HomeMy WebLinkAbout002-97 Eastgate Commerce Center - Shawnee - BackfileCASH
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REZONING CHECKLIST
A complete application will include the following:
SUBMISSION PACKAGE
1.
Application Form ✓
2.
Sign received
3.
Fees paid
4.
Proffer statement
5.
Comment sheets from the following agencies along with any marked copies of the plan:
VDOT
tzz
City of Winchester
Frederick Co. Sanitation Authority
Health Department
Inspections Dept.
✓ Parks & Recreation
✓ Fire Marshal
Airport Authority
County Attorney
✓ County Engineer
6.
Plat(s)
✓ Fred, Co. f"I'C Sc-km 15
7.
Location map "
8.
Deed
9.
Impact statement v
10. Taxes paid statement V-1,
TRACKING SHEET
Date
/4. ;
�• Application received/file opened
Reference manual updated/number assigned
D-base updated
6991d as
File given to office manager to update bi-monthly report R51k jr,3 �' `�'`lT •
Z Four sets of adjoiner labels ordered from data processing
40 color location maps ordered from GIS
Z�R PC public hearing date ACTION: h2!jwv e Qgar-pila
- 3 - BOS public hearing date ACTION: M V
I
�✓ Signed copy of resolution for amendment of ordinance, with conditions proffered,
received from County Administrator's office and placed in Proffers notebook.
(Note: if no proffers, resolution goes in amendments without proffers notebook.)
��� ��• (b tl7 l�
Other notes:
File given to office manager to update bi-monthly report (final action) ,,�L
File given to Mapping & Graphics to update zoning map
Zoning map amended
I'M ��C(l
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
August 14, 1997
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
RE: REZONING APPLICATION #002-97 OF EASTGATE COMMERCE CENTER;
PIN 76-A-53
Dear Mr. Gyurisin:
The Frederick County Board of Supervisors approved your request to rezone land currently zoned
RA (Rural Areas), B2 (Business General), B3 (Industrial Transition), and MI (Industrial Light) within
the Eastgate Commerce Center, to create 51.96 acres of B2 (Business General) zoned land; 2 1. 10 acres
of B3 (Industrial Transition) zoned land; and 51.83 acres of MI (Industrial Light) zoned land
identified as PIN 76-A-53, during their meeting of August 13, 1997. The proffers that were approved
as a part of this rezoning application are unique to this property and are binding regardless of
ownership. Enclosed is a copy of the adopted proffer statement for your records.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerely,
� ll
Evan A. Wyatt r
Deputy Director
EAW/cc
Enclosure
cc: W. Harrington Smith, Jr.; Shawnee Supervisor
Ellen Murphy, Commissioner of Revenue
107 North Kent Street • Winchester, Virginia 22601-5000
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
Preliminary Matters
Pursuant to Section 15.1 - 49.1 et. seq.. of the code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned hereby proffers that in the event the Board of Supervisors of Frederick County,
VnZinia, shall approve Rezoning Application #002-97 for the rezoning of approximately 235.75
acres from the present RA - 112.20 acres, B-2 - 25.00 acres, B-3 - 23.86 acres and M-1 - 74.69
acres to RA - 79.00 acres, B-2 - 51.96 acres, b-3 - 21.10 acres and M-1 - 51.38 zoning now
consisting of 203.89 acres (see attached zoning map; sheet 1 of 2), development of the subject
property shall be done in conformity with the terms and conditions set forth herein, except to the
extent that such terms and conditions may be subsequently amended or revised by the applicant
and such be approved by the Frederick County Board of Supervisors in accordance with Virginia
law. In the event that such rezoning is not granted, then these proffers shall be deemed
withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant (the
undersigned) and their legal successors or assigns.
Request to Amend Original Proffers
The undersigned request to amend the outstanding proffers of August 14, 1991 adopted
for the rezoning approved by the Frederick County Board of Supervisors for the Eastgate
Commerce Center. Voluntarily proffered are the following amended proffers for the Eastgate
Commerce Center:
Street intersection connections to Tasker Road will be limited to five streets that
create three intersections with Taster Road. These streets are shown on the attached
Master Development Plan and labeled as Eastgate Drive, Rams Head Road, Armel
Circle, Bearcat Circle and Wrights Run Road.
2. All streets in the Eastgate Commerce Center will be constructed to VDOT standards.
Right turn lane entering Sunrise Drive from southbound Front Royal Pike (US Route
522) and road improvements required to exit onto southbound Front Royal Pike at
Sunrise Drive. if required by VDOT, will be built by the undersigned to VDOT
standards.
The undersigned will pay to Frederick County, at the time of the next lot transfer or
issuance of the next grading permit, the sum of five thousand dollars ($5,000.00) for
Fire and Rescue Emergency Services costs.
REZONING REQUEST PROFFER
EASTGATE COMMERCE CENTER
PAGE 2
General Development Plan
The development of the subject property will provide for a street layout connecting with
the relocated VA State Route 642, known as Tasker Road and US Route 522 known as Front
Royal Pdce as shown on the attached Master Development Plan, Sheet 2 of 2 - Master
Development Plan for Eastgate Commerce Center, dated January 27, 1997.
Voluntarily proffered is the attached Master Development Plan and as shown on the
Master Development Plan for Eastgate Commerce Center the following improvements:
L A thirty foot (3 f') wide road efficiency buffer along both sides of Tasker Road
landscaped with a double row of evergreen plants four feet (4') minimum in height will
be installed by the undersigned. The road efficiency buffer may be used for right-of-
way expansion of Tasker Road.
2. A traffic signal at the intersection of Tasker Road and Front Royal Pike (US Route
522) and the exansion of the left turn lane from northbound Front Royal Pike (US
Route 522) west onto Tasker Road will be constructed by the undersigned within nine
(9) months of an official notification by VDOT.
3. Additional right-of-way for the construction of turn lanes and/or travel lanes along
Tasker Road will be provided by the undersigned to VDOTat subdivision stage.
4. A traffic impact study will be conducted using VDOT procedures for each site
development use proposed within the Eastgate Commerce Center at the time of site
plan review. Improvements to Tasker Road will be constructed by the undersigned as
required by VDOT regulations for the predicted traffic impacts based upon the specific
proposed use. Notification of the existence of this proffer shall be provided to each lot
purchaser prior to or at the time of each lot sale.
Monetary Contribution to Offset Impact of Development
The undersigned, who owns the above described property, hereby voluntarily proffers that
if the Board of Supervisors for the County of Frederick. Virginia approves the rezoning `; of 85.78
acres of the 203.86 acre tract, lying on the west side of US Route 522 south along Tastier Road in
the Shawnee Magisterial District of Frederick County, Virginia from existing RA, B-?. B-3 and
M-1 to RA, B-27 B-3 and M-1 zoning district, the undersigned will pay to Frederick County, at
the time of time of the next lot transfer or issuance of the next grading pernut, the sum of six
thousand one hundred sixty-six dollars and twenty-three cents (S6,166.23) for Fire and Rescue
Emergency Services costs.
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in interest of the Applicant and Owner. In the event the Frederick County
Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions
shall apply to the land rezoned in addition to other requirements set forth in the Frederick County
Code.
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
PAGE 3
Respectfully submitted,
PROPERTY OWNERS:
LIM
Date: 710' 7
STATE OF VIRGINIA, AT LARGE
CITY OF WINCHESTER, To -wit:
The finstrument was acknowledged before me this p"7 day of �2�
1997, by
My Commission expires dI 7
Notary Public
'a 0
PC REVIEW DATE: 7/2/97
BOS REVIEW DATE: 8/13/97
REZONING APPLICATION #002-97
EASTGATE COMMERCE CENTER
To rezone land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial Transition),
and MI (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of B2 (Business
General) zoned land; 2 1. 10 acres of B3 (Industrial Transition) zoned land; and 51.83 acres of MI
(Industrial Light) zoned land.
LOCATION: This property is located on the west side of Route 522 South (Front Royal Pike) at
the intersection of Route 522 South and Route 642 (Tasker Road)
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 76-A-53
PROPERTY ZONING & PRESENT USE:
Zoned: RA, Rural Areas District; B-2, Business General District; B-3, Industrial Transition District;
and M-1, Light Industrial District
Land Use: Manufacturing and Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North:
Zoned: RA, Rural Areas
Use: Vacant
South:
Zoned: RA, Rural Areas
Use: Residential
East:
Zoned: RA, Rural Areas
Use: Residential; Church; Vacant
West:
Zoned: RA, Rural Areas
Use: Vacant
PROPOSED USE: Industrial and Business Park
Eastgate Commerce Center, REZ #002-97
Page 2
August 6, 1997
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter from Robert Childress dated April 9,
1997.
Frederick Co. Sanitation Authority: No comment.
Public Works: We have no additional comments regarding the rezoning.
Fire and Rescue: Recommend approval.
Stephens City Fire and Rescue Company: The Stephens City Volunteer Fire and Rescue
Company has no objection to the rezoning request and accepts the proffers as stated herein.
County Attorney: Proffers appear to be in proper form.
Planning & Zoning:
1) Project History
The Board of Supervisors approved Rezoning Application #006-91 for Wrights Run L.P. on August
14, 1991 with proffers. This approved application rezoned 115 acres of a 235 acre parcel from RA,
Rural Areas District to create 25 acres of B-2, Business General District, 20 acres of B-3, Industrial
Transition District, and 70 acres of M-1, Light Industrial District. An additional five acres was
dedicated for the relocation of Route 642.
Two subdivisions totaling 30.76 acres were approved by the Board of Supervisors within the M-1,
(Light Industrial) District acreage subsequent to the rezoning approval. To date, one of those
parcels is currently under development by Jouan, Inc. The relocation of Route 642 (Tasker Road)
has been recently completed and is open for public use. The final design of this road required
additional dedication by the property owner, totaling 11.1 acres.
2) Location
The property is located within the Sewer and Water Service Area and is designated as an industrial
area on the Frederick County Comprehensive Plan Land Use Map.
Eastgate Commerce Center, REZ #002-97
Page 3
August 6, 1997
3) Site Suitability
Environmental & Historical: The portion of the 235 acre site that is proposed to be rezoned
contains no steep slopes or floodplain areas and some woodlands. No historical features exist on
the property.
Water & Sewer: Public water and sewer service is currently provided to the Eastgate Commerce
Center.
Transportation: The Eastgate Commerce Center property is located on the west side of Front Royal
Pike (Route 522 ) and Tasker Road. Front Royal Pike has been improved to a four -lane condition,
and Tasker Road has been improved as a two-lane major collector road.
4) Potential Impacts
Adjoining Properties: Two adjoining properties whose primary use is residential will be directly
impacted by this rezoning application as a result of the proposal to rezone land currently located on
the north side of Tasker Road from RA to B-2. The residential properties are situated along the
northern and western property lines of this parcel.
Transportation Issues: The applicant submitted a transportation impact statement which has been
reviewed by staff but not by the Virginia Department of Transportation. The information within
this traffic impact statement includes actual traffic counts and turning movements taken on the
recently opened Tasker Road at the intersection with Front Royal Pike, peak hour totals, and traffic
projections based on trip generations at full development of Eastgate Commerce Center. The traffic
impact statement concludes that there will be a 16% increase in traffic utilizing Tasker Road and
Front Royal Pike as a result of this rezoning application. This percentage includes an increase of
591 trips per day on Tasker Road and 5,399 trips per day on Front Royal Pike.
The letter from Robert B. Childress, of the Virginia Department of Transportation dated April 9,
1997, describes several transportation issues that may be of concern to Frederick County. These
potential impacts are described as follows:
A) Comment #1 recommends that the applicant provide a detailed traffic analysis for this
rezoning request. Staff met with Mr. Childress on June 18, 1997 to discuss transportation
issues associated with this rezoning application. Mr. Childress had not received a traffic
analysis as of that date; therefore, staff provided him with the copy that is in your agenda
package. Mr. Childress indicated that VDOT would not be able to complete this analysis
prior to the Planning Commission meeting of July 2, 1997.
•
Eastgate Commerce Center, REZ #002-97
Page 4
August 6, 1997
B) Comment #2 reflects a concern that traffic exiting Eastgate Commerce Center via Sunrise
Drive will proceed south on Front Royal Pike and then make a U-turn to travel north on
Front Royal Pike. A concern was also expressed during the VDOT meeting with staff that
the recently improved northbound lane of Front Royal Pike is at a much higher elevation
than the southbound lane. This may create a situation where a vehicle turns left when
exiting Eastgate Commerce Center. Mr. Childress indicated that VDOT would be willing
to allow improvements to the northbound lane of Front Royal Pike to lower the elevation
and provide a crossover to align with Sunrise Drive at the cost of others.
C) Comment #3 reflects a concern with additional entrances into Eastgate Commerce Center
along Front Royal Pike. Staff shares this concern and has asked the applicant to restrict
access off of Front Royal Pike to Tasker Road and Sunrise Drive. The applicant has stated
that they do not wish to limit access to those two roads.
D) Comment #5 reflects a concern that the expansion of the left turn lane that provides access
fiom northbound Front Royal Pike to the intersection with Tasker Road may need to occur
as a result of this rezoning application. The funding of this improvement would be taken
from the County's primary road improvement fund unless it was improved by others.
E) Comment #6 reflects a concern that additional travel and turn lanes may be required along
Tasker Road as a result of this rezoning application. Mr. Childress has indicated that it
could be difficult to have Tasker Road widened by individual owners as site plans are
reviewed and approved in the future. The funding for additional travel lanes along Tasker
Road would be taken from the County's secondary road improvement fund unless it was
improved by others.
Emergency Services: The application of the Frederick County Capital Facilities Impact Model
demonstrates a fiscal impact to emergency services. The model run assumed a rezoning of RA
acreage to create 24 acres of B-2, Business General, 9 acres of B-3, Industrial Transition, and one
acre of M-1, Light Industrial.
5) Impact Statement/Proffer Statement
The applicant has submitted a proffer that accounts for outstanding proffered requirements from
the 1991 rezoning approval, as well as new proffered conditions. The applicant has proffered to
offset the fiscal impacts to emergency services through two financial contributions that are
consistent with the previous rezoning approval and the results of the Frederick County Capital
Facilities Impact Model. The applicant has proffered transportation improvements including the
0
•
Eastgate Commerce Center, REZ #002-97
Page 5
August 7, 1997
installation of traffic signalization at the intersection of Front Royal Pike and Tasker Road, and the
provision of right turn lanes at Sunrise Drive. The applicant has also proffered to provide a 30 foot
wide road efficiency buffer along the north and south sides of Tasker Drive.
The County Attorney has stated that the proffers appear to be in appropriate form; however, it has
also been recommended that minor editorial revisions occur to this statement prior to Board action
to ensure that the undersigned is the responsible party for future proffered improvements and that
monetary proffers are received at the time of lot transfer or first grading in lieu of building permit
application.
STAFF RECOMMENDATION FOR 07/02/97 PLANNING COMMISSION MEETING:
The proposed rezoning application is consistent with development policies set forth in the
Comprehensive Plan and the applicant has mitigated some of the potential impacts through the
proffer statement. Several concerns raised by VDOT should be addressed following their analysis
of the applicant's traffic impact statement. This analysis may also result in the need for additional
transportation improvements; therefore, it may be prudent to ensure that the transportation issues
are resolved prior to the approval of this rezoning application.
PLANNING COMMISSION SUMMARY & ACTION OF 07/02/97: Commission members were
concerned that a substantial portion of the site remained RA and they felt the applicant should have
petitioned to rezone the entire site, rather than coming back at a later time to rezone the remaining
portion. Commissioners would have preferred the transportation issues to be studied for the whole
site, rather than piecemeal, and also to let everyone know up front what to expect for the site. A
second area of concern was the applicant's intention of pursuing additional entrances on Route 522.
Some Commission members were not in favor of additional entrances on Route 522 and believed
access should be taken care of internally; in this case, via Sunrise Drive and Tasker Road. Other
Commission members felt that although additional entrances on a primary arterial highway was not
desirable, it would reduce the amount of automotive and truck traffic on Tasker Road.
Other than these two concerns, Commission members felt the application with proffers was
consistent with the policies set forth in the Comprehensive Plan and they approved the rezoning by
majority vote.
There were no citizen comments.
0
0
Eastgate Commerce Center, REZ #002-97
Page 6
August 6, 1997
YES (TO APPROVE): Miller, Thomas, Wilson, Marker, Light, Morris
NO: DeHaven
(Mr. Romine, Mrs. Copenhaver, Mr. Stone, Mr. Ours were absent.)
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REZONING #002-97
PIN:
76—A-53
Eastgate Commerce
Center
Ct 4,7VI 01, � i L."�L�'I i of 1�'IRGIi� i.?
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 1.10.11 OLD VALLEY PIKE
Cq' Mi:: ;Io;JLfi P O BOX 278
EDINBURG. VA 22824-0278
April9, 1997
Mr. Stephen M. Gyurisin
C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
✓ear Steve:
JERRY A. COPP
RFLNGINEER
TELE ,540, 984-55G3
I Ax �54O1984-5GO7
Ref: Eastgate Commerce Center
Route 522 South/642
Frederick County
As requested, we have reviewed your revised zoning and master development plan for the
referenced project. We realize approved proffers are in place, based on current zoning, to
address impacts on existing VDOT facilities. However, since the original rezoning our
Route 522 project has been completed and the Route 642 project is nearing completion. As
you have indicated, the completion of these projects has necessitated the redesign of your
internal roadway network and need for different zoning. We therefore offer the following
comments:
1) As indicated in your March 13, 1997 letter, you intend to prepare a revised impact
statement along with this rezoning request. This statement should include a complete
traffic impact analysis to determine new project impacts on the current roadway system.
The analysis results could address/answer some of our additional comments below.
2) If permitted, the proposed Sunrise Drive connection to Route 522 will need to meet our
minimum sight distance requirements. At the location proposed a median crossover does
not exist between the north and south bound lanes. The current grade differential
between the lanes does not appear conducive to construct a crossover. Therefore, we see
the potential for a real problem to result for exiting north bound traffic, especially truck
traffic. Vehicles Arrn„ lei hmre to tra�rel south bound for a short distance in order to u-turn at
the next crossover to begin north bound flow. This could lead to serious safety hazards for
the development's traffic and north & south bound motorists. It appears from our files the
earlier rezoning plans and analysis for this project assumed a crossover would be
provided on Route 522 at this connection.
3) Based on the proposed B-2 zoning for the parcels along Route 522 it appears a full length
right turn lane along the proposed frontage will be necessary. Considering the possible
varied uses, primary access to these parcels may want to be made from Tasker Drive or
Sunrise Drive.
4) As originally proffered, two traffic signals were to be provided - one at the Route
522/Route 642 intersection and another at the access roadway connection with Route 642.
The previously mentioned traffic impact analysis should address necessary signalization.
However, at the very least, we feel safe to say based on this preliminary information the
Route 522/642 intersection will need to be controlled.
WE KEEP VIRGINIA MOVING
Mr. Stephen M. Gyunsin
Ref• Eastgate Commerce Center
April 9, 1997
Paae 2
5) The existing Route 522 north bound left turn lane onto west bound Route 642 may need to
be expanded.
6) The recently constructed Route 642 as you are aware, was constructed with a 24' wide
paved surface with the ability to expand by two additional 12' lanes on either side of the
existing pavement. These additional lanes may be necessary as a result of your
development. However, in addition, right and left turn lanes along Route 642 may need to
be considered which might necessitate the need for additional right-of-way.
7) Any entrances constructed into the property whether from Route .522, 642 or internal
streets will need to meet minimum sight distance requirements. Additionally any work
performed on the State's right-of-way must be in accordance with our land use permit
policies.
In summary, we have no overall objections to the rezoning or subsequent development of this
property. However, in consideration of the aforementioned comments/concerns, we feel a
traffic impact analysis should be completed in order to determine specific impacts prior to
proceeding further with the project.
We appreciate the opportunity to comment on this significant project and ask you give us a
call if there are any questions or you would like to discuss our comments in more detail.
Sincerely,
6�� /3. A-z�
Robert B. Childress
Trans. Permits & Subdivision
Specialist Supervisor
RBC/rf
Attach.
xc: Mr. J. B. Diamond, Attn: Mr. K. B. Downs
Mr. T. L. Jackson, Attn: Mr. G. C. Tudor
Mr. S. A. Melnikoff
Mr. B. J. Sweitzer
Mr. Kris Tierney
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff. -
RE. 2-®N IN &��a� Date Received `� q
Zoning, Amendment Number _
I- PC Hearing Date
BOS Hearing Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be 23 tCoud
from the Office of the Commissioner of Revenue, Real Estate
Division,Square, Winchester.
1. Applicant:
Name: G.W• Clifford & Associates Telephone: 540-667-2139
Address: 200 N. Cameron Street
Winchester Vir inia 22601
2. Property Owner (if different than above)
Name: Wriahts Run L.P. Telephone: 703-820-2500
Address: 2800 Shirlin ton Road Suite 803
Arlin ton Vir inia 22206
3. Contact person if other than above
Name: Stephen M Gyurisin
Telephone: 540-667-2130
4. Checklist: Check the following items . that have been included with this
application.
Location map X
Plat. X
Deed to property X
Verifying taxes paid X
Agency Comments X —
Fees X—
Impact Analysis Statement X
Proffer Statement X—
Vir ini allows us to request full disclosure of ownership in .
5. The od of a
relation to rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Allan Huson Richard Peterson
Frank Maranto Ond Miller
Sidne r Lesowitz
6. Current Use of the Property: East ate Commerce Centre
Proposed Use of the Property: same
7. Adjoining Property:
PARCEL ID NUMBER
USE
ZONING
76-A-48A & 5
• K
& 52
76-A-57 57A 56 55 54 60B
87 A 1, 87(4)-9, 10,11
76-A-42
76-A-47
Vacant (AG
Resident
Resident
Resident
Vacant (AG)
Vacant (AG)
RA
RA
RA
RA
RA
�
The roperty is located at (give exact location based on nearest road
g, Location: P
an
d distance from nearest intersection, using road names and route number):
E
t
Drive .
e is located at
a.
U
0 4 • 1'.*OINING PROPERTY OWNERS
This is to certify that the attached correspondence was mailed to the following on
from the Department of Planning and Development,
Vjkd—erick County, Virginia: 76 . A• . 52-
76 • A• • 53• HOUGH, EARL E. EST. & ANNA B.
WRIGHTS RUN L.P. CIO ANNA B. HOUGH PAINTER
2800 SHIRLINGTON RD #803 2776 FRONT ROYAL PIKE
ARLINGTON, VA 22206 WINCHESTER, VA 22602
76 • A- - 47.
76 • A- • 55-
HEFLIN, WILLIAM J. & LORETTA
LADD, BETH
C10 BETH SIMPKINS
113 TADPOLE LANE
4479 CONICVILLE RD
WHITE POST, VA.
22663
MT JACKSON, VA
22842
76 • A• • 48-A
76 - A• • 57•A
JENI COMPANY
COMER, ORVILLE LEE
2903 FRONT ROYAL PIKE
P 0 BOX 2598
WINCHESTER, VA.
22602
WINCHESTER, VA
22604
76 -A. - 60-A
76 • A• • 51 •B
RITTER, RICHARD E SR
FLETCHER, DOUGLAS R.
141 GEMSTONE LANE
301 VINE LANE
WINCHESTER, VA
22602
WINCHESTER, VA.
22602
76 - A• . 60-B
76 • A- - 51-C
KING, ELIZABETH A RITTER
STROSNIDER, CLIFTON R.
2805 FRONT ROYAL PIKE
WINCHESTER, VA
22602
173 ARMEL RD
WINCHESTER, VA.
