HomeMy WebLinkAbout004-97 Eastgate II - Shawnee - Backfile (2)CASH
Date 19
RECEIPT
'7
Received From
A4,11
AddressZ;A
.51 Dollars $
L-ju
For
/7/'
67
ACCOUNT HOW PAIDCEO
AMI OF CASH 14
0
ACCOUNT
AMT PAID CHECK f,
BALANCI MONEY By
DUE ORDER
TRACKING SHEET
Date
5- Application received/file opened
✓ Reference manual updated/number assigned
D-base updated
File given to office manager to update bi-monthly report 8'q7
v Four sets of adjoiner labels ordered from data processing
✓ 40 color location maps ordered from GIS
10 _ �- I'7 PC public hearing date ACTION:RfC-okhmgjr�PdL-
_ j Q BOS public hearing date ACTION: A I Dp ry V t J
10-�,3-q7 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.)
1o,;?3.gy 1oq /o -Z4 -9 `7
4.5 Qp v on File given to office manager to update bi-monthly report (final action)
15inun+ !y epf.
10-,2 7- 9 `7 File given to Mapping & Graphics to update zoning map
Y- d `( q7 Zoning map amended
Other notes:
�o -Z4-g7
0
E
REZONING CHECKLIST
A complete application will include the following:
SUBMISSION PACKAGE
l . Application Form _V
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 City of Winchester
✓ Frederick Co. Sanitation Authority Health Department
Inspections Dept. Parks & Recreation
Fire Marshal Airport Authority
County Attorney V County Engineer
6. Plat(s) v l ►//� �rec� Cc-oG0�5
7. Location map ,� /
8. Deed ✓'
9. Impact statement
10. Taxes paid statement
4
� a'y
cf�l,9 -
a
I
October 24, 1997
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
RE: REZONING APPLICATION #004-97 OF EASTGATE H; PIN 76-A-48A
Dear Mr. Gyurisin:
The Frederick County Board of Supervisors approved your request to rezone 2.5927 acres, identified
as PIN 76-A-48A, currently zoned RA (Rural Areas) to Ml (Industrial Light) during their meeting
of October 22, 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,
Evan A. Wyatt
I
Deputy Director
EAW/cc
Enclosure
cc: Jasbo, Inc.
W. Harrington Smith, Jr.; Shawnee Supervisor
Ellen Murphy, Commissioner of Revenue
107 North Kent Street • Winchester, Virginia 22601-5000
0
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
Preliminary Matters
Pursuant to Section 15.1 - 491.1 et• seg•, 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 #604--97 for the rezoning of approximately 2.5927 acres from the
present RA to M-1. 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 and their legal successors or assigns.
General Development
A thirty foot (30') wide road efficiency buffer along Tasker Road landscaped
with a double row of evergreen plants four feet (4') in height will be shown on the
site development plan for the property and shall be installed by the owner of the
property prior to issuance of an occupancy permit for any use proposed for the
property.
A traffic study will be conducted for VDOT using VDOT procedures for the
site 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 statement shall be provided to the
lot purchaser at the time of 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 for the 2.5927 acre tract, lying on the south side of of relocated
VA. Route 642 Tasker Road in the Shawnee Magisterial District of Frederick County,
Virginia from existing RA to M-1 zoning district, the undersigned will pay to
Frederick County, at the time a building permit is applied for and issued, the sum of
Seven hundred ninety-two dollars and eighty cents ($792.80) for Fire and Rescue
Emergency Services costs.
REZONING REQUEST PROFFER - Page 2
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
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.
Respectfully submitted,
PROPERTY OWNER
By; Date:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
PRO
The foregoing instrument was acknowledged before me this 0 Ind . day of
1997, by _ lsi'QQ' �—
My Commission expires --�
Notary Public
OWNER
Date: 7 Z 9 7
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this
1997, by -L. ty,,Q 4-------
My Commission expires lal3l a000
Notary Public
di.ay of
i
0
REZONING REQUEST PROFFER - Page Z
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
PROPER
Ea
te:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this 44t day of
�'. 1997, by �_dl t T�j u.t Vjk, ode a T�r,i Con-�p4�y
My Commission expiz�es I.-2_31a0oo�
Notary Public
PROPERTY OWNER
Date:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this day of
1997, by --------------------------------
My Commission expires
Notary Public
0 .
PC REVIEW DATE: 10/1/97
BOS REVIEW DATE: 10/22/97
REZONING APPLICATION #004-97
EASTGATE II
To Rezone 2.5927 Acres from RA (Rural Areas)
to M1 (Industrial Light)
LOCATION: This property is located at the southwest corner of Tasker Road (relocated
Route 642) and Marcel Drive in the Eastgate Commerce Center.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 76-A-48A
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) District Land Use: Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
(North):
Zoned: RA, Rural Areas
Use: Residential
(South):
Zoned: M1, Industrial Light
Use: Eastgate Commerce Center
(East):
Zoned: RA, Rural Areas
Use: Vacant
(West):
Zoned: RA, Rural Areas
Use: Agricultural
PROPOSED USE: Industrial
REVIEW EVALUATIONS:
Virginia Dept. of Eransportation: See attached letter dated July 31,1997 from Robert Childress.
