.2 2.8 79.6 0.8 125.4 126.4 9.7 Queue Length 50th (ft) ~370 536 18 ~642 0 19 0 ~311 ~313 0 Queue Length 95th (ft) #572 634 m23 m#645 m0 49 0 #510 #512 83 Internal Link Dist (ft) 311 1238 59 1233 Turn Bay Length (ft) 145 105 45 875 1000 Base Capacity (vph) 378 1980 72 1214 1509 64 241 278 278 520 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.98 0.72 0.26 1.04 0.55 0.33 0.10 1.06 1.07 0.56 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 369 HCM Signalized Intersection Capacity Analysis Washington Commons 1: I-81 S Ramp & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 358 1371 12 18 1229 805 16 5 23 575 0 281 Future Volume (vph) 358 1371 12 18 1229 805 16 5 23 575 0 281 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.2 5.7 5.9 6.4 4.0 8.6 8.6 9.1 9.1 9.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 0.95 0.95 1.00 Frt 1.00 1.00 1.00 1.00 0.85 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.96 1.00 0.95 0.95 1.00 Satd. Flow (prot) 1626 3402 1770 3471 1509 1794 1583 1504 1504 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.96 1.00 0.95 0.95 1.00 Satd. Flow (perm) 1626 3402 1770 3471 1509 1794 1583 1504 1504 1538 Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Adj. Flow (vph) 369 1413 12 19 1267 830 16 5 24 593 0 290 RTOR Reduction (vph) 0 0 0 0 0 0 0 0 23 0 0 236 Lane Group Flow (vph) 369 1425 0 19 1267 830 0 21 1 296 297 54 Heavy Vehicles (%) 11% 6% 2% 2% 4% 7% 2% 2% 2% 14% 2% 5% Turn Type Prot NA Prot NA Free Split NA Prot Split NA Prot Protected Phases 5 2 1 6 4 4 4 3 3 3 Permitted Phases Free Actuated Green, G (s) 32.5 77.4 3.4 47.3 140.0 4.0 4.0 25.9 25.9 25.9 Effective Green, g (s) 32.5 77.4 3.4 47.3 140.0 4.0 4.0 25.9 25.9 25.9 Actuated g/C Ratio 0.23 0.55 0.02 0.34 1.00 0.03 0.03 0.18 0.18 0.18 Clearance Time (s) 6.2 5.7 5.9 6.4 8.6 8.6 9.1 9.1 9.1 Vehicle Extension (s) 3.0 5.0 3.0 5.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 377 1880 42 1172 1509 51 45 278 278 284 v/s Ratio Prot c0.23 0.42 0.01 c0.37 0.01 0.00 0.20 c0.20 0.03 v/s Ratio Perm c0.55 v/c Ratio 0.98 0.76 0.45 1.08 0.55 0.41 0.02 1.06 1.07 0.19 Uniform Delay, d1 53.4 24.1 67.4 46.4 0.0 66.8 66.1 57.0 57.0 48.2 Progression Factor 1.00 1.00 0.73 1.22 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 40.2 2.9 3.3 43.8 0.6 5.3 0.1 72.1 73.3 0.3 Delay (s) 93.6 27.0 52.7 100.1 0.6 72.2 66.2 129.2 130.3 48.5 Level of Service F C D F A E E F F D Approach Delay (s) 40.7 60.7 69.0 103.1 Approach LOS D E E F Intersection Summary HCM 2000 Control Delay 61.1 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 1.07 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 30.3 Intersection Capacity Utilization 94.5% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group 370 Queues Washington Commons 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd 2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 3 Lane Group EBL EBT WBT WBR SBL SBR Lane Group Flow (vph) 124 1696 1795 764 849 343 v/c Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Control Delay 120.1 18.7 49.7 0.6 87.3 0.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 120.1 18.7 49.7 0.6 87.3 0.4 Queue Length 50th (ft) 120 272 ~904 0 ~423 0 Queue Length 95th (ft) m#177 m283 m#980 m0 #553 0 Internal Link Dist (ft) 1238 1353 854 Turn Bay Length (ft) 225 650 620 Base Capacity (vph) 130 2098 1761 1468 829 1509 Starvation Cap Reductn 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 Reduced v/c Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 371 HCM Signalized Intersection Capacity Analysis Washington Commons 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd 2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 4 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Volume (vph) 117 1594 1687 718 798 322 Future Volume (vph) 117 1594 1687 718 798 322 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 6.7 5.3 5.3 4.0 7.4 4.0 Lane Util. Factor 1.00 0.95 0.95 1.00 0.97 1.00 Frt 1.00 1.00 1.00 0.85 1.00 0.85 Flt Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1752 3282 3406 1468 3072 1509 Flt Permitted 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1752 3282 3406 1468 3072 1509 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph) 124 1696 1795 764 849 343 RTOR Reduction (vph) 0 0 0 0 0 0 Lane Group Flow (vph) 124 1696 1795 764 849 343 Heavy Vehicles (%) 3% 10% 6% 10% 14% 7% Turn Type Prot NA NA Free Prot Free Protected Phases 5 2 6 4 Permitted Phases Free Free Actuated Green, G (s) 10.4 89.5 72.4 140.0 37.8 140.0 Effective Green, g (s) 10.4 89.5 72.4 140.0 37.8 140.0 Actuated g/C Ratio 0.07 0.64 0.52 1.00 0.27 1.00 Clearance Time (s) 6.7 5.3 5.3 7.4 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 130 2098 1761 1468 829 1509 v/s Ratio Prot 0.07 c0.52 c0.53 c0.28 v/s Ratio Perm 0.52 0.23 v/c Ratio 0.95 0.81 1.02 0.52 1.02 0.23 Uniform Delay, d1 64.6 18.8 33.8 0.0 51.1 0.0 Progression Factor 1.16 0.87 0.90 1.00 1.00 1.00 Incremental Delay, d2 45.6 2.0 19.3 0.6 37.5 0.4 Delay (s) 120.4 18.3 49.6 0.6 88.6 0.4 Level of Service F B D A F A Approach Delay (s) 25.3 35.0 63.2 Approach LOS C C E Intersection Summary HCM 2000 Control Delay 37.8 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 1.03 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 19.4 Intersection Capacity Utilization 92.0% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group 372 Queues Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 5 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT SBL SBT SBR Lane Group Flow (vph) 322 1424 766 206 1401 192 701 89 197 176 172 v/c Ratio 0.94 1.02 0.88 1.01 0.93 0.23 1.04 0.26 0.66 0.81 0.65 Control Delay 83.8 52.6 21.3 121.2 41.2 5.9 99.3 16.5 72.0 40.2 15.2 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 83.8 52.6 21.3 121.2 41.2 5.9 99.3 16.5 72.0 40.2 15.2 Queue Length 50th (ft) 150 ~679 286 ~202 292 0 ~354 11 90 15 0 Queue Length 95th (ft) m#192 m#801 m514 m#325 #771 m56 #479 62 132 #144 40 Internal Link Dist (ft) 1353 329 268 771 Turn Bay Length (ft) 540 150 100 225 150 185 Base Capacity (vph) 343 1402 872 203 1506 825 674 343 335 216 265 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 0.94 1.02 0.88 1.01 0.93 0.23 1.04 0.26 0.59 0.81 0.65 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 373 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 6 Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations Traffic Volume (vph) 306 1353 728 10 185 1331 182 666 13 71 187 16 Future Volume (vph) 306 1353 728 10 185 1331 182 666 13 71 187 16 