22602
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester. VA 22601
STATE OF VIRGINIA
COUNTY OF FREDERICK
CoHfrHu�d ok oQ•cK
Evan A. . yatt, Dep ty Director
Frederick Co. Planning Dept.
I,_P) �A�) � I , a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning
and Development, whose name is signed to the foregoing, dated __S'k 1fle I-- lcl�, has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this Nth day of
My commission expires on 3I q C{
NtaARY PUBLIC
. • ADTWG PROPERTY OWNERS
Pal
87 - A- - 1-
SCHEULEN, EDWIN EDWARD & ETALS
CIO TERRY SCHEULEN
P 0 BOX 361
STEPHENS CITY, VA 22655
87 - A- - 16-B
GIBSON, MONTIE W
155 CASTLEBRIDGE COURT
WINCHESTER,VA 22602
87 -A- - 31-
LESKO, HELEN RILEY
2982 FRONT ROYAL PIKE
WINCHESTER, VA. 22602
'7 G-A- 5+
Timber Ridge Ridge Ministries, Inc.
P.O. Box 3438
Stephens City, VA 22655
g7 -4-?
Francis & Eleanor Bascue
319 Wrights Run Lane
White Post, VA 22663
g1- 1—!O
Vincent Fertig
325 Wrights Run Lane
White Post, VA 22663
87`¢-I
William & Joyce Tucker
353 Wrights Run Lane
White Post, VA 22663
•
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary
for the applicant to provide information concerning the specifics of the proposed use.
Otherwise, the planning staff will use the maximum possible density or intensity
scenario for the proposed Zoning District as described on Page 9 of the application
package.
9. Parcel Identification[Location: Parcel Identification # : 76-((A)) - 53
Districts
Magisterial District: Shawnee High School: Sherando
g Middle School: �4ei �•K• M►°a.E
Fire Service: Stephe�uCity Elementary School: ARMc`-
Rescue Service: SteyhemCity Y
10. Zoning Change:
requested.
11. The
List the acreage included in each new zoning category being
rezoning proposed:
Number of Units Proposed
N/A
Single Family Homes: Townhomes: Multi -Family:
Non -Residential Lots: Mobile Home: Hotel Rooms:
Square Footage of Proposed Uses
N/A
Office: Service Station:
Retail: Manufacturing:
Restaurant: Warehouse: _
Other:
f
0
40
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance and to change the zoning map
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the
property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public hearing
and the Board of Supervisors, public Meaning and maintained so as to be visible from the
road right-of-way until the hearing.
I (we) hereby certify that this application and its .accompanying materials are true and
accurate to the best of my (our) knowledge.
p p �t �Daw
i i ar 1
Owner(s):
i
14
Date
PDate:
gi1b
e t w. ciiff'Ord & associat�a,.: in '
Eastgate Commerce Centre
Adjoining Property Owners
May 30,1997
Tax #
Name and Address Zonin
Use
76-A-47
William J. & Loretta Heflin
RA
Vacant
113 Tadpole Lane
White Post, Virginia 22663
76-A-48
Betty J. Tinsman
RA
Residential
1804 Macedonia Church Road
White Post, Virginia 22663
76-A-48A
Jeni Company
RA
Vacant
P.O. Box 2598
Winchester, Virginia 22604
76-A-51B
Douglas R. Fletcher
RA
Residential
301 Vine Lane
Winchester, Virginia 22602
76-A-51C
Clifton R. Strosnider
RA
Residential
173 Armel Road
Winchester, Virginia 22602
76-A-52
Earl E. Hough Est. & Anna B.
RA
Residential
2776 Front Royal Pike
Winchester, Virginia 22602
76-A-53
Wrights Run L.P.
RA
Vacant
2800 Shirlington Road, Suite 803
Arlington, Virginia 22206
76-A-53A
•
Donald D. Rainville
RA
Residential
P.O. Drawer X
Woodbridge, Virginia 22194
76-A-53
Timber Ridge Ministries, Inc.
R A
Church
P.O. Box 3438
Stephens City, Virginia 29655
Tax #
76-A-55
76-A-56
76-A-56A
76-A-60A
76-A-60B
76-A-61
87-A-1
87-A-9
87-A-10
87-A-16B
87-A-31
87-A-32
Name and Address
Beth Ladd - c/o Beth Simpkins
4479 Conicville Road
Mt. Jackson, Virginia 22842
Orville Lee Comer
2903 Front Royal Pike
Winchester, Virginia 22602
Richard E. Ritter, Sr.
141 Gemstone Lane
Winchester, Virginia 22602
Elizabeth A. Ritter King
2805 Front Royal Pike
Winchester, Virginia 22602
Galen E. & Sandra B. Snider
2751 Front Royal Pike
Winchester, Virginia 22602
George D. Schuelen et als
7232 Hunton Street
Warrenton, Virginia 20187
Elwood L. Fletcher, Jr.
1445 Fairfax Pike
White Post, Virginia 22663
Samuel F. & Gloria H. Baker
Box 1415 Fairfax Pike
White Post, Virginia 22663
Montie W. Gibson
716 Front Royal Pike
Winchester, Virginia 22602
Helen Riley Lesko
2982 Front Royal Pike
Winchester, Virginia 22602
87-A-35 Commonwealth of Virginia
87-A-36
87-A-37
•Eaate Commerce Centre
Adjstgoining Property Owners
May 30,1997 • Page 2
Zoning Use
RA Residential
RA
Residential
RA
Residential
RA
Residential
RA
Residential
RA
Vacant
RA
Residential
RA
Residential
RA
Vacant
RA
Residential
RA
Governmental
9
0-
AMENDMENT
Action:
PLANNING COMMISSION: Recommended Approval on July 2, 1997
BOARD OF SUPERVISORS: Approved on August 13, 1997
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
#002-97 of EASTGATE COMMERCE CENTER
WHEREAS, Rezoning Application #002-97 of Eastgate Commerce Center requested the
rezoning of land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial
Transition), and MI (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of
B2 (Business General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land; and 51.83
acres of MI (Industrial Light) zoned land and identified with P.I.N. 76-A-53. The property is
located on the west side of Route 522 South (Front Royal Pike) at the intersection of Route 522
South and Route 642 (Tasker Road).
WHEREAS, the Planning Commission held a public hearing on this rezoning on July 2, 1997;
and
WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on
August 13, 1997; and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to
be in the best interest of the public health, safety, welfare, and in conformance with the
Comprehensive Policy Plan;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that
Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map
to change land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial Transition),
and MI (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of B2 (Business
9
General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land; and 51.83 acres of Ml
(Industrial Light) zoned land as described by the application and plat submitted, subject to the
attached conditions voluntarily proffered in writing by the applicant and the property owner.
This ordinance shall be in effect on the date of adoption.
Passed this 13th day of August, 1997 by the following recorded vote:
James L. Longerbeam, Chairman Ave
W. Harrington Smith, Jr. Aye
Charles W. Orndoff, Sr. Aye
O'.UGEN DAS\REZONE\EASfGATE.RES
PDRes N015.97
Richard C. Shickle
Margaret B. Douglas
Robert M. Sager
A COPY ATTEST
Joh Riley, Jr.
Frederick County Administrator
Aye
Aye
Aye
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
Preliminary Matters
Pursuant to Section 15.1 - 49.1 et. sea., of the code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned hereby proffers that in the event the Board of Supervisors of Frederick County,
Virginia, shall approve Rezoning Application #002-97 for the rezoning of approximately 235.75
acres from the present RA - 112.20 acres, B-2 - 25.00 acres, B-3 - 23.86 acres and M-1 - 74.69
acres to RA - 79.00 acres, B-2 - 51.96 acres, b-3 - 21.10 acres and M-1 - 51.38 zoning now
consisting of 203.89 acres (see attached zoning map; sheet 1 of 2), development of the subject
property shall be done in conformity with the terms and conditions set forth herein, except to the
extent that such terms and conditions may be subsequently amended or revised by the applicant
and such be approved by the Frederick County Board of Supervisors in accordance with Virginia
law. In the event that such rezoning is not granted, then these proffers shall be deemed
withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant (the
undersigned) and their legal successors or assigns.
Request to Amend Original Proffers
The undersigned request to amend the outstanding proffers of August 14, 1991 adopted
for the rezoning approved by the Frederick County Board of Supervisors for the Eastgate
Commerce Center. Voluntarily proffered are the following amended proffers for the Eastgate
Commerce Center:
Street intersection connections to Tasker Road will be limited to five streets that
create three intersections with Taster Road. These streets are shown on the attached
Master Development Plan and labeled as Eastgate Drive, Rams Head Road, Armel
Circle, Bearcat Circle and Wrights Run Road.
2. All streets in the Eastgate Commerce Center will be constructed to VDOT standards.
Right turn lane entering Sunrise Drive from southbound Front Royal Pike (US Route
522) and road improvements required to exit onto southbound Front Royal Pike at
Sunrise Drive, if required by VDOT, will be built by the undersigned to VDOT
standards.
3. The undersigned will pay to Frederick County, at the time of the next lot transfer or
issuance of the next grading permit, the sum of five thousand dollars ($5,000.00) for
Fire and Rescue Emergency Services costs.
REZONING REQUEST PROFFER
EASTGATE COMMERCE CENTER
PAGE 2
General Development Plan
The development of the subject property will provide for a street layout connecting with
the relocated VA State Route 642, known as Tasker Road and US Route 522 known as Front
Royal Pike as shown on the attached Master Development Plan, Sheet 2 of 2 - Master
Development Plan for Eastgate Commerce Center, dated January 27, 1997.
Voluntarily proffered is the attached Master Development Plan and as shown on the
Master Development Plan for Eastgate Commerce Center the following improvements:
1. A thirty foot (30') wide road efficiency buffer along both sides of Tasker Road
landscaped with a double row of evergreen plants four feet (4') minimum in height will
be installed by the undersigned. The road efficiency buffer may be used for right-of-
way expansion of Tasker Road.
2. A traffic signal at the intersection of Tasker Road and Front Royal Pike (US Route
522) and the exansion of the left turn lane from northbound Front Royal Pike (US
Route 522) west onto Tasker Road will be constructed by the undersigned within nine
(9) months of an official notification by VDOT.
3. Additional right-of-way for the construction of turn lanes and/or travel lanes along
Tasker Road will be provided by the undersigned to VDOTat subdivision stage.
4. A traffic impact study will be conducted using VDOT procedures for each site
development use proposed within the Eastgate Commerce Center at the time of site
plan review. Improvements to Tasker Road will be constructed by the undersigned as
required by VDOT regulations for the predicted traffic impacts based upon the specific
proposed use. Notification of the existence of this proffer shall be provided to each lot
purchaser prior to or at the time of each lot sale.
Monetary Contribution to Offset Impact of Development
The undersigned, who owns the above described property, hereby voluntarily proffers that
if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning of 85.78
acres of the 203.89 acre tract, lying on the west side of US Route 522 south along Tasker Road in
the Shawnee Magisterial District of Frederick County, Virginia from existing RA, B-2, B-3 and
M-1 to RA, B-2, B-3 and M-1 zoning district, the undersigned will pay to Frederick County, at
the time of time of the next lot transfer or issuance of the next grading permit, the sum of six
thousand one hundred sixty-six dollars and twenty-three cents ($6,166.23) for Fire and Rescue
Emergency Services costs.
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in interest of the Applicant and Owner. In the event the Frederick County
Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions
shall apply to the land rezoned in addition to other requirements set forth in the Frederick County
Code.
0
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-53
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, LP
PAGE 3
Respectfully submitted,
PROPERTY OWNERS:
I:
I
STATE OF VIRGINIA, AT LARGE
G. e
CITY OF WINCHESTER, To -wit:
eA
The f eg mg instrument was acknowledged before me this day of
1997, by
My Commission expires -%/d® 7
2i�� e7e —
Notary Public
it
i
gilbert w. clifford & associates, inc
INCORPORATED 1972
Engineers — Surveyors — Land Planners — Water Quality
15 May 1998
Board or Directors-
Mr. Eric Lawrence, Zoning Administrator Preddent
Frederick County Planning Department Thomas J. O'Toole, P.E.
107 N. Kent Street `'ice President"
Charles E. Maddox Jr., P.E.
Winchester, Virginia 22601 Earl R. Sutherland, P.E.
Ronald A Nfislowsky, P.E.
RE: Eastgate Commerce Center David J. Saunders, P.E.
Directors:
Zoning Proffer Payment P. Duane; Brown, LS.
William L Wright
Michael A Hammer
ear Eric: Thomas W. Price
Attached you will find a check number 1033 for the amount of $21,166.23 from Wrights Run, L.P. C/o
Ominex, Inc. for payment associated with the rezoning proffers #002-97 and #001-98. This amount
represents full payment of the monetary amounts proffered for Fire and Rescue Emergency Services as
follows:
Rainville Lot
Proffered
$5,000.00
Amount Paid
$5,000.00
Jouan Lot
$5,000.00
$5,000.00
SpecialMade Lot
$5,000.00
$5,000.00
White Properties Lot
$5,000.00
$5,000.00
White Properties Lot
$6,166.23
$6,166.23
$26,166.23
$26,166.23
Less Previous Amount Paid for Jouan Lot
-$5,000.00
$21,166.23
Less Amount Attached
-$21,166.23
Balance Due
0
We believe that this payment now satisfies your April 22, 1998 letter requesting that proffers be paid prior to
any further subdivision activity. Although the White Properties lot (5.00 acres of Wrights Run, L.P.
property) is not final approved for subdivision, we have submitted application and fees to your office to
subdivide the White Property lot.
Sincerely,
gilbe
clifford & associates, inc.
MpY
ti
Steph
. Gyurisin
ND
SM
Enclosure
cc: Allan Hudson
200 North Cameron Street, Winchester, Virginia 22601
gh S l0) 667-2139 Fax (510) 665-0493 a -mail gwcliff(a�mnsinc.com
inMember American Consulting Engineers Council
Rezoning Comments
Frederick County Commonwealth's Attorney
Mail to:
County Commonwealth's Attorney
Winchester -Frederick Co. Juidicial Center
5 N. Kent Street
Winchester, Virginia 22601
(540) 665-6383
Hand Deliver to:
County Commonwealth's Attorney
Winc.-Frederick Co. Juidicial Center
5 N. Kent Street
Winchester, Virginia
Applicant: Please fill out the information as accurantely as possible in order to
assist the Commonwealth's Attorney's Office with their review. Attach a copy of
your application form, location map, proffer statement, impact analysis, and any
other pertinent information.
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 (See Sheet 1 of 2 enclosed)
Current zoning: RA, B2, B3 & M1 Zoning requested: B2, B3 & M1
Acreage: RA - 79 Acres, B2 - 51.96 Acres B3 - 21.10 Acres, M1 - 51.83 Acres
�A�tn�/ "y's Comments:
zz, i* /h-- c—
C/I-A---
Notice to Commonwealth's Attorney - Please heturn Form to Applicant �I -
QF �
JI
• •
Frederick Countv, Virginia Master Development Plan Application Package
Reguest For Master Development Plan Comments
Virginia Department of Transportation
Mail toe
Virginia Department of Transportation
Attn: Resident Engineer
P.O. Box 278
Edinburg, Virginia 22824-0278
(540) 984-5600
Hand deliver to:
Virginia Department of Transportation
1550 Commerce Street
Winchester, VA
(540) 722-3460
Please fill out the information as accurately as possible in order to assist the Virginia
Department of Transportation with their review. Please attach JjU (5) copies of the MDP
with the sheet.
Applicant's Name: Gilbert W. Clifford & Associates, Inc.
Address: 200 N. Cameron Street
Winchester, Va. 22601 c/o Stephen M. Gyurisin
Phone number: 540-667-2139 3/13/97
Name of development and/or description of the request:
Eastgate Commerce Center
Location of Property: Intersection of US/Route 522 South & Relocated Va. Route 642
Virginia Department of Transportation's Comme
See attached letter dated April 9, 1997
to G. W. Clifford & Associates.
VDOT use only
Date received 97
Date reviewed
and Date
from R. B. Childress
Review Number: 10 2 3 4 5 (please circle one)
Date approved Revision required
X 4UL-., 7117
Rezoning Comments
Virginia Department of Transportation
Mail to:
Virginia Department of Transportation
Attn: Resident Engineer
P.O. Box 278
Edinburg, Virginia 22824-0278
(540) 984-5600
Hand Deliver to:
Virginia Dept of Transportation
Attn: Resident Engineer
1550 Commerce Street
Winchester, Virginia
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester, Vireinia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 (See Sheet 1 of 2 enclosed).
Current zoning: RA, B2, B3 & M1 Zoning requested: B2, B3 & M1
Acreage: RA - 79 Acres B2 - 51.96 Acres B3 - 21.10 Acres M1 - 51.83 Acres
Virginia Department of Transportation Comments:
See attached letter dated April 9, 1997 from R. B. Childress to
G. W. Clifford & Associates.
ri
Notice to VDOT- Please Return Form to Avvlicant
Rezoning Comments
Frederick County Department of Public Works
Mail to:
Frederick County Dept of Public Works
Attn: Director of Engineering
107 N. Kent Street
Winchester, Virginia 22601
(540) 665-5643
Hand Deliver to:
Frederick Co. Dept of Public Works
Attn: Director of Engineering
107 N. Kent Street
Winchester, Virginia
Applicant's Name: G. W. Clifford & Assoc., Inc.. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 (See Sheet 1 of 2 enclosed).
Current zoning: RA, B2, B3 & M1 Zoning requested: B2, B3 & M1
Acreage: RA - 79 Acres, B2 - 51.96 Acres, B3 - 21.10 Acres, M1 - 51.83 Acres
Department of Public Works' Commen
SA�Mw-& wtaw-(4 wk_)�
1�6� IP1CUc C
cSu� J'e c cl - r •,
Notice to Department of Public Works - Please Return Form to Applicant
COUNTY OF FREDERICK, VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No.RZ97-0003 Date Received 3/14/97 Date Reviewed 4/20/97
Applicant G.W. Clifford And Associates
Address 200 N. Cameron St.
Winchester, Virginia
22601
Project Name Eastgate Commerce Center Phone No. 540-667-2139
Type of ApplicationRe-Zoning Current Zoning RA,13-2,13-3
1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictShawnee
Tax I.D. No. 76-((A))-53
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm SystenKX Other "Knox" Fire Dept. Entry Systems
REQUIREMENTS
Emergency Vehicle Access
Adequate Inadequate Not IdentifiedXX
Fire Lanes Required Yes XX No
Comments Will address Fire Lanes on Site Plan
Roadway/Aisleway Widths Adequate Inadequate Not IdentifiedXX
Special Hazards Noted Yes No XX
Comments
Hydrant Locations Adequate Inadequate Not IdentifiedXX
Siamese Location Adequate Inadequate Not Identified XX
Additional Comments Attached? Yes No XX
Plan Approval Recommended? Yes XX No
Signature _ Title
0 0
Rezoning Comments
Frederick County Department of Parks & Recreation
Mail to: Hand Deliver to:
Frederick County Frederick County
Department of Parks & Recreation Department of Parks & Recreation
107 N. Kent Street County Admin. Bldg.,2nd Floor
Winchester, Virginia 22601 107 N. Kent Street
(540) 665-5678 Winchester, Virginia
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 (See Sheet 1 of 2 enclosed)
Current zoning: RA, B2, B3 & M1 Zoning requested: B2, B3 & M1
Acreage: RA - 79 Acres B2 - 51.96 Acres B3 - 21.10 Acres M1 - 51.83 Acres
Department of Parks & Recreation Comments:
No comment 1,
j dames M. Doran, Director
Parks and Recreation Department
11 Notice to Department of Parks & Recreation - Please Return Form to Applicant
Count Public Scools
P:redericky
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent
March 26, 1997
Mr. Stephen M. Gyurisin
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
REF: Rezoning Comments
Dear Steve:
I am in receipt of your request for rezoning comments concerning
several parcels of land to be rezoned from RA, B2, B3, and M1 to B2,
B3, and Ml. It is my understanding the land to be rezoned (the
Eastgate Commerce Center) is approximately 235.75 acres in size and
is at the following location:
Intersection of US/Route 522 South and Relocated VA Route 42
We do not believe the proposed rezoning of the property listed
above will have an adverse impact on current or future school needs.
If you should have any questions, please do not hesitate in
contacting me at your earliest convenience.
Sincerely,
T'odas Sullivan
Administrative Assistant
to the Superintendent
cc: R. Thomas Malcolm, FCPS
Rezoning Comments
Frederick County Sanitation Authority
Mail to: Hand Deliver to:
Frederick County Sanitation Authority Frederick Co. Sanitation Authority
Attn: Engineer/Director Attn: Engineer/Director
P.O. Box 1877 315 Macedonia Church Road
Winchester, Virginia 22604
(540) 868-1061
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 See Sheet 1 of 2 enclosed).
Current zoning: RA, B2, B3 & M1 Zoning requested: B2, B3 & M1
Acreage: RA - 79 Acres B2 - 51.96 Acres B3 - 21.10 Acres M1 - 51.83 Acres
Sanitation Authority Comments:
Notice to Sanitation Authority- Please Return Form to Applicant
00
do
Rezoning Comments
Fire and Rescue Company
Name of Fire & Rescue Company:
Address & Phone:
S40
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (3/13/97)
200 N. Cameron Street
Winchester Virginia 22601
Location of property: Intersection of US/Route 522 South & Relocated Va. Route
642 (See Sheet 1 of 2 enclosed)
Current zoning: RA, B2, B3 & M1 Zoning requested: B2 B3 & M1
Acreage: RA - 79 Acres B2 - 51.96 Acres B3 - 21.10 Acres M1 - 51.83 Acres
Fire and Rescue Company's Comments:
The Stephens City Volunteer Fire & Rescue Company has no objection
to the rezoning request and accepts the proffers as stated herein.
Fire & Rescue Company's
Signature & Date: Jack
Notice to Advise
A
e, �Kkef June 09, 1997
Board - Please Return Form to
A
FREDERICK COUNTY, VIRGINIA
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF THE
Wrights Run Limited Partnership, LP
PROPERTY
Opequon Magisterial District
March,1997
EASTGATE COMMERCE CENTER
gilbert w. clif ford & associates, inc.
200 North Cameron Street • Winchester, Virginia 22601
Phone:540-667-2139 • Fax:540-665-0493 • gwcliff@mnsinc.com
150C Olde Greenwich Drive • Fredericksburg, Virginia 22401
Phone:540-898-2115 • Fax:540-898-2115 • clifford@lbigred.com
Eastgate
Commerce
Center
Eastgate Commerce Center
Table of Contents
Summary
Project Background
Introduction
Location and Access
Zoning and Land use
Site Suitability
Development Plan
Impact Analysis
Introduction
Planning Analysis
• Site Suitability/Soils
Traffic
Sewage
Water
Drainage
Solid Waste
Historic Sites
Community facilities
• Education
• Emergency Services
• Parks and Recreation
Environment
Fiscal Impact/Proffer
Fiscal Impact
Impact Model Report
Appendix
Impact Analysis Statement
Summary
E
4
Eastgate Commerce Center
SUMMARY
Impact Analysis Statement
The following Impact Analysis Statement has been prepared for the property known
as Eastgate Commerce Center. The property consists of 235.75 acres, of which, 31.86
acres have been sold or dedicated for road right-of-way. The total remaining acreage
for this property is 203.89 acres and consists of four types of zoning. The property is
currently zoned Rural Area (RA), 12.20 acres: Business General (B-2), 25.00 acres:
Industrial Transition (B-3), 23.86 acres; and, Light Industrial (M-1), 74.69 acres.
