HomeMy WebLinkAbout006-91 Eastgate Commerce Ctr. - c-o Wrights Run L.P. - Opequon District - Backfile (2)RECEIPT
AMOUNT DUE
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AMOUNT PAD
$ Ll bbo
BALANCE UEE \ ,
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PAID BY
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CHECK �V O
OTHER
F
P.O. BOX 6ui, _ t
WINCHC:,7ER, VIRGINIA 22601
RECEIVED FROM
ADDRESS
. aNN;NG AND DEVELOPh"r, J
DATE
THE SUM OF �) — DOLLARS $
FOR
zoni n nPp 1 i1C�
BY -
UA9 TIMERS HE ORDER Nv 3221 - Pnn1e0 m USA
REZONING CHECKLIST
T`ie application is not complete if the followings are not present:
Submission Packacie
r%_ID 91 1. Comment sheets from the following agencies
along with any marked copies of the plan:
✓ VDOT City of Winchester
Co. San. Auth.
Inspections Dept.
Fire Marshall
County Attorney
2. application form
3. location map
4. survey
_ 5. deed
Co. Hlth. Dept.
Parks & Rec.
Airport Authority
6. taxes paid statement
7. sign received
✓ 8. fees paid
✓ 9. impact analysis
10. proffer statement
TRACKING
DATE
7-1o,91 application Received
Rezoning forwarded to consulting engineer, if required.
Consultation held with planning staff
Rezoning reviewed by Zoning Review Committee
lq9' Adjoiner notifications mailed for PC public hearing
Rezoning heard by PC
Public hearing date set by BOS
Ordinance of amendment ;with :onditions proffered prepared
for 3OS
joiner :�oti `icat.:L(-)ns :nailed `or BOS pub'. Lc hearing
!.ezoning heard by BOS-fe_-tc 4 - �poeoae�
09-)7-7/ : )ning _nap amended
rezoning records updated
I
m
ze (2� - q1
A TRAFFIC IMPACT STUDY
FOR
THE EASTGATE COMMERCE CENTER
FR�(E�D(ERICK COUNTY, VIRGINIA
prepared for
The Wrights Run Limited Partnership
1320 Old Chain Bridge Road
Suite 360
McLean, Virginia 22101
prepared by
Gilbert W. Clifford & Associates, Inc.
200 N Cameron Street
Winchester, Virginia 22601
16 May 1991
I Ll
TABLE OF CONTENTS
LIST OF FIGURES
LIST OF TABLES
INTRODUCTION
EXISTING CONDITIONS
BACKGROUND CONDITIONS
DEVELOPMENT IMPACTS
Trip Generation
Trip Distribution
Traffic Impacts
CONCLUSION
APPENDIX
ii
iii
iv
1
2
6
10
10
13
18
19
v
LIST OF FIGURES
Figure No.
Page No.
1.
Location
Map
2.
Existing
Peak Hour Volumes
3.
Existing
Peak Hour Level of Service
4.
Peak Hour
Volumes Yr 2006, Proposed Network
5.
Peak Hour
Level of Service Yr 2006, Proposed Network
6.
Eastgate
Full Build (Yr 2006) Peak Hour Volumes
7.
Eastgate
Full Build (Yr 2006) Peak Hour Level of Service
7a. VA
Rte 642/Access Rd Intersection
7b. VA
Rte 642/US Rte 522 Intersection
7c. US
Rte 522/Access Rd Intersection
7
iii
�1
3
4
5
8
9
14
15
16
17
III
LIST OF TABLES
Table No.
Page No.
1. Eastgate Existing and Background Volumes 7
2. Eastgate Trip Distribution to Proposed Network 11
3. Eastgate Road Trip Generation Summary 12
iv
INTRODUCTION
The proposed Eastgate Commerce Center is located on approximately
150 acres in Frederick County, Virginia. The site is located along the
west side of U.S. Route 522 in the southeastern part of the County,
approximately 1.5 miles north of VA Route 277. Preliminary plans
call for rezoning the parcel to provide for industrial and commercial
uses now with potential residential uses later. This area of the
County has recently been included in the Utilities Service Area as
defined by the Comprehensive Plan.
The analysis of traffic impacts, performed in this report utilizes
projections of traffic volumes for an assumed buildout year of 2006.
The traffic impacts of the development on the surrounding roadways
are measured through the following sequence of activities:
- Establish the existing base condition traffic volumes through
field count surveys and adaptation of recent studies done in the area.
- Forecasting future volumes by applying growth factors to the
base conditions, accounting for background traffic from the
surrounding area, and adding the expected traffic volumes associated
with the Eastgate Center under zoning proposed by the applicant.
- Analyzing the future conditions with standard capacity
analysis methods and recommending mitigation, if any, to
accommodate the proposed Eastgate development traffic.
The purpose of this report is to document these analytical steps and
to present conclusions and recommendations.
EXISTING CONDITIONS
The site fronts directly on U.S. Route 522, which is a major north -
south connector between Winchester and I-66 and Front Royal,
Virginia. The plans for improvements to VA Route 642 call for the
new route to pass through the site and intersect U.S. Rte 522
immediately across from the "old" Armel Schoolhouse. VA Rte 642
will be a major collector serving the urban development area
between I-81 and U.S. Rte 522. The sites relationship to the existing
and soon to be improved roadway network is depicted on Figure No.
1. Peak hour traffic counts were conducted in the vicinity of the site
during March 1991, at the intersection of VA Rte 642 and U.S. Rte
522.
These volumes, which reflect existing peak hour conditions, are
shown in Figure 2. The complete A.M. and P.M. traffic counts
summaries are included for review in the report's Appendix. Two
way average daily traffic is also shown.
Based on existing traffic counts and roadway geometries, traffic
operation under current conditions were analyzed. The result of this
analysis provides level of service conditions. Intersections which
were evaluated range in level of service from "A" - free flow
conditions, to 'F' - very long delays experienced. The appendix
contains detailed descriptions of these levels taken from the 1985
Highway Capacity Manual.
Capacity analysis was performed at the Existing Rte 642/ Rte 522
for both the A.M. and P.M. peak hours. Figure 3 shows the lane
geometry and level of service results as they currently exist. The
intersections level of service can be described as follows:
- 642/522 operates as an unsignalized intersection with A.M.
peak hour level of service of 'A' or better on all critical movements.
In the P.M. Peak hour the worst level of service is again 'A' for all
movements.
oG ..
u
n
ik
n q. . ...) �
EASTGATE
COMMERCE
CENTER
May 1, 1991
Figure 1: Location Map
gilbcrt w. clifford & associates, inc.
gilbert w. clifford & associates, inc.
BACKGROUND CONDITIONS
U.S. Route 522 is the major roadway covered by this analysis. The
Virginia Department of Transportation has plans to widen the road
section between U.S. Route 50 and Double Tollgate (VA Rte 277).
This improvement is of a high priority, and should. be completed
prior to Eastgate reaching full buildout. The capacity analysis
therefore assumes a four lane section for U.S. Route 522. VA Route
642 is planned as a two lane section with separate turn lanes
provided at major crossings. This analysis assumes that all turning
movements are from unshared lanes.
At this time, the poor condition and geometrics of Rte 642 discourage
use of this road. The planned improvements will provide easier
access to and from the existing residential uses in the vicinity of VA
Route 647. The determination of background traffic volumes need to
account for not only the natural growth in eastern Frederick County,
but also the natural tendency for existing trips to shift to the
upgraded Rte 642. The average growth rate experienced in this area
is about five percent per year. The improvements to 642 and U.S.
Rte 522 will provide faster, easier access, and therefore attract more
trips. For this reason the growth rate has been doubled.
Table 1 shows the existing and year 2006 traffic volumes at the
planned U.S. Rte 522 and VA Rte 642 intersection. Figure 4 shows
the year 2006 traffic volumes; Figure 5 shows the levels of service
for each movement and the lane geometries.
The level of service at this intersection in the year 2006 can be
summarized as follows:
' - 522/642 The intersection, if operating in an unsignalized
condition will provide level of service 'D' for northbound traffic from
eastbound Rte 642. All other movements will operate at level 'B' or
' better for all turning movements during the A.M. and P.M. peak
hours.
1
U.S. Route 522
A.M. Peak Hr
P.M. Peak Hr
ADT
(277 - 642)
Existing
12647
Northbound
298
302
Southbou nd
199
334
No Build (2006)
18204
Northbound
386
462
Southbound
324
431
VA Route 642
A.M. Peak Hr
P.M. Peak Hr
ADT
(636 - 522)
Existing
1734
Eastbound
93
64
Westbound
67
126
No Build (2006)
7291
Eastbound
326
247
Westbound
235
486
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
EXISTING AND YEAR 2000 TRAFFIC VOLUMES
TABLE 1
ii
� I
gilhert w. clifford & associates, inc.
gilbert w. clifford & associates, inc.
It is probable that in conjunction with the improvements to Rte 642
and Rte 522, this intersection will become signalized. It is our
recommendation that a signal be provided at the intersection to
ensure the ability of eastbound Rte 642 traffic to make the left hand
turn.
DEVELOPMENT IMPACTS
Trip Generation
The Eastgate development proposes a mix of retail, industrial and
residential uses. The traffic generated by the development was
estimated using the ITE Trip Generation Manual, 4th Ed.. The
following code groups were utilized:
Zoning
ITE Code
Acres
B-2
820
25
B-3
770
12
M-1
140
60
RA
210
115
Table 3 shows the resulting trips generated by the proposed
development for the A.M. and P.M. peak hours.
Trip Distribution and Assignment
The distribution of trips is based upon logical assumptions, existing
traffic patterns, and the location of residential areas and Interstate
systems. Table 2 shows the distribution percentages utilized
throughout the study. The turn movements from Rte 642 on to Rte
522 are based on existing turn movement percentages. The turn
ratio at the Access Rd - Rte 642 intersection reflect the location of
the Lakeside developments and I-81.
The trips generated by the development were assigned to this
pattern along with the total background traffic. The total volumes
for this developed condition are shown in Table 3. Average daily
trips are also indicated.
i
PERCENTAGE FROM EASTGATE
TRIPS PER DAY FROM EASTGATE
Land Use
To 642E
To 642W
To Ac Rd
To 642W To 642E
To Ac Rd
To 522
General Business District (B-2)
40%
50%
30%
8050
6440
4830
8050
Industrial Transistion District (B-3)
50%
35%
15%
671
958
288
1246
Light Industrial District (M-1)
45%
35%
20%
817
1050
467
1516
Agricultural Residential District (RA)
60%
40%
83%
1217
1825
2525
1825
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
TRIP DISTRIBUTION
TABLE 2
A. M.
P. M.
Land Use
IN
OUT
IN
OUT
ADT
General Business District (B-2)
263
113
641
667
16099
Industrial Transistion District (B-3)
213
29
26
190
1917
Light Industrial District (M-1)
393
54
60
442
2333
Agricultural Residential District (RA
65
177
206
111
3042
TOTALS-
934
373
933
1410
23391
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
TRIP GENERATION SUMMARY
TABLE 3
Traffic Impacts
A capacity analysis was performed on the three intersections
affected by the Eastgate development. These are:
Intersection
#1 -
Rte
642/Access Rd
Intersection
#2 -
Rte
522/Rte 642
Intersection
#3 -
Rte
522/Access Rd
The analysis was performed for the weekday A.M. and P.M. peak
hour for the fully developed project and background traffic volumes
for the year 2006. Figure 6 shows the volumes involved for each
movement. Figure 7 shows the level of service to be expected. The
lane geometry used is that planned in conjunction with the Rte 642
improvements, and the planned expansion of Rte 522.
The conditions at each of the intersections can be summarized as
follows:
Int #1 - 642/Access Rd - Under unsignalized conditions the
intersection will operate, for the left turn movement from the
project, at 'F' level of service for the A.M. peak, and 'E' for the P.M.
peak. The left turn into the development from eastbound Rte 642
Traffic will operate at level ' D' for the A.M. peak hour. All remaining
movements operate at level 'C' or better. If Signalized the
intersection will operate at a critical volume of less than 1100, or
under its capacity.
Int #2 - 522/642 - If unsignalized, this intersection will fail. The left
turn movement from Rte 642 to northbound Rte 522 will experience
a level of service 'F' for both the A.M. and P.M. peak hours. The left
turn from northbound 522 will experience level of service 'E' for
both A.M. and P.M. peaks hours. The right turn from Rte 642 on to
southbound Rte 522 has a level of service 'F' during the P.M. peak.
This intersection generally fails. Signalization should be provided at
the time of the Rte 642 improvements. If signalized, the intersection
will operate at at a critical volume of just over 1100, or under its
capacity.
EASTGATE Figure 6:
COMMERCE
CENTER
May 1, 1991
gilbert w. clifford & associates, inc.
Full Development Road Network
Year 2006 - Peak Hour Volumes
gilbert w. clifford & associates, inc.
it
� I
1
11
7
L
1
gilhcrt w. clifford & associates, inc.
EASTGATE
COMMERCE
CENTER
May 1, 1991
Figure 7C: Full Development Access Road
Rte. 522 Intersection
Year 2006 - Peak Hour Level of Service
gilbert w. clifford & associates, inc.
4
Int #3 - 522/Access Rd - This intersection will operate at a level of
service 'C' or better during the A.M. peak hours for all movements
except the left turn from the access road to northbound Rte 522
which will experience major delays. During the P.M. peak hour both
left turn movements will experience long delays. The remaining
movements operate at level of service 'C' or better. The signalization
of the 642/522 intersection was not accounted for in this evaluation.
Due to the proximity of that signal to the 522/Access Rd intersection,
it should be timed to allow the cross traffic movements to occur at
the Rte 522 and the Access Rd. It is important that all turning
movements at intersection #3 be made from unshared lanes.
CONCLUSION
The traffic impacts associated with the development of the Eastgate
Commerce Center are large but manageable. A large part of the
analysis performed here hinges on the improvements to both Rte
t522 and 642. Those improvements include the signalization of the
522/642 intersection. We would recommend that when justified by
' the peak hour volumes, the Rte 642/Access Rd. also be signalized.
All three intersections should have unshared lanes for all
movements.
' It is possible, in p since all of the traffic on the Access Rd will be
' generated by the site, that the construction of the road section, and
the intersection improvements be phased to coincide with the actual
development growth.
III
APPENDIX
Ex. Peak Hour Traffic Count Summary
Eastgate Traffic Generation Calculations
Full Build A.M./P.M. Peak Hour Intersection Volumes
Full Build A.M. P.M. Peak Hour Flow Model
Highway Capacity Manual Level of Service
Intersection level of Service Evaluation
a. Ex 642/522
b. Yr 2006, 642/522
c. Full Dev. 642/Access Rd
d. Full Dev. 522/642
e. Full Dev. 522/Access Rd
Intersection Signalization Planning Evaluation
a. Yr. 2006 642/Access Rd
b. Yr 2006, 642/522
c. Yr 2006 522/Access Rd
III
roject
Name:
Eastgate
Intersection:
Rte 522/Rte 642
Counted
By:
Paul Howel
i'
Traffic From South
on US Rte 522
Left
Thru
Total
Time Period
7:00
7:15
10
43
53
A7:15
- 7:30
50
62
7:30
- 7:45
_12
11
79
90
7:45
- 8:00
6
81
87
8:00
- 8:15
6
53
59
8:15
8:30
6
62
68
8:30
- 8:45
3
56
59
8:45
' 9:00 ,
9:00
9:15
9
2
48
61
57
63
7:00
8:00
39
253
292
7:15
8:15
35
263
298
7:30
8:30
29
275
304
7:45
8:45
21
252
273
8:00
9:00
24
219
243
8:15
9:15
20
227
247
t
A.M. PEAK HOUR
8:15
35
263
298
Time Period
X.
..........................
i, 4:00
4:15
14
41
55
4:15
- 4:30
12
60
72
'4:30
4:45
- 4:45
- 5:00
12
14
70
62
82
76
5:00
5:15
18
54
72
5:15
5:30
14
50
64
- 5:45
18
62
80
'5:30
5:45
6:00
15
63
78
6:00
6:15
11
68
79
1114:00
- 5:00
52
233
285
4:15
5:15
56
246
302
4:30
5:30
58
236
294
4:45
5:45
64
228
292
5:00
- 6:00
65
229
294
5:15
6:15
58
243
301
UM5. PEAK
HOUR
-
5:15
56
246
302
i'
Location: Frederick County
Date: 3/2/91
Weather: Partly Sunny
Traffic From North
Traffic From West
on U.S.