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.8 7.6 Lane Util. Factor 0.97 0.95 1.00 1.00 0.95 1.00 0.97 1.00 0.97 0.95 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.87 1.00 0.86 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 3433 3223 1583 1770 3374 1568 3433 1632 3242 1493 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 0.95 1.00 Satd. Flow (perm) 3433 3223 1583 1770 3374 1568 3433 1632 3242 1493 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) 322 1424 766 11 195 1401 192 701 14 75 197 17 RTOR Reduction (vph) 0 0 184 0 0 0 106 0 62 0 0 152 Lane Group Flow (vph) 322 1424 582 0 206 1401 86 701 27 0 197 24 Heavy Vehicles (%) 2% 12% 2% 2% 2% 7% 3% 2% 0% 2% 8% 0% Turn Type Prot NA Perm Prot Prot NA Prot Prot NA Prot NA Protected Phases 5 2 1 1 6 6 3 8 7 4 Permitted Phases 2 Actuated Green, G (s) 14.0 60.9 60.9 16.1 62.5 62.5 27.5 24.1 13.0 6.0 Effective Green, g (s) 14.0 60.9 60.9 16.1 62.5 62.5 27.5 24.1 13.0 6.0 Actuated g/C Ratio 0.10 0.43 0.43 0.12 0.45 0.45 0.20 0.17 0.09 0.04 Clearance Time (s) 8.3 5.8 5.8 7.8 5.8 5.8 8.3 4.5 7.8 7.6 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 343 1402 688 203 1506 700 674 280 301 63 v/s Ratio Prot 0.09 c0.44 c0.12 0.42 0.05 c0.20 0.02 0.06 c0.02 v/s Ratio Perm 0.37 v/c Ratio 0.94 1.02 0.85 1.01 0.93 0.12 1.04 0.10 0.65 0.38 Uniform Delay, d1 62.6 39.5 35.3 62.0 36.7 22.7 56.2 48.8 61.3 65.2 Progression Factor 1.02 0.81 0.72 1.06 0.86 3.98 1.00 1.00 1.00 1.00 Incremental Delay, d2 19.0 20.1 5.9 57.8 9.0 0.3 45.5 0.2 5.0 3.8 Delay (s) 82.7 52.3 31.4 123.6 40.8 90.6 101.7 48.9 66.4 69.0 Level of Service F D C F D F F D E E Approach Delay (s) 49.8 55.6 95.8 66.9 Approach LOS D E F E Intersection Summary HCM 2000 Control Delay 59.7 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 0.99 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 30.0 Intersection Capacity Utilization 95.9% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group 374 HCM Signalized Intersection Capacity Analysis Washington Commons 3: Gateway Drive & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 7 Movement SBR Lane Configurations Traffic Volume (vph) 314 Future Volume (vph) 314 Ideal Flow (vphpl) 1900 Total Lost time (s) 7.6 Lane Util. Factor 0.95 Frt 0.85 Flt Protected 1.00 Satd. Flow (prot) 1461 Flt Permitted 1.00 Satd. Flow (perm) 1461 Peak-hour factor, PHF 0.95 Adj. Flow (vph) 331 RTOR Reduction (vph) 165 Lane Group Flow (vph) 7 Heavy Vehicles (%) 5% Turn Type Prot Protected Phases 4 Permitted Phases Actuated Green, G (s) 6.0 Effective Green, g (s) 6.0 Actuated g/C Ratio 0.04 Clearance Time (s) 7.6 Vehicle Extension (s) 3.0 Lane Grp Cap (vph) 62 v/s Ratio Prot 0.01 v/s Ratio Perm v/c Ratio 0.12 Uniform Delay, d1 64.5 Progression Factor 1.00 Incremental Delay, d2 0.9 Delay (s) 65.3 Level of Service E Approach Delay (s) Approach LOS Intersection Summary 375 HCM Unsignalized Intersection Capacity Analysis Washington Commons 4: Cole Lane & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Volume (veh/h) 1532 119 0 1770 0 131 Future Volume (Veh/h) 1532 119 0 1770 0 131 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Hourly flow rate (vph) 1613 125 0 1863 0 138 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type Raised Raised Median storage veh) 2 2 Upstream signal (ft) 1154 168 pX, platoon unblocked 0.60 0.79 0.60 vC, conflicting volume 1738 2544 806 vC1, stage 1 conf vol 1613 vC2, stage 2 conf vol 932 vCu, unblocked vol 913 272 0 tC, single (s) 4.1 6.8 7.0 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.4 p0 queue free % 100 100 79 cM capacity (veh/h) 456 614 648 Direction, Lane # EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 806 806 125 932 932 138 Volume Left 0 0 0 0 0 0 Volume Right 0 0 125 0 0 138 cSH 1700 1700 1700 1700 1700 648 Volume to Capacity 0.47 0.47 0.07 0.55 0.55 0.21 Queue Length 95th (ft) 0 0 0 0 0 20 Control Delay (s) 0.0 0.0 0.0 0.0 0.0 12.1 Lane LOS B Approach Delay (s) 0.0 0.0 12.1 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 57.1% ICU Level of Service B Analysis Period (min) 15 376 Queues Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 9 Lane Group EBL EBT WBL WBT WBR NBT SBT SBR Lane Group Flow (vph) 177 1428 5 1548 113 17 100 173 v/c Ratio 0.81 0.57 0.08 0.77 0.10 0.25 0.70 0.37 Control Delay 70.4 9.1 68.4 25.6 0.4 60.8 87.4 22.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 70.4 9.1 68.4 25.6 0.4 60.8 87.4 22.3 Queue Length 50th (ft) 169 221 5 512 0 11 89 59 Queue Length 95th (ft) m192 m260 20 742 4 38 #172 130 Internal Link Dist (ft) 88 481 109 576 Turn Bay Length (ft) 300 120 430 Base Capacity (vph) 240 2504 59 2008 1142 68 152 465 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.74 0.57 0.08 0.77 0.10 0.25 0.66 0.37 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. 377 HCM Signalized Intersection Capacity Analysis Washington Commons 5: Regency Lakes Drive & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 10 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 175 1404 10 5 1533 112 8 4 5 98 1 171 Future Volume (vph) 175 1404 10 5 1533 112 8 4 5 98 1 171 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 7.6 5.7 7.6 5.7 5.7 8.3 7.1 7.1 Lane Util. Factor 1.00 0.95 1.00 0.95 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 1.00 0.85 0.96 1.00 0.85 Flt Protected 0.95 1.00 0.95 1.00 1.00 0.98 0.95 1.00 Satd. Flow (prot) 1719 3251 1543 3312 1509 1783 1741 1538 Flt Permitted 0.95 1.00 0.95 1.00 1.00 0.98 0.95 1.00 Satd. Flow (perm) 1719 3251 1543 3312 1509 1783 1741 1538 Peak-hour factor, PHF 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 Adj. Flow (vph) 177 1418 10 5 1548 113 8 4 5 99 1 173 RTOR Reduction (vph) 0 0 0 0 0 39 0 5 0 0 0 64 Lane Group Flow (vph) 177 1428 0 5 1548 74 0 12 0 0 100 109 Heavy Vehicles (%) 5% 11% 0% 17% 9% 7% 0% 0% 0% 4% 0% 5% Turn Type Prot NA Prot NA pt+ov Split NA Split NA pt+ov Protected Phases 5 2 1 6 6 4 3 3 4 4 4 5 Permitted Phases Actuated Green, G (s) 17.9 96.8 1.0 79.9 91.4 2.0 11.5 36.5 Effective Green, g (s) 17.9 96.8 1.0 79.9 91.4 2.0 11.5 36.5 Actuated g/C Ratio 0.13 0.69 0.01 0.57 0.65 0.01 0.08 0.26 Clearance Time (s) 7.6 5.7 7.6 5.7 8.3 7.1 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 219 2247 11 1890 985 25 143 400 v/s Ratio Prot c0.10 0.44 0.00 c0.47 0.05 c0.01 c0.06 0.07 v/s Ratio Perm v/c Ratio 0.81 0.64 0.45 0.82 0.07 0.48 0.70 0.27 Uniform Delay, d1 59.4 11.9 69.2 24.2 8.9 68.5 62.6 41.2 Progression Factor 0.90 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 12.1 0.8 27.0 4.1 0.0 14.0 13.9 0.4 Delay (s) 65.6 12.8 96.3 28.3 8.9 82.4 76.5 41.6 Level of Service E B F C A F E D Approach Delay (s) 18.6 27.2 82.4 54.4 Approach LOS B C F D Intersection Summary HCM 2000 Control Delay 25.