The requested change of zoning comes as a result of the final design and
construction of relocated VA Route 642 now known as Tasker Drive; and, the
completion of US Route 522 South known as the Front Royal Pike. The location of
these right-of-ways and crossovers changed since the initial design of Eastgate was
proposed and zoned.
The area to be rezoned consists of 31.86 acres.
The Impact Analysis Statement for Eastgate Commerce Center is prepared as
required by the Frederick County Board of Supervisors for rezoning approval of the
property. A positive fiscal impact is projected.
There are no residential units proposed as part of this rezoning. The property is
planned as a business and industrial park with a mix of B-2, B-3 and M-1 zoning to
accommodate a variety of uses. No specific uses are proposed at this time.
However, Jouan, Inc. is currently under construction.
The development is divided by relocated VA Route 642 (Tasker Drive) that traverses
the site it's entire length connecting with US Route 522. This primary access route is
to be controlled by a traffic signal located at the intersection of US Route 522 and VA
Route 642. A network of cul-de-sac roads and interparcel connecting roads are
proposed to provide access via VA Route 642. US Route 522 and VA Route 642 are
constructed to the latest VDOT standards as will all proposed improvements
planned for the Eastgate project.
Eastgate Commerce Center is located outside the Urban Development Area (UDA)
and within the Sewer and Water Service Area (SWSA). Community and county-
wide planning and planning policies recognize this area as suitable for
development. The property is zoned and currently the site of Jouan, Inc.
Eastgate Commerce Center Impact Analysis Statement
Analysis of environmental and physical characteristics of this property to be rezoned
indicate that there is opportunity for development as envisioned. There are no
known environmental features that limit development of the property.
Assuming full development of the 203.89 acres rezoned to B-2, B-3 and M-1, and
assuming an average development factor of 5,000 to 15,000 square feet per acre,
approximately 2,038,900 square feet of office/commercial/industrial space may be
developed using an average of 10,000 square feet per acre. For example, the Jouan,
Inc. facility currently under construction has approximately 5,100 square feet per
acre. Revenues in the form of real property taxes, the local share of retail sales taxes,
personal property taxes and business license fees are accounted for in the
Development Impact Model provided by the Frederick County Planning Office.
Impacts to fire and rescue capital costs are projected at $6,166.23 and mitigated with a
like payment.
Public water and sewer are available to the property. Currently a 12" water line
serves the property. Sewer service is available via a 6" force main and an on site
sewage pump station. Natural gas and electrical service are available to the
property.
The rezoning and master development plan fit within the guidelines of present
planning policy for this currently zoned and developing commerce center. In
summary:
• The property is within the Sewer and Water Service Area (SWSA) shown
in the Comprehensive Plan.
• The property has all service utilities including sewer and water.
• The property is zoned and designated for development.
• The property is located on an important transportation corridor, US
Route 522.
• There are no environmental or historic impacts.
• There are positive fiscal impacts.
• Major transportation improvements are proposed as part of the
development plan.
• Landscaped greenways are proposed.
Project
Background
Eastgate Commerce Center
PROJECT BACKGROUND
Impact Analysis Statement
Introduction
Eastgate Commerce Center consists of 235+/- acres. Since it's inception US Route
522 was reconstructed from two lanes to four lanes and VA Route 642 has been
designed and relocated. This rezoning is in response primarily to the major road
improvements completed. Since the initial rezoning for Eastgate, 31.86 acres
have been sold or dedicated for right-of-ways. 20.86 acres have been sold to
Jouan, Inc and 11.01 acres have been given for right-of-ways. Of the remaining
203 +/- acres, 31+/- acres are evaluated herein for B-2, B-3 and M-1 zoning.
Eastgate Commerce Center is located at the northwest corner of the intersection
of US Route 522 South and VA Route 642. The parcel is identified as tax parcel
76-((A))-53, 53A-D in the Opequon Magisterial District and is currently zoned
Rural Areas (RA), Business General (B-2), Industrial Transition (B-3) and
Industrial (M-1).
Additional areas of B-2 and revised areas of B-3 and M-1 are planned for the
property and summarized below:
ZONING CATEGORY ACTUAL EXISTING PROPOSED CHANGE
RA 112.20 acres 97.18 acres
B-2 25.00 acres 33.78 acres
B-3 23.86 acres 21.10 acres
M-1 74.69 acres 51.83 acres
The change of zoning reduces the RA zoning by 15.02 acres. It increases the B-2
zoning category by 8.78 acres and reduces the B-3 and M-1 zoning categories by
2.76 acres and 22.86 acres respectively. The total areas changed
The property is located in the Sewer and Water Service Area designated in the
adopted Frederick County Comprehensive Plan. The property is currently zoned
and is the site of one major industry. A master site development plan and site
evaluation indicates that this site can support business and industrial uses.
Eastgate Commerce Center
Location and Access
Impact Analysis Statement
Eastgate Commerce Center is located in the Opequon Magisterial
District of Frederick County. The Center has frontage on US Route 522 and VA
Route 642. See the attached location map. The 31 acres to be zoned B-2, B-3 and
M-1 is located throughout the property made in adjustment with the relocated
VA Route 642 and US Route 522 construction project.
Site Suitability
The property to be rezoned has no site specific development limiting factors.
The property to be rezoned appears well suited for all categories of zoning
proposed and development based on site evaluation of soils, slopes, wetlands,
ponds and lakes, flood plains and other site suitability and environmental
factors.
Development impacts are slight on adjacent properties. The primary impact
concern on adjoining properties is the change of use from open, rural land to an
business/industrial setting. The impacts of the allowed and industrial uses on
the surrounding uses is reduced through distance setbacks, buffers, landscaping
and screening regulations. The adjoining property is primarily vacant,
agricultural with residences along US Route 522.
DEVELOPMENT PLAN
The Eastgate Commerce Center development proposes a new commercial and
industrial center in the southeastern part of Frederick County. US Route 522 is
an important corridor connecting with US Route 50/17 and I-81 in Frederick
County Additionally, newly relocated VA Route 642 that traverses the site is an
important east -west connector linking I-81 and US Route 522.
Eastgate Commerce Center is proposed as an industrial, commercial and office
center. This industrial, commercial and office center is designed to provide near
term industrial sites along this important corridor while providing for future
commercial growth in the same planned setting. The site is bisected by a major
road that connects to US Route 522. The road replaces the old Macedonia Church
Road and provides for a east -west connecting link with the Urban Development
Area to the west. Two cul-de-sac roads are planned intersecting with Tasker
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EASTGATE _ Location Map
COMMERCE
CENTER
gilbert w. clifford & associates, inc.
Eastgate Commerce Center Impact Analysis Statement
Drive to provide access to portions of the site not suitable for interparcel
connections. A parallel road connects with US Route 522 serving the
southeastern portion of the site providing a secondary access. These roads create
different development sections which are defined by and follow the natural form
and flow of the land connecting with relocated VA Route 642. A Master
Development Plan is attached illustrating the major design features proposed for
the Eastgate Commerce Center.
IMPACT ANALYSIS
Gilbert W. Clifford & Associates, Inc. is commissioned to evaluate the rezoning
of the Wrights Run, LP property project known as "Eastgate Commerce Center"
in light of several major planning issues, as outlined and required by the
Frederick County Board of Supervisors. This document is prepared to rezone a
31 +/- acre tract within a 203+/- acre property from present Rural Areas (RA) to
Business General (B-2), Industrial Transition (B-3) and Industrial (M-1).
The property is well suited for B-2, B-3 and M-1 zoning considering all factors
required for analysis of a site. There is a positive fiscal impact.
Introduction
The 203 +/- acre property, of which 31+/- acres are evaluated herein for B-2, B-3
and M-1 zoning, is identified as tax parcel 53-((A))-68 in the Opequon Magisterial
District and is currently zoned RA, B-2, B-3 and M-1.
Business General (B-2) zoning is the primary zone that accounts for the revisions
planned for the property. The property is located in the Sewer and Water
Service Areas designated in the adopted Frederick County Comprehensive Plan.
The property is located on a major transportation corridor, US Route 522 South.
A preliminary site development master plan and site evaluation indicates that
this site can support business and associated uses of the B-2, B-3 and M-1 zones.
Planning Analysis
Site Suitability - The property to be rezoned has no site specific development
limiting factors. The property appears well suited for B-2, B-3 and M-1 zoning
uses and development based on site evaluation of soils, slopes, wetlands, ponds
and lakes, flood plains and other site suitability and environmental factors.
Eastgate Commerce Center
Impact Analysis Statement
Soils - The soils are suitable for site development purposes. The USDA Soil Conservation
Soil Survey for Frederick County identifies the soils of the property on map sheet 48 as
Weikert Berks channery silt loams and Clearbrook channery loams.
Prime Agricultural Soils.- The property does not contain prime agricultural soils as
identified by the Frederick County Comprehensive Plan.
Slopes - There are few identified steep slopes on this property and no steep slopes on the
area to be rezoned. The topography is ideally suited for business/industrial type
development. Slopes generally range from 2% to 7% on the areas to be rezoned as part of
this application for zoning revisions.
Wetlands - There are no wetlands on this property to be rezoned. The property is generally
well drained and has no low lying wet areas or wetland vegetation that indicates the
presence of a wetland area.
Ponds and Lakes - There are no ponds or lakes on the property that impact planned
development or impact the areas considered for rezoning.
Flood Plain - The property is not located within the 100 year HUD designated flood plain
as identified in the Frederick County Comprehensive Plan and panel map number 510063-
00115B of the United States Department of Housing and Urban Development Flood
Boundary map.
Adjoining Properties - Development impacts are slight on adjacent properties.
The primary impact concern on adjoining properties is the change of use from
open, rural land to an business and industrial setting. The impacts of the
allowed business uses on the surrounding uses is reduced through existing
zoning, master planning, distance, setback, buffer, landscaping and screening
regulations.
Traffic Impacts
Recent traffic counts and traffic study analysis are contained herein for the
relocated VA Route 642 and recently reconstructed US Route 522. The traffic
volume impact resulting from the proposed rezoning is estimated.
The proposed development and full development of the land would result in an
increase of 591 trips on Route 642 and 5,399 trips on Route 522. This is a 16
percent increase over traffic that would have occurred if the land was developed
under the existing zoning arrangement. This increase in traffic is due primarily
to the increase of the B-2 zoned area from 25 acres to approximately 52 acres.
Trip generation counts and evaluations follow:
TRUCKS+CARS
Traffic
From West
Traffic From South
Traffic
FrO1104orth
on VA
Rte 642
on US Rte 522
on US Rte 522
Left
Right
Total
Left
Thru
Total
Thru
Right
Total
Total
Time Period
Time Period
7:00 -
7:15
5
19
24
15
46
61
47
9
56
141
7:00 -
7:15
7:15 -
7:30
3
23
26
9
_
53
62
59
3
62
150
7:15 -
7:30
7:30 -
7:45
9
22
31
12
71
83
54
12
66
180
7:30 -
7:45
7:45 -
8:00
8
15
23
10
61
71
52
7
59
153
7:45 -
8:00
8:00 -
8:15
10
10
20
3
67
70
44
7
51
141
8:00 -
8:15
8:16 -
8:30
2
9
11
2
52
54
38
0
38
103
8:15 -
8:30
8:30 -
8:45
4
12
16
1
41
42
29
2
31
89
8:30 -
8:45
8:45 -
9:00
6
7
13
4
76
80
40
2
42
135
8:45 -
9:00
9:00 -
9:15
5
10
15
6
51
57
45
10
55
127
9:00 -
9:15
9:15 -
9:30
5
7
12
5
61
66
32
2
34
112
9:15 -
9:30
9:30 -
9:45
7
2
9
4
58
62
32
2
34
105
9:30 -
9:45
9:45 -
10:00
4
4
8
3
41
44
25
4
29
81
9:45 -
10:00
10:00 -
10:15
6
11
17
6
59
65
59
2
61
143
10:00 -
10:15
10:15 -
10:30
2
3
5
6
36
42
17
3
20
67
10:15 -
10:30
10:30 -
10:45
2
6
8
8
72
80
37
5
42
130
10:30 -
10:45
10:46 -
11:00
3
5
8
2
47
49
42
3
45
102
10:45 -
11:00
11:00 -
11:15
4
3
7
6
49
55
46
2
48
110
11:00 -
11:15
11:15 -
11:30
3
1
4
4
53
57
38
4
42
103
11:15 -
11:30
11:30 -
11:45
2
8
10
9
34
43
51
3
54
107
11:30 -
11:45
11:45 -
12:00
5
9
14
8
58
66
49
2
51
131
11:45 -
12:00
12:00 -
12:15
7
9
16
12
46
58
45
1
46
120
12:00 -
12:15
12:15 -
12:30
3
7
10
4
57
61
55
5
60
131
12:15 -
12:30
12:30 -
12:45
0
5
5
8
55
63
45
7
52
120
12:30 -
12:45
12:45 -
13:00
1
2
3
2
38
40
55
0
55
98
12:45 -
13:00
13:00 -
13:15
2
4
6
5
61
66
50
3
53
125
13:00 -
13:15
13:15 -
13:30
3
4
7
12
49
61
65
3
68
136
13:15 -
13:30
13:30 -
13:45
3
3
6
1
60
61
46
4
50
117
13:30 -
13:45
13:45 -
14:00
6
4
10
4
40
44
67
1
68
122
13:45 -
14:00
14:00 -
14:15
5
4
9
7
61
68
51
1
52
129
14:00 -
14:15
14:15 -
14:30
4
8
12
9
61
70
74
2
76
158
14:15 -
14:30
14:30 -
14:45
5
4
9
7
62
69
59
7
66
144
14:30 -
14:45
14:45 -
15:00
5
4
9
3
58
61
65
6
71
141
14:45 -
15:00
15:00 -
15:15
5
4
9
4
66
70
52
5
1 57
136
15:00 -
15:15
15:15 -
15:30
2
5
7
8
52
60
71
7
78
145
15:15 -
15:30
15:30 -
15:45
4
1
5
7
49
56
72
7
79
140
15:30 -
15:45
15:45 -
16:00
7
8
15
14
57
71
78
5
83
169
15:45 -
16:00
16:00 -
16:15
14
4
18
17
46
63
83
9
92
173
16:00 -
16:15
16:15 -
16:30
4
6
10
7
52
59
81
10
91
160
16:15 -
16:30
16:30 -
16:45
7
8
15
14
58
72
92
5
97
184
16:30 -
16:45
16:45 -
17:00
5
5
10
10
45
55
90
9
99
164
16:45 -
17:00
17:00 -
17:15
1
15
16
28
136
164
85
9
94
274
17:00 -
17:15
17:15 -
17:30
5
17
22
51
151
202
119
10
129
353
17:15 -
17:30
17:30 -
17:45
9
39
48
60
132
192
89
9
98
338
17:30 -
17:45
17:45 -
18:00
2
38
40
57
172
229
69
7
76
345
17:45 -
18:00
f
9
h
j
k
I
n
o
p
r
204
394
598
474
2750
3224
2494
216
2710
6532
gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
VA Rte 642/ US Rte 522 Intersection
Current Weekday Volumes (Total)
Attachment #1C
Counted totals adjusted*burly volumes
North
Traffic
From West
Traffic From South
Traffic Fro'
on VA
Rte 642
on US Rte 522
on US Rte 522
Total
Left
Right
Total
Left
Thru
Total
Thru
Right
Total
N,S,E,W
Time Period
Time Period
7:00
- 8:00
25
79
104
46
231
277
212
31
243
624
7:00 -
8:00
7:15
- 8:15
30
70
100
34
252
286
209
29
238
624
7:15 -
8:15
7:30
- 8:30
29
56
85
27
251
278
188
26
214
577
7:30 -
8:30
7:45
- 8:45
24
46
70
16
221
237
163
16
179
486
7:45 -
8:45
8:00
- 9:00
22
38
60
10
236
246
151
11
162
468
8:00 -
9:00
8:15
- 9:15
17
38
55
13
220
233
152
14
166
454
8:15 -
9:15
8:30
- 9:30
20
36
56
16
229
245
146
16
162
463
8:30 -
9:30
8:45
- 9:45
23
26
49
19
246
265
149
16
165
479
8:45 -
9:45
9:00
- 10:00
21
23
44
18
211
229
134
18
152
425
9:00 -
10:00
9:15
- 10:15
22
24
46
18
219
237
148
10
158
441
9:15 -
10:15
9:30
- 10:30
19
20
39
19
194
213
133
11
144
396
9:30 -
10:30
9:45
- 10:45
14
24
38
23
208
231
138
14
152
421
9:45 -
10:45
10:00
- 11:00
13
25
38
22
214
236
155
13
168
442
10:00 -
11:00
10:15
- 11:15
11
17
28
22
204
226
142
13
155
409
10:15 -
11:15
10:30
- 11:30
12
15
27
20
221
241
163
14
177
445
10:30 -
11:30
10:45
- 11:45
12
17
29
21
183
204
177
12
189
422
10:45 -
11:45
11:00
- 12:00
14
21
35
27
194
221
184
11
195•
461
11:00 -
12:00
11:15
- 12:15
17
27
44
33
191
224
183
10
193
461
11:15 -
12:15
11:30
- 12:30
17
33
50
33
195
228
200
11
211
489
11:30 -
12:30
11:45
- 12:45
15
30
45
32
216
248
194
15
209
502
11:45 -
12:45
12:00
- 13:00
11
23
34
26
196
222
200
13
213
469
12:00 -
13:00
12:15
- 13:15
6
18
24
19
211
230
205
15
220
474
12:15 -
13:15
12:30
- 13:30
6
15
21
27
203
230
215
13
228
479
12:30 -
13:30
12:45
- 13:45
9
13
22
20
208
228
216
10
226
476
12:45 -
13:45
13:00
- 14:00
14
15
29
22
210
232
228
11
239
500
13:00 -
14:00
13:15
- 14:15
17
15
32
24
210
234
229
9
238
504
13:15 -
14:15
13:30
- 14:30
18
19
37
21
222
243
238
8
246
526
13:30 -
14:30
13:45
- 14:45
20
20
40
27
224
251
251
11
262
553
13:45 -
14:45
14:00
- 15:00
19
20
39
26
242
268
249
16
265
572
14:00
- 15:00
14:15
- 15:15
19
20
39
23
247
270
250
20
270
579
14:15
- 15:15
14:30
- 15:30
17
17
34
22
238
260
247
25
272
566
14:30
- 15:30
14:45
- 15:45
16
14
30
22
225
247
260
25
285
562
14:45
15:45
15:00
- 16:00
18
18
36
33
224
257
273
24
297
590
15:00
- 16:00
15:15
- 16:15
27
18
45
46
204
250
304
28
332
627
15:15
- 16:15
15:30
- 16:30
29
19
48
45
204
249
314
31
345
642
15:30
- 16:30
15:45
- 16:45
32
26
58
52
213
265
334
29
363
686
15:45
- 16:45
16:00
- 17:00
30
23
53
48
201
249
346
33
379
681
16:00
- 17:00
16:15
- 17:16
17
34
51
59
291
350
348
33
381
782
16:15
17:15
16:30
- 17:30
18
45
63
103
390
493
386
33
419
975
16:30
- 17:30
16:45
- 17:45
20
76
96
149
464
613
383
37
420
1129
16:46
- 17:45
17:00
- 18:00
17
109
126
196
591
787
362
35
397
1310
17:00
- 18:00
gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
VA Rte 642/ US Rte 522 Intersection
Peak Hour Determination
Attachment #2C
Full Development
Under Existing Zoning
Trips Generated
UnAF evelopment
oposed Zoning
Trips Generated
Proposed Increase
Trips Generated
Development Type
Industrial Park (M-1,6-3)
Trip Rate
Average Daily Trips 62.9
P.M. Peak Hour Adj. Street 10.48
Retail (B-2)
At FAR = 25%
Trip Rate
Average Daily Trips 48.54
P.M. Peak Hour Adj. Street 4.56
Area 98.6
6199
1033
Area 25
G.L.F.A. - 272250
13215
1241
Residential (RA)
Area
112.2
Lot Size(ac) =
5 Lots -
22.4
Trip Rate
Average Daily Trips
9.55
214
P.M. Peak Hour Adj. Street
1.01
23
TOTALS:
Average Daily Trips
19628
P.M. Peak Hour Adj. Street
2297
Area 72.9
4587
764
Area
52.0
G.L.F.A. -
566844
Trip Rate
36.9
20880
3.5
1980
Area 79
Lots - 15.8
151
16
25618
2761
-1611
-268
7665
739
-63
-7
5990
464
Average Daily Volume Summary Trips Per Day at Trips Per Day at
Full Development Full Development Increase Trips
Existing Trips Per Day Existing Zoning Proposed Zoning Due to Rezoning
VA Rte 642 1717 3652 4243 691
U.S. Rte 522 7552 Northside 16062 18659 2597
U.S. Rte 522 8149 Southside 17332 20135 2802
Total - 17419 37047 43037
Assuming traffic occurring between 7:00 a.m. and 6:00 p.m. accounts for 75% of daily trips
Assume future trips arrive site relative to current trip distribution at the 522/642 intersection
The change in zoning from the current layout increases the retail area by 27 acres while losing industrial area. This
change will result'in a 16 percent increase in trips generated over what could have occurred under the existing zoning.
gilbert w. clifford and associates Eastgate Rezoning
Revision 1.0 - 1 June 1997 Traffic Impact Analysis
Attachment #3
Eastgate Rezoning
Traffic Impact Analysis
Attachment #4
Trip Generation Calculation
Existing Zoning Patterns
gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
A
Eastgate Ex Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 272.25 T.G.L.A. OF SHOPPING CENTER
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG
WKDY 2-WAY VOL
48.54
0.00
1.00
13216
7-9
AM PK HR
ENTER
0.68
0.00
1.00
185
7-9
AM PK HR
EXIT
0.40
0.00
1.00
108
7-9
AM PK HR
TOTAL
1.08
0.00
1.00
293
4-6
PM PK HR
ENTER
2.28
0.00
1.00
621
4-6
PM PK HR
EXIT
2.28
0.00
1.00
621
4-6
PM PK HR
TOTAL
4.56
0.00
1.00
1242
AM
GEN PK HR
ENTER
0.00
0.00
1.00
0
AM
GEN PK HR
EXIT
0.00
0.00
1.00
0
AM
GEN PK HR
TOTAL
0.00
0.00
1.00
0
PM
GEN PK HR
ENTER
0.00
0.00
1.00
0
PM
GEN PK HR
EXIT
0.00
0.00
1.00
0
PM
GEN PK HR
TOTAL
0.00
0.00
1.00
0
SATURDAY 2-WAY VOL
63.01
0.00
1.00
17155
PK
HR ENTER
3.09
0.00
1.00
841
PK
HR EXIT
3.09
0.00
1.00
841
PK
HR TOTAL
6.18
0.00
1.00
1681
SUNDAY 2-WAY
VOL
29.89
0.00
1.00
8137
PK
HR ENTER
1.52
0.00
1.00
413
PK
HR EXIT
1.58
0.00
1.00
430
PK
HR TOTAL
3.10
0.00
1.00
843
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Way Vol (=<570 TGLA): Ln(T)
= 0.625Ln(A)
+ 5.985, R^2 =
0.78
AWD 2-Way Vol (>570 TGLA): Ln(T)
= 0.756Ln(A)
+ 5.154, R^2 =
0.42
7-9 AM Pk Hr Total:
Ln(T) =
0.589Ln(A) +
2.378
R^2 = 0.49,
63% Enter, 37%
Exit
4-6 PM Pk Hr Total (=<600 TGLA):
Ln(T) =
0.637Ln(A) +
3.553
R^2 = 0.81,
50% Enter, 509.