Rte 522
on Rte 642
Total
Right
Thru
Total
Left
Right
Total
N,S,E,W
Time Period
5
41
46
8
8
16
115
7:00
7:15
7
41
48
12
10
22
132
7:15
7:30
3
37
40
5
14
19
149
7:30
7:45
13
31
44
21
12
33
164
7:45
8:00
9
40
49
5
14
19
127
8:00
8:15
8
34
42
15
7
22
132
8:15
8:30
9
32
41
15
5
20
120
8:30
- 8:45
1
18
19
10
7
17
93
8:45
9:00
3
28
31
4
3
7
101
9:00
9:15
28
150
178
46
44
90
560
7:00
- 8:00
32
149
181
43
50
93
572
7:15
8:15
33
142
175
46
47
93
572
7:30
8:30
39
137
176
56
38
94
543
7:45
8:45
27
124
151
45
33
78
472
8:00
9:00
21
112
133
44
22
66
446
8:15
9:15
32
149
181
43
50
93
572
7:15
- 8:15
Time Period
17
66
83
8
6
14
152
4:00
4:15
16
87
103
9
6
15
190
4:15
4:30
16
61
77
9
14
23
182
4:30
4:45
14
69
83
5
9
14
173
4:45
5:00
24
83
107
7
5
12
191
5:00
5:15
24
62
86
10
7
17
167
5:15
5:30
14
61
75
10
3
13
168
5:30
- 5:45
15
39
54
7
7
14
146
5:45
- 6:00
16
56
72
11
5
16
167
6:00
6:15
63
283
346
31
35
66
697
4:00
- 5:00
70
300
370
30
34
64
736
4:15
- 5:15
78
275
353
31
35
66
713
4:30
- 5:30
76
275
351
32
24
56
699
4:45
- 5:45
77
245
322
34
22
56
672
5:00 -
6:00
69
218
287
38
22
60
648
5:15 -
6:15
70
300
370
30
34
64
736
4:15 -
5:15
General Business District (B-2)
Land Use Code(ITE) - 820
Site Area(ac) - 25
FAR - 0.33
GLA (1000 sgft) - 359
Trip Ends/Day
Weekday Trip Ends - 16099.146
Trip Ends/Hr
Peak AM Adj St - 376.385
Peak PM Ad St - 1308.175
Weekend Trip Ends - 21503.814
Weekend Peak Hr - 2035.097
Industrial Transistion District (B-3)
Land Use Code(ITE) - 770
Site Area(ac) - 12
Trip Ends/Acre Trip Ends/Day
Weekday Trip Ends -
159.748
1916.976
Trip Ends/Hr
Peak AM Adj St -
20.137
241.644
Peak PM Adj St -
18.027
216.324
Peak AM Gen -
20.137
241.644
Peak PM Gen -
17.957
215.484
Weekend Trip Ends -
32.614
391.368
Weekend Peak Hr -
6.701
80.412
Light Industrial District (M-1)
Land Use Code(ITE) - 140
Site Area(ac) - 60
Trip Ends/Acre Trip Ends/Day
Weekday Trip Ends -
38.882
2332.920
Trip Ends/Hr
Peak AM Adj St -
7.440
446.400
Peak PM Adj St -
8.372
502.320
Peak AM Gen -
9.223
553.380
Peak PM Gen -
8.820
529.200
Weekend Trip Ends -
33.395
2003.700
Weekend Peak Hr -
6.279
376.740
TRAFFIC GENERATION CALCULATIONS
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
Agricultural Residential District (RA)
Land Use Code(ITE) - 210
Site Area(ac) - 115
(3-5 DU/Ac)
Trip Ends/Acre
Trip Ends/Day
Weekday Trip Ends -
26.451
3041.865
Trip Ends/Hr
Peak AM Adj St -
2.109
242.535
Peak PM Adj St -
2.753
316.595
Peak AM Gen -
2.174
250.010
Peak PM Gen -
2.814
323.610
Weekend Trip Ends -
30.948
3559.020
Weekend Peak Hr -
2.946
338.790
409 —pk.- 2
_ 286
3
INTERSECTION # 1
RTE 642 & ACCESS ROAD
250 --� 2
332
`\ 3
INTERSECTION #2
RTE 642 & RTE 522
INTERSECTION #3
RTE 522 & ACCESS ROAD
RTE 642 5 4 298
r— 283
4
7 9
�o
M
V)
� Q
RTE 522 5�— 308
298
RTE 522 5 o 561
75
4
(-"--
7 9
44 --
NORTH
LEGEND
EbASS, TG ']f Ju 258 Traffic Volume
A.M. PEAK HOUR 3 Movement I.D.
525 ---s- 2
20��3
INTERSECTION # 1
RTE 642 & ACCESS ROAD
395 —►— 2
38��3
INTERSECTION #2
RTE 642 & RTE 522
733 —0.2
104
3
INTERSECTION #3
RTE 522 & ACCESS ROAD
RTE 642 5= -- 694
30
4 _
RTE 522 5T— 363
335
a
RTE 522 5 589
108
4
7 9
oON
V �
EASST 1A'TE
P.M. PEAK HOUR
go
NORT
H
H
x
0
z '
'
LEGEND '
258 Traffic Volume
3 Movement I.D. '
South Bd
North Bd
Eastbd
Westbd
Eastbd
Westbd
Eastbd
Westbd
Ex- 263
Ex-
416
Ex - 326
Ex -
235
Ex -
326
Ex -
235
Ex - 326
Ex - 235
B-3- 77
B-3 -
7
B-3 - 74
B-3 -
14
B3 -
10
B3 -
106
B-3 - 10
83 - 106
B-2 - 73
&2 -
26
B-2 - 132
B-2 -
56
B-2 -
79
B-2 -
45
642
642
B-2 - 34
B-2 - 105
M-1 - 142
M-1 -
14
M-1 - 137
M-1 -
24
M-1 -
19
M-1 -
177
RA
% East Bd % West Bd
M-1 - 19
M-1 - 177
22
RA -
33
RA - 26
RA-
106
RA-
5
RA -
18
AM Peak Hr Trip Ends
40
60
RA - 12
RA- 7
In - 11
5
7
522 North Bd -
496
642 West Bd -
436
642 West Bd -
581
Out - 31
12
18
642 West Bd -
SW
522 South Bd -
577
642 East Bd -
695
642 East Bd -
438
642 East Bd -
401
........
'
Tu
Out Bd
In Bd
s?X,642
South Bd
North Bd
642
Access Rd
Ex- 0
Ex -
0
B3
% East Bd % West Bd
toAm 522
Ex- 324
Ex -
386,
B3 - 25
B3 -
181
AM Peak Hr Trip Ends
35 50
15
&3 - 23
B3 -
49
&2 - 11
B-2 -
53
In- 213
74 106
32
B-2 - 33
&2 -
57
M-1 - 43
M-1 -
314
Out - 29
10 14
4
M-1 - 54
M-1 -
84
RA- 88
RA-
22
RA- 25
RA -
30
Access Rd In Bd -
569
522 North Bd -
606
642
642
Access Rd Access Rd
Access Rd Out Bd -
167
B-2
% East Bd % West Bd % East Bd % West Bd (642 west)
522 South Bd -
458
AM Peak Hr Trip Ends
30
40
20 10
In - 263
79
105
53 26
NeiOut-
113
34
45
23 11
..-,..,.,,,,.,_
642 642 Access Rd
M-1 % East Bd % West Bd toAm 522
AM Peak Hr Trip Ends 35 45 20
In- 393 137 177 79
Out - 54 19 24 11
Access Rd Access Rd
RA % East Bd % West Bd to 642 west
AM Peak Hr Trip Ends 40 60
In - 54 22 32
Out- 146 59 88
A.M. PEAK HOUR FLOW MODEL
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
Ex- 0 Ex - 0
B-3 - 4 B3 - 32
B-2 - 23 B-2 - 26
M-1 - 11 M-1 - 79
RA- 59 RA - 32
Access Rd West Bd - 169
Access Rd East Bd - 96
Turn North - 47%
Turn South - 53%
South Bd
North Bd
Ex - 324
Ex - 386
B-3- 8
B3 - 61
B-2 - 30
B-2 - 59
M-1 - 16
M-1 - 113
RA- 38
RA- 17
522 North Bd-
636
522 South Bd -
415
i
rm m m m m m r m m m m m m m m m m m i
Eastbd
Westbd
Ex- 247
Ex-
486
B-3 - 13
B-3 -
67
B-2 - 321
B-2 -
334
M-1 - 27
M-1 -
155
RA - 123
RA -
44
642 West Bd -
1086
642 East Bd -
731
Eastbd
Westbd
Ex - 247
Ex -
466
B-3 - 95
B-3 -
9
B-2 - 256
B-2 -
200
M-1 - 199
M-1 -
21
RA - 21
RA -
8
642 West Bd -
724
642 East Bd -
819
642 642
RA % East Bd % West Bd
PM Peak Hr Trip Ends 60 40
In - 36 21 14
Out - 19 12 8
Eastbd
Westbd
Ex- 247
Ex-
486
B-3 - 95
B-3 -
9
B-2- 267
B-2 -
192
M-1- 199
M-1-
21
RA- 12
RA-
14
642 West Bd -
723
642 East Bd -
820
Out Bd
In Bd
z^sa
642 642
Access Rd
Ex - 0
Ex -
0
B-3 % East Bd % West Bd
toAm 522
B3 - 162
83 -
22
PM Peak Hr Trip Ends 50 35
15
B-2 - 133
B-2 -
64'zsz
In - 26 13 9
4
M-1 - 354
M-1 -
48
''""'""
Out- 190 95 67
29
RA - 37
RA -
102
Access Rd In Bd -
236
">Y'"
642
642 Access Rd Access Rd
Access Rd Out Bd -
685
B-2
% East Bd % West Bd % East Bd % West Bd
PM Peak Hr Trip Ends
40
30 10 20
In- 641
256
192 64 128
Out - 667
267
200 67 133 642 west
642 642
Access Rd
M-1 % East Bd % West Bd
toAm 522
PM Peak Hr Trip Ends 45 35
20
In- 60 27 21
12
Out- 442 199 155
B8
Access Rd Access Rd
RA
% East Bd % West Bd
PM Peak Hr Trip Ends
60 40
In - 170
102 68
Out - 92
55 37 to 642 west
P.M. PEAK HOUR FLOW MODEL
EASTGATE COMMERCE CENTER
FREDERICK COUNTY, VIRGINIA
Ex- 0 Ex- 0
B3 - 29 B-3 - 4
B-2 - 67 B-2 - 128
M-1- 88 M-1- 12
RA - 55 RA - 68
Access Rd West Bd - 212
Access Rd East Bd - 239
South Bd
North Bd
Ex- 569
Ex-
360
B-3 - 6
B-3 -
58
B-2 - 153
B-2 -
156
M-1 - 16
M-1 -
135
RA - 39
RA -
31
522 North Bd -
740
522 South Bd -
783
Turn North - 46%
Turn South - 54
South Bd
North Bd
Ex - 431
Ex -
462
B-3 - 52
B-3-
18
B-2 - 203
B-2-
132
M-1- 111
M-1-
52
RA - 39
RA-
33
522 North Bd -
698
522 South Bd -
837
Turn North - 46%
Turn South - 54
South Bd
North Bd
Ex -
431
Ex -
462
B-3 -
66
B-3 -
7
B-2 -
177
B-2 -
167
M-1 -
153
M-1 -
17
RA -
35
RA -
43
522 North Bd - 697
522 South Bd - 862
HIGHWAY CAPACITY MANUAL SPECIAL REPORT 209
TABLE 10-3. LEVEL -OF -SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS.
RESERVE CAPACITY
(PCPH)
LEVEL OF
SERVICE
EXPECTED DELAY TO
MINOR STREET TRAFFIC
> 400
A
Little or no delay
300 - 399
B
Short traffic delays
200 - 299
C
Average traffic delays
100 - 199
D
Long traffic delays
0 - 99
E
Very long traffic delays
a
F
a
a When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing
which may cause severe congestion affecting other traffic movements in the intersection. This condition
usually warrants improvement to the intersection.
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: U.S. Rte 522 N- 2
263 - V(5) - V(5)
V(2) - 149 35 - V(4) V(2) - 39 - V(4)
V(3) - 32 V(3) -
V(7) - 43 STOP V(7) - 47
Date: Weekday 50 - V(9) 4E-LD 55 - V(9)
Time Period: AM Peak N- 2
Avg Run Spd: 55 Minor Street:
VA Rte 642
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume v h)
149
32
35
263
43
50
Vol. (pcph), Table 10-1 factor
39
47
55
RT From Minor Street
Conflicting Flow, V(c)
1/2 V(3) + V(2) =
165
vph(V(c9))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.5
c(p9) =
750
pcph
Actual Capacity, c(m)
c m9 = c 9 =
750
c h
LT From Major Street
Conflicting Flow, V(c)
V(3) + V(2) =
181
vph (V(c4))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 5.5
c(p4) =
920
pcph
Percent of c(p) Utilized and Impedance Factor
(v(4)/c(p4))*100 =
4.18%
P(4) =
0.98
Actual Capacity, c m
c m4 = c(4)
920
pcph
LT From Minor Street
Conflicting Flow, V(c)
1/2 V(3)+V(2)+V(5)+V(4)
=
298
vph(V(c7))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 8.0
c(p7) =
490
pcph
Actual Capacity, c m
c m7 = c(p7) * P(4) =
480
pcph
SHARED LANE CAPACITY
C(sh) =y(7 +y(9)
= 595.34
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No
v c h c m c h
c(sh) c h
c r
LOS
7
47 480
480
433
A
595 493
A
9
55 750
750
695
A
4
39 920
-
882
A
PROJECT NAME - EASTGATE
DATE - 5/2/91
SITUATION: Existing Intersection
LOCATION: Frederick County, VA
NAME: RAM
HOURLY VOLUMES
VOLUMES IN PCPH
Date: Weekday
Time Period: PM Peak N- 2
Avg Run Spd: 55 Minor Street:
VOLUME ADJUSTMENTS
FIT From Minor Street
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) 6.5 c(p9) =
600
pcph
Actual Capacity, c(m)
c(mg) c(p9) 600
pcph
LT From Major Street
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 5.5 c(p4) =
720
pcph
LT From Minor Street
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 8.0 c(p7)
485
pcph
SHARED LANE CAPACITY
PROJECT NAME 'EASTGATE
SITUATION: Existing Intersection
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: U.S. Rte 522 N- 2
259 - V(5) - V(5)
V(2) - 212 127 - V(4) V(2) - 140 - V(4)
V3 -112 V3 -
V(7) - 153 STOP V(7) - 168
173 - V(9) XI€L-D 190 - V(9)
Date: Weekday
Time Period: AM Peak N- 2
Avg Run Spd: 55 Minor Street:
VA Rte 642
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume v h
212
112
127
259
153
173
Vol.(pcph), Table 10-1 factor
140
168
190
RT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity, c m
1/2 V(3) + V(2) =
T(c) = 6.5
c(m9) c 9 =
268
c(p9) =
660
vph(V(c9))
660 pcph
ph
-Pc
LT From Major Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
V(3) + V(2) =
T(c) = 7.0
324
c(p4) =
vph (V(c4))
550 pcph
Percent of c(p) Utilized and Impedance Factor
Actual Capacity, c m
(v(4)/c(p4))`100 =
c(m4) = c 4 =
25.40%
550
P(4) =
0.82
_pcph
LT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
1/2 V(3)+V(2)+V(5)+V(4) =
T(c) = 8.0 c(p7) =
386
420
vph(V(c7))
pcph
Actual Capacity, c(m)
c m7 = c 7 ` P(4)
=
344
pcph
SHARED LANE CAPACITY
C(sh) =y(7 +y(9)
= 461.51
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h
c(sh) c h
c(r)
LOS
7 168 344
344
176
D
9 190 660
462
660
103
470
D
A
4 140 550
- -
410
A
PROJECT NAME - EASTGATE
DATE - 5/2/92
SITUATION: Yr 2006, Prop Network
r�
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: U.S. RTE 522 N- 2
208 - V(5) - V(5)
V(2) - 199 254 - V(4) V(2) - 279 - V(4)
V3 -232 V3 -
V(7) - 114 STOP V(7) - 125
133 - V(9) YIE-LD 146 - V(9)
Date: Weekday
Time Period: PM Peak N- 2
Avg Run Spd: 55 Minor Street:
VA Rte 642
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume v h
199
232
254
208
114
133
Vol,(pcph), Table 10-1 factor = 1.1
279
125
146
3
RT From Minor Street
'
Conflicting Flow, V(c)
1/2 V(3) + V(2) =
315
vph(V(c9))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.5
c(p9) =
610 pcph
Actual Capacity, c m
c m9 = c 9 =
610
pcph
"
:t.
LT From Major Street
Conflicting Flow, V(c)
V(3) + V(2) =
431
vph (V(c4))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 5.5
c(p4) =
660 pcph
Percent of c(p) Utilized and Impedance Factor
(v(4)/c(p4))'100 =
42.33%
P(4) = 0.67
Actual Capacity, c m
c(m4) = c(4)
660
pcph
I,
17
LT From Minor Street
Conflicting Flow, V(c)
1/2 V(3)+V(2)+V(5)+V(4) =
462 vph(V(c7))
1'
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 8.0
c(p7) =
360 pcph
Actual Capacity, c m
c m7 = c 7' P
4=
241 pcph
SHARED LANE CAPACITY
C(sh) = v(7 + v(9)
= 357.62
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h
c sh (c h)
c(r) LOS
'
7 125 241
241
116 D
358
86
E
9 146 610
610
464 A
'
4 279 660
- -
381 B
PROJECT NAME - EASTGATE
DATE - 5/2/91
SITUATION: Yr 2006, Prop Network
1
;; ■
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: VA Rte 642 N- 2
694 - V(5) - V(5)
V(2) - 525 30 - V(4) V(2) - 33 - V(4)
V(3) - 206 V(3) -
V(7) - 392 STOP V(7) - 431
Date: Weekday 293 - V(9) YIE-6D 322 - V(9)
Time Period: PM Peak Hr N- 2
Avg Run Spd: 55 Minor Street:
Access Rd
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume v h
525
206
30
694
392
293
Vol. (pcph), Table 10-1 factor = 1.1
33
431
322
RT From Minor Street
Conflicting Flow, V(c)
1/2 V(3) + V(2) =
628
vph(V(c9))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.5
c(p9) =
525
pcph
Actual Ca acit , c m
c m9 = c 9) =
525
pcph
LT From Major Street
Conflicting Flow, V(c)
V(3) + V(2) =
731
vph (V(c4))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 5.5
c(p4) =
465
pcph
Percent of c(p) Utilized and Impedance Factor
(v(4)/c(p4))`100 =
7.10%
P(4) =
0.95
Actual Ca acit , c m
c m4 = c(4'
pcph
LT From Minor Street
Conflicting Flow, V(c)
1/2 V(3)+V(2)+V(5)+V(4)
=
724
vph(V(c7))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 8.0
c(p7) =
480
pcph
Actual Capacity, c m
c(m7) = c(p7) ` P(4) =
456
DcDh
SHARED LANE CAPACITY
C(sh) = v(7 + v(9)
483.16
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h
c sh c h
c(r)
LOS
7 431 456
456
25
E
483 -270
F
9 322 525
525
203
C
4 33 465
-
432
A
PROJECT NAME - EASTGATE
DATE - 5/7/91
SITUATION: At Full Development
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: VA Rte 642 N- 2
298 - V(5) - V(5)
V(2) - 409 283 - V(4) V(2) - 311 - V(4)
V3 -286 V3 -
V(7) - 137 STOP V(7) - 151
30 - V(9) a=1E-L-D 33 - V(9)
Date: Weekday
Time Period: AM Peak Hr N- 2
Avg Run Spd: 55 Minor Street:
Access Rd
VOLUME ADJUSTMENTS
Movement No.
