Blackthorne Inn & Restaurant Traffic Impact Analysis

Transcription

1 Blackthorne Inn & Restaurant Traffic Impact Analysis John Mosby Highway (US Rte. 50) Fauquier County, VA Prepared For: Easton Porter Group, LLC 5022 Plank Road North Garden, VA Submitted By: Pennoni Dulles Corner Lane, Suite 100 Herndon, VA EPGR 1701 NOVEMBER 2017

2 Blackthorne Inn Traffic Impact Study TABLE OF CONTENTS EXECUTIVE SUMMARY... 3 INTRODUCTION Scoping Study Area Study Methodology Comprehensive Plan Transportation Plan Multi-Modal Access Planned Improvements EXISTING CONDITIONS Existing Geometries Existing Traffic Volumes Existing Traffic Operations FUTURE CONDITIONS ANALYSIS Ambient Growth No-Build Scenario SITE TRAFFIC Site Trip Generation Trip Distributions TOTAL CONDITIONS WITH PROPOSED SPEX Total Traffic Volumes Total Traffic Operations ALTERNATE ANALYSIS WITHOUT SHUTTLE/BUY-OUT Alternative Traffic Volumes Alternative Traffic Operations Alternative Sunday Impacts INFRASTRUCTURE IMPROVEMENTS Winchester Road/John Mosby Highway Signal Turn Lane Warrants TRAFFIC EVALUATION Site Impacts Level of Service Comparisons CONCLUSIONS... 64

3 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 1 LIST OF FIGURES Exhibit A: John Mosby Highway Traffic Operations Summary... 6 Exhibit B: U.S. Route 50 Link Volumes... 8 Exhibit C1: Event Summary for ADT Calculations... 9 Exhibit C2: Range of Estimated Daily Traffic Exhibit D: Blackthorne Inn and Restaurant Concept Plan Figure 1A: John Mosby Highway (U.S. Route 50) Study Corridor Figure 1B: Tax Parcel Map Figure 1C: Excerpted Zoning Map Figure 1D: VDOT Functional Classification Figure 2: Existing 2017 Peak Hour Traffic Volumes Figure 3: Existing 2017 Levels of Service Figure 4: 2023 No-Build Scenario Peak Hour Traffic Volumes Figure 5: 2023 No-Build Scenario Peak Hour Intersection LOS Figure 6A: Employee External Site Trips Figure 6B: Quality Restaurant External Site Trips Figure 6C: Resort External Site Trips Figure 6D: Proposed External Site Trips Figure 6E: Restaurant Pass-By Trips Figure 7: 2023 Build-Out Traffic Volumes Figure 8: 2023 Build-Out Levels of Service Figure 9: Alternative Site External Trips Figure 10: Alternative 2023 Total Traffic Figure 11: Alternative 2023 Level of Service LIST OF TABLES Table E1: Proposed Site Densities... 4 Table E2: Proposed Trip Generation Summary (1)... 5 Table E3: Roadway Network Operational Recommendations... 5 Table 1: Traffic Scenarios for TIA Table 2: 2017 Existing Levels of Service, Delays, and Queues Table 3: US Route 50 Growth Trends Table 4: 2023 No-Build Levels of Service, Delays, and Queues Table 5A: Proposed Primary Land Uses Table 5B: Ancillary Activities at Blackthorne Inn and Restaurant Table 5C: Trip Rate Sources Table 5D: Trip Generation Scenario Summary Table 6A: Weekday Trips with 100 Person Event Table 6B: Weekend Trips with 250 Person Event with Buy-Out Table 6C: Weekend Trips with 125 Person Event With Shuttle (No Buy-Out) Table 6D: Alternate Weekend Trips with 145 Person Event Without Shuttle Table 7: Alternate Weekend Trips with 250 Person Event Without Shuttle (without Buy-Out) Table 8: Pass-By Trip Distribution Table 10: LOS and Delay Comparisons Saturday Scenarios Table 11: Turn Lane Warrant Summary Table 12: Site Impacts Table 13: US Route 50/US Route 17 LOS Comparisons... 63

4 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 2 Appendix A: Scoping Documents Appendix B: Blackthorne Inn Events Transportation Protocol Appendix C: Traffic Count Data Appendix D: Level of Service Descriptions Appendix E: John Mosby Highway/Winchester Road Signal Timings Appendix F: Synchro Analysis Worksheets Existing 2017 Conditions Appendix G: Synchro Analysis Worksheets Future 2023 No-Build Conditions Appendix H: Trip Rate Generation Information Appendix I: Synchro Analysis Worksheets Proposed 2023 Build Out Conditions Appendix J: Synchro Analysis Worksheets Alternative Scenario Appendix K: Turn Lane Warrants

5 EXECUTIVE SUMMARY Blackthorne Inn Traffic Impact Study November 29, 2017 Page 3 The technical traffic analysis is provided to document the public street impacts associated with the Special Exception for the Blackthorne Inn and Restaurant at John S. John Mosby Highway in the Marshall District, Fauquier County. Pennoni was requested by the proposed operators, Easton Porter Group, to develop the analysis for review by Fauquier County and VDOT for the proposed 38-room resort. The operations of the resort include multiple activities restaurant, recreation, events on the 67-acre site that requires developing trip estimates for the individual use components. The technical methodology reviews the ranges of trips for the weekday and weekend conditions with events on-site and assigning the traffic to the Route 50 corridor to document access requirements. The analysis utilizes the ITE Trip Generation Manual (9 th edition) and supplements the national resources with local and derived data for each land use component to determine site trips. The operations of the resort envision a high-end resort concept and event center similar to the Easton Porter facilities in Charleston, South Carolina and Charlottesville, Virginia. The location in the Virginia Piedmont area allows the operators to provide first class resort and function amenities on-site for gatherings in a rural atmosphere. The size of the facility at 38 rooms limits the site trips and the Technical Findings Trips for site derived for resort, restaurant, and event uses Site trips weekday at approximately operator s transportation protocol for larger events requires 900 vpd externally with up to 100- co-use of the facilities and shuttle bus service to minimize person event cab be accommodated vehicle impacts. These operation elements are recommended to enhance the guests experience and with Route 50 turn lanes convenience for the resort, but they also reduce single Weekend site trips with event up to occupancy vehicles for the Route 50 corridor. To account for the traffic sensitivity, various mixes of events and protocol 250 persons at approximately 1200 vpd restrictions are tested as part of the technical analysis. Overall the range of trips are evaluated for up to 100 persons externally can be supported with turn lanes on Route 50 weekday and up to a 250-person event for weekends, which may occur up to 28 times a year. The trip generation Trip sensitivity included for range of documents the site trips for the expected site activities. events and use of shuttle buses Through the technical scoping review, an alternative traffic scenario was tested, without the trip discounts associated with a hotel buy-out and shuttle service, to test if Acceptable intersection Levels of service with Special Exception alternative traffic mitigation was required. This alternative scenario concludes that the increase in weekend site trips can be accomplished with the proposed Route 50 turn lane improvements. To verify the impacts of the proposed SPEX, Pennoni analyzed traffic operations at four (4) intersections along John Mosby Highway to assess the impacts of the proposed Special Exceptions. The technical analysis includes: 2017 Existing Conditions, Projection of future (2023) conditions with ambient growth without site traffic impacts,

