KAISER SOUTH NORTHERN VIRGINIA HUB TRAFFIC IMPACT STUDY PRINCE WILLIAM COUNTY, VIRGINIA TABLE OF CONTENTS. Section 2 BACKGROUND INFORMATION 12

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2 KAISER SOUTH NORTHERN VIRGINIA HUB TRAFFIC IMPACT STUDY PRINCE WILLIAM COUNTY, VIRGINIA TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1 Purpose of Report and Study Objectives... 1 Site Location and Study Area... 1 Description of Proposal... 1 Conclusions... 2 Section 1 INTRODUCTION 4 Overview... 4 Site Location/Description... 8 Section 2 BACKGROUND INFORMATION 12 Study Area...12 Study Methodology...12 Roadway Network...12 Section 3 ANALYSIS OF EXISTING CONDITIONS 15 Traffic Volumes...15 Operational Analysis...15 Section 4 ANALYSIS OF FUTURE CONDITIONS WITHOUT SITE DEVELOPMENT 20 Methodology...20 Regional Growth...20 Background Development Traffic Generation and Assignment...20 Background Future Traffic Forecasts...20 Operational Analysis...24 Section 5 SITE ANALYSIS 27 Overview...27 Trip Generation...27 Trip Distribution and Assignment...27

3 KAISER SOUTH NORTHERN VIRGINIA HUB TRAFFIC IMPACT STUDY PRINCE WILLIAM COUNTY, VIRGINIA TABLE OF CONTENTS CONTINUED Page Section 6 ANALYSIS OF FUTURE CONDITIONS WITH SITE DEVELOPMENT 30 Total Future Traffic Forecasts...30 Operational Analysis...30 Section 7 CONCLUSIONS 35 Conclusions...35 LIST OF FIGURES Figure Title Page 1-1. Site Location Schematic Site Plan Zoning Map Comprehensive Plan Excerpt Existing Lane Use and Traffic Control Existing Peak Hour Traffic Volumes Regional Growth Background Development Traffic Assignment Background Peak Hour Traffic Forecasts Site-Generated Traffic Assignments Future Peak Hour Traffic Forecasts Future Lane Use and Traffic Control... 32

4 KAISER SOUTH NORTHERN VIRGINIA HUB TRAFFIC IMPACT STUDY PRINCE WILLIAM COUNTY, VIRGINIA LIST OF TABLES Table Title Page 3-1. Intersection Levels of Service Summary th and 95 th Percentile Queue Summary Trip Generation of Land Uses Permitted Under Existing Zoning Site Trip Generation and Comparison Appendix Title LIST OF APPENDICES A B C D E F G Proffer Amendment REZ #PLN A, Associated Proffers Scope of Work Agreement Levels of Service Description Existing Traffic Counts Existing Conditions Level of Service and Queue Analysis 2020 Background Level of Service and Queue Analysis 2020 Total Future Level of Service and Queue Analysis

5 EXECUTIVE SUMMARY PURPOSE OF REPORT AND STUDY OBJECTIVES The purpose of this study is to assess the impacts of a proposed development in Prince William County, Virginia on the surrounding transportation network. The study was conducted in accordance with the traffic impact study requirements found in the Prince William County Design and Construction Standards Manual (DCSM) as well as the Virginia Department of Transportation (VDOT) Guidelines for Traffic Impact Analysis. SITE LOCATION AND STUDY AREA The Applicant, Kaiser Foundation Health Plan of the Mid-Atlantic States, Inc., proposes to develop a 335,000 square foot (SF) Medical Center Specialty Hub located on the south side of Minnieville Road (Route 640), between Fowke Lane (Route 2140) and Oak Farm Drive (Route 2530), and north of Caton Hill Road (Route 849.) The property is identified as County GPIN # and is located in the Occoquan magisterial district of Prince William County. The study area, as reviewed and agreed to with VDOT and County staff, is generally bounded by Minnieville Road to the north, Oak Farm Drive (Route 2530) to the east and Caton Hill Road (Route 849) on the south. DESCRIPTION OF PROPOSAL Overview. The subject site is currently zoned PMD (Planned Mixed District). Kaiser Foundation Health Plan of the Mid-Atlantic States, Inc. proposes to develop up to 335,000 SF of medical center space on Land Bay I of the Caton s Crossing development. Caton s Crossing was originally rezoned under REZ #PLN A Proffer Amendment (#PLN ) was subsequently approved to allow for an increase in retail space on Land Bay I and indicates that the development of this parcel shall be primarily employment and office uses which shall include, medical and dental offices or clinics, among others. Prince William County Planning staff has indicated that the allowable development on Land Bay I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. Because the square footage of the proposed development exceeds the remaining allowable development, a Proffer Amendment is being filed by the Applicant. Current Zoning. The subject site is currently zoned PMD (Planned Mixed District). Surrounding parcels are generally zoned B-1(General Business) along Minnieville Road and Caton Hill Road. 1

6 Conformance with the Prince William County Comprehensive Plan. The Long-Range Land Use plan classifies the site as REC (Regional Employment Center). The uses proposed are compatible with the long-range plan and nearby developments. CONCLUSIONS The conclusions of this study are as follows: 1. Under existing conditions, the Minnieville Road/Caton Hill Road signalized intersection operates at LOS D during the AM peak hour and at LOS E during the PM peak hour. Certain lane groups at the Minnieville Road/Green Ash Loop/Oak Farm Drive signalized intersection operate at LOS F during the AM peak hour due to the long cycle length at this location and the limited amount of green time provided to the side street movements. 2. Under existing conditions delays representative of LOS E or F conditions occur at minor street approaches to the unsignalized intersections along Minnieville Road and Caton Hill Road during both the AM and PM peak hours. 3. Under 2020 background future conditions, the Minnieville Road/Caton Hill Road intersection would operate at overall LOS E during both the AM and PM peak hours with certain turning movements operating at LOS E or F (capacity) during both peak hours. The Minnieville Road/Oak Farm Drive/Green Ash Loop intersection would continue to operate at LOS A or B during the peak hour, however certain lane groups would continue to operate at LOS F during the AM peak hour. 4. With signalization, the Minnieville Road/Holly Acres Marine Driveway intersection will operate at LOS B during both the AM and PM peak hours under 2020 background future conditions. 5. With signalization, the Caton Hill Road/Southern Oak Way intersection will operate at LOS A during AM peak hour and at LOS B during the PM peak hour under 2020 background future conditions. 6. The proposed development will generate an estimated 528 AM peak hour trips, 579 PM peak hour trips, and 7,048 trips on a typical weekday. The proposed development of 335,000 sf of medical center space will generate fewer peak hour and daily trips compared to the land uses currently permitted by existing zoning of the site. Specifically, the proposed medical center will generate 151 fewer AM peak hour trips, 460 fewer PM peak hour trips, and 7,104 fewer trips on a daily basis than the uses permitted under existing zoning. 7. Levels of service and vehicular delays anticipated under 2020 total future conditions consistently represent an improvement over those anticipated under 2020 background conditions and thus, the development of the site as proposed will not 2

7 negatively impact the transportation system in the vicinity of the site beyond what would be expected in the site were developed to densities allowed by matter of right. 8. Under 2020 total future conditions (with development of the proposed medical center), the Minnieville Road/Caton Hill Road intersection will operate at overall LOS E during both the AM peak hour and PM peak hour. Average delays per vehicle will be lower than those anticipated under 2020 background traffic volumes due to the lower trip generation of the proposed uses versus the uses permitted under existing zoning. 9. The Applicant proposes a number of improvements to the public road network. These include the following: a. Signalization of the Minnieville Road/Holly Acres Marine Drive/Site Access Drive intersection when warranted and approved by VDOT. b. Signalization of the Caton Hill Road/Southern Oak Way intersection when warranted and approved by VDOT. c. Construction of a right turn/deceleration lane along the Minnieville Road frontage of the property. 10. With the proposed signalization, the Minnieville Road/Holly Acres Marine Drive/Site Access Drive intersection will operate at LOS A during the AM peak hour and at LOS B during the PM peak hour under 2020 total future traffic volumes. Provision of signalization at this intersection will significantly reduce PM peak hour delays for motorists accessing Minnieville Road from Holly Acres Marine Drive. 11. With the proposed signalization, the Caton Hill Road/Southern Oak Way intersection will operate at LOS A during the AM peak hour and at LOS B during the PM peak hour under 2020 total future traffic volumes. Provision of signalization at this intersection will significantly reduce AM and PM peak hour delays for motorists accessing Caton Hill Road from Southern Oak Way th percentile queues at all of the site driveways will be adequately accommodated within the storage provided as shown on the proposed site plan. 3

8 SECTION 1 INTRODUCTION OVERVIEW This report presents the results of a traffic impact study (TIS) conducted in support of a proposed Proffer Amendment submission in Prince William County, Virginia. The site for the proposed development is located on the south side of Minnieville Road (Route 640) between Fowke Lane (Route 2140) and Oak Farm Drive (Route 2530) as shown on Figure 1-1. The site is currently zoned PMD (Planned Mixed District) and is classified as REC (Regional Employment Center) under the county s land use plan. The Applicant, Kaiser Foundation Health Plan of the Mid-Atlantic States, Inc., proposes to develop up to 335,000 SF of medical center specialty hub space on Land Bay I of the Caton s Crossing development. Figure 1-2 shows the proposed schematic site plan. Caton s Crossing was originally rezoned under REZ #PLN and included a mix of residential and commercial uses. All residential uses and a 63,005 SF office building have been constructed. A Proffer Amendment (#PLN ) was approved in 2009 to allow for an increase in retail space on Land Bay I and indicates that the development of this parcel shall be primarily employment and office uses which shall include, medical and dental offices or clinics, among others. Prince William County Planning staff has indicated that the allowable development on Land Bay I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. Because the square footage of the proposed development exceeds the remaining allowable development, a Proffer Amendment is being filed by the Applicant. A copy of Ordinance No approving the Proffer Amendment and the associated proffers are attached as Appendix A. Per the approved plan, Southern Oak Way extends north from Caton Hill Road and was planned to intersect with Minnieville Road opposite the Holly Acres Marine access (Garber Way). The current proposed plan eliminates the direct connection of Southern Oak Way to Minnieville Road and instead provides a full-service access drive to/from the site that will intersect with Minnieville Road forming the fourth leg of the Minnieville Road/Holly Acres Marine access drive (Garber Way) intersection. A right-in/right-out access drive is proposed along Minnieville Road at a point 250 feet west of the proposed full access drive. An additional outbound right turn only driveway will be provided to Minnieville Road at a point 460 feet east of the proposed full access driveway. This outbound only drive will only be used by ambulances departing the site. 4

9 S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP 5 CATON HILL SOUTHERN OAK WAY SITE NORTH GREEN ASH LOOP MINNIEVILLE OAK FARM DRIVE WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS Figure 1-1 Site Location Minnieville Road Prince William County, Virginia

10 S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP 6 WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS Figure 1-2 Schematic Site Plan Minnieville Road Prince William County, Virginia NORTH

11 Tasks undertaken in the course of this study included the following: 1. Review of the Applicants proposed development plans and other background data. 2. A field reconnaissance of existing roadway and intersection geometries, traffic controls, and speed limits. 3. Meetings/correspondence with the Virginia Department of Transportation (VDOT) staff, Prince William County staff, and the project team to establish the general study scope and specific analysis parameters (see Appendix B). 4. Collection of counts of existing traffic at key study intersections during the weekday AM peak and PM peak hours. 5. Analysis of existing levels of service and queues at the key study intersections. 6. Forecast background future traffic volumes based on a regional traffic growth rate of 2% annually to a build-out year of Calculation of background levels of service and queues at the key study intersections for the assumed build-out year of 2020 based on background traffic forecasts as well as background traffic controls and intersection geometries. 8. Determination of the number of weekday AM peak hour and PM peak hour trips that would be generated by the proposed plan based a trip generation study at two similar Kaiser Permanente Medical Center Specialty Hub facilities. 9. Preparation of weekday AM and PM total future traffic forecasts based existing traffic volumes, regional growth, plus site traffic assignments at build-out. 10. Calculation of total future levels of service and queues for each of the key study intersections based on projected total future traffic forecasts existing and proposed traffic controls and intersection geometries. 11. Identification of roadway improvements required to accommodate future traffic volumes, as necessary. Sources of data for this analysis included the Institute of Transportation Engineers (ITE), Prince William County, the Virginia Department of Transportation (VDOT), and the files and library of Wells + Associates. 7