2
13—T
4
5
7
1 9
Volume v h
409
286
283
298
3 1 7
30
Vol.(pcph), Table 10-1 factor = 1.1
':
311
151
33
RT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity, c(m)
LT From Major Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Percent of c(p) Utilized and Impedance Factor
Actual Capacity, c(m)
LT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity. c(m)
1/2 V(3) + V(2) = 552 vph(V(c9))
T(c) = 6.5 c(p9) = 450 pcph
c(m9) = c(p9) = 450 pcph
V(3) + V(2) = 695 vph (V(c4))
T(c) = 5.5 c(p4) = 495 pcph
(v(4)/c(p4))'100 = 62.89% P(4) = 0.46
c(m4) = c(o4) = 495 ocDh
1/2 V(3)+V(2)+V(5)+V(4) = 581 vph(V(c7))
T(c) = 8.0 c(p7) = 310 pcph
c m7) = c(p7) ' P(4) = 143 pcph
SHARED LANE CAPACITY
C(sh) =y(7 +y(9) = 162.55
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No
v(pcph) c(m)(pcph)
c(sh)(pcph) c(r)
LOS
7
151 143
143 -8
F
163 -21
F
9
33 450
450 417
A
4
311 495
- - 184
D
PROJECT NAME - EASTGATE
DATE - 5/7/91
SITUATION: At Full Development
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: U.S. RTE 522 N- 4
308 - V(5) - V(5)
V(2) - 250 298 - V(4) V(2) - 328 - V(4)
V3 -332 V3 -
V(7) - 188 STOP V(7) - 207
213 - V(9) YIELB 234 - V(9)
Date: Weekday
Time Period: AM Pea N- 2
Avg Run Spd: 55 Minor Street:
VA Rte 642
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume v h
250
332
298
308
188
213
Vol.(pcph), Table 10-1 factor = 1.1
328
207
234
RT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity, c(m)
LT From Major Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Percent of c(p) Utilized and Impedance Factor
Actual Capacity, c(m)
LT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity. c(m)
1/2 V(3) + V(2) = 416 vph(V(c9))
T(c) = 6.5 c(p9) = 540 pcph
-(m9) = c(r)9) = 540 ecoh
V(3) + V(2) = 582 vph (V(c4))
T(c) = 6.0 c(p4) = 500 pcph
(v(4)/c(p4))*100 = 65.56% P(4) = 0.46
c(m4) = c(p4) = 500 pcph
1/2 V(3)+V(2)+V(5)+V(4) = 606 vph(V(c7))
T(c) = 8.5 c(p7) = 295 pcph
c(m7) = c(p7) * P(4) = 136 pcph
SHARED LANE CAPACITY
r C(sh) =y(7 +y(9) = 225.3
Il (v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h c sh (c h
I
7 207 136 136
225
9 234 540 540
4 328 500 -
PROJECT NAME - EASTGATE
DATE - 5/2/91
LSITUATION: At Full Development
c(r) LOS
-71 F
-216 F
306 B
172 E
LOCATION: Frederick County, VA
NAME: RAM
HOURLY VOLUMES
VOLUMES IN PCPH
Major Street: U.S. Rte 522 N- 4
363 - V(5)
V(2) - 395 335 - V(4)
V(3) - 388
V(7) - 377 STOP
V(2) -
V(3) -
V(7) - 415
- V(5)
369 - V(4)
Date: Weekday 443 - V(9) XE-L- ID
487
- V(9)
Time Period: PM Pea N- 2
Avg Run Spd: 55 Minor Street:
VA Rte 642
VOLUME ADJUSTMENTS
Movement No. 2 3
4 5 7
9
Volume v h
395
388
335
363
377
443
Vol. (pcph), Table 10-1 factor = 1.1
>:
369
415
487
RT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity, c m
1/2 V(3) + V(2) = 589
T(c) = 6.5 c(p9) =
c m9 = c 9= 425
vph(V(c9))
425 pcph
pcph
LT From Major Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
V(3) + V(2) = 783
T(c) = 6.0 c(p4) =
vph (V(c4))
370 pcph
Percent of c(p) Utilized and Impedance Factor
Actual Capacity, c m
(v(4)/c(p4))'100 = 99.59%
c m4 = c 4= 370
P(4) =
pcph
0.01
LT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
Actual Capacity, c m
1/2 V(3)+V(2)+V(5)+V(4) =
T(c) = 8.5 c(p7) =
c m7) = c(7 ' P 4=
698
220
2
vph(V(c7))
pcph
pcph
SHARED LANE CAPACITY
C(sh) =y(7 +y(9)
= 4.7562
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h
c sh (c h)
c r
LOS
7 415 2
2
-413
F
9 487 425
5 -897
425
-62
F
F
4 369 370
1
E
PROJECT NAME - EASTGATE
DATE - 5/2/91
SITUATION: At Full Development
LOCATION: Frederick County, VA NAME: RAM
HOURLY VOLUMES VOLUMES IN PCPH
Major Street: U.S. RTE 522 N- 4
561 - V(5) - V(5)
V(2) - 364 298 - V(4) V(2) - 328 - V(4)
V3 -94 V3 -
V(7) - 45 STOP V(7) - 50
51 - V(9) Y4E-i=D 56 - V(9)
Date: Weekday
Time Period: AM Pea N- 2
Avg Run Spd: Minor Street:
Prop Acc Rd
VOLUME ADJUSTMENTS
Movement No.
2
3
4
5
7
9
Volume (v h)
364
94
298
561
45
51
Vol.(pcph), Table 10-1 factor = 1.1
328
50
56
RT From Minor Street
Conflicting Flow, V(c)
1/2 V(3) + V(2) = 411
vph(V(c9))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.5 c(p9) =
540
pcph
Actual Capacity, c(m)
c m9 = c 9 = 540
pcph
LT From Major Street
Conflicting Flow, V(c)
V(3) + V(2) = 458
vph (V(c4))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.0 c(p4) =
580
pcph
Percent of c(p) Utilized and Impedance Factor
(v(4)/c(p4))*100 = 56.52%
P(4) =
0.52
Actual Capacity, c m
c(m4 = c(4
pcph
LT From Minor Street
Conflicting Flow, V(c)
1/2 V(3)+V(2)+V(5)+V(4) =
859
vph(V(c7))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 8.5 c(p7) =
150
pcph
Actual Capacity, c(m)
c(m7) = c(p7) * P(4) =
78
Dcoh
( SHARED LANE CAPACITY
` C(sh) =y(7 +y(9) = 142.99
(v(7)/c(m7)) + (v(9)/c(m9))
Movement No v(pcph) c m c h c sh c h c(r)
I
7 50 78 78 28
I 143 37
9 56 540 540 484
4 328 580 - 252
PROJECT NAME - EASTGATE
DATE - 5/2/91
SITUATION: At Full Development
E
LO S
A
C
I
-1
I
LOCATION: Frederick County, VA
NAME: RAM
HOURLY VOLUMES
VOLUMES IN PCPH
Major Street: U.S. Rte 522 N- 4
589 - V(5)
V(2) - 733 335 - V(4)
V(2) -
- V(5)
369 - V(4)
V(3) - 104
V(7)- 110 STOP
V(3) -
V(7) -
121
129 - V(9) YA E-L-D
142
- V(9)
Date: Weekday
Time Period: PM Peak N- 2
Avg Run Spd: 55 Minor Street:
Prop Acc Rd
VOLUME ADJUSTMENTS
Movement No
2
3
4
5
7
9
Volume (vph)
733
104
335
589
110
129
9]
Vol. (pcph), Table 10-1 factor 1.1
369
121
142
RT From Minor Street
Conflicting Flow, V(c)
1/2 V(3) + V(2) = 785
vph(V(c9))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.5 c(p9) =
315
pcph
Actual Capacity, c(m)
c(m9)= c 9 = 315
pcph
LT From Major Street
Conflicting Flow, V(c)
V(3) + V(2) = 837
vph (V(c4))
Critical Gap, T(c), and Potential Capacity,c(p)
T(c) = 6.0 c(p4) =
370
pcph
Percent of c(p) Utilized and Impedance Factor
Actual Capacity, c(m)
(v(4)/c(p4))*100 = 99.59%
c(m4) = c 4= 370
P(4) =
pcph
0.01
LT From Minor Street
Conflicting Flow, V(c)
Critical Gap, T(c), and Potential Capacity,c(p)
1/2 V(3)+V(2)+V(5)+V(4) =
T(c) = 8.5 c(p7) =
924
140
vph(V(c7))
pcph
Actual Capacity, c(m)
c(m7) = c(p7) * P(4) =
1
pcph
SHARED LANE CAPACITY
C(sh) =y(7 + v(9)
3.026
(v(7)/c(m7)) + (v(g)/c(mg))
Movement No v(pcph) c(m)(pcph)
c(sh)(pcph)
c(r)
LOS
7 121 1
1
-120
F
3 -260
F
9 142 315
315
173
C
4 369 370
1
E
PROJECT NAME - EASTGATE
DATE - 5/2/91
SITUATION: At Full Development
I
SIGNALIZED INTERSECTIONS 9-81
I PLANNING APPLICATION WORKSHEET
Intersection: &;72 / Date: 2'
Analyst:'`' Time Period Analyzed: �'`�� l'<�i� /V—"'
Project No. EA 57",'--f'1 i F City/State:
SB TOTAL N-S STREET
i
J I WB TOTAL
/ -577 - -
44-3
.-377
S2,S •
EB TOTAL
�43
EB IT = .:�77
WB TH = O
WB IT = C2
OR
EB TH =
-,�<4/-
E-W CRITICAL
NB IT
= Zf-5-
SB TH
= 32S
C= SU
SB IT
= - 2S
OR
NB TH
= �G3
v
to �
+
N-S CRITICAL
E-W STREET
363
NB TOTAL
I
MAXIMUM
SUM OF CRITICAL
VOLUMES
0 TO 1,200
1,201 to 1,400
> 1,400
CAPACITY
LEVEL
UNDER
NEAR
OVER
//f/ STATUS? Z-lXlD«
SIGNALIZED INTERSECTIONS
9-81
PLANNING APPLICATION WORKSHEET
Intersection: Date:
Analyst: `� '`� Time Period Analyzed:
Project No. FA!57Z-IA7TE City./State: VA,
SB TOTAL
/
%a3
EB TOTAL
/z.
EB LT = /io
nr-Im.
W B LT =
OR
EB TH =
/2 9
E-W CRITICAL
SZ.z
N-S STREET
rWB TOTAL
�4�'CE55 /'04 D
E-W STREET
17
T8�
�97
NB TOTAL
NB LT
= /Gt'
SB TH
= 72--'
�-1
SB LT
= O
OR
NBTH
58�
+ `41
N-S CRITICAL
9 7v
MAXIMUM
SUM OF CRITICAL
CAPACITY
VOLUMES
LEVEL
0 TO 1,200
UNDER
1,201 to 1,400
NEAR
> 1,400
OVER
STATUS?
SIGNALIZED INTERSECTIONS 9-81
PLANNING APPLICATION WORKSHEET
Intersection: �� Date:
Analyst: 4 `a Time Period Analyzed:
Project No. City/State:
SB TOTAL N-S STREET
L�
WB TOTAL
I
E-W STREET
I
EB TOTAL
NB TOTAL
EB IT > ,
NB LT = --' �=
MAXIMUM
WB TH = �' �� SB TH = SUM OF CRITICAL CAPACITY
VOLUMES LEVEL
WB IT = SB IT = 12 0 TO 1,200 UNDER
EB TH OR NB TH = 29; OR 1,201 to 1,400 NEAR
> 1,400 OVER
6 i-/
E-W CRITICAL
+%L
N-S CRITICAL
STATUS? /-/uDr Z-
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703 / 678-0682
September 10, 1991
G. W. Clifford & Associates
Attn: Mr. C. E. Maddox, Jr.
P.O. Box 2104
Winchester, VA 22601
Dear Chuck:
This letter is to notify you of action taken by the Frederick County Board of Supervisors at their
meeting of August 14, 1991.
Rezoning application #006-91 of Wrights Run L. P., for Eastgate Commerce Center, was
approved, with the acceptance of proffers, to rezone 25 acres from RA (Rural Areas) to B-2
(Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres from RA to
M-1 (Light Industrial) for uses as allowed in these zoning districts.
This property is located approximately 1.5 miles north of Double Tollgate on U. S. Route 522
in the Opequon District and is identified as parcel 53 on tax map 76.
Please do not hesitate to call if you have any questions regarding this approval.
Sincerely,
L
Kris C. Tierney
Deputy Director
KCT/slk
cc: Wrights Run L.P.
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
0
40
G. W. CLIFFORD & ASSOCIATES, INC.
Mr. Allan B. Hudson, Jr.
Hudson & Associates, Inc.
1320 Old Chain Bridge Road, Suite 360
McLean, VA 22101
Dear Allan,
200 North Cameron Street
P.O. Box 2104
Winchester, Virginia 22601
703-667-2139
Fax: 703-665-0493
July 16,1991
Re: Eastgate Rezoning
The rezoning application for Eastgate Commerce Center was officially filed
last week. Tentatively, we are scheduled to appear before the Planning
Commission on August 7, 1991. If approved by the Commission, the Board of
Supervisors will then hear this application at the September 11 meeting,
providing no tabling by the Commission.
A Public Hearing sign has been posted on your property, as required by the
County along Rte. 522. We will continuously monitor this sign to insure it remains
posted at all times.
If you have any questions, please do not hesitate to contact me.
Sincerely,
Thomas W. Price
TWP / clh
cc: Bob Watkins
ire Service District (Codes 1-10)
fescue Service District (Codes 11-19)
lementary School District (Codes 20-28)
fiddle School District (Codes 29-31)
ligh School District (Codes 32-34)
btat Acreage
trice Cross Square Footage
truce Employment
slue per Office Square Foot
etail Square Footage
etail Employment
alue per Retail Square Foot
estaurant Square Footage
estaurant Employment
alue per Restaurant Square Foot
rvice Station Square Footage
rvice Station Employment
alue per Service Station Square Foot
anufacturtng Square Footage
anufacturing Employment
alue per Manufacturing Square Foot
arehouse Square Footage
arehouse Employment
alue per Warehouse Square Foot
otel Rooms
uare feet per Hotel Room
tat Hotel Square Footage
tat Hotel Employment
alue per Hotel Square Foot
umber of Single Family Dwelling Units
verage Square Footage Per SF Dwelling Unit
tat Single Family Dwelling Unit SF
verage Value per SF Dwelling Unit
umber of Townhouse Dwelling Units
verage Square Footage Per SF Dwelling Unit
tat Townhouse Dwelling Unit SF
verage Value per TH Dwelling Unit
umber of Multi —Family Dwelling Units
verage Square Footage Per MF Dwelling Unit
otal Multi —Family Dwelling Unit SF
verage Value per MF Dwelling Unit
umber of Mobile Home Units
verage Square Footage Per Mobile Home Unit
tat Mobile Home Unit SF
verage Value per Mobile Home
verage Household Size
tat Resident Population Expected
tat Employment Expected
otal Square Footage — Ali Land Uses
tat Residential Units
tat Residential Lots
tat Non —Residential Lots/Buildings
QUANTITY
10
17
21
30
33
115
250,000
1,000
$195,26
359,000
898
$59.94
3,000
15
$136.22
3,500
12
$173.21
500,000
833
$33.50
60,000
50
$59.78
0
225
0
0
$63.30
0
2,500
0
1119,039
0
1,800
0
$63,703
0
1,100
0
$45,000
0
800
0
135,000
2.72
0
2,808
1,165,500
0
0
25
0 0
— --------------------------------------------------------------------
UTPUT MODULE
Net
Credit for
Net
Fiscal
Taxes to
Infrastructure;
Capital
Impact
Capital
Proffer
Costs
Credit
Costs
Charge
're Department
$1,082
$7,897
$0
escue Department
$3,264
lementary Schools
$0
iddle Schools
$0
$0
$0
igh Schools
$0
arks and Recreation
$0
$0
$0
TOTAL
---------------------------------------------------------------------
$4,346113,584,217
$7,897
$0
10 0
•
•
Name: Beth Ladd
First Boston Capitol Group
Address: 200 White Plain Road Tarrytown, N.Y. 10591
Property I.D.##: 76000A00-0000-0000-00550
Name: Beth Ladd
First Boston Capitol Group
Address: 200 White Plain Road Tarrvtown, N.Y. 10591
Property I.D.##: 76000A00-0000-000
Name: Orville Lee Comer
Address: Rt. 1,Box 333 Winchester, Va 22601
Property I.D.#: 76000A00-0000-0000-00570
Name: Orville Lee Comer
Address: Rt. 1,Box 333 Winchester, Va 22601
Property I.D.##: 76OOOA00-0000-0000-0057A
Name: Elizabeth A. Ritter
Address: Rt. 1-Box 328 Winchester, Va 22601
Property I . D . # :
Name: Harry C. & Bertha Scheulen
Address: Rt. 1,Box 268-A Stephens City, Va 22655
Property I.D.#: 87000-A00-0000-0000-00010
Name: Montie W. Gibson
Address: Rt. 1,Box 155 Winchester, Va 22601
Property I.D.##: 87000-A00-0000-0000-0016B
Name: Helen Riley Lesko
Address: Rt. 1,Box 338 Winchester, Va 22601
Property I.D.##: 76000-A00-0000-0000-00310
76000-A00-0000-0000-00310
Name: Cecil R. & Alice F. Patrick
Address: 3821 Garden Dr. S. Newport Richev,FL 33552
Property I.D.##: 87000-A00-0000-0000-00350
Name: Stanley L. & Jean A. Paskel
Address: Rt. 1,Box 334 Winchester, Va 22601
Property I.D.#: 87000-A00-0000-0000-00360
Name: Stanley L. & Jean A. Paskel
Address: Rt. 1,Box 334 Winchester, Va 22601
Property I.D.#: 87000-A00-0000-0000-00370
Name: John H. Sargent, estate
Address: Rt. 1 White Post, Va 22663
Property I.D.##: 7.6000-A00-0000-0000-00420
Name: William J. & Loretta Heflin
Address: Rt. 1,Box 141 White Post, Va 22663
Property I.D.##: 76000-A00-0000-0000-00470
Name: James T. Vickers
Address: 2023 Valley Ave. Winchester, Va 22601
Property I.D.##: 76000-A00-0000-0000-0048A
Name: Clifton R. Strosnider
Address: Rt. 1,Box 3128 Winchester, Va 22601
Property I.D.##: 76000-A00-0000-0000-0051C
Name: Douglas R. Fletcher
Address: Rt. 1,Box 326 Winchester, Va 22601
Property I.D.##: 76000-A00-0000-0000-0051B
0 0
Name: Earl E. & Anna B. Hough, estate
c/o Anna B. Hough Painter
Address: Rt. 1,Box 327 Winchester, Va 22601
Property I.D.#: 76000-A00-0000-0000-00520
Name: Timber Ridge Ministeries, Inc.