Exit
4-6 PM Pk Hr Total (>600 TGLA):
Ln(T) =
0.725Ln(A) +
2.987
R^2 = 0.55,
50% Enter, 50%
Exit
Saturday 2-Way Vol.: Ln(T)
= 0.628Ln(A)
+ 6.229, R^2 =
0.83
Saturday Pk Hr Total:
Ln(T) =
0.635Ln(A) +
3.867
R^2 = 0.83,
50% Enter, 50%
Exit
Sunday 2-Way Vol.: Ln(T)
= 0.498Ln(A)
+ 6.212, R^2 =
0.44
Sunday Pk Hr Total:
Ln(T) =
0.437Ln(A) +
4.287
R-2 = 0.33,
49% Enter, 51%
Exit
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb.
1995 Update.
Eastgate Ex Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 98.55 ACRE OF INDUSTRIAL PARK
2 June 1997
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG
WKDY 2-WAY VOL
62.90
62.21
1.00
6199
7-9
AM PK HR
ENTER
8.27
0.00
1.00
815
7-9
AM PK HR
EXIT
1.82
0.00
1.00
179
7-9
AM PK HR
TOTAL
10.09
6.57
1.00
994
4-6
PM PK HR
ENTER
2.20
0.00
1.00
217
4-6
PM PK HR
EXIT
8.28
0.00
1.00
816
4-6
PM PK HR
TOTAL
10.48
7.38
1.00
1033
AM
GEN PK HR
ENTER
7.21
0.00
1.00
711
AM
GEN PK HR
EXIT
1.08
0.00
1.00
106
AM
GEN PK HR
TOTAL
8.29
6.12
1.00
817
PM
GEN PK HR
ENTER
1.82
0.00
1.00
179
PM
GEN PK HR
EXIT
6.85
0.00
1.00
675
PM
GEN PK HR
TOTAL
8.67
7.16
1.00
854
SATURDAY 2-WAY VOL
34.23
41.91
1.00
3373
PK
HR ENTER
1.51
0.00
1.00
149
PK
HR EXIT
3.20
0.00
1.00
316
PK
HR TOTAL
4.71
2.23
1.00
464
SUNDAY 2-WAY
VOL
10.11
9.02
1.00
996
PK
HR ENTER
0.46
0.00
1.00
45
PK
HR EXIT
0.53
0.00
1.00
53
PK
HR TOTAL
0.99
1.22
1.00
98
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
Eastgate Ex Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 23 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
STANDARD ADJUSTMENT
DEVIATION FACTOR
AVG
WKDY 2-WAY VOL
7-9
AM
PK HR
ENTER
7-9
AM
PK HR
EXIT
7-9
AM
PK HR
TOTAL
4-6
PM
PK HR
ENTER
4-6
PM
PK HR
EXIT
4-6
PM
PK HR
TOTAL
AM
GEN
PK HR
ENTER
AM
GEN
PK HR
EXIT
AM
GEN
PK HR
TOTAL
PM
GEN
PK HR
ENTER
PM
GEN
PK HR
EXIT
PM
GEN
PK HR
TOTAL
SATURDAY 2-WAY VOL
PK
HR
ENTER
PK
HR
EXIT
PK
HR
TOTAL
SUNRAY
2-WAY
VOL
PK
HR
ENTER
PK
HR
EXIT
PK
HR
TOTAL
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
•
to
Eastgate Rezoning
Traffic Impact Analysis
Attachment #5
Trip Generation Calculation
Proposed Zoning Patterns
gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
EASTGATE Prop Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 565.844 T.G.L.A. OF SHOPPING CENTER
2 June 1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION-
FACTOR
VOLUME
AVG
WKDY 2-WAY VOL
36.90
62.21
1.00
20878
7-9
AM
PK HR
ENTER
0.50
0.00
1.00
284
7-9
AM
PK HR
EXIT
0.29
0.00
1.00
167
7-9
AM
PK HR
TOTAL
0.80
6.57
1.00
451
4-6
PM
PK HR
ENTER
1.75
0.00
1.00
990
4-6
PM
PK HR
EXIT
1.75
0.00
1.00
990
4-6
PM
PK HR
TOTAL
3.50
7.38
1.00
1979
AM
GEN
PK HR
ENTER
0.00
0.00
1.00
0
AM
GEN
PK HR
EXIT
0.00
0.00
1.00
0
AM
GEN
PK HR
TOTAL
0.00
6.12
1.00
0
PM
GEN
PK HR
ENTER
0.00
0.00
1.00
0
PM
GEN
PK HR
EXIT
0.00
0.00
1.00
0
PM
GEN
PK HR
TOTAL
0.00
7.16
1.00
0
SATURDAY 2-WAY VOL
48.00
41.91
1.00
27159
PK
HR
ENTER
2.36
0.00
1.00
1338
PK
HR
EXIT
2.36
0.00
1.00
1338
PK
HR
TOTAL
4.73
2.23
1.00
2675
SUNDAY
2-WAY
VOL
20.70
9.02
1.00
11713
PK
HR
ENTER
1.01
0.00
1.00
569
PK
HR
EXIT
1.05
0.00
1.00
592
PK
HR
TOTAL
2.05
1.22
1.00
1161
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Way
Vol (=<570 TGLA):
Ln(T)
= 0.625Ln(A)
+ 5.985, R^2 =
0.78
AWD 2-Way
Vol (>570 TGLA):
Ln(T)
= 0.756Ln(A)
+ 5.154, R^2 =
0.42
7-9 AM Pk
Hr Total:
Ln(T)
= 0.589Ln(A) +
2.378
R^2 = 0.49,
6396 Enter, 379.
Exit
4-6 PM Pk
Hr Total (=<600 TGLA):
Ln(T)
= 0.637Ln(A) +
3.553
R^2 = 0.81,
50% Enter, 50%
Exit
4-6 PM Pk
Hr Total (>600 TGLA):
Ln(T)
= 0.725Ln(A) +
2.987
R-2 = 0.55,
5096 Enter, 50%-
Exit
Saturday
2-Way Vol.:
Ln(T)
= 0.628Ln(A)
+ 6.229, R^2 =
0.83
Saturday
Pk Hr Total:
Ln(T)
= 0.635Ln(A) +
3.867
R^2 = 0.83,
509.- Enter, 50%
Exit
Sunday 2-Way
Vol.:
Ln(T)
= 0.498Ln(A)
+ 6.212, R"2 =
0.44
Sunday Pk
Hr Total:
Ln(T)
= 0.437Ln(A) +
4.287
R^2 = 0.33,
499.- Enter, 5196
Exit
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
EASTGATE Prop Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 72.93 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL
62.90
62.21
1.00
4587
7-9 AM PK HR
ENTER
8.27
0.00
1.00
603
7-9 AM PK HR
EXIT
1.82
0.00
1.00
132
7-9 AM PK HR
TOTAL
10.09
6.57
1.00
736
4-6 PM PK HR
ENTER
2.20
0.00
1.00
161
4-6 PM PK HR
EXIT
8.28
0.00
1.00
604
4-6 PM PK HR
TOTAL
10.48
7.38
1.00
764
AM GEN PK HR
ENTER
7.21
0.00
1.00
526
AM GEN PK HR
EXIT
1.08
0.00
1.00
79
AM GEN PK HR
TOTAL
8.29
6.12
1.00
605
PM GEN PK HR
ENTER
1.82
0.00
1.00
133
PM GEN PK HR
EXIT
6.85
0.00
1.00
500
PM GEN PK HR
TOTAL
8.67
7.16
1.00
632
SATURDAY 2-WAY VOL
34.23
41.91
1.00
2496
PK HR ENTER
1.51
0.00
1.00
110
PK HR EXIT
3.20
0.00
1.00
234
PK HR TOTAL
4.71
2.23
1.00
344
SUNDAY 2-WAY
VOL
10.11
9.02
1.00
737
PK HR ENTER
0.46
0.00
1.00
33
PK HR EXIT
0.53
0.00
1.00
39
PK HR TOTAL
0.99
1.22
1.00
72
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
EASTGATE Prop Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 16 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG
WKDY 2-WAY VOL
9.55
3.66
1.00
153
7-9
AM PK HR
ENTER
0.19
0.00
1.00
3
7-9
AM PK HR
EXIT
0.55
0.00
1.00
9
7-9
AM PK HR
TOTAL
0.74
0.90
1.00
12
4-6
PM PK HR
ENTER
0.66
0.00
1.00
11
4-6
PM PK HR
EXIT
0.35
0.00
1.00
6
4-6
PM PK HR
TOTAL
1.01
1.05
1.00
16
AM
GEN PK HR
ENTER
0.20
0.00
1.00
3
AM
GEN PK HR
EXIT
0.56
0.00
1.00
9
AM
GEN PK HR
TOTAL
0.76
0.91
1.00
12
PM
GEN PK HR
ENTER
0.66
0.00
1.00
11
PM
GEN PK HR
EXIT
0.36
0.00
1.00
6
PM
GEN PK HR
TOTAL
1.02
1.05
1.00
16
SATURDAY 2-WAY VOL
10.19
3.65
1.00
163
PK
HR ENTER
0.52
0.00
1.00
8
PK
HR EXIT
0.44
0.00
1.00
7
PK
HR TOTAL
0.96
1.00
1.00
15
SUNDAY 2-WAY
VOL
8.78
3.36
1.00
140
PK
HR ENTER
0.44
0.00
1.00
7
PK
HR EXIT
0.44
0.00
1.00
7
PK
HR TOTAL
0.89
0.96
1.00
14
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
Eastgate Commerce Center Impact Analysis Statement
Sewage Conveyance and Treatment Impacts
There are no sewage conveyance or treatment problems associated with this
project. The property is located within the area identified in the Frederick County
Comprehensive Plan covering future sewer service. Currently this property is
served by public sewer service.
Sewage service to this site is provided by Frederick County Sanitation Authority
via a 6" force main.
Water Supply Impacts
There are no water supply or transmission problems with this property. The
property is located within the area identified in the Frederick County
Comprehensive Plan covering future water service. Currently this property is
served by public water service via an 12" water line. Water service is under the
Frederick County Sanitation Authority.
Fire protections measures such as the installation of fire hydrants will be
addressed at the site development stage. The installation of fire protection
hydrants poses no problems. The installation of fire hydrants on the property
will improve the fire protection means of the surrounding properties as well as
the enhancing the protection of the property. The fire fighting capabilities of the
fire company covering this area will be enhanced with additional fire hydrants.
Drainage Facility Impacts
Proper storm water management planning will result in minimal or no site
drainage impacts.
The development of business in lieu of rural residential/agricultural will
increase stormwater run off. It is recommended that the increased run off would
be reduced prior to discharge from the site. In lieu of the above, additional storm
water detention calculations should be presented with final design which would
show no adverse impacts created by the imposition of this increase storm water
on the existing downstream water course.
Drainage flows generally south toward Wrights Run drainage area to the south
of the property. Predevelopment runoff rates will be maintained using
recognized storm water management standards.
Eastgate Commerce Center
Impact Analysis Statement
Solid Waste Cost
There are no solid waste collection and disposal impacts.
Solid waste will be exported by contract hauler at no cost to the County. No
additional solid waste facilities will be required to handle the waste from this
property.
Historic Impacts
This project area through past development of adjoining property has no known
significance. The area has been significantly developed to the east and south.
There are no structures currently located on the area to be rezoned that are of
historic significance. A review of the National Register, the Virginia Landmarks
Register and The Frederick County Comprehensive Plan indicates that there are
no known historic structures on this property.
Community Facilities
Education - This project will generate no school children and therefore have no
effect on educational cost in Frederick County. Capital cost impacts for school age
children will be reduced since no school children will result with B-2, B-3 and
M-1 zoning.
Parks and Recreation - This project would result in no capital impact on Parks
and Recreational facilities.
Emergency Services Cost - There are minimal additional fire, rescue or sheriff
capital facilities anticipated with the zoning of the property. Additional capital
costs have been mitigated with a like proffer contribution to the County.
Fire protection is available from the Stephens City Volunteer Fire and Rescue
Company. The planned B-2, B-3 and M-1 rezoning will have all required site
development standards required by the fire code, building code and zoning codes.
There are no fire protection problems associated with this property. All hydrants
and fire protection measures will be installed when the property is developed.
Rescue services are provided by the Stephens City Volunteer Fire and Rescue
Squad. Sheriff Department services protection will be required by this facility.
Generally, routine patrols of the area should suffice for the majority of time and
materials necessary to cover this property.
Eastgate Commerce Center Impact Analysis Statement
Environmental Impacts
There are no known major environmental impacts associated with the rezoning
of this property . There will be certain minor negative impacts due to the
construction activity including run off sediment, noise and traffic movements.
These are to be minimized by proper compliance with local and state laws for
environmental protection. The effects on the down -stream impoundment and
stream are minimal. 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 planning stage to
minimize the adverse impacts on adjacent residential structures and impacts on
the traveling public.
Other
This planned zoning change would create a positive fiscal impact as compared to
the existing zoning. There are no known other impacts.
E
E
Fiscal Impact
0
0
Eastgate Commerce Center
FISCAL IMPACT
Impact Analysis Statement
The fiscal impacts of the Eastgate Commerce Center rezoning are measured for
capital costs that relate to the improvements necessary for the County to increase the
capacity of public facilities. The amount of the impact for any rezoning and
subsequent land development such as Eastgate Commerce Center depends upon
location and land uses.
Using the rezoning impact model provided by Frederick County, the total capital
cost of required new facilities generated by the Eastgate Commerce Center rezoning
is considered for each local governmental department for it's respective service area.
In this case these departmental areas include:
• Schools
• Parks and Recreation
• Fire and Rescue
As evidenced by the model forecast, the only capital cost is new capital costs
calculated for Fire and Rescue for costs not covered by county contributions boosts
the amount for Fire and Rescue to $6,166.23.
The Eastgate Commerce Center development when rezoned warrants a credit based
upon it's overall net fiscal impact due to taxes that will be paid by the project in
future years. Eastgate Commerce Center generates a net positive fiscal impact.
Future credits that go toward funding existing debt service are determined by the
model and applies to school, fire and rescue and parks and recreation departments
only.
The rezoning impact model for Frederick County does not calculate positive fiscal
impacts associated with non-residential land uses such as this rezoning for Eastgate
Commerce Center, B-2 zoning. Instead, only impacts associated with residential
uses are actually shown. In the case of non-residential uses a zero ($0) value impact
amount or value is shown due to the large amount of fiscal impact associated with
such commercial or office (non-residential) land uses.
13
Eastgate Commerce Center Impact Analysis Statement
The Frederick County impact model shows that there is no net impacts for the
Eastgate Commerce Center rezoning. There is a fiscal impact credit since the impact
of all land uses is positive and a credit for contribution to capital costs is shown
through future taxes paid to the County.
The net fiscal impact credit result from the new project against capital costs that are
generated by the project. The credit over a ten year period is the amount of
development fees, as well as permit fees, plus, project revenues. Revenues are the
sum of the following taxes and fees associated with B-2, B-3 and M-1 type zoning
land uses:
• Real property tax
• Personal property tax (estimated at $93.00 per employee)
• Business license tax
• Utility tax
• Retail sales tax (estimated at $2.83 per square foot)
• Transient tax (Motel tax) (estimated at $172.00 per room)
• Meals tax ( estimated at $5.91 per square foot)
Although the actual zoning change is an increase in B-2 and a reduction of B-3 and
M-1 zoning the model impacts reflect a change of RA to B-2, B-3 and M-1 for
purposes of calculating impacts.
14
OUTPUT MODULE Net
Credit for
Fiscal
Taxes to
Capital Impact
Capital Net
Q5t.5 Credit
QD6t 1131f Q.1
Fire Department $19
$194 $0
Rescue Department
Elementary Schools
Middle Schools
Nigh Schools
Parks and Recreatlon
TOTAL
FIRE AND RESCUE ADDENDUM
$125
$0
$0 $27,585
$0 `
$O
$144 $390,472 $29,419
New Capital Costs Not $305 78
Covered by County
Contributions
NOTES: Model Run Date 5/14/97 EAW
Eastgate Rezoning: Assumes 24,750 sq ftof office use on 1 acre rezoned from RA to M1
$0
$Q
r $0
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL_
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
Capital Impact Capital Net I
C a.9IS D.i t+dA c asis tn=cl
$131 $830
$536
$0
$0 $302,734
$0
$668 $4,530,927 $321.558
--------------------------------------------------------------------
$1,457.02
NOTES: Model Run Date 5/14/97 EAW
Eastgate Rezoning- Assumes169,632 sq.ft. of retail use on 9 acres rezoned from RA to 83.
$0
----------------------------------
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
Nigh Schools
Parks and Recreation
Net
Credit for
Fiscal
Taxes to
Capital Impact
Capital Net
COW Qmdil
CD.515 trop-ad
$397
$2,507 $0
TOTAL
FIRE AND RESCUE ADDENDUM
$1,620
$0
$0
�4
$2,018 $13,688,366
$914,925
$0
$5.4.3.8.5
$0
$971,818 r
-----------------------------------------
$0
New Capital Costs Not $4,403.43
Covered by County
Contributions
NOTES: Model Run pate 5/14/97 EAW
Eastgate Rezoning Assumes 512,664 sq,ft. of retail use on 24 acres rezoned from RA to B2.
L_J
•
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL
------------------------------------------------------
FIRE= AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
-----------------------------
Net
Fiscal
Capital
Impact
s
Gmw
$994
$6,487
$0
$0
$0
$0
$7,481
$20,580,671
Credit for
Taxes to
Capital
QUI$
$10.038
Net
1"a-a
$0
$1,429,744
$0
HAMI
N
$1.524:769
----------------------------------------------
$0
$15,848.79
NOTES: Modal Run Date 5/30/97 EAW
Eastgate Rezoning' ASSllmes 1.282,793 sq.ft. of office on 51.83 acres zoned M1
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL
FIRE AND RESCUE ADDENDUM
Not
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
Credit
Q-Qa�
Impact
$308
$1, 945
$0
$1,257
$0
$0
$709, 742
$0
$0
B
5A2-16.2
$.Q
$1,565
$10.619.280
$753,876
- $0
New Capital Costs Not $3,415.91
Covered by County
Contributions
-----------------------------------------------
NOTES' Model Run Date 5/30/97 EAW
Eastgate Rezoning. Assumes 397,693 sq ft of retail on 21.10 acres zoned B3
OUTPUT MODULE
Net
Fiscal
Capital
Impact
Costs
CAP&
Fire Department
$860
Rescue Department
$3,508
Elementary Schools
$0
Middle Schools
$0
High Schools
$0
Barks and Recreation
SD
TOTAL
$4,368
$29,632,510
FIRE AND RESCUE ADDENDUM
•
Credit for
Taxes to
Capital Net
MI5 I.t1:1put
$5.428 $0
$1,980,814
$0
$11.7..7.44
IQ
$2,103,986
50
New Capital Costs Not $9,533,44
Covered by County
Contributions
NOTES. Model Run Date 5i30i97 EAW
Eastgate Rezoning: Assumes 1,109,918 sq ft of retail on 51.96 acres zoned 62,
Eastgate Commerce Center
Frederick County,
Traffic Impact Analysis
An application is filed for rezoning of a 24 acre tract of land from RA (Rural Area) to B2
(Business General) on the north side of relocated VA Route 642, 450 ft. west of U.S. Route
522. The site has frontage on approximately 3,200 ft. along relocated VA Route 642. The
site is envisioned to be fully developed with a variety of commercial land uses. Though the
northeast corner of the Eastgate site is currently zoned B2, the surrounding lands are
undeveloped. A rezoning of areas south of this site in August 1991 resulted in M1
(industrial), B3 (industrial transition), and B2 areas south of VA Route 642, across from the
area currently under consideration for rezoning to B2. As part of the current application a
small portion of formerly B3 land will be rezoned to B2 and areas currently zoned either B2,
B3 and M1 will be slightly revised to accommodate the relocated VA Route 642 right-of-way.
Since that 1991 action, VA Route 642 has been relocated to its current location and U.S.
Route 522 has been widened to four lanes. This entire site of 236 acres is known as the
Eastgate Commerce Center and is master planned as a business and industrial park. If the
rezoning is approved, 52 acres of B2, 21 acres of B3, and 52 acres of M1 and 79 acres of RA
would result.
The main access to the Eastgate Development will be from the relocated VA Route 642 right-
of-way. Limited access will be available from U.S. Route 522 due to the existing median.
The major traffic impact will occur at the U.S. Route 522/VA Route 642 intersection. The
current configuration, a "T," with two lanes both north and south bound on U.S. Route 522,
and two lanes, one east and one west bound on relocated VA Route 642 under current
loading, operates satisfactorily. Turn lanes are provided on U.S. Route 522 for northbound
left turns and southbound rights.
The generalized development plan calls for two additional intersections on relocated VA
Route 642 to be created. Wrights Run Road, 1,000 ft. west of U.S. Route 522 and Rams
Head Road, 840 ft. west of Wrights Run Road will allow access to lots not fronting on
relocated VA Route 642.
The development of Eastgate will increase the vehicle trips at the U.S. Route 522/VA Route
642 intersection and along relocated VA Route 642. In order to determine the consequence
of these trips, the developer has commissioned Gilbert W. Clifford & Associates, Inc. to
examine the existing and proposed conditions at the intersection with regard to the Eastgate
development by examining the following:
Determine the existing traffic volumes at each of the affected intersections;
Estimate the trips generated by the full development
Apply these trips to the proposed intersection geometries; and
Determine proposed level of service.
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Vehicle count information was taken by Clifford in May 1997 at the VA Route 642/U.S.
' Route 522 intersection. These volumes were analyzed and determination made that the peak
hour traffic is from 5:00 to 6:00 p.m. A copy of the counted traffic data at the intersection is
shown on Attachment #1. The hourly summation is shown on Attachment #2.
' The impact of the development is estimated by determining the peak hour trips generated by
the new development (Eastgate), and adding these trips to the existing volumes. It was
assumed that the B2 areas achieve 25% area coverage of retail uses. The M-1/13-3 areas were
' treated as an industrial park.
Trip rates provided by the Institute of Traffic Engineers (ITE) Trip Generation Manual were
' also employed. Attachment #3 provides a summation of the daily and peak hour generated
trips. It also calculates the actual traffic increase due to the proposed rezoning. The detailed
breakdown of the new trip volumes from the ITE calculations is provided in Attachment #4.
' 2,744 trips are generated during the p.m. peak hour; 1,150 entering and 1,594 exiting the site.
These volumes can be related to the two zoning classifications as follows:
' PM Peak Volume Enter Exit
B2 (retail uses) 1,980 990 990
M1/B3 (industrial park uses) 764 160 604
The estimated peak hour trips were then assigned to turn movements at each of the three
' intersection based on the directional distribution percentages. A conservative assumption was
made that 40% of the trips to the development are to and from the west on relocated VA
Route 642, 45% are to and from Front Royal to the south on U.S. Route 522, and 15% from
' the north on U.S. Route 522. These assumed percentages are based on a breakdown of the
most current vehicle count data. See Attachment 95.
The calculations distributing the trips, and calculating the resulting intersection movement
' volumes at the U.S. Route 522/VA Route 642 intersection are provided on Attachment 96.
The ultimate hourly volume through the VA Route 642/U.S. Route 522 intersection is
2,741. This is an increase of 1,430 trips. Attachment #7 provides the distribution and
' resulting volumes at the Wrights Run Road and Rams Head Road intersection. The volume
through the VA Route 642/Wrights Run Road intersection is 1,954 and through the VA
Route 642/Rams Head Road is 1,732.
