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Home My WebLink About1/10/2024 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, January 10, 2024, 7:00 PM Work Session 6:00PM Regular Session 7:00PM Community Room, Salem Civic Center, 1001 Roanoke Boulevard: WORK SESSION 1.Call to Order 2.Pledge of Allegiance 3.New Business A.Discussion of items on the January agenda 1. 1236 West Main Street rezoning from HBD to CBD 2. 301 Carey Avenue SEP two-family dwelling 3. 416 Electric Road rezoning from HBD to HM 4. 860 Mount Vernon Lane rezoning from RSF to PUD 4.Adjournment REGULAR SESSION 1.Call to Order A.Pledge of Allegiance 2.Election of Officers 3.Consent Agenda A.Minutes Consider acceptance of the minutes from the December 13, 2023, work session and regular meeting. 4.New Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of T J Real Properties, LLC, property owner, for 1 rezoning the property located at 1236 West Main Street, (Tax Map # 141-1-4) from HBD Highway Business District to CBD Community Business District. B.Special Exception Permit Hold public hearing to consider the request of Helm Building Enterprises, LTD, property owner, for the issuance of a Special Exception Permit to allow a two family dwelling on the property located at 301 Carey Avenue, (Tax Map # 74-2-6.1). C.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Helm Building Enterprises, LTD, property owner, for rezoning the property located at 416 Electric Road (Tax Map # 150-3-1) from HBD Highway Business District to HM Heavy Manufacturing District. D.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Virginia Baptist Children's Home (dba HopeTree Family Services), property owner, for rezoning the properties located at 1000 block Red Ln and a portion of 860 Mount Vernon Lane (Tax Map #'s 41-1-1, 41-1-2, 41-1-3, 41-1-4, 41-1-5, 41-1-6, and a portion of 44-3-10) from RSF Residential Single Family to PUD Planned Unit District. Petitioners have requested a continuance until the February 14, 2024, meeting. 5.Adjournment City Council meeting, January 22, 2024, 6:30 p.m. Community Room, Salem Civic Center, 1001 Roanoke Boulevard 2 Planning Commission Meeting MINUTES Wednesday, November 15, 2023, 7:00 PM Work Session 6:00PM Council Chambers Conference Room, City Hall, 114 North Broad Street: WORK SESSION 1. Call to Order A work session of the Planning Commission of the City of Salem, Virginia, was held in Council Chambers Conference Room, City Hall, 114 North Broad Street, Salem, Virginia, at 6:00 p.m. on November 15, 2023; there being the members of said Commission, to wit: Vicki G. Daulton, Chair; Reid Garst, Neil L. Conner, and Jackson Beamer; together with Mary Ellen Wines, Planning & Zoning Administrator; Charles E. Van Allman, Jr., Director of Community Development; Maxwell S. Dillon, Planner; and Christopher Dadak, City Attorney; and the following business was transacted: Chair Daulton called the meeting to order at 5:58 p.m. and reported that this date, place and time had been set for the Commission to hold a work session. 2. New Business A. Discussion of items on the November agenda 1. 800-802 Maryland 2. Sign code changes 3. Zoning ordinance changes A discussion was held regarding the item on the November agenda. B. Introduction of items on the December agenda 1. 68 St. John Road Rezoning HBD to HM 2. 2105-2121 Apperson Drive BCD to HBD Items for the December agenda were introduced, and a discussion was held. 3. Adjournment Chair Daulton inquired if there were any other items for discussion and hearing none, adjourned the work session at 6:53 p.m. 3 REGULAR SESSION 1. Call to Order A regular meeting of the Planning Commission of the City of Salem, Virginia, was held after due and proper notice in the Council Chambers, City Hall, 114 North Broad Street, Salem, Virginia, at 7:00 p.m., on November 15, 2023. Notice of such hearing was published in the November 2 and 9, 2023, issues of the "Salem Times Register," a newspaper published and having general circulation in the City of Salem. All adjacent property owners were notified via the U. S. Postal Service. The Commission, constituting a legal quorum, presided together with H. Robert Light, interim City Manager; Christopher Dadak on behalf of Jim Guynn, City Attorney; Mary Ellen Wines, Planning & Zoning Administrator; Maxwell S. Dillon, City Planner; and Charles E. Van Allman, Jr., Director of Community Development, and the following business was transacted: A. Pledge of Allegiance 2. Consent Agenda A. Minutes Consider acceptance of the minutes from the October 11, 2023, work session and regular meeting. Jackson Beamer motioned Consider acceptance of the minutes from the September 13, 2023, work session and regular meeting and the September 29, 2023, joint work session with City Council. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 3. New Business A. Special Exception Permit Hold public hearing to consider the request of GKM Properties, LLC, property owner, for the issuance of a Special Exception Permit to allow a two-family dwelling on the property located at 800-802 Maryland Avenue (Tax Map # 147 – 2 - 1). Staff noted the following: The subject property (800-802 Maryland Avenue, Tax Map # 147-2-1) consists of a 0.226-acre tract which possesses the RSF Residential Single- Family designation. 800-802 Maryland Avenue was originally built as an up/down duplex (two family dwelling) in 1966; however, in 2013 a building permit was issued to demo the lower unit due to a sewer back up. The unit sat vacant, and the property sold in 2015. The owner at that time discussed putting the lower unit back; however, it was never completed. The property then sold in 2023 and the current owner wishes to reestablish the lower unit. The zoning ordinance requires that two family dwellings receive a Special Exception Permit in order to be constructed in the RSF Residential Single-Family District. 4 On October 26, 2023, the Board of Zoning Appeals approved a variance for the minimum lot frontage and width in order for the lot to meet the minimum requirements of the RSF Residential Single-Family District. As a result, the property now satisfies those standards. The Future Land Use Map (FLUM) identifies this area as residential, consistent with the proposed utilization of the property should the Special Exception Permit be granted. Don Hadden, Balzer & Associates, agent for GKM Properties, appeared before the Commission and stated that the request is to reinitiate the property as a duplex. The property sat vacant for over two years; therefore, it lost its "grandfathered" status. The property was built in 1966 as a duplex, but had some unfortunate circumstances happen that ruined the bottom unit. The current owners are local and are invested in the property and the community. Some landscaping and cleaning up of the exterior of the property has already started. Currently the house fronts facing Maryland Avenue and has access from Pine Street to both units, and street parking is also available. Member Garst questioned what year the property was last occupied as multi-family. Mr. Hadden stated that it was in 2015 and noted that the top unit is the only one that had been in use until the property became vacant. Vice Chair King questioned what measurers had been taken to correct the sewer issue. Greg Matthews, property owner, 5364 Paragren Crest Circle, Roanoke, appeared before the Commission and stated that they currently have contractors evaluating the property. He plans to update the unit, but the project has been on hold until the outcome of the Special Exception Permit request is known. Member Conner questioned the projected rent of the units. Mr. Matthews stated that MKB Realtors would manage the property and handle the vetting of the renters. The projected rent would be just under $1,500 a month for each unit. A landscaping company would mow the grass. A discussion was held regarding the sewer issues of the property, landscaping, upgrades, etc. It was again noted that the structure was originally built as a duplex and was also noted that the Special Exception Permit can be revoked. Mark Jones, 808 Maryland Avenue, appeared before the Commission, and stated that he lives the closest to the residence and will be the most affected by the decision. He and his wife have lived there for almost 35 years and have raised a family in their home. He further stated that there have been some bad tenants over the years, and he is concerned about future tenants. Member Conner questioned who owned the property during that time. Mr. Jones stated that Luke Waldrop owned the property. He stated that there have been some good tenants, but mostly bad tenants over the years. He noted that his sewer goes 5 out the rear of his property and assumes it goes out the rear of the property in question as well. A discussion was held regarding previous tenants, previous owners, the request is revocable, etc. Vicki Jones, 808 Maryland Avenue, appeared before the Commission and stated that their master bedroom backs up to the right to the bottom unit of the subject property. She also noted the issues and struggles with the property over the years. Marie Tourville, 812 Maryland Avenue, appeared before the Commission and stated that she has a disabled daughter that stays home alone during the day, and she is concerned about the potential nature of the tenants. It was noted that only one person came into the office to ask about the request and did not address any concerns. Just inquired about the request. Mr. Matthews reappeared before the Commission and discussed the applicant screening process done by MKB Realty. Mr. Dadak noted that it is inappropriate for Planning Commission to assume illegal actions by the applicant. No other person(s) appeared related to the request. Neil Conner motioned approve the request of GKM Properties, LLC, property owner, for the issuance of a Special Exception Permit to allow a two-family dwelling on the property located at 800-802 Maryland Avenue (Tax Map # 147 – 2 - 1). Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King B. Amendment to the City Code - Chapter 66 Signs Hold public hearing to consider amending Chapter 66, Article I, In General, Section 66-7, Nonconforming signs and 66-9, Removal of signs no longer advertising existing bona fide business, of the CODE OF THE CITY OF SALEM, VIRGINIA pertaining to signs. Mary Ellen Wines, Zoning Administrator, appeared before the Commission and stated that signs perform an important function in identifying and promoting properties, businesses, services, residence, events, and other matters of interest to the public. However, signs can also obstruct views, distract motorists, displace alternative uses for land, and pose other problems that legitimately call for regulation. As a result, it is incredibly important to ensure that signs are properly managed, maintained, and even improved when necessary; especially those which do not meet the current standards and those that advertise businesses that are no longer in operation. The following guidelines are mechanisms by which non- conforming signs and signs no longer advertising a bona fide business will be regulated moving forward. For non-conforming signs, the City shall give the owner twelve (12) months to utilize the sign, to make it conform to the current regulations of this chapter, or to remove the sign and all parts of the sign structure. By giving them the additional twelve months, no other sign permits can be pulled for the property. Failure to meet the required ten-foot setback will not 6 be enforced as a non-conforming violation due to the historic right-of-way expansion over the years. The size and height of the sign will come into play for non-conforming signs. Signs that no longer advertise an existing bona fide business--instead of having the sign covered or replaced, the face only of the sign will be required to be replaced by a blank white face within 60 days after the closing of the business. No other person(s) appeared related to the item. Neil Conner motioned approve amending Chapter 66, Article I, In General, Section 66-7, Nonconforming signs and 66-9, Removal of signs no longer advertising existing bona fide business, of the CODE OF THE CITY OF SALEM, VIRGINIA pertaining to signs. Jackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King C. Amendment to the City Code - Chapter 106 Zoning Hold public hearing to consider amending Chapter 106, Zoning, Article II District Regulations, Sections 106-208.2, 106-214.2, 106-216.2, and 106-218.2, pertaining to permitted uses; Section 106-216.3 pertaining to site development regulations; Article III Use & Design Standards, section 106-304.21 pertaining to short term rentals; section 106-316.3 pertaining to accessory uses, residential; Article IV Development Standards, section 106-404 pertaining to parking requirements; section 106-406 miscellaneous provisions pertaining to storage containers; and Article VI Definitions and use types, section 106-600 pertaining to definitions of the CODE OF THE CITY OF SALEM, VIRGINIA. Staff noted the following: As staff has worked through the enforcement of the current zoning ordinance, it has become apparent that a few use types (administrative services, restaurant, retail sales) are either missing, or not appropriate in certain zoning districts. The changes in bold below reflect those adjustments. Additionally, the establishment of previously absent site development regulations for BCD Business Commerce District have been introduced. Staff would also like to introduce Short-Term Rental as a use type, correspondingly identifying its parameters, while not currently allowing it in any zoning district. This is designed to prevent the City of Salem from potentially being forced to adopt state- mandated short-term rental regulations. Adjustments to the ordinance to promote uniformity with the yard sale policy have been included. Off-street parking requirements have been modified in an effort to reduce the minimum requirements for several use types. The objective of these changes is to maximize usable space while also removing unnecessary impervious surfaces that introduce negative environmental benefits. Changes to the regulation of storage containers have been proposed to improve the character of major commercial corridors (i.e., Main Street, Wildwood Road, 4th Street, etc.) by not allowing them to be viewed from the public way. Residential 7 storage containers which facilitate relocation and renovation will still be permitted temporarily through the Community Development Office. Finally, staff has proposed additional language which will require the front door of any residential structure to face the street to which it is addressed. This change will remove ambiguity in the current code which potentially allows for the manipulation of front, side, and rear yards for lots which possess more than one street frontage. Duane Smith, 462 Patricia Drive and 1020 S. College Avenue, appeared before the Commission regarding the proposed amendment regarding storage containers. He stated that he understands the restriction in certain corridors but does not agree with College Avenue. He knows certain properties are being targeted, two of which he owns. The storage containers on his property are well-maintained and mostly out of sight from the street. He listed a few properties he knew that currently had storage containers on their property. He feels that the storage containers are better suited for businesses as they are made of steel, last longer, have less repair, more economical, etc. He feels that the proposed amendment needs to be fine-tuned. A discussion was held regarding the proposed amendment(s) to Section 106-406 miscellaneous provisions pertaining to storage containers and it was continued to the March 13, 2024, meeting. No other person(s) appeared related to the item. Jackson Beamer motioned approve amending Chapter 106, Zoning, Article II District Regulations, Sections 106-208.2, 106-214.2, 106-216.2, and 106-218.2, pertaining to permitted uses; Section 106-216.3 pertaining to site development regulations; Article III Use & Design Standards, section 106-304.21 pertaining to short term rentals; section 106-316.3 pertaining to accessory uses, residential; Article IV Development Standards, section 106-404 pertaining to parking requirements; and Article VI Definitions and use types, section 106-600 pertaining to definitions of the CODE OF THE CITY OF SALEM, VIRGINIA. Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 4. Adjournment On motion by Member Conner, seconded by Vice Chair, the meeting was adjourned at 8:08 pm. City Council meeting, November 27, 2023, 6:30 p.m. Council Chambers, City Hall, 114 North Broad Street 8 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in the Council Chambers of City Hall, 114 North Broad Street Salem, VA 24153 AGENDA ITEM: Amendment to the Zoning Ordinance Hold public hearing to consider the request of T J Real Properties, LLC, property owner, for rezoning the property located at 1236 West Main Street, (Tax Map # 141-1-4) from HBD Highway Business District to CBD Community Business District. SUBMITTED BY: Max Dillon, Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: HBD Highway Business District Land Use Plan Designation: Commercial Existing Use: Commercial – personal services (nail salon) Proposed Use: Mixed Use The subject property (1236 West Main Street) consists of a 0.348 acre tract of land which currently sits within the HBD Highway Business District designation. The applicant is requesting to rezone the property from HBD Highway Business District to CBD Community Business District in order to complement the existing commercial use with a residential unit on the second floor of the structure. Damaged by a fire in 2023, the structure which currently houses a nail salon on its bottom floor (TJ Nails & Spa) also possessed an upper level unit that was not permitted for residential living. Because the applicant desires to allow employees of the downstairs commercial operation to live on-site in the upstairs unit, a rezoning from HBD Highway Business District to CBD Community Business District to allow for mixed use is required. Section 106-602.13. of the City of Salem Zoning Ordinance defines “Mixed use” as “a single building or parcel wherein multiple uses such as residential and commercial share space.” The Future Land Use Map (FLUM) identifies this area as commercial. REQUIREMENTS: The proposal meets the requirements of Section 106-213.3. Site development regulations for CBD. OPTIONS: 1. Recommend approval of the request. 2. Recommend denial of the request. 9 10 11 12 13 14 15 16 17 18 19 20 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in the Council Chambers of City Hall, 114 North Broad Street Salem, VA 24153 AGENDA ITEM: Special Exception Permit Hold public hearing to consider the request of Helm Building Enterprises, LTD, property owner, for the issuance of a Special Exception Permit to allow a two family dwelling on the property located at 301 Carey Avenue, (Tax Map # 74-2- 6.1). SUBMITTED BY: Max Dillon, Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: RSF Residential Single Family Land Use Plan Designation: Residential Existing Use: Vacant Proposed Use: Two Family Dwelling The subject property (301 Carey Avenue) consists of a 0.363 acre tract of land which currently sits within the RSF Residential Single Family designation. The applicant is seeking a Special Exception Permit to allow a two family dwelling on the property. Currently vacant, the subject property is situated in a neighborhood of primarily single family homes; however, there is a mix of uses in the surrounding area bounded by Carey and Brand Avenue, along with several multi-family units along Hale Avenue. If approved, the applicant intends to build an approximately 2,500 square foot (~56x44) two family dwelling (side-by-side) comprised of board and batten siding on the exterior. The proposed site plan satisfies the RSF Residential Single Family setback regulations. The Future Land Use Map (FLUM) identifies this area as residential, still consistent with the proposed utilization of the property should the Special Exception Permit be granted. REQUIREMENTS: The proposal meets the requirements of Section 106-202.3. Site development regulations for RSF. OPTIONS: 1. Recommend approval of the request. 2. Recommend denial of the request. 21 22 23 24 25 26 PAYMENT DATE 12/01/2023 COLLECTION STATION Engineering/Inspections RECEIVED FROM Helm Building Enterprises LTD City of Salem P.O. Box 869 Salem, VA 24153 BATCH NO. 2024-00002961 RECEIPT NO. 2024-00057911 CASHIER Krystal Graves DESCRIPTION Printed by: Loretta Prillaman Page 1 of 1 12/14/2023 12:14:21 AM PAYMENT CODE RECEIPT DESCRIPTION TRANSACTION AMOUNT CD LAND USE Land Use Application Fees $500.00 Special Exception - 301 Carey Avenue Total Cash $0.00 Total Check $500.00 Total Charge $0.00 Total Wire $0.00 Total Other $0.00 Total Remitted $500.00 Change $0.00 Total Received $500.00 $500.00Total Amount: Customer Copy 27 Th e m e a s u r e m e n t s , d i m e n s i o n s , a n d o t h e r s p e c i f i c a t i o n s s h o w n o n t h i s do c u m e n t a r e g u i d e l i n e s f o r c o n s t r u c t i o n u s e o n l y . T h e a c t u a l sp e c i f i c a t i o n s o f th e f i n i s h e d s t r u c t u r e m a y v a r y . T h i s d o c u m e n t m a y n o t b e r e l i ed o n a s re p r e s e n t a t i o n o f w h a t t h e c o m p l e t e d s t r u c t u r e w i l l l o o k l i k e . FIN A L P L A N S FIN A L P L A N S Co p y r i g h t N o t i c e ! ! D r a w i n g s a n d s p e c i f i c a t i o n s a r e i n s t r u m e n t s o f s e r v i c e s a n d s h a l l r e m a i n t h e p r o p e r t y o f Mi d d l e H o u s i n g D e s i g n C o , L L C . T h e y a r e n o t t o b e u s e d o n o t h e r p r o j e c t s o r e x t e n s i o n s t o t h i s p r o j e c t e x c e p t by a g r e e m e n t i n w r i t i n g a n d w i t h a p p r o p r i a t e c o m p e n s a t i o n t o M i dd l e H o u s i n g D e s i g n C o , L L C . A n y u s e o f t h e dr a w i n g s a n d / o r s p e c i f i c a t i o n s w i t h o u t a w r i t t e n a g r e e m e n t f r o m M i d d l e H o u s i n g D e s i g n C o , L L C . w i l l b e su b j e c t e d t o l e g a l a c t i o n s a n d c o m p e n s a t i o n p e r A r c h i t e c t u r a l W or k s C o p y r i g h t P r o t e c t i o n A c t o f 1 9 9 0 . ST O C K P L A N Jo b # 2 1 2 8 1 A0-CV DU P L E X SHEET INDEX SHEET NO. SHEET NAME 0-Cover A0-CV Cover 1-Architectural A1.1 1st Floor Plan A1.3 Interior Elevations A1.5 Foundation & Roof Plan A1.6 Project Details A1.7 Project Details A2.0 Elevations A2.1 Elevations 2-Electrical E-1.0 1st Floor Electrical Plan AREAS Heated Area - Unit 1 1st Floor Livable 1220 SF 1220 SF Heated Area - Unit 2 1st Floor Livable 1220 SF 1220 SF Unheated Area Front Porch 129 SF 129 SF Total 2569 SF DESIGNED AND TO BE BUILT USING 2021 IRC STANDARDS INSULATION VALUES: MAXIMUM FENESTRATION U FACTOR: 0.40 MAXIMIZED GLAZED PENETRATION SHGC:: 0.25 MINIMUM CEILING R VALUE: 38 MINIMUM WALL R VALUE: 13 MINIMUM FLOOR VALUE: 13 PROJECT SCOPE: NEW DUPLEX DOOR SCHEDULE Door Size Description Swing Count Comments 2868 2'-8"x6'-8" Ext. Single Swing Full Lite Door L 1 2868 2'-8"x6'-8" Ext. Single Swing Full Lite Door R 1 3080 3'-0"x8'-0" Ext. Single Swing Full Lite Door L 1 3080 3'-0"x8'-0" Ext. Single Swing Full Lite Door R 1 2068 2'-0"x6'-8" Int. Single Pocket Door 2 1668 1'-6"x6'-8" Int. Single Swing Door L 1 1668 1'-6"x6'-8" Int. Single Swing Door R 1 2468 2'-4"x6'-8" Int. Single Swing Door L 4 2468 2'-4"x6'-8" Int. Single Swing Door R 4 2868 2'-8"x6'-8" Int. Single Swing Door L 5 2868 2'-8"x6'-8" Int. Single Swing Door R 5 WINDOW SCHEDULE Window Size Description Count Grid Temp Comments 4020 FX 4'-0"x2'-0" Fixed Window 2 No No 5020 FX 5'-0"x2'-0" Fixed Window 2 No No 2-2030 FX 2'-0"x3'-0" Twin Fixed Window 1 Yes No 2/2 DIVIDED LITE 3060 SH Uneven Single Hung Window 8 No No 3060 SH Uneven Single Hung Window 4 Yes No 2/1 DIVIDED LITE 28 1ST FLOOR0'-0"1ST FLOOR0'-0" 1ST FLOOR PLATE10'-1 1/8"1ST FLOOR PLATE10'-1 1/8" 14'-1" PLATE14'-1 1/8"14'-1" PLATE14'-1 1/8" 1x4 HARDIETRIM 6: 1 2 6: 1 2 6: 1 2 4: 1 2 1x8 HARDIETRIM 2-2030 FX DL16'-6" H.H. BOARD & BATTEN SIDING 12"x72" SHUTTER 8x8 POST 10 12 10 12 1ST FLOOR0'-0"1ST FLOOR0'-0" 1ST FLOOR PLATE10'-1 1/8"1ST FLOOR PLATE10'-1 1/8" 6: 1 2 1x3 HARDIETRIM AROUND WINDOWS BOARD & BATTEN SIDING Th e m e a s u r e m e n t s , d i m e n s i o n s , a n d o t h e r s p e c i f i c a t i o n s s h o w n o n t h i s do c u m e n t a r e g u i d e l i n e s f o r c o n s t r u c t i o n u s e o n l y . T h e a c t u a l sp e c i f i c a t i o n s o f th e f i n i s h e d s t r u c t u r e m a y v a r y . T h i s d o c u m e n t m a y n o t b e r e l i ed o n a s re p r e s e n t a t i o n o f w h a t t h e c o m p l e t e d s t r u c t u r e w i l l l o o k l i k e . FIN A L P L A N S FIN A L P L A N S Co p y r i g h t N o t i c e ! ! D r a w i n g s a n d s p e c i f i c a t i o n s a r e i n s t r u m e n t s o f s e r v i c e s a n d s h a l l r e m a i n t h e p r o p e r t y o f Mi d d l e H o u s i n g D e s i g n C o , L L C . T h e y a r e n o t t o b e u s e d o n o t h e r p r o j e c t s o r e x t e n s i o n s t o t h i s p r o j e c t e x c e p t by a g r e e m e n t i n w r i t i n g a n d w i t h a p p r o p r i a t e c o m p e n s a t i o n t o M i dd l e H o u s i n g D e s i g n C o , L L C . A n y u s e o f t h e dr a w i n g s a n d / o r s p e c i f i c a t i o n s w i t h o u t a w r i t t e n a g r e e m e n t f r o m M i d d l e H o u s i n g D e s i g n C o , L L C . w i l l b e su b j e c t e d t o l e g a l a c t i o n s a n d c o m p e n s a t i o n p e r A r c h i t e c t u r a l W or k s C o p y r i g h t P r o t e c t i o n A c t o f 1 9 9 0 . ST O C K P L A N Jo b # 2 1 2 8 1 A2.0 DU P L E X 1/8" = 1'-0" FRONT ELEVATION1 1/8" = 1'-0" REAR ELEVATION2 29 1ST FLOOR0'-0"1ST FLOOR0'-0" 1ST FLOOR PLATE10'-1 1/8"1ST FLOOR PLATE10'-1 1/8" 14'-1" PLATE14'-1 1/8" 10 : 1 2 4 12 6 12 6 12 612 BOARD & BATTEN SIDING 8x8 POST 1x3 HARDIETRIM AROUND WINDOWS 1ST FLOOR0'-0"1ST FLOOR0'-0" 1ST FLOOR PLATE10'-1 1/8"1ST FLOOR PLATE10'-1 1/8" 14'-1" PLATE14'-1 1/8" 412 612 612 6 12 10 : 1 2 BOARD & BATTEN SIDING 1x3 HARDIETRIM AROUND WINDOWS 8x8 POST Th e m e a s u r e m e n t s , d i m e n s i o n s , a n d o t h e r s p e c i f i c a t i o n s s h o w n o n t h i s do c u m e n t a r e g u i d e l i n e s f o r c o n s t r u c t i o n u s e o n l y . T h e a c t u a l sp e c i f i c a t i o n s o f th e f i n i s h e d s t r u c t u r e m a y v a r y . T h i s d o c u m e n t m a y n o t b e r e l i ed o n a s re p r e s e n t a t i o n o f w h a t t h e c o m p l e t e d s t r u c t u r e w i l l l o o k l i k e . FIN A L P L A N S FIN A L P L A N S Co p y r i g h t N o t i c e ! ! D r a w i n g s a n d s p e c i f i c a t i o n s a r e i n s t r u m e n t s o f s e r v i c e s a n d s h a l l r e m a i n t h e p r o p e r t y o f Mi d d l e H o u s i n g D e s i g n C o , L L C . T h e y a r e n o t t o b e u s e d o n o t h e r p r o j e c t s o r e x t e n s i o n s t o t h i s p r o j e c t e x c e p t by a g r e e m e n t i n w r i t i n g a n d w i t h a p p r o p r i a t e c o m p e n s a t i o n t o M i dd l e H o u s i n g D e s i g n C o , L L C . A n y u s e o f t h e dr a w i n g s a n d / o r s p e c i f i c a t i o n s w i t h o u t a w r i t t e n a g r e e m e n t f r o m M i d d l e H o u s i n g D e s i g n C o , L L C . w i l l b e su b j e c t e d t o l e g a l a c t i o n s a n d c o m p e n s a t i o n p e r A r c h i t e c t u r a l W or k s C o p y r i g h t P r o t e c t i o n A c t o f 1 9 9 0 . ST O C K P L A N Jo b # 2 1 2 8 1 A2.1 DU P L E X 1/8" = 1'-0" RIGHT ELEVATION2 1/8" = 1'-0" LEFT ELEVATION1 30 31 32 33 34 35 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in the Council Chambers of City Hall, 114 North Broad Street Salem, VA 24153 AGENDA ITEM: Amendment to the Zoning Ordinance Hold public hearing to consider the request of Helm Building Enterprises, LTD, property owner, for rezoning the property located at 416 Electric Road (Tax Map # 150-3-1) from HBD Highway Business District to HM Heavy Manufacturing District. SUBMITTED BY: Max Dillon, Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: HBD Highway Business District Land Use Plan Designation: Industrial Existing Use: Vacant Proposed Use: Future Development (commercial, office, industrial) The subject property (416 Electric Road) consists of a 4.001 acre tract of land which currently sits within the HBD Highway Business District designation. To provide a bit of history, this large parcel was formerly zoned HM Heavy Manufacturing, and at that time, it encompassed the parcels now recognized as 71 St. John Road and 105 St. John Road. A 2007 subdivision resulted in the formation of 71 St. John (retaining its HM Heavy Manufacturing designation), and a subsequent rezoning adjusted 416 Electric Road (which included the yet to be formed 105 St. John Road) from HM Heavy Manufacturing to HBD Highway Business District in anticipation of future commercial development. Since then, the St. John Place Commerce Center has developed in an industrial nature, and correspondingly, this request seeks to return 416 Electric Road to the HM Heavy Manufacturing classification. This parcel is currently vacant, but a grading plan has been submitted to prepare it for future development. While there is no concrete site plan for the future development of the property, the uses specified in the HM Heavy Manufacturing District are consistent with existing development in the adjacent St. John Place Commerce Center. Although some of the site sits within the floodplain, any future development will be elevated above the 100-year floodplain to meet the necessary requirements. The Future Land Use Map (FLUM) identifies this area as industrial which is consistent with the proposed future utilization of the property. REQUIREMENTS: The proposal meets the requirements of Section 106-220.3. Site development regulations for HM. OPTIONS: 1. Recommend approval of the request. 2. Recommend denial of the request. 36 37 38 39 PAYMENT DATE 11/30/2023 COLLECTION STATION Engineering/Inspections RECEIVED FROM Helm Building Enterprises LTD City of Salem P.O. Box 869 Salem, VA 24153 BATCH NO. 2024-00002913 RECEIPT NO. 2024-00057482 CASHIER Krystal Graves DESCRIPTION Printed by: Loretta Prillaman Page 1 of 1 12/05/2023 11:37:03 AM PAYMENT CODE RECEIPT DESCRIPTION TRANSACTION AMOUNT CD LAND USE Land Use Application Fees $1,000.00 re-zoning for 416 Electric Road Total Cash $0.00 Total Check $1,000.00 Total Charge $0.00 Total Wire $0.00 Total Other $0.00 Total Remitted $1,000.00 Change $0.00 Total Received $1,000.00 $1,000.00Total Amount: Customer Copy 40 41 Tax Parcel 150-3-1 (416 Electric Road) BEGINNING at a point on the east side of the Electric Road right-of-way at the northwest corner of Tax Parcel 155-3-1; thence following the Electric Road right-of-way line N 24° 43’ 04” E a distance of 804.20 feet to a point; thence N 24° 50’ 51” E a distance of 44.96 feet to a point; thence along a curve to the left with a Radius of 756.20 feet, Arc Length 85.70 feet, Chord Bearing of N 21° 36’ 02” E, and Chord Length of 85.66 feet to a point; thence N 25° 01’ 30” E a distance of 52.20 feet to a point; thence along a curve to the left with a Radius of 367.55 feet, Arc Length 131.44 feet, Chord Bearing of N 11° 10’ 23” E, and Chord Length of 130.74 feet to a point; thence N 12° 39’ 05” E a distance of 22.83 feet to a point; thence following south Lynchburg Turnpike right-of-way line N 50° 27’ 35” E a distance of 52.20 feet to a point; thence S 88° 05’ 51” E a distance of 5.38 feet to a point; thence departing said right-of-way and following the west line of Tax Parcel 155-2-3 S 08° 34’ 16” W a distance of 403.89 feet to a point; thence S 07° 25’ 16” W a distance of 378.94 feet to a point; thence S 21° 11’ 10” W a distance of 195.63 feet to a point; thence S 15° 13’ 18” W a distance of 200.00 feet to a point at the northeast corner of Tax Parcel 155-3-2; thence following the north line of Tax Parcels 155-3-2 and 155-3-1 N 74° 46’ 42” W a distance of 261.59 feet to the place of BEGINNING, and being known as New Lot 1B-2, containing 4.0008 acres, as shown on Resubdivision Plat from Records for Wiley Development, LLC, being the resubdivision of Lot 1B (4.8168 acres) as shown on Resubdivision Plat for the St. John Place Commerce Center Plat Book 11 Page 100 & Plat Book 12 Page 1, dated May 25, 2023, by Balzer & Associates, recorded in the Clerk’s Office of the Circuit Court of the City of Salem, Virginia in Plat Book 16, Page 73. 