Address: P.O.Box 129 Stephens City, Va 22655
Property I.D.#: 76000-A00-0000-0000-00540
Name: Francis K. & Eleanor M. Bascue
Address: Rt. 1,Box 100-D White Post, Va 22663
Property I.D.##: 87000-004-0000-0000-00090
Name: Vincent F. Fertig
Address: Rt. 1,Box 101-F White Post, Va 22663
Property I.D.##: 87000-004-0000-0000-00100
Name: William G. & Joyce A. Tucker
Address: Rt. 1,Box 100-B White Post, Va 22663
Property I.D.##: 87000-004-0000-0000-00110
Name: Rockland A. & Elizabeth See
Address: Rt. 1 Winchester, Va 22601
Property I.D.#: 87000-005-0000-0000-00170
y; C'Art
�
v
COMMONWEALTH of `IIRGINIA
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
RAY D. PETHTEL EDINBURG, 22824
COMMISSIONER (703) 984-4133
Fax - (703) 984-9761
June 25, 1991
Mr. Charles E. Maddox, P.E., V.P.
C/O G. W. Clifford & Assoc., Inc.
200 North Cameron Street
Post Office Box 2104
Winchester, Virginia 22601
Dear Chuck:
WILLIAM H. BUSHMAN
RESIDENT ENGINEER
Ref: East Gate Commerce Center
Routes 522 South & 642
Frederick County
We are in receipt of the referenced project's generalized development plan.
Upon cursory review at the Residency level, we have no overall objections to
the proposal. However, since this proposal lies within the limits of two (2)
future road improvement projects, both Routes 522 South and 642, we have
forwarded the package onto our District Office in Staunton for their review.
Therefore, we reserve the right to make any final comments on your rezoning
application until such time we are in receipt of any recommendations our
District Office may have.
In the meantime should you have any questions or if I can be of any further
assistance, please let me know.
Sincerely,
William H. Bushman
Trans. Resident Engineer
Qa,-,-j 16. C411-1-1'
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC/rf
xc: Mr. Paul R. Epperly
Mr. Robert W. Watkins
TRANSPORTATION FOR THE 21 ST CENTURY
C*TY OF FRE.DERICK, VIRGINIA•
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No. 070e91644 Date Received 052191 Date Reviewed 070891
Applicant Name G. W. Clifford and Associates
Address P. 0. Box 2104
Winchester, Virginia 22601
Project Name Eastgate Commerce Center
Phone No. 703-667-2139
Type of Application Re -,Zoning Current .Zoning RA
1st Due Fire Co. 11 1st Due Rescue Co. 11
Election District Opequon
RECOMMENDATIONS
Automatic Sprinkler System X Residential Sprinkler System
Automatic_ Fire Alarm System X Other
Emergency Vehicle Access;
Adequate inadequate Not Identified X
Fire Lanes Required; Yes X No
Comments: Fire lanes will be required to comply with Frederick: County
Chapter 10 and as required by the B.O.C.A. Building Code.
RoadwayfAisleway Widths;
Adequate Inadequate
Special Hazards Noted; Yes
Comments:
Not identified X
No X
Hydrant Locations;
Adequate Inadequate Not Identified X
Siamese Connection Location;
Approved Not Approved Not identified X
Additional Comments: Specific fire and rescue requirements will be
addressed on site plan or construction drawings.
Enclosed is a copy of a letter from Stephens City Vol. Fire & Rescue
Dept. They, being the service providers to this project, have made
specific requests of the applicant which will have to be addressed prior
to approval of this application through this office. If I can assist in
arranging a meeting between fire dept' officers and applicant please
advise me. Fire and Rescue was overlooked in the impact statement, item
#8 "Emergency Services Cost" please address.
Review Time 2.00 hrs
Douglas A. Kiracofe
Fire Marshal
STEPHENS CITY FIRE CO.. INC.
P. O. BOX 253
STEPHENS CITY, VIRGINIA 22655
June 26, 1991
Wrights Run L.P.
1320 Old Chain Bridge Road, Suits 360
McLean, Va. 22101
Agent: G. W. Clifford & Assoc.
P. O. Box 2104
Winchester, Va. 22601
Attn: Ton Price
Dear Mr. Price:
This is in reply to your rezoning request for Eastgate Commei ce
Center located approxirr.ately 1.5 ~ii1es north of Double Tollgat, on
U. S. Route 522, at the proposed int rsectio of proposed Ro t
642 & e isr_ing Route 522.
in your rezoning proffer st.ateme:_t,
item 8,
Emergency Serv'_ces
Cost, it stated that the Sheriff's
Departmient
would be the
only
e=-:eraency service that would be but re--r.ning this land
to
Com�:ercial Development will 'nave
a d+_finitE&
i`npa(-t n
r:ire
f-.re,'emern c y medical sErv=ces. ____
Stephens
City Fire Co.,
Tr,_.
ras, ._c-f�ily request the following
_proffers
to help offs,.:'-
th.
addition_, costs the c�Dmpany will h..
:,= t,J b,-a
n me COI'i`_1�'..�t'i'�F'i p�r, r'T'-�C sG„ar- foct o
facility flocr space to suppc rr _:c capital 1"'.prove7m,_nt
needs of the: volunteers. This OilC- l liC CO:1tributiUn shall
be conveye3 to the County at the ti.-~e bcilding per -nits ar,_
issued.
- An annual contribution of f p�:r gross -Z�quarc foot.
Contributions should be colt-cted and disrributad through
the commercial owners associa-ior_ whr.z - s,:ch an
association or managementgro_lp exists. For facilities
not governed by a commercial owners assC,ciatiOn Or ma'_-
agement group, Each individual owner shall be responsible
to collect and distribute the applicable level of con-
tribution to the Treasures :)f the Stcph_ns City Fire Co.
Tnc . , P O Box 253, Stephens "i cY� , Va. 32'155 on or abo�lt
O,-:ly 1 of each year.
- .,evelopment of this nature w'_J.i
apparatus that the Stephens C-ity Fir, in doE.sr, ' t
havc. We would like to hol(. '.1tT_tl_ } )u re_;ardir.cl
this need.
CJ
The above requests are being used in other jurisdictions and is
presently being developed by the Department of Fire and Rescue
Services in conjunction with the Volunteer Fire and Rescue
Association of Frederick County.
Sinnccelrely Yours,
Frank Wel_i_r
Firs Chief
cc:
Filc
`Ion �Dwens, DiY Fire and RescuE Services
1
6
0
S
P/C review date: 08/07/91
BOS review date: 08/14/91
REZONING APPLICATION #006-91
EASTGATE COMMERCE CENTER
(WRIGHTS RUN L.P.)
Total Area
235.7489 Acres
25 Acres From RA to B-2
20 Acres From RA to B-3
70 Acres From RA to M-1
115 Acres Unchanged
5+ Acres - Route 642 Dedication
LOCATION: Approximately 1.5 miles north of Double Tollgate on U.S.
Route 522, at the proposed intersection of the proposed Rt. 642 and
existing 522.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 76-A-53
PROPERTY ZONING & PRESENT USE: Zoned R-A (Rural Areas) land use -
vacant
PROPOSED USES: Uses as allowed by B-2, B-3 and M-1 zoning.
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter, from
Robert B. Childress, dated June 25, 1991.
Sanitation Authority: The nearest water is about 1.25 miles
away. It is in Wakeland Manor on SR 642. It is 8" diameter.
The nearest sewer is about one mile away. It is 15" diameter
and crosses SR 642 at Wakeland Manor. There presently is
adequate water and sewer capacity available.
Inspections Department: Building shall comply with the
Virginia Uniform Statewide Building Code and will comment on
building use group at the time of building plans review.
Fire Marshal: Fire lanes will be required to comply with
Frederick County Chapter 10 and as required by the BOCA
Building Code. Attached are additional comments from the Fire
Page -2-
Eastgate Commerce Center
Rezoning
Marshal and a letter from Stephens City Fire Chief Frank
Weller dated June 26, 1991.
Planning and Zoning:
Location: The property is situated within the recently expanded
Sewer and Water Service Area, it is designated as an industrial
area in the Comprehensive Plan and also has frontage on a section
of Route 522 that is designated as a business corridor.
Site Suitability: The site contains 235 acres. The topography is
gently rolling with some significant slopes along ravines. Water
service is located approximately 1 and 1/4 mile away and sewer
service approximately 1 mile away.
The applicants have proffered that no more than three uses, with a
total employment of 400 will be permitted in the area to be rezoned
prior to the extension of sewer and water service to the site. The
proffer further states that these uses will be served by individual
treatment facilities approved by the Health Department. Water
would be supplied from on site wells.
Potential Impacts: Foreseeable impacts of the rezoning have been
addressed by the applicants through proffers.
The applicants have supplied a traffic impact analysis which has
been reviewed by VDOT. Additional information was requested from
the applicants. The applicants have proffered that all requested
information will be provided and that any facilities required by
VDOT will be installed. The applicants have also proffered an 80
foot right-of-way for the realigned 642, the construction of a
frontage road along the proposed business zoned frontage of the
improved Route 642, and a buffer between the frontage road and 642.
The staff feels that this buffer should conform to the planting
requirements of a road efficiency buffer as defined in the Zoning
Ordinance.
Access to the industrial zoned portion of the site will be provided
via a direct access road from Route 522 which will help to limit
truck traffic on Route 642.
Storm water calculations will be required prior to any future site
plan approval. The applicants have proffered analysis of runoff
quality impacts at the time of site plan approval. The staff notes
that this analysis would be more appropriate at the time of site
plan application.
0 0
The applicants have proffered that water reservoirs with suitable
access for fire protection satisfactory to the Fire Marshal will be
supplied.
No impact on schools or parks and recreation facilities is
anticipated.
Costs associated with additional fire and rescue and police
protection should be more than offset by revenue generated from
facilities that would locate within the area. A preliminary run of
the impact analysis program, being developed for the County, was
run using rough numbers for the proposed rezoning. The analysis
indicated no net impact to the County.
Conclusion: The proposed rezoning conforms to the plans stipulated
in the County's Comprehensive Plan for the area. The site is
generally suited for the uses permitted within the zoning
categories requested in the application. The foreseeable impacts
of the rezoning have been well covered by the applicant's proffers.
STAFF RECOMMENDATIONS FOR 8107/91 P/C MTG.: Approval, with the
acceptance of proffers.
PLANNING COMMISSION RECOMMENDATIONS OF 8107191: Approval, by
majority vote, with the acceptance of proffers. (M. Dehaven voted
no, M. Copenhaver and B. Wilson were absent.)
JUL 10 1991
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff:
Zoning Amendment Number
Submittal Deadline
PC Hearing Date
Date Received
Application Date
BOS Hearing Date
The following information shall be provided by the applicant:
All parcel numbers, tax map numbers, deed book pages and numbers
may be obtained from the Office of the Commissioner of Revenue, 9
Court Square, Winchester.
1. Applicant:
Name: WRIGHTS RUN L.P.
Address: 1320 Old Chain Bridge Road
Suite 360
McLean, Va 22101
Telephone: (703) 827-4010
2. Owner:
Name: WRIGHTS RUN L.P.
Address: 1320 Old Chain Bridge Road
Suite 360
McLean, Va 22101
Telephone: (703) 827-4010
In addition, the Code of Virginia allows us to request full dis-
closure of ownership in relation to rezoning applications. Please
list below all owners or parties in interest of the land to be re-
zoned:
Allan Hudson - Genral Partner
Frank Maranto - Limited Partner
Sidney Lesowitz - Limited Partner
Richard Peterson - Limited Partner
Cindy Miller - Limited Partner
3. Zoning Change: It is requested that the zoning of the property
be changed from RA to B-2, B-3 & M-1
4. Location: The property is located at (give exact directions):
Approx. 1 Miles North of Doi 1 TollaatP on U S Ro P 22 a
the PropoGPd Inter Lion of h Propos R 642 & Existing�522
5. Parcel Identification:
21 Digit Tax Parcel Number: 76000--A00-0000-0000-00530
6. Magisterial District: Q 2-quon
7. Property Dimensions: The dimensions of the property to be
rezoned.
Total Area: 235.7489 Acres
The area of each portion to be rezoned to a different zoning
district category should be noted:
25 Acres Rezoned to B-2
2Q Acres Rezoned to
Acres Rezoned to M-1
115 Acres (Unchanged -RA)
� Acres ± (Rte. 642 Dedication)
Frontage: 1550 Feet (Vari a1
Dept: 4400 F_Pt (Vari Sl
8. Deed Reference: The ownership of the property is referenced by
the following deed:
Conveyed from: R.J. Turner and Mary M Turner
Deed Page: 719
Deed Book Number: 642
9. Proposed Use: It is proposed that the property will be put to
the following uses.
Uses as allowed by B-2 B & M 1 zoning
10.Checklist: Check the following items that have been included
with this application.
Location map
Survey or plat
Deed to property
Statement verifying taxes
Sign receipt
Agency Comments
Fees
Impact Analysis Statement
Proffer Statement
11.Signature:
I (we), the undersigned, do hereby make application and
petition the governing body to amend the zoning ordinance and
to change the zoning map of Frederick County, Virginia and do
hereby certify that the application and accompanying materials
are true and accurate to the best of my„ (our) }nowle.4ge.
Applicant/Owner: Allan Hudson, G.P.
Frank Maranto, L.P
Sidnev Lesowitz, L.P.
Richard Peterson, L.
Miller, L.P. U
12.Representation:
If the application is being represented by someone other than
the owner or application and if questions about the application
and if questions about the application should be directed to
that representative, please list the following.
Representative's Name: Charles E. Maddox, Jr. - P.E.
Representative's Phone Number: (703) 667-2139
Owners of the Property adjoining the land will be notified of the public
hearing. For the purpose of this application, adjoining property is any -
property abutting the requested property on the side or rear or any prop-
erty directly across the road from the requested property. The applicant
is required to obtain the following information on each adjoining property
including the 21-digit tax parcel identification number which may be ob-
tained from the office of the Commissioner of Revenue.
r-I
U
•
AMENDMENT
FREDERICK COUNTY ZONING ORDINANCE
Approvals:
Planning Commission August 07, 1991
Board of Supervisors August 14, 1991
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
#006-91 OF EASTGATE COMMERCE CENTER
WHEREAS, Rezoning application #006-91 of Eastgate Commerce Center
to rezone 25 acres from RA to B-2, 20 acres from RA to B-3 and 70
acres from RA to M-1 located approximately 1.5 miles north of
Double Tollgate on U.S. 522 South in the Opequon District, and
identified by GPIN 760000A0000530, was referred to the Planning
Commission on August 7, 1991; and
WHEREAS, the Planning Commission held a public hearing on this
application on August 7, 1991; and
WHEREAS, the Planning Commission received a draft statement of
conditions proffered prior to the public hearing; and
WHEREAS, the Board of Supervisors held a public hearing on this
application on August 14, 1991; and
WHEREAS, the Board of Supervisors received a signed statement of
conditions proffered prior to the public hearing; and
WHEREAS, the Frederick County Board of Supervisors finds this
rezoning to be in the best interest of the public health, safety,
welfare, convenience and good zoning practice;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of
Supervisors as follows:
That Chapter 21 of the Frederick County Code, Zoning Ordinance, is
amended to revise the Zoning District Map to change 25 acres from
RA to B-2, 20 acres from RA to B-3 and 70 acres from RA to M-1
located approximately 1.5 miles north of Double Tollgate on U.S.
Route 522 in the Opequon District and identified as GPIN
76000OA0000530 as described by the application and plat submitted,
subject to the following conditions voluntarily proffered in
writing by the applicant and property owner as follows:
•
•
PROFFER
EASTGATE COMMERCE CENTER REZONING REQUEST
(REVISED 8/14/91)
CASE NO. 006-91
We, the undersigned, WRIGHTS RUN L.P., sole owner of the land to be
rezoned under zoning request number , referred to as the Eastgate
Commerce Center rezoning, and the applicant for said rezoning, hereby
voluntarily proffer the following conditions. The conditions proffered shall be
binding upon the heirs, executors, administrators, assigns, and successors in
interest of the undersigned. In the event the Frederick County Board of
Supervisors grants said rezoning to B-2, B-3 & M-1 and accepts these conditions,
the following proffered conditions shall apply to the land rezoned in addition to
other requirements set forth in the Frederick County Code:
1. As shown on the attached Generalized Development Plan, access to the
property to be developed will be by two intersections along the proposed Rte. 642
(Point B) and one intersection along U.S. Rte. 522 south. (Point D)
2. Within 60 days after rezoning approval by the Board of Supervisors
the owner will transfer to the Virginia Department of Highways or to the County
of Frederick, the eighty foot (80') fee simple right-of-way together with necessary
easements as shown on said plat as running from U.S Rte. 522 (Point C) to the
lands of James T. Vickers (Point A).
3. Wiring for electrical and telephone services within the development
area will be placed underground. The development area is the area bounded by
the limits of this proposed rezoning and adjacent rights -of -way.
4. The owners proffer the construction of a frontage road along the
commercially zoned frontage with Rte. 642 as shown on the Generalized
Development Plan from Point E to Point F. All B-3 zoned uses will be developed
utilizing this frontage. road. A road efficiency buffer 30' in width between
pavements provided with landscaping and/or seeding for aesthetic purposes
along the cooridor will be provided.