6 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 4 Trip generation and distribution based on the proposed site uses, including derivation of trips for events and sensitivity of resort operations with shuttle use and with hotel buy-out for larger events, Operational assessment of the intersections located on U.S. Route 50 for AM and PM Peak Hour volumes and Saturday Peak Hour volume, using Synchro 9.0 and reporting Level of Service as described in the Highway Capacity Manual (2010) for current and future conditions, and Determination of need for turn lane improvements (turn lane warrants) based on future conditions as prescribed in Virginia Department of Transportation (VDOT) Road Design Manual, Appendix F. Site traffic associated with the SPEX is expected to have the greatest impact on Saturday operations of the studied intersections along John Mosby Highway. The intersection of John Mosby Highway/Snake Den Road/Gazebo Lane will require turn lane improvements an eastbound right turn lane and a westbound left turn lane. Site traffic impact on the network does not justify improvements to the John Mosby Highway/Winchester Road signalized intersection. Future traffic volumes for the study area will operate at acceptable operations without additional traffic control. The site densities and associated peak hour trips are summarized in Tables E1 and E2, respectively. Site trips do not justify a VDOT 527 traffic analysis. No additional infrastructure, beyond the previously referenced improvements, is suggested. Site uses have been delineated to reflect the various activities of the proposed resort hotel with restaurant and events center. These include 38-room resort hotel, 6,600 sf quality restaurant, 2,400 sf spa, 2 dwelling unit on-site employee housing, weekday events at 75 persons, and weekend events at up to 250 persons. Descriptions of various event scenarios and the sensitivities of the ranges of events are provided in the Trip Generation section of this report. Table E1: Proposed Site Densities LAND USE DENSITY Resort Hotel Quality Restaurant Spa On-site Employee Housing Events, weekday Events, weekend 38 rooms 6,600 sf 2,400 sf 2 DU Up to 100 persons Up to 250 persons

7 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 5 Table E2: Proposed Trip Generation Summary (1) AM Peak Hour Trips PM Peak Hour Trips Weekday Daily Trips Saturday Peak Hour Trips Saturday Daily Trips Site Trips (2) ,445 Pass-by Trips Internal Trips External Trips ,186 (1) With 100-person weekday event; 250-person weekend event (2) ITE Trip Generation Manual (9 th Edition) Land Use Codes 330, 931, 918, and 210, as modified. Suggested improvements associated with the study are summarized in Table E3. Site trips range from 3 percent to 7 percent of future volumes in the AM peak hour, range from 4 percent to 10 percent of future volumes in the PM peak hour, and range from 11 percent to 33 percent of future volumes on Saturday; although, LOS for each intersection remains at a level of C or better, as shown in Exhibit A. Table E3: Roadway Network Operational Recommendations Improvement Type Traffic Operations Traffic Operations Improvement Description Provide right turn lane with taper on eastbound Mosby Hwy at Snake Den Road/Gazebo Lane Provide separate left turn lane on westbound Mosby Hwy at Snake Den Road/Gazebo Lane Phasing None On-Site Improvements On-Site Improvements Off-Site Improvements Widen Gazebo Lane to accommodate two-way traffic to restaurant parking lot Widen Valynmar lane to accommodate two-way traffic in public R-O-W None All improvements within the VDOT R-O-W are required for initial development.

8 NOT TO SCALE To Winchester (US Rte 17) Winchester Rd B (C) C 6900 (US Rte 50) Valynmar Ln A (A) A 6900 A (B) A Service Snake Den Rd Entrance Site (VA Rte 618) Gazebo Ln B (B) A To Upperville 6900 To I NOT TO SCALE To Winchester A (C) A Snake Den Rd (VA Rte 618) 100 C (B) A Winchester Rd (US Rte 17) B (C) C 7300 (US Rte 50) Valynmar Ln A (A) A 7300 Service Entrance Site Gazebo Ln 100 To Upperville 7300 To I To Winchester (US Rte 17) Winchester Rd B (C) C 8300 NOT TO SCALE (US Rte 50) Valynmar Ln B (C) B A (C) B 8000 Service Snake Den Rd Entrance Site (VA Rte 618) Gazebo Ln C (C) B To Upperville 7700 To I SIGNALIZED CONTROL AM: (PM): SAT: LOS (LOS) LOS LOS: LEGEND A B C D E F DAILY TRAFFIC 1000 UNSIGNALIZED CONTROL AM: (PM): SAT: LOS (LOS) LOS NOTE: LEVEL OF SERVICE SHOWN FOR MOVEMENT POOREST OPERATION BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY JOHN MOSBY HIGHWAY TRAFFIC OPERATIONS SUMMARY EXHIBIT A Project # EPGR1701 November 2017

9 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 7 Since the site activities and effective trips are functions of room occupancy, events, schedules, and restaurant usage, the following thresholds may be useful to establish site activities for the subject Special Exceptions in relation to the traffic study: Resort 1. Occupancy at up to 38 rooms Restaurant 2. Size at up to 6,600 square feet or up to 150 total seats for operations, including public and private areas, Hillside Events Barn 3. Weekday events at up to 100 persons, 4. Weekend events at up to 250 persons for up to 28 events annually, with 24 events on weekends/holidays with an average attendance of 125 persons. 5. For events over 125 persons in attendance, the Blackthorne Inn and restaurant will require: Accessory Uses a. Resort rooms to be fully booked for the night of the event, b. Event to arrange shuttle bus service for access from off-site locations, and c. No multiple events are to be scheduled simultaneously. 6. The spa to be limited to 2,400 square feet, 7. The gazebo and winery are not programmed for stand-alone commercial uses or gatherings for events, 8. The existing buildings on Valynmar Lane are support/storage use for employees, and may be occupied by 2 families. Additional businesses are not proposed. 9. The site circulation is shown south of the Gazebo Lane parking lot as one-way only, in a clockwise direction through the site, with egress via Valynmar Lane. Resort guests, event, and restaurant traffic shall not enter via Valynmar Lane. To summarize the site trips, the proposed link volumes on U. S. Route 50 west of Gazebo Lane/Snake Den Road are shown in Exhibit B. To show the variations in traffic and highlight that peak occurrences are not a continuous impact on Route 50, Exhibit C1 shows the range of attendance for events for a calendar year by month, based on the schedule of possible weekday and weekend events. Events reflect the state of justification with weekend/holidays activities for up to 52 days (24 events with an average of 125 persons peak events and 28 events max events with up to 250 persons). The calendar maximizes activities in the event barn for the weekends and Holidays, computes the remaining weekend days, and assumes weekday activities meetings lunches, conferences, and events up to 100 person, are scheduled periodically through the calendar year. The calendar was used to derived site Daily Trips assuming weekday activities for a typical weekday and weekend day, based on the derived external traffic generation outlined in this report. The total traffic is plotted in Exhibit C2 for the average monthly external trips, as well as the minimum and maximum site trips per month.