42 43 44 45 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in the Community Room, Salem, Civic Center, 1001 Roanoke Boulevard, Salem, VA 24153 AGENDA ITEM: Amendment to the Zoning Ordinance Hold public hearing to consider the request of Virginia Baptist Children's Home (dba HopeTree Family Services), property owner, for rezoning the properties located at 1000 block Red Ln and a portion of 860 Mount Vernon Lane (Tax Map #'s 41-1-1, 41-1-2, 41-1-3, 41-1-4, 41-1-5, 41-1-6, and a portion of 44-3-10) from RSF Residential Single Family to PUD Planned Unit District. Petitioners have requested a continuance until the February 14, 2024, meeting. SUBMITTED BY: Mary Ellen Wines, Planning & Zoning Administrator SITE CHARACTERISTICS: Zoning: RSF Residential Single Family Land Use Plan Designation: Residential Existing Use: Civic Proposed Use: PUD Planned Unit District BACKGROUND INFORMATION: The subject property is commonly known as “HopeTree”, formerly as the “Baptist Home” and consists of seven parcels land of approximately 62.318 acres. It is bounded by the Stonegate & Emerald Hills subdivisions and North Broad Street on the west, East Carrollton Avenue on the south, Red Lane on the east, and Interstate 81 to the north. The property is currently, and will continue, to be the home of HopeTree Family Services. These services include clinical services such as equine assisted psychotherapy, therapeutic foster care, the HopeTree Academy, therapeutic group homes, and developmental disability homes. This request is to rezone the property in order for it to be developed as a planned unit district that will contain the existing HopeTree services, a significant number of residential building types (not to exceed 340 units), and mixed use structures that will contain commercial uses. Approximately 40% of the site will be preserved or used as public or private open space areas including a proposed lawn area near the center of the site. As a planned unit district is extremely flexible by design, the exact building types and locations have not been determined. The applicant is proposing access adjustments to the property. According to the proposal, the existing main entrance from Mount Vernon Lane and East Carrolton will remain. The northern entrance on Red Lane will be moved in line with the intersection to the North Oaks Subdivision. The second existing entrance from Red Lane will remain and four additional entrances from Red Lane will be added. Two additional entrances will be constructed on East Carrollton Avenue along with the opening and extension of North Broad Street. All roads within the PUD will be privately owned. Several potential areas for stormwater management are identified throughout the plan. As a PUD is designed to be flexible in nature, the exact size and location of the SWM areas have not been determined. As a light imprint development, stormwater facilities are often small in nature and dispersed throughout the development. The actual number of facilities and their design will depend on engineering and regulatory requirements and will be reviewed and approved through the site plan review process. 46 PROFFERED CONDITIONS: As per section 106-228.4(B) of the Salem Zoning Ordinance, the written and graphic information submitted by the applicant as part of the application process shall constitute conditional zoning proffers. INDEPENDENT ANALYSIS OF TRAFFIC DATA SUBMITTED BY THE APPLICANT: The City hired Mattern & Craig, an independent, licensed professional engineer to review the traffic data that was submitted with the request for accuracy and to obtain a third party opinion. In summary, Mattern & Craig found the need for an expansion of the study area in regard to the intersections examined (not just Red Lane/East Carrolton Ave and East Carrolton Ave/North Broad St) and data points collected. Additionally, there needs to be justification for the trip generation reduction (currently as assumption of 25%); otherwise, standardized metrics (provided by the Institute of Transportation Engineers or VDOT) should be utilized. Mattern & Craig’s analysis can be found in the supporting documents of this staff report. COMMENTS RECEIVED FROM CITY DEPARTMENTS: The proposed development was submitted to all city departments for comment and review. Below is the response of each department: COMMUNITY DEVELOPMENT, Engineering Division If approved, the project will have to comply with all applicable local and state stormwater regulations and requirements, including over-detention. An independent analysis of the submitted traffic data was performed by Mattern & Craig, Professional Engineers. For more details, please see the Traffic Section above. COMMUNITY DEVELOPMENT, Planning & Zoning Division The intent of the Planned Unit District (PUD) is to encourage maximum flexibility in the design and development of land. PUD developments facilitate the adequate and economical provision of streets, utilities and other improvements, and allow for the management of the natural and scenic qualities of vacant land that is proposed for development. The PUD district allows a variety of housing options, as well as commercial, civic and office use types of a number and scale sufficient to serve the needs of the PUD residents. Although the proposal offers a delightful light imprint development focused on walkability, open space, amenities, and a sense of community, the submitted documents do not ensure that type of development. There are no guarantees for single-family detached homes nor are there guarantees for small scale commercial that is mainly supported by the residents of the PUD. City Council is to approve the maximum gross density of the development in addition to the maximum area devoted to non-residential uses. Although these areas are located in the plan, these maximum numbers have not been determined. The proposed allowable use list needs to be reduced to uses more appropriate to the location and the proximity to downtown. The City has spent a tremendous amount of time and money to create a unique downtown district that we need to protect and promote. 47 There is also some conflicting information throughout the documents that need clarification prior to presentation to the Commission and City Council. In light of these concerns and the need for an expanded traffic study, the P & Z staff request the acceptance of the petitioners’ request for a continuance until the February 14, 2024, Commission meeting. Economic Development HopeTree’s proposed development appears to be a very creative “outside the box” development, unique to the Roanoke Region. The overall development has the potential for becoming a well-known planned development well outside the Roanoke Valley. Historically, economic development only engages in commercial and industrial land use development. The proposed HopeTree development is a unique master planned community largely consisting of residential development. However, in the interest of economic development, the plan incorporates several initiatives related to Economic Development’s strategic plan and incorporates a small portion of proposed commercial uses. Proposed commercial uses are predominantly associated with the adaptive reuse of older HopeTree buildings. Related to Economic Development’s strategic plan, the HopeTree development supports several objectives, including: 1. Opportunities to diversify the housing options in the City of Salem a. Support existing efforts in retention and attraction of talent 2. Opportunities to expand quality of life amenities to local residents a. Pedestrian walking paths, preserving open green space and recreation for the public b. Increase beatification efforts in building design and city corridors i. Reference of Wiley Court & pocket parks are positive 3. Business attraction & entrepreneurial support a. Enhanced adaptive reuse of older buildings can boost efforts to attract eclectic businesses with potential to be retail/hospitality destinations Further time for review of proposed uses/zoning and what is a good fit for such a unique development and the larger neighborhood will be needed. For example, “automobile repair services, minor” would not be a good use for the neighborhood as well as “personal storage”, “warehousing & distribution”. In addition, further time for review of the traffic study and evaluation of other off-site improvements to mediate traffic flow will be needed. ELECTRIC Electric loading - The proposed development would not adversely affect the power in that area. We have adequate feeds available for the new load. Easement/Pre-Construction – This development will require extensive easements and phase planning prior to construction. The existing power on site will need to be replaced/intercepted as Salem Electric will be bringing the existing power up to its code. Well in advance to construction, materials and equipment will need to be decided upon in coordination with the developer and ordered to ensure that they will be available at the time of construction. Construction – The proposed development will require all new power feeds into the site. Coordinating the existing power with the new facilities will require extensive electrical work and planning to ensure that outages will be manageable and new electric services will be available to the proposed phases of construction. 48 PARKS AND RECREATION The two ball fields are shown on the plans. Will the fields remain? Will they be the same distance and same size, or will they be reconfigured? POLICE Along the same lines of the Police Department’s response to the Simms Farm development, we would anticipate a slight increase in Calls for Police Services which is expected from any development of this nature. We are not in a position to dispute the facts presented in the Traffic Study which details the increase of vehicular traffic in the adjacent neighborhoods. At this time, there is no immediate concern regarding quality of life issues such as homelessness. SCHOOLS Thank you for the opportunity to provide input on this matter. Ultimately, please know that the School Board and School Administration trust the City Council and City Administrators to make good decisions that benefit all Salem residents. From the perspective of the Salem City School Division, new development is likely to increase enrollment. Since 2017, the Salem City School Division has experienced a significant decline in enrollment, negatively affecting state funding (approximately 300 students in grades K-12). Increased enrollment will provide additional revenue from the state on a per–pupil basis for annual instructional costs. Additionally, enrollment increases generally happen over time, which permits staffing and program delivery to adapt and adjust incrementally. Outside of annual instructional programming, the other consideration is the capacity of school facilities. The proposed development is in what is currently the West Salem Elementary Attendance Zone. West Salem Elementary School has a facility capacity of approximately 450 students and is currently operating below capacity with approximately 400 students, some of whom are nonresident students or in-division transfer students. So, there is capacity for increased enrollment at West Salem. ALMS and SHS also have ample space to address increases in enrollment in grades 6-12. If additional enrollment results in the need to adjust attendance zones, changes will be phased in over time by permitting current students in affected neighborhoods to continue attending the neighborhood's traditional school while new students are transported to the newly assigned school. In large or rural districts, the redundant transportation required to phase in changes would be a more significant challenge than it will be here in Salem. While there would be a modest increase in transportation costs during implementation, it would be a small price to pay to mitigate the impact of changing attendance zones on families. STREET DEPARTMENT All roads in this PUD will be privately owned; therefore, the City will not have any maintenance cost. All maintenance, snow removal, asphalt patching, and etc. would be the responsibility of the owner. When it comes to trash, we feel we can service those new residential units initially with current staffing levels and keep the collection day the same as it currently is, until the PUD is fully built out. There will be a slight increase in fuel and maintenance. Once it is completed, we would need to re-evaluate to see if we need to increase staff to handle the total number of residential units there. There is the possibility of increased staff and salary along with fuel and maintenance costs once the PUD is completed. 49 We will provide a garbage tote to each new residential unit; I’m only counting one tote for each of the units. The traffic study mentions 340 residential units (115 single family detached, 140 single family attached, 85 multi-family units). The current cost of a new tote is about $75 each including shipping, which is going to cost $25,500.00. Garbage totes last approximately ten years. I’m estimating the residential units might dispose of 150lbs of garbage per week, which equals 26 tons a week. We currently pay $55.00 a ton, equals $1,430.00 a week or $5,700.00 a month or $74,400.00 a year for disposal. We would also provide curbside bulk collection. Being they will be new residential units this is a difficult one to estimate; I would estimate $6,000.00 in tipping fees for bulk. In round numbers, the impact to garbage collection will be approximately $80K annually. WATER DEPARTMENT We still have a concern about how the water metering will be handled since the complex is currently served by a master meter. Likely, some of the existing HopeTree buildings will have to be separately metered. OPTIONS: 1. Continue the item until the February Planning Commission meeting. 2. Recommend approval of the request. 3. Recommend denial of the request. 50 51 52 53 54 55 From:Chris Burns To:Mary Ellen H Wines Cc:Maxwell S Dillon; Jon Morris; "Todd Robertson"; Mike Snyder (msdenhill@yahoo.com); Travis Folden; Kyle Henderson; Nikki Raynes; "info@civicbydesign.com" Subject:Re: [External] [Ext.] HopeTree - Public Work Session Date:Tuesday, January 2, 2024 7:01:13 PM Attachments:image001.png Yes, please accept this email as a formal request for continuance to the February hearings. I don't believe that Stateson was involved in the NC developments, but I believe that Tom Low's team was involved. I will defer to them on specifics. Thanks, Chris Sent from my T-Mobile 5G Device Get Outlook for Android 56 REZONING NARRATIVE As outlined in the PUD document, the vision for this property is to allow for the development of a fully integrated, mixed-use, pedestrian-oriented neighborhood woven into the existing HopeTree campus of buildings and surrounding open space, while being sensitive to, and providing meaningful connections to, the surrounding neighborhoods in the community. On behalf of HopeTree Family Services (HopeTree), we are providing the narrative below as supplemental information to support the rezoning application and Planned Unit District (PUD) document with associated zoning information and guidelines for the development. This request is to rezone a portion of existing Tax Parcel 44-3-10 from RSF-Residential Single Family, to PUD-Planned Unit District for a proposed mixed- use neighborhood to be developed on the property. Project Narrative The portion of the property that is proposed to be rezoned is approximately 62.318 acres along Red Lane and East Carrollton Avenue. The parcel is owned, operated, and occupied by HopeTree Family Services. HopeTree Family Services offers a wide range of ministries for at-risk children and youth and their families. These services include Treatment Foster Care, the HopeTree Academy secondary educational program, and Therapeutic Group Home. HopeTree also serves the needs of adults with intellectual disabilities and their families through their Developmental Disabilities Ministry. HopeTree Family Services is supported by the Virginia Baptist Children’s Home & Family Services Foundation and is a mission partner of the Virginia Baptist Mission Board. Over the last several decades, the use of this property has changed significantly, mainly due to a changing regulatory environment surrounding the specific types of services that have occupied the Salem campus. At its peak, when HopeTree was an orphanage, the campus was home to more than 400 youth ranging in age from 5 to 18. New regulations have discouraged the type of large-scale group home that existed on this campus in the past and have moved instead toward smaller-scale facilities that are integrated with the surrounding communities in which they are located. Because of limits from licensing bodies, the HopeTree campus is now limited to housing no more than 16 youth residents ages 13 to 17. In the past, youth would live on the campus for years until they turned 18. Today, youth residents typically stay no more than 6 months before being moved to another setting or back to their home. Care for youth and adults is moving away from a congregate, campus-style setting. Today, most services are offered in the communities in which they already live. As a result, HopeTree no longer has a need for the large amount of property that exists at this site; however, there is a strong desire to stay true to HopeTree’s roots and maintain a presence in this location. The HopeTree Board of Directors has been discussing options for the Salem campus since 2007. Several recommendations have been considered over the years, including selling the Salem campus property and moving elsewhere, or selling a portion of property along the Red Lane frontage for development. The proposed rezoning request is a result of HopeTree’s desire to “do more” with the property and to create something that will benefit HopeTree, the City of Salem, and its residents for years to come. The proposed PUD rezoning and associated development will allow HopeTree to remain on the property where they have so much history, while integrating HopeTree’s services with the proposed development, which is in keeping with the intent of the new regulations. HopeTree is currently teamed with a residential home builder (Stateson Homes) and commercial builder (Snyder & Associates), who are providing construction expertise on the project. 57 Existing Conditions Existing improvements on the site include approximately 20 buildings of varying condition, drive aisles and parking areas, pool, tennis and basketball courts, two existing baseball fields near Red Lane, picnic shelter, above-ground stormwater management facility, and other miscellaneous improvements. The existing improvements have served various purposes for HopeTree over the years and many of them are under utilized or no longer utilized at all. Many of the buildings are centered around the core area in the center of the site. Six of these buildings are currently vacant and will not be used again by HopeTree and were previously planned to be demolished. The proposed development envisions preserving as many of these structures as possible and converting them to residential or commercial uses that the entire community can benefit from. Utilizing the existing structures will preserve the unique character of the campus and allow this existing infrastructure to be re- purposed for the intended new uses. Existing topography is rolling with a ridge through the middle of the site running north to south that contains much of the existing development. There is an existing pond and two existing creeks on the property. One creek is on the west side to the south of the pond and the other creek is located in the southeast corner of the site. These features are anticipated to remain and have been incorporated into the Master Plan. There is a wooded area near the pond and creek along the western side of the property and this vegetation will be preserved to the extent practical. The property has frontage on the public rights-of-way of Red Lane, East Carrollton Avenue, North Broad Street, and Mount Vernon Avenue. This property is designated for residential use on the City of Salem Future Land Use Map dated June 11, 2012. The property is surrounded by Interstate 81 to the north and existing residential development on other sides. Community Vision The intent of this project is to preserve the HopeTree campus and buildings to the extent practical (including the buildings that were previously planned to be demolished) and provide new and infill development, where appropriate. Guiding principles of the project are to create a new community that minimizes traffic congestion, suburban sprawl, site grading, infrastructure costs, and preserves natural features and amenities. The plan for the HopeTree project is based on neighborhood design and development conventions which were widely used in the United States up until the 1940s and were based on the principles outlined throughout the PUD document. A design charette was held in October 2022 to solicit input from, and engage with, adjacent property owners, City staff, elected City officials, and other stakeholders for the project. While engaging with the community during the development of the Master Plan, it was noted that the existing neighborhood lacks pedestrian amenities such as sidewalks or trails. Residents currently walk along Red Lane and the speed of traffic along this road was also cited as a major concern. It is the intent of the project to reduce vehicle trips and encourage pedestrian activity by limiting the width of vehicular drives, providing on-street parking where possible, and providing a network of sidewalks and trails throughout the property. In addition to these design principles, the project also proposes to install on-street parking along the frontage of Red Lane, which will slow traffic and provide additional parking opportunities, and to install a new sidewalk along the frontage of Red Lane to provide safe pedestrian accommodations for the surrounding community. Density The City of Salem has very limited land resources remaining to be developed and it is paramount to utilize these remaining land resources to their true potential. The proposed PUD plan allows for the HopeTree property to be developed to its potential while also being sensitive to the existing community and its residents. These are guiding principles of this PUD plan. 58 The density of the development will be limited by what is allowed in the PUD document. The total number of residential units shall not exceed 340. Residential uses will make up the majority of the development with the proposed commercial uses and existing HopeTree institutional uses being integrated into the overall development. The commercial uses within the development will be determined based on what this community can support but is anticipated to consist of smaller users that are integrated into the neighborhood at an appropriate scale and in thoughtful locations. Approximately 40% of the property will be preserved either in a natural state or as public or private open space areas. This includes the large area on the west side of the site that contains the existing pond, creek, and natural vegetation. Several interior open space areas will be provided as well, including the proposed lawn area near the center of the site. Development Guidelines The development of the property will be governed by the PUD document. Lot development regulations, architectural standards, etc. are provided within the document and will be enforceable throughout the development. Allowable uses are outlined in the Use Table that is provided within the PUD document. Roads Roads and drive aisles internal to the development will be private. On-street parking will be a preferred parking solution for the development and will be utilized where practical. All proposed roads will be paved, and we will work with the appropriate City staff to ensure that sufficient access for emergency and trash collection vehicles is provided. A network of sidewalks will be provided throughout the development to encourage pedestrian activity and connectivity, as this is a central theme of the project. On-street parking and new sidewalk will be provided on Red Lane along the frontage of the property. The intent of these improvements is to slow traffic along this section of Red Lane, provide additional public parking opportunities, and to provide a dedicated pedestrian accommodation where one does not exist now. This section of Red Lane has a significant amount of pedestrian activity, and these improvements will serve existing and new residents. Access There are existing vehicular access points on Red Lane (2 locations) and East Carrollton Avenue (1 location). Additional access points are proposed along Red Lane, East Carrollton Avenue, and at the end of North Broad Street. One of the central themes within this development is to provide multiple access points to increase connectivity within the existing street grid pattern and to allow vehicular trips to be distributed to the existing road network more efficiently. As requested by the City, a Traffic Study has been prepared by Balzer and Associates, Inc., dated December 1, 2023, that analyzes the development and impacts to two existing intersections (Red Lane/East Carrollton Avenue and East Carrollton Avenue/North Broad Street) that are adjacent to the project. In addition to this, turn lane warrants have been analyzed. Traffic counts were conducted at the existing intersections to serve as the basis for the study. As outlined in the Traffic Study, the surrounding road network is sufficient to handle traffic from the proposed development and impacts to delay and level of service are minimal. The development does not meet any turn lane warrants at any of the proposed access points. Sight distance requirements will be required to be met with the final development plans. Utilities This project will be served by public water and sewer. As discussed with the City of Salem Water and Sewer Department, sufficient capacity exists within the existing public water and sewer systems to serve the proposed development. 59 Public water and sewer will be extended through the property to serve the existing and proposed buildings and replace the existing private utility systems that are currently in place. New public water mains are anticipated to provide additional interconnectivity and redundancy in the system, which will improve service to the property and the surrounding area. Comprehensive Development Plan This project is in conformance with many of the Goals and Objectives defined in the City of Salem’s current Comprehensive Plan. The development pattern for this project is sensitive to the existing surrounding neighborhoods by centering the most intense uses near the core of the property furthest from the existing residential houses. The least intense residential uses are located around the perimeter of the property, closest to the existing roadways and existing residential homes. The variety of housing types acknowledges and addresses the need for new housing and varying types of housing in the City of Salem. The intent of the project is to maximize the development potential of the most developable portions of the property and to preserve the most environmentally sensitive areas of the property. The preservation of open space, development of pedestrian amenities, and extensive landscaping will all enhance the neighborhood and directly address the goals of improving the beauty and appearance of the City of Salem and Preserving and Enhancing Open Space on Private properties. Summary The proposed development regulations and Master Plan are fully outlined in the HopeTree PUD document, attached to this application. It is the intent that this be the official document that will guide the development of this property. HopeTree has repeatedly stated that its three main goals for the project are “to honor the history of HopeTree on this campus, to position HopeTree for the future, and to make our community proud.” We are extremely excited to submit this application for rezoning. This project provides an excellent opportunity for the City of Salem to gain a new mixed-use community that will serve existing and future residents of Salem. The HopeTree project will provide many different housing types, while being sensitive to the surrounding residential neighborhoods, preserving important natural features, and providing services and amenities that will benefit the entire community. 60 PROJECT NO. REVISIONS SCALE DATE CHECKED BY DESIGNED BY DRAWN BY www.balzer.cc Roanoke / Richmond New River Valley Shenandoah Valley PLANNERS / ARCHITECTS ENGINEERS / SURVEYORS J: \ 2 2 \ 0 0 \ 0 4 \ 0 4 2 2 0 0 2 9 . 0 0 H O P E T R E E M A S T E R P L A N \ C I V I L \ d w g \ 0 4 2 2 0 0 2 9 . 0 0 C i v i l B a s e 6 . 2 9 . 2 0 2 3 . d w g P L O T T E D : 1 2 / 1 / 2 0 2 3 9 : 0 7 : 4 3 A M 1208 Corporate Circle Roanoke, VA 24018 540.772.9580 AAB CPB CPB 12/1/2023 1" = 100' HO P E T R E E P L A N N E D U S E D I S T R I C T PR O P E R T Y E X H I B I T CI T Y O F S A L E M , V I R G I N I A MO U N T V E R N O N A V E N U E EX-A 04220029.0061 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 HOPETREE SALEM, VIRGINIA PUD REZONING APPLICATION 162 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 SALEM PUD REZONING APPLICATION CITY OF SALEM VIRGINIA PUD APPLICATION PLANNING OBJECTIVES Per the Salem Zoning Application Sec. 106-228.4. Application process:To initiate an amendment, the applicant shall complete a rezoning application. This information shall be accompanied by graphic and written information, which shall constitute a preliminary master plan. All information submitted shall be of sufﬁcient clarity and scale to clearly and accurately identify the location, nature, and character of the proposed district. At a minimum this information shall include: 1.A legal description and plat showing the site boundaries, and existing street lines, lot lines, and easements. 2.Existing zoning, land use and ownership of each parcel proposed for the district. 3.A general statement of planning objectives to be achieved by the PUD district, including a description of the character of the proposed development, the existing and proposed ownership of the site, the market for which the development is oriented, and objectives towards any speciﬁc manmade and natural characteristics located on the site. 4.A description and analysis of existing site conditions, including information on topography, natural water courses, ﬂoodplains, unique natural features, tree cover areas, etc. 5.A land use plan designating speciﬁc use types for the site, both residential and non-residential use types, and establishing site development regulations, including setback, height, building coverage, lot coverage, and density requirements. 6.A circulation plan, including location of existing and proposed vehicular, pedestrian, bicycle, and other circulation facilities and location and general design of parking and loading facilities. General information on the trip generation, ownership and maintenance and proposed construction standards for these facilities should be included. A trafﬁc impact analysis may be required by the administrator. 7.A public services and utilities plan providing requirements for and provision of all utilities, sewers, and other facilities to serve the site. 8.An open space plan, including areas proposed for passive and active recreational uses, natural and undisturbed areas, and proposed buffer areas proposed around the perimeter of the site. Information on the speciﬁc design and location of these areas and their ownership and maintenance should be included. 9.Generalized statements pertaining to any architectural and community design guidelines shall be submitted in sufﬁcient detail to provide information on building designs, orientations, styles, lighting plans, etc. 10.A development schedule indicating the location, extent and sequence of proposed development. Speciﬁc information on development of the open space, recreational areas, and non-residential uses should be included. 263 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 EXISTING SITE DESCRIPTION EXISTING SITE DESCRIPTION Existing Development The site is currently developed with a network of private driveways and several existing buildings on the property. The center core of the site is located on top of a ridge and consists of many of the existing buildings, as well as supporting parking areas and other improvements. Some of the existing buildings are currently being utilized by HopeTree, while others are vacant. There are also two recreational fields located near Red Lane to the north of the center core. The existing site has road frontage on East Carrollton Avenue, Red Lane, and North Broad Street. There is an existing private access drive (Mount Vernon Lane) from East Carrollton Avenue that accesses through the site and provides access to the center core before continuing through the site and back to Red Lane. A separate private access drive (Printers Lane) from Red Lane provides access to the recreational fields, as well as providing an additional connection to Mount Vernon Lane to the north of the center core. In addition to these private roads, there are also adult homes located at the north end of the property with driveways that access directly from Red Lane. Existing Topography There is an existing ridge bisecting the property from north to south. The east side of the property slopes from this ridge and from Red Lane to an existing drainage swale and storm sewer system. There is an existing stormwater management detention pond located near the center core of the property that was constructed with a previous development project. Existing Natural Features/Floodplain There is an existing pond located on the property in the northwest corner adjacent to Interstate 81. The pond discharges to an existing creek to the south that conveys stormwater from north to south toward the existing residential area at the end of North Broad Street. There is also an existing creek located at the southeast corner of the property that begins at the end of the existing storm sewer system that conveys water through the HopeTree property. This creek conveys runoff to an existing culvert under East Carrollton Avenue. The property is not located within a FEMA-defined floodplain. Existing Vegetation Much of the property that is not developed with buildings or pavement/hardscape is covered with a mix of managed turf and pasture. There is a large wooded area on the west side of the property around the pond and existing creek. There is a variation of other trees that are located throughout the property, with many of these being in the southeast corner of the site or along Red Lane. EXISTING SITE PLAN EXISTING AERIAL PHOTOGRAPH OF SITE 4.A description and analysis of existing site conditions, including information on topography, natural water courses, ﬂoodplains, unique natural features, tree cover areas, etc. BALZER ENGINEERS 1.A legal description and plat showing the site boundaries, and existing street lines, lot lines, and easements. 