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.80 Actuated Cycle Length (s) 140.0 Sum of lost time (s) 28.7 Intersection Capacity Utilization 79.2% ICU Level of Service D Analysis Period (min) 15 c Critical Lane Group 378 HCM Unsignalized Intersection Capacity Analysis Washington Commons 6: Gateway Drive Extension & Site Access Driveway 2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 11 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 51 195 555 51 265 664 Future Volume (Veh/h) 51 195 555 51 265 664 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 55 212 603 55 288 722 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 348 pX, platoon unblocked vC, conflicting volume 1568 329 658 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1568 329 658 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 24 68 69 cM capacity (veh/h) 72 673 939 Direction, Lane # WB 1 NB 1 NB 2 SB 1 SB 2 SB 3 Volume Total 267 402 256 288 361 361 Volume Left 55 0 0 288 0 0 Volume Right 212 0 55 0 0 0 cSH 247 1700 1700 939 1700 1700 Volume to Capacity 1.08 0.24 0.15 0.31 0.21 0.21 Queue Length 95th (ft) 283 0 0 33 0 0 Control Delay (s) 123.5 0.0 0.0 10.5 0.0 0.0 Lane LOS F B Approach Delay (s) 123.5 0.0 3.0 Approach LOS F Intersection Summary Average Delay 18.6 Intersection Capacity Utilization 56.5% ICU Level of Service B Analysis Period (min) 15 379 HCM Unsignalized Intersection Capacity Analysis Washington Commons 7: Cole Lane & Site Access Driveway 2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 12 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 4 0 0 127 119 0 Future Volume (Veh/h) 4 0 0 127 119 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 4 0 0 138 129 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 267 129 129 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 267 129 129 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 99 100 100 cM capacity (veh/h) 727 926 1469 Direction, Lane # EB 1 NB 1 SB 1 Volume Total 4 138 129 Volume Left 4 0 0 Volume Right 0 0 0 cSH 727 1469 1700 Volume to Capacity 0.01 0.00 0.08 Queue Length 95th (ft) 0 0 0 Control Delay (s) 10.0 0.0 0.0 Lane LOS A Approach Delay (s) 10.0 0.0 0.0 Approach LOS A Intersection Summary Average Delay 0.1 Intersection Capacity Utilization 16.7% ICU Level of Service A Analysis Period (min) 15 380 HCM Unsignalized Intersection Capacity Analysis Washington Commons 8: Gateway Drive Extension & Valley Mill Rd 2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 13 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 146 32 38 401 586 132 Future Volume (Veh/h) 146 32 38 401 586 132 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 159 35 41 436 637 143 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 1133 pX, platoon unblocked vC, conflicting volume 1008 390 780 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1008 390 780 tC, single (s) 6.8 6.9 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 30 94 95 cM capacity (veh/h) 229 614 846 Direction, Lane # EB 1 NB 1 NB 2 SB 1 SB 2 Volume Total 194 186 291 425 355 Volume Left 159 41 0 0 0 Volume Right 35 0 0 0 143 cSH 258 846 1700 1700 1700 Volume to Capacity 0.75 0.05 0.17 0.25 0.21 Queue Length 95th (ft) 136 4 0 0 0 Control Delay (s) 51.8 2.5 0.0 0.0 0.0 Lane LOS F A Approach Delay (s) 51.8 1.0 0.0 Approach LOS F Intersection Summary Average Delay 7.2 Intersection Capacity Utilization 52.6% ICU Level of Service A Analysis Period (min) 15 381 HCM Unsignalized Intersection Capacity Analysis Washington Commons 10: RIRO & Route 7 (Berryville Pike)2034 Total PM - Scenario 3 Washington Commons Synchro 11 Report 2034 Total PM - Scenario 3 Page 14 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Volume (veh/h) 1551 60 0 1708 0 79 Future Volume (Veh/h) 1551 60 0 1708 0 79 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) 1686 65 0 1857 0 86 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) 409 913 pX, platoon unblocked 0.58 0.77 0.58 vC, conflicting volume 1686 2614 843 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 720 210 0 tC, single (s) 4.1 6.8 6.9 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free % 100 100 86 cM capacity (veh/h) 513 591 629 Direction, Lane # EB 1 EB 2 EB 3 WB 1 WB 2 NB 1 Volume Total 843 843 65 928 928 86 Volume Left 0 0 0 0 0 0 Volume Right 0 0 65 0 0 86 cSH 1700 1700 1700 1700 1700 629 Volume to Capacity 0.50 0.50 0.04 0.55 0.55 0.14 Queue Length 95th (ft) 0 0 0 0 0 12 Control Delay (s) 0.0 0.0 0.0 0.0 0.0 11.6 Lane LOS B Approach Delay (s) 0.0 0.0 11.6 Approach LOS B Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 54.4% ICU Level of Service A Analysis Period (min) 15 382 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 1 1: I-81 S Ramp & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBR All Denied Del/Veh (s) 685.3 684.3 732.5 0.3 0.0 0.0 43.8 129.5 32.6 3.3 4.4 272.6 Total Del/Veh (s) 127.2 35.1 18.7 101.7 50.0 17.4 81.7 84.8 89.9 129.3 156.4 65.6 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Performance by movement Movement EBL EBT WBT WBR SBL SBR All Denied Del/Veh (s) 0.0 0.0 0.0 0.1 22.1 20.5 5.3 Total Del/Veh (s) 155.1 63.5 30.6 7.8 126.1 13.2 55.2 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT Denied Del/Veh (s) 5.2 3.7 5.1 0.0 12.0 37.0 19.8 2.7 0.0 3.0 0.1 0.4 Total Del/Veh (s) 97.3 82.6 88.8 121.9 128.7 43.4 39.7 86.8 33.3 16.6 43.4 123.1 3: Gateway Drive & Route 7 (Berryville Pike) Performance by movement Movement SBR All Denied Del/Veh (s) 0.8 13.1 Total Del/Veh (s) 44.9 69.9 4: Cole Lane & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBT NBR All Denied Del/Veh (s) 0.3 0.4 0.4 0.0 8.1 0.6 Total Del/Veh (s) 16.9 10.1 7.8 27.2 162.4 18.2 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Denied Del/Veh (s) 0.0 0.0 0.0 266.7 274.0 281.1 0.1 0.1 0.1 0.2 0.1 0.2 Total Del/Veh (s) 78.2 6.2 3.4 119.1 80.1 21.0 66.0 67.5 21.2 59.5 29.1 41.4 5: Regency Lakes Drive & Route 7 (Berryville Pike) Performance by movement Movement All Denied Del/Veh (s) 133.9 Total Del/Veh (s) 45.0 6: Gateway Drive Extension & Site Access Driveway Performance by movement Movement WBL WBR NBT NBR SBL SBT All Denied Del/Veh (s) 1627.0 1633.1 24.0 20.3 0.1 0.0 264.1 Total Del/Veh (s) 650.2 646.8 113.2 21.7 8.9 0.8 66.5 383 SimTraffic Performance Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 