10 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY JOHN MOSBY HIGHWAY SITE TRIP LINK VOLUMES EXHIBIT B Project # EPGR1701 November 2017

11 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY EVENT SUMMARY FOR ADT CLCULATION EXHIBIT C1 Project # EPGR1701 November 2017

12 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY RANGE OF ESTIMATED DAILY TRAFFIC EXHIBIT C2 Project # EPGR1701 November 2017

13 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 11 The ADT estimate from Exhibit C2 include the following criteria 1. Events are shown for the 28 maximum occurrences with up to 250 persons and 24 peak events for weekends. 2. The weekday trips show events ranging from persons, with 130 possible events shown. These are shown as independent catering activities in the restaurant and hillside event barn area and often will be addressed as part of the trip functions for other site components i.e., the resort and restaurant. The Hotel guests or restaurant business / restaurant private dining are included in the base rates from ITE. The extra events are included as trips to show a range of external site trips, if conferences, banquets, and meetings are scheduled with catering. These are running concurrently with other operations and are shown as an incremental event activity in the trip generation. 3. External Trips generation is shown based on the traffic report with: a. Max Events at 28 times a year = 1,228 vpd weekend b. Other Weekend Events at 24 times per year = 1,182 VPD weekend and Holiday, with traffic study average of 145 persons at events, with buy-out. Shuttle reduction not included. c. Other Weekends with restaurant and hotel only = 1,099 VPD. Estimate is conservative without internal trip reductions for restaurant/resort reductions. d. Weekdays with Events up to 100 persons at 130 days = 869 VPD. Showed range without resort discount for guests attending meetings/conferences of 60 persons average. 4. Trips vary by season based on room occupancy for the resort, with occupancy reduction for the resort to reflect ranges from 40% to 84% room occupancy. Since the Blackthorne Inn and Restaurant is a smaller resort, the seasonal room occupancy adjustment is only applied to the resort trip component for the monthly comparison, and only factored for only for off-peak seasons (i.e. 38 rooms are occupied for seasonal peak, not at the 84% occupancy industry average). This adjustment to the daily trips was not applied to restaurant or events. (i.e.. restaurant trips in February has same trip count as a restaurant in June). The seasonal factor applies to Winter months (December through February), with peak months shown with no seasonal adjustment from April through June and October. The resultant Exhibit C2 shows the maximum trips per month at the 1,228 VPD with 250 maximum event person attendance and an average VPD for each month. The low data in the exhibit is the typical weekday with no events. For the traffic report, the peak analysis period is based on the full room occupancy, restaurant, and event traffic calculations, with only the internal, shuttle, buy-out and pass-by trips, as proposed. The Monthly variation is intended to show the range of traffic with events. Recommendations for traffic improvements are based on the peak conditions. Additionally, that scenario was checked with the sensitivity if the shuttle bus and hotel buy-out were not implemented. The alternative scenario is not part of the operator s Business Plan, but shown to verify if the site access is adequate. The report shows that the turn lane recommendations do not change.

14 INTRODUCTION Blackthorne Inn Traffic Impact Study November 29, 2017 Page 12 Pennoni was contracted to conduct a Traffic Impact Study associated with the application for a Category 7 and two (2) Category 9 Special Exceptions (SPEX) for Blackthorne Inn and Restaurant, a 38-room resort hotel with restaurant and events center at John S. John Mosby Highway (U.S. Route 50) in Marshall District, Fauquier County, Virginia. The site is comprised of 67-acres of property assemblage on the south side of John Mosby Highway, west of the town of Upperville, Virginia and east of the John Mosby Highway/Winchester Road (U.S. Route 17) intersection. The site is bordered on the north by John Mosby Highway and on the south, east, and west by adjacent rural properties. The site is designated as Tax Parcels , , , and and is zoned as Rural Agriculture and Rural Conservation. The nearest intersection to the site is John Mosby Highway/Snake Den Road (VA Route 618)/Gazebo Lane (NIS), located immediately to the east of the site. The concept plan, prepared by Bushman Dreyfus Architects, PC is included as Exhibit D. The project envisions the rehabilitation and expansion of an existing restaurant (closed since 2016) in conjunction with expansion to a 38-room luxury resort with an events center. An internal connection from Gazebo Lane to the existing Valynmar Lane is planned to create a circular traffic pattern within the property. This pattern will permit ingress to the site from John Mosby Highway at Gazebo Lane with most traffic egressing to John Mosby Highway via Valynmar Lane, approximately one-quarter mile to the west of the Gazebo Lane ingress point. The subject SPEX for the assembled properties of the Blackthorne Inn and Restaurant site will require approval by Fauquier County Board of Supervisors. The site has previously been used as a restaurant, which closed in 2016, and had a bed & breakfast under a Special Exception originally approved in The current plan calls for expanding the capacities of the hotel operation and the restaurant operation, as well as establishing an events center on the property to host events with a maximum attendance of 250 persons. The proposal calls for a connection of Gazebo Lane to Valynmar Lane in the interior of the property assemblage to allow for one-way clockwise traffic circulation through the property for the resort uses. This configuration will establish Gazebo Lane as the primary point of ingress to the property from John Mosby Highway and Valynmar Lane as the primary point of egress from the property to John Mosby Highway. Restaurant patrons will ingress and egress at the Gazebo Lane intersection. Residents of the on-site housing will ingress and egress at the Valynmar Lane intersection. These intersections currently exist and no new access to John Mosby Highway is required. Figure 1A shows the John Mosby Highway corridor on which the property is located. This corridor extends from the intersection of John Mosby Highway/Winchester Road in the west to the intersection of John Mosby Highway/Snake Den Road/Gazebo Lane in the east. The study area intersections are located on a section of John Mosby Highway that is approximately 1.25 miles in length. As shown on the concept plan (Exhibit D) the proposed project consists of expanding the previous uses of the property assemblage. The location of the property assemblages, to include tax parcel designations, is included as Figure 1B. Note that the service access adjacent to the restaurant has been relocated to the west opposite the existing farm driveway. The traffic study reflects the change, with no access from this driveway to the restaurant parking lot.