' The Highway Capacity Manual Special Report 209 Methodology was employed to determine
the level of service available at each intersection. Initially, all three intersections were
evaluated as unsignalized. For various reasons all fail to provide adequate levels of service.
All traffic from U.S. Route 522 must enter Eastgate from relocated VA Route 642, relocated
VA Route 642 must carry a large portion of the generated trips. This increased volume
makes turn movements to enter VA Route 642 difficult. Signalization at all intersections is
' required. The unsignalized evaluation for Wrights Run Road and Rams Head Road are
provided for information purposes as Attachment #8.
' The SP209 signalized intersection analysis was then used to evaluate levels of service. The
Peak Hour Factor was assumed to be .09. Permitted and protected left turns were only
provided at the U.S. Route 522 and Wrights Run Road signals. The calculations indicate
that:
Gilbert If' Clifford & Associates, Inc.
200 .North Cameron Street
' ff"inchester, 1 it inia 22601
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
' 1. The U.S. Route 522/VA Route 642 intersection will operate at a level of service C.
a. The existing northbound left turn lane must be expanded to provide two lanes.
' The minimum lane length shall be 220 ft.
b. The southbound right turn lane required length is 100 ft.
' 2. The Wrights Run Road intersection will operate at level of service B.
a. Relocated VA Route 642 must be expanded to include a left turn lane, thru lane,
and right turn lane for both directions.
b. North and south bound Wrights Run Road shall provide a left turn and thru lanes.
' 3. The Rams Head Road intersection will operate level of service B.
' a. Relocated VA Route 642 must be expanded to include a left turn lane, thru lane,
and right turn lane for both directions.
b. North and south bound Rams Head Road shall provide a left turn and thru lanes.
The length of stacking lanes required at each movement has been determined. The SP 209
Supplemental Uniform Delay Worksheet was used. The analysis confirms that the stacking
' lane lengths offered by the proffers and described previously are adequate. These sheets along
with the entire signalized analyses for each intersection are provided in Attachment #'s 9A,
9B, and 9C. A summary of the required left turn lane lengths is provided in Attachment #10.
' Development of retail and industrial park uses at the Eastgate Commerce Center will increase
traffic on U.S. Route 522 and relocated VA Route 642. While improvements cannot make
the traffic disappear, they can mitigate traffic impacts somewhat. Signalization and stacking
' lane improvements proposed will allow the current and full development volumes to move at a
reasonable rate of speed, and allow for signal designs which operate at an acceptable level of
service.
' As mentioned, the Generalized Development Plan or Concept Plan is currently under review
as part of the rezoning application and indicates that the owners of the Eastgate Commerce
' Center Development have attempted to address the needs of the expected traffic volumes.
The street improvements detailed in the proffers are as follows:
1. On U.S. Route 522, a 200 ft. dual left turn lane for northbound traffic will be
' provided;
2. Relocated VA Route 642 will be widened to an ultimate five lane section to include
' left turn, thru, and right turn lanes for each direction;
3. Left turn lanes will be provided for northbound Wrights Run Road.
4. The Rams Head Road and Wrights Run Road intersections will be signalized.
Gilberl 11'. Clifford &Associates, Inc.
200 ,Forth Cameron Street
Winchesler, Firi;inia 22601
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
5. This analysis assumes a "worst case" buildout scenario. That is, it was assumed that
all of the B2 land is developed retail. The actual uses could vary significantly,
reducing the amount of traffic. VDOT has agreed, and the owner has proffered, to
check the traffic inputs at site plan stage for each development to determine what
improvements are necessary at that time. At full buildout, the aggregate
improvements maybe less than what is described here.
Additional proffers included:
1. Route 522 and relocated VA Route 642 will be signalized.
2. Right turn lanes will be constructed at Sunrise Drive entering and exiting U.S. Route 522.
3. total) road efficiency buffer will be installed along both sides of relocated VA Route 642
that may be used for right-of-way expansion.
'L
Gilbert !f: Clifford &Associates, Inc.
200 North Cameron Street
'
Winchester, Firginia 22601
Lastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 1
Traffic Counts
Gilbert W Cliffoni c- Associates, Ine.
200 ,North Cameron Street
Winchester, Firginia 22601
TRUCKS+CARS
Time Period
7:00 - 7:15
7:15 - 7:30
7:30 - 7:45
7:45 - 8:00
8:00 - 8:15
8:15 - 8:30
8:30 - 8:45
8:45 - 9:00
9:00 - 9:15
9:15 - 9:30
9:30 - 9:45
9:46 - 10:00
10:00 - 10:15
10:15 - 10:30
10:30 - 10:45
10:45 - 11:00
11:00 - 11:15
11:15 - 11:30
11:30 - 11:45
11:45 - 12:00
12:00 - 12:15
12:15 - 12:30
12:30 - 12:45
12:45 - 13:00
13:00 - 13:15
13:15 - 13:30
13:30 - 13:45
13:45 - 14:00
14:00 - 14:15
14:15 - 14:30
14:30 - 14:45
14:45 - 15:00
15:00 - 15:15
15:15 - 15:30
15:30 - 15:45
15:45 - 16:00
16:00 - 16:15
16:15 - 16:30
16:30 - 16:45
16:45 - 17:00
17:00 - 17:15
17:15 - 17:30
17:30 - 17:45
17:45 - 18:00
Traffic From
on VA Rte
Left
5
3
9
8
10
2
4
6
5
5
7
4
6
2
2
3
4
3
2
5
7
3
0
1
2
3
3
6
5
4
5
5
5
2
4
7
14
4
7
5
1
5
9
2
f
204
West
642
Right
19
Total
24
Traffic From
on US Rte
Left
15
South
522
Thru
46
Total
61
Traffic From
on US Rte
Thru
47
North
522
Right
9
3
12
7
Total
56
62
66
59
51
38
31
42
55
34
34
29
61
20
42
45
48
42
54
51
1 46
60
52
55
53
68
50
68
52
1 76
66
71
57
78
79
83
92
91
97
99
94
129
98
76
p
2710
Total
141
150
180
153
141
103
89
135
127
112
105
81
143
67
130
102
110
103
107
131
120
131
120
98
125
136
117
122
129
158
144
141
136
145
140
169
173
160
184
164
274
353
338
345
r
6532
Time Period
7:00 - 7:15
7:15 - 7:30
7:30 - 7:46
7:45 - 8:00
8:00 - 8:15
8:15 - 8:30
8:30 - 8:45
8:45 - 9:00
9:00 - 9:15
9:15 - 9:30
9:30 - 9:45
9:45 - 10:00
10:00 - 10:15
10:15 - 10:30
10:30 - 10:45
10:45 - 11:00
11:00 - 11:15
11:15 - 11:30
11:30 - 11:45
11:45 - 12:00
12:00 - 12:15
12:15 - 12:30
12:30 - 12:45
12:45 - 13:00
13:00 - 13:15
13:15 - 13:30
13:30 - 13:45
13:45 - 14:00
14:00 - 14:15
14:15 - 14:30
14:30 - 14:45
14:45 - 15:00
15:00 - 15:15
15:15 - 15:30
15:30 - 15:45
15:45 - 16:00
16:00 - 16:15
16:15 - 16:30
16:30 - 16:45
16:45 - 17:00
17:00 - 17:15
17:15 - 17:30
17:30 - 17:45
17:45 - 18:00
23
26 9
53
62 59
22
31 12
71
83 54
15
23 10
61
71 52
10
20 3
67
70 44
7
0
2
9
11 2
52
54 38
12
16 1
41
42 29
7
13 4
76
80 40
2
10
2
10
15 6
51
57 45
7
12 5
61
66 32
2
9 4
58
62 32
2
4
8 3
41
44 25
4
11
17 6
59
65 59
2
3
5 6
36
42 17
3
6
8 8
72
80 37
5
3
5
8 2
47
49 42
3
7 6
49
55 46
2
1
4 4
53
57 38
4
8
10 9
34
43 51
3
9
14 8
58
66 49
2
9
16 12
46
58 45
1
7
10 4
57
61 55
5
5
5 8
55
63 45
7
2
3 2
38
40 55
0
4
6 5
61
66 50
3
4
7 12
49
1 61 65
3
3
6 1
60
61 46
4
4
10 4
40
44 67
1
4
9 7
61
68 51
1
8
12 9
61
70 74
2
4
9 7
62
69 59
7
4
9 3
58
61 65
6
4
9 4
66
70 52
5
5
7 8
52
60 71
7
1
5 7
49
56 72
7
8
15 14
57
71 78
5
4
18 17
46
63 83
9
6
10 7
52
59 81
10
8
15 14
58
72 92
5
5
10 10
45
55 90
9
15
16 28
136
164 85
9
17
22 51
151
202 119
10
39
48 60
132
192 89
9
38
40 57
172
229 69
7
g
394
h j
598 474
k
2750
I n
3224 2494
o
216
gilbert w. clifford and associates
Revision 1.0 - 1 July 1997
VA Rte 642/ US Rte 522 Intersection
Current Weekday Volumes (Total)
Attachment #1
Eastgate Rezoning
Traffic Impact Studv
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 2
Hourly Volume Summary
Gilbert [V Clifford &—Associates, Inc.
200 Vorth Cameron Street
ft incliester, 1 itghda 22601
F
Li
�II
Counted totals adjusted to hourly volumes
Traffic
From West
Traffic From South
Traffic From North
on VA
Rte 642
on US Rte 522
on US Rte 522
Total
Left
Right
Total
Left
Thru
Total
Thru
Right
Total
N,S,E,W
Time Period
Time Period
7:00 -
8:00
25
79
104
46
231
277
212
31
243
624
7:00 -
8:00
7:15 -
8:15
30
70
100
34
252
286
209
29
238
624
7:15 -
8:15
7:30 -
8:30
29
56
85
27
251
278
188
26
214
577
7:30 -
8:30
7:45 -
8:45
24
46
70
16
221
237
163
16
179
486
7:45 -
8:45
8:00 -
9:00
22
38
60
10
236
246
151
11
162
468
8:00 -
9:00
8:15
- 9:15
17
38
55
13
220
233
152
14
166
454
8:15 -
9:15
8:30
- 9:30
20
36
56
16
229
245
146
16
162
463
8:30 -
9:30
8:45
- 9:45
23
26
49
19
246
265
149
16
165
479
8:45 -
9:45
9:00
- 10:00
21
23
44
18
211
229
134
18
152
425
9:00 -
10:00
9:15
- 10:15
22
24
46
18
219
237
148
10
158
441
9:15 -
10:15
9:30
- 10:30
19
20
39
19
194
213
133
11
144
396
9:30 -
10:30
9:45
- 10:45
14
24
38
23
208
231
138
14
152
421
9:45 -
10:45
10:00
- 11:00
13
25
38
22
214
236
155
13
168
442
10:00 -
11:00
10:15
- 11:15
11
17
28
22
204
226
142
13
155
409
10:15 -
11:15
10:30
- 11:30
12
15
27
20
221
241
163
14
177
445
10:30 -
11:30
10:45
- 11:45
12
17
29
21
183
204
177
12
189
422
10:45
11:45
11:00
- 12:00
14
21
35
27
194
221
184
11
195
451
11:00 -
12:00
11:15
- 12:15
17
27
44
33
191
224
183
10
193
461
11:15 -
12:15
11:30
- 12:30
17
33
50
33
195
228
200
11
211
489
11:30 -
12:30
11:45
- 12:45
15
30
45
32
216
248
194
15
209
502
11:45 -
12:45
12:00
- 13:00
11
23
34
26
196
222
200
13
213
469
12:00 -
13:00
12:15
- 13:15
6
18
24
19
211
230
205
15
220
474
12:15 -
13:15
12:30
- 13:30
6
15
21
27
203
230
215
13
228
479
12:30 -
13:30
12:45
- 13:45
9
13
22
20
208
228
216
10
226
476
12:45 -
13:46
13:00
- 14:00
14
15
29
22
210
232
228
11
239
500
13:00 -
14:00
13:15
- 14:15
17
15
32
24
210
234
229
9
238
504
13:15 -
14:16
13:30
- 14:30
18
19
37
21
222
243
238
8
246
526
13:30 -
14:30
13:45
- 14:45
20
20
40
27
224
251
251
11
262
553
13:46
- 14:45
14:00
- 15:00
19
20
39
26
242
268
249
16
265
572
14:00
- 15:00
14:15
- 15:16
19
20
39
23
247
270
250
20
270
579
14:15
- 15:15
14:30
- 15:30
17
17
34
22
238
260
247
25
272
566
14:30
- 15:30
14:45
- 16:45
16
14
30
22
225
247
260
25
286
562
14:45
- 15:45
15:00
- 16:00
18
18
36
33
224
257
273
24
297
590
15:00
- 16:00
15:15
- 16:15
27
18
45
46
204
250
304
28
332
627
15:15
- 16:15
15:30
- 16:30
29
19
48
45
204
249
314
31
345
642
15:30
- 16:30
15:46
- 16:45
32
26
58
52
213
265
334
29
363
686
15:45
- 16:45
16:00
- 17:00
30
23
53
48
201
249
346
33
379
681
16:00
- 17:00
16:15
- 17:15
17
34
51
59
291
350
348
33
381
782
16:15
- 17:15
16:30
- 17:30
18
45
63
103
390
493
386
33
419
975
16:30
- 17:30
16:45
- 17:45
20
76
96
149
464
613
383
37
420
1129
16:45
- 17:45
17:00
- 18:00
17
109
126
196
591
787
362
35
397
1310
17:00
- 18:00
' gilbert w. clitford and associates
Revision 1.0 - 1 July 1997
VA Rte 642/ US Rte 522 Intersection
Peak Hour Determination
Attachment #2
Eastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 3
Increase Traffic Volume Summary
Gilben9 {i'. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, Firghiia 22601
1
'
Development Type
'
Industrial Park (M-1,13-3)
Trip Rate
Average Daily Trips 62.9
'
P.M. Peak Hour Adj. Street 10.48
Retail (B-2)
At FAR = 25%
' Trip Rate
Average Daily Trips 48.54
P.M. Peak Hour Adj. Street 4.56
Full Development
Under Existing Zoning
Trips Generated
Area 98.6
6199
1033
Area 25
G.L.F.A. - 272250
13215
1241
1
'
Residential (RA)
Area
112.2
Lot Size(ac) =
5 Lots -
22.4
Trip Rate
'
P.M. Peak Hour Adj. Street
1.01
23
TOTALS:
Average Daily Trips
19628
'
P.M. Peak Hour Adj. Street
2297
Full Development Proposed Increase
Under Proposed Zoning Trips Generated
Trips Generated
Area 72.9
4587 -1611
764 -268
Area
52.0
G.L.F.A. -
565844
Trip Rate
36.9
20880 7665
3.5
1980 739
Area 79
Lots - 15.8
16 -7
25618 5990
2761 464
Average Daily Volume Summary Trips Per Day at Trips Per Day at
' Full Development Full Development Increase Trips
Existing Trips Per Day Existing Zoning Proposed Zoning Due to Rezoning
VA Rte 642 1717 3652 4243 591
1 U.S. Rte 522 7552 Northside 16062 18659 2597
' U.S. Rte 522 8149 Southside 17332 20135 2802
Total - 17419 37047 43037
' Assuming traffic occurring between 7:00 a.m. and 6:00 p.m. accounts for 75% of daily trips
Assume future trips arrive site relative to current trip distribution at the 522/642 intersection
' The change in zoning from the current layout increases the retail area by 27 acres while losing industrial area. This
change will result in a 16 percent increase in trips generated over what could have occurred under the existing zoning.
' gilbert w. clifford and associates
Revision 1.0 - 1 June 1997
Eastgate Rezoning
Traffic Impact Analysis
Attachment #3
Gasigate Rezoning
Traffic Impact Study
County ofErederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 4
ITE Trip Generation
Gilbert ft Clifford &.-Issociates, Inc.
200 North Cameron Street
Winchester, Fhginia 22601
EASTGATE Prop Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 16 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION
FACTOR
VOLUME
AVG
WKDY 2-WAY VOL
9.55
3.66
1.00
153
7-9
AM
PK HR
ENTER
0.19
0.00
1.00
3
7-9
AM
PK HR
EXIT
0.55
0.00
1.00
9
7-9
AM
PK HR
TOTAL
0.74
0.90
1.00
12
4-6
PM
PK HR
ENTER
0.66
0.00
1.00
11
4-6
PM
PK HR
EXIT
0.35
0.00
1.00
6
4-6
PM
PK HR
TOTAL
1.01
1.05
1.00
16
AM
GEN
PK HR
ENTER
0.20
0.00
1.00
3
AM
GEN
PK HR
EXIT
0.56
0.00
1.00
9
AM
GEN
PK HR
TOTAL
0.76
0.91
1.00
12
PM
GEN
PK HR
ENTER
0.66
0.00
1.00
11
PM
GEN
PK HR
EXIT
0.36
0.00
1.00
6
PM
GEN
PK HR
TOTAL
1.02
1.05
1.00
16
SATURDAY 2-WAY VOL
10.19
3.65
1.00
163
PK
HR
ENTER
0.52
0.00
1.00
8
PK
HR
EXIT
0.44
0.00
1.00
7
PK
HR
TOTAL
0.96
1.00
1.00
15
SUNDAY
2-WAY
VOL
8.78
3.36
1.00
140
PK
HR
ENTER
0.44
0.00
1.00
7
PK
HR
EXIT
0.44
0.00
1.00
7
PK
HR
TOTAL
0.89
0.96
1.00
14
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
Dy
EASTGATE Prop Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 72.93 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG
WKDY 2-WAY VOL
62.90
62.21
1.00
4587
7-9
AM
PK HR
ENTER
8.27
0.00
1.00
603
7-9
AM
PK HR
EXIT
1.82
0.00
1.00
132
7-9
AM
PK HR
TOTAL
10.09
6.57
1.00
736
4-6
PM
PK HR
ENTER
2.20
0.00
1.00
161
4-6
PM
PK HR
EXIT
8.28
0.00
1.00
604
4-6
PM
PK HR
TOTAL
10.48
7.38
1.00
764
AM
GEN
PK HR
ENTER
7.21
0.00
1.00
526
AM
GEN
PK HR
EXIT
1.08
0.00
1.00
79
AM
GEN
PK HR
TOTAL
8.29
6.12
1.00
605
PM
GEN
PK HR
ENTER
1.82
0.00
1.00
133
PM
GEN
PK HR
EXIT
6.85
0.00
1.00
500
PM
GEN
PK HR
TOTAL
8.67
7.16
1.00
632
SATURDAY
2-WAY VOL
34.23
41.91
1.00
2496
PK
HR
ENTER
1.51
0.00
1.00
110
PK
HR
EXIT
3.20
0.00
1.00
234
PK
HR
TOTAL
4.71
2.23
1.00
344
SUNDAY
2-WAY
VOL
10.11
9.02
1.00
737
PK
HR
ENTER
0.46
0.00
1.00
33
PK
HR
EXIT
0.53
0.00
1.00
39
PK
HR
TOTAL
0.99
1.22
1.00
77
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
Gastgate Rezoning
Traffic Impact Studv
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 5
Determination of Traffic Distribution
Gilbert IV. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
Determination of current traffic distribution
Project Name: Eastgate
Intersection: US Rte 522/VA Rte 642
Traffic From North
on Us Rte 522
Thru Right Total
Time Period
7:00-9:00 337 40 377
1600-1800 690 68 758
7:00-9:00
From Rte 642 to 522
Turn Movement Ratio
7:00-9:00
From Rte 522 to 642
Movement Ratio
of trips entering 642
7:00-9:00
Thru Traffic on
US Rte 522
16:00-18:00
Thru Traffic on
US Rte 522
To 522 Northbound
47
29%
From 522 Northbound
Turning Left
55
58%
Total % Northbound
787 57%
Total %Northbound
1449 52%
Location: Frederick County
Traffic From the South
on US Rte 522
Left Thru Total
55 450 505
239 759 998
To 522 Southbound
117
71%
From 522 Southbound
Turning Right
40
42%
%Southbound
43 %
%Southbound
48%
Traffic From West
on VA Rte 642
Left Right
Total
47 117
164
46 123
169
1600-1800
To 522 Northbound
To 522 Southbound
From Rte 642 to 522
46
123
Turn Movement Ratio
27%
73%
1600-1800
From 522 Northbound
From 522 Southbound
From Rte 522 to 642
Turning Left
Turning Right
Movement Ratio
239
68
of trips entering 642
78%
22%
Turn Ratio Assumptions
% Distribution of VA Rte 642 US Rte 522 North US Rte 522 South
Vehicles Per Road 40% 15% 45%
For 63/M1 Areas to/from 522 south
Percentage to 642 40%
Percentage to Access Road 60%
gilbert w clifford and associates Distribution of Traffic
Revision 1.0-1 July 1997
Attachment 5
i
o D co v CT cn -P w ru �- ro
�
ro
P
o b
W ro
U1
U
Ln 4 � C:) CT 00 4, (� R) rc
�D Lil
rI
rC
r
C7J 4P Cn Cn CT � CA ru �D
CO o W 4CO (= rV r-) T o
v
W (IN --J CT roo ru A u
.D w °` �D CT ru I'D w ry
� `� m m a � O
w Cn C Qll :D R) := C.J rp
CJl Q` , rU ru W ? -1J ON
rT
X
C7G -P Ul C1l CT %,D I'O C J
CO o W 41 CO o ru ul %,D pp
(O
v
W ON ON Iv --1 o CO -;- ul
�-D W �D CT Iv %D ao Ul ru
z
- ru ru � ru w ru ul ul
w � Cl-, 'D -+
S
W Cn cn m ru CT "D l � w ro
cn as ry w - � ao o ul In
h
Eastgate Commerce Center
Traffic Impact Study
Dis ribujinn Map
�'<,�'Irdy (,f (re�lerick, V11 rjii li-i
Eastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 6
VA Route 642/U.S. Route 522
Peak Hour Traffic Volumes
Gilbert If' Clifford cX : lssociates, Inc.
200 North Cameron Street
Whichever, Uilginia 22601
M
Current US Rte 522/ Va Rte 642 Intersection Volumes
Traffic From West
Traffic From South
Traffic From North
on VA Rte 642
on US Rte 522
on US Rte 522
Total
Left Right
Total
Left
Thru
Total
Thru
Right
Total
N,S,E,W
Time Period
17 109
126
196
591
787
362
35
397
1310
17:00 18:00
NEW ZONING
Trips Generated by B3/M1 Enter
Exit
Total
During P.M. Peak Hour 161
604
765
Trips Generated By B-2 Enter
Exit
Total
During P.M Peak hour 990
990
1980
Increase Traffic Volume
Traffic From West
Traffic From South Traffic
From North
on VA Rte 642
on US Rte 522 on
US Rte 522
Added Left Turns 239.1
517.95
-
Added Right turns 538.56
-
134.856
Added Thru Traffic
37.8
Impact of Development Based on Existing Zoning
Total
Traffic From West
Traffic From South
Traffic From North
on Va Rte 642
on US Rte 522
on US Rte 522
N,S,E,W
Time Period Left Right
Total
Left
Thru
Total
Thru
362
Right
169.856
Total
531.9
2740.5
17:00 18:00 256.1 647.6
903.7
714.0
591
1305.0
gilbert w. clifford and associates VA Rte 642/ US Rte 522 Intersection P.M. Peak Hour
Revision 1.0-3 July 1997 Intersection Traffic Volumes
Attachment-6
Eastgate Rezoning
Traffic Impact Studv
County ofFreder7ck, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 7
Wrights Run Road/VA Route 642
Rams Head Road/VA Route 642
Peak Hour Traffic Volumes
Gilbert W. Clifford ri,lssociates, Inc.