2.Existing zoning, land use and ownership of each parcel proposed for the district. BALZER AND ASSOCIATES 62.318 364 EXISTING SITE PLAN HOPETREE PUD SALEM, VIRGINIA© 11.30.23 BALZER ENGINEERS SWIMMING POOL BASKETBALL & TENNIS COURTS STABLES ALMA HUNT BUILDING BLEADSOE BUILDING BLESSINGS BUILDING RUTH CAMP CAMPBELL BUILDING MEMORIAL BUILDING LONGVIEW BUILDING PRESIDENT’S HOUSE BROWNLEY DOCK EQUESTRIAN FACILITIES FISHING POND BAPTIST ORPHANAGE CEMETARY HOBDAY BOXLEY BUILDING MAINTENANCE BUILDING ANNEX BUILDING INFIRMARY BUILDING JAMES CAMP CARPENTER BUILDING 465 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 EXISTING SITE PLAN AERIAL Dra$ 9.25.22 566 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 ILLUSTRATIVE MASTER PLAN WITH AERIAL 667 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 PROJECT DESCRIPTION CITY OF SALEM VIRGINIA PUD APPLICATION HOPETREE Master Planned TND Traditional Neighborhood Development PLANNING OBJECTIVES Per the Salem Zoning Application Sec. 106-228.4. - Application process: “ 3. A general statement of planning objectives to be achieved by the PUD district, including a description of the character of the proposed development, the existing and proposed ownership of the site, the market for which the development is oriented, and objectives towards any speciﬁc manmade and natural characteristics located on the site.” The purpose of the Hopetree master plan is to allow for the development of fully integrated, mixed-use pedestrian oriented neighborhood woven into the existing Hopetree campus of buildings and surrounding open space while connecting to the surrounding neighborhoods where feasible. The intent is to preserve the Hopetree campus and buildings and for new and infill development to minimize traffic congestion, suburban sprawl, site grading, infrastructure costs, and environmental degradation. The provisions of the Hopetree neighborhood are based on urban design and development conventions which were widely used in the United States since its founding until the 1940's and were based on the following principles: A. All neighborhoods have identifiable centers and edges. B. The center of the neighborhood is easily accessed by non-vehicular means from lots on the edges (i.e. approximately one-quarter-mile from center to edge, or a five-minute walk). C. Uses and housing types are mixed and in close proximity to one another. D. Street networks are interconnected and blocks are small. E. Civic buildings are given prominent sites throughout the neighborhood. THE HOPETREE MASTER PLAN INCLUDES THE FOLLOWING DESIGN FEATURES: A. Neighborhood form. 1. Dwellings at the edge of the neighborhood are roughly a five-minute walk or less to the center of the neighborhood. 2. A great variety of housing types and price ranges is included in the neighborhood, with the highest density of housing located towards the center of the neighborhood. 3. Within the neighborhood a mix of land uses is arranged to serve the needs of the residents in a convenient walking environment: open space/recreational areas, civic buildings, low and high density residential, retail/commercial, business/workplace, institutional, educational, and parking. 4. The area of the overall master plan includes the existing core campus with the surrounding open areas divided into blocks, streets, lots, greenways, and open space. 5. Similar land uses generally front across each street. Dissimilar land uses generally abut at rear lot lines. Corner lots which front on streets of dissimilar use generally observe the setback established on each fronting street. 6. Along existing streets, new buildings are compatible with the general spacing of structures, building mass and scale, and street frontage relationships of existing buildings. 7. The appearance of the neighborhood blends in with existing surrounding neighborhoods and feature the use of similar materials in construction. B. Lots and buildings: 1. New lots share a frontage line with a street or public space; lots fronting on a public space shall have access to a rear alley. 2. Consistent build-to lines are established along all streets and public space frontages. 3. All buildings, except accessory structures, have their main entrance opening on a street or public space. 4. No structure exceeds 3 stories in height in the Edge zone, and 4 stories in the General and Center zones. Height of buildings shall be measured per the Salem code. C. Streets, alleys and pathways: 1. Designs permit comfortable use of the street by motorists, pedestrians and bicyclists. Pavement widths, design speeds, and number of motor travel lanes are minimized to enhance safety for motorists and non-motorists alike. The specific design of each street considers the building types which front on the street and the relationship of the street to the overall town street network. An extensive system of connected pathways is woven through the core campus extending to the perimeter. 2. A combination of perimeter public streets and internal private streets provide access to all tracts and lots 3. Streets and alleys connect where feasible at other streets within the neighborhood and connect to existing and projected streets outside the development. Cul-de-sac and dead-end streets are discouraged and should only occur where absolutely necessary due to natural conditions. 4. Block faces do not have a length greater than 500 feet without dedicated alleys or pathways providing through access. 5. To prevent the build-up of vehicular speed, disperse traffic flow, and create a sense of visual enclosure, long uninterrupted segments of straight streets are avoided. 6. A continuous network of rear alleys is provided for the majority of lots. 7. Existing and proposed utilities are underground and run along alleys wherever possible as well as some streets and greenways. 8. Streets are organized according to a hierarchy based on function, size, capacity and design speed. Streets and rights-of-ways are therefore expected to differ in dimension. The proposed hierarchy of streets is indicated on the submitted master plan and each street type is separately detailed in the master plan. 9. Every street, except alleys, has a sidewalk on at least one side that is at least five feet wide. In commercial areas, sidewalks shall be at least ten feet wide. D. Parking: 1. On-street parking is provided on all streets where feasible. Occasional on-street parking may be accommodated without additional pavement width. For streets which serve workplace and storefront buildings, on-street parking is required and should be marked as such. On-street parking is parallel to the street unless the street lends itself to other parking layouts. 2. Parking lots are generally located at the rear or at the side of buildings and screened from public rights-of-way and adjoining properties by land forms or evergreen vegetation so as to provide a barrier that will be at least three feet high and provide a 75 percent visual barrier within two years from building completion. 3. To the extent practicable, adjacent parking lots are interconnected. 4. Small and strategically placed parking areas are also provided. 5. Parking areas are paved as required and all parking areas and traffic lanes shall be clearly marked. 6. The number, width and location of curb cuts is such as to minimize traffic hazards, inconvenience and congestion. 7. Off-street parking and loading requirements as outlined in the city’s parking regulations may be used as guidance but there are no minimum parking standards. 8. The master plan provides adequate parking and off-street loading areas for different areas of the development, based on the uses allowed and the density of development. 9. In addition to landscaping provided for screening above, trees are planted around the perimeter and interior of parking lots to provide shade. E. Landscaping: 1. Trees are planted within right-of-ways parallel to the street along all streets except alleys. 2. Tree spacing is determined by species type selected from the City list of approved trees. Large maturing trees are generally planted a minimum of 30 feet and a maximum of 50 feet on center. Small and medium maturing trees are planted a minimum of ten feet and a maximum of 30 feet on center. 3. Large maturing trees are generally planted along residential streets and along the street frontages and perimeter areas of parks, squares, greenbelts and civic structures. 4. Small maturing trees are generally planted along non-residential streets, interior portions of parks, squares, greenbelts and civic lots. Storefronts are not obstructed by the planting pattern. 5. The natural features of the landscape are incorporated into the landscaping plan. 6. All plantings are with native or appropriate species (refer to the City list). 7. Buffer requirements for property located on the perimeter of the neighborhood has setbacks and buffers that are consistent with the setbacks and buffers of the adjoining zoning district, including provisions for accessory buildings, but are a minimum of 10 feet. F. Sidewalks and Greenways: 1. Sidewalks or greenway easements are proposed in locations shown on the master plan or proposed to connect to pedestrian facilities shown on the master plan. 2. Existing sidewalks at the time of development or re-development in each phase are improved, repaired, or replaced as necessary. G. Uses Maximum permitted densities and total number of dwelling units shall be established during the master plan review process. Permitted uses shall be based on the general category of use that has been established for a lot or group of lots as shown in the Use Table. 3.A general statement of planning objectives to be achieved by the PUD district, including a description of the character of the proposed development, the existing and proposed ownership of the site, the market for which the development is oriented, and objectives towards any speciﬁc manmade and natural characteristics located on the site. 768 T-4 NEIGHBORHOOD GENERAL T-4 The Neighborhood General Zone consists of higher-density scale urban fabric with predominantely attached residential. Mixed-use is permitted and serves as a transition from neighborhood edge to the neighborhood center with the historic campus core. Home occupation and accessory buildings are allowed. Setbacks and landscaping are also similar and may vary some. These houses front on new streets, and greenways. Streets vary depending on location and may include curbs, planting strips, sidewalks arranged with traditional size blocks including side streets, rear lanes, and greenways. General Character A mix of houses with a range of medium to high density building types including a range of single-family urban houses, multi-family estates, cottages, townhouses in a variety of configurations, tree houses on steep slopes, cottage courts, stacked flats, loft houses, mews houses, multi-family houses, and multi-family buildings. Building Placement Shallow front and side yard setbacks. Accessory building and parking are accessed from rear lanes. Frontage Type Porches, stoops, terraces, light wells, forecourts, shopfronts, Galleries, and arcades. Typical Building Two to four-story Types of Civic Space: Urban streetscapes with on-street parking, walks, street trees, courtyards, plazas, terraces, mews, and linear green fingers with pathways. T-5 NEIGHBORHOOD CENTER T-5 The Neighborhood Center Zone consists of higher-density scale urban fabric with predominantely attached residential and mixed- use building including infill in the historic campus core. These buildings front on squares, campus greens, plazas, parking courts, streets, and greenways. Street are limited in the core and vary depending on location and may include curbs, planting strips, sidewalks arranged with traditional size blocks including side streets, rear lanes, and greenways. General Character A mix of buildings with a range of medium to high density building types including townhouses in a variety of configurations, tree houses on steep slopes, stacked flats, loft houses, mews houses, multi-family estates, multi-family buildings, and mixed-use buildings. Building Placement No setbacks are required for buildings in the general campus parcel. Parking is accessed from on-street parking, rear lanes, in nearby perimeter areas adjacent to the core campus including the parking allee, and in small parking courts that also serve as civic gather space. Frontage Type Stoops, terraces, light wells, forecourts, shopfronts, Galleries, and arcades. Typical Building Two to four-story Types of Civic Space: Urban streetscapes with on-street parking, walks, street trees, courtyards, plazas, terraces, mews, and linear green fingers with pathways. HISTORIC EXISTING CAMPUS CORE The historic campus consists of a range of institutional buildings originally serving the orphanage as well as newer school buildings, a chapel, dormitories, and other related uses. Each historic building is to be retained where feasible for on going institutional uses, commercial, residential and mixed-use with additional infill mixed-use buildings, building additions, and spaces. These buildings front on squares, campus greens, plazas, parking courts, streets, and greenways. Streets are limited in the core and vary depending on location and may include curbs, planting strips, sidewalks arranged with traditional size blocks including side streets, rear lanes, and greenways. General Character A mix of buildings with a range of medium to high density building types including townhouses in a variety of configurations, tree houses on steep slopes, stacked flats, loft houses, mews houses, multi-family houses, multi-family buildings, and mixed-use buildings. Building Placement Minimum or no setback are required. Parking is accessed from on-street parking, rear lanes, in nearby perimeter areas adjacent to the core campus including the parking allee, and in small parking courts that also serve as civic gathering space. Frontage Type Stoops, terraces, light wells, forecourts, shopfronts, Galleries, and arcades. Typical Building Two to four-story Types of Civic Space: Urban streetscapes with on-street parking, walks, street trees, courtyards, plazas, terraces, mews, and linear green fingers with pathways. T-3 NEIGHBORHOOD EDGE T-3 The Neighborhood Edge Zone consists of residential scale urban fabric similar to existing neighborhoods and serves as a buffer and transition to higher internal zones that have more residential and other mixed use. Home occupations and accessory buildings are allowed. Setbacks and landscaping are also similar and may vary some. These houses front on existing streets facing similar scale existing homes on the opposite side. Streets include curbs, planting strips, and will include new sidewalks with on-street parking on the Hopetree side arranged with traditional size blocks including connected streets, rear lanes, and greenways. General Character A mix of houses with a range of neighborhood density building types including larger estate houses, smaller single-family houses, multi-family estates, cottages, pair houses, townhouses in a variety of configurations, tree houses on steep slopes, and cottage courts. Building Placement Shallow to medium front and side yard setbacks. Outbuilding and parking are accessed from rear lanes. Frontage Type Porches, stoops, landscaped front yards Typical Building One to two-story, with some three story Types of Civic Space: Neighborhood streetscapes with on-street parking, walks, street trees, and linear green fingers with pathways. EXISTING NEIGHBORHOODS The existing surrounding neighborhoods consist of primarily traditional single family homes. Home occupations and accessory buildings are evident. Setbacks and landscaping are generally front lawns and vary in character. General surrounding neighborhood houses front on streets facing similar scale homes on the opposite side. Some blocks include rear lanes, while others use front loaded driveways. Existing streets include curbs, planting strips, both with and without sidewalks. Most neighborhoods are arranged with traditional size blocks. In the case of homes immediately around Hopetree, the homes generally face the campus open space in the form of recreation fields, lawn, pasture, or natural vegetation. There are no sidewalks along Red Lane and sidewalks only on one side of one block for North Broad Street and Carrollton Avenue. General Character A mix of houses immediately around Hopetree include larger estate houses, smaller single-family houses. Nearby neighborhoods include a range of larger estate houses, smaller single-family houses, multi-family estates, cottages, duplexes, townhouses, stacked flats, multi-family houses, multi-family buildings, and mixed-use buildings. Nearby Wiley Court is a famous example of a pocket court. Building Placement Shallow to medium front and side yard setbacks. Outbuilding and parking are accessed from rear lanes. Frontage Type Porches, stoops, landscaped front yards Typical Building One to two-story, with some three story Types of Civic Space: Neighborhood streetscapes with on-street parking, walks, street trees, and linear green fingers with pathways. HOPETREE PUD SALEM, VIRGINIA© 11.30.23 TRANSECT ZONE DESCRIPTIONS MISSING MIDDLE H O U S I N G ILLUSTRATION BY OPTICOS FOR AARP LIVABLE COMMUNITIES PUBLICATION ON MISSING MIDDLE HOUSING https://www.aarp.org/content/dam/aarp/livable-communities/housing/2022/Discovering and Developing Missing Middle Housing-spreads-093022.pdf SINGLE-FAMILY HOUSES HOUSES COTTAGES MULTI-FAMILY HOUSES PAIR HOUSES COTTAGE COURTS TOWN HOUSES APARTMENT BUILDINGS MIXED-USE BUILDINGS URBAN CORE STACKED FLATS TRANSECT ZONES SUMMARY LESS URBAN MORE URBAN 3.A general statement of planning objectives to be achieved by the PUD district, including a description of the character of the proposed development, the existing and proposed ownership of the site, the market for which the development is oriented, and objectives towards any speciﬁc manmade and natural characteristics located on the site. 869 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 LAND USE PLAN GENERAL NOTES: •Building Types generally provide parking from rear alleys and lanes screened from frontages on lots. •On-street parking shall be provided along all streets where pratical. •Each Block Group includes a minimum of three (3) building types. •Each Block Group shall have 20% minimum of each of the building types used. •A minimum of six (6) building types shall be used for the overall project. • A maximum of ﬁve (5) of the same building types are allowed in a row. •Commercial, Mixed-Use, & Live-Works are allowed in T-4 and T-5. See Uses Table. •Land may be subdivided into seperate ownership.CIVIC SPACE RESERVES HISTORIC CORE BUILDINGS CIVIC BUILDINGS STREETS AND PARKING REQUIREMENTS & DETAILS BLOCK GROUP RECOMMENDED GALLERY RECOMMENDED SHOPFRONT VISTA POINTS PEDESTRIAN SHED - 5 MINUTE WALK RADIUS TRANSECT ZONES w/ FRONTAGE LINES T5 - NEIGHBORHOOD CENTER T4 - NEIGHBORHOOD GENERAL T3 - NEIGHBORHOOD EDGE OPEN SPACE / NATURAL T5 T3 T4 E - ESTATE H - HOUSE / ADU C - COTTAGE / ADU PH - PAIR HOUSE / ADU T - TOWNHOUSE / ADU PC - POCKET / COTTAGE COURT TH-PU - TOWNHOUSE PARK-UNDER 3THE - 3-TOWNHOUSE ESTATE SF - STACKED FLAT LH - LOFT HOUSE MH- MEWS HOUSE TR - TREE HOUSE AH - MULTI-FAMILY HOUSE AB - MULTI-FAMILY BUILDING MXB - MIXED-USE BUILDING CV - CIVIC BUILDING SITE T5 T3 T4 H C PH T AH PC TH- PU SF 3 THE LH MH MX B CV AB TR E TRANSECT ZONES & BUILDING TYPES KEY (SEE SPECIFIC BUILDING TYPES FOR STANDARDS) 5.A land use plan designating speciﬁc use types for the site, both residential and non-residential use types, and establishing site development regulations, including setback, height, building coverage, lot coverage, and density requirements. STRUCTURE TO BE REMOVED 970 CIRCULATION PLAN HOPETREE PUD SALEM, VIRGINIA© 11.30.23 PARK ALLEE’ ST 20-64 PLAZA PL VARIES PEDESTRIAN PATH* PP 5/10 REAR LANE RL 14-30 HOPETREE THOROUGHFARE TYPES HILLSIDE LANE HL 20-20 The Purpose of Streets designed within Hopetree is to create a network with managed motor vehicle driver speeds that are compatible with safe, comfortable walking and bicycle mobility. Target Speeds are 20 miles per hour. Lane widths of 10 feet maximum and street trees planted between certain parking spaces and between the curb and sidewalk help manage driver speeds via lateral views and provide shade for travelers in summer months. Wet utilities are typically placed in the front of buildings and dry utilities are in the rear. Solid waste is collected in the rear lanes enhancing walkability in front. MOUNT VERNON AVENUE IMPROVEMENTS* MV 36-60 RED LANE IMPROVEMENTS* RED - 28-60 * On existing thoroughfares dimensions and details may vary based on existing conditions and site constraints. The ﬁrst number is the estimated pavement width and second is the estimated R.O.W. width but dimensions may vary as the design is engineered in more detail. 6.A circulation plan, including location of existing and proposed vehicular, pedestrian, bicycle, and other circulation facilities and location and general design of parking and loading facilities. General information on the trip generation, ownership and maintenance and proposed construction standards for these facilities should be included. A trafﬁc impact analysis may be required by the administrator. ST ST PL PL RL RL RL RL RL RL RED MV MV HL HL HL HL HL HL MV RED RED PP PP PP PP PP PP PP PP PP PP PP PP PP PP PP PPPP PP PP PP PP PP PP 1071 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 4.25.23 7.A public services and utilities plan providing requirements for and provision of all utilities, sewers, and other facilities to serve the site. PUBLIC SERVICES & UTILITY PLAN * BALZER ENGINEERS * Loca'ons are conceptual and subject to change with the final design. 1172 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 OPEN SPACE PLAN SHOWING PARKS, GREENWAYS, GREEN FINGERS, TREE CANOPY, TREE PLANTINGS, ,WATER FEATURES, & THE QUADRANGLE 8. An open space plan, including areas proposed for passive and active recreational uses, natural and undisturbed areas, and proposed buffer areas proposed around the perimeter of the site. Information on the speciﬁc design and location of these areas and their ownership and maintenance should be included. 1273 POCKET COURT TRANSECT ZONES & BUILDING TYPES KEY (SEE SPECIFIC BUILDING TYPES FOR STANDARDS) HOPETREE PUD SALEM, VIRGINIA© 11.30.23 COMMUNITY DESIGN STANDARDS SUMMARY T5 – CENTER NEIGHBORHOOD T3 – EDGE NEIGHBORHOOD T4 – GENERAL NEIGHBORHOOD COTTAGE MULIT-FAMILY HOUSE PAIR HOUSEESTATE TOWNHOUSEHOUSE TREE HOUSE SHOP FRONT / MIXED-USE MULTI-FAMILY BUILDING TOWNHOUSE PARK-UNDER 3-TOWNHOUSE ESTATE STACKED FLAT LOFT HOUSE MEWS HOUSE T5 – CENTER NEIGHBORHOOD T4 – GENERAL NEIGHBORHOOD T3 – EDGE NEIGHBORHOOD OPEN SPACE / PARK T1 – NATURAL CIVIC CIVIC AHTH- PU SF3 THE LH MH MX B CV ABTR C PH T PCEH HOUSING & BUILDING TYPES BY TRANSECT ZONES 9.Generalized statements pertaining to any architectural and community design guidelines shall be submitted in sufﬁcient detail to provide information on building designs, orientations, styles, lighting plans, etc. E - ESTATE H - HOUSE / ADU C - COTTAGE / ADU PH - PAIR HOUSE / ADU T - TOWNHOUSE / ADU PC - POCKET / COTTAGE COURT TH-PU - TOWNHOUSE PARK-UNDER 3THE - 3-TOWNHOUSE ESTATE SF - STACKED FLAT LH - LOFT HOUSE MH- MEWS HOUSE TR - TREE HOUSE AH - MULTI-FAMILY HOUSE AB - MULTI-FAMILY BUILDING MXB - MIXED-USE BUILDING CV - CIVIC BUILDING SITE T5 T3 T4 H C PH T AH PC TH- PU SF 3 THE LH MH MX B CV AB TR E 1374 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 TOWNHOUSE BUILDING TYPES STANDARDS TEMPLATE TOWNHOUSE A Townhouse is a single-family residence that shares a party wall with another of the same type and occupies the full frontage line on its own lot. For Townhouses, garages and/or parking is provided from the rear lane frontages while the primary townhouse front faces a street or public greenway. Townhouses in the Strolling District are permitted to have ground floor mixed-use. Lot width x depth 16’ min. x 80’ min. (A) Setbacks Front 10’ min. (B) Front Corner 10’ min. (C) Side 0’ min. (D) Rear 20’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side Align. (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 100 %’ max. (J) Building Front Encroachments 5’ max.(K) Building Side Encroachments 4’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. F/G A E B C D HH I K J L DESCRIPTION LOT DIMENSIONS DIMENSIONAL STANDARDS KEYED TO THE GRAPHIC PLAN FORM-BASED GRAPHIC PLAN NAME OF BUILDING TYPES ACCESSORY’ DWELLING UNIT PRIMARY ‘BUILDING SIDE PORCH LOT BOUNDARY REAR LANE DRIVEWAY REAR YARD PLANTING STRIP FRONT STREET STREET CORNER FRONT FACADE SIDE YARD FRONT YARD SIDE STREET PLANTING STRIP SIDEWALK FRONT PORCH SIDEWALK SAMPLE STANDARDS TEMPLATE KEY 1475 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 GREENWAY OPTION A E B C D HH I K J LF/G GREENWAY OPTION — AVAILABLE OF ALL TYPES A Greenway Option is for reference. Instead of fronting a street, the primary facade faces a public greenway connected to walks and trails while garages and/or parking is generally provided from a rear lane frontage. For each Type the Standards are the same. EXAMPLE of the HOUSE TYPE SHOWING the GREENWAY OPTION Lot width x depth 50’ min. x 100’ min. (A) Setbacks Front 20’ min. (B) Front Corner 15’ min. (C) Side 8’ min. (D) Rear 20’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side 5’ min. (H) Accessory Buildings Rear 5’ min. (I) Building Frontage at Setback 30’ min. (J) Building Front Encroachments 12’ max.(K) Building Side Encroachments 8’ max. (L) Height Principle Building Varied Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. BUILDING TYPE STANDARDS ESTATE ESTATE An Estate is a large single-family dwelling on a large lot of more suburban character, often shared by one or more ancillary buildings. The primary facade faces a street or public greenway where a porch and entry are prominent. Garages and/or parking is generally provided from the street frontage and is set back from the primary facade, side-loaded, or set forward side-loaded. Garage forward doors are not permitted to face the street. Lot width x depth 80’ min. x 100’ min. (A) Setbacks Front 25’ min. (B) Front Corner 20’ min. (C) Side 20’ min. (D) Rear 20’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Accessory Buildings from Front 25’ min. (G) Accessory Buildings Side 10’ min. (H) Accessory Buildings Rear 6’ min. (I) Building Frontage at Setback 60 % max. (J) Building Front Encroachments 15’ max.(K) Building Side Encroachments 12’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. A E B C HH I K L J D F/G A C H H F J L EI K D B/G J 1576 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 HOUSE HOUSE A House Type is a single-family residence on its own lot. For House 2 the primary facade faces a public street or a greenway where a porch and entry are prominent. Garages and/or parking is generally provided from a rear lane or from the street frontage set back from the primary façade. Lot width x depth 50’ min. x 100’ min. (A) Setbacks Front 20’ min. (B) Front Corner 15’ min. (C) Side 8’ min. (D) Rear 20’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side 6’ min. (H) Accessory Buildings Rear 6’ min. (I) Building Frontage at Setback 30’ min. (J) Building Front Encroachments 12’ max.(K) Building Side Encroachments 8’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. A E B C D HH I K J L F/G BUILDING TYPE STANDARDS A E B C HH I K J L F/G D COTTAGE DD HH F/G M COTTAGE A Cottage is a smaller single-family residence on its own lot. For Cottages garages and/or parking is required to be provided from a rear lane while the primary house front faces a public street or greenway. Lot width x depth 30’ min. x 65’ min. (A) Setbacks Front 12’ min. (B) Front Corner 8’ min. (C) Side 5’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 40’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side Align (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 20’ min. (J) Building Front Encroachments 10’ max.(K) Building Side Encroachments 6’ max. (L) Building Back Wing 15’ max. (M) Height Principle Building 3.0 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.0 Stories max. 1677 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 PAIR HOUSE PAIR HOUSE A Pair House is a single-family residence that shares a party wall with one other of the same type, each on their own lot. Garages, ADUs and/or parking is provided from the rear lane while the primary front faces a street or public greenway. Lot width x depth 24’ min. x 65’ min. (A) Setbacks Front 15’ min. (B) Front Corner 10’ min. (C) Side 6’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 35’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side Align (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 20’ min. (J) Building Front Encroachments 12’ max.(K) Building Side Encroachments 6’ max. (L) Building Back Wing 15’ max. (M) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2 Stories max. F/G A E B C D HH I K J L M H BUILDING TYPE STANDARDS TOWNHOUSE F/G A E B C D HH I K J L M H TOWNHOUSE A Townhouse is a single-family residence that shares a party wall with another of the same type, with a minimum of three units in a row, and occupies the full frontage line on its own lot. For Townhouses, garages, ADUs, and/or parking is provided from the rear lane frontages while the primary townhouse front faces a street or public greenway. Townhouses in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 16’ min. x 80’ min. (A) Setbacks Front 10’ min. (B) Front Corner 8’ min. (C) Side 0’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 35’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side Align. (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 100 %’ max. (J) Building Front Encroachments 8’ max.(K) Building Side Encroachments 6’ max. (L) Building Back Wing 15’ max. (M) Height Principle Building 3.5 Stories max. First Floor Above Sidewalk Grade 1.5’ min. Outbuilding 2.5 Stories max. 1778 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 POCKET COURT POCKET COURT A Pocket Court are permitted with up to 8 units. Pocket Courts permit units that do not front a public vehicular right-of-way, Attached and detached houses can be grouped in pedestrian courts facing a mews, small common, green or garden, shared through an owners’ association. A pocket court is often, but not always, arranged in a U-shape. The units are separated from the common area only by a sidewalk, path or other non-vehicular way. Parking is from rear lanes or alleys in attached or detached garages or open parking in a central location. Lot width x depth (may rotate) 60’ min. x 90’ min. (A) Setbacks Front 5’ min. (B) Front Corner 10’ min. (C) Side 5’ min. (D) Rear 20’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Building Frontage at Setback 80 % max. (J) Building Front Encroachments 5’ max. (K) Building Side Encroachments 5’ max. (L) Height Principle Building 2.5 Stories max. First Floor Above Grade 1.5’ min. A E B C D F K J LPer Fire Code BUILDING TYPE STANDARDS LOFT F AE B C D K J L LOFT A Loft is a single-family residence that is detached or shares a party wall with another of the same type and occupies the full frontage line on its own lot. For Loft types, garages, and/or parking is provided adjacent or under the townhouse from the rear lane frontages while the primary townhouse front faces a lane, street, or public greenway. Lofts in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 20’ min. x 30’ min. (A) Setbacks Front 0’ min. (B) Front Corner 0’ min. (C) Side 0’ min. (D) Rear 0’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Building Frontage at Setback 90 %’ max. (J) Building Front Encroachments 8’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. 1879 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 TOWNHOUSE PARK-UNDER F AE B C D K J L TOWNHOUSE PARK-UNDER A Townhouse is a single-family residence that shares a party wall with another of the same type and occupies the full frontage line on its own lot. For Townhouse Park-Under types, garages, and/or parking is provided under the townhouse from the rear lane frontages while the primary townhouse front faces a street or public greenway. Townhouses in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 20’ min. x 50’ min. (A) Setbacks Front 10’ min. (B) Front Corner 8’ min. (C) Side 0’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 30’ min. (F) Building Frontage at Setback 100 %’ max. (J) Building Front Encroachments 8’ max.