15 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY BLACKTHORNE INN AND RESORT CONCEPT PLAN EXHIBIT D Project # EPGR1701 November 2017

16 To Winchester Winchester Rd (US Rte 17) 1 (US Rte 50) Valynmar Ln Snake Den Rd (VA Rte 618) Service Entrance Site Gazebo Ln To Upperville To I-66 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY JOHN MOSBY HIGHWAY (U.S. ROUTE 50) STUDY CORRIDOR FIGURE 1A Project # EPGR1701 November 2017

17 Source: Fauquier County GIS, Edits by Pennoni BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY TAX PARCEL MAP FIGURE 1B Project # EPGR1701 November 2017

18 Scoping Blackthorne Inn Traffic Impact Study November 29, 2017 Page 16 A VDOT Chapter 527/870 traffic study is not required for the proposed land use application, since the proposed trips are less than the 5,000 vpd volume threshold. Pennoni discussed the traffic scope with VDOT and Fauquier County staff at a meeting May 26, 2017, and provided a TIA scoping document, which was edited for agency comments in July, September, and November This document was updated with a response letter November 13, 2017 to address comments from Fauquier County. The scope was established to review peak conditions for the AM, PM, and Saturday operations. Correspondence and the most recent County and VDOT s are included in Appendix A. Four (4) intersections are identified as subject to the study. These are as follows: U.S. Route 17 (Winchester Road)/U.S. Route 50 (John Mosby Highway) Valynmar Lane/U.S. Route 50 Service Entrance (10087 John Mosby Highway)/U.S. Route 50 VA Route 618 (Snake Den Road)/Gazebo Lane/U.S. Route 50 The analysis specifically addresses the impact of site traffic on the operations of the unsignalized intersections along John Mosby Highway at Valynmar Lane, Service Entrance, and Snake Den Road/Gazebo Lane, to include an assessment of need for separate turn lanes (turn lane warrants) at each intersection. The analysis also addresses the impact of site traffic on the operation of the signalized intersection at Winchester Road/John Mosby Highway. To address the comments identified through the scoping review with Fauquier County, trip generation scenarios are included in the analysis to address varying sizes of events at the hillside barn, in addition to the resort and restaurant activities. 1. Weekday events with a maximum attendance of 100 persons, Saturday events with an average attendance of 125 persons, 2. Saturday events with a maximum attendance of 250 persons, with shuttle bus usage and resort buyout with an attendance greater than 125 persons. To test the sensitivity of trip generation, the following weekend scenarios were reviewed: 3. Weekend trips with 125 persons at the event with no resort buy-out, 4. Weekend trips with an average attendance of 145 persons with no shuttle service for events The weekend trips with the event sensitivity result in very similar peak period trips for Scenario 2 (above), so the traffic operations are tested with the highest peak hour volumes, to maximize the turns at site entrances. To test a peak scenario with both no shuttle service or resort buy-out, an alternative scenario is included for the weekend with a 250-person event. This alternative is included in the Traffic Impact Analysis. The operator s business plan does not allow for the alternative scenario. The traffic scenarios are summarized in Table 1.

19 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 17 Table 1: Traffic Scenarios for TIA Scenario Weekday Weekend Notes Existing AM and PM peaks Saturday Peak May 2017 counts Background without site Site Proposed Site Sensitivity (No Buy-out) Site Sensitivity (Average) Site Alternative AM and PM peaks Saturday Peak With Growth to 2022 AM and PM peaks With 100-person event + Restaurant AM and PM peaks With 100-person event + Restaurant AM and PM peaks With 100-person event + Restaurant AM and PM peaks With 100-person event + Restaurant Saturday Peak with 250-person event +Restaurant (1) Saturday Peak with 125-person event +Restaurant (1) Saturday Peak with 145-person event +Restaurant (1) Saturday Peak with 250-person event +Restaurant With discounts for shuttle and hotel buy-out weekends With NO discounts for shuttle and hotel buy-out With discounts for shuttle and hotel buy-out With NO discounts for shuttle and hotel buy-out Study Area The study area for this analysis, as agreed to during the scoping process, has been previously described as extending along the U.S. Route 50 (John Mosby Highway) corridor from the intersection with U.S. Route 17 (Winchester Road) in the west to the intersection with VA Route 618 (Snake Den Road)/Gazebo Lane in the east. The following intersections are specifically identified in the scoping documents: 1. John Mosby Highway (U.S. Route 50)/Winchester Road (U.S. Route 17) (signalized), 2. John Mosby Highway (U.S. Route 50)/Valynmar Lane (unsignalized), 3. John Mosby Highway (U.S. Route 50)/Service Entrance, John Mosby Highway (unsignalized), and 4. John Mosby Highway (U.S. Route 50)/Snake Den Road (VA Route 618)/Gazebo Lane (unsignalized).

20 Study Methodology Blackthorne Inn Traffic Impact Study November 29, 2017 Page 18 The analysis includes: 2017 Existing Conditions, Projection of future (2023) conditions with ambient growth without site traffic impacts, Trip generation and distribution based on the proposed site uses for a range of events as outlined in Table 1, Operational assessment of the previously referenced intersections for AM and PM Peak Hour volumes and Saturday Peak Hour volume, using Synchro 9.0 and reporting Level of Service as described in the Highway Capacity Manual (2010) for current and future conditions, Operational assessment of weekend peak hour volume based on an alternative weekend event with a maximum attendance of 250 persons and no shuttle or resort buy-out, and Determination of need for turn lane improvements (turn lane warrants) based on future conditions as prescribed in Virginia Department of Transportation (VDOT) Road Design Manual, Appendix F.

21 Comprehensive Plan Blackthorne Inn Traffic Impact Study November 29, 2017 Page 19 The County Comprehensive Plan, as amended through September 2016, establishes that, [t]he County s natural and cultural heritage are intrinsic to the County s character. The subject location, along the U.S. Route 50 corridor, is in the northern reaches of Fauquier County and is zoned Rural Agricultural and Rural Conservation. Figure 1C presents an excerpted Zoning Map for the subject area of Fauquier County. The site was previously operated as a restaurant and bed & breakfast; operations ceased in The proposed plan recognizes the historic and cultural significance of the structures and the land uses and proposes to continue in a manner that preserves that significance. Trip generation values were not generated to reflect site uses under previous Special Exceptions (restaurant and bed & breakfast); however, trip generation values do reflect the proposed expanded uses of the property assemblage. The expected operations of Blackthorne Inn include corporate retreat-type events during the week. These events would entail the arrival to the region of most guests via Dulles International Airport or Washington Reagan National Airport, with the guests transporting from the airport to the site, or off-site accommodations, via commercial conveyance. Once arrived at the site, transportation around the grounds will be provided by 6- or 8-passenger golf carts operated by the resort. The typical number of attendees at an event of this sort is 75 persons, with up to 100 persons for weekday events. An event of this size does not include a required resort buy-out, nor does it include a required shuttle plan; although, it is expected that a portion of the guests will stay on-site in the resort s cabins. Weekend events are expected to be weddings and other large-scale social events. These events will require a resort buy-out and contracted shuttle plan for events with an attendance of 125 or more persons. Transportation Plan The VDOT Functional Classification for this portion of Fauquier County is excerpted in Figure 1D, which shows U.S. Route 50 as a Rural Minor Arterial in the study area vicinity as a green link, west of Delaplane Grade Road to the Fauquier/Clarke County border. U.S. Route 17 is also designated as a Rural Minor Arterial, while Snake Den Road (VA Route 618), an unpaved secondary road, is designated as Not Classified i.e, local, indicated by a thin grey line. Valynmar Lane and Gazebo Lane are not included in the Virginia Functional Classification System. The Functional Plan designation establishes the VDOT Access Management requirements for traffic control. Multi-Modal Access The proposed resort is located in a rural area of northern Fauquier County. Public transportation for the site is not available. The expected operations of Blackthorne Inn include corporate retreat-type events during the week. These events would entail the arrival to the region of most guests via Dulles International Airport or Washington Reagan National Airport, with the guests transporting from the airport to the site, or off-site accommodations, via commercial conveyance. Once arrived at the site, transportation around the grounds will be provided by 6- or 8-passenger golf carts operated by the resort. The typical number of attendees at an event of this sort is persons, with up to 100 persons for weekday events. An event of this size does not include a required resort buy-out, nor does it include a required shuttle plan; although, it is expected