•
•
Eestgate Proffers Con't.
(Rev.: 8/14/91)
5. If or when, in the opinion of the Virginia Department of Transportation,
traffic signal(s) are required, the owners will construct the signalization and
associated improvements at the intersection of Va. Route 642 and the proposed
access road intersection (Point B) and/or at the US Route 522 and industrial
access road intersection (Point D). The signal light system will meet all VDOT
requirements. Notification shall be made at the time of any site plan review for
uses within the park. The owner proffers to construct the signal system within
nine (9) months of the date of such notification.
6. The owners proffer that all development on this site will be served by
central sewer and water facilities, which will be brought to the site by the
developer and provided by the Frederick County Sanitation Authority; except,
that individual sewer and water interim onsite facilities may be used for each of
the first three established business, in aggregate totalling no more than 400
employees. Such interim facilities are to be specifically approved by the Health
Department prior to site plan approval.
7. The owners proffer that storm water detention calculations will be
presented with final design which show no adverse impacts created by the
imposition of increased storm water on the existing downstream water course.
Storm water detention structures will be designed to limit post -development
flows to pre -development levels in accordance with state and county regulations.
Also, at the time of site plan approval, suitable analysis of run off quality impacts
will be performed, so as to mitigate a portion of the impact created by industrial
development of the site.
8. The owners proffer to construct a right turn lane on US Route 522 (Point
D) when the industrial access road is constructed. This access road may be
constructed and placed in operation prior to improvement of US Route 522 by
V.D.O.T. The owner further proffers to construct all road facilities to V.D.O.T.
requirements. and.€or, .V.Py.O.T. approval prior to development.
a
• Eastgete Proffers Cont.
(Rev.: 8/14/91)
9. The owners proffer that interim uses described in #6 above, will be
provided with interim on -site fire protection satisfactory to the County Fire
Marshall, in the form of reservoir(s) of water with suitable means of delivery by
access to fire pumper truck.
10. The applicant desires to donate $5,000.00, in cash, at the time of transfer of
the first building lot or issuance of the first grading permit and an additional
$5,000.00, in cash, at the time of each of the second, third and fourth building lots
or issuance of each of the second, third or fourth grading permits to the Stephens
City Fire Department in order to provide for the expanded commercial and
industrial zoning fire needs. Should the entire site be transferred one parcel, the
Applicant will make a $20,000.00, in cash, donation to the Stephens City Fire
Department to be used for their needs.
Allan Hudson
Frank Maranto
Sidney Lesowitz
Richard Peterson ✓ ���"-�� �l�✓''
Cindy Miller
0
This ordinance shall be in effect upon its passage.
Passed this 14th day of August, 1991.
A Copy Teste
L
J n ile , Jr
Fr ick County dministrator
E
Environmental Fr Planning Impacts
for
Eas tga to Commerce Center
April 1991
Introduction
The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate
the above referenced project in light of several major planning issues, as outlined and
required by the Frederick County Board of Supervisors. This document is prepared in
support of and in preparation to rezone 97 acres from present Agricultural Performance
(RA) to Business General District (B-2), Industrial Transition District (B-3), and Light
Industrial District (M-1).
1 ) Traffic Impacts
This development will impact traffic patterns in the area. The VA Rte. 642 upgrade
will reroute Rte. 642 through the development to a proposed new intersection with
improved Rte. 522. The project also has approximately 1600 ft. of frontage on US Rte.
522.
A traffic study was completed to analyze the impact of the development on the US Rte.
522 and VA Rte. 642 traffic volumes and patterns. This study is attached. The US Rte. 522
volumes are based on actual field measurements. The VA Rte. 642 peak hour volumes were
field counted, the average daily volume is based on a 1989 measurement done by the Virginia
Department of Transportation. The average daily traffic value used assumes all trips
currently through VA Rte. 642 at Kernstown will travel the length of VA Rte. 642 which we
believe is a conservative assumption.
11
Prompted by the findings of the study, the planned project must consider the
following needs and requirements:
- 1 - Separate industrial access to US Rte. 522
- 2 - Future use of adjacent properties
- 3 - Left turn lanes on Rte. 642 at the project intersection
- 4 - Dedication of project rights of way for implementing of VA Rte. 642 and US
Rte. 522.
The attached generalized development plan, therefore, reflects the above identified
impacts.
..- . .A. il-1 •.
Sanitary wastewater from the developed project will flow by gravity to a pump
station located in the southern end of the site. Wastewater would be pumped to the gravity
sewer line along Rte. 642 (west) to the existing Wright's Run Interceptor. Treatment is to
be provided at the Parkins Mills Advanced Waste Water Treatment Facility. Using the
Virginia Department of Health Guideline of 35 gallons per day per employee and an employee
density of 20 per acre, the estimated daily flow from the development, at full buildout is
68,000 gallons. The peak flow would be 120 gpm.
Initial development flows could be treated by a small package wastewater treatment
plant discharging to Wright's Run or a land application (no discharge) facility. This facility
would be designed, constructed and approved in accordance with the Virginia Department of
Health and State Water Control Board requirements and would require a VPDES permit
issued through Frederick County Planning. Such a facility would not exceed 15000 GPD
(430 employees) before being abandoned and the permanent pump station implemented.
.
In accordance with FCSA planning, a 12" transmission main is to be extended along
Rte. 642 from Wakeland Manor, to serve this area. Such an improvement would be
premature for initial development needs (up to 430 employees).
Initially, the project should be served by onsite wells which would be phased out at
the 430 employee limit. Onsite fire storage would be provided. The project will utilize the
same amount of water as projected as the wastewater estimate or 68,000 gallons per day.
4. Utility Planning (Generall
An overriding issue is the Rte. 642 improvement project. Parallel utilities cannot
be extended until improvements are constructed however; the sewage force main and water
line should be constructed during the road improvement project and perhaps as part of the
project. This project will therefore proffer to prorata cost share such improvements, to
allow concurrent construction of the water and sewer improvements to serve the entire
urban development area.
S . Education Cost:
This project will generate no school children and therefore have no effect on
educational cost in Frederick County. Using an assumed FAR of 30% it will generate tax
revenues with a net worth of approximately $60.00 per square foot or a tax base of
$76,000,000.00 which totals at a tax rate of $.43 per $100.00, approximately
$326,800.00 per year of tax revenue. This would be without the need for expenditures
other than Sheriff protection and industrial development staff support at the county level.
•
•
6. Parks and Recreation Cost:
This project would result in no impact on Parks and Recreation budget.
7. Drainage Facility Impacts:
The development of commercial in lieu of agricultural will increase run off. It is
recommended that either suitable green space be allowed to reduce run off amounts or that
the increased run off peaks be reduced prior to discharge from the site. In view of the
above, storm water detention calculations will be presented with final design which show no
adverse impacts created by the imposition of this increase storm water on the existing
downstream water course. Storm water detention structures will be designed to limit post -
development flows to pre -development levels in accordance with state and county
regulations. Also, at the time of site plan approval, suitable analysis of run off quality
impacts will be performed, so as to mitigate a portion of the impact created by industrial
development of the site.
The development is at the lower end of a large Wright's Run watershed. The
stormwater management plan should address the effects of the development on the entire
Wright's Run drainage area. The storm water management plan will be prepared at the time
of Master Development Plan submission.
8. Emergency Services Cost:
Sheriff protection will be required by this facility. Routine patrols of the Business
Park areas should suffice for the majority of time and materials necessary to cover this
facility also. Special patrols and activities may include a total of 4 hours per week. Special
coverage at $50.00 per hour would involve approximately $10,400.00 per year. There
should be no other impacts on emergency services.
•
•
Solid waste will be exported by contract hauler at no cost to the Frederick County
Landfill. The present landfill has 18 months available life at current rates of waste
delivery. The new addition, which is involved with permit issuance at this writing will
expand capacity to at least 20 years.
10. Environmental Impacts:
There will be certain minor negative impacts due to the construction activity
including run off of sediment, noise and traffic movements. These are to be minimized by
proper compliance with local and state laws for environmental protection. A minor increase
in run off quantity and a decrease in quality is probable from this development. The effects
on the down -stream properties and stream should be minimal and in accordance with local
and state regulations. One hundred fifteen (115) acres of land will remain zoned RA.
Stream side buffers will be retained bordering Wright's Run and the tributaries of the
Opequon Creek, and will provide ample protection to the streams. In addition, detention
ponds will be provided to mitigate undesirable impacts.
There is no known loss of irretrievable resources involved with this project. There
are no known endangered species of fauna, flora or wildlife which will be effected by this
project. Ground water and air quality should be unaffected. A minor impact of a negative
nature is associated with lighting for security and business use. These should be closely
controlled during site planning to minimize the adverse impacts on any residential
structures and impacts on the traveling public.
11. Fiscal Impacts: . 0
Mentioned above is the positive impact on the County financial picture. This project
will allow Frederick County to promote economic development in the southeast, US Rte. 522
corridor. Such can allow the county to capitalize on growth of the Virginia Inland Port and
related "spinoff" industries such as "subassembly." Of equal importance, the relationship of
this project to the urban development area allows for good planning. With job sources and
commercial services available north (Rte. 37 corridor) and south (this project) and the
(Rte. 277 corridor) good access, efficiency and convenience is realized.
This project will not involve the loss of historic resources based on a site walkover,
a review of literature and with knowledge of studies and evaluations from adjacent areas of
the county.
Charles E. Maddox, Jr., P.E., V. P.
G. W. Clifford & Associates, Inc.
Consulting Engineer
CEM/kf
•
-. 9
PROFFER
EASTGATE COMMERCE CENTER REZONING REQUEST
(REVISED 8/8/91)
CASE NO. NQT CURRENT
We, the undersigned, WRIGHTS RUN L.P., sole owner of the land to be
rezoned under zoning request number , referred to as the Eastgate
Commerce Center rezoning, and the applicant for said rezoning, hereby
voluntarily proffer the following conditions. The conditions proffered shall be
binding upon the heirs, executors, administrators, assigns, and successors in
interest of the undersigned. In the event the Frederick County Board of
Supervisors grants said rezoning to B-2, B-3 & M-1 and accepts these conditions,
the following proffered conditions shall apply to the land rezoned in addition to
other requirements set forth in the Frederick County Code:
1. As shown on the attached Generalized Development Plan, access to the
property to be developed will be by two intersections along the proposed Rte. 642
(Point B) and one intersection along U.S. Rte. 522 south. (Point D)
2. Within 60 days after rezoning approval by the Board of Supervisors
the owner will transfer to the Virginia Department of Highways or to the County
of Frederick, the eighty foot (80') fee simple right-of-way together with necessary
easements as shown on said plat as running from U.S Rte. 522 (Point C) to the
lands of James T. Vickers (Point A).
3. Wiring for electrical and telephone services within the development
area will be placed underground. The development area is the area bounded by
the limits of this proposed rezoning and adjacent rights -of -way.
4. The owners proffer the construction of a frontage road along the
commercially zoned frontage with Rte. 642 as shown on the Generalized
Development Plan from Point E to Point F. All B-3 zoned uses will be developed
utilizing this frontage road. A road efficiency buffer 30' in width between
pavements provided with landscaping and/or seeding for aesthetic purposes
along the cooridor will be provided.
NOT CURRENT
Eastgate Proffers Con't.
5. If or when, in the opinion of the Virginia Department of Transportation,
traffic signal(s) are required, the owners will construct the signalization and
associated improvements at the intersection of Va. Route 642 and the proposed
access road intersection (Point B) and/or at the US Route 522 and industrial
access road intersection (Point D). The signal light system will meet all VDOT
requirements. Notification shall be made at the time of any site plan review for
uses within the park. The owner proffers to construct the signal system within
nine (9) months of the date of such notification.
6. The owners proffer that all development on this site will be served by
central sewer and water facilities, which will be brought to the site by the
developer and provided by the Frederick County Sanitation Authority; except,
that individual sewer and water interim onsite facilities may be used for each of
the first three established business, in aggregate totalling no more than 400
employees. Such interim facilities are to be specifically approved by the Health
Department prior to site plan approval.
7. The owners proffer that storm water detention calculations will be
presented with final design which show no adverse impacts created by the
imposition of increased storm water on the existing downstream water course.
Storm water detention structures will be designed to limit post -development
flows to pre -development levels in accordance with state and county regulations.
Also, at the time of site plan approval, suitable analysis of run off quality impacts
will be performed, so as to mitigate a portion of the impact created by industrial
development of the site.
8. The owners proffer to construct a right turn lane on US Route 522 (Point
D) when the industrial access road is constructed. This access road may be
constructed and placed in operation prior to improvement of US Route 522 by
V.D.O.T. The owner further proffers to construct all road facilities to V.D.O.T.
requirements and for V.D.O.T. approval prior to development.
9. The owners proffer that interim uses described in #6 above, will be
provided with interim on -site fire protection satisfactory to the County Fire
Marshall, in the form of reservoir(s) of water with suitable means of delivery by
access to fire pumper truck.
0
0
Eestgete Proffers Con't.
10. The applicant desires to donate $5,000.00, in cash, at the time of transfer of
the first building lot or issuance of the first grading permit and an additional
$5,000.00, in cash, at the time of the second building lot or issuance of the second
grading permit to the Stephens City Fire Department in order to provide for the
expanded commercial and industrial zoning fire needs. Should the entire site be
transferred one parcel, the Applicant will make a $10,000.00, in cash, donation to
the Stephens City Fire Department to be used for their needs.
Allan Hudson, G.P.
Frank Maranto, L.P
Sidnev Lesowitz, L.P.
Richard Peterson, L
hia•Miller, L.P.
r -1
LJ
0
This ordinance shall be in effect upon its passage.
Passed this 14th day of August , 1991.
A Copy Teste
John R. Riley, Jr.
Frederick County Administrator
• 0
TO
1p e-
revlseQ.
Is
PROFFER
EASTGATE COMMERCE CENTER REZONING REQUEST
(REVISED 7/24/91)
CASE NO.
We, the undersigned, WRIGHTS RUN L.P., sole owner of the land to be
rezoned under zoning request number , referred to as the Eastgate
Commerce Center rezoning, and the applicant for said rezoning, hereby
voluntarily proffer the following conditions. The conditions proffered shall be
binding upon the heirs, executors, administrators, assigns, and successors in
interest of the undersigned. In the event the Frederick County Board of
Supervisors grants said rezoning to B-2, B-3 & M-1 and accepts these conditions,
the following proffered conditions shall apply to the land rezoned in addition to
other requirements set forth in the Frederick County Code:
1. As shown on the attached Generalized Development Plan, access to the
property to be developed will be by two intersections along the proposed Rte. 642
(Point B) and one intersection along U.S. Rte. 522 south. (Point D)
2. Within 60 days after rezoning approval by the Board of Supervisors
the owner will transfer to the Virginia Department of Highways or to the County
of Frederick, the eighty foot (80') fee simple right-of-way together with necessary
easements as shown on said plat as running from U.S Rte. 522 (Point B) to the
lands of James T. Vickers (Point A).
3. Wiring for electrical and telephone services within the development
area will be placed underground. The development area is the area bounded by
the limits of this proposed rezoning and adjacent rights -of -way.
4. The owners proffer the construction of a frontage road along the
commercially zoned frontage with Rte. 642 as shown on the Generalized
Development Plan from Point E to Point F. All B-3 zoned uses will be developed
utilizing this frontage road. A road efficiency buffer 30' in width between
pavements provided with landscaping and/or seeding for aesthetic purposes
along the cooridor will be provided.
Eastgate Proffers Con't.
5. If or when, in the opinion of the Virginia Department of Transportation,
traffic signal(s) are required, the owners will construct the signalization and
associated improvements at the intersection of Va. Route 642 and the proposed
access road intersection (Point B) and/or at the US Route 522 and industrial
access road intersection (Point D). The signal light system will meet all VDOT
requirements. Notification shall be made at the time of any site plan review for
uses within the park. The owner proffers to construct the signal system within
nine (9) months of the date of such notification.
6. The owners proffer that all development on this site will be served by
central sewer and water facilities, provided by the Frederick County Sanitation
Authority; except, that individual sewer and water interim onsite facilities may
be used for each of the first three established uses, in aggregate totalling no more
than 400 employees. Such interim facilities are to be specifically approved by the
Health Department prior to site plan approval.
7. The owners proffer that storm water detention calculations will be
presented with final design which show no adverse impacts created by the
imposition of increased storm water on the existing downstream water course.
Storm water detention structures will be designed to limit post -development
flows to pre -development levels in accordance with state and county regulations.
Also, at the time of site plan approval, suitable analysis of run off quality impacts
will be performed, so as to mitigate a portion of the impact created by industrial
development of the site.
8. The owners proffer to construct a right turn lane on US Route 522 (Point
D) when the industrial access road is constructed. This access road may be
constructed and placed in operation prior to improvement of US Route 522 by
V.D.O.T. The owner further proffers to construct all road facilities to V.D.O.T.
requirements and for V.D.O.T. approval prior to development.
9. The owners proffer that interim uses described in #6 above, will be
provided with interim on -site fire protection satisfactory to the County Fire
Marshall, in the form of reservoir(s) of water with suitable means of delivery by
access to fire pumper truck.
•
0
Alli
CE
.r�
za;yj
L
A
2t Acnes
14
'AA
OT EA: ;,o ACRES
ACRES I
v. 1—
ir
.0-Pi-.I
ZONE: RA ,
OTAL
AREA AO ACRE*'
PFCPOSMWf$- UNC ED
OMM ZCW RA
TOTAL AREA 95 ACRES
Vi
L.J
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
July 31, 1991
TO THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE COMMERCE CENTER
Rezoning Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Board of Supervisors at their
meeting of August 14, 1991, at 7:15 p.m., in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Sincerely,
Kris C. Tierney
Deputy Planning Director
KCT/slk
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
•
:7
This is to certify the attached correspondence mailed to the following on
July 31, 1991 fr he Department of Planning and elopment, Frederick
County, Virginia: 76 A 60
• RITT'F..R, EL.IZAI:ETH A.
Wrights Run L.P. RT. i BOX 32E3
1320 Old Chain Bridge Road WINCHE:STER, VA.
Suite 360
2260 :f.....
A �.