2 7: Cole Lane & Site Access Driveway Performance by movement Movement EBL NBT SBT All Denied Del/Veh (s) 0.1 7.4 0.0 3.8 Total Del/Veh (s) 44.0 7.9 0.2 4.8 8: Gateway Drive Extension & Valley Mill Rd Performance by movement Movement EBL EBT EBR NBL NBT SBT SBR All Denied Del/Veh (s) 4.1 0.0 3.3 0.0 0.0 0.0 0.0 0.5 Total Del/Veh (s) 24.5 1.1 13.3 6.0 1.8 0.6 0.4 4.2 10: RIRO & Route 7 (Berryville Pike) Performance by movement Movement EBT EBR WBT NBR All Denied Del/Veh (s) 0.0 0.0 5.6 0.1 2.8 Total Del/Veh (s) 1.6 0.7 89.8 2.5 45.9 Total Zone Performance Denied Del/Veh (s) 283.4 Total Del/Veh (s) 848.2 384 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 3 Intersection: 1: I-81 S Ramp & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB NB SB SB SB Directions Served L T TR L T T R LT R L LT R Maximum Queue (ft) 145 400 383 102 598 733 100 102 45 708 882 742 Average Queue (ft) 134 370 336 20 322 337 3 40 24 436 510 431 95th Queue (ft) 191 392 437 65 497 548 101 95 55 776 951 827 Link Distance (ft) 344 344 1244 1244 1244 90 1256 Upstream Blk Time (%) 76 20 0 8 2 Queuing Penalty (veh) 0 0 0 0 0 Storage Bay Dist (ft) 145 105 45 875 1000 Storage Blk Time (%) 44 56 0 46 16 14 0 4 0 Queuing Penalty (veh) 299 202 0 8 4 3 2 21 1 Intersection: 2: Route 7 (Berryville Pike) & I-81 N Ramp/Valley Mill Rd Movement EB EB EB WB WB SB SB SB Directions Served L T T T T L L R Maximum Queue (ft) 225 888 878 515 556 644 650 920 Average Queue (ft) 147 537 561 327 375 540 579 419 95th Queue (ft) 266 1152 1174 477 517 746 747 1133 Link Distance (ft) 1244 1244 1324 1324 876 Upstream Blk Time (%) 1 1 12 Queuing Penalty (veh) 8 12 0 Storage Bay Dist (ft) 225 650 650 Storage Blk Time (%) 4 33 1 7 8 Queuing Penalty (veh) 34 38 2 24 59 385 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 4 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement EB EB EB EB EB WB WB WB WB NB NB NB Directions Served L L T T R UL T T R L L TR Maximum Queue (ft) 200 540 1273 1280 150 100 372 378 225 169 270 103 Average Queue (ft) 100 315 967 1012 143 96 337 347 176 147 262 34 95th Queue (ft) 178 668 1638 1631 180 109 357 372 310 171 269 75 Link Distance (ft) 1324 1324 325 325 254 254 Upstream Blk Time (%) 3 4 40 44 62 Queuing Penalty (veh) 37 53 342 377 231 Storage Bay Dist (ft) 540 540 150 100 225 150 Storage Blk Time (%) 0 23 39 8 52 40 59 1 10 70 Queuing Penalty (veh) 2 70 286 52 344 78 108 8 32 234 Intersection: 3: Gateway Drive & Route 7 (Berryville Pike) Movement SB SB SB SB Directions Served L L TR R Maximum Queue (ft) 186 163 348 185 Average Queue (ft) 100 49 167 115 95th Queue (ft) 165 121 285 218 Link Distance (ft) 787 787 787 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) 185 Storage Blk Time (%) 8 2 Queuing Penalty (veh) 13 3 Intersection: 4: Cole Lane & Route 7 (Berryville Pike) Movement EB EB EB WB WB NB Directions Served T T R T T R Maximum Queue (ft) 481 483 120 156 155 402 Average Queue (ft) 242 225 27 101 112 185 95th Queue (ft) 462 444 109 169 167 414 Link Distance (ft) 703 703 112 112 491 Upstream Blk Time (%) 5 10 4 Queuing Penalty (veh) 40 83 5 Storage Bay Dist (ft) 120 Storage Blk Time (%) 14 0 Queuing Penalty (veh) 16 2 386 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 5 Intersection: 5: Regency Lakes Drive & Route 7 (Berryville Pike) Movement EB EB EB WB WB WB WB NB SB SB Directions Served L T TR L T T R LTR LT R Maximum Queue (ft) 112 180 147 100 571 574 430 61 205 241 Average Queue (ft) 93 136 119 10 524 526 315 17 91 117 95th Queue (ft) 120 173 137 52 624 633 621 47 170 208 Link Distance (ft) 112 112 515 515 119 566 566 Upstream Blk Time (%) 16 39 17 46 63 Queuing Penalty (veh) 0 323 145 0 0 Storage Bay Dist (ft) 300 120 430 Storage Blk Time (%) 16 39 0 56 60 1 Queuing Penalty (veh) 111 68 0 3 67 11 Intersection: 6: Gateway Drive Extension & Site Access Driveway Movement WB NB NB SB SB Directions Served LR T TR L T Maximum Queue (ft) 186 684 650 96 110 Average Queue (ft) 178 518 392 45 5 95th Queue (ft) 192 795 822 85 52 Link Distance (ft) 723 723 254 Upstream Blk Time (%) 4 1 Queuing Penalty (veh) 10 4 Storage Bay Dist (ft) 100 Storage Blk Time (%) 1 0 Queuing Penalty (veh) 3 0 Intersection: 7: Cole Lane & Site Access Driveway Movement EB NB Directions Served LR LT Maximum Queue (ft) 33 36 Average Queue (ft) 4 8 95th Queue (ft) 20 63 Link Distance (ft) 166 Upstream Blk Time (%) 3 Queuing Penalty (veh) 0 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) 387 Queuing and Blocking Report Washington Commons 2034 Total PM - Scenario 3 2034 Total PM - Scenario 3 Washington Commons SimTraffic Report 2034 Total PM - Scenario 3 Page 6 Intersection: 8: Gateway Drive Extension & Valley Mill Rd Movement EB NB NB SB Directions Served LR LT T TR Maximum Queue (ft) 144 108 41 9 Average Queue (ft) 69 29 3 0 95th Queue (ft) 131 84 35 5 Link Distance (ft) 269 395 395 723 Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Intersection: 10: RIRO & Route 7 (Berryville Pike) Movement WB WB NB Directions Served T T R Maximum Queue (ft) 738 737 67 Average Queue (ft) 678 689 5 95th Queue (ft) 817 812 35 Link Distance (ft) 703 703 Upstream Blk Time (%) 7 14 Queuing Penalty (veh) 65 128 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 4070 388 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Public Hearings Title: Conditional Use Permit #01-24 for Christopher Bowie - (Mrs. Feltner) Attachments: PC03-20-24CUP01-24_Redacted.pdf 389 CONDITIONAL USE PERMIT #01-24 Christopher Nicholas Bowie – Public Garage with Body Repair Staff Report for the Planning Commission Prepared: March 7, 2024 Staff Contact: Amy L. Feltner, Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 03/20/24 Pending Board of Supervisors: 04/10/24 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for the establishment of a public garage with body repair at 703 N. Pifer Road, Star Tannery, in the Back Creek Magisterial District; the subject property is zoned RA (Rural Areas). Should the Planning Commission find this application to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An illustrative sketch plan shall be submitted to and approved by Frederick County and all improvements completed prior to the establishment of the use. 3. All automotive repair related activities, including repairs, shall occur entirely within an enclosed structure. Any exterior storage of parts and equipment shall be screened from view by an opaque fence or screen at least six (6) feet in height. 4. All parking areas shall have a gravel or hard surface. 