(K) Building Side Encroachments 6’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. BUILDING TYPE STANDARDS 3-TOWNHOUSE ESTATE 3-TOWNHOUSE ESTATE A 3-Townhouse Estate is a single-family residence that shares a party wall with two other of the same type with the building and architectural massing of a large house or estate. and occupies the full frontage line on its own lot. For 3-Townhouse Estate types, garages, and/or parking is provided under the townhouse from the rear lane frontages while the primary townhouse front faces a street or public greenway. Townhouses in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 24’ min. x 50’ min. (A) Setbacks Front 10’ min. (B) Front Corner 8’ min. (C) Side 0’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 30’ min. (F) Building Frontage at Setback 100 %’ max. (J) Building Front Encroachments 8’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. F AE B CD K J L C L 1980 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 STACKED-FLAT F AE B CD K J L STACKED-FLAT A Stacked-Flat is a single floor or town house residence that is stacked vertically with one above the other and occupies the full frontage line on a shared lot lot. For Staked-Flat types, garages, and/or parking is provided under or behind the building accessed from the rear lane frontages while the front faces a street or public greenway. Stacked-Flats in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 60’ min. x 50’ min. (A) Setbacks Front 10’ min. (B) Front Corner 8’ min. (C) Side 0’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 30’ min. (F) Building Frontage at Setback 80 % max. (J) Building Front Encroachments 8’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 4 Stories max. First Floor Above Grade 1.5’ min. BUILDING TYPE STANDARDS MEWS HOUSE MEWS HOUSE A Mews House is a single-family residence that is detached or shares a party wall with another of the same type and occupies the full frontage line on its own lot. Mews House types are generally wide and shallow. For Mews House types, garages, and/or parking is provided adjacent from the rear lane frontages screened from the frontage while the primary townhouse front faces a lane, street, or public greenway. Mews Houses in the T-5 Neighborhood Center Strolling District are permitted to have ground floor mixed-use. Lot width x depth 50’ min. x 30’ min. (A) Setbacks Front 5’ min. (B) Front Corner 5’ min. (C) Side 5’ min. (D) Rear 5’ min. (E) Parking and Waste from Front Façade Screened (F) Building Frontage at Setback 90 % max. (J) Building Front Encroachments 8’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. F AE B C D K J L 2081 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 A E B C D HH I K J L D H F D MULTI-FAMILY HOUSE M H MULTI-FAMILY HOUSE A Multi-Family House is a multi-family residence with up to 8 units that is similar in scale, massing, and character with a large single-family house and intended to be compatible in form and adjacency. For Multi-Family Houses, garages, ADUs and/or parking is provided from the street and lane frontages while the primary front faces a street or public greenway. Multi-Family Houses in the T-5 Neighborhood Center Strolling District are required or permitted to have ground floor mixed-use and galleries. Lot width x depth 72’ min. x 100’ min. (A) Setbacks Front 12’ min. (B) Front Corner 6’ min. (C) Side 8’ min. (D) Rear 30’ min. (E) Parking and Waste from Front Façade 45’ min. (F) Accessory Buildings from Front 60’ min. (G) Accessory Buildings Side Align (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 90 % max. (J) Building Front Encroachments 10’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 3.5 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. M BUILDING TYPE STANDARDS A E B C D H I K J L D H F D MULTI-FAMILY BUILDING H MULTI-FAMILY BUILDING A Multi-Family House is a multi-family residence with up to 16 units that is similar in scale, massing, and character with the frontage of a Multi-Family Building and intended to be compatible in form and adjacency. For Multi-Family Buildings, garages, ADUs and/or parking is provided in a rear common parking area and/or park-under garages screened from the street while the primary front faces a street or public greenway. Multi-Family Buildings in the T-5 Neighborhood Center are required or permitted to have ground floor mixed-use and galleries. Lot width x depth 72’ min. x 60’ min. (A) Setbacks Front 6’ min. (B) Front Corner 6’ min. (C) Side 6’ min. (D) Rear 0’ min. (E) Parking and Waste from Front Façade 45’ min. (F) Accessory Buildings from Front 40’ min. (G) Accessory Buildings Side Align (H) Accessory Buildings Rear 0’ min. (I) Building Frontage at Setback 90 % max. (J) Building Front Encroachments 10’ max. (K) Building Side Encroachments 6’ max. (L) Height Principle Building 4 Stories max. First Floor Above Grade 1.5’ min. Outbuilding 2.5 Stories max. 2182 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 BUILDING TYPE STANDARDS TREEHOUSE A Treehouse Type is a single-family dwelling on a large lot in the neighborhood edge. The small footprint is vertical in proportion and typically includes substantially deep cantilevered porches and balconies. Parking is generally provided along the street frontage or by driveways set back from the frontage. Lot width x depth & max footprint 50’ min. x 50’ min. (A) 576 sq. ft. max. building footprint Setbacks Front 5’ min. (B) Front Corner 12’ min. (C) Side 12’ min. (D) Rear 5’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Accessory Buildings from Front N/A (G) Accessory Buildings Side N/A (H) Accessory Buildings Rear N/A (I) Building Frontage at Setback 40 % max. (J) Building Front Encroachments 15’ max.(K) Building Side & Rear Encroachments 12’ max. (L) Height Principle Building 4 Stories max. First Floor Above Grade 1.5’ min. Outbuilding N/A TREEHOUSE A E B D F K C L J SHOPFRONT / MIXED-USE SHOPFRONT / MIXED USE Shopfront and Mixed-Use Buildings are small to medium size size traditional building types typically following the platting patterns of the historic main street. Ground level uses typically include retail shops, restaurants and cafes, and commercial. Upper level uses typically include residential and/or commercial uses. Ground level facades are detailed with inviting storefronts with abundant windows and canopies, balconies, and/or awnings above. Parking is provided on-street and in shared screened parking areas or park-under accessed from a rear alley while the primary front faces the street or public green space. Refer to the Regulating Plan for required and permitted retail and galleries. Lot width x depth 12’ min. x 40’ min. (A) Setbacks Front 0’ min. (B) Front Corner 0’ min. (C) Side 0’ min. (D) Rear 0’ min. (E) Parking and Waste from Front Façade 20’ min. (F) Building Frontage at Setback 80 % min. (J) Building Front Encroachments Above 1st Level 15’ max. (K) Building Side Encroachments Above 1st Level 8’ max. (L) Height Principle Building 4 Stories max. First Floor Above Grade 0’ min. A E B CF K L J 2283 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 ACCESSORY BUILDING ACCESSORY BUILDING •Accessory Structures are permitted in districts with residential uses. In all cases, garages and storage buildings should be located behind or set back from the principal dwelling. When the housing type does not include a garage, a storage building is required. •Garages: Garages should be located behind the principal dwelling. Construction of garages for houses should be optional; however, when homeowners elect to forego or delay garage construction, a storage building is required. • Accessory Dwelling Unit: A secondary dwelling unit associated with a principal residence on a single lot is permitted. ADUs shall be a maximum of 50% of the square footage of the primary building footprint. An accessory unit is typically located over the detached garage of a townhouse or detached house. Refer to each Building Type for specific standards. • See the Use Table for “accessory apartment” when attached to the principal residence. BUILDING TYPE STANDARDS 2384 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 ROOFS Roofs shall be clad in galvanized metal, fiberglass/asphalt shingles, or slate. Roof Penetrations, including vent stacks, shall be placed on the rear slope of the roof where feasible. Roof penetrations shall be finished to match the color of the roof. Mechanical equipment including solar panels shall be screened and located away from frontages. Roof Slope shall be between 6:12 and 12:12. Porch Slope shall be a minimum of 3:12. Gutters, Downspouts, and Projecting Drainpipes shall be made of galvanized metal, copper, or painted aluminum in white or same color as building. Flashing shall be galvanized/pre-painted metal or copper. Eaves shall be continuous. Eaves shall be either exposed with custom cut rafter tails, partially exposed with square-cut rafter tails, or closed soffits and on the front facade shall project 12 to 36 inches from the exterior wall sheathing to the outer edge of gutter. Rafter Tails shall not exceed 6 inches in depth at the tip. OPENINGS Doors shall provide a clear width of not less than 32”. Exterior doors shall have a maximum nominal width of 36” for single doors. If double doors are used, one leaf shall provide a minimum 32” clearance. Local compliance for fire egress and ADA standards takes precedent. Doors shall be side-hinged swinging type (no sliders) at frontages. Doors shall be painted. Windows shall be made of wood, extruded aluminum, vinyl, or hollow steel frame and glazed with clear glass. Windows shall be with a vertical or square proportion, Storm Windows and Screens, shall cover the entire window area. Panes shall be of square or vertical proportion. Shutters shall be operable w/ shutter dogs, sized, and shaped to meet the associated openings. SUSTAINABILITY GUIDELINES Sites should be disturbed as little as possible during construction. Natural drainage patterns shall be kept wherever feasible. Excavated soil shall be used for required contour line modifications and onsite backfill. Materials should be locally sourced where feasible. Use of Recycled Materials is encouraged. Building Shape is recommended to be rectangular to allow breezes inside, cross-ventilation, and provide natural cooling. Landscaping should encourage deciduous trees next to buildings to provide them with shade in summer and solar heating in winter. Building Shading should be used selectively to minimize unwanted solar heat gain in the summer and maximize heat gains in the winter. Cross ventilation is recommended to be provided through narrow floor plans with large, operable windows, porches and breezes. Paints are recommended to have Low-VOC emissions. Stormwater Management for guidance on stormwater management and the application of tools for paving, channeling, storage, and filtration including maintenance and costs refer to the; Light Imprint Handbook; Integrating Sustainability and Community Design. HEIGHT Height of buildings shall be measured per the Salem code. For residential dwellings the ground floor shall be a minimum of 18” above the back of curb measured at the front corners. ELEMENTS Porches and Colonnades are generally covered and shall have their columns, and posts. Porches shall have square or vertically proportioned intercolumniation. Porches may encroach into the setbacks. Railings shall be made of metal, wood, or composite. Railings shall have horizontal top and bottom rails centered on the balusters. The openings between balusters shall not exceed 4 inches. Bottom rails shall be raised above the level of the floor. Equipment including HVAC and utility meters shall be screened and located away from the primary entries. Vista Points where shown on the Land Use Plan are prominent locations including corners, deflections, and at the axial conclusion of a thoroughfare or public space. A building located at a Vista Point designated on a Regulating Plan is required to be designed in response to this location. Galleries shall be aligned close to the frontage line with an attached cantilevered shed or lightweight colonnade overlapping the Sidewalk. WALLS Walls shall be in stone, brick, stucco, wood clapboard, board and batten, fiber cement, or vinyl, or polymeric. Walls shall show no more than two materials above the foundation. Materials shall change along a horizontal line, with the heavier material below the lighter. Siding shall be of integral color, painted or stained. Arches and Piers shall be brick, stone, or stucco. Posts shall be pressure treated, wood, or protective wrapped with vinyl or PVC. Foundations shall be enclosed with horizontal wood boards, wood louvers, stucco over block, stamped poured concrete, stone, or brick. Trim shall be high grade lumber, pre-painted metal, polymeric, vinyl, or fiber cement board, and shall be 3.5 inches to 6 inches in width at corners and around corners. Wood, if visible, shall be painted or stained with an opaque stain, except walking surfaces, which may be left natural. Stucco shall be cement with smooth sand or pebble finish. ARCHITECTURAL DESIGN GUIDELINES SIGNAGE A Master Signage Plan and Sign Standards may be submitted prior to specific site plan submissions. General to all zones: a.There shall be no signage permitted additional to that specified in this section. Temporary signage for builders is excluded. Edge zone a.The address number, no more than 6 inches measured vertically, shall be attached to the building in proximity to the Principal Entrance or at a mailbox. General zone a. Signage shall be externally illuminated, except that signage within the Shopfront glazing may be neon lit. b. One blade sign for each business may be permanently installed perpendicular to the Facade within the front setback. Such a sign shall not exceed a total of 4 square feet and shall clear 8 feet above the Sidewalk. Center zone a. Blade signs, not to exceed 6 square ft. for each separate business entrance, may be attached to and should be perpendicular to the Facade, and shall clear 8 feet above the Sidewalk. b. A single external permanent sign band may be applied to the Facade of each building, providing that such sign not exceed 3 feet in height by any length. 9.Generalized statements pertaining to any architectural and community design guidelines shall be submitted in sufﬁcient detail to provide information on building designs, orientations, styles, lighting plans, etc. 2485 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 10.2.23 PHASING PLAN SWIMMIN BASKETBALL STABL ALMA BLEADSO BLESSIN RUTH CAMP MEMORI LONGVIE PRESIDENT BROWNL EQUESTRI FISHIN BAPTIST ORPHANA HOBDA BOXLEY MAINTENAN ANNEX INFIRMA JAMES CARPENT A B J I H G F D E C 10. A development schedule indicating the location, extent and sequence of proposed development. Speciﬁc information on development of the open space, recreation areas, and non-residential uses should be included. 2586 The City of Salem Zoning Ordinance - Hopetree Uses & Deﬁnitions - draft 10.11.23 Agriculture Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Agriculture √* The use of land for the production of food and ﬁber, including farming, dairying, pasturage, agriculture, horticulture, viticulture, and animal and poultry husbandry. A garden accessory to a residence shall not be considered agriculture. The keeping of a cow, pig, sheep, goat, chicken or similar animal shall constitute agriculture regardless of the size of the animal and regardless of the purpose for which it is kept. *Equine Assisted Psychotherapy Agritourism √√√√√ Any activity carried out on a farm or ranch that allows members of the general public, for recreational, entertainment, or educational purposes, to view or enjoy rural activities, including farming, wineries, ranching, historical, cultural, harvest-your- own activities, or natural activities and attractions. Farm stand √√√√√ An establishment for the seasonal retail sale of agricultural goods and merchandise primarily produced by the operator on the site, or on nearby property. Agricultural goods produced on other properties owned or leased by the operator may also be allowed provided a majority of the produce comes from land surrounding the wayside stand. This use type shall include agricultural products picked by the consumer. Forestry operations The use of land for the raising and harvesting of timber, pulp woods and other forestry products for commercial purposes, including the temporary operation of a sawmill and/or chipper to process the timber cut from that parcel or contiguous parcels. Excluded from this deﬁnition shall be the cutting of timber associated with land development approved by the City of Salem, which shall be considered accessory to the development of the property. Stable √√√√√The boarding, keeping, breeding, pasturing or raising of horses, ponies, mules, donkeys or llamas by the owner or occupant of the property and/or their paying or non-paying guests. Included in this deﬁnition are riding academies. Residential Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Accessory apartment √*√*√*√*√*A second dwelling unit within a detached single family dwelling which is clearly incidental and subordinate to the main dwelling unit. *Detached Accessory Dwellings are also permitted - see speciﬁc Building Types. Family day care home √√√√ A single family dwelling in which more than ﬁve but less than ten individuals, are received for care, protection and guidance during only part of a 24 hour day. Individuals related by blood, legal adoption or marriage to the person who maintains the home shall not be counted towards this total. The care of ﬁve or less individuals for portions of a day shall be considered a home occupation. Home occupation √√√√√An accessory use of a dwelling unit for gainful employment involving the production, provision, or sale of goods and/or services. Manufactured home A structure, transportable in one or more sections, which in the traveling mode is eight body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation. A manufactured home shall contain one dwelling unit. Some manufactured homes are also referred to as mobile homes. Manufactured home, accessory A manufactured home that is subordinate to a single family dwelling on a single lot and meets the additional criteria contained in this chapter. Manufactured home, emergency A manufactured home used temporarily for the period of reconstruction or replacement of an uninhabitable dwelling lost or destroyed by ﬁre, ﬂood, or other act of nature, or used temporarily as housing relief to victims of a federally declared disaster in accordance with the provisions of this chapter. Manufactured home subdivision A ten acre or larger community of manufactured home dwellings with lots that are subdivided for individual ownership. Manufactured home park A ten acre or larger tract of land intended to accommodate a manufactured home community of multiple spaces for lease or condominium ownership. A manufactured home park is also referred to as a mobile home park. Multi-family dwelling √√√√ A building or portion thereof which contains three or more dwelling units for permanent occupancy, regardless of the method of ownership. Included in the use type would be garden apartments, low and high rise apartments, apartments for elderly housing and condominiums. Residential human care facility √√√√ A building (1) used as a group home where not more than eight mentally ill, mentally retarded or other developmentally disabled persons, not related by blood or marriage, reside, with one or more resident counselors or other staff persons and for which the Virginia Department of Behavioral Health and Developmental Services is the licensing authority, pursuant to Virginia Code § 15.2-2291, or (2) used as a group home where not more than eight aged, inﬁrm or disabled persons, not related by blood or marriage, reside with one or more resident counselors or other staff persons and for which the Department of Social Services is the licensing authority, pursuant to § Virginia Code § 15.2-2291(B). Excluded from this deﬁnition are drug or alcohol rehabilitation centers, half-way houses and similar uses. *Adult Group Homes for individuals with Intellectual and Developmental Disabilities 1 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE 2687 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Single family dwelling detached √√√√ A site built or modular building designed for or used exclusively as one dwelling unit for permanent occupancy. A single family dwelling which is surrounded by open space or yards on all sides, is located on its own individual lot, and which is not attached to any other dwelling by any means. Single family dwelling attached √√√√A site built or modular building designed for or used exclusively as one dwelling unit for permanent occupancy. Two single family dwellings sharing a common wall area, each on its own individual lot. Temporary family health care structure A transportable residential structure providing an environment facilitating a caregiver's provision of care for mentally or physically impaired person that (i) is primarily assembled at a location other than its site of installation, (ii) is limited to one occupant who shall be the mentally or physically impaired person, (iii) has no more than 300 gross square feet, (iv) complies with the applicable provisions of the Industrialized Building Safety Law and the Uniform Statewide Building Code, and (v) is not placed on a permanent foundation. For purposes of this deﬁnition "caregiver" and "mentally or physically impaired person" are as deﬁned in § 15.2-2292.1 of the Code of Virginia. Townhouse √√√A grouping of three or more attached single family dwellings in a row in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more common walls. Two family dwelling √√√√√The use of an individual lot for two dwelling units which share at least one common wall, each occupied by one family. Civic Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Administrative services √√√√Governmental ofﬁces providing administrative, clerical or public contact services that deal directly with the citizen. Typical uses include federal, state, county, and city ofﬁces. Assisted care residence √√√√ An establishment that provides shelter and services which may include meals, housekeeping, and personal care assistance primarily for the elderly. Residents are able to maintain a semi-independent life style, not requiring the more extensive care of a nursing home. Residents will, at a minimum, need assistance with at least one of the following: medication management, meal preparation, housekeeping, money management, or personal hygiene. At least one nurse's aid is typically on duty, with medical staff available when needed. Camps √ A use which primarily provides recreational opportunities of an outdoor nature on a daily or overnight basis. Included in this use type would be scout camps, religious camps, children's camps, wilderness camps, and similar uses which are not otherwise speciﬁcally described in this chapter. Cemetery √* Land used or dedicated to the burial of the dead, including columbariums, crematoriums, mausoleums, and necessary sales and maintenance facilities. Funeral Services use types shall be included when operated within the boundary of such cemetery. * There is small cemetery located on the edge of our pasture Clubs √√√√ A use providing meeting, or social facilities for civic or social clubs, and similar organizations and associations, primarily for use by members and guests. Recreational facilities, unless otherwise speciﬁcally cited in this section, may be provided for members and guests as an accessory use. This deﬁnition shall not include fraternal or sororal organizations associated with colleges or universities. A Club does not include a building in which members reside. Community recreation √√√√ A recreational facility for use solely by the residents and guests of a particular residential development, planned unit development, or residential neighborhood, including indoor and outdoor facilities. These facilities are usually proposed or planned in association with development and are usually located within or adjacent to such development. Correction facilities A public or privately operated use providing housing and care for individuals legally conﬁned, designed to isolate those individuals from a surrounding community. Crisis center √√√A facility providing temporary protective sanctuary for victims of crime or abuse including emergency housing during crisis intervention for individuals, such as victims of rape, child abuse, or physical beatings. Cultural services √√√A library, museum, or similar public or quasi-public use displaying, preserving and exhibiting objects of community and cultural interest in one or more of the arts or sciences. Educational facilities, college/university √√√√An educational institution authorized by the Commonwealth of Virginia to award associate, baccalaureate or higher degrees. Educational facilities, primary/secondary √√√√A public, private or parochial school offering instruction at the elementary, junior and/or senior high school levels in the branches of learning and study required to be taught in the public schools of the Commonwealth of Virginia. Guidance services √√√√ A use providing counseling, guidance, recuperative, or similar services for persons requiring rehabilitation assistance or therapy for only part of a 24 hour day. This use type shall not include facilities that dispense and/or administer controlled substances and/or pharmaceutical products for the treatment of drug addiction and substance abuse and/or mental health disorders. Non-medicinal counseling-based treatment of drug addiction and substance abuse and/or mental health disorders may be considered guidance services after review by the administrator. Facilities that do dispense and/or administer controlled substances and/or pharmaceutical products for the treatment of drug addiction and substance abuse and/or mental health disorders shall be considered an Outpatient mental health and substance abuse clinic. Halfway House √√ An establishment providing residential accommodations, rehabilitation, counseling, and supervision to persons suffering from alcohol or drug addiction, to persons reentering society after being released from a correctional facility or other institution, or to persons suffering from similar disorders or circumstances. 2 2788 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Life care facility √√√√ A residential facility primarily for the continuing care of the elderly, providing for transitional housing progressing from independent living in various dwelling units, with or without kitchen facilities, and culminating in nursing home type care where all related uses are located on the same lot. Such facility may include other services integral to the personal and therapeutic care of the residents. Nursing home √√√√ A use providing bed care and in-patient services for persons requiring regular medical attention but excluding a facility providing surgical or emergency medical services and excluding a facility providing care for alcoholism, drug addiction, mental disease, or communicable disease. Nursing homes have doctors or licensed nurses on duty. Park and ride facility A publicly owned, short-term, parking facility for commuters. Post ofﬁce √√Postal services directly available to the consumer operated by the United States Postal Service. Public assembly √√ Facilities owned and operated by a public agency accommodating public assembly for sports, amusement, or entertainment purposes. Typical uses include auditoriums, sports stadiums, convention facilities, fairgrounds, and sales and exhibition facilities. Public maintenance and service facilities √√√ A public facility supporting maintenance, repair, vehicular or equipment servicing, material storage, and similar activities including street or sewer yards, equipment services centers, and similar uses having characteristics of commercial services or contracting or industrial activities. Public parks and recreational areas √√√Publicly-owned and operated parks, picnic areas, playgrounds, indoor or outdoor athletic facilities, greenways and open spaces. Religious assembly √√A use located in a permanent building and providing regular organized religious worship and related incidental activities, except primary or secondary schools and day care facilities. Safety services √√Facilities for the conduct of safety and emergency services for the primary beneﬁt of the public, whether publicly or privately owned and operated, including police and ﬁre protection services and emergency medical and ambulance services. Ofﬁce Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Financial instutitions √√√* Provision of ﬁnancial and banking services to consumers or clients. Walk-in and drive-in services to consumers are generally provided on site. Typical uses include banks, savings and loan associations, savings banks, credit unions, lending establishments and free-standing automatic teller machines. • Walk-In Only General ofﬁce √√√ Use of a site for business, professional, or administrative ofﬁces, excluding medical ofﬁces/clinic. Typical uses include real estate, insurance, management, travel, computer software or information systems research and development, or other business ofﬁces; organization and association ofﬁces; or law, architectural, engineering, accounting or other professional ofﬁces. Retail sales do not comprise more than an accessory aspect of the primary activity of a General Ofﬁce. Medical Ofﬁce/clinic √√√√ A facility used for human health care of the body, such as medical, dental, therapeutic, chiropractic or similar consultation, diagnosis, and treatment by one or more practitioners licensed by the Commonwealth of Virginia. Medical ofﬁces/clinics provide outpatient care on a routine basis, and may offer minor surgical care, but do not provide overnight care or serve as a base for an ambulance service. Outpatient mental health and sustance abuse clinic √√√ An establishment which provides outpatient services primarily related to the diagnosis and treatment of mental health disorders, alcohol, or other drug or substance abuse disorders. Services include the dispensing and administering of controlled substances and pharmaceutical products by professional medical practitioners licensed by the Commonwealth of Virginia. Laboratories √√√ Establishments primarily engaged in performing research or testing activities into technological matters. Typical uses include engineering and environmental laboratories, medical, optical, dental and forensic laboratories, x-ray services, and pharmaceutical laboratories only involved in research and development. Excluded are any laboratories which mass produce one or more products directly for the consumer market. Commercial Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Adult business Any adult bookstore, adult video store, adult model studio, adult motel, adult movie theater, adult nightclub, adult store, business providing adult entertainment, or any other establishment that regularly exploits an interest in matters relating to speciﬁed sexual activities or speciﬁed anatomical areas or regularly features live entertainment intended for the sexual stimulation or titillation of patrons, and as such terms are deﬁned in Chapter 58 of this Code. Agricultural services √√ An establishment primarily engaged in providing services speciﬁcally for the agricultural community which is not directly associated with a farm operation. Included in this use type would be servicing of agricultural equipment, independent equipment operators, and other related agricultural services. Antique shops √√√A place offering primarily antiques for sale. An antique for the purposes of this chapter shall be a work of art, piece of furniture, decorative object, or the like, of or belonging to the past, at least 30 years old. 3 2889 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Assembly hall √√√A building, designed and used primarily for the meeting or assembly of a large group of people for a common purpose. Typical uses include meeting halls, union halls, bingo parlors, and catering or banquet facilities. Athletic instruction services √√√ Establishments primarily engaged in providing indoor instruction and training in athletic sports that require high ceiling heights for the activity. Typical uses include gymnastics academies, baseball and softball training centers, tennis centers and golf centers. Automobile dealership, new The use of any building, land area or other premise for the display of new and used automobiles, trucks, vans, or motorcycles for sale or rent, including any warranty repair work and other major and minor repair service conducted as an accessory use. Automobile dealership, used Any lot or establishment where three or more used motor vehicles, including automobiles, trucks, and motorcycles are displayed at one time for sale. Automobile repair services, major Repair of construction equipment, commercial trucks, agricultural