22 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 20 that a portion of the guests will stay on-site in the resort s cabins. Weekend events are expected to be weddings and other large-scale social events. These events will require a resort buy-out and contracted shuttle plan for events with an attendance of 125 or more persons. The project justification requires those booking events for greater than 125 persons to contract with local transportation services to shuttle event attendees to the site. The assumed external trip reductions with these services in place has been varied in the trip generation process to test for sensitivities in intersection operations. (These tests and resulting trip generation are detailed in the Trip Generation section of this report.) The operator s Transportation Plan is included as Appendix B. Events which require a resort buy-out and contracted shuttle plan are expected to occur primarily on the weekend-. These events are expected to be wedding or other large-scale social events. Those guests not staying on-site are anticipated to stay in hotels in Winchester, Virginia, Warrenton, Virginia, and Middleburg, Virginia. These guests are the intended users of the contracted shuttle services. The required contracting of shuttle services is expected to encourage these event guests from commuting to the site via personal vehicles from their places of lodging. The buses are typically 57 passengers, as noted on page 9 of the revised scope, and the would be used for larger events up to the 250-person max event capacity, reducing vehicle trips for up to 171 persons attending, if fully occupied, or 68 percent of the event capacity. Bus service could originate at 4 hotel locations in Winchester, Warrenton, and Middleburg and arrive at the subject site within minutes. Number and fleet size would vary with size of the events and the protocol notes that the buses would leave at either 5:30 or 5:45 to arrive for 6:00 PM event at Blackthorne. The buses would drop attendees off at the events barn. The Blackthorne operations staff recommends that the client booking the subject facility for events hire a transportation manager through their event planner to address the logistics of guests arrivals/departures, so that attendees can focus on enjoying their event. Planned Improvements There are no identified planned improvements to the public roadway network. No future roadway improvements are envisioned for the timeframes envisioned with the build-out of the subject site. Site access improvements, improvements to US Route 50 are expected to be accomplished in the existing right of way.

23 Source: Fauquier County, Excerpted by Pennoni BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY FIGURE 1C FAUQUIER COUNTY Project # EPGR1701 ZONING MAP - EXCERPTED November 2017

24 Source: VDOT ArcGIS BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY VDOT FUNCTIONAL CLASSIFICATION FIGURE 1D Project # EPGR1701 November 2017

25 EXISTING CONDITIONS Blackthorne Inn Traffic Impact Study November 29, 2017 Page 23 To assess future conditions, Pennoni reviewed existing site characteristics and obtained field data in May and June 2017 for AM, PM, and Saturday peak hour conditions, and daily conditions for weekdays and weekends. Link volumes and turning movement volumes are discussed in the Existing Volume section of this report. Existing Geometries The links which comprise the study corridor/roadway network are described below: John Mosby Highway (U.S. Route 50) is a two-lane undivided east-west route designated by VDOT as a Rural Minor Arterial and as a Virginia Byway. (The Virginia Byway designation does not extend past Winchester Road in the west.) The link has a posted 50 MPH speed limit. The link is comprised of 11- feet wide lanes with a negligible shoulder width before dropping off into drainage swales. The link is straight, nearly a due east-west alignment through a majority of the study corridor. John Mosby Highway is intersected on the eastern boundary of the study corridor by Snake Den Road (VA Route 618) to the north and Gazebo Lane to the south; this intersection has previously been listed as Intersection 4 of the study area. John Mosby Highway is intersected approximately 300 feet west of Snake Den Road by the Service Entrance for the Blackthorne Inn Restaurant, previously designated as Intersection 3 of the study area, which intersects from the south. John Mosby Highway is intersected approximately onequarter mile further west by Valynmar Lane, previously designated as Intersection 2 of the study area, which intersects from the south. Approximately three-quarters of a mile west of Valynmar Lane (approximately one-quarter of a mile east of Winchester Road), John Mosby Highway assumes a westnorthwest/east-southeast orientation and becomes a four-lane divided highway. John Mosby Highway is intersected from the south by Winchester Road (U.S. Route 17), previously designated as Intersection 1 of the study area, approximately one mile west of Valynmar Lane. The westbound approach to the signalized intersection with Winchester Road has two through lanes and a dedicated left turn lane approximately 175 feet in length. The eastbound approach to this intersection has two through lanes and a dedicated right turn lane approximately 250 feet in length. The right turn lane becomes channelized at the intersection permitting unrestricted right turning movements. Snake Den Road (VA Route 618) is an unpaved road, approximately 16 feet wide, designated as local. Snake Den Road runs north from John Mosby Highway for nine-tenths of a mile into Loudoun County where it ends. Snake Den Road is stop-controlled at its southern terminus (John Mosby Highway). Gazebo Lane is an unpaved private gravel road, approximately 12 feet wide. Gazebo Lane runs south from John Mosby Highway into the site under proposal. Gazebo Lane has no formal stop-control at its northern terminus (John Mosby Highway). Valynmar Lane is an unpaved private gravel road, approximately 10 feet wide. Valynmar lane runs south from John Mosby Highway into the site under proposal. Valynmar Lane has no formal stop-control at its northern terminus (John Mosby Highway). Winchester Road (U.S. Route 17) is a two-lane undivided north-south route designated by VDOT as a Rural Minor Arterial. The link has a posted 45 MPH speed limit. South of John Mosby Highway, the link