12 SITE LOCATION/DESCRIPTION Overview. The subject site is located on the south side of Minnieville Road (Route 640), between Fowke Lane (Route 2140) and Oak Farm Drive (Route 2530), and north of Caton Hill Road (Route 849) as shown on Figure 1-1. The property is identified as County GPIN # and is located in the Occoquan magisterial district of Prince William County. Terrain. The terrain proximate to and surrounding the site is generally classified as level. Existing Zoning. The subject site is currently zoned PMD (Planned Mixed District) per the rezoning REZ #PLN and Proffer Amendment PRA #PLN Figure 1-3 shows the existing zoning map in the vicinity of the site. Nearby Uses. The properties surrounding the subject site are primarily zoned B-1 (General Business) and R-4 (Suburban Residential) along Minnieville Road, and B-1 along Caton Hill Road. Comprehensive Plan Land Use Recommendations for the Property. The Prince William County s Long-Range Land Use Plan recommends a Regional Employment Center (REC) for parcels in the general vicinity including the subject site. Comprehensive Plan Roadway Classifications. Prince William County s Transportation Plan classifies Minnieville Road and Caton Hill Road as 4-lane minor arterial roadways along the site frontages. Figure 1-4 provides an excerpt from the Transportation Plan in the vicinity of the site. Proposed Site Access. Access to the site is proposed via driveways connecting to Minnieville Road and via Southern Oak Way, which intersects with Caton Hill Road as a fullmovement intersection. As shown in Figure 1-2 access along Minnieville Road is proposed via one (1) full service access drive to/from the site that will intersect with Minnieville Road forming the fourth leg of the Minnieville Road/Holly Acres Marine access drive (Garber Way) intersection. A right-in/right-out access drive is proposed along Minnieville Road at a point 250 feet west of the proposed full access drive. An additional outbound right turn only driveway to Minnieville Road is proposed at a point 460 feet east of the proposed full access driveway. This outbound drive will only be for use of emergency vehicles (ambulances) only and will not be considered a commercial entrance. A daily transport log for the month of April, 2017 for Kaiser Permanente s South Baltimore facility indicates that an average of 5.67 and a maximum of 11 ambulance transports occurred per day at the South Baltimore facility. Ambulance counts at Kaiser s Tysons facility are less than 10/day and rarely approach that number, thus it is expected that the number of ambulances exiting the site at this outbound drive during peak periods will be negligible. 8

13 S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP 9 WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS SITE Figure 1-3 Zoning Map Minnieville Road Prince William County, Virginia NORTH

14 S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP 10 WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS SITE Figure 1-4 Comprehensive Plan Excerpt Minnieville Road Prince William County, Virginia NORTH

15 Access will also be provided at Caton Hill Drive via Southern Oak Way. As shown on Figure 1-2, Southern Oak Way will provide access to the proposed parking deck and parking lot on the west side of the property as well as to the loading area in the rear of the building. Southern Oak Way will also provide access to Groupe Drive that serves the existing office building at Caton s Crossing and provides inter-parcel access to the site via Green Ash Loop that traverses an existing residential development to the east and intersects with Minnieville Road. 11

16 SECTION 2 BACKGROUND INFORMATION STUDY AREA A scope of work meeting was held with VDOT and County staff to gain concurrence on the study area and basic analysis parameters. The scope of work agreement was developed through this meeting and the agreed upon scope of work form signed by Wells + Associates, Prince William County, and VDOT is provided in Appendix B. As discussed with VDOT and the County, the traffic study focuses on the following intersections: 1. Minnieville Road/Caton Hill Road 2. Minnieville Road/ Holly Acres Marine access (Garber Way) 3. Minnieville Road/Oak Farm Drive/Green Ash Loop 4. Caton Hill Road/Southern Oak Way 5. Southern Oak Way/Groupe Drive/Parking Deck/Lot Driveway 6. Minnieville Road/Right-In/Right-Out Site Entrance (West) STUDY METHODOLOGY At the request of County staff, Synchro software (version 9) was used to evaluate levels of service at the study intersections during the weekday AM and weekday PM peak hours. Synchro is a macroscopic model used for optimizing traffic signal timing and performing capacity analyses. The software can model existing traffic signal timings or optimize splits, offsets, and cycle lengths for individual intersections, an arterial, or a complete network. Synchro allows the user to evaluate the effects of changing intersection geometrics, traffic demands, traffic control, and/or traffic signal settings as well as optimize traffic signal timings. The levels of service reported for the signalized and unsignalized intersections analyzed herein were taken from the Highway Capacity Manual 2000 (HCM) reports generated by Synchro version 9. Levels of service descriptions are included in Appendix C. WAY NETWORK Existing Roadway Network. Regional access to the subject site is provided by Interstate 95. Local access is provided by Minnieville Road and Caton Hill Road. Existing lane use and traffic controls at key intersections in the site vicinity are shown on Figure

17 CATON HILL 5 SOUTHERN OAK WAY 2 SITE GREEN ASH LOOP 3 MINNIEVILLE 4 3 MINNIEVILLE MINNIEVILLE MINNIEVILLE MINNIEVILLE HOLLY ACRES MARINE DRIVE 4 OAK FARM DRIVE GREEN ASH LOOP OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL MINNIEVILLE DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP 13 WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 FUTURE INTERSECTION CATON HILL CATON HILL FUTURE INTERSECTION STOP Figure 2-1 Existing Lane Use and Traffic Control Minnieville Road Prince William County, Virginia Represents One Travel Lane Signalized Intersection STOP Stop Sign NORTH STOP STOP

18 A description of the area roadways providing access to the site is as follows: Minnieville Road (VA 640) Is a four- to six-lane divided roadway with a posted speed limit of 45 mph. Minnieville Road is classified in the Prince William County Comprehensive Plan as a minor arterial. In the vicinity of the site, Minnieville Road is constructed as a fourlane divided Roadway with added turn lanes at major intersections. Caton Hill Road (VA 849) Is a four-lane divided roadway with a posted speed limit of 50 mph. Caton Hill Road is classified in the Prince William County Comprehensive Plan as a minor arterial. Southern Oak Way Is an undivided private street providing access to Caton s Crossing north of Caton Hill Road and to the Department of Motor Vehicles Woodbridge facility south of Caton Hill Road. North of Caton Hill Road, the cross section from back-of-curb to back-of curb of Southern Oak Way is approximately 54 feet which can accommodate two (2) lanes in each direction. South of Caton Hill Road, Southern Oak Way is approximately 28 feet wide which provides for one-lane in each direction. 14

19 SECTION 3 ANALYSIS OF EXISTING CONDITIONS TRAFFIC VOLUMES Weekday peak period turning movement counts were conducted at the following intersections: 1. Minnieville Road/Caton Hill Road 2. Minnieville Road/ Holly Acres Marine access (Garber Way) 3. Minnieville Road/Oak Farm Drive/Green Ash Loop 4. Caton Hill Road/Southern Oak Way 5. Southern Oak Way/Groupe Drive Counts were conducted on Thursday, June 2, 2016 from 6:00 AM to 9:00 AM and from 4:00 PM to 7:00 PM. Peak hours were selected based on the peak total intersection vehicular volume for each intersection (or individual intersection peak hours). The AM and PM peak hour vehicular traffic counts are summarized on Figure 3-1. Copies of all traffic counts are included in Appendix D. OPERATIONAL ANALYSIS Capacity/level of service (LOS) analyses were conducted at the study intersections based on the existing lane use and traffic controls shown on Figure 2-1, and existing peak hour vehicular traffic volumes shown on Figure 3-1. Traffic signal timing and phasing at the signalized intersections was provided by VDOT and was not altered in any of the analyses presented herein. Consistent with VDOT's Traffic Operations Analysis Tool Guidebook, Version 1.1, Synchro version 9 was used to conduct intersection capacity analyses. Typical Synchro parameters consistent with the Guidebook were utilized in the analysis. Peak hour factors (PHFs) measured in the field were used in the capacity analysis by approach. For the existing conditions analysis, the field measured PHFs were used if they were between 0.85 and For PHFs less than 0.85, 0.85 was used; and for PHFs greater than 0.92, 0.92 was used. The percent of heavy vehicles was based on 2016 VDOT Traffic Count Data and was found to be 1% for both Minnieville Road and Caton Hill Road. The capacity analysis results are presented in Appendix E and summarized in Table 3-1. A discussion of the existing operations at the individual intersections is provided below: Intersection #1 - Minnieville Road/Caton Hill Road/Madison Farm Road This signalized intersection currently operates at LOS D during the AM peak hour and at LOS E during the PM peak hour indicating that this intersection is currently operating at or near capacity. 15

20 Intersection #3 - Minnieville Road/Holly Acres Marine Drive. The southbound left turn movement at this unsignalized intersection operates at an acceptable LOS D during the AM peak hour but at LOS F during the PM peak hour. All other movements at this intersection operate adequately. Intersection #4 - Minnieville Road/Green Ash Loop/Oak Farm Drive. The northbound and southbound approaches at this signalized intersection experience LOS F conditions during the AM peak hour and LOS D conditions during the PM peak hour. The poor levels of service experienced during the AM peak hour are the result of the existing long (180 second) traffic signal cycle length and are not due to capacity deficiencies. The volume to capacity ratio of northbound and southbound approaches range from 0.02 to 0.48 indicating adequate capacity. Intersection #5 - Caton Hill Road/Southern Oak Way. The northbound and southbound left turn movement at this unsignalized intersection operate at LOS E or F during the AM and PM peak hours. All other movements at this intersection operate adequately. Average and 95 th percentile queues were reviewed for each lane group at each intersection based on existing AM and PM peak hour traffic volumes and are summarized in Table 3-2. As shown in Table 3-2 these analyses indicate that right turning traffic from eastbound Minnieville Road to Caton Hill Road currently queues beyond the available storage and may extend beyond the upstream Minnieville Road/Foulger Square Drive signalized intersection during the AM peak hour. 16

21 CATON HILL GREEN ASH LOOP SOUTHERN OAK WAY 2 3 SITE MINNIEVILLE 4 3 MINNIEVILLE HOLLY ACRES MARINE DRIVE 4 MINNIEVILLE OAK FARM GREEN ASH 15/8 8/11 LOOP DRIVE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 FUTURE INTERSECTION 12/ /888 6/10 MINNIEVILLE 7/29 334/ /14 CATON HILL CATON HILL 22/15 484/ /1 FUTURE INTERSECTION Figure 3-1 Existing Peak Hour Traffic Volumes Minnieville Road Prince William County, Virginia NORTH 46/53 27/12 10/21 24/23 1/18 1/10 MINNIEVILLE 23/31 243/ /160 28/3 1226/674 2/3 AM PEAK HOUR PM PEAK HOUR 000 / 000 9/74 56/50 26/48 82/317 14/ / /39 4/ / / / /974 52/37 MINNIEVILLE 12/12 431/1367

22 Table 3 1 Intersection Levels of Service Summary Existing Background 2020 Total Future 2020 Intersection Intersection Control Critical Movement AM PM AM PM AM PM 1. Minnieville Road/Caton Hill Road Signal EBL B (10.8) E (55.8) B (11.9) E (61.3) B (11.8) E (60.4) EBT C (21.2) E (55.3) D (45.3) E (66.6) D (40.4) E (62.0) EBR E (68.2) E (60.7) F (119.7) D (44.8) F (116.5) D (46.6) WBL E (74.8) D (41.0) F (91.4) E (71.0) F (92.1) E (57.4) WBTR B (17.9) E (57.0) C (20.6) E (61.7) C (20.8) E (57.4) NBL F (85.5) F (83.6) F (81.8) F (134.8) F (81.3) F (121.7) NBT E (68.7) D (39.4) E (64.5) D (37.4) E (63.9) D (37.3) NBR D (53.4) C (33.0) F (136.4) C (27.8) F (138.9) C (27.8) SBTL F (94.0) F (128.6) F (93.2) F (132.9) F (93.2) F (132.9) SBR E (69.6) E (70.7) E (69.8) E (70.7) E (69.8) E (70.7) OVERALL D (46.7) E (63.2) E (73.9) E (79.0) E (71.1) E (73.3) 2. Site Access RinRout/Minnieville Road STOP NBR B (12.0) B (10.5) B (11.8) A (9.9) 3. Minnieville Road/Holly Acres Marine Entrance STOP EBL A [8.5] B [13.9] WBR A [0.0] A [0.0] SBL D [32.0] F [126.7] SBR A [9.9] C [16.7] Potential Improvements: Signal EBL A (4.1) B(18.5) A (4.1) B(18.5) Signalized intersection EBTR A (8.5) A (7.2) A (8.4) A (6.7) WBL F (88.8) C(25.5) D (44.4) B(10.4) WBT A (3.9) B(13.7) A (3.9) B(13.7) WBR A (3.2) A (6.5) A (3.2) A(6.5) NBL C (32.9) C(30.0) C (32.0) C(26.6) NBTR C (30.5) C(23.0) C (30.5) C(22.9) SBL C (30.6) C(23.1) C (30.6) C(23.1) SBTR C (30.6) C(23.2) C (30.6) C(23.2) OVERALL B (13.6) B(12.7) A (10.0) B(11.6) 4. Green Ash Loop/Minnieville Road Signal EBL A (3.1) A (7.6) A (3.0) B (11.1) A (3.0) A (9.7) EBT A (6.9) A (7.5) A (7.6) A (8.8) A (7.5) A (8.4) EBR A (3.6) A (5.2) A (3.5) A (5.2) A (3.5) A (5.2) WBL A (4.1) A (6.3) A (5.1) A (6.5) A (5.0) A (6.4) WBT A (3.8) B (13.0) A (4.0) B (15.2) A (3.9) B (14.4) WBR A (3.3) A (6.9) A (3.3) A (6.9) A (3.3) A (6.9) NBLTR F (81.9) D (39.4) F (82.2) D (39.4) F (82.2) D (39.4) SBTL F (89.3) D (40.5) F (89.3) D (40.4) F (89.3) D (40.4) SBR F (82.0) D (39.6) F (82.3) D (39.5) F (82.3) D (39.5) OVERALL B (10.4) B (11.7) A (10.0) B (13.1) A (10.0) B (12.5) 5.Southern Oak Way/Caton Hill Road STOP EBL A [8.8] C [16.3] WBL B [12.3] A [9.2] NBLTR E [44.3] E [41.7] SBTL E [49.0] F [519.7] SBR B [10.1] C [19.6] Potential Improvements: Signal EBL A (6.4) C (31.4) A (6.2) B (11.5) Signalized intersection EBT B (10.0) A (7.2) B (10.1) A (5.8) EBR A (4.7) B (12.9) A (4.7) B (14.4) WBL A (5.7) A (4.7) A (5.7) A (3.8) WBT A (5.8) B (13.9) A (5.8) B (11.0) WBR A (5.3) A (5.1) A (5.2) A (3.9) NBLTR C (26.5) C (27.0) C (26.5) C (29.4) SBTL C (29.6) D (46.8) C (28.8) D (41.4) SBR C (26.7) C (30.7) C (26.6) C (31.8) OVERALL A (9.4) B (15.3) A (9.2) B (11.9) 6. Groupe Drive/Southern Oak Way STOP EBLR A [8.7] B [10.3] A [8.6] A [9.5] NBL A [7.6] A [7.6] A [7.6] A [7.4] Notes: (1) Numbers in parentheses indicate average delay in seconds per vehicle for signal controlled intersections. (2) Numbers in brackets indicate average delay in seconds per vehicle for unsignalized intersections. 18