implements and similar heavy equipment, including automobiles, where major engine and transmission repairs are conducted. This includes minor automobile repairs in conjunction with major automobile repairs. Typical uses include automobile and truck repair garages, transmission shops, radiator shops, body and fender shops, equipment service centers, machine shops and other similar uses where major repair activities are conducted. Automobile repair services, minor √√ Repair of automobiles, noncommercial trucks, motorcycles, motor homes, recreational vehicles, or boats, including the sale, installation, and servicing of equipment and parts. Typical uses include tire sales and installation, wheel and brake shops, oil and lubrication services and similar repair and service activities where minor repairs and routine maintenance are conducted. Automobile rental/leasing √√√Rental of automobiles and light trucks and vans, includ-ing incidental parking and servicing of vehicles for rent or lease. Typical uses include auto rental agencies and taxicab dispatch areas. Automobile parts/supply, retail Retail sales of automobile parts and accessories. Typical uses include automobile parts and supply stores which offer new and factory rebuilt parts and accessories, and include establishments which offer minor automobile repair services. Business support services √√√ Establishments or places of business engaged in the sale, rental or repair of ofﬁce equipment, supplies and materials, or the provision of services used by ofﬁce, professional and service establishments. Typical uses include ofﬁce equipment and supply ﬁrms, small business machine repair shops, convenience printing and copying establishments, as well as temporary labor services. Business or trade schools √√√A use providing education or training in business, commerce, language, or other similar activity or occupational pursuit, and not otherwise deﬁned as an educational facility, either primary and secondary, or college and university. Campgrounds Facilities providing camping or parking areas and incidental services for travelers in recreational vehicles and/or tents. Car wash Washing and cleaning of vehicles. Typical uses include automatic conveyor machines and self-service car washes. Commercial indoor amusement √√√ Establishments which provide multiple coin operated amusement or entertainment devices or machines as other than an incidental use of the premises. Such devices would include pinball machines, video games, and other games of skill or scoring, and would include pool and/or billiard tables, whether or not they are coin operated. Typical uses include game rooms, billiard and pool halls, and video arcades. Commercial indoor entertainment √√√Predominantly spectator uses conducted within an enclosed building. Typical uses include motion picture theaters, and concert or music halls. Commercial indoor sports and recreation √√√Predominantly non-instructional participant-based uses conducted within an enclosed building. Typical uses include bowling alleys, ice and roller skating rinks, indoor racquetball, swimming, and/or tennis facilities. Commercial outdoor entertainment Predominantly spectator uses conducted in open or partially enclosed or screened facilities. Typical uses include sports arenas, motor vehicle or animal racing facilities, and outdoor amusement parks. Commercial outdoor sports and recreation √√√ Predominantly participant uses conducted in open or partially enclosed or screened facilities. Typical uses include driving ranges, miniature golf, swimming pools, tennis courts, outdoor racquetball courts, motorized cart and motorcycle tracks, and motorized model airplane ﬂying facilities. Communications services √√√ Establishments primarily engaged in the provision of broadcasting and other information relay services accomplished through the use of electronic and telephonic mechanisms. Excluded from this use type are facilities classiﬁed as Utility Services - Major or Towers. Typical uses include television studios, telecommunication service centers, telegraph service ofﬁces or ﬁlm and sound recording facilities. Construction sales and services Establishments or places of business primarily engaged in retail or wholesale sale, from the premises, of materials used in the construction of buildings or other structures, but speciﬁcally excluding automobile or equipment supplies otherwise classiﬁed herein. Typical uses include building material stores and home supply establishments. Consumer repair services √√√ Establishments primarily engaged in the provision of repair services to individuals and households, rather than businesses, but excluding automotive and equipment repair use types. Typical uses include appliance repair shops, shoe repair, watch or jewelry repair shops, or repair of musical instruments. Convenience store √√√ Establishments primarily engaged in the provision of frequently or recurrently needed goods for household consumption, such as prepackaged food and beverages, and limited household supplies and hardware. Convenience stores shall not include fuel pumps or the selling of fuel for motor vehicles. Typical uses include neighborhood markets and country stores. Dance hall √√√Establishments in which more than ten percent of the total ﬂoor area is designed or used as a dance ﬂoor, or where an admission fee is directly collected, or some other form of compensation is obtained for dancing. Day care center √√√√ Any facility operated for the purpose of providing care, protection and guidance to ten or more individuals during only part of a 24 hour day. This term includes nursery schools, preschools, day care centers for individuals, and other similar uses but excludes public and private educational facilities or any facility offering care to individuals for a full 24 hour period. 4 2990 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Equipment sales and rental Establishments primarily engaged in the sale or rental of tools, trucks, tractors, construction equipment, agricultural implements, and similar industrial equipment, and the rental of mobile homes. Included in this use type is the incidental storage, maintenance, and servicing of such equipment. Flea market √√√Businesses engaged in the outdoor sale of used or new items, involving regular or periodic display of merchandise for sale. Funeral services Establishments engaged in undertaking services such as preparing the dead for burial, and arranging and managing funerals. Typical uses include mortuaries and crematories. Garden center √√√√ Establishments or places of business primarily engaged in retail or wholesale (bulk) sale, from the premises, of trees, shrubs, seeds, fertilizers, pesticides, plants and plant materials primarily for agricultural, residential and commercial consumers. Such establishments typically sell products purchased from others, but may sell some material which they grow themselves. Typical uses include nurseries, plant stores and lawn and garden centers. Gasoline station Any place of business with fuel pumps and gasoline storage tanks which provides fuels and oil for motor vehicles. Golf course A tract of land for playing golf, improved with tees, greens, fairways, hazards, and which may include clubhouses and shelters. Included would be executive or par 3 golf courses. Speciﬁcally excluded would be independent driving ranges and any miniature golf course. Homestay inn √√√√ A dwelling in which not more than ﬁve bedrooms are provided for overnight guests for compensation, on a daily or weekly basis, with or without meals. The owner or the owner's agent shall reside on the same parcel occupied by the homestay inn. A homestay inn may also be known as a bed and breakfast. Hospital √√ A facility providing medical, psychiatric, or surgical service for sick or injured persons primarily on an in-patient basis and including ancillary facilities for outpatient and emergency treatment diagnostic services, training, research, administration, and services to patients, employees, or visitors. Hotel/motel/motor lodge √√√ A building or group of attached or detached buildings containing lodging units intended primarily for rental or lease to transients by the day, week or month. Such uses generally provide additional services such as daily maid service, restaurants, meeting rooms and/or recreation facilities. Kennel, commercial The boarding, breeding, raising, grooming or training of dogs, cats, or other household pets of any age not owned by the owner or occupant of the premises, and/or for commercial gain. Laundry √√√Establishments primarily engaged in the provision of laundering, cleaning or dyeing services other than those classiﬁed as Personal Services. Typical uses include bulk laundry and cleaning plants, diaper services, or linen supply services. Manufactured home sales Establishments primarily engaged in the display, retail sale, rental, and minor repair of new and used manufactured homes, parts, and equipment. Massage parlor Establishments having a ﬁxed place of business where any person other than a massage therapist, as licensed by the Virginia Board of Nursing, administers or gives any kind or character of massage, manipulation of the body or other similar procedure. Massage therapy as licensed by the Virginia Board of Nursing shall be considered a personal service. This deﬁnition shall not be construed to include a hospital, nursing home, medical clinic, or the ofﬁce of a duly licensed physician, surgeon, physical therapist, chiropractor, osteopath, or a barber shop or beauty salon in which massages are administered only to the scalp, the face, the neck, or the shoulders, or an exercise club where massage is performed by a person of the same sex as the subject of the massage. Microbrewery √√√An establishment engaged in the production of beer with a signiﬁcant commercial component, such as a restaurant or retail store. Microdistillery √√√An establishment engaged in the production of spirits with a signiﬁcant commercial component, such as a restaurant or retail store. Owner's agent √√√√A person who manages a homestay inn and whose primary residence and domicile shall be on the same parcel as the homestay inn. Personal storage √√√ A building designed to provide rental storage space in cubicles where each cubicle has a maximum ﬂoor area of 400 square feet. Each cubicle shall be enclosed by walls and ceiling and have a separate entrance for the loading and unloading of stored goods. Pawn shop A use engaged in the loaning of money on the security of property pledged in the keeping of the pawnbroker and the incidental sale of such property. Personal improvement services √√√ Establishments primarily engaged in the provision of informational, instructional, personal improvements and similar services. Typical uses include driving schools, health or physical ﬁtness centers (excluding athletic instruction services), reducing salons, dance studios, handicraft and hobby instruction. Personal services √√√ Establishments or places of business engaged in the provision of frequently or recurrently needed services of a personal nature. Typical uses include beauty and barber shops; grooming of pets; seamstresses, tailors, or shoe repairs; ﬂorists; and Laundromats and dry cleaning stations serving individuals and households. Recreationsal vehicle sales and service Retail sales of recreational vehicles and boats, including service and storage of vehicles and parts and related accessories. Restaurant* √*√*√*An establishment engaged in the preparation and sale of food and beverages. Service to customers may be by counter or table service, or by take-out or delivery. * Walk-In Only. Retail Sales √√√Sale or rental with incidental service of commonly used goods and merchandise for personal or household use but excludes those classiﬁed more speciﬁcally by these use type classiﬁcations. Short-term lender Establishments primarily engaged in short-term lending such as payday loans, car title loans, and refund anticipation loans. 5 3091 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Studio, ﬁne arts √√√√A building, or portion thereof, used as a place of work by a sculptor, artist, or photographer. Truck stop An establishment containing a mixture of uses which cater to the traveling public and in particular motor freight operators. A truck stop might include such uses as fuel pumps, restaurants, overnight accommodations, retail sales related to the motor freight industry, and similar uses. Veterinary hospital/clinic √√√ Any establishment rendering surgical and medical treatment of animals. Boarding of animals shall only be conducted indoors, on a short term basis, and shall only be incidental to such hospital/clinic use, unless also authorized and approved as a commercial kennel. Industrial Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Asphalt plant An establishment engaged in manufacturing or mixing of paving materials derived from asphaltic mixtures or tar. Brewery √√√An establishment primarily engaged in the production of beer for distribution. Construction yards Establishments housing facilities of businesses primarily engaged in construction activities, including outside storage of materials and equipment. Typical uses are building contractor's yards. Custom manufacturing √√√√Establishments primarily engaged in the on-site production of goods by hand manufacturing, within enclosed structures, involving the use of hand tools, or the use of mechanical equipment commonly associated with residential or commercial uses. Distillery √√√An establishment primarily engaged in the production of spirits for distribution. Industry, type I √√√ Establishments engaged in the processing, manufacturing, compounding, assembly, packaging, treatment or fabrication of materials and products, from processed or previously manufactured materials. Type I Industry is capable of operation in such a manner as to control the external effects of the manufacturing process, such as smoke, noise, soot, dirt, vibration, odor, etc. A machine shop is included in this category. Also included is the manufacturing of apparel, electrical appliances, electronic equipment, camera and photographic equipment, ceramic products, cosmetics and toiletries, business machines, food, paper products (but not the manufacture of paper from pulpwood), musical instruments, medical appliances, tools or hardware, plastic products (but not the processing of raw materials), pharmaceuticals or optical goods, bicycles, and any other product of a similar nature or requiring similar production characteristics. Industry, type II Enterprises in which goods are generally mass produced from raw materials on a large scale through use of an assembly line or similar process, usually for sale to wholesalers or other industrial or manufacturing uses. Included in this use type are industries involved in processing and/or reﬁning raw materials such as chemicals, rubber, wood or wood pulp, forging, casting, melting, reﬁning, extruding, rolling, drawing, and/or alloying ferrous metals, and the production of large durable goods such as automobiles, manufactured homes, or other motor vehicles. Industry, type III An establishment which has the potential to be dangerous or extremely obnoxious. Included are those in which explosives are stored, petroleum is reﬁned, natural and liquid gas and other petroleum derivatives are stored and/or distributed in bulk, radioactive materials are compounded, pesticides and certain acids are manufactured, and hazardous waste is treated or stored as the establishment's principal activity. Landﬁll, construction debris The use of land for the legal disposal of construction and demolition wastes consisting of lumber, wire, sheet rock, broken brick, shingles, glass, pipes, concrete, and metals and plastic associated with construction and wastes from land clearing operations consisting of stumps, wood, brush, and leaves. Landﬁll, rubble The use of land for the legal disposal of only inert waste. Inert waste is physically, chemically and biologically stable from further degradation and considered to be non-reactive, and includes rubble, concrete, broken bricks, and block. Landﬁll, sanitary The use of land for the legal disposal of municipal solid waste derived from households, business and institutional establishments, including garbage, trash, and rubbish, and from industrial establishments, other than hazardous wastes as described by the Virginia Hazardous Waste Regulations. Meat pcking and related industries The processing of meat products and byproducts directly from live animals or offal from dead animals. Railroad facilities Railroad yards, equipment servicing facilities, and terminal facilities. Recycling centers and stations √√√A receptacle or facility used for the collection and storage of recyclable materials designed and labeled for citizens to voluntarily take source separated materials for recycling. Resource extraction A use involving on-site extraction of surface or subsurface mineral products or natural resources. Typical uses are quarries, borrow pits, sand and gravel operation, mining, and soil mining. Speciﬁcally excluded from this use type shall be grading and removal of dirt associated with an approved site plan or subdivision, or excavations associated with, and for the improvement of, a bona ﬁde agricultural use. Scrap and salvage services Places of business primarily engaged in the storage, sale, dismantling or other processing of uses or waste materials which are not intended for reuse in their original forms. Typical uses include paper and metal salvage yards, automotive wrecking yards, junk yards, used tire storage yards, or retail and/or wholesale sales of used automobile parts and supplies. Transfer station Any storage or collection facility which is operated as a relay point for municipal solid waste which ultimately is to be transferred to a landﬁll. 6 3192 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 USE TABLE Transportation terminal A facility for loading, unloading, and interchange of passengers, baggage, and incidental freight or package express between modes of ground transportation, including bus terminals, railroad stations, and public transit facilities. Truck terminal A facility for the receipt, transfer, short term storage, and dispatching of goods transported by truck. Included in the use type would be express and other mail and package distribution facilities, including such facilities operated by the U.S. post ofﬁce. Warehousing and distribution √√√Uses including storage, warehousing and dispatching of goods within enclosed structures, or outdoors. Typical uses include wholesale distributors, storage warehouses, moving/storage ﬁrms. Miscellaneous Use Type Existing Buildings Civic Buildings T3 T4 T5 Open Space / Natural Deﬁnition Amateur radio tower √√√A structure on which an antenna is installed for the purpose of transmitting and receiving amateur radio signals erected and operated by an amateur radio operator licensed by the Federal Communications Commission. Aviation facilities Private or public land areas used or intended to be used for the take-off and landing of aircraft. Aviation facilities may include facilities for the operation, service, fueling, repair and/or storage of the aircraft. Mixed use √√√√Mixed use is a single building or parcel wherein multiple uses such as residential and commercial share space. Outdoor gathering √√√ Any temporary organized gathering expected to attract 500 or more people at one time in open spaces outside an enclosed structure. Included in this use type would be music festivals, church revivals, carnivals and fairs, and similar transient amusement and recreational activities not otherwise listed in this section. Such activities held on publicly owned land shall not be included within this use type. Parking facility, surface/structure Use of a site for surface parking or a parking structure unrelated to a speciﬁc use which provides one or more parking spaces together with driveways, aisles, turning and maneuvering areas, incorporated landscaped areas, and similar features meeting the requirements established by this chapter. This use type shall not include parking facilities accessory to a permitted principal use. Shooting range, outdoor The use of land for archery and the discharging of ﬁrearms for the purposes of target practice, skeet and trap shooting, mock war games, or temporary competitions, such as a turkey shoot. Excluded from this use type shall be general hunting, and the unstructured and nonrecurring discharging of ﬁrearms on private property with the property owner's permission if in compliance with the Code of the City of Salem. Tower √√ Any structure that is designed and constructed primarily for the purpose of supporting one or more antennas. The term includes but need not be limited to radio and television transmission towers, microwave towers, common-carrier towers, and cellular telephone and wireless communication towers. Tower types include, but are not limited to monopoles, lattice towers, wooden poles, and guyed towers. Excluded from this deﬁnition are amateur radio towers, which are otherwise deﬁned. Utility services, minor √√√√√√ Services which are necessary to support existing and future development within the immediate vicinity and involve only minor structures. Including in this use type are distribution lines and small facilities that are underground or overhead, such as transformers, relay and booster devices, and well, water and sewer pump stations. Also included are all major utility services owned and/or operated by the City of Salem, or any major utility services which were in existence prior to the adoption of this chapter. Utility services, major Services of a regional nature which normally entail the construction of new buildings or structures such as generating plants and sources, electrical switching facilities and stations or substations, water towers and tanks, community waste water treatment plants, and similar facilities. Included in this deﬁnition are also electric, gas, and other utility transmission lines of a regional nature which are not otherwise reviewed and approved by the Virginia State Corporation Commission. 7 3293 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 SALEM PUD REZONING APPLICATION (1 OF 3) Not Applicable due to existing commercial uses. Not Applicable due to campus arrangements of multiple buildings. 3394 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 SALEM PUD REZONING APPLICATION (2 OF 3)3495 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 SALEM PUD REZONING APPLICATION (3 OF 3)3596 HOPETREE PUD SALEM, VIRGINIA© 11.30.23 HOPETREE SALEM, VIRGINIA PUD REZONING APPLICATION 3697 1 HOPETREE PLANNED UNIT DEVELOPMENT Traffic Impact Study B&A Project #04220029.00 Date: December 1, 2023 Planners | Architects | Engineers | Surveyors 1208 Corporate Circle, Roanoke, VA 24018 www.balzer.cc 98 TRAFFIC STUDY FOR HOPETREE PLANNED UNIT DEVELOPMENT TAX MAP #: 44-3-10 860 MOUNT VERNON LANE CITY OF SALEM, VIRGINIA B&A PROJECT #04220029.00 DATE: December 1, 2023  PLANNERS ARCHITECTS ENGINEERS SURVEYORS 1208 Corporate Circle Roanoke, Virginia 24018 Phone: (540) 772-9580 99 Table of Contents Page 1. Introduction………………………………………………………………………………….1 2. Analysis of Existing Conditions……………………………………………………….......4 3.Analysis of Future Conditions Without Development.……..…………………………...6 4.Trip Generation.…………………………………………………………………….………8 5.Site Traffic Distribution and Assignment…………………………..……………………. 10 6.Analysis of Future Conditions with Development……….……………………..............13 7.Turn Lane Warrants……………………………….……….…………………….............. 16 8.Conclusions…………………………………………………………………………………18 Appendix A – Vicinity Map………………………………………………………………...19 Appendix B – P.U.D. Master Plan…..…………………..………………….…………….21 Appendix C – Existing Traffic Data……………………………………………………….23 Appendix D – VDOT Turn Lane Worksheets……………………………………………26 Appendix E – Synchro 11 Intersection Analysis Data………..………….……………. 31 2023 Existing AM Peak Hour Analysis…………………………………………32 2023 Existing PM Peak Hour Analysis…………………………………………34 2028 Background AM Peak Hour Analysis…………………………………….36 2028 Background PM Peak Hour Analysis…………………………………….38 2028 Buildout AM Peak Hour Analysis…..……………………….……………40 2028 Buildout PM Peak Hour Analysis………..……………………………….42 100 List of Figures Fig. 1 – 2023 Existing Turning Movements…..……………………..………….……............………..5 Fig. 2 – 2028 Projected Turning Movements..…………………………..............................………..7 Fig. 3 – Site-Generated Entering Movements..……………...………….............................………..11 Fig. 4 – Site-Generated Exiting Movements..…...…………...………….............................………..12 Fig. 5 –2028 Buildout Turning Movements..…………..….…...………………..………….……........14 List of Tables Table 1 – LOS Criteria for Unsignalized Intersections (HCM)………...……………………………..3 Table 2 – Site-Generated Traffic…………………...…..…………………………….…….....………..11 Table 3 – Site-Generated Traffic w/ 25% Reduction…………………...…..……....…….....………..11 Table 4 – Red Lane & East Carrollton Avenue LOS Analysis…………………….………..………..15 Table 5 – North Broad Street & East Carrollton Avenue LOS Analysis…………….……..………..15 101 Traffic Study 1 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 1. Introduction HopeTree Family Services is proposing to rezone 62.318 acres of land located along Red Lane in the City of Salem (see Appendix A for vicinity map). The property is proposed to be rezoned from RSF, Residential Single Family, to PUD, Planned Unit Development. The P.U.D. Land Use Plan, prepared by Civic by Design, is included in Appendix B. The development will have a mix of residential and commercial use types. The maximum number of residential units allowed for this development is 340 and these are assumed to be broken down by type as outlined in the list below. Commercial uses will be determined by market conditions and opportunities available at the time of development. The list below outlines the uses that have been assumed for the purposes of this traffic study. •115 Single-Family Detached Dwelling Units •140 Single-Family Attached Dwelling Units •85 Multi-Family Dwelling Units •60 Total Hotel Rooms •15,000 s.f. of Total General Office Space •7,500 s.f. of Total Restaurant Space The breakdown of uses above is based on what is considered to be a reasonable and conservative expectation for the development based on the P.U.D. Land Use Plan. The actual breakdown may differ from these assumptions. It is recommended that projected trip generation be tracked as the development progresses for comparison to the traffic study. If the actual development results in significantly more traffic than what has been assumed, then it may be necessary to update this study. The site is located on the west side of Red Lane with East Carrollton Avenue to the south and Interstate 81 to the north. The property is described as City of Salem Tax Parcel #44-3-10. The development has several proposed existing and proposed entrances on Red Lane, East Carrollton Avenue, and North Broad Street. As discussed with the City of Salem, the following intersections will be analyzed to determine levels of service with the proposed development: •Red Lane and East Carrollton Avenue (Unsignalized) •East Carrollton Avenue and North Broad Street (Unsignalized) 102 Traffic Study 2 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 All roads in the direct vicinity of the project are two-lane local roads that provide access between mostly residential areas. A mix of residential building types is present in this area, including single-family, two-family, townhome, and multi-family units. Roanoke College is located approximately 0.25 miles from the site to the southeast. The Main Street and downtown Salem commercial corridor is located approximately 0.7 miles south of the site. There are also two golf courses located in this area, Hanging Rock Golf Course to the north and Salem Municipal Golf Course to the west. Red Lane is utilized as a connection between downtown Salem, Hanging Rock Golf Course, and existing residential developments to the north. The speed limit on all of the local roads in the direct vicinity of the project is 25 mph. Three scenarios will be considered: Existing Condition 2023, Background Condition 2028, and Buildout Condition 2028 to determine the effects of the background traffic growth and the proposed development on the levels of service at the existing intersections. Level of service (LOS) for unsignalized intersections is evaluated based on control delay per vehicle and the driver’s perception of those conditions. Control delay is the portion of the total delay attributed to the control at the intersection. Table 1 depicts the LOS scale with corresponding control delay per vehicle, with LOS “A” representing the best operating conditions and LOS “F” representing the worst. Level of Service Criteria for Unsignalized Intersections Level Of Service Avg. Control Delay (Sec./Veh) A < 10 B > 10 – 15 C > 15 – 25 D > 25 – 35 E > 35 – 50 F > 50 Table 1: LOS Criteria for Unsignalized Intersections (HCM) The Synchro 11 software was used for traffic modeling and analysis. This study was undertaken by Balzer and Associates, Inc. to: •determine the total number of vehicle trips generated by the potential development to be added to the adjacent street network; 103 Traffic Study 3 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 •determine the impacts to level of service and queue lengths at the existing intersections as a result of the background traffic growth and from the proposed development; •determine if any roadway or intersection improvements are warranted as a result of the proposed development; •and to determine turn lane/taper requirements at the proposed entrances to the site. 104 Traffic Study 4 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 2. Analysis of Existing Conditions The site is currently owned and operated by HopeTree Family Services and has been for many years. Changing regulations over the last several decades have greatly decreased the number of permanent residents that are allowed to be housed at the site at any one time. There are many existing buildings, some of which are still in use by HopeTree, and others that are no longer in use. Among other things, the site includes a school, group homes for children and adults, and offices where staff members work on-site. Other improvements on-site include access drives and parking areas, pool and athletic courts, two existing baseball fields near Red Lane, and other miscellaneous improvements. There is an existing pond and two existing creeks located on the site as well and these will be preserved to the extent practical. All intersections in the vicinity of the site are unsignalized. 2021 VDOT traffic count data is available for Red Lane just to the north of the site in Roanoke County, and this data is provided below as general background information. 