26 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 24 is comprised of 11-feet wide lanes with a negligible shoulder width before dropping off into drainage swales. Winchester Road (U.S. Route 17) does not proceed north of John Mosby Highway as it is dualdesignated with U.S. Route 50 northwest of the intersection with John Mosby Highway. The northbound approach to the signalized intersection with John Mosby Highway has dedicated right turn lane approximately 250 feet in length. Existing Traffic Volumes To assess the existing traffic patterns, Pennoni commissioned Quality Counts to collect turning movement counts. Turning movement counts were accomplished on Wednesday, May 10, 2017 at John Mosby Highway/Snake Den Road/Gazebo and John Mosby Highway/Service Entrance (10087 John Mosby Highway) during the AM peak period from 6:00 to 9:00 AM and during the PM peak period from 4:00 to 7:00 PM. Supplemental turning movement counts were accomplished on Wednesday, May 31, 2017 at John Mosby Highway/Valynmar Lane and John Mosby Highway/Winchester Road during the AM and PM peak periods. Saturday turning movement counts were accomplished on Saturday, May 13, 2017 from 12:00 Noon to 6:00 PM at John Mosby Highway/Snake Den Road/Gazebo Lane and John Mosby Highway/Service Entrance (10087 John Mosby Highway). A supplemental turning movement count was accomplished on Saturday, June 3, 2017 from 4:00 PM to 7:00 PM at John Mosby Highway/Winchester Road. The weekday peak hours were determined to be 6:00 to 7:00 AM and 4:45 to 5:45 PM. Through movement volumes were collected by road tube placement from Wednesday, May 10, 2017 through Sunday, May 14, Peak hour volumes from Wednesday, May 10, 2017 tube collection were utilized to balance the weekday counts and account for the variance in collection dates. Intersection volumes were balanced through the addition or subtraction of through movements only. No turning movement counts were amended. Saturday peak hour was determined to be 3:30 PM to 4:30 PM. This determination was made through the turning movement counts conducted May 13, 2017 and the volumes collected by the road tube on the same date. As indicated, supplemental turning movement counts at John Mosby Highway/Winchester Road were collected from 4:00 PM to 7:00 PM, Saturday, June 3, 2017, to reflect anticipated peak times for the resort and events scheduled for late Saturday afternoon. The John Mosby Highway weekend link volumes vary throughout the afternoon, as noted below from the tube counts. Therefore, factoring the signal turning movement count volumes should be acceptable since the anticipated site peak, typically 5:00 to 6:00 PM, will have reduced link volumes than those used in this analysis. The observed peak hour for Winchester Road/ John Mosby Highway is 5:00 PM to 6:00PM for Saturday, based on the turning movement counts conducted June 3, These volumes were applied to the signalized intersection to fully test the capacity and operation of the facility. The count data is included in Appendix C and the summary of the intersection traffic movement counts during the AM, PM and Saturday peak hours are shown in Figure 2. Average Daily Traffic (ADT) and directional distributions during the AM and PM peak hours for the legs of all study intersections are also shown on the Figure.

27 Existing Traffic Operations Blackthorne Inn Traffic Impact Study November 29, 2017 Page 25 Levels of Service for the signalized intersection at John Mosby Highway/Winchester Road are presented by lane group, approach, and overall intersection. Levels of Service for the remaining intersections are presented by conflicted movements and stop-controlled approaches by lane group and approach. These are graphically presented for the AM peak hour, the PM peak hour, and Saturday peak hour in Figure 3. INTERSECTION LEVEL OF SERVICE CRITERIA Based on the Highway Capacity Manual methodologies for intersection and roadways, Pennoni utilized the Level of Service (LOS) grades for each intersection to measure the performance of the transportation facilities. LOS is a measure of vehicle operator delay with the overall driving experience through a facility. Performance is quantified with designations of LOS A through F based on the average control delay (given in seconds per vehicle) per lane group and the overall intersection. These LOS designations describe the performance of the intersection from the motorist s perspective, with LOS A representing free flowing conditions and LOS F representing congested conditions. Delay is the additional travel time experienced by a driver, passenger, or pedestrian. Control delay results when a traffic control device (such as a traffic signal) causes a lane group to reduce speed or to stop; it is measured in comparison with an uncontrolled condition. A summary of the LOS criteria is shown in Appendix D. For rural conditions, a LOS C is preferred. EXISTING LEVELS OF SERVICE The level of service analysis for existing 2017 conditions, presented graphically in Figure 3, is summarized to include length of delay (seconds per vehicle) and length of the 95 th percentile queue (feet) in Table 2. Level of Service analysis was accomplished with modeling using Synchro 9. The signalized intersection at John Mosby Highway/Winchester Road (Intersection 1) is modeled under Highway Capacity Manual 2010 (HCM 2010) guidelines with signal timings obtained from VDOT. Peak hour factors were computed from traffic count data. Signal timings, as provided from VDOT, are included in Appendix E. Existing conditions at this intersection by approach reflect LOS C or better for each study period; the Overall Intersection LOS is B for each study period. An analysis by lane group reveals LOS C or better for all lane groups except westbound left turning movements (from US Rte. 50 WB onto US Rte. 17 SB). This lane group is assessed as having LOS E (57.5 seconds per vehicle delay) in the AM peak hour, LOS D (38.4 seconds per vehicle delay) in the PM peak hour, and LOS D (35.7 seconds per vehicle delay) during the Saturday study period. The vehicular volumes making this turning movement at the signal are 3 vehicles in the AM peak hour, 15 vehicles in the PM peak hour, and 13 vehicles during the Saturday study period. The LOS for this lane group falls below the preferred LOS of C, yet these movements account for less than 10 percent of the approach volume (AM: 7.7%, PM: 2.6%, and Saturday: 8.3%) in any given study period.

28 100 NOT TO SCALE To Winchester Winchester Rd (US Rte 17) (US Rte 50) Valynmar Ln Service Entrance Snake Den Rd Site (VA Rte 618) Gazebo Ln 100 To Upperville 6900 To I (556) (15) (571) 156 LEGEND 1 STUDY INTERSECTION TURNING MOVEMENTS PEAK VOLUMES: 100(100)100 AM (PM) SAT 1000 DAILY TRAFFIC 522 (97) (259) 340 Winchester Rd 184 (443) (8) (569) (105) (2) 0 1 (0) 0 Valynmar Ln Snake Den Rd 0 (1) 0 39 (567) (1) (105) 145 Service Entrance 0 (2) 0 0 (0) (105) 144 Gazebo Ln 1 (0) 0 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY 2017 EXISTING TRAFFIC FIGURE 2 Project # EPGR1701 November 2017

29 NOT TO SCALE To Winchester Winchester Rd (US Rte 17) 1 (US Rte 50) Valynmar Ln Service Entrance Snake Den Rd Site (VA Rte 618) Gazebo Ln To Upperville To I A (A) A E (D) D A (B) B A (A) A STOP LEGEND 1 STUDY INTERSECTION LANE GEOMETRY B (B) B B (B) B OVERALL: B (C) C Winchester Rd C (C) D B (B) B C (C) C Valynmar Ln A (A) A A (A) A A (A) A A (A) A LEVEL OF SERVICE: AM (PM) SAT APPROACH LEVEL OF SERVICE 3 4 A (A) A B (B) A B (B) A Snake Den Rd A (A) A STOP STOP STOP Service Entrance A (B) A A (B) A A (A) A Gazebo Ln B (A) A B (A) A BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY 2017 EXISTING LEVEL OF SERVICE FIGURE 3 Project # EPGR1701 November 2017