23 Table th and 95th Percentile Queues Summary Synchro Existing Background 2020 Total Future 2020 AM PM AM PM AM PM Intersection Intersection Control Critical Movement Available Storage 50th 95th 50th 95th 50th 95th 50th 95th 50th 95th 50th 95th 1. Minnieville Road/Caton Hill Road Signal EBL EBT ,245 1, ,202 1, EBR 960 1,442 1, ,478 2, ,459 2, WBL WBTR 1, NBL 1, ,040 1, ,127 NBT 1, NBR SBTL SBR Site Access RinRout/Minnieville Road STOP NBR Minnieville Road/Holly Acres Marine Entrance STOP EBL WBR SBL SBR Signal EBL EBTR WBL WBT WBR NBL NBT SBL SBTR Green Ash Loop/Minnieville Road Signal EBL EBT EBR WBL WBT 1, WBR NBTLR SBTL SBR Southern Oak Way/Caton Hill Road STOP EBL WBL NBLTR SBTL SBR Signal EBL EBT 1, EBR 1, WBL WBT 2, WBR NBLTR SBTL SBR Groupe Drive/Southern Oak Way STOP EBR NBL Notes: (1) Synchro 9 was used to calculate 50th and 95th percentile queues, unless otherwise specified. (2) Queues are reported in units of feet. In general, one vehicle length approximates to 25 feet. (3) Available storage for through lanes is measured to nearest upstream signalized intersection. 19

24 SECTION 4 ANALYSIS OF FUTURE CONDITIONS WITHOUT SITE DEVELOPMENT METHODOLOGY The future traffic forecasts without the proposed development were developed for a 2020 horizon year based on a composite of existing baseline traffic volumes, regional traffic growth, and traffic generated by land uses approved under existing zoning on the subject site. This methodology was discussed with VDOT and County staff and approved as reflected in the scoping agreement signed by all parties. REGIONAL GROWTH As agreed in the scoping documentation, increases in traffic associated with regional growth were estimated at two (2) percent per year compounded on all through movements. This growth accounts for increases in traffic resulting from influences outside of the immediate study area. The resulting increases in traffic within the study area related to regional growth are reflected on Figure 4-1 for the 2020 buildout conditions. BACKGROUND DEVELOPMENT TRAFFIC GENERATION AND ASSIGNMENT The trip generation that could be expected under the current zoning of the property was determined through a review of the latest zoning action of the property, namely, the September 15, 2009 Proffer Amendment #PLN This Proffer Amendment allowed for an increase in retail space to a maximum of 55,000 SF on Land Bay I and indicates that the development of this parcel shall be primarily employment and office uses which shall include, medical and dental offices or clinics, among others. Additionally, Prince William County Planning staff has indicated that the maximum density permitted under this Proffer Amendment on Land Bay I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. Thus, the trip generation that could be expected under existing zoning was calculated based on the development of 55,000 SF of Retail Space, and 238,751 SF of Medical/Dental Office Space. Table 4-1 presents the results of this trip generation analysis and indicates that the land uses permitted by existing zoning on the site would generate 679 AM peak hour trips, 1,039 PM peak hour trips, and 14,152 trips on a typical weekday. The AM and PM peak hour trips shown in Table 4-1 were assigned to the area road network based on a directional distribution agreed upon through the scoping of this project. This directional distribution is as follows: Traffic To/From: Percent: North and East via Minnieville Road 30% East via Caton Hill Road 30% South and West via Minnieville Road and Caton Hill Road 40% 20

25 CATON HILL GREEN ASH LOOP SOUTHERN OAK WAY 2 3 SITE MINNIEVILLE 4 3 MINNIEVILLE HOLLY ACRES MARINE SITE DRIVEWAY DRIVE 4 MINNIEVILLE OAK FARM LOOP DRIVE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY MINNIEVILLE CATON HILL SITE DRIVEWAY GROUPE DRIVE WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 MINNIEVILLE 37/116 MINNIEVILLE 28/108 PARKING DECK DRIVE Figure 4-1 Regional Growth Minnieville Road Prince William County, Virginia NORTH GREEN ASH MINNIEVILLE 20/101 13/13 116/73 CATON HILL 40/ /56 AM PEAK HOUR PM PEAK HOUR 000 / 000 5/4 7/26 1/10 25/94 SOUTHERN OAK 116/55 89/35 MINNIEVILLE 36/ / /80

26 Table 4 1 Trip Generation Land Uses Permitted Under Existing Zoning (1) Land Use Facility Size Unit I.T.E. AM PEAK HOUR PM PEAK HOUR DAILY L.U.C. In Out Total In Out Total Total Permitted Commercial Development (2) 356,756 S.F. N/A Existing Office Development 63,005 S.F Permitted Retail Space 55,000 S.F ,604 Permitted Dental/Medical Office Buiding 238,751 S.F ,548 Trip Generation of Remaining Permitted Uses 293,751 S.F. N/A ,039 14,152 Notes: (1) Uses permitted per September 15, 2009 Proffer Amendment increasing retail space to 55,000 SF, assuming Medical/Dental Office on remaining portion of Land Bay I. (2) Total Commercial SF per Prince William County. 22

27 Figure 4-2 shows the background development traffic assignment. For purposes of this analysis, and in order to present a lateral comparison of the impacts of the background condition with total future conditions, it was assumed that the background development site access was the same as that currently proposed for the site. BACKGROUND FUTURE TRAFFIC FORECASTS 2020 Background traffic forecasts were determined based on the existing peak hour volumes shown on Figure 3-1, the addition of the regional growth estimates shown on Figure 4-1, and the addition of the background development traffic shown on Figure 4-2. The resulting background traffic forecasts are provided on Figure 4-3. OPERATIONAL ANALYSIS Capacity/level of service (LOS) analyses were conducted at the study intersections based on the 2020 Background traffic forecasts shown on Figure 4-3 and lane use and traffic controls that would be in place with the development of the site under existing zoning. These lane uses and traffic control include improvements that would be required by the 2009 Proffer Amendment #PLN and include: - Construction of a right turn/deceleration lane along the Minnieville Road frontage of the Property. - Construction of a full turning movement access drive along Minnieville Road at the existing median cross-over providing access to the Holly Acres Marine driveway. - Provide traffic signalization at the full access driveway along Minnieville Road across from the Holly Acres Marine driveway and at the Caton Hill Road/Southern Oak Way intersection. Additionally, to it was assumed that right-in/right-out access to Minnieville Road would be provided west of the proposed full access drive consistent with the access currently proposed by the Applicant. Traffic signal timing and phasing at the existing signalized intersections was assumed to be identical existing conditions per VDOT requirements. Consistent with VDOT's Traffic Operations Analysis Tool Guidebook, Version 1.1, Synchro version 9 was used to conduct intersection capacity analyses. Typical Synchro parameters consistent with the Guidebook were utilized in the analysis. Peak hour factors (PHFs) for 2020 background conditions were assumed to be The percent of heavy vehicles was based on 2016 VDOT Traffic Count Data and was found to be 1% for both Minnieville Road and Caton Hill Road. 23

28 CATON HILL 6 GREEN ASH LOOP 3 MINNIEVILLE HOLLY ACRES MARINE SITE DRIVEWAY DRIVE 4 MINNIEVILLE OAK FARM LOOP DRIVE MINNIEVILLE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY MINNIEVILLE CATON HILL SITE DRIVEWAY GROUPE DRIVE SOUTHERN OAK 207/148 WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 MINNIEVILLE 40/167 MINNIEVILLE 155/111 PARKING DECK DRIVE Figure 4-2 Background Development Traffic Assignments Minnieville Road Prince William County, Virginia NORTH GREEN ASH 24/100 48/200 MINNIEVILLE 40/167 48/200 CATON HILL 155/111 52/37 AM PEAK HOUR PM PEAK HOUR 000 / /167 24/ /111 52/37 MINNIEVILLE 155/ /104 10/7 72/301 8/33 40/ SOUTHERN OAK WAY 40/167 10/7

29 CATON HILL 6 GREEN ASH LOOP 3 MINNIEVILLE HOLLY ACRES MARINE SITE DRIVEWAY DRIVE 4 MINNIEVILLE OAK FARM GREEN ASH 15/8 8/11 LOOP DRIVE MINNIEVILLE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY MINNIEVILLE CATON HILL SITE DRIVEWAY GROUPE DRIVE SOUTHERN OAK 71/19 207/148 WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 12/ /1161 6/10 MINNIEVILLE 528/1689 MINNIEVILLE 7/29 517/ /14 CATON HILL 177/ / /1 PARKING DECK DRIVE Figure Background Peak Hour Traffic Forecasts Minnieville Road Prince William County, Virginia NORTH 46/53 27/12 34/121 72/223 1/18 1/10 MINNIEVILLE 23/31 303/ /173 80/ /730 2/3 AM PEAK HOUR PM PEAK HOUR 000 / 000 9/74 61/54 26/48 40/167 89/343 15/ / /53 54/ / /498 MINNIEVILLE 12/12 467/ / / /104 72/301 20/39 4/10 8/33 40/ SOUTHERN OAK WAY 52/ / /7

30 The capacity analysis results are presented in Appendix F and summarized in Table 3-1. A discussion of the operations at the individual intersections under 2020 background traffic conditions is provided below: Intersection #1 - Minnieville Road/Caton Hill Road/Madison Farm Road. This signalized intersection is anticipated to operate at LOS E under 2020 background traffic conditions during both the AM and PM peak hours. During the AM peak hour average delays per vehicle are anticipated to increase by 27.2 seconds per vehicle over those experienced under existing conditions. During the PM peak hour delays are anticipated to increase by 15.8 seconds over those experienced under existing conditions. Intersection #2 Minnieville Road/Site Access Right-In/Right-Out. Outbound right turns will operate at LOS B during both the AM and PM peak hours. Intersection #3 - Minnieville Road/Holly Acres Marine Drive/Site Access Drive. With the proposed signalization, this intersection is anticipated to operate at LOS B during both the AM and PM peak hours under 2020 background traffic conditions. Intersection #4 - Minnieville Road/Green Ash Loop/Oak Farm Drive. This intersection will continue to operate at an overall LOS B or better during both the AM and PM peak hours. The northbound and southbound approaches at this intersection will continue to experience LOS F conditions during the AM peak hour and LOS D conditions during the PM peak hour. The poor levels of service anticipated during the AM peak hour are the result of the existing long (180 second) traffic signal cycle length and are not due to capacity deficiencies. Intersection #5 - Caton Hill Road/Southern Oak Way. With the proposed signalization, this intersection is anticipated to operate at LOS A during the AM peak hour and LOS B the PM peak hour under 2020 background traffic conditions. Average and 95 th percentile queues were reviewed for each lane group at each intersection based on 2020 background AM and PM peak hour traffic volumes and are summarized in Table 3-2. As shown in Table 3-2 these analyses indicate that right turning traffic from eastbound Minnieville Road to Caton Hill Road and eastbound through traffic along Minnieville Road will queue beyond the available storage and will extend beyond the upstream Minnieville Road/Foulger Square Drive signalized intersection during the AM peak hour. Additionally, 95 th percentile queues of left turning traffic from Caton Hill Road to westbound Minnieville Road is expected to extend beyond the upstream Caton Hill Road/Southern Oak Way intersection. 26