200 .Vorth Cameron Street
Winchester, Virginia 22601
M M M M M M M M M M M M M M M M M M M j
Intersection of 642/Wrights Run Road
Current Traffic 6421Wrights Run Road
Traffic From West
on VA Rte 642
Time Period Left Right
Thru
1700 1500 0 0
126
Increase Traffic Volume Due to Development
Traffic From West
on VA Rte 642
Added Left Turns 61.8
Added Right Turns 120.3
Added Thru Traffic 487
Impact of Development Based on New Zoning
Traffic From West
on Va Rte 642
Time Period Left Right
Thru
1700 1800 61.8 120.3
613
Intersection of 642/Rams Rd
Current Traffic 6421Rams Rd
Traffic From West
on Va Rte 642
Time Period Left Right
Thru
1700 1800 0 0
126
Increase Traffic Volume Due To Development
Traffic From West
on VA Rte 642
Added Left Turns 62.8
Added Right Turns 10.6
Added Thru Traffic 530.2
Impact of Development Based on New Zoning
Traffic From West
on VA Rte 642
Time Period Left Right
Thru
1700 1800 62.8 10.6
656.E
Traffic From East
on VA Rte 642
Left Right
0 0
Traffic From East
on VA Rte 642
139.8
92.6
278.7
Traffic From North
on Wrights Run
87.6
61.8
5
Traffic From East
on VA Rte 642
Left Right
139.8 92.6
Traffic From East
on Va Rte 642
Left Right
0 0
Traffic From East
on VA Rte 642
15.8
76.8
435.6
Traffic From North
on Rams Rd
71.8
62.4
5
Traffic From East
on Va Rte 642
Left Right
15.8 76.8
Traffic From North
Thru
231 0
Traffic From South
on Wrights Run
174.4
82.9
5
Traffic From North
on Wrights Run
Thru Left Right
509.7 87.6 61.8
Traffic From North
Thru
231 0
Traffic From South
on Rams Run
39.6
59.6
5
Traffis From North
on Rams Rd
Thru Left Right
666.6 71.8 62.4
Traffic From South
0
Traffic From South
on Wrights Run
Thru Left Right
5 174.4 82.9
Traffic From South
0
Traffic From South
on Rams Rd
Thru Left Right
5 39.6 59.6
gilbert w. clifford and associates Wrights Run Road NA Rte 642 and
Revision 1.0- 1 July 1997 Rams Head RoadNA Rte 642 Intersection
Increase Volumes Due to Development
Attachment-7
Thru
5
Thru
5
Total
N,S,E,W
1948.9
Total
N,S,E,W
1732.2
Eastgate Rezoning
Traffic Impact Stuciv
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 8
Rams Head Road/VA Route 642
Wrights Run Road/VA Route 642
Unsignalized Intersections
Gilbert {i: Clifford &Assoeiates, Inc.
200 .Vorth Cameron Street
Winchester, Virginia 22601
EB L 77 686 5.9 0.4 B 0.5
WB L 20 696 5.3 0.0 B 0.1
Intersection Delay = 19.3 sec/veh
HCS: Unsignalized Intersections Release 2.1c PREG-RRUS.HCO Page 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601-
Ph: (540) 667-2139
Streets: (N-S) Rams RD (E-W) VA Rte 642
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst ................... HCS
Date of Analysis.......... 7/1/97
Other Information ......... Eastgate Traffic
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Eastbound Westbound Northbound Southbound
-L-- T R -L-- T R -L-- T R -L-- T R
No. Lanes
Stop/Yield
Volumes
PHF
Grade
MC's (o)
SU/RVIs (o)
CV,s (o)
PCEIs
------------
H
1 2 < 0
Y
63 656 11
.9 .9 .9
0
1.10
---------------
1 2 < 0
Y
16 667 77
.9 .9 .9
0
1_10
1 1 < 0
40 5 60
.9 .9 .9
0
1�- 101�- 101�10
Adjustment Factors
1
1 <
0
72
5
62
.9
.9
.9
0
1�10-1�10-1�10
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.50
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.50
3.30
Left Turn Minor Road
7.00
3.40
J
7
HCS: Unsignalized Intersections Release 2.1c PREG-RRUS.HCO Page 2
-----------------------------------------------------------------------
C
L
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street NB SB
Conflicting Flows:
(vph)
364
370
Potential Capacity:
(pcph)
906
899
Movement Capacity:
(pcph)
906
899
Prob. of Queue -Free
State:
0.92
0.92
--------------------------------------------------------
Step 2: LT from Major Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
729
741
Potential Capacity:
(pcph)
696
686
Movement Capacity:
(pcph)
696
686
Prob. of Queue -Free
State:
0.97
0.89
--------------------------------------------------------
Step 3: TH from Minor Street
NB
SB
--------------------------------------------------------
Conflicting Flows:
(vph)
1558
1558
Potential Capacity:
(pcph)
134
134
Capacity Adjustment
Factor
due to Impeding Movements
0.86
0.86
Movement Capacity:
(pcph)
116
116
Prob. of Queue -Free
State:
0.94
0.94
--------------------------------------------------------
Step 4: LT from Minor
StreetNB
------------------------
Conflicting Flows:
-------------
(vph)
-----------SB
1560
1562
Potential Capacity:
(pcph)
107
106
Major LT, Minor TH
Impedance Factor:
0.81
0.81
Adjusted Impedance
Factor:
0.85
0.85
Capacity Adjustment
Factor
due to Impeding Movements
0.78
0.78
Movement Capacity:
--------------------------------------------------------
(pcph)
84
83
Flow
Rate
Movement
(pcph)
NB L
48
NB T
7
NB R
74
' SB L
SB T
SB R
1
Intersection Performance Summary
Move
Cap
(pcph)
84
116 >
906 >
83
116 >
899 >
Avg. 95.
Shared Total Queue
Cap Delay Length
(pcph) (sec/veh) (veh) - -
96.3 3.2
Approach
LOS Delay
----- (sec/veh)
F
41.2
570 7.4 0.5 B
390.4 11.4 F
573 7.3 0.5 B
205.7
EB L 76 851 4.6 0.2 A 0.4
WB L 172 739 6.3 1.0 B 1.2
Intersection Delay = 303.5 sec/veh
* The calculated value was greater than 999.9.
f'
11
U
H
HCS: Unsignalized Intersections Release 2.1c PREG-WRUS.HCO Page 2
Worksheet for TWSC Intersection
--------------------------------------------------------
Step 1: RT from Minor Street NB SB
Conflicting Flows:
(vph)
340
284
Potential Capacity:
(pcph)
931
994
Movement Capacity:
(pcph)
931
994
Prob. of Queue -Free
--------------------------------------------------------
State:
0.89
0.92
Step 2: LT from Major
Street
WB
EB
--------------------------------------------------------
Conflicting Flows:
(vph)
681
567
Potential Capacity:
(pcph)
739
851
Movement Capacity:
(pcph)
739
851
Prob. of Queue -Free
State:
0.77
0.91
--------------------------------------------------------
Step 3: TH from Minor
Street
NB
SB
--------------------------------------------------------
Conflicting Flows:
(vph)
1473
1473
Potential Capacity:
(pcph)
150
150
Capacity Adjustment
Factor
due to Impeding Movements
0.70
0.70
Movement Capacity:
(pcph)
105
105
Prob. of Queue -Free
State:
0.93
0.93
--------------------------------------------------------
Step 4: LT from Minor
StreetNB
----------------------------
Conflicting Flows:
-------------
(vph)
-----------SB
1476
1476
Potential Capacity:
(pcph)
121
121
Maj or LT, Minor TH
Impedance Factor:
0.65
0.65
Adjusted Impedance
Factor:
0.73
0.73
Capacity Adjustment
Factor
due to Impeding Movements
0.67
0.65
Movement Capacity:
--------------------------------------------------------
(pcph)
82
79
Intersection
Performance Summary
Avg.
95%
Flow
Move
Shared
Total
Queue
Rate
Cap
Cap
Delay
Length LOS
Movement (pcph)
(pcph)
(pcph)(sec/veh)
(veh)
-------- ------
NB L 212
------
82
------
-------
*
------- -----
66.8 F
NB T 7
105
>
NB R 101
931
> 617
7.1
0.7 B
' SB L
SB T
SB R
108 79
7 105 >
76 994 > 580
846.4 19.8 F
7.2 0.5 B
Approach
Delay
(sec/veh)
*
483.E
HCS: Unsignalized Intersections Release 2.1c PREG-WRUS.HCO Page 1
0
J
L
�I
J
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601-
Ph: (540) 667-2139
Streets: (N-S) Wrights Run (E-W) VA Rte 642
Major Street Direction.... EW
Length of Time Analyzed... 60 (min)
Analyst ................... HCS
Date of Analysis.......... 7/1/97
Other Information ......... Eastgate Traffic
Two-way Stop -controlled Intersection
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
Stop/Yield
volumes
PHF
Grade
MC,s (o)
SU/RV's (o)
CV's (�)
PCE's
------------
1 2 < 0
Y
62 613 120
.9 .9 .9
0
1.10
---------------
1 2 < 0
Y
140 510 92
.9 .9 .9
0
1.10
----------------
1 1 < 0
174 5 83
.9 .9 .9
0
1.10 1.10 1.10
----------------
Adjustment Factors
1 1 < 0
88 5 62
.9 .9 .9
0
1.10 1.10 1.10
---------------
Vehicle
Critical
Follow-up
Maneuver
Gap (tg)
Time (tf)
------------------------------------------------------------------
Left Turn Major Road
5.50
2.10
Right Turn Minor Road
5.50
2.60
Through Traffic Minor Road
6.50
3.30
Left Turn Minor Road
7.00
3.40
Eastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 9A
VA Route 642/U.S. Route 522
Planning Analysis
Gilbert {i! Clifford &-Associates, Inc.
200 Aloth Cameron Sheet
Winchester, Virginia 22601
Path: '
File: PREG-642.OR9 18,176 a.. 7-01-97 7:21:22 am Page 1 %•)
I
C
� I
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4c 07-01-1997
Gilbert W. Clifford And Associates
--------------------------
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EXEG-642.HC9
Area Type: Other 6-27-97 pm pk
Comment: -Intersection -of-Rte -642/522-----------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
9. Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
Phase Combi
256
648
0.90
0.90
12.0
0
2
2
(Y/N) N
0
0
(Y/N) N
6
350
3.00
3.00
----------------
nation 1
2
0
----------------
Signal Operatioi
3 4
2
2
714
591
0.90
0.90
12.0
12.0
0
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
100
3.00
3.00
----------------
is
5
2
1
362
170
0.90
0.90
12.0
12.0
0
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
150
3.00
3.00
---------------
6
7
8
EB Left
*
NB Left
Thru
Thru
Right
*
Right
Peds
Peds
WB Left
SB Left
Thru
Thru
Right
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
40.OA
Green 24.OP
17.OA
Yellow/AR
3.0
Yellow/AR 3.0
3.0
Cycle Length:
90 secs
Phase
combination order: #1 #5
#6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group:
Adj Sat
V/c
g/C
Approach:
Mvmts
Cap
Flow
Ratio
Ratio Delay
LOS
Delay LOS
EB LR
669
1506
0.919
0.444 22.0
C
22.0 C
NB L
1079
3539
0.757
0.444 22.0
C
22.9 C
T
993
3725
0.695
0.267 24.1
C
SB T
993
3725
0.425
0.267 20.9
C
20.8 C
R
422
1583
0.052
0.267 18.7
C
HCS: Signalized Intersection Version 2.4c 07-01-1997 2
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EXEG-642.HC9
Area Type: Other 6-27-97 pm pk
Comment: Intersection of Rte 642/522
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
tion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
-----
Vol
PHF
Vol
Grp
Vol
Ln
Fact
Fact
Vol
LT
RT
EB
----
----
----
----
----
--
-----
------
----
----
----
Left
256
0.90
284
Thru
0
0.90
0
LR
615
1
1.000
1.000
615
0.46
0.54
Right
648
0.90
331
WB
NB
Left
714
0.90
793
L
793
2
1.030
1.000
817
1.00
0.00
Thru
591
0.90
657
T
657
2
1.050
1.000
690
0.00
0.00
SB
Thru
362
0.90
402
T
402
2
1.050
1.000
422
0.00
0.00
Right
-----------------------------------------------------------------------
170
0.90
22
R
22
1
1.000
1.000
22
0.00
1.00
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
Flow
Lns
W
HV
G
p
BB
A
RT
LT
Flow
EB
LR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.83
0.98
1506
WB
NB
0.29
1097
L
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
3539
T
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
3725
SB
T
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
3725
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.85
1.00
1583
L
u
J
1
IHCS: Signalized Intersection Version 2.4c 07-01-1997 3
'
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EXEG-642.HC9
Area Type: Other 6-27-97 pm pk
Comment: Intersection of Rte 642/522
Worksheet
Supplemental Permitted LT
APPROACH NB
Cycle Length, C
90
Actual Green Time for Lane Group, G
44
Effective Green Time for Lane Group, g
Opposing Effective Green Time, go
24
24
Number of Opposing Lanes, No
2
Number of Lanes in Lane Group, N
2
Adjusted Left -Turn Flow Rate, Vlt
793
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
19.83
Adjusted Opposing Flow Rate, Vo
422
'
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
5.28
Opposing Platoon Ratio, Rpo
1
'
Lost time per phase, tl
gf=Gexp(-0.882*LTC^0.717)-tl
3
0.00
Opposing Queue Ratio: qro=l-Rpo(go/C)
0.73
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
5.76
gu=g-gq (or g-gf)
18.24
fs=(875-0.625Vo)/1000
0.61
P1=Plt [1+{ (N-1) g/ (fsgu+4.5) }]
2.53
Ell
2.53
fmin
0.29
fm,(min=fmin;max=1.00)
0.29
'
flt= [fm+0 . 91 (N-1) ] /N
0.29
L
L
L
HCS: Signalized Intersection Version 2.4c 07-01-1997 4
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EXEG-642.HC9
Area Type: Other 6-27-97 pm pk
Comment: Intersection of Rte 642/522
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Capacity Analysis Worksheet
Adj
Adj Sat
Flow
Lane Group
Direction
Flow Rate
Flow Rate
Ratio Green
Ratio
Capacity
v/c
/LnGrp
---------
(v)
---------
(s)
---------
(v/s)
----------------
(g/C)
(c)
----------
Ratio
-----
EB
LR
615
1506
0.408
0.444
669
0.919 *
WB
NB Lsec.
293
1097
0.267
0.267
293
1.000 *
Lpri.
524
3539
0.148
0.222
786
0.667 *
Ltot.
817
1079
0.757
T
690
3725
0.185
0.267
993
0.695
SB
T
422
3725
0.113
0.267
993
0.425
R
22
1583
0.014
0.267
422
0.052
Sum (v/s)
critical
= 0.824
Lost Time/Cycle, L =
-----------------------------------------------------------------------
6.0 sec
Critical
v/c(x)
= 0.882
Level of Service Worksheet
'
Delay
Del
Lane
Calib
Delay
Lane Lane
Delay
LOS
Direction
v/c
g/C
d
Adj
Group
d
d
Grp Grp
By
By
/LnGrp
Ratio Ratio
1
Fact
Cap
2
2
Del LOS
App
App
---------
-----
-----
-----
-----
-----
-----
-----
---- ----
-----
---
EB
LR
0.919
0.444
17.8
1.000
669
4
4.2
22.0 C
22.0
C
WB
'
NB
L
0.757
0.444
19.8
1.000
1079
16
2.2
22.0 C
22.9
C
T
SB
0.695
0.267
22.6
1.000
993
16
1.5
24.1 C
T
0.425
0.267
20.7
1.000
993
16
0.2
20.9 C
20.8
C
R
0.052
0.267
18.7
1.000
422
16
0.0
18.7 C
'
---------------------------
Intersection
------
Delay
--
= 22.4
------
sec/veh Intersection
---------------------
LOS =
---- --
C
---
J
IHCS: Signalized Intersection Version 2.4c 07-01-1997 5
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
'
Analyst: Ram File Name:
EXEG-642.HC9
Area Type: Other 6-27-97 pm
pk
Comment: Intersection of Rte 642/522
'
Supplemental Uniform Delay Worksheet
Approach
Northbound
'
Adj. LT Vol (v)
793
v/c ratio (x)
0.76
Primary phase effective green
20.00
'
gq from Supplemental LT Worksheet
5.76
gu from Supplemental LT Worksheet
18.24
Red time (r)
46.00
Arrivals qa = v/(3600(max(x,1)
0.22
'
Primary Ph. Departures Sp=s/3600
0.98
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.40
Xperm
2.11
'
XProt
N/A
Case
5
Queue at begining of green arrow (Qa)
8.11
'
Queue at beginning of unsaturated green (Qu)
11.40
Residual queue (Qr)
0.00
Uniform Delay
19.78
INTERSECTION DIAGRAM
Intersection: Va Rte 642 and Us Rte 522
Time period: pm pk
volumes
SB Total
532
< v >
170 362 0
Legend
[X] = Level of Service
#—� = No. of Lanes
D-J = De facto Turn
1
v
EB Total
904
1 2
v
[C] [C]
[C]
Us Rte 522
Intersection
[C]
[C] [C]
2 2
0
i
0 WB Total
< 0
0
v
714
Va Rte 642
591
1305
NB Total
0
Eastgate Rezoning
Traffic Impact Stu(ly
Coun4, of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 9B
Wrights Run Road/VA Route 642
Planning Analysis
Gilbert JK Clifford cX Associates, Ine.
200 North Cameron Street
Winchester, !lrginia 22601
L
I
HCS: Signalized Intersection Version 2.4c 07-03-1997 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
Streets (E-W) Va Rte 642 (N-S) wrights run road
Analyst: HCS File Name: EGWR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed intersection with full development
No. Lanes
Volumes
PHF or PK15
Lane W (ft)
Grade
96 Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Traf f is
---------------
Eastbound
L R
--- T ---
1 1 1
62 613 120
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3 3
120
3.00 3.00 3.00
:andRoadwayCc
- - -
Westbound
L T R --- ---
1 1 1
140 510 93
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3 3
93
3.00 3.00 3.00
---------------
inditions
---------------
Northbound
L --- -T R --
1 1 <
174 5 83
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
83
3.00 3.00 3.00
---------------
Signal Operations
--------------
Southbound
L --- -T R --
1 1 <
88 5 62
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
62
3.00 3.00 3.00
---------------
Phase Combination 1 2 3 4 5 6 7 8
EB Left * * NB Left
Thru
* Thru
Right * Right
Peds Peds
WB Left
' Thru
Right
Peds
' NB Right
SB Right
I
Green
Yellow/AR
I
Cycle Length:
4.OP 26.OP
3.0 3.0
SB Left
Thru
Right
Peds
EB Right
WB Right
(Green 18.OP
Yellow/AR 3.0
57 secs Phase combination order: #1 #2 #5
1
HCS: Signalized Intersection Version 2.4c 07-03-1997 2
Streets: (E-W) Va Rte 642 (N-S) wrights run road
Analyst: HCS File Name: EGWR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed intersection with full development
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
tion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
Vol
PHF
Vol
Grp
Vol
Ln
Fact
Fact
Vol
LT
RT
-----
EB
----
----
----
----
----
--
-----
------
----
----
----
Left
62
0.90
69
L
69
1
1.000
1.000
69
1.00
0.00
Thru
613
0.90
681
T
681
1
1.000
1.000
681
0.00
0.00
Right
120
0.90
0
R
0
1
1.000
1.000
0
0.00
1.00
WB
Left
140
0.90
156
L
156
1
1.000
1.000
156
1.00
0.00
Thru
510
0.90
567
T
567
1
1.000
1.000
567
0.00
0.00
Right
93
0.90
0
R
0
1
1.000
1.000
0
0.00
1.00
NB
Left
174
0.90
193
L
193
1
1.000
1.000
193
1.00
0.00
Thru
5
0.90
6
TR
6
1
1.000
1.000
6
0.00
0.00
Right
83
0.90
0
SB
Left
88
0.90
98
L
98
1
1.000
1.000
98
1.00
0.00
Thru
5
0.90
6
TR
6
1
1.000
1.000
6
0.00
0.00
Right
-----------------------------------------------------------------------
62
0.90
0
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
Flow
Lns
W
HV
G
-----
p
-----
BB
-----
A
-----
RT
-----
LT
-----
Flow
----
------
EB
----
---
-----
-----
0.14
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
WB
0.14
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
NB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.93
1737
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
SB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.93
1737
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
HCS: Signalized Intersection Version 2.4c
07-03-1997 3
'
Streets (E-W) Va Rte 642 (N-S) wrights
run road
Analyst: HCS File Name: EGWR-SIG.HC9
Area Type: Other 7-1-97 PK HR
'
Comment: Eastgate Traffic proposed intersection with
full development
Supplemental Permitted LT Worksheet
--- ---- -- -
'
APPROACH
EB
Cycle Length, C
57
'
Actual Green Time for Lane Group, G
Effective Green Time for Lane Group, g
33
29
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
'
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
69
Proportion of Left Turns in Lane Group, Plt
1.00
'
Left Turns per Cycle: LTC=Vlt*C/3600
1.09
Adjusted Opposing Flow Rate, Vo
567
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
8.98
Opposing Platoon Ratio, Rpo
1
'
Lost time per phase, tl
0
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.54
'
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
14.26
gu=g-gq (or g-gf)
14.74
fs=(875-0.625Vo)/1000
0.52
P1=Plt [l+{ (N-1) g/ (fsgu+4.5) )]
1.00
'
Ell
7.39
fmin
0.14
fm,(min=fmin;max=1.00)
0.14
'
flt= [fm+0 . 91 (N-1) ] /N
0.14
'
APPROACH
Cycle Length, C
WB
57
Actual Green Time for Lane Group, G
33
Effective Green Time for Lane Group, g
29
'
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
156
'
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
2.47
'
Adjusted Opposing Flow Rate, Vo
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
681
10.78
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
0
'
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.54
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
18.87
gu=g-gq (or g-gf)
10.13
'
fs=(875-0.625Vo)/1000
0.45
Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }]
1.00
'
Ell
fmin
8.20
0.14
fm,(min=fmin;max=1.00)
0.14
I
I
flt= [fm+0 .91 (N-1) ] /N
0.14
APPROACH
NB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
193
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
3.06
Adjusted Opposing Flow Rate, Vo
6
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
0.09
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.87
Pl=Plt [1+{ (N-1) g/ (fsgu+4.5) )]
1.00
Ell
1.07
fmin
0.22
fm,(min=fmin;max=1.00)
0.93
flt= [fm+0 . 91 (N-1) ] /N
0.93
APPROACH
SB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
98
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.55
Adjusted Opposing Flow Rate, Vo
6
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
0.09
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.87
Pl=Plt [1+{ (N-1) g/ (fsgu+4.5) )]
1.00
Ell
1.07
fmin
0.22
fm,(min=fmin;max=1.00)
0.93
flt= [fm+0 . 91 (N-1) ] /N
0.93
HCS: Signalized Intersection Version 2.4c 07-03-1997 4
Streets: (E-W) Va Rte 642 (N-S) wrights run road
Analyst: HCS File Name: EGWR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed intersection with full development
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Capacity Analysis Worksheet
Adj
Adj Sat
Flow
Lane Group
Direction
Flow Rate
Flow Rate
Ratio Green
Ratio
Capacity
v/c
/LnGrp
---------
(v)
---------
(s)
---------
(v/s)
(g/C)
(c)
Ratio
EB Lsec.