30 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 28 # Intersection Mosby Highway & Winchester Road Mosby Highway & Unsignalized Valynar Lane Mosby Highway & Service Entrance Table 2: 2017 Existing Levels of Service, Delays, and Queues Traffic Control Signalized Overall Unsignalized Mosby Highway & Snake Den Unsignalized Road/Gazebo Lane Movement/ Approach AM Peak Hour PM Peak Hour Saturday Back of Back of Back of Delay Delay Delay LOS Queue LOS Queue LOS Queue (s/veh) (s/veh) (s/veh) (ft) (ft) (ft) EB/TT B B B EB/R EB LOS B 10 - B 13.4 B 15.1 WB/L E D D WB/TT A A A WB LOS A 8.5 B 10.6 A 12.3 NB/L C C 30.6 #334 D NB/R B B B NB LOS C 23.5 C 30.4 C 34.5 B 13.5 B 18.8 C 25.3 EB/TR WB/TL A A A NB/LR A A A NB LOS A 0.0 A 0.0 A 0.0 EB/TR WB/TL A A A NB/LR A B A NB LOS A 0.0 B 14.7 A 0.0 EB/LTR A A 0 0 A WB/LTR A A A NB/LTR B A 0 - A 0 - NB LOS B 12.3 A 0 A 0 SB/LTR B B A 0 - SB LOS B 14.6 B 12.2 A 0 #: 95th percentile queue exceeds capacity, queue may be longer The unsignalized intersections are modeled as Two Way Stop Control under HCM 2010 guidelines. Under existing conditions, the intersection of John Mosby Highway/Valynmar Lane (Intersection 2) is a free flow intersection and only through movements are modeled as no turning movements, neither onto nor from John Mosby Highway, were observed during the traffic counts. The intersections of John Mosby Highway/Service Entrance (Intersection 3) and John Mosby Highway/Snake Den Road/Gazebo Lane (Intersection 4) were observed to have turning movements during the traffic counts; however, no individual turning movement volume is greater than 2 vehicles in the analysis hour. The LOS for each approach is B or better and the greatest delay is 14.7 seconds per vehicle for the northbound approach of the Service Entrance at John Mosby Highway (Intersection 3). The overall Synchro calculation worksheets are in Appendix F.

31 FUTURE CONDITIONS ANALYSIS Blackthorne Inn Traffic Impact Study November 29, 2017 Page 29 Future 2023 traffic volume scenario (No-Build) represents the future traffic in the study area. These volumes are computed based on the 2017 existing volumes and applying a 1 percent annual compound growth rate. These values are characterized as ambient growth. There are no identified planned developments nor facility improvements in the study area. The presented No-Build scenario represents the sole component of future traffic without consideration of the impacts of the proposed Special Exceptions. Ambient Growth Pennoni has reviewed the historical traffic growth trend along US Route 50 in the immediate vicinity of the site. Table 3 is provided to show the traffic growth trend from 2001 to 2016 for the annual average Daily and weekday conditions. Based upon available VDOT historical traffic data in the vicinity of the site, which shows a negative average growth rate, a 1 percent average growth rate was applied to the existing traffic counts, as agreed through the scoping. Table 3: US Route 50 Growth Trends US Rte 50 John S. Mosby Hwy Winchester Rd (US Route 17), Paris to Loudoun Co. Line (5.7 miles) k YEAR AADT Effective Growth Rates Effective Growth Rates YEAR AAWDT Annual 3 YR 5 YR 10 YR Annual 3 YR 5 YR 10 YR , % -2.9% -1.4% -1.7% , % -3.4% -1.3% -1.8% , % -3.6% -3.5% -1.7% , % -2.9% -3.9% -1.5% , % -3.6% -2.8% -3.7% , % -3.5% -4.0% -3.5% , % -1.6% -0.3% -1.7% , % -3.1% -1.3% -1.5% , % -1.1% -2.3% -1.1% , % -3.2% -2.5% -1.0% , % -1.1% -1.9% -0.7% , % -2.7% -2.2% -0.5% , % -1.6% 0.0% , % -0.5% 0.9% , % -2.1% -4.6% , % -0.5% -3.1% , % -1.1% -3.0% , % 0.5% -1.8% , % -5.1% 0.0% , % -4.1% 0.6% , % -2.9% 0.6% , % -1.9% 1.3% , % -1.6% , % -1.0% , % 7.0% , % 7.0% , % , % , % , % , ,200 Avg Growth Rates: -0.6% -1.6% -1.8% -1.8% -0.4% -1.5% -1.6% -1.6% SOURCE: VDOT, Traffic Engineering Division, Daily Traffic Volume Estimates. No-Build Scenario Pennoni s analysis of 2023 traffic volumes under a No-Build scenario is generated by application of 1% annual compound growth of the 2017 existing traffic volumes. Peak hour factors (PHF) applied to this scenario are the greater of the existing PHF or 0.88, per VDOT Traffic Operations and Safety Analysis Manual (TOSAM), for rural conditions. These findings are presented graphically for turning movement volumes in Figure 4 and for Level of Service in Figure 5. Level of service, length of delay (seconds per vehicle), and 95 th percentile queues are presented in Table 4. The overall Synchro calculation worksheets are in Appendix G.

32 # Intersection Mosby Highway & Winchester Road Mosby Highway & Valynar Lane Mosby Highway & Service Entrance Traffic Control Signalized Overall Unsignalized Unsignalized Mosby Highway & Snake Den Unsignalized Road/Gazebo Lane Table 4: 2023 No-Build Levels of Service, Delays, and Queues Movement/ Approach LOS AM Peak Hour Delay (s/veh) Back of Queue (ft) LOS Blackthorne Inn Traffic Impact Study Delay (s/veh) Back of Queue (ft) November 29, 2017 Page 30 LOS Delay (s/veh) Back of Queue (ft) EB/TT B B B EB/R EB LOS B B 14.2 B 14.1 WB/L E D D WB/TT A B A WB LOS A 8.4 B 11.5 B 11.5 NB/L C C 33.9 #375 C 31.9 #350 NB/R B B B NB LOS C 23.4 C 33.6 C 31.0 B 13.7 C 20.6 C 23.0 EB/TR WB/TL A A A NB/LR A A A NB LOS A 0.0 A 0.0 A 0.0 EB/TR WB/TL A A A NB/LR A C A NB LOS A 0.0 C 15.7 A 0.0 EB/LTR A A A WB/LTR A A A NB/LTR B A A NB LOS B 12.7 A 0.0 A 0.0 SB/LTR C B A SB LOS C 15.1 B 13.1 A 0.0 #: 95th percentile queue exceeds capacity, queue may be longer PM Peak Hour Saturday NO-BUILD SCENARIO LEVELS OF SERVICE Levels of Service were determined for this scenario in the manner previously described for 2017 existing conditions. The signalized intersection of John Mosby Highway/Winchester Road (Intersection 1) degrades to an overall LOS C (20.6 seconds per vehicle delay) for the PM peak hour. The intersection delay is an increase of 1.8 seconds per vehicle. Analysis by approach reveals no change in LOS for any of the approaches. The unsignalized intersections demonstrate minor degradations during the AM peak hour and the PM peak hour. Southbound left turning movement from Snake Den Road (Intersection 4) onto eastbound John Mosby Highway degrades to LOS C for AM peak hour conditions with a control delay of 15.1 seconds per vehicle, an increase 0.5 second per vehicle from 2017 existing conditions. The northbound left turning movement from the Service Entrance at John Mosby Highway (Intersection 3) onto westbound John Mosby Highway degrades to LOS C with a control delay of 15.7 seconds per vehicle in the PM peak hour. This is a 1.0 second per vehicle increase from the 2017 existing conditions. No changes are observed at the unsignalized intersections under Saturday conditions.