31 SECTION 5 SITE ANALYSIS OVERVIEW The Applicant, Kaiser Foundation Health Plan of the Mid-Atlantic States, Inc., proposes to develop a 335,000 SF Medical Center Specialty Hub located on the south side of Minnieville Road (Route 640), between Fowke Lane (Route 2140) and Oak Farm Drive (Route 2530), and north of Caton Hill Road (Route 849.) TRIP GENERATION Pursuant to the scoping agreement for this study, Wells + Associates prepared a trip generation study for the proposed 335,000 SF Kaiser South Northern Virginia Hub facility. This trip generation study was based on traffic data collected at the each of two (2) Kaiser Hub facilities (Tyson s Medical Center and South Baltimore Medical Center) on two (2) typical weekdays (Tuesday, Wednesday or Thursday) while local public schools were in session in May/June This resulted in a total of four (4) data points for each of the AM peak hour, PM peak hour, and daily traffic volumes. Based on the observed traffic counts the weighted average trip rate (per 1,000 SF) was 1.57 for the AM peak hour, 1.73 for the PM peak hour and trips on a typical weekday. It is noted that the AM and PM peaks reported for the Kaiser Hub Facilities reflect the peak rates within the 7:00-9:00 AM and 4:00-6:00 PM peak periods of adjacent street traffic. A copy of this trip generation study is provided in Appendix B. Based on these trip generation rates, the proposed site will generate 579 AM peak hour trips (161 inbound and 418 outbound); 579 PM peak hour trips (161 inbound and 418 outbound); and 7,048 trips on a typical weekday. Table 5-1 presents a comparison of the traffic generation of the proposed site and the traffic generation of uses permitted under existing zoning. As shown in Table 5-1, the proposed 335,000 SF Kaiser Permanente Hub facility will generate 151 fewer AM peak hour trip; 460 fewer PM peak hour trips; and 7,104 fewer trips on a typical weekday than would be generated if the site were developed with used allowed under existing zoning. TRIP DISTRIBUTION AND ASSIGNMENT The AM and PM peak hour trips anticipated to be generated by the site and shown in Table 5-1 were assigned to the area road network based on a directional distribution agreed upon through the scoping of this project. This directional distribution is as follows: Traffic To/From: Percent: North and East via Minnieville Road 30% East via Caton Hill Road 30% South and West via Minnieville Road and Caton Hill Road 40% Figure 5-1 shows the site generated traffic assignments. 27

32 Table 5 1 Trip Generation Proposed Kaiser Facility Vs. Permitted Uses Land Use Facility Size Unit I.T.E. AM PEAK HOUR PM PEAK HOUR DAILY L.U.C. In Out Total In Out Total Total Proposed Land Use Kaiser South NOVA Hub 335,000 S.F. N/A ,048 Weighted Average Rate/1,000 S.F. (1) Uses Permitted Under Existing Zoning (2) Permitted Commercial Development (3) 356,756 S.F. N/A Existing Office Development 63,005 S.F Permitted Retail Space 55,000 S.F ,604 Permitted Dental/Medical Office Buiding 238,751 S.F ,548 Trip Generation of Remaining Permitted Uses 293,751 S.F. N/A ,039 14,152 Difference Proposed Use Vs. Remaining Uses Permitted by Zoning ,104 Notes: (1) Per trip generation study conducted at Kaiser South Baltimore and Tysons Medical Centers (2) Uses permitted per September 15, 2009 Proffer Amendment increasing retail space to 55,000 SF, assuming Medical/Dental Office on remaining portion of Land Bay I. (3) Total Commercial SF per Prince William County. 28

33 CATON HILL 6 GREEN ASH LOOP 3 MINNIEVILLE HOLLY ACRES MARINE SITE DRIVEWAY DRIVE 4 MINNIEVILLE OAK FARM LOOP DRIVE MINNIEVILLE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY MINNIEVILLE CATON HILL SITE DRIVEWAY GROUPE DRIVE SOUTHERN OAK 170/64 WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 MINNIEVILLE 26/105 MINNIEVILLE 128/48 PARKING DECK DRIVE Figure 5-1 Site-Generated Trip Assignments Minnieville Road Prince William County, Virginia NORTH GREEN ASH 16/63 31/126 MINNIEVILLE 26/105 31/126 CATON HILL 128/48 43/16 AM PEAK HOUR PM PEAK HOUR 000 / /105 16/63 128/48 43/16 MINNIEVILLE 128/48 119/45 9/3 47/188 5/21 26/ /105 9/3

34 SECTION 6 ANALYSIS OF FUTURE CONDITIONS WITH SITE DEVELOPMENT TOTAL FUTURE TRAFFIC FORECASTS 2020 Total future traffic forecasts were determined based on the existing peak hour volumes shown on Figure 3-1, the addition of the regional growth estimates shown on Figure 4-1, and the addition of the site traffic assignments shown on Figure 5-1. The resulting 2020 total future traffic forecasts are provided on Figure 6-1. OPERATIONAL ANALYSIS Capacity/level of service (LOS) analyses were conducted at the study intersections based on the 2020 Total Future traffic forecasts shown on Figure 6-1 and lane use and traffic controls that would be in place with the proposed development of the 335,000 SF Kaiser South Northern Virginia Hub. These lane uses and traffic control are illustrated on Figure 6-2, are consistent with the proposed proffers, and include: - Construction of a right turn/deceleration lane along the Minnieville Road frontage of the Property. - Construction of a full turning movement access drive along Minnieville Road at the existing median cross-over providing access to the Holly Acres Marine driveway. - Construction of a right-in/right-out access to Minnieville Road west of the proposed full access drive. - Construction of a driveway between the proposed parking deck and parking lot on the west side of the property and Southern Oak Way. - Provide traffic signalization at the full access driveway along Minnieville Road across from the Holly Acres Marine driveway and at the Caton Hill Road/Southern Oak Way intersection when warranted and approved by VDOT. Traffic signal timing and phasing at the existing signalized intersections was assumed to be identical to existing conditions per VDOT requirements. Consistent with VDOT's Traffic Operations Analysis Tool Guidebook, Version 1.1, Synchro version 9 was used to conduct intersection capacity analyses. Typical Synchro parameters consistent with the Guidebook were utilized in the analysis. Peak hour factors (PHFs) for 2020 total future traffic conditions were assumed to be The percent of heavy vehicles was based on 2016 VDOT Traffic Count Data and was found to be 1% for both Minnieville Road and Caton Hill Road. The capacity analysis results are presented in Appendix G and summarized in Table

35 CATON HILL 6 GREEN ASH LOOP 3 MINNIEVILLE HOLLY ACRES MARINE SITE DRIVEWAY DRIVE 4 MINNIEVILLE OAK FARM GREEN ASH 15/8 8/11 LOOP DRIVE MINNIEVILLE OAK FARM DRIVE 1 MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY MINNIEVILLE CATON HILL SITE DRIVEWAY GROUPE DRIVE WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 MINNIEVILLE 514/1627 MINNIEVILLE 7/29 490/ /14 12/ /1087 6/10 CATON HILL 150/63 524/ /1 PARKING DECK DRIVE Figure Future Peak Hour Traffic Forecasts Minnieville Road Prince William County, Virginia NORTH 46/53 27/12 26/84 55/149 1/18 1/10 MINNIEVILLE 23/31 289/ /173 71/ /730 2/3 AM PEAK HOUR PM PEAK HOUR 000 / 000 9/74 61/54 26/48 26/105 89/343 15/ /1298 SOUTHERN OAK 54/ / /477 MINNIEVILLE 12/12 467/ / / /45 20/39 4/10 5/21 26/ / /1159 9/3

36 CATON HILL 6 GREEN ASH LOOP 3 MINNIEVILLE HOLLY ACRES MARINE LOOP SITE DRIVEWAY MINNIEVILLE DRIVE 4 MINNIEVILLE OAK FARM GREEN ASH MINNIEVILLE DRIVE MINNIEVILLE OAK FARM DRIVE 1 MINNIEVILLE MINNIEVILLE MINNIEVILLE MINNIEVILLE MADISON FARM CATON HILL 5 DRIVE SOUTHERN OAK WAY SOUTHERN OAK WAY CATON HILL CATON HILL SITE DRIVEWAY GROUPE DRIVE SOUTHERN OAK WAY S:\PROJECTS\7203 PRINCE WILLIAM COUNTY HUB\GRAPHICS\7203 GRAPHICS.DWG JCP WELLS + ASSOCIATES Transportation Consultants INNOVATION + SOLUTIONS 2 STOP PARKING DECK DRIVE Figure 6-2 Future Lane Use and Traffic Controls Minnieville Road Prince William County, Virginia Represents One Travel Lane Signalized Intersection STOP Stop Sign NORTH STOP 32

37 As shown in Table 3-1, the levels of service and vehicular delays anticipated under 2020 total future conditions consistently represent an improvement over those anticipated under 2020 background conditions. This is due to the significantly lower volume of traffic that will be generated by the proposed site versus the volume that would be generated under existing zoning. Thus, the development of the site as proposed will not negatively impact the transportation system in the vicinity of the site beyond what would be expected in the site were developed to densities allowed by matter of right. A discussion of the operations at the individual intersections under 2020 total future traffic conditions is provided below: Intersection #1 - Minnieville Road/Caton Hill Road/Madison Farm Road. This signalized intersection is anticipated to operate at LOS E under 2020 total future traffic conditions during both the AM and PM peak hours. Average delays per vehicle will be lower than those anticipated under 2020 background traffic volumes due to the lower trip generation of the proposed uses versus the uses permitted under existing zoning. Specifically, average delays per vehicle under 2020 total future traffic conditions are anticipated to represent an improvement of 2.8 seconds per vehicle during the AM peak hour and 5.7 seconds during the PM peak hour to the delays anticipated under 2020 background conditions. Intersection #2 Minnieville Road/Site Access Right-In/Right-Out. Outbound right turns will operate at LOS B during the AM peak hour and LOS A during the PM peak hour. Intersection #3 - Minnieville Road/Holly Acres Marine Drive/Site Access Drive. With the proposed signalization, this intersection is anticipated to operate at LOS A during the AM peak hour and LOS B the PM peak hour under 2020 total future traffic conditions. Provision of signalization at this intersection will significantly reduce PM peak hour delays for motorists accessing Minnieville Road from Holly Acres Marine Drive. Intersection #4 - Minnieville Road/Green Ash Loop/Oak Farm Drive. This intersection will continue to operate at an overall LOS B or better during both the AM and PM peak hours. The northbound and southbound approaches at this intersection will continue to experience LOS F conditions during the AM peak hour and LOS D conditions during the PM peak hour. The poor levels of service anticipated during the AM peak hour are the result of the existing long (180 second) traffic signal cycle length and are not due to capacity deficiencies. Intersection #5 - Caton Hill Road/Southern Oak Way. With the proposed signalization, this intersection is anticipated to operate at LOS A during the AM peak hour and LOS B the PM peak hour under 2020 total future traffic conditions. Provision of signalization at this intersection will significantly reduce AM and PM peak hour delays for motorists accessing Caton Hill Road from Southern Oak Way. 33

38 Average and 95 th percentile queues were reviewed for each lane group at each intersection based on 2020 total future AM and PM peak hour traffic volumes and are summarized in Table 3-2. As shown in Table 3-2 these analyses indicate that right turning traffic from eastbound Minnieville Road to Caton Hill Road and eastbound through traffic along Minnieville Road will queue beyond the available storage and will extend beyond the upstream Minnieville Road/Foulger Square Drive signalized intersection during the AM peak hour. Additionally, 95 th percentile queues of left turning traffic from Caton Hill Road to westbound Minnieville Road is expected to extend beyond the upstream Caton Hill Road/Southern Oak Way intersection. It is noted that the anticipated queues under 2020 total future traffic conditions will be shorter than those anticipated under 2020 background traffic conditions due to the lower trip generation of the proposed uses versus the uses permitted under existing zoning. 34

39 SECTION 7 CONCLUSIONS CONCLUSIONS The conclusions of this study are as follows: 13. Under existing conditions, the Minnieville Road/Caton Hill Road signalized intersection operates at LOS D during the AM peak hour and at LOS E during the PM peak hour. Certain lane groups at the Minnieville Road/Green Ash Loop/Oak Farm Drive signalized intersection operate at LOS F during the AM peak hour due to the long cycle length at this location and the limited amount of green time provided to the side street movements. 14. Under existing conditions delays representative of LOS E or F conditions occur at minor street approaches to the unsignalized intersections along Minnieville Road and Caton Hill Road during both the AM and PM peak hours. 15. Under 2020 background future conditions, the Minnieville Road/Caton Hill Road intersection would operate at overall LOS E during both the AM and PM peak hours with certain turning movements operating at LOS E or F (capacity) during both peak hours. The Minnieville Road/Oak Farm Drive/Green Ash Loop intersection would continue to operate at LOS A or B during the peak hour, however certain lane groups would continue to operate at LOS F during the AM peak hour. 16. With signalization, the Minnieville Road/Holly Acres Marine Driveway intersection will operate at LOS B during both the AM and PM peak hours under 2020 background future conditions. 17. With signalization, the Caton Hill Road/Southern Oak Way intersection will operate at LOS A during AM peak hour and at LOS B during the PM peak hour under 2020 background future conditions. 18. The proposed development will generate an estimated 528 AM peak hour trips, 579 PM peak hour trips, and 7,048 trips on a typical weekday. The proposed development of 335,000 sf of medical center space will generate fewer peak hour and daily trips compared to the land uses currently permitted by existing zoning of the site. Specifically, the proposed medical center will generate 151 fewer AM peak hour trips, 460 fewer PM peak hour trips, and 7,104 fewer trips on a daily basis than the uses permitted under existing zoning. 19. Levels of service and vehicular delays anticipated under 2020 total future conditions consistently represent an improvement over those anticipated under 2020 background conditions and thus, the development of the site as proposed will not 35