McLean, Va. 22101 SCHE UL EN HARRY is A. VIE"F•-7'1-1
G. W. Clifford & Associates
Attn: Charles Maddox
P.O. Box 2104
Winchester, Va. 22601
Beth Ladd
First Boston Capitol Group
200 White Plain Road
Tarrytown, NY 10591
Helen Riley Lesko
Route 1, Box 338
Winchester, Va. 22601
I...ADD, BE.'T H
RT i BOX 329—A
WINCHE:STER, VA
COMER, ORVIL.L.E L.E;E::
RT. i BOX 33:3
WINCHE:ST'E:R, VA,.
STATE OF VIRGINIA
COUNTY OF FREDERICK
lb A Z.)t,
22601--
A w57
22601.--
RT. i BOX 26C-j--•A
STEP11E:NS CITY, VA.
r3'7 A 5. fat
C:IPSON, MONTIE W.
KIT. i BOX 15
WINCHESTER, VA.
76 A 31
JRnE3r-.4O , INC.
F• . O . k40X 6
S'T'E:PHE::NS CITY, VA.
2265'.5-
0"? A 35
F K71CK, C:E:t,I :. 24 aL. ]: C E F1-0
NRT IC:I•IE' 1::
07 A 36
PASKEL.. , STANLEY L . & JEAN A.
RT. 1. BOX 334
WINCHEST•ER, VA.
i
KKrjLs C. T r y,,_-- eputy D'
F ederick ounty Dept. lanning
I, Debi D. Swimley , a Notary Public in and for the state and
county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director,
for the Department of Planning and Development, whose name is signed to the
foregoing, dated July 31, 1991 , has personally appeared before me and
acknowledged the same in my state and county foresaid.
Given under my hand this 31st day of July , 1991.
My commission expires on September 30, 1993
Maude A. & Emmery N. Stotler
Route 1, Box 132
White Post, VA 22663
NOTARY PUBLIC
*817/ t Cc r
SKI
SARGENT, JOHN H. ESTA-T I.-
RT. i BOX i3SA
WHITE POST, VA.
22663
'76 A 4*7
HEFLIN, WILLIAM J.
& LORETTA
RT. i BOX 141
WHITE POST, VA.
22663
76 A
OAKCREST BUILDERS &
FRED L GLAIZli�:
P,O. BOX 25911--3
WINCHESTER, VA.
22601---
James T. Vickers
2023 Valley ANe.
Winchester, Va. 22601
76 A uic.
CLIFTON R,.
RT. i BOX 31201
WINCHESTER. VA-
22601
76 A
FLETCHER, DOUGLAS R,
RT. I BOX 326
WINCHESTER. VA,
2260i
76 A 52
HOUGH. EARL E. EST. &
ANNA
0/0 ANNA 0. HOUGH PAINTER
RT. i BOX 327
WINCHESTER. VA.
22601
87 4
BASOUE. FRANCIS K. h
ELEANOR H
RT. i Box ioo—D
WHITE POST. VA
22663
i0
FERTIC. VINCENT F�
RT, J BOX
WHITE POST. VA.
22663
87 4 il.
.TUCKER, WILLIAM G. to
JOYCE A.
IRT. i BOX i00-0
WHITE POST. VA.
22663
87 5 17
BEE. ROCKLAND A. & ELIZABETI.-I
ROUTE i
WINCHESTER. VA
22601
0
I N
Edinburg Re, . idency VDOT TP: 1-703-984-9761
W I
Jul 10:24 NO.001 P.01
L
Chi Wres--j
St }bJECT: rasLgate Project
prone cOr'v(" ;Itt
Per our PI%7 sation this ffrDrnilig -attached are pre.1iminar
from our Transpof taL ion Planning DepartfTe-rit relative to the $Ik)JeCt M:�Ue-r-
-)
Also, -- has can
- --
a Meeting scheduled to discdiscus`:t-thetraff -Ic analysi
at our r)ffi.c--.e on July 23, 1991 at 2:00 p.m. Attendance by, ycdl-u: Oftlk:t2d br.
appr(-7iate(I- BOB CHILORESS
(Ir,loludirig Trar,�':,nttal Shec--t-)
Tf vljji,rf- ivi! j tIIjQ; tr,zil rIi, please
(7o-")) 984-4111-1
JUL 1 81991
Ed i nburq Res i dency VDOT T 1-703-1984-9761 1Ll lkl.
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*
*
JUL-18-91
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*
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I N T F R 0 F F I C E M E M O R A N D U M
Date Sent: 17-3u1-1991 04:37pm DST
From: William H . Bus1�Ittc n
BUSHMAN WH
Title: Resident Engineer
Dept' 9dinhurg Residency
Tel No: (703)984-8083
TO: Richard C. Lockwood
CC: PAUL P. EPPERLY
CC: Kelly B. Downs
CC: EDINBURG RESIDENCly OFFICE
Analysis
Subject: Eastgate Center Traffic
( LOCKWOOD_RC AT Al AT PROn
P)
( EPPERLY R ?
( DOWNS KB )
( EDINBURG )
Attention: Geotge N. Pierce
This is to confirm the meeting scheduled betweenthe
deVCnd
oper's engineer (G. W. C
the district office at my lioffiefford & tosdiscuss the traffic
,a:alysis previously submitted for review.
The meeting is set for Tuesday, July 23, at 2:00 p.m., a� the
Edinburg Residency office.
Due to the number of revia°facettoafacend the
meetmngemightomore
the development it was felt
productive in further submissions' reviews by the department.
let me know if there are any problems with this date and
time.
Bill B.
-1
i
ci rj
L-
� Tuo�4K.
I
r
r
a
W
C ommE 2Cf
1�iau-T►ot1S Tb
VIRGINIR *bE,-'T.
a TRMSPMTA-no1�
dit'".)4q
U E�I�izTMENT
41&9%AIAV
D Ear.
9a6prp-3
,1(o bb(, - '460 �D ogp�� -o Dt%) � b /42 5 *0
COMMONWEALTH of VIRCINIA _.
DEPARTMENT OF TRANSPORTATION
P. 0. BOX 278
RAY D. PETHTEL EDINBURG, 22824 WILLIAM H. BUSHMAN
COMMISSIONER ( 703 ) 984-4133 RESIDENT ENGINEER
Fax - (703) 984-9761
June 25, 1991
Mr. Charles E. Maddox, P.E., V.P.
C/O G. W. Clifford & Assoc., Inc.
200 North Cameron Street
Post Office Box 2104
Winchester, Virginia 22601
Dear Chuck:
Ref: East Gate Commerce Center
Routes 522 South & 642
Frederick County
We are in receipt of the referenced project's generalized development plan.
Upon cursory review at the Residency level, we have no overall objections to
the proposal. However, since this proposal lies within the limits of two (2)
future road improvement projects, both Routes 51-21 South and 642, we have
forwarded the package onto our District Office in Staunton for their review.
Therefore, we reserve the right to make any final comments on your rezoning
application until such time we are in receipt of any recommendations our
District Office may have.
In the meantime should you have any questions or if I can be of any further
assistance, please let me know.
Sincerely,
William H. Bushman
Trans. Resident Engineer
By: Robert B. Childress
Hwy. Permits & Subd. Spec. Senior
RBC/rf
yr_ : 'Ir. Paul R . Epper l%
Mr. Robert W. Watkins
TRANSPORTATION FOR THE 21 ST CENTURY
PROFFER
EASTGATE COMMERCE CENTER REZONING REQUEST
CASE NO.
QT
We, the undersigned, WRIGHTS RUN L.P., sole owner of the land to be
rezoned under zoning request number , referred to as the Eastgate Commerce
Center rezoning, and the applicant for said rezoning, hereby voluntarily proffer
the following conditions. The conditions proffered shall be binding upon the heirs,
executors, administrators, assigns, and successors in interest of the undersigned. In
the event the Frederick County Board of Supervisors grants said rezoning to B-2, B-
3 & M-1 and accepts these conditions, the following proffered conditions shall
apply to the land rezoned in addition to other requirements set forth in the
Frederick County Code:
I. As shown on the attached Generalized Development Plan, access to the
property to be developed will be by two intersections along the proposed Rte. 642
and one intersection along U.S. Rte. 522 south. (This entrance to be for industrial
access to limit truck traffic on Rte 642).
2. Within 60 days, upon rezoning approval by the Board of Supervisors,
the owner will transfer to the Virginia Department of Highways or to the County
of Frederick, the eighty foot (80') fee simple together with necessary easements as
shown on said plat as running from U.S Rte. 522 (Point A) to the lands of James T.
Vickers (Point B).
3. Wiring for electrical and telephone services within the development
area will be placed underground. The development area is the area bounded by the
limits of this proposed rezoning and adjacent rights -of -way.
4. The owners proffer the construction of a frontage road along the
industrial zoned frontage with Rte. 642 as shown on the Generalized Development
Plan. Construction of this road to be completed prior to approval of any site plans
in the B-3 zoned section. No direct access from industrial zoned lots will be
allowed and is proffered as such.
5. The owners proffer the signalization and associated improvements at the
VA Route 642 and proposed access road intersection. The signal light will meet all
VDOT requirements. It shall be required when the level of service for left turn
from the access road to west bound Route 642 drops below level C for the a.m. and
p.m. peak hour flows.
Allan Hudson
Frank Maranto
Sidney Lesowitz
Richard Peterson
Cindy Miller
0
is
G. W. CLIFFORD & ASSOCIATES, INC.
Mr. Bob Watkins
Director of Planning
Frederick County Planning & Development
P. O. Box 601
Winchester, VA 22601
Dear Bob,
200 ].North Cameron Street
P.O. Box 2104
Winchester, Virginia 22601
703-667-2139
Fax: 703-665-0493
July 8,1991
Re: Eastgate Rezoning
Please find attached an application for Rezoning of the Eastgate Commerce
Center (Hudson Property). Per our previous conversation many months ago, I have
obtained and attached comments from F.C.S.A, Fire Marshal, V.D.O.T. and the
inspector as requested by you.
If possible, we would like for the rezoning to be heard no later than the
August 7 Planning Commission meeting. If you feel this date is unobtainable or
have any questions about the application, please give me a call anytime.
Sincerely, Q
'--7& 60
Thomas W. Price
TWP/clh
cc: Allan B. Hudson, Jr.
r L-A IV Lod
nPNT-j
REQUEST FOR REZONING COMMENTS
Frederick County Inspections Department
ATTN: Kenneth L. Coffelt, Director
P.O. Box 601, Winchester, Virginia 22601
(703) 665-5651
The Frederick County Inspections Department is located at 9 Court
Square in Winchester, if you prefer to hand deliver this review
form.
Applicant's name, address and phone number:
WRIGHTS RUN L.P. 1320 Old Chain Bridge Road Suite 360
McLean, Va 22101 (703) 827-4010
AGENT: G W Clifford & Assoc,P.O. Box 2104
Winchester, Va 22601 (703)667-21 9 Attn: Tom Price
Name of development and/or description of the request:
EASTGATE COMMERCE CENTER
Location: Approx. 1.5 Miles North of Double Tollgate on U.S.
Route 522 at the Proposed Intersection of the Proposed Rte. 642 &
Existing 522,
Inspections Department Comments:
Building shall comply with the Virginia Uniform Statewide Building Code and
will comment on building use group at the time of building plans review.
Inspect. Signature & Date: .�� � 1 /l it
(NOTICE TO INSPECTIONS - PL RET TH FORM T AGENT
It is your responsibility to complete this formvas accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, impact analysis,
location map and all other pertinent information.
.FCSA
LD
' L Tr45
ul-
REQUEST FOR REZONING COMMENTS
Frederick County Sanitation Authority
ATTN: Wellington Jones, Engineer/Director
P.O. Box 618, Winchester, Virginia 22601
(703) 665-5690
The Frederick County Sanitation Authority is located on the second
floor of the Old Frederick County Courthouse in Winchester, if you
prefer to hand deliver this review form.
Applicant's name, address and phone number:
wgIGHJ�1 • • Chain Bridge Road - 360
McLean,1_ 1 i 41 1
• • & A P.O. Box 2104
Winchester, Va .1 1 .. -
Name of development and/or description of the request:
RASTGATE COMMERCE CENTER
Location: Approx. 1.5 Milea North of Double Tollgate on U.S.
Route 522, at the Proposed Intersection of ••• -• Rte, •'
Existing 522,
Sanitation Authority Comments:
The nearest water is about 1.25 miles away. It is in Wakeland Manor on SR 642. It is 8" diameter.
The nearest sewer is about 1 mile away. It is 15" diameter and crosses SR 642 at Wakeland Manor.
There presently is adequate water and sewer capacity available. _
Sanit. Signature & Date: ,00r /!V
(NOTICE TO SANITATIO EASE RETURN THIS FORM TO AGENT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, impact analysis,
location map and all other pertinent information.
EASTGATE REZONING
STAFF COMMENTS 7/23/91
��.�- �y�aa,00�-�''�����'�'. '�o �-�c�.✓`-j'-lam �-.O �.�-„��> C_
�,_-- •,-��/ l F.xr� or'' Y+� Y7'd-2, '� �^'� p f�/.SLIMS
Need VDOT comments on traffic impact report.
2) Fire and rescue comments in light of proposal for no sewer
and water at onset of development? Any response to letter
from Stephens City Fire Co.?
i, 3) Need comment from Health Department since no sewer and
water will be present at the time of development.
4) A number of statements are made in the impact reports that
take the form of proffers, however, they are not included in
the proffer document.
1 (I�- In #2, limit of 15,000 gpd sewage capacity and 430
employees prior to extension of sewer and water.
n-#4, offer prorata share of"improvements",does this
include construction of 642? (also not in proffer
statement)
In #7, state that a "suitable analysis" of impacts on
f
unoff quality will be performed.
In #10, state that stream side buffers along Wrights
un will be maintained.
i 5) Under #2,
- Where does figure of 20 employees/acre come from?
I
- What is land application?
I L,
At a minimum plant should be dedicated to service
Authority.
6) Under #3,
- Information should be provided to demonstrate that
adequate water is available from on site wells.
How was use of 68,000 gpd of water use arrived at?
Under #4, Additional explanation of how revenues were
arrived at is needed. (net worth of $60/sq.ft.)
8) Under #8, How was "special patrols and activities" of
4hrs./wk. from Sheriff Department and cost of $50/hr.
r�
termined?
Ple-4 �&n el <W -6-2-2)
D
fro
5&P--t m ULP-�l
ivin
Ar-
y
+ -Ec-6,p 4-o )
�1 1
--�j' b� c� �-�'l��-�� � ✓'1 cam' `�'e S 7�2 � L�„ a, a.��-V'p.,
COUNTY OF FREDERICK
COURTHOUSE COMMONS 2ND FLOOR
P. O. BOX 601 - 9 NORTH LOUDOUN ST.
WINCHESTER. VIRGINIA 22601
Beth Ladd
First Bost
200 White
Tarrytown,
•
on C Group
Plai a' i' NY 54
GAO
9S.q F<iL
O �9 OD Pq
q�� !Zq 9oFssge<�
�F
G
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
AUG -' 1991 FAX 703/678-0682
July 24, 1991
TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE COMMERCE CENTER
Rezoning Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Planning Commission at their
meeting of August 7, 1991, at 7:30 p.m. in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Sincerely,
Kris C. Tierney
Deputy Planning Director
KCT/slk
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
July 24, 1991
TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE COMMERCE CENTER
Rezoning Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Planning Commission at their
meeting of August 7, 1991, at 7:30 p.m. in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Kris C. Tierney
Deputy Planning Director
THE COURTHOUSE COMMONS
9 N. Loudoun Street
.. This is to certify, thahe attached
Re
correspondence
was Oiled to
the following on
July 24, 1991 from Department
of Planning and
Development,
Frederick
County, Virginia:
1••iAI: RY Cl. £k
Wrights Run L.P.
I:@'T'� i. Xs(:]Y•.
?d,ti3 n
:i3'T'I:i:t::'i Nii:i�I:i3
t:::i TY , Vn .,
1320 Old Chain Bridge Road
Suite 360
McLean, Va. 22101
G. W. Clifford & Associates
Attn: C. Maddox
P.O. Box 2104
Winchester, Va. 22601
Beth Ladd
First Boston Capitol Group
200 White Plain Road
Tarrytown, NY 10591
7�> n ;'•r
i:;i:]Ihli::l:t, (:)i:tiV:t:I.,.I...lii:
W.l.i�li.rl'Ii:.i:3'i'I::.II♦ 1/n,,
z:yn: 60 J.....
76
56
wa:htia Ih:f:3'rl::r:, Vn
::>': 601.....
7F; n 60
r•;.r.•T"rv:::r:, I:::L..:I::rnX:<I:::'r'i-I n�
X..;(:)x %'32 3
01.....
STATE OF VIRGINIA
COUNTY OF FREDERICK
G:1J'.ii3C)N, Mt:)N'lf':IE' W.,
Helen Riley Lesko
Route 1, Box 338
Winchester, Va. 22601
76
12:.:?6;':;1"S...
n ;:, 5.
1::' . C). X:+(:]X car
(:A: Ty , VA
226F.5Pf;....
t3 A
f:'n'Y'RXC11l<, C:I:E:C::I:L.. Rti &
302-1. t. 6RX)1:N X)R n f:, .
NIEWF't:]R T' RJ:C'.1••11i::Y, I:"1...
(:3'7 n
I::'r•1::31{ti:a..., i:3'T'rliv1...1:::Y L...,
R T' . 5. X{:C1X 3;3x�
VA.
Kris C ierney Deput
Fred iqy Cou ty Depth
Planning
a6
I, Debi D. Swimley , a Notary Public in and for the state and
county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director,
for the Department of Planning and Development, whose name is signed to the
foregoing, dated July 24, 1991 , has personally appeared before me and
acknowledged the same in my state and county foresaid.
Given under my
hand this
24th
day
of
July 1991.
J
My commission
expires on
September
30,
1993
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W,
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RT K.'.i(:)x 1.30A
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76
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WFITTEK F10(3T, VA..
,7<e)
A
404
(:)f1)K(:'IRE:":)I'T* DEERIS,
F'RE:D
I I AT '
N'.
VA.