2021 VDOT Traffic Count Data: Red Lane, Rte. 705 (from Salem/Roanoke County line to North Road) AADT = 1,100 vpd Directional Factor = not provided K Factor = not provided In addition to the VDOT published traffic count data, manual traffic counts were performed for each of the study intersections. The counts were performed on Tuesday, October 3, 2023 from 7:00 AM – 9:00 AM and 4:00 PM – 6:00 PM to capture the AM and PM peak hours. All turning and through movements were counted to facilitate analysis of the intersections. The manual traffic count data is provided in Appendix C. Figure 1 graphically depicts the existing peak hour traffic volumes. The Synchro 11 software was used to analyze delay and level of service for existing weekday AM and PM peak hours. The Synchro 11 results are included in Appendix E. 105 106 Traffic Study 6 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 3. Analysis of Future Conditions Without Development It is anticipated that the proposed development will be constructed and in use by the year 2028. To analyze the future conditions and obtain the projected background traffic volumes, an annual growth factor was applied to the existing traffic volumes. Based on historical VDOT traffic data, the average growth rate over the last 10 years or so has been approximately 1% on Red Lane and there has actually been a reduction in traffic volume over the last 5 years. To provide a conservative analysis, a 1.5% annual growth rate was applied to bring the existing traffic volumes from the current year of 2023 to the buildout year of 2028. Figure 2 graphically depicts the projected background traffic in the year 2028 with the growth rate applied. The Synchro 11 software was used to analyze delay and level of service for background weekday AM and PM peak hours. The Synchro 11 results are included in Appendix E. 107 108 Traffic Study 8 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 4. Trip Generation Trip generation for this study was based on the anticipated and assumed uses outlined in the Introduction and information provided by the developer regarding the possible uses of the property. The policies and procedures found in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, were employed to determine the potential site generated traffic volumes for the proposed development for the average weekday and AM and PM peak hours. Trip generation calculations were performed using the equations provided in the ITE manual. Table 2 shows the potential site-generated traffic for this development. Trip Generation Land Use AM Peak Hour PM Peak Hour Weekday Proposed Development ITE Code Independent Variable Enter Exit Total Enter Exit Total Total Single-Family Detached Housing 210 115 Dwelling Units 21 64 85 71 42 113 1,147 Single-Family Attached Housing 215 140 Dwelling Units 17 50 67 47 33 80 1,016 Multi-Family Housing (Low- Rise) 220 85 Dwelling Units 12 37 49 36 21 57 620 Hotel 310 60 Rooms 13 10 23 8 9 17 227 General Office 710 15,000 s.f.29 4 33 6 28 34 223 Sit-Down Restaurants 932 7,500 s.f.39 33 72 41 27 68 804 Total 120 166 286 175 137 312 4,114 Table 2: Site-Generated Traffic Please note that the table above does not include traffic volumes for the HopeTree school or office uses. These specific uses are already taking place on the site and will not be trips that are “added” to the street network. The addition of the other use types on-site may actually reduce some of the existing trips due to the fact that some of the existing trips could be redirected to or from the new facilities that are developed within the site. The intent of the proposed development is to provide a cohesive, connected, walkable community where pedestrian connectivity is a primary focus and vehicular trips are secondary. Due to the nature of the development and the mix of residential, commercial, institutional, and other uses, a portion of the site-generated trips will be pedestrian trips and/or “internally 109 Traffic Study 9 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 captured”. Internal capture reductions consider site trips “captured” within a mixed-use development, recognizing that trips from one land use can access another land use within a development without having to access the adjacent street system. It is well-documented that this type of pedestrian-friendly, mixed-use development will result in less traffic to the adjacent street network than what is calculated using traditional trip generation methods. Walkable mixed-use developments have been documented to reduce trip generation by as much as 60% during the peak hours dependent on factors such as location, density, mix of uses, etc. Based on the characteristics and initiatives of this P.U.D. development, a 25% reduction was deemed to be reasonable for this project. Table 3 below shows the potential site-generated traffic for this development with the internal capture reduction applied. Trip Generation Land Use AM Peak Hour PM Peak Hour Weekday Proposed Development ITE Code Independent Variable Enter Exit Total Enter Exit Total Total Single-Family Detached Housing 210 115 Dwelling Units 16 48 64 53 32 85 860 Single-Family Attached Housing 215 140 Dwelling Units 13 37 50 35 25 60 762 Multi-Family Housing (Low- Rise) 220 85 Dwelling Units 9 28 37 27 16 43 465 Hotel 310 60 Rooms 10 8 18 6 7 13 170 General Office 710 15,000 s.f.22 3 25 4 21 25 167 High-Turnover Sit- Down Restaurant 932 7,500 s.f.29 25 54 31 20 51 603 Total 99 149 248 156 121 277 3,027 Table 3: Site-Generated Traffic w/ 25% Reduction 110 Traffic Study 10 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 5. Site Traffic Distribution and Assignment The distribution of potential site generated traffic was completed by applying engineering judgement based on knowledge of the proposed uses, as well as the surrounding area. These assumptions were then applied to the site generated traffic to determine the ingress/egress movements at each entrance and in each direction. Traffic will enter to and exit from the site to the north toward I-81 or to the south or west to go toward downtown Salem. There are several entrances planned for the site in strategic locations to disperse traffic and efficiently distribute vehicles to the adjacent road system in an interconnected grid-type network that is similar to what already exists to the north of Main Street. This development is proposed to have four access points on Red Lane, three access points on East Carrollton Avenue, and one access point on North Broad Street. The roadway network creates a network of streets within the development with a high level of interconnectivity both internally and externally to the existing streets. After distribution of trips to the roadway, trips were distributed to each road and intersection based on the assumptions described above. Traffic assignment for traffic entering the development is shown graphically in Figure 3 and for traffic exiting the development is shown graphically in Figure 4. 111 112 113 Traffic Study 13 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 6. Analysis of Future Conditions With Development The buildout traffic was calculated by adding the 2028 background traffic (Figure 2) to the site-generated traffic (Figures 3 and 4). The 2028 buildout traffic for each of the study intersections is shown in Figure 5. The intersections were then modeled and evaluated using the Synchro 11 software. Tables 4 and 5 provide a summary of the levels of service and delays calculated at each intersection for the 2023 Existing, 2028 Background, and 2028 Buildout conditions. The detailed Synchro 11 reports are included in Appendix E. As shown in the data, all approaches at the two study intersections will function at the same level of service in the Buildout condition as they do in the Existing and Background conditions, with minimal increases in delay. No further improvements are warranted or recommended as a result of the development traffic. 114 115 Traffic Study 15 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Red Lane and East Carrollton Avenue AM PEAK HOUR PM PEAK HOURCONDITIONLANE GROUP LANE LOS (delay)LANE LOS (delay) NBLT A (7.4)A (7.9) EBLR A (7.4)A (7.9)Existing 2023 Condition SBTR A (7.2)A (7.3) NBLT A (7.5)A (7.9) EBLR A (7.5)A (8.0) Background 2028 Condition SBTR A (7.3)A (7.4) NBLT A (7.7)A (8.4) EBLR A (7.7)A (8.4) Buildout 2028 Condition SBTR A (7.6)A (7.7) Table 4: Red Lane & East Carrollton Avenue LOS Analysis North Broad Street and East Carrollton Avenue AM PEAK HOUR PM PEAK HOURCONDITIONLANE GROUP LANE LOS (delay)LANE LOS (delay) NBLTR B (10.3)B (12.1) EBL --A (7.5) WBL A (7.6)A (7.7) Existing 2023 Condition SBLTR A (8.7)B (10.3) NBLTR B (10.5)B (12.6) EBL --A (7.5) WBL A (7.7)A (7.7) Background 2028 Condition SBLTR A (8.7)B (10.5) NBLTR B (11.6)B (14.8) EBL A (7.5)A (7.6) WBL A (7.8)A (7.8) Buildout 2028 Condition SBLTR B (10.9)B (11.8) Table 5: North Broad Street & East Carrollton Avenue LOS Analysis 116 Traffic Study 16 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 7. Turn Lane Warrants The analyses to determine turn lane requirements for the new development were completed by following the procedures and methodologies found in the VDOT Road Design Manual, Volume I, Appendix F. Turn lane warrants were analyzed based on the highest volumes for each roadway (Red Lane and East Carrollton Avenue) to show that the warrants are not met and will not be met for any of the intersections. Right-Turn Lane into Site from Red Lane AM Peak Hour Analysis: - 22 Vehicles per Hour Turning Right into site from Red Lane - Approach Volume = 127 + 22 = 149 VPH Red Lane -- Right-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: Radius Required (please see Appendix D). PM Peak Hour Analysis: - 36 Vehicles per Hour Turning Right into site from Red Lane - Approach Volume = 133 + 36 = 169 VPH Red Lane -- Right-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: Radius Required (please see Appendix D). Left-Turn Lane into Site from Red Lane AM Peak Hour Analysis: - 7 (9.7%) Vehicles per Hour Turning Left into site from Red Lane Posted Speed Limit = 25 mph - Advancing Volume = 72 VPH - Opposing Volume = 127 VPH -- Left-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: None Required (please see Appendix D). PM Peak Hour Analysis: - 11 (6.8%) Vehicles per Hour Turning Left into site from Red Lane Posted Speed Limit = 25 mph - Advancing Volume = 161 VPH - Opposing Volume = 133 VPH -- Left-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: None Required (please see Appendix D). 117 Traffic Study 17 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Right-Turn Lane into Site from East Carrollton Avenue AM Peak Hour Analysis: - 6 Vehicles per Hour Turning Right into site from East Carrollton Avenue - Approach Volume = 122 VPH East Carrollton Avenue -- Right-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: Radius Required (please see Appendix D). PM Peak Hour Analysis: - 9 Vehicles per Hour Turning Right into site from East Carrollton Avenue - Approach Volume = 166 VPH East Carrollton Avenue -- Right-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: Radius Required (please see Appendix D). Left-Turn Lane into Site from East Carrollton Avenue AM Peak Hour Analysis: - 8 (8.4%) Vehicles per Hour Turning Left into site from East Carrollton Avenue Posted Speed Limit = 25 mph - Advancing Volume = 95 VPH - Opposing Volume = 122 VPH -- Left-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: None Required (please see Appendix D). PM Peak Hour Analysis: - 14 (9.0%) Vehicles per Hour Turning Left into site from East Carrollton Avenue Posted Speed Limit = 25 mph - Advancing Volume = 155 VPH - Opposing Volume = 166 VPH -- Left-Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: None Required (please see Appendix D). 118 Traffic Study 18 HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 8. Conclusions Based on the data collected, the assumptions made, and the projected site-generated traffic, the results of the analysis are outlined below. •The proposed development will generate additional traffic to the existing road network. •The proposed development results in very minimal increases in delay at the study intersections and all approaches function at the same level of service in the Existing, Background, and Buildout scenarios. •No turn lanes or tapers are warranted by the proposed development. 119 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Appendix A Vicinity Map 19 120 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 SITE SITE 20 121 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Appendix B P.U.D. Master Plan 21 122 22 123 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Appendix C Existing Traffic Data 23 124 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: North Broad Street Date: October 03, 2023 Tuesday and: Carrollton Avenue Weather: Sunny/Warm Location: Salem, Virginia Entered by: SN Star Rating: 4 TOTAL on:North Broad Street on:North Broad Street on:Carrollton Avenue on:Carrollton Avenue N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 7:00 - 7:15 1 2 0 0 3 0 0 3 0 3 0 11 2 0 13 20 5 0 0 25 44 7:15 - 7:30 0 0 0 0 0 0 0 8 0 8 0 13 2 0 15 21 10 0 0 31 54 7:30 - 7:45 0 0 0 0 0 1 0 4 0 5 1 18 2 0 21 50 13 0 0 63 89 7:45 - 8:00 0 0 0 0 0 1 0 7 0 8 0 15 2 0 17 32 20 0 0 52 77 8:00 - 8:15 0 0 0 0 0 0 0 13 0 13 0 25 0 0 25 15 18 0 0 33 71 8:15 - 8:30 1 0 0 0 1 1 0 9 0 10 0 16 0 0 16 19 8 0 0 27 54 8:30 - 8:45 0 1 0 0 1 1 0 7 0 8 0 7 0 0 7 25 11 0 0 36 52 8:45 - 9:00 1 0 0 0 1 2 3 5 0 10 0 13 0 0 13 16 9 0 0 25 49 2 Hr Totals 3 3 0 0 6 6 3 56 0 65 1 118 8 0 127 198 94 0 0 292 490 1 Hr Totals 7:00 - 8:00 1 2 0 0 3 2 0 22 0 24 1 57 8 0 66 123 48 0 0 171 264 7:15 - 8:15 0 0 0 0 0 2 0 32 0 34 1 71 6 0 78 118 61 0 0 179 291 7:30 - 8:30 1 0 0 0 1 3 0 33 0 36 1 74 4 0 79 116 59 0 0 175 291 7:45 - 8:45 1 1 0 0 2 3 0 36 0 39 0 63 2 0 65 91 57 0 0 148 254 8:00 - 9:00 2 1 0 0 3 4 3 34 0 41 0 61 0 0 61 75 46 0 0 121 226 PEAK HOUR 7:30 - 8:30 1 0 0 0 1 3 0 33 0 36 1 74 4 0 79 116 59 0 0 175 291 PM 4:00 - 4:15 0 1 0 0 1 2 0 8 0 10 0 24 0 0 24 19 17 0 0 36 71 4:15 - 4:30 1 0 0 0 1 0 0 20 0 20 0 20 1 0 21 18 19 0 0 37 79 4:30 - 4:45 0 0 0 0 0 0 1 12 0 13 0 34 1 0 35 15 20 0 0 35 83 4:45 - 5:00 0 1 0 0 1 0 0 18 0 18 0 28 3 0 31 12 18 1 0 31 81 5:00 - 5:15 1 1 0 0 2 2 0 25 0 27 0 35 0 0 35 19 25 1 0 45 109 5:15 - 5:30 0 0 0 0 0 2 0 23 0 25 0 36 4 0 40 32 26 1 0 59 124 5:30 - 5:45 1 1 0 0 2 0 0 16 0 16 1 20 1 0 22 17 23 0 0 40 80 5:45 - 6:00 0 0 0 0 0 2 0 20 0 22 0 24 2 0 26 19 25 1 0 45 93 2 Hr Totals 3 4 0 0 7 8 1 142 0 151 1 221 12 0 234 151 173 4 0 328 720 1 Hr Totals 4:00 - 5:00 1 2 0 0 3 2 1 58 0 61 0 106 5 0 111 64 74 1 0 139 314 4:15 - 5:15 2 2 0 0 4 2 1 75 0 78 0 117 5 0 122 64 82 2 0 148 352 4:30 - 5:30 1 2 0 0 3 4 1 78 0 83 0 133 8 0 141 78 89 3 0 170 397 4:45 - 5:45 2 3 0 0 5 4 0 82 0 86 1 119 8 0 128 80 92 3 0 175 394 5:00 - 6:00 2 2 0 0 4 6 0 84 0 90 1 115 7 0 123 87 99 3 0 189 406 PEAK HOUR 5:00 - 6:00 2 2 0 0 4 6 0 84 0 90 1 115 7 0 123 87 99 3 0 189 406 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 125 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: Red Lane Date: October 03, 2023 Tuesday and: Carrollton Avenue Weather: Sunny/Warm Location: Salem, Virginia Entered by: SN Star Rating: 4 TOTAL on:Red Lane on:Red Lane on:on:Carrollton Avenue N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 7:00 - 7:15 12 6 0 0 18 0 3 2 0 5 0 0 0 0 0 3 0 2 0 5 28 7:15 - 7:30 9 7 0 0 16 0 1 4 0 5 0 0 0 0 0 2 0 9 0 11 32 7:30 - 7:45 10 18 0 0 28 0 3 6 0 9 0 0 0 0 0 3 0 8 0 11 48 7:45 - 8:00 13 9 0 0 22 0 4 3 0 7 0 0 0 0 0 6 0 7 0 13 42 8:00 - 8:15 14 9 0 0 23 0 6 6 0 12 0 0 0 0 0 4 0 13 0 17 52 8:15 - 8:30 10 11 0 0 21 0 6 4 0 10 0 0 0 0 0 2 0 3 0 5 36 8:30 - 8:45 5 2 0 0 7 0 8 1 0 9 0 0 0 0 0 3 0 9 0 12 28 8:45 - 9:00 10 3 0 0 13 0 6 2 0 8 0 0 0 0 0 2 0 10 0 12 33 2 Hr Totals 83 65 0 0 148 0 37 28 0 65 0 0 0 0 0 25 0 61 0 86 299 1 Hr Totals 7:00 - 8:00 44 40 0 0 84 0 11 15 0 26 0 0 0 0 0 14 0 26 0 40 150 7:15 - 8:15 46 43 0 0 89 0 14 19 0 33 0 0 0 0 0 15 0 37 0 52 174 7:30 - 8:30 47 47 0 0 94 0 19 19 0 38 0 0 0 0 0 15 0 31 0 46 178 7:45 - 8:45 42 31 0 0 73 0 24 14 0 38 0 0 0 0 0 15 0 32 0 47 158 8:00 - 9:00 39 25 0 0 64 0 26 13 0 39 0 0 0 0 0 11 0 35 0 46 149 PEAK HOUR 7:30 - 8:30 47 47 0 0 94 0 19 19 0 38 0 0 0 0 0 15 0 31 0 46 178 PM 4:00 - 4:15 18 12 0 0 30 0 13 5 0 18 0 0 0 0 0 7 0 13 0 20 68 4:15 - 4:30 16 2 0 0 18 0 9 1 0 10 0 0 0 0 0 5 0 15 0 20 48 4:30 - 4:45 21 7 0 0 28 0 12 7 0 19 0 0 0 0 0 5 0 18 0 23 70 4:45 - 5:00 21 10 0 0 31 0 12 4 0 16 0 0 0 0 0 3 0 15 0 18 65 5:00 - 5:15 12 8 0 0 20 0 17 11 1 29 0 0 0 0 0 7 0 18 0 25 74 5:15 - 5:30 19 6 0 0 25 0 12 13 0 25 0 0 0 0 0 7 0 20 0 27 77 5:30 - 5:45 13 7 0 0 20 0 10 3 0 13 0 0 0 0 0 2 0 14 0 16 49 5:45 - 6:00 19 9 0 0 28 0 7 4 0 11 0 0 0 0 0 7 0 13 0 20 59 2 Hr Totals 139 61 0 0 200 0 92 48 1 141 0 0 0 0 0 43 0 126 0 169 510 1 Hr Totals 4:00 - 5:00 76 31 0 0 107 0 46 17 0 63 0 0 0 0 0 20 0 61 0 81 251 4:15 - 5:15 70 27 0 0 97 0 50 23 1 74 0 0 0 0 0 20 0 66 0 86 257 4:30 - 5:30 73 31 0 0 104 0 53 35 1 89 0 0 0 0 0 22 0 71 0 93 286 4:45 - 5:45 65 31 0 0 96 0 51 31 1 83 0 0 0 0 0 19 0 67 0 86 265 5:00 - 6:00 63 30 0 0 93 0 46 31 1 78 0 0 0 0 0 23 0 65 0 88 259 PEAK HOUR 4:30 - 5:30 73 31 0 0 104 0 53 35 1 89 0 0 0 0 0 22 0 71 0 93 286 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 126 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Appendix D VDOT Turn Lane Worksheets 26 127 Road Design Manual Appendix F Page F-89 FIGURE 3-26 WARRANTS FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) Appropriate Radius required at all Intersections and Entrances (Commercial or Private). LEGEND PHV - Peak Hour Volume (also Design Hourly Volume equivalent) Adjustment for Right Turns For posted speeds at or under 45 mph, PHV right turns > 40, and PHV total < 300. Adjusted right turns = PHV Right Turns - 20 If PHV is not known use formula: PHV = ADT x K x D K = the percent of AADT occurring in the peak hour D = the percent of traffic in the peak direction of flow Note: An average of 11% for K x D will suffice. When right turn facilities are warranted, see Figure 3-1 for design criteria.* * Rev. 1/15 NO TURN LANES OR TAPERS REQUIRED 27 128 Road Design Manual Appendix F Page F-69 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAY FIGURE 3-4 WARRANT FOR LEFT TURN STORAGE LANES ON TWO LANE HIGHWAY FIGURE 3-5 WARRANT FOR LEFT TURN STORAGE LANES ON TWO LANE HIGHWAY 28 129 Road Design Manual Appendix F Page F-89 FIGURE 3-26 WARRANTS FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) Appropriate Radius required at all Intersections and Entrances (Commercial or Private). LEGEND PHV - Peak Hour Volume (also Design Hourly Volume equivalent) Adjustment for Right Turns For posted speeds at or under 45 mph, PHV right turns > 40, and PHV total < 300. Adjusted right turns = PHV Right Turns - 20 If PHV is not known use formula: PHV = ADT x K x D K = the percent of AADT occurring in the peak hour D = the percent of traffic in the peak direction of flow Note: An average of 11% for K x D will suffice. When right turn facilities are warranted, see Figure 3-1 for design criteria.* * Rev. 1/15 NO TURN LANES OR TAPERS REQUIRED 29 130 Road Design Manual Appendix F Page F-69 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAY FIGURE 3-4 WARRANT FOR LEFT TURN STORAGE LANES ON TWO LANE HIGHWAY FIGURE 3-5 WARRANT FOR LEFT TURN STORAGE LANES ON TWO LANE HIGHWAY 30 131 Traffic Study HopeTree Planned Unit Development – City of Salem, VA December 1, 2023 Appendix E Synchro 11 Intersection Analysis Data 31 132 HCM 2010 AWSC 2: Red Ln & Carrollton Ave 10/20/2023 2023 Existing AM Peak Hr 2023 Existing AM Peak Hr 7:30 am 10/03/2023 Existing AM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 7.3 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 10/20/2023 2023 Existing AM Peak Hr 2023 Existing AM Peak Hr 7:30 am 10/03/2023 Existing AM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 1.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR HCM 2010 AWSC 2: Red Ln & Carrollton Ave 10/20/2023 2023 Existing PM Peak Hr 2023 Existing PM Peak Hr 4:30 pm 10/03/2023 Existing PM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 7.7 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 10/20/2023 2023 Existing PM Peak Hr 2023 Existing PM Peak Hr 4:30 pm 10/03/2023 Existing PM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR HCM 2010 AWSC 2: Red Ln & Carrollton Ave 10/28/2023 2028 Background AM Peak Hr 2028 Background AM Peak Hr 4:22 pm 10/20/2023 Background AM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 7.4 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 10/28/2023 2028 Background AM Peak Hr 2028 Background AM Peak Hr 4:22 pm 10/20/2023 Background AM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 1.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR HCM 2010 AWSC 2: Red Ln & Carrollton Ave 10/28/2023 2028 Background PM Peak Hr 2028 Background PM Peak Hr 4:18 pm 10/20/2023 Background PM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 7.8 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 10/28/2023 2028 Background PM Peak Hr 2028 Background PM Peak Hr 4:18 pm 10/20/2023 Background PM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR HCM 2010 AWSC 2: Red Ln & Carrollton Ave 11/30/2023 2028 Buildout AM Peak Hr 2028 Buildout AM Peak Hr 1:26 pm 11/30/2023 Buildout AM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 7.7 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 11/30/2023 2028 Buildout AM Peak Hr 2028 Buildout AM Peak Hr 1:26 pm 11/30/2023 Buildout AM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 2.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR HCM 2010 AWSC 2: Red Ln & Carrollton Ave 11/30/2023 2028 Buildout PM Peak Hr 2028 Buildout PM Peak Hr 1:27 pm 11/30/2023 Buildout PM Synchro 11 Report CPB Page 1 Intersection Intersection Delay, s/veh 8.2 Intersection LOS A Movement EBL EBR NBL NBT SBT SBR HCM 2010 TWSC 5: Broad St & Carrollton Ave 11/30/2023 2028 Buildout PM Peak Hr 2028 Buildout PM Peak Hr 1:27 pm 11/30/2023 Buildout PM Synchro 11 Report CPB Page 1 Intersection Int Delay, s/veh 4.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 701 1st St. S.W. ● Roanoke, VA 24016 (540) 345-9342 ● Fax (540) 345-7691 www.matternandcraig.com Randy W. Beckner Bradley C. Craig Wm. Thomas Austin James B. Voso Chad M. Thomas Jason A. Carder Brian R. Newman D. Jason Snapp Ryan P. Kincer Edwin K. Mattern, Jr. (1949-1982) Gene R. Cress (1935-2014) Sam H. McGhee, III (1940-2018) Stewart W. Hubbell (Retired) J. Wayne Craig (Retired) Michael S. Agee (Retired) Steven A. Campbell (Retired) Randy L. Dodson (Retired) December 20, 2023 Mr. William Simpson, Jr., PE Assistant Director/City Engineer City of Salem 21 S Bruffey Street Salem, Virginia, 24153 wsimpson@salemva.gov Re: Traffic Study Review HopeTree Planned Unit Development M&C Commission No. 4197-H GESC Contract No. 2021-018 Dear Mr. Simpson, The purpose of this letter is to summarize Mattern & Craig’s (M&C) findings of an independent review of a traffic impact statement/study (TIS) prepared by Balzar & Associates dated December 1, 2023 for the HopeTree Planned Unit Development project proposed within the boundaries of Salem, Virginia. The scope of the review was to determine general conformance with Virginia Department of Transportation (VDOT) and industry standard practices in the preparation of the subject TIS. The Institute of Transportation Engineers (ITE) publishes many manuals, books, guidelines and methodologies including (but not limited to) the Trip Generation Manual, the Trip Generation Handbook, and the Traffic Engineering Handbook which all contain information on how traffic impact analyses/studies/statements should be conducted and prepared. The information presented by ITE is considered the “industry standard” in the development of TI S’s. VDOT provides traffic impact analysis regulations (24 VAC 30-155) to enhance land planning and development review within the state of Virginia. 24 VAC 30-155-60 contains specific information regarding a VDOT Traffic Impact Study/Statement (VTIS). The VDOT Administrative Guidelines for the Traffic Impact Analysis Regulations provides guidance on the application of the traffic analysis regulations and is attached to this letter report for reference as Exhibit A. The VDOT Checklist for the Evaluation of Submitted Traffic Impact Analyses was used to summarize what elements of the TIS were deemed necessary and whether or not the TIS provided those necessary elements. A copy of the completed Checklist is attached to this letter as Exhibit B. During the review of the HopeTree TIS prepared by Balzer & Associates, M&C referred to their general knowledge of the “ITE industry standard methodology” and the “specific criteria required by VDOT” in determining whether or not the TIS was in general conformance with these industry standard and VDOT practices. A tabulated summary of our Comments is listed below in italics. When the comment identifies a concern or deficiency, a Recommended Action is included in bold text: 145 Mr. William Simpson, Jr., PE HopeTree Traffic Study Review 12/20/23 Page 2 of 4 Comment 1: The proposed development is a rezoning of approximately 62 acres of land located along Red Lane in the City of Salem and is proposed as a mixed-use development consisting of single family detached housing, multi-family housing, hotel use, general office use, and retail (restaurant) use. Since the proposed development is a mixed-use development, the study does not qualify as a low volume road submission as defined in the VDOT Traffic Impact Analysis Regulations (must be residential only). The “Required Elements of a Traffic Impact Analysis” table as depicted on pages 46 -49 of the Administrative Guidelines (see Exhibit A) was used in determining conformity with VDOT and standard practices. The unadjusted trip generation contained in the TIS prepared by Balzar & Associates identifies 286 site-generated AM peak hours trips and 312 site-generated PM peak hour trips for the proposed development. As such, the “Less than 500” column in the above-referenced table was used to define the necessary elements of the study. Recommended Action: None. Comment 2: Page 1 of the Balzar-prepared TIS identifies the study area intersections (indicated as discussed with the City of Salem) as Red Lane at East Carrollton Avenue and East Carrollton Avenue at North Broad Street. Recommended Action: Documentation should be provided that shows what conversations were had and what decisions were agreed upon with the City. The defined study area of only two intersections seems insufficient considering the scope of the proposed development, the location of the proposed development, the multiple access points to the development, and the existing transportation infrastructure surrounding the development. At a minimum, along with the two intersections identified above, all existing access points should be included in the study area as well as the i ntersection of East Carrollton Avenue at Mt. Vernon Lane since this intersection is located in-between the two identified study intersections and serves as an access point to the development. Further intersections for consideration include Mt. Vernon Lane at Red Lane and Printer’s Lane at Red Lane. The applicant should provide documentation justifying the limited study area or revise the TIS to include an expanded study area as described above. Comment 3: Page 3 of the Balzar-prepared TIS indicates that, among other things, the study was undertaken to determine the impacts to level of service and queue lengths at the existing intersections. Page 15 of the study includes tabular results of level of service (LOS) and delay (control delay) for the two study intersections but does not include any queue length results. Recommended Action: The summarized capacity analyses results should include tabulated results of the Synchro 95th percentile queue as well as the SimTraffic max queue or discussion should be included as to the results of the queue length analyses. Comment 4: The traffic volumes on Figure 1 (existing peak hour turning movement counts) match the raw turning movement count data included in Appendix C of the Balzar-prepared TIS. The use of a 1.5% growth rate over a period of 5 years (to achieve the background year of 2028) seems reasonable and the traffic volumes on Figure 2 (2028 turning movement counts) appear to be correctly calculated. Recommended Action: None. Comment 5: Section 4. Trip Generation of the Balzar-prepared TIS provides information related to the trips expected to be generated by the development as well as information on potential trip reduction due to the mixed-use nature of the development (internal capture) and due to the walkable aspect of the proposed development. The unadjusted trips presented in Table 2: Site Generated Traffic on page 8 of the TIS seem reasonable. The ITE Trip Generation Manual and Handbook contains methodology for the application of trip reductions for multi-use developments. In addition, VDOT provides an alternative trip generation methodology for mixed use developments (see page 43 of the 146 Mr. William Simpson, Jr., PE HopeTree Traffic Study Review 12/20/23 Page 3 of 4 VDOT Administrative Guidelines for Traffic Impact Analysis Regulations in Exhibit A attached to this letter report). Page 9 of the Balzar-prepared TIS applies a flat 25% reduction to the trip generated values presented in Table 1. While this may or may not be a reasonable reduction to apply, it is unclear how this 25% number was realized. Recommended Action: The TIA should employ the use of either the ITE internal capture trip reduction methodology or the VDOT alternative trip generation methodology to achieve the appropriate trip reduction and document how the reduction numbers are obtained. Comment 6: Section 5. Site Traffic Distribution and Assignment describes how traffic was distributed to the various existing and proposed access points for the development. Figures 3 and 4 identify 8 different access points which seems excessive for a development of this magnitude. Recommended Action: The applicant should have discussions with the City of Salem and VDOT regarding the locations of proposed access points to serve the development. If those discussions have already taken place, documentation of those discussions and decisions agreed upon should be provided. While it is true that the multiple access points will “disperse traffic and efficiently distribute vehicles to the adjacent road system” as stated on page 10 of the Balzar-prepared TIS, having multiple access points introduces additional potential conflict points on the existing transportation infrastructure and is counter-productive to modern access management techniques. Generally, proposed access points should be kept to the minimum required to adequately serve the proposed development in an efficient and safe manner. The applicant should consider consolidation of some of the proposed access points or provide documentation as to why this is not feasible. Comment 7: Section 7. Turn Lane Warrants of the Balzar-prepared TIS contains a summary of the results for analyses of left and right turn lanes at the study intersections. However, analyses were not provided for the left and right turn lanes at the intersection of East Carrollton Avenue at Red Lane (currently a study intersection) or at the intersection of East Carrollton Avenue at Mt. Vernon Lane. Recommended Action: Additional analyses should be performed at the above-mentioned intersections at a minimum and potentially more intersections if the access points to the development are consolidated and/or if either the City or VDOT expand the study area. Comment 8: Section 8. Conclusions of the Balzar-prepared TIS concludes that no improvements are recommended to the existing transportation infrastructure as a result of this proposed development. Recommended Action: Pending the answers provided to the above comments and the further discussions the applicant may need to have with the City and/or VDOT, the Conclusion s Section may need to be rewritten to include recommended mitigation improvements. 147 Mr. William Simpson, Jr., PE HopeTree Traffic Study Review 12/20/23 Page 4 of 4 If any additional information is needed on this subject at this time, please feel free to contact me directly via email at jbvoso@matternandcraig.com or by telephone at 828-254-2201. Thank you for the opportunity to be of assistance to the City of Salem. Sincerely, Mattern & Craig James B. Voso, PE Traffic Engineer Attachments NOLOMLOMOP 148 January 2012 1 CHAPTER 155 TRAFFIC IMPACT ANALYSIS REGULATIONS 24VAC30-155-10. Definitions. The following words and terms when used in this chapter shall have the following meanings unless the context clearly indicates otherwise: "Floor area ratio" means the ratio of the total floor area of a building or buildings on a parcel to the size of the parcel where the building or buildings are located. “Local traffic impact statement” means a traffic impact statement accepted or prepared by a locality pursuant to its land development approval process and whose requirements regarding content are set out in the locality’s ordinances or published policies, if such ordinances or policies have been reviewed and certified by VDOT as requiring acceptable standards of preparation and providing sufficient information to determine the current and future impacts of development proposals. "Locality" means any local government, pursuant to § 15.2-2223 of the Code of Virginia, that must prepare and recommend a comprehensive plan for the physical development of the territory within its jurisdiction. "Network addition" means a group of interconnected street segments and intersections shown in a plan of development that is connected to the state highway system and meets the requirements of the Secondary Street Acceptance Requirements (24VAC30-92). "Pedestrian facility coverage" means the ratio of: (length of pedestrian facilities, such as sidewalks, foot paths, and multiuse trails, along both sides of a roadway) divided by (length of roadway multiplied by two). “Receipt” means the date on which a proposal or request for a meeting is first in the possession of VDOT or a locality or an agent thereof, as applicable. "Redevelopment site" means any existing use that generates traffic and is intended to be developed as a different or denser land use. "Service level" means a measure of the quality, level or comfort of a service calculated using methodologies approved by VDOT. 149 January 2012 2 "Small area plan" means a plan of development for multiple contiguous properties that guides land use, zoning, transportation, urban design, open space, and capital improvements at a high level of detail within an urban development area or for a transit-oriented development that is at least 1/2 square mile in size unless otherwise approved by VDOT due to proximity to existing moderate to high density developments. A small area plan shall include the following: (i) densities of at least four residential units per acre and at least a floor area ratio of 0.4 or some proportional combination thereof; (ii) mixed-use neighborhoods, including mixed housing types and integration of residential, office, and retail development; (iii) reduction of front and side yard building setbacks; and (iv) pedestrian-friendly road design and connectivity of road and pedestrian networks. "State-controlled highway" means a highway in Virginia that is part of the interstate, primary, or secondary systems of state highways and that is maintained by the state under the direction and supervision of the Commonwealth Transportation Commissioner. Highways for which localities receive maintenance payments pursuant to §§ 33.1-23.5:1 and 33.1-41.1 of the Code of Virginia and highways maintained by VDOT in accordance with §§ 33.1-31, 33.1-32, 33.1-33, and 33.1-68 of the Code of Virginia are not considered state-controlled highways for the purposes of determining whether a specific land development proposal package must be submitted to meet the requirements of this regulation. "Traffic impact statement" means the document prepared in accordance with best professional practice and standards that assess the impact of a proposed development on the transportation system and recommends improvements to lessen or negate those impacts. "Transit-oriented development" means an area of commercial and residential development at moderate to high densities within 1/2 mile of a station for heavy rail, light rail, commuter rail, or bus rapid transit transportation and includes the following: (i) densities of at least four residential units per acre and at least a floor area ratio of 0.4 or some proportional combination thereof; (ii) mixed-use neighborhoods, including mixed housing types and integration of residential, office, and retail development; (iii) reduction of front and side yard building setbacks; and (iv) pedestrian-friendly road design and connectivity of road and pedestrian networks. "Transportation demand management" means a combination of measures that reduce vehicle trip generation and improve transportation system efficiency by altering demand, including but not limited to the following: expanded transit service, employer-provided transit benefits, bicycle 150 January 2012 3 and pedestrian investments, ridesharing, staggered work hours, telecommuting, and parking management including parking pricing. "Urban development area" means an area designated on a local comprehensive plan pursuant to § 15.2-2223.1 of the Code of Virginia that includes the following: (i) densities of at least four residential units per acre and at least a floor area ratio of 0.4 or some proportional combination thereof; (ii) mixed-use neighborhoods, including mixed housing types and integration of residential, office, and retail development; (iii) reduction of front and side yard building setbacks; and (iv) pedestrian-friendly road design and connectivity of road and pedestrian networks. "VDOT" means the Virginia Department of Transportation, the Commissioner of Highways, or a designee. “VDOT traffic impact statement” means a traffic impact statement prepared pursuant to 24VAC30-155-60. 