33 100 NOT TO SCALE To Winchester Winchester Rd (US Rte 17) (US Rte 50) Valynmar Ln Service Entrance Snake Den Rd Site (VA Rte 618) Gazebo Ln 20 To Upperville 7300 To I (590) (16) (606) 166 LEGEND 1 STUDY INTERSECTION TURNING MOVEMENTS PEAK VOLUMES: 100(100)100 AM (PM) SAT 1000 DAILY TRAFFIC 554 (103) (275) 361 Winchester Rd 195 (470) (8) (604) (111) (2) 0 1 (0) 0 Valynmar Ln Snake Den Rd 0 0 (0) 0 (1) 0 41 (602) (1) (111) 154 Service Entrance 0 (2) 0 0 (0) (111) 153 Gazebo Ln 1 (0) 0 BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY 2023 NO-BUILD TRAFFIC FIGURE 4 Project # EPGR1701 November 2017

34 NOT TO SCALE To Winchester Winchester Rd (US Rte 17) 1 (US Rte 50) Valynmar Ln Service Entrance Snake Den Rd Site (VA Rte 618) Gazebo Ln To Upperville To I A (B) A E (D) D A (B) B A (A) A STOP LEGEND 1 STUDY INTERSECTION LANE GEOMETRY B (B) B B (B) B OVERALL: B (C) C Winchester Rd C (C) C B (B) B C (C) C Valynmar Ln A (A) A A (A) A A (A) A A (A) A LEVEL OF SERVICE: AM (PM) SAT APPROACH LEVEL OF SERVICE 3 4 A (A) A C (B) A C (B) A Snake Den Rd A (A) A STOP STOP STOP Service Entrance A (C) A A (C) A A (A) A Gazebo Ln B (A) A B (A) A BLACKTHORNE INN & RESTAURANT TRAFFIC STUDY 2023 NO-BUILD LEVEL OF SERVICE FIGURE 5 Project # EPGR1701 November 2017

35 SITE TRAFFIC Blackthorne Inn Traffic Impact Study November 29, 2017 Page 33 The proposed activities for the Blackthorne Inn and Restaurant include several components that have trip components which impact weekday and weekend trips. The proposed primary uses are summarized in Table 5A for the proposed SPEX, with the ancillary uses summarized in Table 5B. Table 5A: Proposed Primary Land Uses Land Use Densities Density Notes ITE Use Use/Trip Rate Variable (Alternative) Blackthorne Inn (Resort Hotel ITE Code 330) 38 rooms (in 24 cottages) N/A Stone House Historic Restaurant (Quality Restaurant ITE Code 931) Hillside Events Barn (ITE Code N/A) Spa (ITE Code 918 derv) Employee Housing (Single Family Detached Housing ITE Code 210) 6,600 sf conferences, retreats weekdays (used 100 persons for TIA weekday max) 50 seats w/ 32 seats at Pub for public use; 50 seats private dining w/ 15 seats Wine Cellar 147 seats total 28 events weekends max 250 persons (Ave. 145 persons) 24 events weekend average 125 persons (Used 145 Max). 2,400 SF 6 treatment rooms 2 DU Use trip rates per square footage, higher than trips per seat >125 persons events (hotel buy-out and shuttle required) Assumed as Salon To account for onsite residences at Valynmar Lane Table 5B: Ancillary Activities at Blackthorne Inn and Restaurant Location Activity Notes Vineyard, ceremonial lawn, lakeside gazebo Hillside Barn Support buildings Pole Barn Part of outdoor activities for resort, no new trip destinations seat conference room, Meeting space, Equestrian room, primarily for resort guests Employee facilities staging, offices, receiving, Part of activities for resort, no new trip destinations Resort Events Resort

36 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 34 The effective trips for the technical analysis are calculated for each of the primary activities, as outlined below. Site Trip Generation Pennoni utilized Institute of Transportation Engineers (ITE) Trip Generation Manual (9 th Edition) trip generation values for housing, resort hotel, restaurant, and spa uses. The derivation of peak hour and daily trips for the site is shown in Table 5C. Events trip generation was derived from Bed & Breakfast (B&B)/Lodging land use applications from PHR+A and Pennoni analysis for two similar sites with hospitality elements in Loudoun County, Virginia to generate trip calculations for the site. See Appendix H for the previous report excerpts. The Appendix includes review of other sites, including field counts after one resort was opened with comparison to the empirical data from the other site. Direct trip rate comparisons are not included since resort size, dining, and event capacity vary. Event trips were derived based on expected person attendance and occupancy. The effective rates were derived on a per person basis for events, in addition to the resort room rate, dining and employees. Recognizing that events, room occupancy, and effective traffic varies, the other applications derived trips and added the individual components. This same methodology was reviewed and applied to the Blackthorne site. However, the size of the resort at 38 rooms does not exactly compare to the other data, so restaurant and events traffic are calculated separately for the site. In the case of the Salamander Inn and Resort, local data in May 2015 was checked to verify effective rates with hotel rates subtracted for the weekend. The event rates (based on previous attendance) were consistent with the derived trip rates, so the rates were maintained. Table 5D summarizes the trip rate calculations with room occupancy redacted. For the Blackthorne Inn and Resort, the weekday trip rate for events was increased from the previous assumptions for other sites to 0.75 trips per person, as vehicle occupancy may increase for meeting activities versus events such as weddings and reunions. Multiple scenarios reflecting the potential impacts of events of ranging size were established and the results compared. Each scenario is described below and the scenarios which produced the greatest expected trip generation values were utilized in the traffic study. Table 5D summarizes the trip rate calculations. The ITE Land Use Codes (LUC) and associated densities used in trip generation are LUC 210 Single family detached housing at 2 dwelling units, LUC 330 Resort Hotel at 38 rooms, LUC 918 Spa (Hair Salon) at 2,400 square feet, factored by 0.08 for daily trip generation, and LUC 931 Quality Restaurant at 6,600 square feet. As Blackthorne Inn is primarily an event-hosting resort, the event attendance and associated internal reductions are the variables that were amended to test trip generation sensitivities.

37 Blackthorne Inn Traffic Impact Study November 29, 2017 Page 35 Table 5C: Trip Rate Sources Use ITE Code Notes Adjustments Trip Factors Applied Resort Hotel 330 Quality Restaurant 931 Spa 918 On-Site Housing 210 Weekday Events Weekend Events derived derived Per Occupied room. Assuming no discount for nightly occupancy, 100% occupied Checked trip rates per 1,000 sf vs. trip rates per seat Used Trip rates per sf for Hair Salon. Since resort hotel is smaller scale, account for on-site employees living on property. Use ITE Single-family DU average rate Peak hour trips based on review of other sites and land use application calculations derived for Bed and Breakfast uses with events in Loudoun County. Trip rates on a per person basis at 0.55 trips per person before adjustments. Same derivation as weekday Table 5D: Trip Generation Scenario Summary Daily Trips for weekdays derived at per room (factored from ITE hotel PM to Daily) None. Trips per sf higher Daily Trips not published in ITE, factor from PM at 0.08 Daily and 0.1 weekend None Weekday peak trips increased by 1/3 for higher single occupancy vehicle arrivals for weekday peaks for conferences. None No Pass-by and Internal Internal No No for shuttle, internal trips PM Yes for shuttle, internal trips