James T. Vickers
2023 Valley Ave.
Winchester, Va. 22601
STROS 'I x r"T,
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WIAI T I:.: F:10413T' VA.
noc"l< I (IN I) r-) . t<<
[:.:I x
WIM:11AEKSTIER, VA.
0 Eastgate Commerce RZ I
PLANNING
COUNTY OF FREDERICK
COURTHOUSE COMMONS 2ND FLOOR
P. 0. Box 601 - 9 NORTH LouDOUN ST.
WINCHESTER. VIRGINIA 22601
'76 A 4
TR:I: F-� M*"NT
]:I)GE:: M 3: N.T. V-3 T.N(.',-
- - I I I--
F:. c) Flox
oll
C"
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
July 24, 1991
TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE CONINTERCE CENTER
Rezoning Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Planning Commission at their
meeting of August 7, 1991, at 7:30 p.m. in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Sincerely,
Kris C. Tierney
Deputy Planning Director -
KCT/slk
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
p? "
J-,�'-41NNING
COUNTY OF FREDERICK
COURTHOUSE COMMONS 2ND FLOOR
P. O. Box 601 - 9 NORTH LoUDOUN ST.
WINCHESTER. VIRGINIA 22601
87 A 35
C*,E:** 'L. R. & AI I CE F.
3821 C;AR'I)F.:' Wk. S.
T R -HEY NEWPOR r , Fl..
i
i COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
July 24, 1991
TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE COMMERCE CENTER
Rezoning_ Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Planning Commission at their
meeting of August 7, 1991, at 7:30 p.m. in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Sincerely,
Kris C. Tierney
Deputy Planning Director
KCT/slk
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
N
Name: Beth Ladd
First Boston Capitol Group
Address: 200 White Plain Road Tarrytown. N.Y. 10591
Property I.D.#: 76000A00-0000-0000-00550
Name: Beth Ladd
First Boston Capitol Group
Address: 200 White Plain Road Tarrytown, N.Y. 10591
Property I.D.#: 76000A00-0000-0000-00560
Name: Orville Lee Comer
Address: Rt, 1,Box 333 Winchester, Va 22601
Name: // Orville Lee Comer
U
Address: Rt, 1,Box 333 Winchester, Va 22601
Property I.D.#:OAOO-0000-0000-0057
Name: 5Rtl,Box
abeth A. Ritter
Address: 328 Winchester, Va 22601
Property I.D.#: 76000A00-0000-0000-00600
Name: Harry C. & Bertha Scheulen
Address: Rt. 1,Box 268-A Stephens City, Va 22655
Name: j Montie W. Gibson
Address: Rt. 1,Box 155 Winchester, Va 22601
Property I.D.#: 87000-A00-0000-0000-0016B
Name: .Helen Riley Lesko
Address: Rt. 1,Box 338 Winchester, Va 22601
-II• iII I,lo le,I I
0
Name: it R & Ali F P ri k
Address: 3821 Garden Dr. S. Newport Richey,FL 33552
Property I.D.#: 87000-A00-0000-0000-00350
Name: nley L. & Jean A Paskel
Address: Rt. 1,Box 334 Winchester, Va 22601
Property I.D.#: 87000-A00-0000-0000-00360
Name: Stanley L. & Jean A. Paskel
Address: Rt. l,Box 334 Winchester, Va 22601
Property I.D.#: - - - - 7
Name: John H. Sargent, as`a`a
i�
Address: Rt. 1 White Post, Va 22663
Property I.D.#: 76000-A00-0000-0000-00420
Name: William J. & Loretta Heflin
Address: Rt. 1,Box 141 White Post, Va 22663
Property I.D.#: 76000-A00-0000-0000-00470
Name: James T. Vickers
Address: 2023 Valley Ave. Winchester, Va 22601
Property I.D.#: - - - -
Name: lif n R. Stro ni r
Address: Rt. 1,Box 3128 Winchester, Va 22601
Property I.D.#:
Name: ouglas R.�326
tcher
Address: Rt. 1,Sox Winchester, Va 22601
Property I.D.#: 76000-A00-0000-0000-0051B
• 0
Name: Earl E. & Anna B. Hough, estate
c/o Anna B. Hough Painter
Address: Rt. ?,Box 327 Winchester, Va 22601
Property I.D.##: 76000-A00-0000-0000-00520
Name: Timber Ridge Ministeries, Inc.
Address:'\\_/ P O.Box 129 Stephens City, Va 22
Property I.D.#:,76000-A00-0000-0000-00540
Name: / Francis K. & Eleanor M. Bascue
Address: Rt. 1,Box 100-D White Post, Va 22663
Property I.D.##: 87000-004-0000-0000-00090
Name: \,-,/ Vincent F. Fertig
Address: Rt. 1,Box 101-F White Post, Va 22663
Property I.D.$#: 87000-004-0000-0000-00100
Name: William G. & Joyce A. Tucker
i
Address: Rt. 1,Box 100-B White Post, Va 22663
Property I.D.##: 87000-004-0000-0000-00110
Name: Rockland A. & Elizabeth See
Address: Rt. 1 Winchester, Va 22601
Property I.D.##: 87000-005-0000-0000-00170
41
TAX RECEIPT - YEAR
COUNTY OF FREDERICK
C. WILLIAM ORNDOFF, JR
P.O. BOX-225
�������
�
1 9 9 0 Ticket #: 3056902
Date : 12/10/90
Register: DMA/**
Trans. #: 03531
Dept # : RE90
w�N�
H�5TER VA 22601
REAL ESTATE 1990 Previous Principle
EVANS 76000A000000000000530 Balance $ 1786'59
----
901210
Penalty $ .00
Interest $ .00
WRIGHTS RUN L.P. Amount Paid $ 1786.59
1320 OLD CHAIN BRIDGE RD. *Balance Due $ .00
SUITE 360
MCLEAN, VA 22101 CK#WAFED 144
ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE)
1. 1
f 0.
COUNTY OF FREDERICK
COURTHOUSE COMMONS 2ND FLOOR
P. O. BOX 601 - 9 NORTH LOUDOUN ST.
WINCHESTER. VIRGINIA 22601
Beth Ladd ,
First Boston C4rptol Group tv
200ffiihite Main o
�>Prytown, NYl 5— ;,0F C
li
9Fp
t UppfO UNDELIVERABLE
SEI�IiI,Ii
ORDER FXPIRE0
��� •: +............
Q
Q F% m ---
r
t
h
23
July 31, 1991
I
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
TO THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
THE REZONING APPLICATION OF: EASTGATE COMMERCE CENTER
Rezoning Application #006-91 of Eastgate Commerce Center to rezone 25 acres from RA (Rural
Areas) to B-2 (Business General), 20 acres from RA to B-3 (Industrial Transition) and 70 acres
from RA to M-1 (Light Industrial) for uses as allowed in these zoning districts. This property
is located 1.5 miles north of Double Tollgate on U.S. Route 522 South in the Opequon District
and is identified as parcel 53 on tax map 76.
This rezoning request will be considered by the Frederick County Board of Supervisors at their
meeting of August 14, 1991, at 7:15 p.m., in the Board Room of the old Frederick County
Courthouse, Winchester, Virginia.
Any interested parties having questions or wishing to speak, may attend this meeting.
Sincerely,
Kris C. Tierney
Deputy Planning Director
KCT/slk
THE COURTHOUSE COMMONS
9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601
Y.
TO :: :. DEED
GEORGE A. CORNWE'Z.L ET UX. }�
465 62 -
THIS DEED, made and dated this al day of September,
I� 1976, by and between VIRGINIA A. SNYDER and ROSS SNYDER,
IDLER her husband
her husband, ZIDA B. KIBLER and WILLI— K r r
�i JUANITAZE�12M EVANS and WOODUS G. EVANS, her husband,
I'
WILLIAM F. ARTRIP, JR. and ENID R. ARTRIP, his wife, CECIL
�i
I� F. ARTRIP and MARY ANN ARTRIP, his wife, and FLOYD M. ARTRIP
ii and CHARLA ARTRIP, his wife, parties of the first part,
hereinafter referred to as Grantors and GEORGE A. CORNWELL
and MARGIE S. CORNWELL, his wife, parties of the second part,
hereinafter referred to as Grantees.
WITNESSETH: That for and in consideration of the sum of
TEN DOLLARS ($10.00), cash in hand paid at and before the
sealing and delivery of this deed, and other good and valuable
+i consideration, the receipt of all of which is hereby acknow-
ledged, the said parties of the first part do hereby grant and
' convey, with General Warranty of title and with English
r
Covenants of title, unto the said GEORGE A. CORNWEI-L and
MARL I E S. CORNWELL, r
his wife as tenants by the entirety with
right of survivorship as at common law, those four (4) parcels
of land described herein:
PARCEL A: All of that tract of land
containing 103.75 acres, more or less,
lying and being situate on the west
side of the Front Royal Road (U.S.
Route 522) in the Opequon Magisterial
District, Frederick County, Virginia
about seven (7) miles south of Winchester,
with all improvements thereon and
appurtenances and privileges thereunto
belonging, and being the remainder of a
larger tract of land conveyed to W. F.
Artrip by deed of Walter C. Gardiner,
et al, dated January 29, 1947, and recorded
it. WUGZxi 0V7gTi5k in the Clerk's Office of the Circuit
�•��.� Court of Frederick County, Virginia
"T""NKTOAT I.A.. in Deed Book 199 at Page 89.
TIIC XXXT RUILDIVU
MINCTIKM &N. Vim.
Parcel B: All of that tract of land
containing 31.27 acres, more or less,
adjoining Tract A on the south and
fronting on the Front Royal Road
0
-2-
in
��5 Ar- E.3
(U.S. Route 522), and being the remainder
o1: a larger tract of land conveyed to
Frank Artrip, Sr. and Leota M.
Artrip, his wife, by deed of John E.
Barrick and Annie I. Barrick, his wife,
dated February 27, 1963 and recorded
in the aforesaid Clerk's Office in
Deed Book 286 at Page 349.
Parcel C: All of that tract of land
containing 110.5 acres, more or less,
adjoining Tract A and Tract B on the
south side thereof and being the
remainder of a larger tract of land
conveyed to W. F. Artrip and Leota
Artrip, his wife, by deed of Lee P.
Barnes and Mildred O. Barnes, his wife,
dated September 20, 1960, and recorded
in the aforesaid Clerk's Office in Deed
Book 266 at Page 115.
Parcel D: All of that tract of land
containing 5.5 acres, more or less,
with all improvements thereon and
appurtenances and privileges thereunto
belonging, surrounded by Parcel C, and
being the same land conveyed to W. F.
Artrip and Leota Artrip, his wife, by
deed of James B. Snyder and Thelma N.
Snyder, his wife, by deed dated June
30, 1966 and of record in the aforesaid
Clerk's Office in Deed Book 323 at Page
397.
jl Further, all of the four (4) parcels
! of real estate herein conveyed were
devised to Virginia .A. Snyder, Zida B.
it Kibler, Juanita LEvans, William F.
Artrip, Jr., Cecil F. Artrip, and Floyd
M. Artrip by the Will of W. Frank Artrip,
!I recorded in the aforesaid Clerk's Office
! in Will Book 73 at Page 145, and by the
Will of Leota M. Artrip, recorded in
the aforesaid Clerk's Office in Deed
Book 76 at Page 191.
All of the above described real estate is specifically
conveyed in gross and not by the acre. It is further subject
to any and all easements or rights of way of record.
i
WITNESS the following signatures and seals:
¢. ICUOKN6 O[�NTI:H „ '
A 7T0UNXY*AT LAM' I I
TIIC HKNT II L'IL VINO
WINCIMATICU, Vim,
Virginia A. Snyder
� (SIFsAL
Ross S yder
i;
I�
U
IARR160N L JOHNSTON
ATTORNEYS AT LAW
WINCHESTER. VIRGINIA
Virginia, in Deed Book 465, at Page 62.
*********************************
#4302
GEORGE S. CORNWELL, ET AL * ;
TO: .. .. DEED
ROCKLAND A. SEE, ET UX
THIS DEED, made this 13th day of December, 1977, between
George S. Cornwell and Margie S. Cornwell, his wife, parties
of the first part, hereinafter called the Grantors, Rockland
A. See and Elizabeth See, his wife, parties of the second part,
hereinafter called the Grantees, Robert N. Carpenter, party
of the third part, hereinafter called the Sole Acting Trustee,
and Central Valley Production Credit Association, party of
the fourth part, hereinafter called Beneficiary.
WITNESSETH: That for and in consideration of the sum
of Ten Dollars ($10.00), cash in hand paid and other valuable
consideration, receipt whereof is hereby acknowledged, the
Grantors do grant and convey, with General Warranty and with
English Covenants of Title, unto the Grantees, as tenants by
the entirety, in fee simple, with survivorship as at common
law, together with all rights, rights of ways, privileges and
appurtenances thereto belonging, all that certain parcel of
land in Opequon Magisterial District, Frederick County, Virginia,
containing 5.5 Acres, more or less, (subject to the reservation
of rights of way described herein below), lying and being situate
just west of U. S. Highway No. 522, and running parallel thereto
a distance of 400 feet between steel stakes and extending in
a westerly direction a distance of 600 feet between steel stakes,
TOGDTHER with a 60' right of way for egress and ingress, the
exact location of said right of way being more particularly
described on the plat of survey attached hereto; and said 5.5
acre tract being that property described as Parcel D in the
conveyance to the Grantors herein by deed dated September 25,
1976, from Virginia A. Snyder, et al, which is of record in
the Office of the Clerk of the Circuit Court of Frederick County,
(It is expressly understo�
Ilthat the 20' right of way which is described in the deed dated
1
�d
ARRISOM { JOHNSTON
♦TTORKM AT LAW
W%CMCMA. TIMUNIA
n If,- CjKi�
June 30, 1966, between James B. Snyder, et ux and W. F. Artrip,
Sr., et u)c, (such right of way also being described in earlier
deeds in the chain of title to said parcel of land) is not
nveyed to the Grantees herein except as such 20' right of
ay may lie within the 60' right of way described in the plat
lattached hereto.)
The Grantees covenant and agree (as evidenced by their
signatures hereto), as part of the consideration for the conveyanc
of the property described herein to them, to reduce to ground
level, within one (1) year of the date of this instrument,
the large red barn (including the foundation on which it sits)
which is situate in the southwestern section of the aforesaid
15.5 acre parcel. If said Grantees do not remove said barn
to ground level by December 13, 1978, the Grantors, or their
designees, within six (6) months of said December 13, 1978, �—•�
I
shall have the right to go upon the land of the Grantees and j
reduce to ground level said large red barn (including the foundati(n),,
or any portion thereof, that is still standing. Such rights
of said Grantors to go upon the property of said Grantees shall
expire on June 13, 1979. All such materials removed by the
Grantors pursuant to the authority herein contained shall be
the sole and complete property of said Grantors but said Grantors
shall have the obligation to grade and seed that portion of
the prope'rty which is disturbed in the removal of said barn
and its foundation.
The property herein conveyed shall be subject to the followin
covenants, restrictions and.easements which shall be considered
covenants real and running with the land and shall be binding
upon the Grantees and all subsequent owners of said parcel
of land:
-2-
HARRISON L JOHNSTON
ATTORNEYS AT LAW
WINCHESTER, VINDINIA
fir -
a. No construction or improvement shall be permitted
on said parcel of land until written plans and specification
for same are submitted for examination and approval by the
Grantors, their successors or assigns, who shall, upon receipt
of same, forthwith approve same if they conform and are in
accordance with the covenants and restrictions set forth herein.
b. No signs or advertising of any nature shall be erected
or maintained on said property, except for sale or rental signs
for said lot, not to exceed six (6) square feet in area and
except for directional and informational signs of Grantors.
C. Said parcel of land shall not, at any time, be subdivided
unless the resulting lot is larger than the lot subdivided
or unless it is t'o change the boundary of the property conveyed
herein to conform to the area designated Lot 17 on the plat
of survey of H. Bruce Edens, dated October 13, 1977 (said conformal
being the subject of a certain contract of sale signed contemporan
eously with this instrument by all parties hereto).
d. The owner of the property conveyed herein shall
not interfere with the natural drainage of surface water
from such property to the detriment of any other property
owned by the Grantors, their heirs, successors or assigns.
e. No boats, mobile homes, motor homes, buses, tractors,
trailers (except camper trailers), trucks or commercial
vehicles, other than automobiles, motorcyles pick-up trucks,
camping trailers and mobile camping units, shall be permitted
on said parcel of land except during the course of construction
or addition to buildings unless they are housed in a car
port or garage. No motor vehicle which does not have
a current license plate or a current inspection sticker
shall be permitted on said property. The camping trailers
and mobile camping units shall not be permitted on such
-3-
I
MLRRISON LJOHNSTON
ATTCRR[TR AT [At
tucMUT[R. TIRRIRU
�,Cr1 4q
property unless kept out of sight from the 60' right of
way described herein.
f. No building of a temporary nature shall be erected
or placed on said property except those customarily erected
in connection with building operations, and in such cases,
(for a period not to exceed six (6) months.
g. Not more than one residence shall be erected
on said property, and it shall contain a minimum of 1,400
square feet, excluding basement, garage, porch or carport.
h. No singlewide, doublewide or triplewide mobile
home shall be erected on said property. No structure,
of any kind, shall be erected on said property which substantially
resembles such single, double or triplewide mobile home.
i. No barbed wire fence shall be permitted on said
property except that one strand of barbed wire (to be
used in conjunction with some other form of fence) may
be placed at or near the top of any post. Barbed wire
fencing shall be permitted along those lines which were
fenced with barbed wire on October 25, 1977.
J. Said property shall -be used for residential purposes
only, and any garage or barn must conform generally in
appearance and material with any dwelling on said property.
No portion of said property may be used as a roadway or
right of way except as designated on the plat of survey
attached hereto. It is expressly understood that this restriction)
does not apply to roadways to any land now owned or hereafter
acquired by the Grantors.
k. No building shall be erected closer than sixty
(60) feet to any street or roadway, nor closer than sixty
(60) feet to the side or rear lot lines.
A
1. No cutting of timber shall be permitted on said
(property except for clearing of building site and driveway
Ito building site.