40 negatively impact the transportation system in the vicinity of the site beyond what would be expected in the site were developed to densities allowed by matter of right. 20. Under 2020 total future conditions (with development of the proposed medical center), the Minnieville Road/Caton Hill Road intersection will operate at overall LOS E during both the AM peak hour and PM peak hour. Average delays per vehicle will be lower than those anticipated under 2020 background traffic volumes due to the lower trip generation of the proposed uses versus the uses permitted under existing zoning. 21. The Applicant proposes a number of improvements to the public road network. These include the following: a. Signalization of the Minnieville Road/Holly Acres Marine Drive/Site Access Drive intersection when warranted and approved by VDOT. b. Signalization of the Caton Hill Road/Southern Oak Way intersection when warranted and approved by VDOT. c. Construction of a right turn/deceleration lane along the Minnieville Road frontage of the property. 22. With the proposed signalization, the Minnieville Road/Holly Acres Marine Drive/Site Access Drive intersection will operate at LOS A during the AM peak hour and at LOS B during the PM peak hour under 2020 total future traffic volumes. Provision of signalization at this intersection will significantly reduce PM peak hour delays for motorists accessing Minnieville Road from Holly Acres Marine Drive. 23. With the proposed signalization, the Caton Hill Road/Southern Oak Way intersection will operate at LOS A during the AM peak hour and at LOS B during the PM peak hour under 2020 total future traffic volumes. Provision of signalization at this intersection will significantly reduce AM and PM peak hour delays for motorists accessing Caton Hill Road from Southern Oak Way th percentile queues at all of the site driveways will be adequately accommodated within the storage provided as shown on the proposed site plan. 36

41 APPENDIX A PROFFER AMENDMENT #REZ A PROFFER STATEMENT

42 A-1

43 A-2

44 PROFFER STATEMENT RE: PRA #PLN , Caton's Crossing Record Owner: Caton's Ridge Office Park, LLC and LSI2, LLC Property: GPINs and Occoquan Magisterial District 19.5 & Acres, Planned Mixed Use District (PMD) Date: September 1 1, 2009 The subject Property as defined with this Proffer Amendment is identified with Prince William County Geographic Parcel Identification Numbers and and is further identified as that land designated for nonresidential use under the approved zoning for Caton's Ridge (#PLN ). The portion of the Caton's Ridge property identified with Prince William County Geographic Parcel Identification Number and designated primarily for residential use with a perimeter buffer of land designated for nonresidential use under the approved zoning for Caton's Ridge (#PLN ) shall remain subject to the proffers approved with REZ #PLN The undersigned hereby proffers that the use and development of the subject Property shall be in strict conformance with the following conditions and shall supersede all other proffers made prior hereto, including REZ #PLN In the event the above referenced proffer condition amendment is not granted as applied for by Applicant, these proffers shall be withdrawn and are null and void and REZ #PLN shall remain in full force and effect. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. Any improvements proffered herein below shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms "Applicant" and "Developer" shall include all future owners and successors in interest. References in this Proffer Statement to plans and exhibits shall include the following: 1. Master PMD Zoning Plan - Caton's Ridge prepared by The Engineering Groupe, Inc, and dated March 4, 2005, last revised October 16, 2006, consisting of the following sheets ("MZP"): a. Master Zoning Plan - Land Use Plan Exhibit (sheet 1 of I), dated January 14, 2009, last revised June 17,2009 ("Land Use Plan") b. Transportation & Utilities Plan (sheet 5 of 7) ("Transportation Plan") c. Open Space/Buffer Plan (sheet 6 of 7) ("Open Space Plan") - 4&9- Signed Date OFFIPF Oc Pt A hlhllbifi B-1 A-3

45 2. Caton's Ridge - Illustrative Layout prepared by The Engineering Groupe, Inc. and dated March 4,2005, last revised October 16,2006 ("Illustrative Plan") 3. Caton's Ridge Design Guidelines, prepared by Niles Bolton Associates, and dated March 2005, last revised October 16,2006 ("Design Guidelines") TRANSPORTATION 1. The Applicant and record owners shall dedicate the right of way and easements for Minnieville Road across the frontage of the Property at no cost to the County in accordance with Prince William County Public Improvement Plan #RB At the County's request, the Applicant and record owners shall sign any appropriate documents, including petitions, agreements and orders to vest indefeasible title in those property interests obtained by the County pursuant to those Certificates of Taking recorded as Instruments # , #I , # , # , # , # , and # , among the land records of Prince William County, Virginia. Such petitions, agreement and orders also shall direct that any sums deposited with the Court in connection with such Certificates of Taking shall be disbursed to Prince William County. 2. The Applicant shall construct a right turddeceleration lane at each entrance to the property along the Minnieville Road frontage of the Property. Said improvements shall be constructed in conjunction with the improvements shown on the final site plan that includes each said entrance and shall include the dedication of additional right-of-way, if necessary, to accommodate said turn lanes. In the event said turn lanes are constructed at the same time that the County is constructing Minnieville Road improvements, the Applicant shall coordinate construction of said turn lanes with the County's construction. In lieu of construction of said turn lanes and with the approval of the County, the Applicant may make a monetary contribution to the Prince William Board of County Supervisors in an amount equal to the cost of said improvements. 3. Applicant shall have the right to the access points located along the Minnieville Road and Caton Hill Road frontages of the Property as shown on the Transportation Plan. In the event the right-idright-out access located along the Minnieville Road frontage of the Property as shown on the Transportation Plan is not approved at the time of the final site plan for that portion of the Property that includes said entrance, the Applicant shall have the right to maintain the existing right-idright-out access along the Caton Hill Road frontage of the Property, subject to said Caton Hill Road access being designed to comply with safety standards. In the event neither of said access points are approved, the Applicant shall have the right to construct both of said access points as right-in only entrances to the Property. Signed B-2 Date A-4 CFFtCE QF PLP,N?!IP!Q

46 4. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $5,258 per multi-family unit constructed on the Property to be used for transportation improvements. The proffered monetary contributions shall be applied to capital projects in the area of the subject rezoning that are identified in the Capital Improvement Program, 6-year road plan or other capital improvements projects adopted by the Board. The Board may also budget and appropriate these contributions or portion thereof to other specific capital projects. Said contribution shall be paid prior to and as a condition of the approval of the first final residential subdivisiodsite plan and shall be a lump sum payment based on the total number of residential units approved on the Preliminary Plan for the residential development. 5. If requested by the County and VDOT at any time during the development of the Property, the Applicant shall conduct traffic signal warrant studies for the westernmost entrance to the Property located at the median crossover on Minnieville Road (aligned with Holly Acres site entrance) and the entrance to the Property located at a median crossover on Caton Hill Road (aligned with Great Oaks Drive) and shall submit said study to the County and VDOT for review and approval. In the event the warrant study concludes that a traffic signal is warranted at either of the said entrance intersections, and if so requested by the County and VDOT and not otherwise provided in connection with the construction of other developments in the area, the Applicant shall provide the funds required for the provision and installation of said signals or shall construct said signals, at no cost to the County or VDOT. Said signalization shall include a controller suitable to synchronize the cycles. In the event funds have been proffered or paid by others, except the County or VDOT, for signalization at either of the entrances in connection with other approved zonings, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in an amount equal to its pro-rata share based on the traffic generated from the Property as a percentage of the total traffic at each such intersection. In the event said signals are not warranted based on said warrant studies, the Applicant shall have no obligation to contribute funds and no further obligation with reference to said signalization. 6. If requested by the County or VDOT at any time during development of the Property, the Applicant shall provide the funds necessary for any upgrades or shall construct any upgrades required to the traffic signal at the entrance to the Property on Minnieville Road at Oak Farm Drive in order to accommodate the traffic generated from the Property. Said upgrades shall be provided at the time the entrance connection from the Property is made to Minnieville Road at Oak Farm Drive. 7. If during the course of development of the Property, it is determined by the operator of the intra- or inter-county bus system that the Property is an appropriate location for a bus stop, the Applicant shall construct a bus shelter within existing right of way along the Minnieville Road or Caton Hill Road frontage of the Property conforming to the applicable transit company standards at a location acceptable to the Applicant and to the bus system operator B-3 A-5 Date QFFICE QF PLP.N?!IF!C

47 for the use of the patrons of the bus system. The Applicant shall contact a representative of the applicable transit company at the time a preliminary plan is filed to determine whether a bus shelter shall be located on the Property and, if so, the appropriate location shall be identified on the first final site plan for the residential use. USES AND SITE DEVELOPMENT 8. Development of the Property will be in substantial conformance with the MZP. The exact boundaries and acreage of the Land Bays may be increased or decreased at the time of site plan/subdivision, not to exceed ten percent (10%) of the gross area of the larger Parcel impacted by each such change. Notwithstanding, no such Land Bay boundary adjustment shall result in the residential designation exceeding thirty-five percent (35%) of the total area of the Property. 9. All development on the Property shall be in substantial conformance with the layout set forth in the Illustrative Plan. Minor modifications, including the exact location of travelways, roads, parking and buildings and building footprints shall be determined at the time of final site plan. More substantial variation from the Illustrative Plan shall be permitted provided the integrity of the overall site layout is not compromised and subject to the concurrence of the Planning Director, or his designee. 10. The maximum number of residential units constructed on the Property shall not exceed 200 units. 11. For purposes of calculating density in Land Bay I, the maximum density as set forth on the Land Use Plan shall apply to the entire Land Bay and shall not affect the density calculation for any given building or parcel within said Land Bay. 12. Phasing a. The first phase of development of the Property shall include the uses, infrastructure improvements and amenities as set forth herein below. (1) Construction of a minimum of 60,000 square feet of office gross floor area (gfa). A site plan for the said nonresidential building shall be submitted to the County prior to or at the time the first final site/subdivision plan for the residential buildings is submitted and the nonresidential building shall be under roof with the exterior building skin in place (building shell) prior to the issuance of the building permit release letter for the first residential building on the Property. (2) Construction of infrastructure in L B-4 A-6

48 available for immediate nonresidential development, said improvements to include, at a minimum, the on-site road connection between Caton Hill Road and Minnieville Road (Main Street), including the on-street parallel parking (to the back of curb) and three roundabouts, as generally shown on the Transportation Plan. Said Main Street improvements shall be completed and open for use, subject to reasonable traffic control measures to accommodate ongoing development of the Property, prior to the issuance of a building permit release letter for the 1 86th residential unit constructed on the Property. In addition, water, sanitary sewer and stormwater management facilities shall be constructed to serve development within Land Bay I. The Main Street connection to Minnieville Road shall not be required to be opened until such time that there is a user located in any building located on Main Street. (3) A maximum of 200 residential units shall be constructed with associated clubhouse, pool and amenity area for the residential units. (4) Notwithstanding the uses identified above, the Applicant shall have the right to construct the balance of the nonresidential uses on the Property at any time. b. No building permit release letter shall be issued for any residential units on the Property prior to construction of the Minnieville Road improvements (as said improvements are shown on Prince William County Public Improvement Plan #RB I) across the frontage of the Property from Caton Hill Road to Oak Farm Drive or February 2008, whichever occurs first. For purposes of interpreting this proffer, construction of Minnieville Road improvements shall mean that said road is constructed to a four lane divided road section from Caton Hill Road across the frontage of the Property to Oak Farm Drive. This proffer shall not preclude the processing of plans through the County but shall only apply to the issuance of a building permit release letter for residential units. 13. The uses located in Land Bay I shall be primarily employment and office uses. For purposes of this proffer, employment uses shall include the following: data and computer services; medical and dental offices or clinics; offices; brokerages; professional services such as lawyers, engineers, accountants; financial institutions, research and development (nonhazmat); business, professional and trade schools, colleges and university; business equipment sales and servicing; packaging center; artist and photographer studios; art galleries; civic clubs; governmental agencies; and other uses determined by the Planning Director and the Director of Economic Development to be bona fide employment uses andlor whose primary customers are businesses, consistent with the goals of the Economic Development Plan. This restriction shall not preclude retail uses as otherwise permitted and set forth in proffer #14 below. i Signed B-5 Date A-7 QFFICE OF PLP,N?!IP!C

49 14 A maximum of 55,000 square feet of retail gfa shall be constructed on the Property. Said retail uses may be located in Buildings 1 through 10, inclusive, as said Buildings are shown on the Illustrative Plan. Building 2 shall contain a maximum of 6,500 square feet of retail gfa except that the gfa may be increased to a maximum of 10,000 square feet in the event Building 2 contains a full service, sit down restaurant. Retail uses located in Building 1 shall be restricted to those areas shown on the attached Exhibit A. Any retail uses located in Buildings 3 through 6 shall be restricted to a maximum of fifty percent (50%) of the first floor gfa of each said building and shall be orientedllocated along the Main Street and Caton Commons frontages of said buildings. Any retail located in Buildings 7 through 10 shall be restricted to the first floor of said buildings and shall be oriented/located along the Minnieville Road and Caton Commons frontages of said buildings. The first 46,500 square feet of retail gfa shall be allowed subject only to the restrictions as set forth above. The last 8,500 square feet of retail gfa shall only be allowed on the Property subject to the restrictions as set forth above and shall further be restricted to be allowed only after the last of Buildings 3 through 6, as said buildings are shown on the Illustrative Plan, has been constructed on the Property. The cumulative total retail gfa shall be included on each final site plan submitted for the Property. 15. Buildings 2 and 3, as said buildings are shown on the Illustrative Plan, shall be connected upon construction of both buildings, however, either building may be constructed independently of the other provided the connection is made at the time the second building is constructed. Compliance with this proffer shall be demonstrated on the final site plan that includes the later of Building 2 or Building 3 to be developed. 16. The nonresidential buildings identified on the Illustrative Plan shall be a minimum of three (3) and a maximum of five (5) stories, not to exceed a maximum height of 85', with the exception of the Building 2, as said building is identified on the Illustrative Plan, which may be developed as one-story for use as a full service restaurant, financial institution (with or without a drive thru) or child care facility. Building heights shall be identified on the respective final site plan for each building. 17. The Applicant shall provide structured parking on the Property in locations shown on the Illustrative Plan to serve portions of the nonresidential uses on the Property. Said structured parking shall be provided in decks containing a minimum of two levels with the option to construct a third level. The Applicant reserves the right to provide surface parking in the locations of the parking decks until such time that the amount of parking required for the development dictates construction of the parking decks. 18. Handicapped parking spaces shall be provided in connection with development of the Property in accordance with the Prince William County Design and Construction Standards Manual. APPROVED Date B-6 QFFICE OF PLP.N!!IF!G A-8