24VAC30-155-20. Authority. Section 15.2-2222.1 of the Code of Virginia requires localities to submit comprehensive plans and amendments to comprehensive plans that will substantially affect transportation on state- controlled highways to VDOT in order for the agency to review and provide comments on the impact of the item submitted. This section also requires localities to submit traffic impact statements along with proposed rezonings that will substantially affect transportation on state- controlled highways to VDOT for comment by the agency. Chapter 527 of the 2006 Acts of Assembly directs VDOT to promulgate regulations for the implementation of these requirements. 24VAC30-155-30. Comprehensive plan and comprehensive plan amendment. A. Plan and amendment submittal. Prior to adoption of any comprehensive plan pursuant to § 15.2-2223 of the Code of Virginia, any part of a comprehensive plan pursuant to § 15.2-2228 of the Code of Virginia, or any amendment to any comprehensive plan as described in § 15.2- 2229 of the Code of Virginia, including small area plans, if required by this section of this chapter, the locality shall submit such plan or amendment to VDOT for review and comment, such submission should take place at least 100 days prior to anticipated final action by the locality. The Virginia Department of Transportation shall, upon request, provide localities with technical assistance in preparing the transportation plan of the comprehensive plan. The 151 January 2012 4 comprehensive plan or comprehensive plan amendment package shall be submitted to VDOT if it is reasonably anticipated to substantially affect transportation on state controlled highways. Substantially affect, for the purposes of comprehensive plans, includes substantial changes or impacts to the existing transportation network. For the purposes of this section, a substantial impact shall be defined as a change that would allow the generation of 5,000 additional vehicle trips per day on state-controlled highways compared to the existing comprehensive plan, assuming the highest density of permissible use in accordance with the Institute of Transportation Engineers Trip Generation Handbook (see 24VAC30-155-100) or, subject to the approval of VDOT, the regional model as adopted by the local Metropolitan Planning Organization, and substantial change shall include those changes that materially alter future transportation infrastructure, travel patterns, or the ability to improve future transportation facilities on state-controlled highways. B. Required elements. The submission by the locality to VDOT shall contain sufficient information so that VDOT may evaluate the system of new and expanded transportation facilities, outlined in the transportation plan, that are needed to support the current and planned development of the territory covered by the plan. In order to conduct this evaluation, the package submitted to VDOT shall contain the following items: 1. For a comprehensive plan or a transportation plan, the locality shall provide one paper and one electronic copy of the following: a. A cover sheet, containing: (1) Contact information for the locality, and (2) Summary of major changes made to the comprehensive plan or transportation plan; b. The proposed comprehensive plan or transportation plan, and the following elements: (1) Inventory – an inventory (written or graphic) of the existing transportation network, which shall include at a minimum all roadways within the Federal Aid system. (2) Assumptions – planning assumptions shall be detailed, since these assumptions directly influence the demand placed on the transportation system. Population growth, employment growth, location of critical infrastructure such as water and sewer facilities, among others, are examples of planning assumptions that may be addressed. 152 January 2012 5 (3) Needs assessment – written or graphic evaluation of the transportation system's current and projected performance and conditions. The needs assessment identifies specific deficiencies. (4) Recommendations – proposed improvements or additions to the transportation infrastructure. Recommendations should be specific so that the need, location and nature of the proposed improvements are clear and understandable. Localities are encouraged to include pedestrian, bicycle, transit, rail and other multimodal recommendations as they deem appropriate. The transportation plan shall include a map showing road and transportation improvements, taking into account the current and future needs of residents in the locality while considering the current and future needs of the planning district within which the locality is situated. Recommended improvements shall include cost estimates as available from VDOT. 2. For an amendment to a comprehensive plan or transportation plan, the locality shall provide one paper and one electronic copy of the following: a. A cover sheet, containing: (1) Contact information for the locality; (2) Summary of proposed amendment or amendments to the comprehensive plan or transportation plan; and (3) Overview of reasoning and purpose for amendments. b. Application forms and documentation presented to or prepared by the local jurisdiction, c. Associated maps or narratives that depict and detail the amendment under consideration, d. Any changes to the planning assumptions associated with the amendment, e. Local assessment of the potential impacts the amendment may have on the transportation system, and f. Those elements identified in subdivision 1 b of this subsection that VDOT determines are needed in order to review and comment on impacts to state-controlled highways. C. Small area plans for urban development areas and transit oriented developments. A locality that develops a small area plan for all or a portion of an urban development area or 153 January 2012 6 transit-oriented development and corresponding amendments to their comprehensive plan, as described in § 15.2-2229 of the Code of Virginia, that will have a substantial affect on the state transportation network pursuant to this section of the regulation, may in lieu of submitting a comprehensive plan amendment package as required under subsection B of this section submit a small area plan package. The small area plan package submitted by the locality to VDOT shall contain sufficient information and data so that VDOT may determine the location of the area impacted by the small area plan, its size, its impact on state-controlled highways, and the methodology and assumptions used in the analysis of the impact. Submittal of an incomplete small area plan package shall be considered deficient in meeting the submission requirements of § 15.2-2222.1 of the Code of Virginia and shall be returned to the locality and the applicant, if applicable, identifying the deficiencies noted. A small area plan package submitted to VDOT shall contain the following items: 1. A cover sheet containing: a. Contact information for locality; b. Small area plan location, highways and transit facilities adjacent to site, and parcel number or numbers; c. Proposal summary with development names, size, and proposed zoning; 2. A VDOT traffic impact statement prepared in accordance with 24VAC30-155-60; and 3. A plan of development for the area encompassed by the small area plan. D. Review process. VDOT may pursuant to § 15.2-2222.1 of the Code of Virginia request a meeting with the locality to discuss the plan or amendment. The request must be made within 30 days of receipt of the proposal. VDOT must provide written comments to the locality within 90 days of the receipt of the plan or plan amendment or by such later deadline as may be agreed to by the parties. VDOT will conduct its review and provide official comments to the locality for inclusion in the official public record of the locality. VDOT shall also make such comments available to the public. Nothing in this section shall prohibit a locality from acting on a comprehensive plan or plan amendment if VDOT's comments on the submission have not been received within the timelines in this section. 154 January 2012 7 E. Concurrent consideration. For the purposes of this regulation, when a related comprehensive plan or comprehensive plan amendment and a rezoning proposal that cover the same geographical area are being considered concurrently by a locality, only a rezoning package as required under 24VAC30-155-40 shall be prepared and provided to VDOT for review. 24VAC30-155-40. Rezoning. A. Proposal submittal. The locality shall submit a package to VDOT within 10 business days of receipt of a complete application for a rezoning proposal if the proposal substantially affects transportation on state-controlled highways. All trip generation calculations used for the purposes of determining if a proposal meets the criteria shall be based upon the rates or equations published in the Institute of Transportation Engineers Trip Generation (see 24VAC30-155-100), and shall not be reduced through internal capture rates. For redevelopment sites, trips currently generated by existing development that will be removed may be deducted from the total site trips that are generated by the proposed land use. However, no submission shall be required under this section if the rezoning proposal consists of no changes in allowable land use. Furthermore, 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, excepting governmental uses such as schools and libraries. For the purposes of this section, a rezoning proposal shall substantially affect transportation on state-controlled highways if it meets or exceeds one or more of the following trip generation criteria: 1. Within a jurisdiction in which VDOT has maintenance responsibility for the secondary highway system, if the proposal generates more than 5,000 vehicle trips per day at the site's connection to a state-controlled highway. For a site that does not have an entrance onto a state-controlled highway, the site's connection is assumed to be wherever the road network that the site connects with attaches to a state-controlled highway. In cases where the site has multiple entrances to highways, volumes on all entrances shall be combined for the purposes of this determination; 155 January 2012 8 2. Within a jurisdiction in which VDOT does not have maintenance responsibility for the local highway system, if the proposal generates more than 5,000 vehicle trips per day and whose nearest property line is within 3,000 feet, measured along public roads or streets, of a connection to a state-controlled highway; or 3. The proposal for residential rezoning generates more than 400 daily vehicle trips on a state- controlled highway and, once the site generated trips are distributed to the receiving highway, the proposal's vehicle trips on the highway exceed the daily traffic volume such highway presently carries. For the purposes of determining whether a proposal must be submitted to VDOT, the traffic carried on the state-controlled highway shall be assumed to be the most recently published amount measured in the last traffic count conducted by VDOT or the locality on that highway. In cases where the site has access to multiple highways, each receiving highway shall be evaluated individually for the purposes of this determination. B. Required proposal elements. The package submitted by the locality to VDOT shall contain sufficient information and data so that VDOT may determine the location of the rezoning, its size, its affect on state-controlled highways, and methodology and assumptions used in the analysis of the affect. Submittal of an incomplete package shall be considered deficient in meeting the submission requirements of § 15.2-2222.1 of the Code of Virginia and shall be returned to the locality and the applicant, if applicable, identifying the deficiencies noted. A package submitted to VDOT shall consist of one paper copy and one electronic copy and include the following items: 1. A cover sheet containing: a. Contact information for locality and developer (or owner) if applicable; b. Rezoning location, highways adjacent to site, and parcel number or numbers; c. Proposal summary with development name, size, and proposed zoning; and d. A statement regarding the proposal's compliance with the comprehensive plan. 2. A local traffic impact statement or, if the local requirements for traffic statements contained in ordinances or policies have not been certified by VDOT, a VDOT traffic impact statement. 3. A concept plan of the proposed development. 156 January 2012 9 C. Rezoning proposals associated with small area plans. 1. A traffic impact statement prepared for a small area plan pursuant to 24VAC30-155-30 C, or initiated for a small area plan at the request of a locality prior to the effective date of that subsection and that study contains substantially the same elements as those of a VDOT traffic impact statement, shall serve as the traffic impact statement required pursuant to this section for any rezoning proposals developed in furtherance of the adopted small area plan and related comprehensive plan amendments provided the following: a. That the small area plan package is accompanied by a cover letter that includes a statement that the assumptions made in the traffic impact statement prepared for the small area plan remain generally valid. b. That the following are accurate: (1) The rezoning proposal is in substantial conformance with the adopted small area plan. A deviation in density must be greater than 10% to be considered no longer in substantial conformance with the adopted small area plan. (2) The character and volume of the trip generation by the proposed uses are similar to those proposed by the small area plan. (3) All other assumptions made in the traffic impact statement prepared for the small area plan remain generally valid. 2. In instances where the assumptions made in the traffic impact statement prepared for the small area plan are no longer valid, the traffic impact statement may be updated. If the traffic impact statement is updated, it shall serve as the traffic impact statement required pursuant to this section for any rezoning proposals developed in furtherance of the adopted small area plan and related comprehensive plan amendments. D. Review process. After formal submission of a rezoning proposal for review, VDOT may, pursuant to § 15.2-2222.1 of the Code of Virginia, request a meeting with the locality and rezoning applicant to discuss potential modifications to the proposal to address any concerns or deficiencies. The request must be made within 45 days of receipt by VDOT of the proposal. VDOT must provide written comments to the locality and the rezoning applicant within 45 days of VDOT's receipt of the proposal if no meeting is scheduled or has been requested or within 120 157 January 2012 10 days of the receipt of the proposal otherwise. VDOT shall not reject or require resubmission, if the package has been prepared in accordance with best professional practice and substantially documents the expected impacts of the proposal. If VDOT determines that the package has not been prepared in accordance with best professional practice, fails to substantially document the expected impacts of the proposal, or if the submission is substantially incomplete, VDOT may request of the applicant, in writing or at the above mentioned meeting, modifications to address concerns. If the concerns are not adequately addressed within 30 days of the transmission of such concerns, VDOT may require resubmission. VDOT shall conduct its review and provide official comments to the locality for inclusion in the official public record. The Department’s comments on the proposed rezoning shall be based upon the comprehensive plan, regulations and guidelines of the Department, engineering and design considerations, adopted regional or statewide plans, and short and long term traffic impacts on and off site. VDOT shall also make such comments available to the public. Nothing in this section shall prohibit a locality from acting on a rezoning proposal if VDOT's comments on the submission have not been received within the timelines in this section. 24VAC30-155-50. (Repealed.) 24VAC30-155-60. VDOT traffic impact statement. A. A VDOT traffic impact statement (VTIS) assesses the impact of a proposed development on the transportation system and recommends improvements to lessen or negate those impacts. It shall (i) identify any traffic issues associated with access from the site to the existing transportation network, (ii) outline solutions to potential problems, (iii) address the sufficiency of the future transportation network, and (iv) present improvements to be incorporated into the proposed development. If a VTIS is required, data collection shall be by the locality, developer, or owner, as determined by the locality and the locality shall prepare or have the developer or owner prepare the VTIS. If the locality prepares the VTIS it shall provide a copy of the complete VTIS to the applicant when one is provided to VDOT. The completed VTIS shall be submitted to VDOT. The data and analysis contained in the VTIS shall be organized and presented in a manner acceptable to VDOT and consistent with this regulation. 158 January 2012 11 B. Scope of work meeting. 1. For proposals that generate less than 1,000 vehicle trips per peak hour of the generator representatives of the locality, the applicant, or the locality and the applicant may request a scope of work meeting with VDOT to discuss the required elements of a VTIS for any project and VDOT shall reply to such request within 30 days of its receipt of such a request and provide a date that is no more than 60 days from such receipt, time and location for such a scope of work meeting to both the locality and the applicant, if applicable. 2. For proposals that generate 1,000 or more vehicle trips per peak hour of the generator representatives of the locality and applicant, if applicable, shall hold a scope of work meeting with VDOT to discuss the required elements of a VTIS. Once a locality or applicant has contacted VDOT regarding the scheduling of a scope of work meeting, VDOT shall reply to both the locality and the applicant, if applicable, within 30 days of such contact and provide a date that is no more than 60 days from such contact, time and location for such a meeting. At a scope of work meeting pursuant to this section, the locality, the applicant and VDOT shall review the elements, methodology and assumptions to be used in the preparation of the VTIS, and identify any other related local requirements adopted pursuant to law. The results of the initial scoping meeting may be adjusted in accordance with sound professional judgment and the requirements of this regulation if agreed upon by VDOT, the locality, and applicant, if applicable. C. Required elements. The required elements and scope of a VTIS are dependent upon the scale and potential impact of the specific development proposal being addressed by the VTIS as determined by VDOT in its sole discretion. 1. At a minimum, the VTIS shall include the elements shown in the table below. The site generated peak hour trips in the table below shall be based upon the gross vehicle trip generation of the site less internal capture and reductions, if applicable. When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off- site, the VTIS shall estimate multimodal trips. All distances in the table below shall be measured along roads or streets. 159 January 2012 12 Item Site Generated Peak Hour Trips Less than 500 500 to 999 1,000 or more Background information List of all nonexistent transportation improvements assumed in the analysis Required Required Required Map of site location, description of the parcel, general terrain features, and location within the jurisdiction and region. Required Required Required Description of geographic scope/ limits of study area. Within 2,000 feet of site and any roadway on which 50 or more of the new peak hour vehicle trips generated by the proposal are distributed – not to exceed one mile Within 2,000 feet of site and any roadway on which 10% or more of the new vehicle trips generated by the proposal are distributed – not to exceed two miles To be determined by VDOT in consultation with the locality Plan at an engineering scale of the existing and proposed site uses. Required Required Required Description and map or diagram of nearby uses, including parcel zoning. Required Required Required Description and map or diagram of existing roadways. Required Required Required Description and map or diagram of programmed improvements to roadways, intersections, and other transportation facilities within the study area. Required Required Required Analysis of Existing Conditions Collected daily and peak hour of the generator traffic volumes, tabulated and presented on diagrams with counts provided in an appendix. Required Required Required Analyses for intersections and roadways identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group. Required Required Required 160 January 2012 13 When the type of development proposed would indicate significant potential for walking, bike or transit trips either on - or off - site, analyses of pedestrian and bicycle facilities, and bus route or routes and segment or segments, tabulated and presented on diagrams, if facilities or routes exist. Within 2,000 feet of site Within 2,000 feet of site To be determined by VDOT in consultation with the locality Speed Study If requested by VDOT If requested by VDOT If requested by VDOT Crash history near site If requested by VDOT If requested by VDOT If requested by VDOT Sight distance If requested by VDOT If requested by VDOT If requested by VDOT Analysis of Future Conditions without Development Description of and justification for the method and assumptions used to forecast future traffic volumes. Required Required Required Analyses for intersections and roadways as identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group. Required Required Required When the type of development proposed would indicate significant potential for walking, bike or transit trips either on - or off - site, analyses of pedestrian and bicycle facilities, and bus route or routes and segment or segments tabulated and presented on diagrams, if facilities or routes exist or are planned. Within 2,000 feet of site Within 2,000 feet of site To be determined by VDOT in consultation with the locality at the scope of work meeting Trip Generation Site trip generation, with tabulated data, broken out by analysis year for multi- phase developments, and including justification for deviations from ITE rates, if appropriate. Required Required Required Description and justification of internal capture reductions for mixed use developments and pass-by trip reductions, if appropriate, including table of calculations used. Required Required Required 161 January 2012 14 Site Traffic Distribution and Assignment Description of methodology used to distribute trips, with supporting data. Required Required Required Description of the direction of approach for site generated traffic and diagrams showing the traffic assignment to the road network serving the site for the appropriate time periods. Required Required Required Analysis of Future Conditions With Development Forecast daily and peak hour of the generator traffic volumes on the highway network in the study area, site entrances and internal roadways, tabulated and presented on diagrams. Future background + site generated traffic, at each expected phase and at build - out or six years after start, whichever is later Future background + site generated traffic, at each expected phase, at build - out, and six years after build - out, which may be extended or reduced by VDOT in consultation with the locality At a minimum the future background + site generated traffic, at each expected phase, at build - out, and six years after build - out; may be extended by VDOT in consultation with the locality Analyses for intersections and roadways identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS presented on diagrams for each lane group. Required Required Required When the type of development proposed would indicate significant potential for walking, bike or transit trips either on - or off - site, analyses of pedestrian and bicycle facilities, and bus route or routes and segment or segments tabulated and presented on diagrams, if facilities or routes exist or are planned. Within 2,000 feet of site Within 2,000 feet of site To be determined by VDOT in consultation with the locality Recommended Improvements Description and diagram of the location, nature, and extent of proposed improvements, with preliminary cost estimates as available from VDOT. Required Required Required 162 January 2012 15 Description of methodology used to calculate the effects of travel demand management (TDM) measures, if proposed, with supporting data. Required if TDM proposed Required if TDM proposed Required if TDM proposed Analyses for all proposed and modified intersections in the study area under the forecast and site traffic. Delay, and Level of Service (LOS) are tabulated and LOS presented on diagrams for each lane group. For intersections expected to be signalized, MUTCD Signal Warrant analysis or ITE Manual for Traffic Signal Design, as determined by VDOT, presented in tabular form. Required Required Required When the type of development proposed would indicate significant potential for walking, bike or transit trips either on - or off - site, analyses of pedestrian and bicycle facilities, and bus route or routes and segment or segments tabulated and presented on diagrams, if facilities or routes exist or are planned. Within 2,000 feet of site Within 2,000 feet of site To be determined by VDOT in consultation with the locality Conclusions Clear, concise description of the study findings. Required Required Required Notwithstanding the geographic scope noted above, the geographic scope of the study noted above may be reduced or enlarged based upon layout of the local transportation network, the geographical size of the development, and the traffic volume on the existing network, as determined by VDOT in consultation with the locality and the applicant, if applicable. Typically, analysis will be conducted for any roadway on which the additional trips generated by the proposal have a materially detrimental impact on traffic conditions. The analysis presented in the VTIS need not include all roadway and roadway segments located within the geographic scope of the study as determined by VDOT. 2. A VTIS for a development proposal that only meets the low volume road submission criterion (24VAC30-155-40 A 1 c and 24VAC30-155-50 A 1 c 3) shall, at a minimum, consist of the following elements, unless otherwise directed by VDOT. 163 January 2012 16 a. All elements contained in the Background Information portion of the above table, except the geographic scope/limits of study area is limited to the highway fronting the proposed development and the closest intersection, in each direction if applicable, of that highway with a highway that has an average daily traffic volume higher than the fronting highway. b. A roadway safety inventory study of the roadway segment or segments between the site entrance to the nearest intersections with the higher traffic volume highways, to include such elements as, but not limited to, speed limit, existing warning signs, pavement and shoulder type, pavement and shoulder width, intersection sight distances, and safe horizontal curve speeds. c. Daily and peak hour traffic volumes presented on diagrams, with counts provided in an appendix, for the fronting highway at the site, at the highway's intersections with the higher volume highway, and for the higher volume highways at their intersection with the fronting highway. d. All relevant elements contained in the Trip Generation portion of the above table. e. Projected daily and peak hour of the generator traffic volumes assuming build-out of the proposal, presented on diagrams for the receiving highway at the site, at the highway's intersection with the higher volume highways, and for the higher volume highways at their intersections with the receiving highway. f. Delay and level of service analysis for the intersections of the receiving highway with the higher volume highways. g. A comparison of the existing geometrics of the fronting highway under proposed build- out traffic conditions with the geometric standards, based upon functional classification and volume, contained in the Road Design Manual (see 24VAC30-155-100). 3. A VTIS for a rezoning proposal may be prepared in accordance with the “Less than 500 Site Generated Peak Hour Trips” category in the table above, regardless of actual projected trip generation, provided that: a. The rezoning proposal is in conformance with a locality’s adopted comprehensive plan that was reviewed in accordance with 24VAC30-155-30; and 164 January 2012 17 b. The review of the comprehensive plan included the submission to VDOT of a technical evaluation of the traffic impacts for anticipated development based on the future land use policies and map. D. Methodology and standard assumptions. A VTIS shall be prepared based upon methodology and assumptions noted below or as may be agreed upon by VDOT based upon the results of a scope of work meeting held by VDOT pursuant to this section. 1. Data collection. Preparers shall collect traffic data in accordance with the identified study area. The count data shall include at a minimum, weekday 24-hour counts, and directional turning movement counts during AM and PM peak times of the day. The 24-hour counts shall include vehicle classification counts. With approval of VDOT, data collected by the transportation professional preparer within the last 24 months may be used, likewise for data from the VDOT count program. The preparer shall monitor traffic operations during data collection to ensure extraneous events such as vehicle crashes or special event traffic do not affect integrity of count data. Preparers collecting data for utilization in traffic impact studies shall normally avoid data collection during the following instances: a. Holidays or times of the year when the traffic patterns are deemed to be unrepresentative of typical conditions, unless required by VDOT or the locality, or both. b. Summer months if school or schools in proximity. c. Fridays and weekends unless required by VDOT or the locality, or both. d. Other times of the year contingent upon existing adjacent land use activities. e. During times of inclement weather. 