0
257
----------------
0.000
----------
0.509
131
-----
0.000
Lpri.
69
1770
0.039
0.070
124
0.556
Ltot.
69
255
0.271
T
681
1863
0.366
0.456
850
0.801 *
R
0
1863
0.000
0.456
850
0.000
WB Lsec.
32
257
0.125
0.509
131
0.244
Lpri.
124
1770
0.070
0.070
124
1.000 *
Ltot.
156
255
0.612
T
567
1863
0.304
0.456
850
0.667
R
0
1863
0.000
0.456
850
0.000
NB
L
193
1737
0.111
0.316
549
0.352
TR
6
1863
0.003
0.316
588
0.010
SB
L
98
1737
0.056
0.316
549
0.179
TR
6
1863
0.003
0.316
588
0.010
Sum (v/s)
critical
= 0.547
Lost Time/Cycle, L =
-----------------------------------------------------------------------
9.0 sec
Critical
v/c(x)
= 0.649
Level of Service Worksheet
Delay
Del
Lane
Calib
Delay
Lane Lane
Delay
LOS
Direction
v/c
g/C
d
Adj
Group
d
d
Grp Grp
By
By
/LnGrp
Ratio Ratio
1
Fact
Cap
2
2
Del LOS
App
-----
App
---
---------
EB
-----
-----
-----
-----
-----
-----
-----
---- ----
L
0.271
0.193
5.6
1.000
255
16
0.1
5.7 B
13.2
B
T
0.801
0.456
10.1
1.000
850
16
3.9
14.0 B
R
0.000
0.456
0.0
1.000
850
0
0.0
0.0 A
WB
L
0.612
0.193
7.2
1.000
255
16
3.0
10.2 B
10.5
B
T
0.667
0.456
9.2
1.000
850
16
1.4
10.6 B
R
0.000
0.456
0.0
1.000
850
0
0.0
0.0 A
NB
L
0.352
0.316
11.4
1.000
549
16
0.2
11.6 B
11.5
B
TR
0.010
0.316
10.2
1.000
588
16
0.0
10.2 B
SB
L
0.179
0.316
10.7
1.000
549
16
0.0
10.8 B
10.7
B
TR
0.010
0.316
10.2
1.000
588
16
0.0
10.2 B
-----------------------------------------------------------------------
Intersection
Delay
= 11.8
sec/veh Intersection
LOS =
B
1
HCS: Signalized Intersection Version 2.4c
07-03-1997 5
' Streets (E-W) Va Rte 642 (N-S) wrights
run road
Analyst: HCS File Name: EGWR-SIG.HC9
Area Type: Other 7-1-97 PK HR
' Comment: Eastgate Traffic proposed intersection with
full development
Supplemental Uniform Delay Worksheet
Lproach
Eastbound
Adj. LT Vol (v)
69
/c ratio (x)
0.27
rimary phase effective green
4.00
q from Supplemental LT Worksheet
14.26
from Supplemental LT Worksheet
14.74
d time (r)
fr
24.00
rivals qa = v/(3600(max(x,l)
0.02
Primary Ph. Departures Sp=s/3600
0.49
econdary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.14
perm
0.27
Xprot
0.27
1
fase
ueue at begining of green arrow (Qa)
0.46
ueue at beginning of unsaturated green (Qu)
0.27
queue (Qr)
0.00
iesidual
niform Delay
5.56
Approach Westbound
dj . LT Vol (v) 156
/c ratio (x) 0.61
Primary phase effective green 4.00
q from Supplemental LT Worksheet 18.87
from Supplemental LT Worksheet 10.13
ed time (r) 24.00
,krrivals qa = v/(3600(max(x,l) 0.04
rimary Ph. Departures Sp=s/3600 0.49
Q-econdary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.20
Xperm 0.61
prot 0.62
ase 1
Queue at begining of green arrow (Qa) 1.04
Ce
eue at beginning of unsaturated green (Qu) 0.82
sidual queue (Qr) 0.00
iform Delay 7.22
Eastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 9C
Rams Head Road/VA Route 642
Planning Analysis
Gilber9 1G' Clifforzl &Associates, Inc.
200 North Cameron Street
11?11chester, Virginia 22601
1
I
HCS: Signalized Intersection Version 2.4c 07-03-1997 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
-----------------------
Streets: (E-W) Va Rte 642 (N-S) rams head road
Analyst: HCS File Name: EGRR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed signalized int with full development
No. Lanes
Volumes
PHF.or PK15
Lane W ( f t )
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Traffic
-----
Eastbound
L --- -T R --
1 1 <
63 656 11
0.90 0.90 0.90.
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
0
3.00 3.00 3.00
and Roadway Cc
-
Westbound
---- -T-- R
1 1 <
16 667 77
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
0
3.00 3.00 3.00
---------------
inditions
---------------
Northbound
L T R --- ---
1 1 <
40 5 60
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
0
3.00 3.00 3.00
---------------
Signal Operations
--------------
Southbound
L --- -T R --
1 1 <
72 5 62
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) .N
0
0
(Y/N) N
3 3
0
3.00 3.00 3.00
---------------
Phase Combination 1 2 3 4 5 6 7 8
EB Left * NB Left
Thru * Thru
Right * Right
Peds Peds
WB Left
Thru
Right
Peds
NB Right
SB Right
Green
Yellow/AR
Cycle Length:
33.OP
3.0
SD Left
Thru
Right
Peds
EB Right
WB Right
Green 18.OP
Yellow/AR 3.0
57 secs Phase combination order: #1 #5
HCS: Signalized Intersection Version 2.4c 07-03-1997 2
Streets: (E-W) Va Rte 642 (N-S) rams head road
Analyst: HCS File Name: EGRR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed signalized int with full development
-----------------------------------------------------------------------
-----------------------------------------------------------------------
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
tion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
Vol
PHF
Vol
Grp
Vol
Ln
Fact
Fact
Vol
LT
RT
-----
EB
----
----
----
----
----
--
-----
------
----
----
----
Left
63
0.90
70
L
70
1
1.000
1.000
70
1.00
0.00
Thru
656
0.90
729
TR
741
1
1.000
1.000
741
0.00
0.02
Right
11
0.90
12
WB
Left
16
0.90
18
L
18
1
1.000
1.000
18
1.00
0.00
Thru
667
0.90
741
TR
827
1
1.000
1.000
827
0.00
0.10
Right
77
0.90
86
NB
Left
40
0.90
44
L
44
1
1.000
1.000
44
1.00
0.00
Thru
5
0.90
6
TR
73
1
1.000
1.000
73
0.00
0.92
Right
60
0.90
67
SB
Left
72
0.90
80
L
80
1
1.000
1.000
80
1.00
0.00
Thru
5
0.90
6
TR
75
1
1.000
1.000
75
0.00
0.92
Right
-----------------------------------------------------------------------
62
0.90
69
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
Flow
Lns
W
HV
G
p
BB
A
RT
LT
Flow
EB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.12
226
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1858
WB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.12
226
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.98
1.00
1834
NB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.77
1440
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.86
1.00
1606
SB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.78
1447
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.86
1.00
1606
�I
HCS: Signalized Intersection Version 2.4c 07-03-1997 3
Streets: (E-W) Va Rte 642 (N-S) rams head road
Analyst: HCS File Name: EGRR-SIG.HC9
Area Type: Other 7-1-97 PK HR
Comment: Eastgate Traffic proposed signalized int with full development
Supplemental Permitted LT Worksheet
APPROACH
Cycle Length, C
Actual Green Time for Lane Group, G
Effective Green Time for Lane Group, g
Opposing Effective Green Time, go
Number of Opposing Lanes, No
Number of Lanes in Lane Group, N
Adjusted Left -Turn Flow Rate, Vlt
Proportion of Left Turns in Lane Group, Plt
Left Turns per Cycle: LTC=Vlt*C/3600
Adjusted Opposing Flow Rate, Vo
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
' Opposing Platoon Ratio, Rpo
Lost time per phase, tl
gf=Gexp(-0.882*LTC^0.717)-tl
Opposing Queue Ratio: qro=1-Rpo(go/C)
' gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
gu=g-gq (or g-gf)
fs=(875-0.625Vo)/1000
' Pl=Plt [l+{ (N-1) g/ (fsgu+4.5) }]
Ell
fmin
' fm, (min=fmin; max=1. 00 )
flt= [fm+0 . 91 (N-1) ] /N
' APPROACH
Cycle Length, C
Actual Green Time for Lane Group, G
Effective Green Time for Lane Group, g
' Opposing Effective Green Time, go
Number of Opposing Lanes, No
Number of Lanes in Lane Group, N
' Adjusted Left -Turn Flow Rate, Vlt
Proportion of Left Turns in Lane Group, Plt
Left Turns per Cycle: LTC=Vlt*C/3600
Adjusted Opposing Flow Rate, Vo
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
Opposing Platoon Ratio, Rpo
Lost time per phase, tl
gf=Gexp(-0.882*LTC^0.717)-tl
Opposing Queue Ratio: qro=1-Rpo(go/C)
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
gu=g-gq (or g-gf)
fs=(875-0.625Vo)/1000
Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }]
' Ell
fmin
fm, (min=fmin;inax=1.00)
EB
57
33
33
33
1
1
70
1.00
1.11
827
13.09
1
3
0.00
0.42
17.40
15.60
0.36
1.00
10.40
0.12
0.12
0.12
WB
57
33
33
33
1
1
18
1.00
0.28
741
11.73
1
3
0.00
0.42
13.79
19.21
0.41
1.00
8.72
0.12
0.12
L
I I
F
flt= [fm+0 .91 (N-1) ] /N
0.12
APPROACH
NB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
44
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
0.70
Adjusted Opposing Flow Rate, Vo
75
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
1.19
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.83
Pl=Plt [l+{ (N-1) g/ (fsgu+4 .5) } ]
1.00
Ell
1.29
fmin
0.22
fm,(min=fmin;max=1.00)
0.77
flt= [fm+0 . 91 (N-1) ] /N
0.77
APPROACH
SB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
80
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.27
Adjusted Opposing Flow Rate, Vo
73
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
1.16
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.83
Pl=Plt [l+{ (N-1) g/ (fsgu+4.5) }]
1.00
Ell
1.29
fmin
0.22
fm,(min=fmin;max=1.00)
0.78
flt= [fm+0 . 91 (N-1) ] /N
0.78
7
1
HCS: Signalized Intersection Version 2.4c 07-03-1997 4
' Streets (E-W) Va Rte 642 (N-S) rams head road
Analyst: HCS File Name: EGRR-SIG.HC9
Area Type: OtherPK
__ _- _7-1_HR
Comment_EastgateTrafficproposedsignalizedint- with -full development
evelopment
Capacity Analysis Worksheet
Adj
Adj Sat
Flow
Lane Group
Direction
Flow Rate Flow Rate
Ratio Green
Ratio Capacity
v/c
'
/LnGrp
---------
(v)
---------
(s)
---------
(v/s)
----------------
(g/C)
----------
(c)
Ratio
-----
EB
'
L
70
226
0.310
0.579
131
0.535
TR
741
1858
0.399
0.579
1076
0.689
WB
L
18
226
0.080
0.579
131
0.138
'
TR
827
1834
0.451
0.579
1062
0.779
NB
L
44
1440
0.031
0.316
455
0.097
'
TR
73
1606
0.045
0.316
507
0.144
SB
L
80
1447
0.055
0.316
457
0.175
'
TR
75
1606
0.047
0.316
507
0.148
Sum (v/s)
critical =
0.506
Lost Time/Cycle,
L = 6.0 sec Critical
v/c(x) =
0.566
-----------------------------------------------------------------------
Level of Service Worksheet
Delay
Del Lane Calib Delay
Lane Lane Delay
LOS
Direction
v/c
g/C d
Adj Group
d d
Grp Grp
By
By
/LnGrp
Ratio Ratio
1
Fact Cap
2 2
Del LOS
App
App
---------
----- -----
-----
----- ----- -----
-----
---- ----
-----
---
EB
L
0.535
0.579 5.6
1.000 131
16 3.3
8.8 B
7.8
B
'
TR
0.689
0.579 6.4
1.000 1076
16 1.3
7.7 B
WB
L
0.138
0.579 4.2
1.000 131
16 0.0
4.2 A
9.5
B
TR
0.779
0.579 7.0
1.000 1062
16 2.6
9.6 B
'
NB
L
0.097
0.316 10.5
1.000 455
16 0.0
10.5 B
10.6
B
'
TR
SB
0.144
0.316 10.6
1.000 507
16 0.0
10.6 B
L
0.175
0.316 10.7
1.000 457
16 0.0
10.8 B
10.7
B
TR
0.148
0.316 10.6
1.000 507
16 0.0
10.6 B
'
--------
-- Intersection Delay-=- 9_0
-------
sec/veh Intersection LOS =
------------------------- --
B
--
Eastgate Rezoning
Traffic Impact Study
County of Frederick, Virginia
Eastgate Commerce Center
Traffic Impact Study
County of Frederick, Virginia
Attachment 10
Stacking Length Summary
Gilbert IV. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, Firginia 22601
Left Turn Lane
Stacking Length Summary
Number of Lanes Length (ft.)
522 Northbound 2 220
642 At 522 1 200
642 at W rights Run Road
Westbound 1 100
Eastbound 1 100
642 At Rams Head Road
Westbound 1 100
East bound 1 100
Right Turn Lane
522 Southbound 1 100
gilbert w. clifford and associates Lane Length
Revision 1.0-1 July 1997 Attachment-10
A X R E C E I P T -
UNTY OF FRErF
WT LIAM ORNDOFF, JR
0• DX 225
.NCHESTER VA 22604
96 REAL ESTATE
.7.02 ACRES
Y E A R 1 9 g 6
Ticket #:00343840001 @@
Date : 6/10/96
Register: COS/WA
Trans. #: 48069
Dept # RE9601
ACCT# 24287
76 A 53 Previous Principal
Acres: 227.02 Balance $ 5034.60
na: 1602100 Principal Being Paid $ 5034.60
Imp: 76100 Penalty $ .00
IGHTS RUN L.P. Interest $ .00
Amount Paid $ 5034.60 {
00 SHIRLINGTON RD #1200
LINGTON, VA *Balance Due {.
206 as of 6/10/96$ .00
CK WASH FED 315
d by WRIGHTS RUN LIMITED PARTNERSHIP
BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST.
A X R E C E I P T _
OUNTY OF FREDERICK
• LLIAM ORNDOFF, JR
•0. BOX 225
INCHESTER VA 22604
996 REAL ESTATE
17.01 ACRES
(DUPLICATE)
Y E A R 1 9 9 6 Ticket
#:00343840002 @@
Date : 12/12/96
Register: DMS/WA
Trans. #: 59052
Dept # RE9602
ACCT# 24287
76 A 53 Previous Principal
Acres: 227.02 Balance $ 5034.60
and: 1602100 Principal Being Paid $ 5034.60
Imp: 76100 Penalty $ .00
RIGHTS RUN L.P. Interest $ .00
Amount Paid $ 5034.60
800 SHIRLINGTON RD #1200
LINGTON, VA *Balance Due
206 as of12/12/96$ .00
CK FNB 1012
Pd by OMINEX INC
Y BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST.
n
U
(DUPLICATE)
C. �•%. /��. %
0
•
:�b
r, o
• :
CAHDaSH
N OOO
u719PG642
THIS DEED made and dated this J14 day of
`) , 1989, from R. J. TURNER and MARY M.
TURNER, his wife, parties of the first part, hereinafter
referred to as the Grantors, to WRIGHT'S RUN L. P
n
Virginia limited partnership, party of the second part,
hereinafter referred to as the Grantee.
WITNESSETH: That in consideration of the sum of Ten
Dollars, ($10.00), and other valuable considerations paid the
Grantors by the Grantee on or before the delivery of this
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
simple, the following real estate, together with all
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 south
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. Motacia, 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 HOWEVER,
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 ux, of record in
Deed Book 490, Page 25, among the same land records.
WITNESS the following signatures and seals:
�l
0
•
DIc719�c643
#..{NER
MARY TURNER
STATE OF VIRGINIA
OF _ k!_)trty��9�7" , to —wit:
The foregoing instrument was acknowledged before me this
I�III,
day of _IIIa16 1989. by R. J. Turner and
Mary M. Turner, his wife, Grantors.
My commission expires o n 1p�.,%Ip� Qri l 1`'I`l:l
Notary Public
c�•!�-
$MAAA. M(CANDUSK II
DOCXW00D
1
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. ................................
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W phys a "Us""a or Like land bo,Wula ted hamrym t`� T6.
��^•ro. F"Md TN 4. her L or even
our a.d laad oou.darin aaa We t=he WAry ve Dereitaa.
ttt.. tr p►T.ky muatas. as tr Land Yd gene. wnr7« -.us. the'... la.o.0
.y�._ . tr aur.eror ltae carried otrt the L%N t.nl0.e ltw for t1w Wrv" ead r 4 .ao.e«utr.Llrvepor•.pVt00t.uaa.
' U reaprtT. zz' .7. 10 (us) Kan front Lae due e.""L moved h .0 psrtSe. involved vrU the
Pon tee of tAtg u+-s fee x Iranri.r N W Ydro. meet r ti.o+. (or . re.`iii�, ser,.adw w�payebriie `^� rr...r and w ..1..e.u.�,. Ir rn+e.. It...
�. tdatada, .ftl,la a da" of tkk
O •a b- tdmv r oa1T to r .eed for the .f matrwiv Title la.
� •T. ►ar aJta.e .be relet y n ennrx. A s ml HOUSE LOCATION SURVEY' r .a
µ� r or W ph7unl wvclw, to tAe aaLtly r.t raw a1 Like Una of the
M' area os owy. a. oo A- 0 n W` t1111V—P-lq for vnlfkatloa of lonU of ItadR w�eT.
e4. �rouad etu d" Won dl{Slaj
am " Opel Thu ben preyrred .it", tLe b mnl of a Lfik upon and dor eat tbarefore
--1611107 ladkale aG me .W L.. on
0 T1L� pUa nano, M d (c fv a.T I of Tin. eon.trvcdoa .tuuaever Ixludlnr. but not Led to, addttlood to boom, .LILa, e.l1A• PO R , PUMSE WKAnor to tr a atlon for Y loDU a for LWA4 WPow ANY AL
TSOlVPR IS SiRICiLY f�RRIDDPII ORATION OF T}{L3 FLAT
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M!(BIP'I'ION OF TAX MAP pARMZ 76-A-53 and 67-5-0 -16), Op.vuon Magisterial Dlotrict,
irederick County, Ylrglnls, located on U. 3. Rt. 522, 5.4 miles south of U. S. Rt. 50
at Winchester, Ylrginla.
"HD3M nM at a found (Deck center cone. men.) Virginia Hwy. Mon. POINT NO. 76
on the westerly right-of-way of U. 3. Route No. 522, P. T. Station 540 • 67.99 as per
Ye. Hwy. Plan Project (Old Ar-1, 377 11-2, 2634-02. 2634-10, right-of-way 4-17-56,
Sheet 6 of 18, said right-of-way being 95 feet at this hwy. station)
T1f1:yCE with the arc of a curve to the left on the we3terly right-of-way of U.3.
Route No. 522,36G.292 feet, having a radlvs of 1965.585 feet, a delta of 10' 40' 38',
a chord distance of 365.7623 feet, a chord bearing of 5 13* 55' 24" E, to an Iron
pipe set (POINT NO. 73) 3.1 feet southwest of an existing fence line and 0.3 feet
North of Paskel's property feace•llns;
T MCE leaving the 95 foot right -of -ray of U. S. Rt. No. 522 and with the
northerly line of Daskel 3 69' 52' 13" W 198.40 lest 'i an Iron pipe set 3.2 feet
west of an existing fence corer, POINT NO. 57;
THENCE with the southwest line of Paskel 3 19' 23' 27" E 145.00 feet to an Iron
pipe sat at& fence post corner, said pipe being In the northerly line of Patrick,
POINT NO. 58;
THENM WITH the northerly line of Patrick 3 62' 43' 13" W 201.56 feet to an
lrm pipe west of an ullitlag fence corner, POINT 110. 70;
TIUKE with the westerly Ile of Patrick 3 25' 22' 44" E 300.00 fast to an Iron
pipe, a corm= corner to Patrick, POINT NO. 69;
MUNCE with the westerly line of Patrick and Lesko 3 36' 21' 13" W 1209.20 fast
to a found force post, a coon corner of Lesko and Gibson, POINT 190. 91;
MaNCE with the northerly lie of Gi.0 on 3 77' 42' 38" W 850.26 feet to an Iron
pipe set 3 feet southwest of an 8" cedar tree on the fence line, POINT NO. 56;
T1Mid VIM the northerly line of Glb3on and Tuckor (Lot 11). lertig (Lot 10).
Bsac" (Lot 9) as per subdivision plat recorded in the land records In Deed book 480
at page 204, It 41' 00' 59" W 1345.04 feet to a found re -bar, the northerly corner of;
Lot 9, POINT NO. Mr;
TMF = N 73e 19' 45" W 594.77 fact to an Iron pipe, Point No. 58;
THENCE H 43e 31' 18" W 363.21 feet to a found Iron pin, a coomon corner to Schouten,
POIXT NO. 95;
71MVZ with the easterly line of Scheulen N 550 51' 48" E 1925.10 fast to a
found split planted stons at a fence corner, POINT No. 124;
TiMCE WITH the northerly line of 3choulen N 57' 44' 03" W 608.75 feet to a 20"
red ask tree In the fence line, POINT NO. 98;
LOUIS J. MATAGIA
CwUflod land Sury ror
P.O. Box 436 Oum lorry VA 22027
1 (703) 573-0135
F
C
i'
i Pis 2 dKT 19rc655
T1iEKS with the northerly line of Snheulan and Sargent -is estate it 58' 48' 02" T
1536.20 feet to an Iron pipe set at a fence corner, a common corner of Sargent and
Heflin, POINT NO. 123;
7hiF2iCE with the easterly line of Heflin N 34' 55' 47" L 1422.40 feet to a found
square Iron rod beside a planted stone at a fence corner, ■ corner to Tinsman,
POINT NO. 125;
TMC3 with the southerly line of Tinsman 3 89' 18' 48" Y 1551.94 fast to
I a fence post In concrete, A cocoon corner of Tlnaman and Susptlon, POINT NO. 92;
TMICE with the southern line of Sumptlon 3 68' 18' 57" Y 944.41 feet to a
found Iron rod at a fence corner In the westerly line of Pletcher, POINT NO. 120;
Ti02)CT with the westerly line of Pletcher 3 14' 5402" T 239.31 feet to an
Iron pipe set at a found fence post corner, a caasaon corner of Pletcher and painter,
POINT NO. 119;
ITMia with the Westerly line of Painter 3 15e 11' 53" R 223.92 feet to as
i Iron pipe set at a fence corner, POINT N0, ill;
THEXX with the southerly line of Painter 3 67e 45, 47" I 530.47 feet to
tt an Iron pipe at A fence corner In the Westerly right -of -Amy of U. S. Route No. 522
j with a right-of-way of 80 feet, POINT )i0, 77;1 ,
T1OliCY with the Westerly right-of-way (60 feet wide) Of U- 3. Route No. 522,
to 6' 58' 54" i 668.43 feet to the back center of a found broken Virginia Hwy. Yon,,
POINT NO. 80;
'1i02)CY with said right-of-way 3 8' 27' 48" ! 250.03 feet to the back canter of
a found Va- kr7.'Mon. (right-of-way 80 fast wide), POINT NO. 79;
TIFF = 3 81" 32' 08" T 13.00 fast to an Iron pipe set on the northerly edge of
a gravel drlvawe y, the right-of-way being 95 feet wide, POINT 110. 78;
TIil2)CT NI7U Bald right -of -ray 3 Be 25' 43" E 273.44 feet to the found Ya.