50 19. All existing structures located on the Property that are demolished in connection with development of the Property shall be disposed of properly in accordance with applicable County, state and federal regulations. COMMUNITY DESIGN All development on the Property shall be in substantial conformance with the design concepts and details set forth in the Design Guidelines. A Design Review Committee ("DRC") will be established to implement the Design Guidelines and said committee shall consist, at a minimum, of a representative of the owner, an architect, a landscape architect and an engineer. The DRC shall be responsible for the review and approval of all plans for development on the Property to ensure that such plans are in substantial conformance with the design concepts and details set forth in the Design Guidelines. Minor modifications, including the exact location of travelways, roads, parking, building locations and community recreation area configuration, may be made at the time of final sitelsubdivision plan. More substantial modifications to the Design Guidelines may be approved by the DRC provided the overall concept and intent of the Design Guidelines is met. Final DRC approval of such modifications is subject to approval of the Planning Office as follows: Prior to final approval by the DRC, each amendment, revision or waiver to the Design Guidelines shall be forwarded to the Prince William County Planning Director, or his designee, who shall have twenty (20) business days from receipt of such amendment, revision or waiver to notify the DRC in writing that he has determined said amendment, revision or waiver to be substantially inconsistent with the Design Guidelines or zoning. The Planning Director's written determination shall include specific references to those portions of the Design Guidelines or conditions of the zoning which are the basis for such determination. The DRC shall not approve any such substantive amendment found to be inconsistent by the Planning Director. Failure of the Planning Director to provide such written notice shall automatically mean that he has determined such amendment, revision or waiver to be substantially consistent with the Design Guidelines and the conditions of the zoning and the DRC shall be entitled to either approve or not approve said amendment in its sole discretion. 21. As shown in the Design Guidelines, the facades of the nonresidential buildings on the Property shall be constructed primarily of brick with EFIS, concrete and/or other accent materials permitted. 22. The Applicant shall provide pedestrian connections between uses on the Property and connections to the wet pondlopen space amenity areas as generally shown on the Open Space Plan. The on-site pedestrian network shall include painted andlor alternative pavement crosswalks at locations to be determined by the Applicant. The pedestrian network shall be shown on the final site plan for the portion of the Property on which said pedestrian connections are located.,, Signed Date B-7 QFFICE QF PLP.NP!!P!Q A-9

51 23. Landscaping provided on the Property shall include, but not limited to, native species appropriate to the location and climate of the area and landscaping shall be drought resistant. 24. Comprehensive Sign Plan. The Applicant shall develop a comprehensive sign plan for the nonresidential development on the Property. Said comprehensive sign plan shall be in accordance with all applicable ordinances, unless otherwise approved by the County, and shall be submitted to the Planning Director, or his designee, for review and approval prior to the issuance of the first sign permit. 25. The Applicant shall have the right to construct project identification signs, subject to the issuance of a sign permit, at the two primary entrances to the Property on Minnieville Road and the primary entrance to the Property on Caton Hill Road. Said signs shall be incorporated into the entrance wall feature and shall be of a design substantially as shown in the Design Guidelines. 26. The Applicant shall remove any graffiti from the Property. Graffiti shall be deemed any inscription or marking on walls, buildings or structures not permitted by the sign regulations in Section et seq of the Zoning Ordinance. Any graffiti is to be reported to the Prince William County Police Department before removal. PARKS AND RECREATION 27. Applicant shall provide recreational amenities for the residential units located on the Property, said amenities to include at a minimum a clubhouse, swimming pool and an activities court. The clubhouse building shall be substantially as shown in the Design Guidelines. The clubhouse and recreational amenities shall be shown on the first final site plan for the residential units. 28. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $2,679 per multi-family unit constructed on the Property to be used for parks and recreation purposes. Said contribution shall be made prior to and as a condition of the issuance of the building permit release letter for each residential building constructed on the Property and the amount paid shall be based on the number and units in each building. ENVIRONMENTAL 29. Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring. Said contribution shall be paid prior to and as a condition of the issuance of the first land development permit for each plan and shall based on the ac a e e ected on each such,- /.48 4$14V~.-0. %?&A 9 Signed Date B-8 QFFICE OF PLP.N?!IP!G A-10

52 approved plan. 30. The existing farm pond on the Property shall be modified and incorporated into the stormwater managementbmp facilities constructed on the Property to serve the development. An additional wet pond shall be provided on the Property at the Caton Hill Road entrance to the Property as generally shown on the Illustrative Plan. Both ponds shall be shown on the first final site plan for nonresidential uses on the Property. 31. The Applicant shall preserve the eight (8) specimen trees located on the Property in the general location shown on the Open Space Plan to the greatest extent feasible, provided, however, that the Applicant shall not be required to preserve the trees if the exposed face of a retaining wall higher than 4 feet is required. The Applicant shall take appropriate protective measures during development of the Property to help ensure preservation of said trees. By way of example and not limitation, such protective measures may include the services of a professional arborist, installation of protective fencing at the drip line of the tree and trimminglpruning of the tree. Said trees and associated save area shall be incorporated into the open space area. This proffer shall not prohibit the removal of any of the said trees if they should die or become damaged or hazardous or threaten surrounding structures. Details of applicable tree preservation measures shall be shown on the final site/subdivision plan for that portion of the Property where the said specimen trees are located. 32. The specific design of wet and dry ponds and the plant materials shall be determined at the time of final site plan approval for such ponds, however, the following parameters shall be applied: a. In the event the SWMIBMP facilities are constructed as dry ponds, the perimeter of each such dry pond shall be landscaped with a minimum of fifty (50) plant units per one hundred linear feet around the perimeter of the pond exclusive of dam embankment. b. In the event wet ponds are constructed, landscaping for such ponds shall utilize a wetland bench for emergent vegetation, shrubs, ornamental trees and shade trees. 33. The existing wetlands on the Property shall be preserved in their existing natural condition and shall be undisturbed as delineated by the "limits of clearing" on the Open Space Plan. Compliance with this proffer shall be satisfied by identifying the limits of clearing on the first final site plan for nonresidential uses on the Property. Date QFFICE OF P!J.Nb!lF!Q Signed B-9 A-11

53 LIBRARIES 34. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $381 per multi-family unit constructed on the Property to be used for library purposes. Said contribution shall be paid prior to and as a condition of the issuance of a building permit release letter for each residential building constructed on the Property and the amount paid shall be based on the number of units in each said building. FIRE & RESCUE 35. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $510 per multi-family unit constructed on the Property and $0.56 per square foot of nonresidential gfa, excluding the parking structures, to be used for fire and rescue purposes. Said contribution shall be paid prior to and as a condition of the issuance of a building permit release letter for each building constructed on the Property and the amount paid shall be based on the number of units in each residential building and the gfa in each nonresidential building. 36. The Applicant shall provide fire sprinkler systems for fire suppression purposes in all buildings constructed on the Property, including the clubhouse but excluding the parking decks. SCHOOLS 37. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $2,342 per multi-family unit constructed on the Property to be used for school purposes. Said contribution shall be made on a per unit basis prior to and as a condition of the issuance of a building permit release letter for each building constructed on the Property and the amount paid shall be based on the number of units in each said building. CULTURAL RESOURCES 38. The Applicant shall retain a qualified professional archeologist to perform a Phase I cultural resource investigation as defined by the Virginia Division of Historic Resources to identify all archaeological and architectural resources on the Property. Two (2) copies of the report documenting the results of the survey shall be submitted to the Planning Director no later than with the approval of the Sketch Plan or Preliminary Plan for development on the Property. In the event the findings of the Phase I study indicate that further investigation is warranted, a Phase I1 evaluation shall be conducted on the recommended site or sites. Three (3) copies of the Phase I1 report shall be submitted to the Planning Director prior to and as a condition of final site plan approval for the 9/r/o 9 Signed Date B-10 QFFICE QF PLP.NI\!IF!G A-12

54 located. In the event the Phase I1 study determines a site is significant, and such site is to be disturbed, the Applicant shall conduct a Phase I11 data recovery on such site and submit three (3) copies of a report to the Planning Director documenting the results. AFFORDABLE HOUSING 39. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per multi-family unit constructed on the Property to be used for the Housing Preservation and Development Fund. Said contribution shall be paid prior to and as a condition of the issuance of a building permit release letter for each building constructed on the Property and the amount paid shall be based on the number of units in each said building. WATER AND SEWER 40. The Property shall be served by public sanitary sewer and water and the Applicant shall be responsible for the costs and construction of those on and off-site improvements required in order to provide such service for the demand generated by the development on the Property. 41. Acceptance and approval of this rezoning application by the Board of County Supervisors authorizes extension and construction of water and sewer lines and facilities necessary to serve this property pursuant to the Virginia Code Section and the Prince William County Code Section The general locations of these facilities are as shown on the Transportation & Utilities Plan with the exact locations to be determined based on final engineering and as approved by Prince William County. MISCELLANEOUS 42. In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William County Board of County Supervisors ("Board") within eighteen (1 8) months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the Board after eighteen (1 8) months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI- U") published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (1 8) months after the approval of this rezoning to the most recently available CP1- U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, noncompounded. 43. As an additional contribution over the level of service for parks and recreation as set forth in proffer #28 above, the Applicant shall make a monetary contribution in the amount of B-11 A-13

55 $100,000 to the Campaign for the Community Performing Arts Center to be located on the Prince William Campus of George Mason University. Said contribution shall be made six months following Final Rezoning of the Property by the Board of County Supervisors as requested by the Applicant. "Final Rezoning", as the term is used herein, shall be defined as that zoning which is in effect on the day following the last day upon which the Prince William Board of County Supervisors' decision granting the rezoning may be contested in the appropriate court or, if contested, the day following entry of a final court order affirming the decision of the Board of Supervisors which has not been appealed, or if appealed, the day following which the decision has been affirmed on appeal. 44. Prior to and as a condition of approval of any final sitelsubdivision plan for the Property that includes a building, the Applicant shall notify LOCCMPELT and the Occoquan Land Use Committee in writing and make itself or a representative available to meet with each group for a courtesy review of said plan. Compliance with this proffer shall be demonstrated by including a copy of the written request to meet or other similar correspondence to LOCCAPELT and the Occoquan Land Use Committee in the submission package for the final site/subdivision plan approval. 45. Modification of Sections , and (4) of the Zoning Ordinance and Sections and of the DCSM to waive all internal buffers between uses on the Property, to waive the buffer around the community recreation complex, to modify the buffer between the Property and the adjacent properties to the west identified with GPINs and and to modify the PMD perimeter buffer in accordance with the following: a. Modify the buffer width and planting standard along the western boundary of the Property. A minimum buffer width of twenty feet (20') shall be provided and said buffer shall be planted in accordance with the Open Space Plan. b. Waive the buffer along the Minnieville Road frontage of the Property. A landscaped area a minimum of thirty feet (30') in width shall be provided along said frontage and shall be planted in accordance with the Open Space Plan and Design Guidelines. Alternating berm and decorative fencing with brick columns shall be provided in said landscape area. The shared utility easement shall be located outside the landscaped area but may be located in the parking area adjacent to the landscape area. c. Waive the buffer located along the Caton Hill Road frontage of the Property in accordance with the Open Space Plan and Design Guidelines. This area will be provided as an open spacellandscaped amenity with a sto 'jyplap?ifqiyy=ff pond.*i -,..., d Date CFFICE OF PLP,NP!IP!Q Signed B-12 A-14

56 and preserved wetland area. d. Modifjdwaive the buffer along the southern boundary of the Property in accordance with the Open Space Plan. The buffer is waived along the Land Bay I portion of the southern boundary and the width and planting standard is modified along portions of the Land Bay I1 southern boundary in accordance with the Open Space Plan. 46. Pursuant to Section of the Zoning Ordinance, modified performance standards for the multi-family housing type is approved. The modified performance standards are set forth in the Design Guidelines, including a modification of Section of the DCSM to allow an increased distance between parking and the front door of the building as specified in the Design Guidelines. Date OFFICE OF Pc~N?!~!c. Signed B-13 A-15

57 SIGNATURE PAGE PRA #PLN , Caton's Crossing CATON'S RIDGE OFFICE PARK, LLC, Owner Title: Member I LSI2, LLC, Owner By: Date CFFICE QF P!A.NI\! t F!G B-14 A-16