5. The business is not permitted employees beyond those residing on the property. 6. The hours of operation shall be from 8 a.m. to 6 p.m. Monday through Friday, 8 a.m. to 12 p.m. on Saturday, and closed Sunday. 7. A maximum of five vehicles awaiting service is permitted. 8. Any expansion or change of use shall require a new Conditional Use Permit. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. 390 Page 2 CUP #01-24, Christopher Nicholas Bowie March 7, 2024 LOCATION: The subject property is located at 703 N. Pifer Road, Star Tannery. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 69-A-35B PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential/Vacant South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Residential West: RA (Rural Areas) Use: Residential PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to establish a public garage with body repair. REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been completed for the Conditional Use Permit for Nick Bowie, to operate a public garage for rust repair named Nick’s Autobody, LLC. at 703 N. Pifer Rd, Star Tannery, VA 22654. This parcel is identified as TM# 69-A-35B and consists of 25 acres. The existing access to the facility is adequate for the proposed use outlined based on the limited number of additional trips stated in the CUP application. We have no objection to the proposal currently. Should the use expand in the future, we would appreciate the opportunity to revisit at that time to determine if any improvement would be needed. Please see attached letter dated February 6, 2024, from J. Ryan Spielman, Land Use Engineer. Winchester-Frederick County Health Department: No objections provided the Owner is the sole operator and will have no employees. Please see the attached letter dated January 10, 2024, from Kevin Yost, Environmental Health Specialist Supervisors. County Fire Marshall: Approved. The portable fire extinguisher(s) shall be provided as outlined in the Frederick County Fire Prevention Code. Please see the attached letter dated January 22, 2024, from Adam Hounshell, Lieutenant/Assistant Fire Marshal. Frederick County Inspections: The building shall meet all requirements of the Virginia Uniform Statewide Building Code. The building will be required to have an evaluation of the foundation and structural components by a Virginia registered structural engineer. Please see the attached letter dated January 17, 2024, from Mark Fleet, Building Official. 391 Page 3 CUP #01-24, Christopher Nicholas Bowie March 7, 2024 Frederick County Public Works: We offer no comments at this time. Please see attached letter dated January 29, 2024, from Joe Wilder, Director of Public Works. Planning and Zoning: This proposed Conditional Use Permit (CUP) is for a public garage with body repair. The Frederick County Zoning Ordinance defines a “Public Garage” as designed or used for servicing, repairing, or equipping motor vehicles. §165-204.12 requires Motor vehicle service uses, automotive repair shops, and public garages to: (A) All repairs shall take place entirely within an enclosed structure. (B) All exterior storage of parts and equipment shall be screened from view of surrounding properties by an opaque fence or screen at least six feet in height. (C) Inoperable motor vehicles must be stored within a totally enclosed building or screened on all sides by a six-foot opaque element such as a fence, wall, or berm. (D) In the RA, M1, M2 and TM Zoning Districts, the sale of automobiles shall not be permitted as an accessory use to any automotive repair shop. This proposed use would be conducted entirely within an existing building on the property which is accessed via an existing private driveway at 703 N. Pifer Road, Star Tannery. The Applicant is not requesting any employees with this CUP. Staff did a site inspection and discussed the screening options for the parking area. The applicant decided to contain all activities inside the structure. Should the need to use the two parking spaces to store vehicles arise, a gravel surface and screening, such as a 6’ tall opaque fence or 6’ tall double row of evergreens, shall be installed. The screening shall be installed around the north, south, and western sides of the parking area. The eastern side of the parking area was screened by the existing structure. The property is surrounded by other RA (Rural Areas) zoned property, which includes vacant agricultural and single-family detached residences. The Comprehensive Plan identifies this area of the County as “rural” and is to remain agricultural in nature and is not part of any land use study. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. 392 DUCK RU NSubdivision 69 A 35B 837N PIFER RD 940STARTANNERY RD 759N PIFER RD 866N PIFER RD 665N PIFER RD STAR TANNERY RDN PIFER RDApplication Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 2 7, 2024N PIFER R D STAR TANNERY RDDUCK RUN LN ¬«55 0 420 840210 Feet SHENANDOAHCOUNTY CUP # 01 - 24: Christopher BowiePIN: 69 - A - 35BPublic GarageZoning Map CUP #01-24 393 DUCK RU NSubdivision 69 A 35B 837N PIFER RD 940STARTANNERY RD 759N PIFER RD 866N PIFER RD 665N PIFER RD STAR TANNERY RDN PIFER RDApplication Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: February 2 7, 2024N PIFER R D STAR TANNERY RDDUCK RUN LN ¬«55 0 420 840210 Feet SHENANDOAHCOUNTY CUP # 01 - 24: Christopher BowiePIN: 69 - A - 35BPublic GarageLocation Map CUP #01-24 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 411 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Public Hearings Title: South Frederick Agricultural and Forestal District Removals and Addition - (Mr. Cheran) Attachments: PC03-20-24SouthFrederickAgriculturalForestalDistrict.pdf 412 SOUTH FREDERICK AGRICULTURAL & FORESTAL DISTRICT REMOVAL AND ADDITION Staff Report for the Planning Commission Prepared: March 6, 2024 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Agricultural District Advisory Committee, Planning Commission, and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to other interested in this matter. Reviewed Action Agricultural District Advisory Committee: 02/20/24 Recommended Approval Planning Commission: 03/20/24 Pending Board of Supervisors: 04/24/24 Pending PROPOSAL: This is a request for the removal of two (2) parcels (Tax Map # 84-A-28A) totaling 64.14+- acres and (Tax Map # 74-A-3) totaling 71.21+/-acers and add one (1) parcel (Tax Map # 73-A- 20) totaling 238.51+/- acres to the South Frederick Agricultural Forestal District. LOCATION AND SIZE: This District is located within the Back Creek Magisterial District and currently contains 6,921.63+/- acres. It is generally located along Cedar Creek Grade (Route 622), Middle Road (Route 628), Marlboro Road (Route 631) and Hites Road (Route 625). This request for the removal of two (2) parcels from the District, totaling 135.35+/- acres. The total acreage of the District after considering the removal of these parcels would decrease from 6,921.63+/- acres to 6,786.28+/- acres. The addition of one (1) parcel of 238.51+/- acres will increase the District to a total of 7,024.79+/-acres. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/20/24 PLANNING COMMISSION MEETING: This is a request to the Frederick County Planning Commission to review the changes to the South Frederick Agricultural and Forestal District. Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, requires that any changes to a Districts be reviewed by the local government after its establishment. The South Frederick Agricultural and Forestal District during the last renewal consisted of 6,921.63+/- acres. This is a request for the removal of two (2) parcels from the South Frederick Agricultural & Forestal District and addition of one (1) to the District. These requests meet the intent of Chapter 43, Section 15.2- 433 of the Code of Virginia, 1950, as amended, and have been evaluated in conjunction with the 2035 Comprehensive Plan. The removal of two (2) parcels of a total of 135.35+/-acres will decrease the total acreage of the District to 6,786.28+/-acres. The addition of one (1) parcel of 238.51+/-acres will increase the acreage of the District to a total of 7024.79+/-acres. The South Frederick Agricultural and Forestal District will be valid until August 12, 2025. Ultimately, the Board of Supervisors approves, with modifications, or denies the proposal to establish or renew an Agricultural and Forestal District. The Agricultural District Advisory Committee (ADAC) unanimously recommended approval of the removal of the two (2) parcels and the addition of one (1) parcel of South Frederick Agricultural and Forestal District at their meeting on February 20, 2024. 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. 413 Page 2 South Frederick Agricultural and Forestal District Addition March 6, 2024 REVIEW EVALUATIONS: LOCATION AND SIZE: This District is located within the Back Creek Magisterial District and currently contains 6,921.63+/- acres. It is generally located along Cedar Creek Grade (Route 622), Middle Road (Route 628), Marlboro Road (Route 631) and Hites Road (Route 625). This request for the removal of two (2) parcels from the District, totaling 135.35+/- acres. The total acreage of the District after considering the removal of these parcels would decrease from 6,921.63+/- acres to 6,786.28+/- acres. The addition of one (1) parcel of 238.51+/- acres will increase the District to a total of 7,034.79+/- acres. AGRICULTURAL & FORESTAL SIGNIFICANCE: The agricultural operation in the District is 90 percent agriculture (orchard, and crop harvesting) and 10 percent open space/woodlands. The area within the District is rural in nature. LAND USE: All parcels within the District contain agricultural or residential land uses. COMPREHENSIVE PLAN: The 2035 Comprehensive Plan of Frederick County provides guidance when considering land use actions. The District is outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) and is not part of any land use plan or study by the County. The current land use should remain in its present land use with orchards, agricultural, and residential. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County’s economy and to maintain the rural character of areas outside of the Urban Development Area. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal Districts. The Comprehensive Plan Supports the renewal of the District for it provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2025. LAKES/PONDS/STREAMS: The District lies primarily within the Opequon Creek and Stephens Run drainage area. The District will further assist with managing the quality of the County’s water resources. TOPOGRAPHY: The District generally varies from rolling hills to ridges to the north, west, south and east. This District lies within Opequon Creek watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL: The largest amount of prime agricultural soil located within the District is Frederick-Poplimento. 414 £¤11 £¤11 £¤11 §¨¦81 §¨¦81 Winchester Stephens City ¬«37 ¬«37 HOLTCT CORA LN FALCONCTMILHONLN LACOSTACTETHAN CTE W ELL D R VDOT LNMAIN STFAIRFAX ST K A TIELN TIGNEYDRCHEIFTONPL INEZLNALLOYLN CONNSEAST DR MIDDLE RDASHFORDDR COCKLELNNATHANDR SKYJES LN JEBDR NIGHTBIRDWAY NEWELL DRMASSIESTHOCKMANCTWARD AVETULIPPOPLAR LNC WCIRLEWISHAMDRGRASMERESTLAMASTER LN CEDARCREEK GROGD E N L N OLDMIDDLE RDDOUBLECHURCH RDS T O N E B R O O KRDMERRIMANS LNSTICKLEYDRAYLOR RDPASSAGE RDD U T C H A P P L E D R G R A S S Y LN CHANDRA LN LIBERTY LNBOURBONLN GREENFIELDAVESHADYELM RDPOTOMAK TRL DROVERLN SALEM CHURCH RD W HITERDTOWNRUN LNS U N LI T M E A D O WS L N BELLEVIEW LNCHAPELLN COYOTERIDGE LNMCDONALDRDC E D A R C R E E K G R CHIMNEY CIRCONNERLN SAINT ANDREWS CT GRIMRDW IS E M ILL LNPITCOCK LNSTUARTDR FAMILYDRMANORDRMILLERRD M ID D L ERDDUSTY LNFROMANSRD BROOKNEIL DRRIDINGSMILL RDHITES RDWARDENSVILLE GRAPPLE VALLEY RD CHAPELRDCROSSINGPATHS LNC A R T E R S L N MARLBORORD ROBINSON DR FISHEL RD MIDDLERDVAUCLUSE RDSINGHASS RDMI N E B A N K R D WHISSENSRIDGE RDKLINESMILL RD MOUNT WILLIAMS LN JONES RDCLARK RD T U C K A H O E L NBACK MOUNTAIN RDCEDAR CREEK GRCEDAR CREEK GRSERENITY LNVINTAGE LNLAUREL GROVE RDPANGLETOWN TRLGOUGH RDLAUREL GROVE RD PERRY RDMIDDLE RDWOODCHUCK LNWARDENSVILLE GRSPRINGDALE RD BARLEY LN SHENANDOAHCOUNTYVIRGINIA 2020-2025 South FrederickAgricultural & Forestal District District Acreage: 7,024.79 Ac.I 0 0.85 1.70.4 25 MilesNote:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 26, 2024 73 A 20238.51 Acre Addition 74 A 371.21 Acre R emov al 84 A 28A64.14 Acre R emov al 415 84 A 28A DARTERJODRVAUCLUSESPRING LNCOYOTE RIDGE LNVAUCLUSE RD KLINES MILL RDHITES RDRemoval Parcels 2020-2025 South Frederick RemovalAgricultural & Forestal District I 0 0.15 0.30.075 Miles Note:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 7, 2024 PIN Owner Acres84 A 28A BENTLEY, CHARLES A & ROBIN J 64.14 416 417 418 419 74 A 3 BARLEYLN LICKSKILLETLNGERMANY RDM ID D L E R D