(, ltry. Yon., center of t G back or West side of the even., POINT N0, 75, the point of
F beginning, containing 240.8940 Acres as per boundary survey by Louis J. Yatacla, C.L.3.,
dated June 16, 1989, the plat to his recorded with the written descrlpt
¢ State of Virginia, County of Fairfax. Louie J. ticla�Date
r, TO MIT: 34scribe and sworn to me and In the State and County, Thla W� Day cf
im. 1989.
Yy c0=13alon Expires Yy0�a1p1aoEaplrmalt�rNtO lYmt
........................................
' VIRGINIA. FREDERICK COUNTY, SCT.
This insUumont of riti was produced to me on the
i II� �
3y0�m 10-M It S:O, aosary wDllo �/
and with certificate ck i0smont thcrato annexcd
was admitted to record. Tax impo'.ed by See. 5&ti4.1 of
ind 5&54 have been paid , it aucssabM.
Q CLERK LOUIS J. MATAMA
CerUfbd lend SwMaa
P.O. Box 436 Dam Lorne, VA 22027
(703) 573-0135
COMMONWE - LTH of 'y'1RQIN1A
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONER P.O. BOX 278
EDINpUPr, VA 22824.0278
June 23, 1997
Mr. Charles E. Maddox, Jr., P.E., V.P.
G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Chuck:
.TERRY A. COPP
RESIDENT ENGINEER
TELE (540) 984-5600
FAX (540) 984.5607
Ref: Eastgate Commerce Center
Routes 522 & 642
Frederick County
On last Wednesday, June 18, 1997 I met with Mr. Evan Wyatt and Mr. Mike Ruddy of
the Frederick County Planning Department to discuss the rezoning of the referenced
development. They shared an impact analysis statement with me which included traffic
data.
In our April 9,1997 letter to Mr. Steve Gyurisin of your office we indicated we felt a trip
generation analysis should be completed in order to determine specific impacts. If this
analysis is available, we would appreciate you providing us with a copy for review.
If you have any questions, please let me know.
Sincerely,
(: I/ i. 4ZZ �'
Robert B. Childress
Trans. Permits & Subdivision
Specialist Supervisor
RBC/ rf
xc: Mr. S. A. Melnikoff
Mr. Kris Tierney, Attn: Mr. Evan Wyatt ': �'� Q `
c; v wt,, av
WE KEEP VIRGINIA MOVING
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
April 21, 1997
Gilbert W. Clifford & Associates
Attn: Stephen M. Gyurisin
200 North Cameron Street
Winchester, Virginia 22601
Dear Steve:
I have reviewed the information provided by your firm for the referenced review applications.
In order to determine the appropriate review fees, the following items need to be addressed:
1) Your cover letter states that 34.19 acres of land will be rezoned from RA to B2, B3 and
M1; however, the plan indicates that 33.20 acres will be rezoned. Please provide the
correct acreage.
2) The rezoning review fee is calculated using a total of 34.19 acres. This is appropriate
for the RA portion (unless the acreage is modified based on the first item); however,
it does not account for acreage that is currently zoned B2, B3 and M1 that is being
rezoned. Please provide information that depicts the total amount of acreage that is
being rezoned regardless of the current zoning classification.
3) Your cover letter states that the master development plan review fee is based on a total
of 124.89 acres. The plan indicates that Eastgate Commerce Center totals 235.75 acres.
Our department would not require a fee for the portion zoned RA which totals 79 acres
or for the Jouan Inc., tract which totals 20.76 acres; therefore, the review fee should be
based on the remaining area of 135.99 acres.
The Capital Facilities Impact Model will be only applied to the acreage that is being rezoned
from RA to another classification and the monetary proffers from the original rezoning will
be applied to the remaining area. Metes and bounds descriptions will need to be provided for
all zoning lines within Eastgate Commerce Center to allow our department to accurately
update the count} s database and mapping files.
Please contact me if you have any questions regarding this letter.
Sincerely,
Evan A. Wyatt, Deputy Director
107 North Kent Street • Winchester. Virginia 22601-5000
0 0
gilbert w. clif ford & associates, inc.
200 North Cameron Street • Winchester, Virginia 22601
540-667-2139 9 Fax: 540-665-0493
MEMORANDUM
To: Kris Tierney, Frederick County Planning Director
From: Stephen M. Gyurisin
Re: Eastgate Commerce Center
Rezoning and Master Development Plan
Date: March 18, 1997
Attached are two sets of rezoning plans and a copy of the Rezoning Request
Proffers for the Eastgate Commerce Center. Please review these plans and
proffers and call me with any comments you may have.
Rezoning
The Eastgate rezoning consists of the following changes calculated for your to
run fiscal impacts:
RA to B2 23.68 Acres
RA to B3 9.28 Acres
RA to M1 1.23 Acres
34.19 Acres
Please let me know what your model determines for fiscal impact.
Based on the 34.19 acre change I have calculated the rezoning application fee at
$1,771.65. A base fee of $550.00 plus $1,196.65 ($35.00 X 34.19 acres) plus $25.00 for
rezoning sign. If these fees are correct please let me know.
Master Development
Plan
The master development
plan fees are calculated as follows:
$1,300.00
Base Fee
$2,000.00
($40.00 X 50 Acres)
2 246.70
($30.00 X 74.89 Acres)
$5,546.70
Total MDP Fees
This is based upon a master planned area of 124.89 acres.
Please let me know if this amount is correct.
SMG:cls
attachments
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
April 17, 1997
Mr. Steve Gyurisin
G. W. Clifford and Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
RE: Eastgate Commerce Center
Dear Steve:
In response to your request for written comments on the above project, I will attempt to recall the
main points of our numerous conversations regarding the same. As you and I know, there has
been no formal review of the project and it has been a number of weeks since we last spoke about
it; therefore, the following comments should in no way be considered a complete list of issues or
items that may need to be addressed on this site.
First and foremost, a new traffic impact analysis will need to be conducted. The last version of
the proposed plan I saw had a number of significant variations from the plan which was approved.
The traffic flows resulting from these changes could potentially be significantly different than
those previously anticipated. The frontage of both Routes 642 and 522 will need to address
visual concerns through buffering, landscaping and sign control. Also, entrances onto Route 522
from the proposed B-2 area should be kept to a minimum. It might even be preferable to have all
entrances to the site come off of either Route 642 or the southern east/west road.
I am uncertain if your client has decided whether to submit a rezoning and Master Development
Plan simultaneously, or do the rezoning first. If the rezoning is submitted first, it would be
advisable to have a generalized development plan proffered in order to address the many road
layout issues. The Master Development Plan, as well as the rezoning, will need to somehow
address the remaining property to the south which is under the same ownership. The manner in
which this property develops will have an impact on the road system proposed, in particular the
southern connection to Route 522.
Items which were proffered as part of the original rezoning will need to somehow be addressed as
part of the revised proposal. It may be best to make it clear that the existing proffers stand, and
address only issues relating to acreage which will be rezoned as part of the pending submission.
t07 North Kent Street • Winchester, Virginia 22601-5000
Mr. Steve Gyurisin
Page 2
April 17, 1997
I hope these comments are of some use to you and your client in preparing your application(s). I
would be happy to discuss any of these items if you so desire.
Sincerely,
Kris C. Tierney, AICP
Planning and Development Director
KCT/cc
cc: Robert M. Sager
COUNTY of FREDE#K
Department of Planning and Development, 107 North Kent Street • Winchester, Virginia 22601-5000
Telephone: 540/665-5651 FAX:540/678-0682
FAX
TO: STtvE G'/vRxSl rl
COMPANY: G A -I • r Assoa. .
FAX #: L5±�) L S - b" 3
Remarks:
S-Mve: .
Date: - S / 11-' 9 -%
Number of Pages (including cover sheet)_
a- TZAN ErNC j4 )Nb£P1 RDEY-
`ro Rev o l D C o rJ �s o,til . I H-E Om L->r i M P ►'� CT'
Z 3 fi i-c�t s c
Go _T�'� -'T ►") E l y o U Tl on I A-t----
From the desk of: EV4N A . \„ IvATF—
OUTPUT MODULE
Fire Department
Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
TOTAL
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
•
Net
C*for
Fiscal
T s to
Capital
Impact
Capital
Net
Q-Qst5
Q10jit
-Q.Q,5h
l.mant
$397
$2,507
$0
$1,620
$0
$0
$914,925
$0
$0
,$Q
$2,018
$13,688,366
$971,818
$0
$4,403.43
NOTES: Model Run Date 5/14/97 EAW
Eastgate Rezoning: Assumes 512,664 sq.ft. of retail use on 24 acres rezoned from RA to B2.
OUTPUT MODULE
•
Net
COfor
Fiscal
T s to
Capital
Impact
Capital
Net
G t
Credit
QOA15
I MP -act
Fire Department
$131
$830
$0
Rescue Department
$536
Elementary Schools
$0
Middle Schools
$0
$302,734
$0
High Schools
$0
Parks and Recreation
$Q
$17 995
$O
TOTAL $668
$4,530,927
$321,558
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
$1,457.02
NOTES: Model Run Date 5/14/97 EAVV
Eastgate Rezoning: Assumes169,632 sq.ft. of retail use on 9 acres rezoned from RA to B3.
OUTPUT MODULE
Net
Afor
Fiscal
to
Capital
Impact
Capital
Net
Fire Department
$19
$194
$0
Rescue Department
$125
Elementary Schools
$0
Middle Schools
$0
$27,585
$0
High Schools
$0
Parks and Recreation
IQ
I&N
$Q
TOTAL $144
$399,472
$29,419
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
$305.78
NOTES: Model Run Date 5/14/97 EAW
Eastgate Rezoning: Assumes 24,750 sq.ft. of office use on 1 acre rezoned from RA to M1.
0
gilbert w. clifford & associates, inc
INCORPORATED 1972
Engineers — Surveyors — Land Planners — Water Quality
June 6, 1997
Mr. Evan Wyatt, Planner
Frederick County Planning Department
107 N. Kent Street
Winchester, Virginia 22601
Re: Eastgate Commerce Center
Rezoning and Master Plan
Dear Evan:
Thanks for meeting with me on Wednesday, June 4, 1996 to go over the application
packages submitted for the above project. Based upon our meeting you indicated that
the following items are needed to complete the applications for your review.
Master Development Plan Application
1. Master Development Plan comment sheets from the Fire Marshal.
2. Twenty-five prints of sheet 1 of 2 showing existing and proposed zoning to be
attached to sheets 2 of 2 showing the Master Plan.
3. A slide of the Master Plan.
Zoning Application
1. Check for the amount of $3,577.30.
2. Signed proffer statement.
3. Revised page 10 of the rezoning application.
4. County Attorney comment sheet.
5. Stephens City Fire Chief comment sheet.
You also indicated that the slide for the master plan and the Fire Chief's comment
sheet will be accepted after the submittal deadline dates if not immediately available.
Also, that the project would be scheduled for the July 2, 1997 planning commission
meeting.
Sin e y;
Ste en M. Gyurisin
S G:c
200 North Cameron Street, Winchester, Virginia 22601
Phone: (540) 667-2139 Fax: (540) 665-0493
Member American Consulting Engineers Council
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IN THE BACKGROUND. HOLD AT AN ANGLE
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68-677/510
FILE Re: NAME Jouan, Inc./Wrights Run rMM-�0%02
MBER DATE CENTS
FO5/22/97 f��:
7.30
PAY***** **********TH RE E THOUSAND, FIVE HUNDRED SEVENTY-SEVEN'& 30/100
**********DOLLARS
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TO THE
ORDER Treasurer of Frederick County, Va. ESCROWACCOUNT 01-4501-00
OF
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AUTHORIZED SIGNATURE
RICHMOND, VIRGINIA
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II■00032Ins i:05loop.? 78,: 10553111057560311'
COUNTY of FREDERICK
Department of Planning & Development
107 North Kent Street
Winchester, Virginia 22601
Timber Ridge Ridge Ministries, Inc.
P.O. Box 3438 S
Stephens City, VA 22655
NIXIE 30P-5 I 20 07/31/C?7
RETURN TO SENDER
NO SUCH NUMBER
UNABLE VO FORWARD
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10
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
NOTIFICATION OF PUBLIC HEARING
July 30, 1997
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: APPLICATIONS OF EASTGATE COMMERCE CENTER - REZONING #002-97
AND MASTER DEVELOPMENT PLAN #005-97
PUBLIC HEARING
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on
August 13, 1997, at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent
Street, Winchester, Virginia. This meeting is to consider Rezoning #002-97 of Eastgate Commerce Center by
Wrights Run L.P. to rezone land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial
Transition), and M1 (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of B2 (Business
General) zoned land; 2 1. 10 acres of B3 (Industrial Transition) zoned land; and 51.83 acres of M1 (Industrial Light)
zoned land. The property is located on the west side of the intersection of Route 522 South (Front Royal Pike) and
Route 642 (Tasker Road), and is identified with Property Identification Number 76-A-53 in the Shawnee Magisterial
District.
Any interested parties having questions or wishing to speak may attend this hearing. A copy of the application
is available for review at the Handley Library, or the Department of Planning and Development located at 107
North Kent Street in Winchester, VA.
PUBLIC MEETING
Master Development Plan #005-97 of Eastgate Commerce Center by Wrights Run L.P. to master plan 51.96
acres of B2 (Business General) zoned land; 2 1. 10 acres of B3 (Industrial Transition) zoned land; and 72.59 acres
of M1 (Industrial Light) zoned land for proposed commercial and industrial use. The property is located on the west
side of the intersection of Route 522 South (Front Royal Pike) and Route 642 (Tasker Road), and is identified with
Property Identification Numbers 76-A-53, 76-A-53A, 76-A-53B, and 76-A-53C in the Shawnee Magisterial District.
Any interested party may attend this meeting. A copy of the application is available for review at the Department
of Planning and Development located at 107 North Kent Street in Winchester, VA.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/cc
107 North Kent Street • Winchester, Vir-inia 22601-5000
. r CO , 46
41 ��
COUNTY of FREDERICK
®�
w Department of Planning and Development
540/665-5651
]738
FAX: 540/ 678-0682
NOTIFICATION OF PUBLIC HEARING
July 30, 1997
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: APPLICATIONS OF EASTGATE COMMERCE CENTER - REZONING #002-97
AND MASTER DEVELOPMENT PLAN #005-97
PUBLIC HEARING
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a'public hearing being held on
August 13, 1997, at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent
Street, Winchester, Virginia. This meeting is to consider Rezoning 9002-97 of Eastgate Commerce Center by
Wrights Run L.P. to rezone land currently zoned RA (Rural Areas), B2 (Business General), B3 (Industrial
Transition), and M1 (Industrial Light) within the Eastgate Commerce Center, to create 51.96 acres of B2 (Business
General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land; and 51.83 acres of M1 (Industrial Light)
zoned land. The property is located on the west side of the intersection of Route 522 South (Front Royal Pike) and
Route 642 (Tasker Road), and is identified with Property Identification Number 76-A-5.3 in the Shawnee Magisterial
District.
Any interested parties having questions or wishing to speak may attend this hearing. A copy of the application
is available for review at the Handley Library, or the Department of Planning and Development located at 107
North Kent Street in Winchester, VA.
PUBLIC MEETING
Master Development Plan #005-97 of Eastgate Commerce Center by Wrights Run L.P. to master plan 51.96
acres of B2 (Business General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land; and 72.59 acres
of M1 (Industrial Light) zoned land for proposed commercial and industrial use. The property is located on the west
side of the intersection of Route 522 South (Front Royal Pike) and Route 642 (Tasker Road), and is identified with
Property Identification Numbers 76-A-53, 76-A-53A, 76-A-53B, and 76-A-53C in the Shawnee Magisterial District.
Any interested party may attend this meeting. A copy of the application is available for review at the Department
of Planning and Development located at 107 North Kent Street in Winchester, VA.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/cc
107 North Kent Street • Winchester, Virginia 22601-5000
'Al
This is to certify that the attached correspondence was mailed to the following on
�cn -j from the Department of Planning and Development,
Fred County, Virginia:
76 - A- - 53-
WRIGHTS RUN L.P.
2800 SHIRLINGTON RD #803
ARLINGTON, VA 22206
76 - A- - 47-
HEFLIN, WILLIAM J. & LORETTA
113 TADPOLE LANE
WHITE POST, VA.
76 - A- - 48-A
JENI COMPANY
P 0 BOX 2598
WINCHESTER, VA
76 -A- - 51-B
FLETCHER, DOUGLAS R.
301 VINE LANE
WINCHESTER, VA.
76 -A- - 51-C
STROSNIDER, CLIFTON R.
173 ARMEL RD
WINCHESTER, VA
22663
76 - A- - 55-
LADD,BETH
CIO BETH SIMPKINS
4479 CONICVILLE RD
MT JACKSON, VA 22842
76 - A- - 57-A
COMER, ORVILLE LEE
2903 FRONT ROYAL PIKE
WINCHESTER, VA. 22602
76 - A- - 60-A
RITTER, RICHARD E SR
141 GEMSTONE LANE
WINCHESTER,VA 22602
22604 76 - A- - 60-B
KING, ELIZABETH A RITTER
2005 FRONT ROYAL PIKE
WINCHESTER,VA 22602
22602 87 -A. - 1.
SCHEULEN, EDWIN EDWARD & ETALS
C/O TERRY SCHEULEN
P 0 BOX 351
STEPHENS CITY, VA 22655
22602
76 - A- - 52.
HOUGH, EARL E. EST. & ANNA B.
C/O ANNA B. HOUGH PAINTER
2776 FRONT ROYAL PIKE
WINCHESTER,VA 22602
Evan A.'Wyatt, DepitDirector
Frederick Co. PlanninDept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, 1,2 Ih Anq �1a" , a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the De art of Planning
and Development, whose name is signed to the foregoing, dated G , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this day of Q lAil I M l
My commission expires onyeLm n \4 @9 . 1999
'-NOT" RY PUBLIC
87 - A- - 16-B
GIBSON, MONTIE W
155 CASTLEBRIDGE COURT
WINCHESTER,VA 22602
87 -A- - 31-
LESKO, HELEN RILEY
2982 FRONT ROYAL PIKE
WINCHESTER,VA. 22602
Timber Ridge Ridge Ministries, Inc.
P.O. Box 3438
Stephens City, VA 22655
To. A -5y
Francis & Eleanor Bascue
319 Wrights Run Lane
White Post, VA 22663
��-q.9
Vincent Fertig
325 Wrights Run Lane
White Post, VA 22663
g].Ll- to
William & Joyce Tucker
353 Wrights Run Lane
White Post, VA 22663
v-LA- II
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester, VA 22601
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
NOTIFICATION OF PUBLIC HEARING
June 18, 1997
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: APPLICATION OF EASTGATE COMMERCE CENTER - REZONING #002-97
PUBLIC HEARING
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being
held on July 2, 1997, at 7:00 p.m., in the board room of the Frederick County Administration Building at 107
N. Kent Street, Winchester, Virginia. This meeting is to consider Rezoning #002-97 of Eastgate
Commerce Center by Wrights Run L.P. to rezone land currently zoned RA (Rural Areas), B2 (Business
General), B3 (Industrial Transition), and M1 (Industrial Light) within the Eastgate Commerce Center, to
create 51.96 acres of B2 (Business General) zoned land; 21.10 acres of B3 (Industrial Transition) zoned land;
and 51.83 acres of M1 (Industrial Light) zoned land. The property is located at the intersection of Route 522
South (Front Royal Pike) and Route 642 (Tasker Road), and is identified with Property Identification
Number 76-A-53 in the Shawnee Magisterial District.
Any interested parties having questions or wishing to speak may attend this hearing. A copy of the
application is available for review at the Handley Library, or the Department of Planning and
Development located at 107 North Kent Street in Winchester, VA.
PUBLIC MEETING
Master Development Plan 11005-97 of Eastgate Commerce Center by Wrights Run L.P. to master plan
51.96 acres of B2 (Business General) zoned land; 2 1. 10 acres of B3 (Industrial Transition) zoned land; and
72.59 acres of M1 (Industrial Light) zoned land for proposed commercial and industrial use. The property
is located at the intersection of Route 522 South (Front Royal Pike) and Route 642 (Tasker Road), and is
identified with Property Identification Numbers 76-A-53, 76-A-53A, 76-A-53B, and 76-A-53C in the
Shawnee Magisterial District.
Any interested party may attend this meeting. A copy of the application is available for review at the
Department of Planning and Development located at 107 North Kent Street in Winchester, VA.
Sincerely, T
�{ r
Evan A, yatt
Deputy Director
EAW/cc
107 North Dent Street • Winchester, Virginia 22601-5000
IV
This is to certify that the attached correspondence was mailed to the following on
from the Department of Planning and Development,
r ederick County, Virginia:
76 - A- - 52-
76 -A- - 53-
HOUGH, EARL E. EST. & ANNA B.
WRIGHTS RUN L.P.
C10 ANNA B. HOUGH PAINTER
2000 SHIRLINGTON RD #803
2776 FRONT ROYAL PIKE
ARLINGTON, VA 22206
WINCHESTER, VA 22602
76 - A- - 47-
76 - A- - 55-
HEFLIN, WILLIAM J. & LORETTA
LADD, BETH
C10 BETH SIMPKINS
113 TADPOLE LANE
4479 CONICVILLE RD
WHITE POST, VA. 22663
MT JACKSON, VA 22842
76 - A- - 48-A
76 - A- - 57-A
JENI COMPANY
COMER, ORVILLE LEE
2903 FRONT ROYAL PIKE
P 0 BOX 2598
WINCHESTER, VA. 22602
WINCHESTER, VA 22604
76 -A- - 60-A
RITTER, RICHARD E SR
76 -A- - 51-B
FLETCHER, DOUGLAS R.
141 GEMSTONE LANE
301 VINE LANE
WINCHESTER, VA 22602
WINCHESTER,VA. 22602
76 - A- - 60-B
76 -A- - 51-C
KING, ELIZABETH A RITTER
STROSNIDER, CLIFTON R.
2805 FRONT ROYAL PIKE
WINCHESTER,VA 22602
173 ARMEL RD
WINCHESTER, VA. 22602
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Evan A.. yattDeb6 ty Director
Winchester, VA 22601
Frederick Co. Planning Dept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, R(::'M' 1—nf) om1 , a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning
and Development, whose name is signed to the foregoing, dated IOP 11, 19q j , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this 1Sth day of (Inp
�I p
My commission expires on q
�� NaARY PUBLIC
87 -A- - 1-
SCHEULEN, EDWIN EDWARD & ETALS
CIO TERRY SCHEULEN
P 0 BOX 351
STEPHENS CITY, VA 22655
87 - A- - 16-B
GIBSON, MONTIE W
155 CASTLEBRIDGE COURT
WINCHESTER,VA 22602
87 -A- - 31-
LESKO, HELEN RILEY
2982 FRONT ROYAL PIKE
WINCHESTER,VA. 22602
-7 G-f1- 5+
Timber Ridge Ridge Ministries, Inc.
P.O. Box 3438
Stephens City, VA 22655
P7 '4- ?
Francis & Eleanor Bascue
319 Wrights Run Lane
White Post, VA 22663
91- 9--1O
Vincent Fertig
325 Wrights Run Lane
White Post, VA 22663
g'7-4- 11
William & Joyce Tucker
353 Wrights Run Lane
White Post, VA 22663