58 APPENDIX B SCOPING AGREEMENT AND TRIP GENERATION STUDY

59 Re: Scoping Meeting on Scoping Form Revised PRE-SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Tele: Developer/Owner Name: Tele: Project Information Chris L. Kabatt, P.E. - Wells + Associates, Inc. (301) clkabatt@wellsandassociates.com Kaiser Permanente Timothy Hudgins 240/ timothy.w.hudgins@kp.org Prince William County, Virginia As shown in Attachment I, the subject site is located on the south side of Minnieville Road (Route 640) between Fowke Lane (Route 2140) and Oak Farm Drive (Route 2530), opposite commercial uses on north side of Minnieville Road, and north of Caton Hill Road (Route 849). The site parcel is identified as County GPIN # The site is within the Minnieville Road Highway Highway Corridor Overlay District (HCOD) and the Occoquan Magisterial District. Project Name: Minnieville Road Locality/County: Project Location: (Attach regional and site specific location map) Submission Type Comp Plan Rezoning Site Plan Subd Plat Project Description: (Including details on the land use, acreage, phasing, access location, etc. Attach additional sheet if necessary) The Applicant, Kaiser Permanente, is submitting a proffer amendment application for the parcel identified as County GPIN # , which is currently zoned Planned Mixed District (PMD) and its Long-Range Land Use is classified as Regional Employment Center (REC).The site is Land Bay I of the Caton s Crossing development that was originally rezoned under REZ #PLN A Proffer Amendment (#PLN ) was subsequently approved to allow for an increase in retail space (to 55,000 sf) on Land Bay I and indicates that the development of this parcel shall be primarily employment and office uses which shall include, medical and dental offices or clinics, among others. A copy of the Proffer Amendment and associates proffers is shown as Attachment 2. Prince William County Planning staff has indicated that the allowable development on Land I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. The Applicant proposes to develop the remaining portion of Land Bay I of the site with a 335,000 SF medical center. Access will be provided from Minnieville Road It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. B-1

60 and Caton Hill Road. Minnieville Road access will consist of one (1) full access intersection and two (2) right-in/right-out only driveways. The right-in/right-out drive nearest the eastern edge of the property will be designated for ambulance use only. A daily transport log for the month of April, 2017 for the South Baltimore facility indicates that an average of 5.67 and a maximum of 11 ambulance transports occurred per day at the South Baltimore facility. Ambulance counts at Tyson's are less than 10/day and rarely approach that number. Access from Caton Hill Road will be provided via the full access drive to the property located across from Douther Oak Drive. The Applicant will install traffic signals at the full access locations along Minnieville Road and Caton Hall Drive as warranted and approved by VDOT. Additionally, interparcel access to the site is provided by way of Green Ash Loop, which traverses a residential community to the east and intersects with Minnieville Road as a full-movement, signalized intersection, opposite Oak Farm Drive. The concept plan for the development is included as Attachment III. Proposed Use(s): (Check all that apply; attach additional pages as necessary) Residential Commercial Mixed Use Other Residential Uses(s) Number of Units: ITE LU Code(s): (See Attachment IV) Other Use(s) ITE LU Code(s): Total Peak Hour Trip Projection: Commercial Use(s) ITE LU Code(s): Square Ft or Other Variable: Traffic Impact Analysis Assumptions None See Note 5 Below Independent Variable(s): Less than ,000 or more Study Period Existing Year: 2017 Build-out Year: 2020 Design Year: Study Area Boundaries (Attach map) External Factors That Could Affect Project (Planned road improvements, other nearby developments) Consistency With Comprehensive Plan (Land use, transportation plan) North: Minnieville Road (Route 640) East: Oak Farm Drive (Route 2530) South: Caton Hill Road (Route 849) West: Southern Oak Way With the exception of improvements to Minnieville Road along the site frontage per the proffers associated with the property, no other planned roadway improvements in the vicinity of the subject site have been identified. The Long-Range Land Use Plan classifies the site as Regional Employment Center (REC). The proposed uses are compatible with the long range plan. It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. B-2

61 Existing peak hour traffic counts have been collected on a weekday during which Prince William County Public Schools were in session. Available Traffic Data (Historical, forecasts) VDOT 2015 ADT Historic Data: Minnieville Road (Route 640) between Smoketown Road (Route 2000) and Old Bridge Road (Route 641): 23,000 VPD Caton Hill Road (Route 849) between Minnieville Road (Route 640) and Prince William Parkway (Route 3000): 19,000 VPD Trip Distribution (Attach sketch) Annual Vehicle Trip Growth Rate: Road Name: See Attachment I Road Name: 2% for all through movements. Peak Period for Study (check all that apply) Road Name: Road Name: Peak Hour of the Generator AM PM SAT Study will use the peak hour of the adjacent street. Study Intersections and/or Road Segments (Attach additional sheets as necessary) 1.Minnieville Road/Garber Way (Holly Acres Marina) 2.Minnieville Road/Oak Farm Drive/Green Ash Loop 3.Caton Hill Road/Southern Oak Way 4.Minnieville Road/Caton Hill Road 5.Southern Oak Way/Group Drive New site driveways along Minnieville Road Trip Adjustment Factors Internal allowance: Yes No Reduction: % trips Pass-by allowance: Yes No Reduction: % trips Software Methodology Synchro HCS (v.2000/+) aasidra CORSIM Other The Minnieville Road/Oak Farm Drive/Green Ash Loop intersection is signalized. Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) The signal timings and phasings for this signalized intersection will be consistent with the VDOT base Synchro files for the network. Synchro software (Version 9) will be used for the analysis of intersection levels of service and delays, consistent with existing signal timings and observed peak hour factors (PHF). A PHF of 0.92 will be assumed under future conditions. Traffic signals are proposed at the full movement driveways to the site along Minnieville Road (1 location) and Caton Hall Road (1 location). It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. B-3

62 Improvement(s) Assumed or to be Considered No roadway improvements have been identified that would directly impact the study area. Background Traffic Studies Considered The remaining non-residential density, as permitted by existing zoning, will be included in the background analysis scenario (Future without Proposed Development) Plan Submission Master Development Plan (MDP) Preliminary/Sketch Plan Generalized Development Plan (GDP) Other Plan type (Final Site, Subd. Plan) Additional Issues to be Addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures Other NOTES on ASSUMPTIONS: 1. Consistent with VDOT's Traffic Operations Analysis Tool Guidebook, Version 1.1, Synchro 9.1 will be used to conduct intersection capacity analyses. Typical Synchro parameters consistent with the Guidebook will be utilized in the analysis. Peak hour factors (PHFs) measured in the field will be used in the capacity analysis by approach. For the existing conditions analysis, the field measured PHFs will be used if they are between 0.85 and For PHFs less than 0.85, 0.85 will be used; and for PHFs greater than 0.92, 0.92 will be used. A PHF of 0.92 will be used for background and total future conditions. 2. Synchro files with the most recently available signal timings and phasings will be obtained from VDOT. 3. The percentage of heavy vehicles to be coded in the Synchro analysis will be based on the 2016 VDOT Traffic Count data. 4. ITE's Trip Generation, 9th Edition does not provide data for a land use identical to that proposed (Medical Center), thus a trip generation study of two similar Kaiser Hub facilities was conducted. Sites selected for this study included the Kaiser Tysons Medical Center and the Kaiser South Baltimore Medical Center. Weighted average trip generation rates per 1,000 sf of building area were derived from these sites and applied to the proposed 335,000 sf Kaiser South NOVA Hub site. This analysis is presented in Attachment IV and indicates that the proposed use will generate 528 AM peak hour trips, 579 PM peak hour trips, and 7,048 trips on a daily basis. Uses permitted under existing zoning would generate 679 AM peak hour trips, 1,039 PM peak hour trips, and 14,152 trips on a daily basis. Since the proposed uses will generate fewer peak hour and daily trips than the It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. B-4

63 uses allowed under existing zoning, the propose development is exempt from the requirement of a Chapter 870 study. A memorandum detailing the findings of the trip generation study for the Kaiser Hub facilities has been provided under separate cover. SIGNED: DATE: June 30, 2017 Applicant or Consultant PRINT NAME: John J. Andrus Applicant or Consultant It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. B-5

64 Note: Proffer Amendment REZ A Removed as it is provided in Appendix A. B-6

65 B-7

66 ATTACHMENT III B-8

67 ATTACHMENT IV Trip Generation Summary of Kaiser Hub Facilities Location/Date Facility Size Unit AM PEAK HOUR PM PEAK HOUR DAILY In Out Total In Out Total Total South Baltimore Medical Center 31-May ,103 1-Jun ,073 Average ,088 Rate/1,000 SF 131,287 S.F Tysons Medical Center 6-Jun ,634 7-Jun ,808 Average ,721 Rate/1,000 SF 239,900 S.F Weighted Average Rate/1,000 SF Trip Generation Comparison Proposed Kaiser Facility Vs. Permitted Uses Land Use Facility Size Unit I.T.E. AM PEAK HOUR PM PEAK HOUR DAILY L.U.C. In Out Total In Out Total Total Proposed Land Use Kaiser South NOVA Hub 335,000 S.F. N/A ,048 Weighted Average Rate/1,000 S.F. (1) Uses Permitted Under Existing Zoning (2) Permitted Commercial Development (3) 356,756 S.F. N/A Existing Office Development 63,005 S.F Permitted Retail Space 55,000 S.F ,604 Permitted Dental/Medical Office Buiding 238,751 S.F ,548 Trip Generation of Remaining Permitted Uses 293,751 S.F. N/A ,039 14,152 Difference Proposed Use Vs. Remaining Uses Permitted by Zoning ,104 Notes: (1) Per trip generation study conducted at Kaiser South Baltimore and Tysons Medical Centers (2) Uses permitted per September 15, 2009 Proffer Amendment increasing retail space to 55,000 SF, assuming Medical/Dental Office on remaining portion of Land Bay I. (3) Total Commercial SF per Prince William County. B-9

68 To: From: Copy: Re: Elizabeth Scullin Prince William County Department of Transportation John Andrus Chris Kabatt, P.E. Yao Lu Virginia Department of Transportation Land Use Trip Generation of Kaiser Permanente South NOVA Hub Minnieville Road, Prince William County, Virginia Date: June 29, 2017 Pursuant to our scoping meeting on May 17, 2017, Wells + Associates has prepared a trip generation study and analysis for the proposed 335,000 SF Kaiser Permanente Hub facility to be located at Minnieville Road in Prince William County, Virginia. The proposed Kaiser Permanente South NOVA Hub will consist of a medical center totaling a maximum of 335,000 SF. The initial phase of development will be approximately 271,000 SF. Kaiser Hub facilities provide: - A full range of primary and specialty care departments - Oncology and infusion services - Minor injury and urgent care facilities - Clinical decision units - Ambulatory surgery facilities - Outpatient procedure suites - Full radiology services including CT and MRI The site is Land Bay I of the Caton s Crossing development that was originally rezoned under REZ #PLN A Proffer Amendment (#PLN ) was subsequently approved to allow for an increase in retail space on Land Bay I and indicates that the development of this parcel shall be primarily employment and office uses which shall include, medical and dental offices or clinics, among others. Prince William County Planning staff has indicated that the allowable development on Land I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. A copy of Ordinance No approving the Proffer Amendment and the associated proffers are attached. B-10

69 The current edition of the ITE Trip Generation Manual, 9 th Edition, does not contain a land use category that adequately resembles the proposed facility or land use code that the proposed facility would fall within the data range in the Manual. The most similar land uses provided in the ITE Trip Generation Manual, 9 th Edition are: - Land use code 720 Dental/Medical Office Building. However, dental/medical office buildings typically do not provide the range of services of a Kaiser Hub facility, and the average size of the facilities contained in the ITE data (31,000 to 45,000 SF) is much smaller than the proposed Kaiser facility (initially 271,000 SF and 335,000 SF at buildout) - Land use code 610 Hospital. However, Kaiser Hub facilities do not provide overnight accommodations for non-ambulatory and ambulatory patients, do not provide emergency services, and do not provide the full range of services typically found at hospitals. According to Chapter 9 of the ITE Trip Generation Handbook, 3 rd Edition, in the event that the Manual s land use codes do not adequately resemble the proposed use, the site falls outside the range of sizes, or there is an insufficient number of data points, it is recommended that local data be collected at existing facilities of similar size and character in order to establish trip generation rates. Because the proposed development meets these criteria, a field measured trip generation study was discussed and agreed to with Prince William County and VDOT during the May 17, 2017 scoping meeting for the project. The similar Kaiser facilities chosen for study were the Kaiser Permanente Tysons Medical Center and the Kaiser Permanente South Baltimore Medical Center (aerials showing the locations are attached). Traffic data was collected at the each of the two (2) Kaiser Hub facilities on two (2) typical weekdays (Tuesday, Wednesday or Thursday) while local public schools were in session in May/June This resulted in a total of four (4) data points for each of the AM peak hour, PM peak hour, and daily traffic volumes. The resulting peak hour and daily trip counts are shown on Table 1. Based on the observed traffic counts the weighted average trip rate (per 1,000 SF) was 1.57 for the AM peak hour, 1.73 for the PM peak hour and trips on a typical weekday. It is noted that the AM and PM peaks reported for the Kaiser Hub Facilities are the peak rates within the 7:00-9:00 AM and 4:00-6:00 PM peak periods of adjacent street traffic. The count breakdowns for each of the facilities and each of the days counted are attached to this memorandum. As shown in Table 2, the weighted average trip rates for the Kaiser Permanente Hub facilities fall in between the weighted average trip rates for ITE land use code 610 Dental/Medical Office Building and ITE land use code 720 Hospital. 2 B-11