2. Trip generation. Estimates of trip generation by a proposed development shall be prepared using the Institute of Transportation Engineers Trip Generation (see 24VAC30-155-100), unless VDOT agrees to allow the use of alternate trip generation rates based upon alternate published guides or local trip generation studies. VDOT shall at all times after July 1, 2011, have at least one non-ITE trip generation methodology or alternative rate approved for the use in preparation of small area plan traffic impact statements pursuant to 24VAC30-155-30 C that recognizes the benefits of reduced vehicle trip generation and vehicle miles traveled from developments that 165 January 2012 18 meet the criteria for a small area plan pursuant to this regulation. Such alternate methodology or rate can be modified based upon local factors if agreed to at a scoping meeting. Rezoning proposals shall assume the highest vehicle trip generating use allowable under the proposed zoning classification. In determining which trip generation process (equation or rate) may be used, the preparer shall follow the guidance presented in the Trip Generation Handbook – an ITE Proposed Recommended Practice (see 24VAC30-155-100), which is summarized here, except rates may be utilized if the criteria for the use of regression equations are not met. Regression equations to calculate trips as a result of development shall be utilized, provided the following is true: a. Independent variable falls within range of data; and b. Either the data plot has at least 20 points; or c. R2 is greater than 0.75, equation falls within data cluster in plot and standard deviation greater than 110% of weighted average rate. If the above criteria are not met, then the preparer can use average trip rates, though if the following do not apply a rate based upon the study of similar local sites should be considered: d. At least three data points exist; e. Standard deviation less than 110% of weighted average rate; and f. Weighted average rate falls within data cluster in plot. 3. Internal capture and pass-by trips. a. Internal capture rates consider site trips "captured" within a mixed use development, recognizing that trips from one land use can access another land use within a development without having to access the adjacent street system. Mixed use developments include a combination of residential and nonresidential uses or a combination of nonresidential uses only. Internal capture allows reduction of site trips from adjacent intersections and roadways. For traffic impact statements prepared for small area plans pursuant to 24VAC30-155-30 C the internal capture rate or rates may be based on the non-ITE trip generation methodology approved by VDOT. For ITE-based methodologies, unless otherwise approved by VDOT, the following internal capture rates should be used if appropriate: 166 January 2012 19 (1) Residential with a mix of nonresidential components - use the smaller of 15% of residential or 15% nonresidential trips generated. (2) Residential with office use - use the smaller of 5.0% of residential or 5.0% of office trips generated. (3) Residential with retail use - for AM peak hour, use the smaller of 5.0% residential or 5.0% retail trips generated; for PM peak hour, use the smaller of 10% residential or 10% retail trips generated; for 24-hour traffic, use the smaller of 15% residential or 15% retail trips generated. (4) Hotel/motel with office use - use 15% of hotel/motel trips, unless the overall volume of the office traffic is more than the overall volume of hotel/motel traffic use in which case use the smaller of 10% of the hotel/motel traffic or the office traffic. (5) Multiuse development with more than five million square feet of office and retail - internal capture rate should be determined in consultation with and approval of VDOT. (6) Office with retail use – use the smaller of 5% office or retail trips generated. (7) Some combination of the above, if approved by VDOT. b. Pass-by trip reductions consider site trips drawn from the existing traffic stream on an adjacent street, recognizing that trips drawn to a site would otherwise already traverse the adjacent street regardless of existence of the site. Pass-by trip reductions allow a percentage reduction in the forecast of trips otherwise added to the adjacent street from the proposed development. The reduction applies only to volumes on adjacent streets, not to ingress or egress volumes at entrances serving the proposed site. Unless otherwise approved by VDOT, the pass-by rates utilized shall be those reported in Trip Generation Handbook, Second Edition – an ITE Proposed Recommended Practice (see 24VAC30- 155-100). For traffic impact statements prepared for small area plans pursuant to 24VAC30-155-30 C, the pass-by trip reductions may be based on the non-ITE trip generation methodology approved by VDOT. 4. Trip distribution. In the absence of more detailed information, trip distribution shall be in accordance with logical regional travel patterns as suggested by existing highway directional split and intersection movements or population and destination site distribution and shall 167 January 2012 20 recognize the effects of increased street connectivity if such streets meet the requirements of the Secondary Street Acceptance Requirements (see 24VAC30-155-100). If more detailed information is available from trip origin/destination studies, marketing studies, or regional planning models, this may be used to distribute trips upon approval of VDOT. 5. Planning horizon. In general, the analysis years shall be related to (i) the opening date of the proposed development, (ii) build-out of major phases of a multiyear development, (iii) long-range transportation plans, and (iv) other significant transportation network changes. The preparer should establish the planning horizon in consultation with and subject to the acceptance of VDOT. 6. Background traffic growth. Unless directed by VDOT, geometric growth (or compound growth), based upon historical growth rates, shall generally be used for determining future background traffic levels where extensive traffic-count history is available and capacity constraint is not appropriate. This growth rate replicates "natural growth" and is typical for projecting urban growth. Natural growth of traffic can be adjusted consistent with traffic forecasts associated with previously submitted local land development projects within the study area. 7. Future conditions. For the purpose of the VTIS, future conditions shall include background traffic and additional vehicle trips anticipated to be generated by approved but not yet constructed or improved projects. 8. Level of service calculation. Level of service (LOS) analysis for highways shall utilize the techniques described in the Highway Capacity Manual (see 24VAC30-155-100). Neither the intersection capacity utilization method nor the percentile delay method may be used in the traffic impact calculations of delay and level of service. Preparers shall consult with VDOT on which traffic analysis software package is to be used to conduct the LOS calculations. The results shall be tabulated and displayed graphically, with levels of service provided for each lane group for each peak period. All data used in the calculations must be provided along with the results of the capacity analysis. Any assumptions made that deviate from the programmed defaults must be documented and an explanation provided as to why there was a deviation. Electronic files used for the analysis shall be provided to VDOT as a digital submission (e.g. .hcs, .sy6, .inp, .trf files), along with the printed report. If intersections analyzed are in close proximity to each other so that queuing may be a factor, VDOT may require the inclusion of 168 January 2012 21 an analysis with a micro simulation model. Unless actual on-ground conditions dictate otherwise, preparers should use the following defaults when utilizing the Highway Capacity Software (HCS) or other approved programs when evaluating roadway components: a. Terrain – choose the appropriate terrain type. Most of the state will be level or rolling, but some areas may qualify for consideration as mountainous. b. Twelve-foot wide lanes. c. No parking or bus activity unless field conditions include such parking or bus activity or unless the locality has provided VDOT with a written statement of intent for the services to be provided. d. Peak hour factor by approach – calculate from collected traffic counts (requires at least a peak hour count in 15-minute increments). However, the use of peak hour factors lower than 0.85 shall only be allowed if based upon the average of more than three peak hour counts. For future conditions analysis, unless specific site conditions can be expected to create extreme peak hour factors, default peak hour factors between 0.92 and 1.00 should be used. e. Heavy vehicle factor – calculate from collected traffic (classification) counts or obtain from VDOT count publications. For future conditions analysis with development traffic, the existing heavy vehicle factor should be adjusted based upon the nature of the traffic being generated by the development. f. Area type – non-center of business district. The VTIS shall identify any existing or proposed bicycle and pedestrian accommodation that would be affected by the proposal. For the purposes of this subsection, a bicycle accommodation is defined as on-street bike lanes, paved shoulders of roadways that are not part of the designated traveled way for vehicles, or exclusive and shared off-street bicycle paths. For the purposes of this subsection, a pedestrian accommodation is defined as sidewalks, intersection treatments and exclusive or shared off-street trails or paths. If significant potential for bicycle or pedestrian trips exists, the VTIS shall include current and future service level analyses at build-out for existing or proposed bicycle and pedestrian accommodations. When the proposal requires or includes improvements or modifications to the roadway, bicycle or pedestrian accommodations, the VTIS shall analyze the impacts of such improvements and 169 January 2012 22 modifications on bicycle and pedestrian accommodations and service levels, and provide recommendations for mitigation of adverse impacts. The VTIS shall provide analysis for all bus service with routes that have, or will have a station or stop within 2,000 feet of the proposal. The VTIS shall evaluate and discuss potential for increased demand for bus use due to the proposal, addressing whether such increases will result in longer dwell time at stops or increase the need for buses on a route. The quality of service analysis for bus service shall be determined in accordance with the Transit Capacity and Quality of Service Manual (see 24VAC30-155-100). The VTIS shall provide both route and segment quality of service. The VTIS may consider the benefits of dedicated bus lanes for more frequent and rapid service. The VTIS shall provide recommendations for mitigation of adverse impacts where adverse impacts are expected to the quality of service to bus service. If an analysis of pedestrian quality or level of service is required for calculation of the bus quality of service, the preparer shall use a methodology approved by VDOT. 9. Trip reduction, and pedestrian and bicycle accommodations. When a proposal meets the criteria listed below, the preparer of the VTIS may reduce the number of vehicle trips generated by the proposal in the VTIS analysis in accordance with this subsection. Notwithstanding the percentages below, the total number of reductions used by a preparer in accordance with this subsection shall not exceed 500 vehicle trips per peak hour of the generator unless otherwise approved by VDOT. The trip reductions for traffic impact statements prepared for small area plans pursuant to 24VAC30-155-30 C may be based on the non-ITE trip generation methodology approved by VDOT and are not subject to limitations or requirements of this subdivision. a. Pedestrian accommodations. For the purposes of this subsection, a pedestrian accommodation is defined as a sidewalk, pedestrian path, or multiuse trail. Where a pedestrian service level of A exists, vehicle trips per peak hour of the generator may be reduced by 4.0% for those portions of the development within a 2,000-foot radius of the connections between the proposed development and the adjoining network. Where a pedestrian service level of B exists, vehicle trips per peak hour of the generator may be reduced by 3.0%; where a pedestrian service level of C exists, vehicle trips per peak hour of the generator may be reduced by 1.5% for the portion of the development noted above. These reductions may only be taken if: 170 January 2012 23 (1) Pedestrian facility coverage in a 2,000-foot radius of the connections to the proposed development is on or along at least 80% of the road network; (2) The pedestrian facilities inside and outside the development provide reasonably direct access to traffic generators; and (3) There are at least two of the 10 major land use classifications, as defined in ITE Trip Generation (see 24VAC30-155-100), within the 2,000-foot radius. b. Bicycle accommodations. For the purposes of this subsection, a bicycle accommodation is defined as a street with a design speed of 25 MPH or less that carries 400 vehicles per day or less, on-street bike lanes, a pedestrian accommodation, paved shoulders of roadways that are not part of the designated traveled way for vehicles and are at least two feet wide, or exclusive and shared off-street bicycle paths. Where a bicycle service level of A exists, vehicle trips per day may be reduced by 3.0%. Where a bicycle service level of B exists, vehicle trips per day may be reduced by 2.0%. Where a bicycle service level of C exists, vehicle trips per day may be reduced by 1.0%. These reductions may only be taken if: (1) Bicycle accommodations within a 2,000-foot radius of the connections to the proposed development exist on or along at least 80% of the road network; (2) The bicycle accommodations inside and outside the development provide reasonably direct access to traffic generators; and (3) There are at least two of the 10 major land use classifications as defined in ITE Trip Generation (see 24VAC30-155-100), within the 2,000-foot radius. 10. Modal split and trip reduction. All vehicle trip reductions used in the VTIS pursuant to this subsection are subject to the approval of VDOT. a. If a proposal is located within 1/2 mile along roadways, pedestrian or bicycle accommodations of a transit station, excluding bus stops and stations, reasonable vehicle trip reductions of vehicle trips generated by the proposal may be made with approval of VDOT. The preparer shall submit documentation to justify any such vehicle trip reductions used with the VTIS. When a proposal is located more than 1/2 mile but less than two miles from a transit stop, excluding bus stops and stations, with bicycle parking accommodations, 171 January 2012 24 additional bicycle modal split reductions may be utilized. The analysis of capacity of the parking accommodations shall be included in the VTIS when such trip reductions are used. b. If a proposal is located within 1/4 mile along roadways, pedestrian or bicycle accommodations of a bus stop or station where the segment and route service levels are C or higher, reasonable vehicle trip reductions of vehicle trips generated by the proposal may be made with the approval of VDOT. The preparer shall submit documentation to justify any such vehicle trip reductions used with the VTIS. c. Transit and bus modal split data from similar developments within the geographic scope of the VTIS or one mile of the proposal, whichever is greater, shall be collected if the VTIS vehicle trip reductions are used pursuant to this subsection and similar developments exist within the geographic scope of the VTIS or one mile of the proposal, whichever is greater. 11. Signal warrant analysis. Traffic signal warrant analysis shall be performed in accordance with the procedures set out in the Manual on Uniform Traffic Control Devices (see 24VAC30-155-100) or ITE Manual of Traffic Signal Design as determined by VDOT. 12. Recommended improvements. Recommendations made in the VTIS for improvements to transportation facilities shall be in accordance with the geometric standards contained within the Road Design Manual (see 24VAC30-155-100). 24VAC30-155-70. Departmental analysis. After concluding its review of a proposed comprehensive plan or transportation plan or plan amendment, or rezoning, VDOT shall provide the locality and applicant, if applicable, with a written report detailing its analysis and when appropriate recommending transportation improvements to mitigate any potential adverse impacts on state-controlled highways. VDOT shall provide recommendations for facilitating other modes of transportation including but not limited to transit, bus, bicycle and pedestrian facilities or accommodations where such facilities or accommodations are planned or exist, or where such facilities have a significant potential for use. In addition, VDOT shall provide the locality and the applicant, if applicable, with preliminary recommendations regarding compliance with other VDOT regulations such as the Secondary Street Acceptance Requirements (see 24VAC30-155-100), the Access Management Regulations: Principal Arterials (see 24VAC30-155-100), and the Access Management Regulations: Minor Arterials, Collectors, and Local Streets (see 24VAC30-155-100). 172 January 2012 25 24VAC30-155-80. Fees. A. Locality initiated proposals. No fee shall be charged for review of any comprehensive plan, comprehensive plan amendment, or rezoning proposal initiated by a locality or other public agency. B. Proposals containing a traffic impact statement as described in subdivision C 1 of 24VAC30-155-40. No fee shall be charged for the review of a rezoning submission that properly includes a traffic impact statement submitted under subdivision C 1 of 24VAC30-155-40. C. All other proposals. Any package submitted to a locality by an applicant that will be subject to VDOT review pursuant to this chapter shall include any required payment in a form payable directly to VDOT. 1. For initial or second review of all comprehensive plans, comprehensive plan amendments, and transportation plans submitted to VDOT for review, not initiated on behalf of the locality, there shall be a fee of $1,000 charged to the applicant. This fee shall be paid upon submission of a plan to VDOT for review. 2. For initial or second review of rezoning proposals accompanied by a traffic impact statement not initiated on behalf of the locality, there shall be a single fee for both reviews determined by the number of adjusted vehicle trips generated per peak hour, as follows: Submission made due to 24VAC30-155-40 A 3 (Low volume road criterion) - $250 All other submissions - $1,000 The fee shall be paid upon submission of a package to VDOT for review. 3. For a third or subsequent submission pursuant to subdivisions 1 or 2 of this subsection, that is requested by VDOT on the basis of the failure of the applicant to address deficiencies previously identified by VDOT, the applicant shall be required to pay an additional fee as though the third or subsequent submission were an initial submission and requiring the fees identified above. An applicant or locality may appeal to the district administrator a determination by VDOT that a submitted package failed to address deficiencies previously identified by VDOT. 24VAC30-155-90. (Repealed.) 173 January 2012 26 24VAC30-155-100. Listing of documents incorporated by reference. Requests for information pertaining to the availability and cost of any of these publications should be directed to the address indicated below the specific document. Requests for documents available from VDOT may be obtained from VDOT's division and representative indicated; however, VDOT documents may be available over the Internet at www.vdot.virginia.gov. 1. Access Management: Minor Arterials, Collectors, and Local Streets (24VAC30-73) VDOT 1401 E. Broad Street Richmond, Virginia 23219 2. Access Management: Principal Arterials (24VAC30-72) VDOT 1401 E. Broad Street Richmond, Virginia 23219 3. Highway Capacity Manual, 2010 Transportation Research Board 500 Fifth Street NW Washington, DC 20001 4. ITE Manual of Traffic Signal Design, 1998 Institute of Transportation Engineers 1099 14th Street NW Suite 300 West Washington, DC 20005 5. Manual on Uniform Traffic Control Devices, effective 2003, revised 2004 Federal Highway Administration Superintendent of Documents U.S. Government Printing Office P.O. Box 371954 Pittsburgh, Pennsylvania 15250 6. Road Design Manual, 2011 VDOT 1401 E. Broad Street Richmond, Virginia 23219 7. Secondary Street Acceptance Requirements (24VAC30-92) Commonwealth Transportation Board 1401 E. Broad Street Richmond, Virginia 23219 174 January 2012 27 8. Transit Capacity and Quality of Service Manual, 2nd Edition, 2003 Transportation Research Board of the National Academies Keck Center of the National Academies Transportation Research Board 500 Fifth Street, NW Washington, DC 20001 9. Trip Generation, 2008 Institute of Transportation Engineers 1099 14th Street NW Suite 300 West Washington, DC 20005 10. Trip Generation Handbook, Second Edition – an ITE Recommended Practice, 2004 Institute of Transportation Engineers 1099 14th Street NW Suite 300 West Washington, DC 20005 175 Administrative Guidelines July 2008 Organization of a Traffic Impact Analysis Report 1) Introduction and Summary a) Purpose of report and study objectives b) Executive Summary i) Site location and study area ii) Description of the proposed development iii) Principal findings iv) Conclusions v) Recommendations 2) Background Information: Proposed Development (Site and Nearby) a) List of all non-existent transportation improvements assumed in the analysis b) Description of on-site development i) Map of site location ii) Description of the parcel iii) General terrain features iv) Location within the jurisdiction and region v) Comprehensive Plan recommendations for the subject property vi) Current or proposed zoning of the subject property c) Description of geographic scope and limits of study area * d) Plan at an engineering scale of the existing and proposed site uses e) Description and map or diagram of nearby uses, including parcel zoning f) Description and map or diagram of existing roadways g) Description and map or diagram of programmed improvements to roadways, intersections, and other transportation facilities within the study area 3) Analysis of Existing Conditions a) Collected daily and peak hour of the generator traffic volumes, tabulated and presented on diagrams with counts provided in an appendix * b) Analyses for intersections and roadways identified by VDOT * i) Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group c) When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s), tabulated and presented on diagrams, if facilities or routes exist * d) Speed Study (if requested by VDOT) e) Crash history near site (if requested by VDOT) f) Sight distance (if requested by VDOT) 4) Analysis of Future Conditions Without Development a) Description of and the justification for the method and assumptions used to forecast future traffic volumes * b) Analyses for intersections and roadways as identified by VDOT * 176 Administrative Guidelines July 2008 i) Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group c) When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities or routes exist or are planned * 5) Trip Generation a) Site trip generation, with tabulated data, broken out by analysis year for multi-phase developments, and including justification for deviations from ITE rates, if appropriate b) Description and justification of internal capture reductions for mixed use developments and pass- by trip reductions, if appropriate, including table of calculations used 6) Site Traffic Distribution and Assignment a) Description of methodology used to distribute trips, with supporting data b) Description of the direction of approach for site generated traffic and diagrams showing the traffic assignment to the road network serving the site for the appropriate time periods 7) Analysis of Future Conditions With Development a) Forecast daily and peak hour of the generator traffic volumes on the highway network in the study area, site entrances and internal roadways, tabulated and presented on diagrams * b) Analyses for intersections and roadways identified by VDOT * i) Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group c) When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities exist or are planned * 8) Recommended Improvements a) Description and diagram of the location, nature, and extent of the proposed improvements, with preliminary cost estimates as available from VDOT b) If travel demand management (TDM) measures are proposed, description of methodology used to calculate the effects of TDM measures with supporting data c) Analyses for all proposed and modified intersections in the study area under the forecast and site traffic * i) Delay and Level of Service (LOS) are tabulated and LOS presented on diagrams for each lane group ii) For intersections expected to be signalized, MUTCD Signal Warrant analysis or ITE Manual for Traffic Signal Design, as determined by VDOT, presented in tabular form d) When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities or routes exist or are planned * 9) Conclusions a) Clear, concise description of the study findings * The level of analysis and information provided depends on site generated peak hour traffic. See page 2 of these forms; 24 VAC 30-155-60.C. Required Elements table.. 177 Administrative Guidelines July 2008 VDOT CHECKLIST EVALUATION of the SUBMITTED TRAFFIC IMPACT ANALYSIS  ITEM PROVIDED OR NOT APPLICABLE (NA) Verify Use of Methodology and Standard Assumptions in Regulations (or Changes Approved at Scope of Work Meeting) Verify any Additions to Required Elements Approved at Scope of Work Meeting Introduction and Summary Purpose of report and study objectives Executive Summary: Site location and study area; description of the proposed development; conclusions; recommendations. Background Information List of all non-existent transportation improvements assumed in the analysis Map of site location, description of the parcel, general terrain features, and location within the jurisdiction and region. Comprehensive plan recommendations for the subject property Current and proposed zoning of the subject property Description of geographic scope / limits of study area. Plan at an engineering scale of the existing and proposed site uses. Description and map or diagram of nearby uses, including parcel zoning. Description and map or diagram of existing roadways. Description and map or diagram of programmed improvements to roadways, intersections, and other transportation facilities within the study area. Analysis of Existing Conditions Collected daily and peak hour of the generator traffic volumes, tabulated and presented on diagrams with counts provided in an appendix. Analyses for intersections and roadways identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group. 178 Administrative Guidelines July 2008  ITEM PROVIDED OR NOT APPLICABLE (NA) When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s), tabulated and presented on diagrams, if facilities or routes exist. Speed Study Crash history near site Sight distance Analysis of Future Conditions Without Development Description of and justification for the method and assumptions used to forecast future traffic volumes. Analyses for intersections and roadways as identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS is presented on diagrams for each lane group. When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities or routes exist or are planned. Trip Generation Site trip generation, with tabulated data, broken out by analysis year for multi-phase developments, and including justification for deviations from ITE rates, if appropriate. Description and justification of internal capture reductions for mixed use developments and pass-by trip reductions, if appropriate, including table of calculations used. Site Traffic Distribution and Assignment Description of methodology used to distribute trips, with s upporting data. Description of the direction of approach for site generated traffic and diagrams showing the traffic assignment to the road network serving the site for the appropriate time periods. Analysis of Future Conditions With Development Forecast daily and peak hour of the generator traffic volumes on the highway network in the study area, site entrances and internal roadways, tabulated and presented on diagrams. Analyses for intersections and roadways identified by VDOT. Delay and Level of Service (LOS) are tabulated and LOS presented on diagrams for each lane group. When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities exist or are planned. 179 Administrative Guidelines July 2008  ITEM PROVIDED OR NOT APPLICABLE (NA) Recommended Improvements Description and diagram of the location, nature, and extent of proposed improvements, with preliminary cost estimates as available from VDOT. Description of methodology used to calculate the effects of travel demand management (TDM) measures, if proposed, with supporting data. Analyses for all proposed and modified intersections in the study area under the forecast and site traffic. Delay, and Level of Service (LOS) are tabulated and LOS presented on diagrams for each lane group. For intersections expected to be signalized, MUTCD Signal Warrant analysis or ITE Manual for Traffic Signal Design, as determined by VDOT, presented in tabular form. When the type of development proposed would indicate significant potential for walking, bike or transit trips either on- or off-site, analyses of pedestrian and bicycle facilities, and bus route(s) and segment(s) tabulated and presented on diagrams, if facilities or routes exist or are planned. Conclusions Clear, concise description of the study findings. NOTES: ____________________________________________________________________ SIGNED: ____________________________________ DATE: ______________ VDOT Representative PRINT NAME: _______________________________ VDOT Representative 180 PAYMENT DATE 12/01/2023 COLLECTION STATION Engineering/Inspections RECEIVED FROM Hope Tree Family Services City of Salem P.O. Box 869 Salem, VA 24153 BATCH NO. 2024-00002961 RECEIPT NO. 2024-00057909 CASHIER Krystal Graves DESCRIPTION Printed by: Loretta Prillaman Page 1 of 1 12/08/2023 08:52:03 AM PAYMENT CODE RECEIPT DESCRIPTION TRANSACTION AMOUNT CD LAND USE Land Use Application Fees $1,000.00 rezoning - 860 Mount Vernon Lane - Hope Tree Total Cash $0.00 Total Check $1,000.00 Total Charge $0.00 Total Wire $0.00 Total Other $0.00 Total Remitted $1,000.00 Change $0.00 Total Received $1,000.00 $1,000.00Total Amount: Customer Copy 181 LEGAL DESCRIPTION OF PROPERTY TO BE REZONED Beginning at a point at the intersection of the North line of West Carrollton Avenue and the East line of North Broad Street, thence along the East line of North Broad Street N 27°07'26" W a distance of 405.00' to a point at the terminus of North Broad Street; thence S 62°50'44" W a distance of 220.00' to a point; thence N 27°07'26" W a distance of 56.58' to a point; thence S 65°21'08" W a distance of 20.97' to a point; thence N 60°42'55" W a distance of 39.80' to a point; thence S 65°51'41" W a distance of 177.30' to a point; thence S 66°49'50" W a distance of 165.36' to a point; thence N 27°06'48" W a distance of 127.34' to a point; thence S 60°36'41" W a distance of 49.06' to a point; thence N 29°18'28" W a distance of 127.22' to a point; thence N 27°59'13" W a distance of 401.04' to a point; thence S 61°59'55" W a distance of 12.00' to a point; thence N 71°49'41" W a distance of 152.51' to a point; thence N 60°22'31" E a distance of 118.03' to a point; thence N 19°56'17" W a distance of 1088.42' to a point on the South line of Interstate 81; thence along the South line of Interstate 81 N 51°21'30" E a distance of 390.06' to a point; thence N 59°46'44" E a distance of 100.89' to a point; thence N 42°21'32" E a distance of 100.52' to a point; thence N 52°01'06" E a distance of 380.85' to a point at the intersection of the South line of Interstate 81 and the West line of Red Lane; thence along the West line of Red Lane S 08°26'28" E a distance of 365.95' to a point; thence S 08°55'13" E a distance of 83.12' to a point; thence with a curve turning to the left with an arc length of 353.82', with a radius of 320.00', with a chord bearing of S 40°35'45" E, with a chord length of 336.07', to a point; thence S 72°16'18" E a distance of 141.44' to a point; thence with a non-tangent curve turning to the right with an arc length of 318.24', with a radius of 710.00', with a chord bearing of S 58°42'30" E, with a chord length of 315.58', to a point; thence S 45°54'08" E a distance of 839.41' to a point ; thence S 67°53'11" W a distance of 9.99' to a point; thence S 22°06'49" E a distance of 315.70' to a point; thence leaving the West line of Red Lane S 60°35'11" W a distance of 190.10' to a point; thence S 22°06'49" E a distance of 100.00' to a point; thence S 37°19'34" E a distance of 95.13' to a point; thence S 28°44'42" E a distance of 122.90' to a point on the North line of West Carrollton Avenue; thence along the North line of West Carrollton Avenue S 62°51'48" W a distance of 676.02' to a point; which is the point of beginning, having an area of 2,714,568 square feet, 62.318 acres, being known as part of tax map number 44-3-10 and lying in the City of Salem, Virginia. 182 183 184 185 186 187