M. If the construction of a driveway into said property
-4-
I�
7
HARRISON L JOHNSTON
ATTOIINTTG AT LAN
WINCN[GTEG. VIRGINIA
�0-a e,3'1 P"-u 653
prohibits the natural drainage in front of said parcel,
the pipe or culvert of sufficient size must be installed
by the owners of said lot.
n. Said property shall not be used or maintained as
a dumping ground for rubbish. Trash, garbage or other waste
shall not be kept except in sanitary containers. All incinerators
or other equipment for the storage or disposal of such materials
shall be kept in a clean and sanitary condition.
o. No noxious or offensive activities shall be carried
on upon such property, nor shall anything be done thereon
which may be or may become an annoyance or nuisance to the
neighborhood.
p. No livestock, fowl or other animals or birds shall
be kept or maintained on said property, other than household
pets or horses or other animals kept for non-commercial
purposes.
q. No hunting and/or killing of deer or squirrels
.shall be permitted on said property.
r. Nothing herein is to be construed to require the
Grantors to place any restrictions, of any kind (including,
but not limited to, those stated herein) on any portion'
of the property now owned or hereafter acquired by the Grantors
including such property which surrounds the parcel herein
conveyed. Likewise, nothing herein is to be construed to
prevent the Grantors from placing any restrictions, of any
kind (including, but not limited to, those stated herein)
n any portion of the property now owned or hereafter acquired
y the Grantors including such property which now surrounds
he parcel herein conveyed.
s. If the parties hereto, or any of them, or their
irs or assigns, shall violate or attempt to violate any
HARRISON L JOHNSTON
AMMUtTl AT LAW
VIACM({T(4. r118111IA
�0"k ,1'M 6EO
of the covenants herein, it shall be lawful for any other
person or -persons, including the Grantors, owning all or
Ipart of the land presently surrounding the parcel conveyed
(herein, to prosecute any proceedings at law or in equity
against the person or persons violating or attempting to
violate any such covenant, either.to prevent him or them
from so doing or to recover damages or other dues for such
violation.
t. Invalidation of any one (in whole or in part) of
these covenants by judgment or Court order shall in no wise
affect any of the other provisions which shall remain in
full force and effect.
U. In the event any of the aforesaid covenants and
restrictions are violated by the Grantees, their heirs,
successors or assigns, he and/or they shall be subject to
a penalty of Two Thousand Dollars ($2,000.00) for said violation
and an additional penalty of Twenty -Five Dollars ($25.00)
per day for the period that the violation continues. Payment
of these penalties shall be made to the Grantors and shall
be set aside and held to defray the expenses of the maintenance
of the road and the removal of such violations.
v. The owners of said 5.5 acre tract, by acceptance
of the deed hereto, are deemed to covenant and agree to
pay Fifty Dollars ($50.00) on or before January 31, 1979
to Rolling Knolls Estates Homeowners Association and to
pay to said Association each January thereafter an amount
determined by said Association as necessary to maintain
the roadway shown on the attached plat, including the removal
of snow and the repairs and improvements to said roadway.
IlSaid money shall be used solely for the maintenance of said
road and for no other purpose. During January of each year,
-6-
.7
a
1
1
i
t
i
[CCU 43
beginning January 19791 said Association shall notify each
lot owner in writing as to the amount of the lot assessment..
Said Homeowners Association consists of the owners (and
only. the owners) of each lot of Rolling Knolls Estates and
there shall be just one (1) vote per lot. The Association
I
is governed by majority vote.
Said annual payments shall be a charge and lien upon J
the property herein subdivided, it being expressly understood
that said lien is inferior and subordinate to the lien of
1
any deed of trust hereafter recorded in the Office of the 4
Clerk of the Circuit Court of Frederick County, Virginia,
encumbering the lot herein conveyed unless record notice j
to the contrary is given prior to the recordation of such
deed of trust. If the owner of said property is in default
i
in the payment of any assessments, in addition to any other
means of collection, the homeowners Association may bring l`
I
an action at law against the owner personally obligated !j
to pay same and may also sell the lot involved at public !
i
auction after advertisement once a week for four (4) successive
weeks, in some convenient newspaper, having general circulation
in Frederick County, and after thirty (30) days written {
notice mailed to the last known address of said owner. 1
Cost.of sale shall be paid from the proceeds of sale before
payment of amount involved. In exchange for Grantors' agreement
to maintain said road until January 1, 1979, the Grantors
shall be exempt from payment of said annual assessments.
w. The Grantors reserve unto themselves, their heirs,
1
successors and assigns, the right to erect, maintain, operate
I
and replace telephone and electric light poles, conduits j
ARRISON L JOHNSTON and related equipment and sewer, gas and water lines and
ATTORNEYS AT LAW
YYINENEJTUI, VIRGINIA the right to grant easements or rights of way therefor (regardless
i
- 7 — 1
j
f
0
•
4AIR13011 A J0KX5T0K
ATTDIKEVS AT LAN
ZINC -ESTER. VIRSI IA
0
4 8 � r1c; 662
of number), on, over and under the strip of land sixty (60)
o
feet wide which is designated "60' R/W" on the attached plat
of survey:
x. The Grantors reserve unto themselves, their heirs,
successors and assigns (regardless of number) a right of
way for egress and ingress over and through that portion
of the said 5.5 acre tract that lies within any portion of
the 60' R/W that is more particularly described on the plat
attached hereto. In connection therewith, the Grantors reserve
unto themselves, their heirs, successors and assigns, the
right to grant easements or rights of ways (regardless of
number) to the owners of subdivided parcels, if any, from
property now owned or hereafter acquired by said Grantors
for egress and ingress through that portion of the said 5.5
acre tract that lies within any portion of the 60' right
of way that is more particularly described on the plat of
survey attached hereto.
y. The covenants and restrictions herein contained
shall not impose any restraint, of any kind, on any portion
of land now owned or hereafter acquired by the Grantors.
F U R T H E R M 0 R E:
WHEREAS, by a certain deed of trust dated October 12,
1976, and duly recorded in the Clerk's Office of the Circuit
Court of Frederick County, Virginia, the Grantors did convey
to Robert N. Carpenter, et a1, Trustees, any one or more
of whom may act, the -parcel of land hereby conveyed and other
property for the purpose of securing to the Beneficiary a
certain bond more particularly described therein; and
WHEREAS, the Beneficiary has appeared before the Sole
Acting Trustee with the said bond and has agreed to release
the lien created by the aforesaid deed of trust upon the
property hereby conveyed and has requested the Sole Acting
-8-
7
7
nGc 48.1 r:r.; 6^3
Trustee for that purpose to join in this deed, all of which
jis attested to by the Beneficiary's signature hereto.
NOW, THEREFORE, the Sole Acting Trustee in connection,
of the premises and the sum of One Dollar ($1.00) to him
in.hand paid, the receipt whereof is hereby acknowledged,
does hereby grant and convey unto the Grantees, all his right,
title and interest in and to the parcel of land herein conveyed
and does release the•s-,aid-.Rarcel of land herein conveyed, together
with such 60' right of way, from the lien of the aforesaid deed
�of trust, but it is expressly understood that the release of the
property herein conveyed from the lien of said deed of trust shall
not affect in any wise the lien of said deed of trust upon the
other land thereby conveyed and not released hereby.
WITNESS the following signatures and seals:
1.
(SEAL;
eorg5 S. Cornwell
4"?
1�. (SEAL
iargie . Cornwell
../
� •C(t-y.<!/Le-K--(SEAL]
Mckland A. See
Cc•_ c�c��)� (SEAL
�izab�th See
M
:c" (SEAL
Robert N. Carpenter - Sole Acting
1 1' Trustee
CENTRAL VALLEY PRODUCTION CREDIT
ASSOCIATION
By P,&, ;I/V14 LA
WRISCii c �nnn5?.o►+�' 'ATTESTING SEAL
ATTORNEYS AT LAW • �
• 1 Y
WIMCN[{TLO• VIX0101A,
v -9—
4ARRI5014 L JONNSTON
ATTO4XLT5 AT LAW
•IACMLRTIR. TIR{ILLIA
PTO( 4311 Pac: 664
STATE of 'A)� curt Q.),
of To -wit:
I, a Notary Public of and
for the State and aforesaid, do certify that George A.
Cornwell and Margie S. Cornwell, his wife, whose names are
signed to the foregoing writing, bearing date on the /34k_ day of
1977, have acknowledged the same before me in
my State and ��u.k-� aforesaid.
Given under my hand this [3 44-�day of 1977.
My commission expires
Ld Q
Notary Public'
STATE OF
of To -wit:
I,�-?/2c�r��� ,j2j A=jttYZ a Notary Public of and
for the State and aforesaid, do certify that
Rockland A. See and Elizabeth See, his wife, whose names are
signed to the foregoing writing, bearing date on theme day
of 1977, have acknowledged the same before me
in my State and aforesaid.
Given under my hand this Z�day of c{,e wit, 1977.
My commission expires s /9
■
Notary Public
STATE OF VIRGINIA,
7fiu, of , To -wit:
I. 1_x vL-ZUt kg ; a Notary Public of and for the
State and aforesaid, do certify that Robert N.
Carpenter, Sole Acting Trustee, whose name is signed to the
foregoing writing, bearing date on the - ,/f'_day .of
1977, has acknowledged the same before me in my State and County
-10-
7
r—
M1
Ft 11ISON i JOHNSTON
ATTORNEY/ AT LAW
MIMCN[/TER. VIRGIMIA
boo; 4 31 r!,c. 62; 5
aforesaid.
F"g
1 7p
Given under my hand this LaV day of &_e;, .1?,,(2 `(i '1977.
My commission expires _ (17Ak- , ) �)/ q
Notary Public
/STATE OF VIRGINIA,
Of
to-wit:
a Notary Public in and for
the State and ,Lc�� aforesaid, do certify that L,;,d IT
whose name as-h:: _ of Central Valley Production
Credit Association, is signed to the foregoing writing, bearing
date on the L4-t�_day of �Q�,�_&te_� 1977, personally
..
appeared before me this day in my said `_Lcfj., and in the name
n
and on behalf of the said Corporation, acknowledged the said
writing as the act and'deed of the said Corporation, and made
oath that he is ���,1.,F,�,r c,� of the said Corporation and
ghat the seal affixed to said writing is the true corporate
seal of the said Corporation and that it has been affixed thereto
by due authority.
Given under my hand this /3-/A-day: of ,� ,(�Itt. ,' 197
My commission expires �C1. �icLtk'4 o? %, / q
ofq e
Notary Pubiic
,,r;a/:i �v t C�j ^ cUtiVEY,t+6 CO., M.
P. U. Biz 666
Winchester. Va.
P
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PLAT
60' R/W
ROLL /NG MOL L S ESTATES
OPEOVON D/SrR/Cr, FREDER/CK COUNTY
VIRGIN/A
D£CEMBER 7, 1977
0
I
I
434 racE 60
The accompanying plat, designated 60 ft. right-of-way, represents
a survey of a portion of the land conveyed to George A. Cornwell and
,Margie S. Cornwell by deed dated 25 September 1976 and recorded in the
Frederick County Court Clerk's Office in Deed Book 465 at Page 620
The aforesaid 60 ft. right-of-way lies in Rolling Knolls Estates,
Opequon District, Frederick County, Virginia and is bounded as follows=
Beginning at an iron pin, a corner to Roiling Knolls Estates and
the retained portion and being in the Western right-of-way line of U.S.
Route 522; thence with said right-of-way of U.S. Route 522, S07°57'12"E
67.24 ft. to a point in said right-of-way; thence N71°07'27"W - 1189.97'
to a point; thence N71°41'23"W - 105.14 ft. to -a point; thence S34°46'
25"W - 717.27 ft. to a point; thence S21025'57"W - 752.75 ft. to a point;
thence S03°03'21"4 - 372.50 to an iron pin; thence with the arc of a
curve to the left 91.62 ft. (radius - 70.00 ft., chord bearing S34°26'21"E ,
85.22 ft.) to an iron pin; thence S7I056'04"E - 471.16 ft. to an iron
pin; thenci S09°01136"1r - 30.37 fte to a points thence $27°49'48"W
30.44 ft. to an iron pinj thence N71056'04"W - 470.77 ft. to a point;
thence with the arc of a curve to the right 170.15 ft. ( radius - 130.00'
chord bearing N34°26'21"W - ( 8.26 ft. to •
• g S ) point; thence NO3°03'21"E
382.20 ft. to a point; thence N21°25'57"E - 769.47 ft. to a point;
thence N34°46'25"E - 769.12 ft. to a point; thence S71.41'23"E - 150.19 ft,
to a post; thence S71°07127"E - 1160.00 ft. to the beginning.
Surveyed...............? December 1977
. f
I TS •i 11V ; ?( r.I t1i/� (•� �iir '�lyj'j ��•�: f j
GP,c:,�rrn, �n�l,:i.�hlr+� & .:UTTYJNG CO., INC.
P. 0. Gcz 666 t �
Wbicilester, Va. ,
tY
VJ9GIN A FREDERICK COUNTY, SCT.
This instrument f writinq , was produced to me on the
_ /••. day of )• �,• ,,.: ,, � , 19 '%' , at,
and with certificate of acknowledgment thereto annexed was
admitted to record. Tax im;»sad oy Sac. 58-j4.1 of
and 53-54 hava been paid, if assessable.
• f Clerk,
t
7lo-A 53
8 7 - S - /•/lo
vJ `� BI(7 1 9PG642
THIS DEED made and dated this �'4 day of
. 1989, from R. J. TURNER and MARY M.
V
{' TURNER, his wife, parties of the first part, hereinafter
referred to as the Grantors, to WRIGIIT'S RUN L. P., a
Virginia limited partnership, party of the second pert,
a
hereinafter referred to as the Grantee.
J CV
WITNESSETH: That in consideration of the sum of Ten
c .c
Dollars L ($10.00), and other valuable considerations paid the
y
_01 Grantors by the Grantee on or before the delivery of this
� o c
Deed, the receipt of all of which is hereby acknowledged, the
Grantors hereby grant, sell and convey, with general warranty
and with English covenants of title, unto the Grantee in fee
l�
simple, the following real estate, together with all
c, I improvements and appurtenances thereto belonging but subject
to all easements and legally enforceable restrictions and
reservations of record affecting such realty:
All that certain parcel of land, located in the
Opequon Magisterial District, Frederick County,
Virginia, located on U. S. Route 522, 5.4 miles Bout!,
Of U. S. Route 50 at Winchester, Virginia, containing
240.8940 acres, more or less, as described in that
certain plat and survey of Louis J. Matacia, C.L.S.,
dated June 16, 1989, attached hereto for a more
'•-particular description of the property herein
conveyed; and being the same property which was
conveyed to the Grantors herein by deed of record in
the Clerk's Office of the Circuit Court of Frederick
County, Virginia, in Deed Book 700, Page 922; and
further the some property which was conveyed to the
Grantors herein by deed from Margie S. Cornwell
intended to be recorded immediately prior hereto in
the some Clerk's Office, LESS AND EXCEPT HOWL•'VER,
that certain lot or parcel designated as Lot 17 on
said survey and shown thereon as containing 5.1451
acres, which was conveyed to Rockland A. See, et ux,
by deed from George A. Cornwell, et lix, of record in
Deed Book 490, Page 25, among the some land records.
WITNESS the following signatures and seals:
_.•"ARF. MCCANCDU:N
4 PtOCrWOOD
AT'O.KCT! AT LAW '
V1KCKt%TC.. Vc[41KIA
N
L]
i
DIt719PG643
#.. ZINr E R
MARY . TURNER
STATE OF VIRGINIA
� 1 . t i OF _ UUlfl -0 , lAb
, to —wit:
The foregoing instrument was acknowledged before me this
'��}� day of ' J11QIv , 1989, by R. J. Turner and
Mary M. Turner, his wife, Grantors.
A1y commission expires
Notary Public
SNAAR. NCCANOUSN
I10CKWOOD
An0A1.CTt AT LAW
11INCNCS71A. VIACINIA
Why an Economic
Development Center
along U.S. Route
522 South?
AL
EASTGATE COMMERCE CENTER
nilhPrt w rliffnrrl R ggqnrinta(z
EASTGATE COMMERCE CENTER
BUILDING FOR THE FUTURE
AN ECONOMIC DEVELOPMENT CENTER ON RTE. 522 SOUTH IS:
• PROPERLY LOCATED TO SERVE THE MAJORITY OF PRESENT
AND FUTURE RESIDENTS OF FREDERICK COUNTY WHO RESIDE
WITHIN THE DESIGNATED URBAN DEVELOPMENT AREAS.
LOCATED ADJACENT TO A MAJOR ARTERIAL AND MAJOR
COLLECTOR ROADWAY.
• VISIBLE AND PRESENTS AN APPROPRIATE IMAGE WITH
PLANNED COMPATIBILITY OF ADJACENT USES.
• LOCATED CLOSELY TO THE EXISTING VIRGINIA INLAND
PORT, LOCATED IN WARREN COUNTY, ALLOWING FREDERICK
COUNTY TO CAPITALIZE ON GROWTH CREATED BY THIS
FACILITY.
EASILY SERVED BY UTILITIES THROUGH MINOR
• ADJUSTMENTS TO THE UTILITY SERVICE DISTRICT
BOUNDARY.
gilbert w. clifford & associates
EA STGA TE COMMERCE CENTER
BUILDING FOR THE FUTURE
FIGURE 1
LOCATION NAP
gilbert w. clifrord & associates
EASTGATE COMMERCE CENTER
BUILDING FOR THE FUTURE
61
EX. URBAN DEVELOPMENT AREA
DRAINAGE DI VIDE & FIGURE 2
URBAN DEVELOPMENT AREA
gilbert w. clirrord & associates
EASTGATE COMMERCE CENTER
BUILDING FOR THE FUTURE
7
w 04 ^ ^ I- I N " " " " I.UL.LJ,_L I UK KUAD
COUNTY -WIDE FIGURE 3
TRANSPORTA T ION PLAN
gilbert w. clifford & associates
EASTGATE COMMERCE CENTER
BUILDING FOR THE FUTURL
ENLARGED FIGURE 4
TRANSPOR TA T ION PLAN
gilbert w. clirrord & associates