70 Table 1 Trip Generation Summary of Kaiser Hub Facilities Location/Date Facility Size Unit AM PEAK HOUR PM PEAK HOUR DAILY In Out Total In Out Total Total South Baltimore Medical Center 31-May ,103 1-Jun ,073 Average ,088 Rate/1,000 SF 131,287 S.F Tysons Medical Center 6-Jun ,634 7-Jun ,808 Average ,721 Rate/1,000 SF 239,900 S.F Weighted Average Rate/1,000 SF Table 2 Trip Generation Comparison Weighted Average Rates - Kaiser Hub, Hospital, Medical Office Building Land Weighted Average Trip Generation Rates Land Use Use AM Peak PM Peak Daily Code Hour (1) Hour (2) Rate Kaiser Permanente Hub Facility N/A ITE - Medical-Dental Office Building ITE - Hospital Notes: (1) Rates shown are during peak hour of adjacent street traffic, one hour between 7:00-9:00 AM (2) Rates shown are during peak hour of adjacent street traffic, one hour between 4:00-6:00 PM Based on the weighted average trip rates observed at the Kaiser Permanente Tysons and South Baltimore facilities, it is expected that the full development (335,000 SF) of the South NOVA Hub site would generate 528 AM peak hour trips, 579 PM peak hour trips, and 7,048 trips on a typical weekday. 3 B-12

71 Table 3 presents a comparison of the anticipated trip generation of the proposed Kaiser Permanente Hub facility with trip generation that could be expected under the current zoning of the property, namely, the September 15, 2009 Proffer Amendment #PLN This Proffer Amendment allowed for an increase in retail space to a maximum of 55,000 SF. Additionally, Prince William County Planning staff has indicated that the maximum density permitted under this Proffer Amendment on Land Bay I totals 356,756 SF and the remaining allowable development (after subtracting the existing office development) is 293,751 SF. Thus, the trip generation of the proposed 335,000 SF Kaiser facility was compared to land uses including: - 55,000 SF of Retail Space, and - 238,751 SF of Medical/Dental Office Space. As shown in Table 3, the site will generate fewer trips during the AM peak hour, the PM peak hour, and on a daily basis than the land use permitted under this existing zoning. Virginia Department of Transportation Chapter 870 regulations, Traffic Impact Analysis Regulations Administrative Guidelines 24VAC provide an exemption to the requirement of a Chapter 870 study if the proposed uses would generate less traffic than the uses permitted under existing zoning as noted below: Exemptions to the Rezoning Submittal Requirements -- No submission will be required even if the proposal meets one of the above thresholds if the rezoning will generate less daily traffic, and no increase in the existing hourly traffic, when compared to the trip generation of land uses allowed by right under the current zoning of the property, except governmental uses. The specific provision of the regulations that pertains to this submission exemption is: No submission shall be required if the rezoning proposal results in lower maximum daily trip generation and no increase in maximum trip generation for AM Peak Hour of the adjacent street, PM Peak Hour of the adjacent street, and Weekend Peak Hour when compared to the hourly trip generation of land uses allowed by right under the current zoning, except governmental uses such as schools and libraries. As shown in Table 3, the proposed uses result in 151 fewer AM peak hour trips, 460 fewer PM peak hour trips, and 7,104 fewer trips on a daily basis than the uses permitted by existing zoning. Additionally, while Kaiser Hub facilities are open on a limited basis on Saturdays and Sundays, the number of patients/encounters totals only approximately 10% of the number on a typical weekday. The weekend peak hour trip generation of retail and medical/dental office uses allowed under existing zoning would far exceed that of the proposed use. 4 B-13

72 Since the site is anticipated to generate fewer AM peak hour, PM peak hour, weekend peak hour and daily trips than the uses permitted by the existing zoning, a Chapter 870 VDOT study should not be required for the proposed development. During our scoping meeting, there was a question as to the number of ambulances that would utilize the easternmost right-in/right-out driveway on Minnieville Road. Kaiser Permanente has provided a daily transport log for the month of April, 2017 for the South Baltimore facility. This log indicates that an average of 5.67 and a maximum of 11 ambulance transports occurred per day at the South Baltimore facility. Ambulance counts at Tyson's are less than 10/day and rarely approach that number. A revised scoping form has been prepared incorporating the findings of this trip generation study and including a study of queues at study intersections per VDOT s request. This revised scoping form is attached for your review and signature. Please feel free to contact John Andrus at or Chris Kabatt at should you have any questions or comments. 5 B-14

73 Table 3 Trip Generation Comparison Proposed Kaiser Facility Vs. Permitted Uses Land Use Facility Size Unit I.T.E. AM PEAK HOUR PM PEAK HOUR DAILY L.U.C. In Out Total In Out Total Total Proposed Land Use Kaiser South NOVA Hub 335,000 S.F. N/A ,048 Weighted Average Rate/1,000 S.F. (1) Uses Permitted Under Existing Zoning (2) Permitted Commercial Development (3) 356,756 S.F. N/A Existing Office Development 63,005 S.F Permitted Retail Space 55,000 S.F ,604 Permitted Dental/Medical Office Buiding 238,751 S.F ,548 Trip Generation of Remaining Permitted Uses 293,751 S.F. N/A ,039 14,152 Difference Proposed Use Vs. Remaining Uses Permitted by Zoning ,104 Notes: (1) Per trip generation study conducted at Kaiser South Baltimore and Tysons Medical Centers (2) Uses permitted per September 15, 2009 Proffer Amendment increasing retail space to 55,000 SF, assuming Medical/Dental Office on remaining portion of Land Bay I. (3) Total Commercial SF per Prince William County. B-15 6

74 South Baltimore Medical Center 1701 Twin Springs Road Twin Springs Road North Counter # 366 Inbound Counter #588 Outbound Twin Springs Road South Counter # 1211 Inbound Counter #356 Outbound 2016 Google 600 ft B-16 N

75 Wells & Associates McLean, Virginia Project: Date: Kaiser Permanente Trip Generation 5/31/2017 Wells & Associates, LLC McLean, Virginia Existing Traffic Count PROJECT: Kaiser Permanente Trip Generation DATE: 5/31/17 COUNTER # 366, 588 Twin Springs Rd North W & A JOB NO.: 7203 DAY: Weds. COUNTER # 1211, 356 Twin Springs Road South INTERSECTION: Intersection WEATHER: Weather COUNTER # XXX None LOCATION: South Baltimore Medical Center INPUTED BY: Your Name COUNTER # XXX None COUNTER # 366, 588 COUNTER # 1211, 356 COUNTER # XXX COUNTER # XXX Time Twin Springs Rd North Twin Springs Road South None None Period IN OUT Total IN OUT Total IN OUT Total IN OUT Total IN OUT Total :00 AM - 12:15 AM :15 AM - 12:30 AM :30 AM - 12:45 AM :45 AM - 1:00 AM :00 AM - 1:15 AM :15 AM - 1:30 AM :30 AM - 1:45 AM :45 AM - 2:00 AM :00 AM - 2:15 AM :15 AM - 2:30 AM :30 AM - 2:45 AM :45 AM - 3:00 AM :00 AM - 3:15 AM :15 AM - 3:30 AM :30 AM - 3:45 AM :45 AM - 4:00 AM :00 AM - 4:15 AM :15 AM - 4:30 AM :30 AM - 4:45 AM :45 AM - 5:00 AM :00 AM - 5:15 AM :15 AM - 5:30 AM :30 AM - 5:45 AM :45 AM - 6:00 AM :00 AM - 6:15 AM :15 AM - 6:30 AM :30 AM - 6:45 AM :45 AM - 7:00 AM :00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM :00 AM - 10:15 AM :15 AM - 10:30 AM :30 AM - 10:45 AM :45 AM - 11:00 AM :00 AM - 11:15 AM :15 AM - 11:30 AM :30 AM - 11:45 AM :45 AM - 12:00 PM :00 PM - 12:15 PM :15 PM - 12:30 PM :30 PM - 12:45 PM :45 PM - 1:00 PM :00 PM - 1:15 PM :15 PM - 1:30 PM :30 PM - 1:45 PM :45 PM - 2:00 PM :00 PM - 2:15 PM :15 PM - 2:30 PM :30 PM - 2:45 PM :45 PM - 3:00 PM :00 PM - 3:15 PM :15 PM - 3:30 PM :30 PM - 3:45 PM :45 PM - 4:00 PM :00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM :00 PM - 7:15 PM :15 PM - 7:30 PM :30 PM - 7:45 PM :45 PM - 8:00 PM :00 PM - 8:15 PM :15 PM - 8:30 PM :30 PM - 8:45 PM :45 PM - 9:00 PM :00 PM - 9:15 PM :15 PM - 9:30 PM :30 PM - 9:45 PM :45 PM - 10:00 PM :00 PM - 10:15 PM :15 PM - 10:30 PM :30 PM - 10:45 PM :45 PM - 11:00 PM :00 PM - 11:15 PM :15 PM - 11:30 PM :30 PM - 11:45 PM :45 PM - 12:00 AM AM Peak Hour 8:00 AM - 9:00 AM PM Peak Hour 4:15 PM - 5:15 PM Hour Total 12:00 AM - 12:00 PM ,390 1,381 2, ,597 1,506 3,103 B-17

76 Wells & Associates McLean, Virginia Project: Date: Kaiser Permanente Trip Generation 6/1/2017 Wells & Associates, LLC McLean, Virginia Existing Traffic Count PROJECT: Kaiser Permanente Trip Generation DATE: 6/1/17 COUNTER # 366, 588 Twin Springs Rd North W & A JOB NO.: 7203 DAY: Thurs. COUNTER # 1211, 356 Twin Springs Road South INTERSECTION: Intersection WEATHER: Weather COUNTER # N/A N/A LOCATION: South Baltimore Medical Center INPUTED BY: Your Name COUNTER # N/A N/A COUNTER # 366, 588 COUNTER # 1211, 356 COUNTER # N/A COUNTER # N/A Time Twin Springs Rd North Twin Springs Road South N/A N/A Period IN OUT Total IN OUT Total IN OUT Total IN OUT Total IN OUT Total :00 AM - 12:15 AM :15 AM - 12:30 AM :30 AM - 12:45 AM :45 AM - 1:00 AM :00 AM - 1:15 AM :15 AM - 1:30 AM :30 AM - 1:45 AM :45 AM - 2:00 AM :00 AM - 2:15 AM :15 AM - 2:30 AM :30 AM - 2:45 AM :45 AM - 3:00 AM :00 AM - 3:15 AM :15 AM - 3:30 AM :30 AM - 3:45 AM :45 AM - 4:00 AM :00 AM - 4:15 AM :15 AM - 4:30 AM :30 AM - 4:45 AM :45 AM - 5:00 AM :00 AM - 5:15 AM :15 AM - 5:30 AM :30 AM - 5:45 AM :45 AM - 6:00 AM :00 AM - 6:15 AM :15 AM - 6:30 AM :30 AM - 6:45 AM :45 AM - 7:00 AM :00 AM - 7:15 AM :15 AM - 7:30 AM :30 AM - 7:45 AM :45 AM - 8:00 AM :00 AM - 8:15 AM :15 AM - 8:30 AM :30 AM - 8:45 AM :45 AM - 9:00 AM :00 AM - 9:15 AM :15 AM - 9:30 AM :30 AM - 9:45 AM :45 AM - 10:00 AM :00 AM - 10:15 AM :15 AM - 10:30 AM :30 AM - 10:45 AM :45 AM - 11:00 AM :00 AM - 11:15 AM :15 AM - 11:30 AM :30 AM - 11:45 AM :45 AM - 12:00 PM :00 PM - 12:15 PM :15 PM - 12:30 PM :30 PM - 12:45 PM :45 PM - 1:00 PM :00 PM - 1:15 PM :15 PM - 1:30 PM :30 PM - 1:45 PM :45 PM - 2:00 PM :00 PM - 2:15 PM :15 PM - 2:30 PM :30 PM - 2:45 PM :45 PM - 3:00 PM :00 PM - 3:15 PM :15 PM - 3:30 PM :30 PM - 3:45 PM :45 PM - 4:00 PM :00 PM - 4:15 PM :15 PM - 4:30 PM :30 PM - 4:45 PM :45 PM - 5:00 PM :00 PM - 5:15 PM :15 PM - 5:30 PM :30 PM - 5:45 PM :45 PM - 6:00 PM :00 PM - 6:15 PM :15 PM - 6:30 PM :30 PM - 6:45 PM :45 PM - 7:00 PM :00 PM - 7:15 PM :15 PM - 7:30 PM :30 PM - 7:45 PM :45 PM - 8:00 PM :00 PM - 8:15 PM :15 PM - 8:30 PM :30 PM - 8:45 PM :45 PM - 9:00 PM :00 PM - 9:15 PM :15 PM - 9:30 PM :30 PM - 9:45 PM :45 PM - 10:00 PM :00 PM - 10:15 PM :15 PM - 10:30 PM :30 PM - 10:45 PM :45 PM - 11:00 PM :00 PM - 11:15 PM :15 PM - 11:30 PM :30 PM - 11:45 PM :45 PM - 12:00 AM AM Peak Hour 8:00 AM - 9:00 AM PM Peak Hour 4:30 PM - 5:30 PM Hour Total 12:00 AM - 12:00 PM ,403 1,368 2, ,599 1,474 3,073 B-18

77 Tysons Medical Center 8008 Westpark Drive Visitor Drive Counter # 1202 Inbound Counter #604 Outbound 1 Counter #356 Outbound 2 Drop-Off Counter # 1134 Inbound Employee Drive Counter # 875 Inbound Counter #6427 Outbound Westpark Drive Counter # 366 Inbound Counter #588 Outbound 2016 Google 600 ft B-19 N