SPRINGDALE RD Po rtio n o f 74-A-3 for Removal Pa rce ls 2020-2025 South Frederick RemovalAgricultural & Forestal District I 0 0.15 0.30.0 75 Miles Note:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 8, 2024 PIN Owner Acres74 A 3 WEST OAKS FARM MARKET, LLC 71.21 420 421 422 423 424 425 426 427 428 73 A 20 CHANTERELLECTMIDDLE RDCLARK RDT UCKAHOE L NM A R L B O R O R D Ad dition Pa rce ls 2020-2025 South Frederick AdditionAgricultural & Forestal District I 0 0.15 0.30.0 75 Miles Note:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 26, 2024 PIN Owner Acres73 A 20 SPRINGWOOD FARMS, LLC 238.51 429 430 431 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Public Hearings Title: South Timber Ridge Agricultural and Forestal District Addition for CKW Rentals, LLC - (Mr. Cheran) Attachments: PC03-20-24SouthTimberRidgeAgriculturalForestalDistrict.pdf 432 SOUTH TIMBER AGRICULTURAL & FORESTAL DISTRICT ADDITION Staff Report for the Planning Commission Prepared: March 6, 2024 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Agricultural District Advisory Committee, Planning Commission, and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to other interested in this matter. Reviewed Action Agricultural District Advisory Committee: 02/20/24 Recommended Approval Planning Commission: 03/20/24 Pending Board of Supervisors: 04/10/24 Pending PROPOSAL: This is an application to add one (1) parcel of 76.866 +/- acres to the South Timber Ridge Agricultural and Forestal District. LOCATION AND SIZE: This District is located within the Gainesboro Magisterial District and currently contains 1,170.94+/- acres. It is generally located along Hollow Road (Route 707) to the north, Muse Road (Route 610) and Gold Orchard Road (Route 708) to the east. This additional parcel of 76.90 +/- acres will bring the District to 24 parcels with a total of 1,247.84+/- acres. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 03/20/24 PLANNING COMMISSION MEETING: This is a request to the Frederick County Planning Commission to add a parcel of 76.90 +/- acres to the South Timber Ridge Agricultural and Forestal District. Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, requires that any change to the District be reviewed by the local government. The South Timber Ridge Agricultural and Forestal District currently contains 1,170.94+/- acres during the last renewal. This proposed addition to the District meets the intent of Chapter 43, Section 15.2-433 of the Code of Virginia, 1950, as amended, and has been evaluated in conjunction with the 2035 Comprehensive Plan. This renewal provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2025. The South Timber Ridge Agricultural and Forestal District will consist of 1,247.84 +/- acres and will be valid until August 12, 2025. Ultimately, the Board of Supervisors approves, with modifications, or denies the proposal to establish or renew an Agricultural and Forestal District. The Agricultural District Advisory Committee (ADAC) unanimously recommended approval of the 76.90+/- acre to be added to the South Timber Ridge Agricultural and Forestal District at their meeting on February 20, 2024. 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. 433 Page 2 Planning Commission South Timber Ridge Agricultural and Forestal District Addition March 6, 2024 REVIEW EVALUATIONS: LOCATION AND SIZE: This District is located within the Gainesboro Magisterial District and currently contains 1,170.94+/- acres. It is generally located along Hollow Road (Route 707) to the north, Muse Road (Route 610) and Gold Orchard Road (Route 708) to the east. The addition of this proposed 76.9 +/- acre parcel to the District would bring the acreage to 1,247.84 +/-acres contained within 24 parcels. AGRICULTURAL & FORESTAL SIGNIFICANCE: The agricultural operations in the District are 90 percent agriculture (orchard and crop harvesting) and 10 percent open space/woodlands. The area within the District is rural in nature. LAND USE: All parcels within the District contain agricultural or residential land uses. COMPREHENSIVE PLAN: The 2035 Comprehensive Plan of Frederick County provides guidance when considering land use actions. The location of the District lies outside the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) and is not part of any land use plan or study by the County. The land use within the District is agricultural, residential, and nature. The current land use should remain in its present condition with land use of orchards, agricultural, and residential. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County’s economy and to maintain the rural character of areas outside of the Urban Development Area. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal Districts. The Comprehensive Plan supports the addition of the parcel of the District, provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2025. LAKES/PONDS/STREAMS: The District lies primarily within the Gainesboro drainage area. The District will further assist with managing the quality of the County’s water resources. TOPOGRAPHY: The District generally varies from rolling hills to ridges to the north, west, south and east. The District lies within the Gainesboro watershed and water is available from ponds, wells and springs. PRIME AGRICULTURE SOIL: The largest amount of prime agricultural soil located within the District is Weikert-Berks-Blairton. 434 ¬«259 ¬«259 ¬«259SYKES DRSUNRISE DR K E N D A L L D R HA R NERS CT A A R O N D R ANCHORAGELN B R Y C E C T ISAACDR WELBOURNE LNDRUMMINGGROUSE CTOWL LN LORIS CTFLETCHER RDWHITHAM DR FINGER LAKES CT CLINE DR BURLEY LN CARPERS PIKEHOLLOW RD PARISHVILLE RDCORYLUS WOOD LNMUSE RDHOLLOW RD BACK CREEK RDADVENTURE LOOP H A R R Y H I E T T L N WHITLOCK LN C A R PER S P IK EMUSE RDHAMPSHIRE COUNTYWEST VIRGINIA 2020-2025 South Timber RidgeAgricultural & Forestal District District Acreage: 1,247.84 Ac.I 0 0.3 0.60.15 MilesNote:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 7, 2024 37 A 876.90 Acre Addition 435 ¬«259 ¬«259 ¬«259 37 A 8 BURLEY LN FIN GER LAKES CTMUSE RDCLINE DR CARPERS PIKEAddition Parcels 2020-2025 South Timber Ridge AdditionAgricultural & Forestal District I 0 0.1 0.20.05 Miles Note:Frederick County Dept of Planning & Development107 N Kent St. Suite 202, Winchester, VA 22601540 - 665 - 5651Map Created: February 7, 2024 PIN Owner Acres37 A 8 CKW RENTALS LLC 76.90 436 437 438 439 440 441 442 443 444 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Action Item Title: An Appeal to the Subdivision Administrator in the Administration of the County Code Chapter 144 Section(s) 3 and 37 - (Mr. Cheran) Attachments: PC03-20-24SubdivisionAppeal01-24_Redacted.pdf 445 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Mark R. Cheran, Zoning and Subdivision Administrator RE: An appeal of the decision of the Subdivision Administrator in the administration of the Frederick County Code Subdivision of Land Chapter 144 Section (s) 3 & 37 DATE: February 19, 2024 ______________________________________________________________________________ The Applicant is appealing Subdivision Administrator in the administration of the County Code Chapter 144 Section(s) 3 and 37, resulting of the decision of the Subdivision Administrator not approving a minor rural subdivision for the Heflin parcel, Property Identification Number (PIN) 40-A-129. §144-5. INTERPRETATIONS AND APPEALS: The Subdivision Administrator shall have the authority to make interpretations concerning the application of the requirements of this chapter. Any person aggrieved by an interpretation made by the Subdivision Administrator may appeal that interpretation to the Board of Supervisors, with a recommendation from the Planning Commission. Variations in or exceptions to the provisions of this chapter may be granted by the Board of Supervisors in cases of unusual situations or when strict adherence to the general regulations would result in substantial injustice or hardship. CODE 144 REQUEIREMENTS: §144-3. Compliance required. All land development requiring submission and approval of a subdivision application under the provisions of this chapter shall conform with the Frederick County Comprehensive Plan, the Frederick County Code and the requirements of this chapter. This chapter establishes regulations governing the minimum requirements for the submission, review, disposition and recordation of subdivision development plans and subdivision plats. Design standards and installation procedures for all required improvements are provided, along with requirements for the layout and arrangement of all lots, streets, easements, and drainage areas. All requirements of this chapter shall be complied with throughout the development process. No subdivision of land shall be recorded or land development occur without conforming with the requirements of this chapter. (Emphasis added) §144-37. Final plats. The subdivider shall be required to submit a deed of dedication, copy of all covenants or restrictions, an estimate of all public improvements, all required guaranties for improvements and all final plats to the Subdivision Administrator. All final plats shall be drawn at a scale that is acceptable to the Subdivision Administrator All final plats shall contain the following information: 446 Appeal of Subdivision Administrator February 19, 2024 Page 2 M. The location, names and right-of-way widths of existing and planned roads, streets and shared private driveways adjacent to and on the property. N. Existing or proposed utilities, utility easements, and other easements, with dimensions and locations. R. The location of required setback lines on each lot. (Chapter 144 Sections enclosed) PROPERTY LOCATION AND ZONING: The Property (‘Property”) is identified with Property Identification Number 40-A-129 within the Back Creek Magisterial District and is zoned RA (Rural Areas) Zoning District. ADJOINING PROPERTY ZONING & USE: North: RA (Rural Areas) District Use: Residential East: RA (Rural Areas) District Use: Residential South: RA (Rural Areas) District Use: Residential West: RA (Rural Areas) District Use: Residential BACKGROUND: The above referenced Property is located within the subdivision known as Lincoln Estates. This subdivision was created in the 1940’s via deeds and plats. This Property has been deeded and subdivided over the years, leading up to the current subdivision application. (Plat enclosed). Frederick County adopted zoning in 1967. The Frederick County historical zoning map shows this Property as being zoned A-2 (Agricultural Limited) in 1967. Frederick County amended its Ordinance in 1989 to change the A-2 Zoning District to the RA (Rural Areas) Zoning District. The proposed subdivision plat for the Property seeks to create a 10.5647+/- acre parcel from the Property, at the southern end of the parcel fronting on Quail Run Lane and straddling Deer Run Lane. Section 165-201.02 (B) of the Zoning Ordinance requires front yard setbacks wherever a lot abuts a right-of-way. Therefore, the setbacks for the proposed 10.5647+/- acre parcel, per Section 165-401.07 (A) of the Zoning Ordinance, applicable in the RA Zoning District, are 60- feet from the right-of-way of each street, road or ingress/egress easement (thus from Quail Run Lane and Deer Run Lane), 50-feet on the southern boundary of the parcel (on account of the adjacent parcels being smaller than 6-acres each), and 100-feet on the western and northern boundaries (on account of the adjacent parcels being larger than 6-acres each). The proposed subdivision plat according to the requirement of the Frederick County Subdivision Ordinance Section 144-37 (R) the plat does not show 60-foot setbacks along Deer Run Lane. The decision of the Subdivision Administrator is correct and should be affirmed. 447 Appeal of Subdivision Administrator February 19, 2024 Page 3 Section §144-5 Otherwise sets out high threshold for variations in or exceptions to the provisions of the Subdivision Ordinance; the Board of Supervisors may only grant a variation or exception in a case of unusual situation or strict adherence to the regulations would result in substantial injustice or hardship. Where the proposed subdivision plat is to show the required setbacks, an ample area would remain on the 10.5647+/- acre parcel, including an area of approximately 20,00 Sq. ft. or more, west of Deer Run Lane within parcel’s dwelling could be constructed. The owner would have economically viable use of the Property. Nothing here presents an unusual injustice or hardship. STAFF CONCLUSIONS: Staff is seeking a recommendation from the Planning Commission to be forwarded to the Board of Supervisors to affirm the decision of the Subdivision Administrator in the administration of the Frederick County Code Chapter 144 Section(s) 3 & 37. MRC/pd 448 449 450 451 452 453 454 455 456 Planning Commission Agenda Item Detail Meeting Date: March 20, 2024 Agenda Section: Other Title: Current Planning Applications Attachments: 457