0
•
Eastgate II - REZ ##004-97
Page 2
October 15, 1997
Frederick Co. Sanitation Authority: No comment.
Public Works: The proposed rezoning is approved as submitted. A detailed review will be
made at the time of the site plan submittal.
Fire and Rescue: Will address on site plans.
Stephens City Fire and Rescue Company: The Stephens City Volunteer Fire & Rescue
Company has no objection to the rezoning request.
County Attorney: Proffers appear to be in acceptable form.
Planning & Zoning:
1) Site History
This 2.5927-acre parcel was established as a result of the right-of-way dedication for the
Tasker Road (Rt. 642) realignment project. Parcel 76-A-48A is identified in the
Countys real estate database as a 31.72-acre tract, with 29.13 acres located on the north
side of Tasker Road and 2.59 acres located on the south side of Tasker Road.
2) Location
The property is located on the south side of Tasker Road (Rt. 642) and on the west side
of Marcel Drive. The property is located outside of the Urban Development Area
(UDA). Staffs interpretation of the boundary adjustment to the Sewer and Water
Service Area (SWSA) in 1991 is that the property qualifies for inclusion. This
adjustment was intended to include property on the south side of relocated Route 642
from the road right-of-way to the western limits of the Hudson tract. The 2.5927-acre
parcel is consistent with this action.
3) Site Suitability
The 2.5927-acre parcel does not contain environmental features as defined by the
0
Eastgate II - REZ #t004-97
Page 3
October 15, 1997
Zoning Ordinance. The Rural Landmarks Survey for Frederick County does not depict
this property as qualifying as a potential site of historic significance, nor does it
demonstrate the location of historical structures.
The property has 533' of frontage along Tasker Road which is a two-lane major
collector road within an 80' right-of-way. This amount of frontage would permit the
installation of a commercial entrance meeting the spacing requirements from Marcel
Drive. The property has the ability to be served by public water and sewer facilities
owned by the Frederick County Sanitation Authority.
4) Potential Impacts
a) Traffic - The ITE Trip Generation Manual, 5th Edition, estimates an average
daily two-way trip volume of 160 vehicles per day per acre of light industrial
zoning. Therefore, the proposed 2.5927-acre parcel would generate an average
of 400 vehicle trips per day.
The traffic study that was conducted for the Eastgate rezoning application
estimated an increase of 4,243 trips per day on Tasker Road and an increase of
38,794 trips per day on Front Royal Pike, or a 247% increase in traffic. The
addition of 400 vehicle trips per day would create an additional 9% increase in
traffic on these roads.
b) Emergency Services - The Capital Facilities Impact Model was applied to this
rezoning application assuming the development of 64,169 square feet of office
space on 2.5927 acres. The model demonstrated a negative fiscal impact of
$792.80 for Fire and Rescue Services.
5) Impact Statement/Proffer Statement
The applicant has submitted a proffer statement with appropriate signatures for this
rezoning application. This proffer statement calls for the provision of a 30' road
0 0
Eastgate II - REZ #004-97
Page 4
October 15, 1997
efficiency buffer with landscaping along Tasker Road, future improvements to Tasker
Road as warranted by VDOT, and disclosure of these requirements to future property
owners. These proffers parallel the Tasker Road improvements and road efficiency
buffer provisions that were approved during the Eastgate rezoning application. The
applicant has also proffered a monetary contribution that is consistent with the results
of the Capital Facilities Impact Model.
STAFF RECOMMENDATION FOR 10.11.197 PLANNING COMMISSION MEETING:
The most significant impact associated with this rezoning application is the additional traffic
generation on Tasker Road. The comment provided by VDOT suggests that future
improvements to Tasker Road may be necessary, including the installation of signalization at
the intersection of Tasker Road and Marcel Drive. The Planning Commission should consider
this impact during discussion with the applicant.
PLANNING COMMISSION SUMMARY & ACTION FOR 10/01/97: Members of the
Commission noted VDOT comments, which predicted that Tasker Road may, at some point
in the future, need to be widened to a five -lane typical section and that additional right-of-way
may be necessary. The applicant stated that the 80' right-of-way on Tasker Road will
accommodate the five -lane typical section; and, in addition, the proffer includes a 30' buffer
on both sides of Tasker Road.
No other areas of concern were raised by the Commission and there were no public comments.
The Planning Commission unanimously recommended approval with proffers submitted by the
applicant and with all review agency comments addressed.
(Mr. Marker was not present at this meeting.)
1
COMMONWEALTH of VIRG11NI.A
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONER P.O. BOX 278
EDINBURG, VA 22824-0278
July 31,1997
VDOT REZONING COMMENTS
Location: Southwest Corner of Route 642 (new) and Eastgate Drive
JERRY A. COPP
RESIDENT ENGINEER
TELE(540)984.5600
FAX (540) 984.5607
We have no overall objection to the rezoning of this property. The Impact Analysis
Statement provided with the rezoning application did not address any specific traffic
related issues. While the size of • the parcel is relatively small, its development and
resulting traffic could have an impact on the adjacent Route 642 (new) and Route 787
intersection. When considering the development of this parcel, remaining parcels along
Route 787, and the proposed development along and north of Route 642, signalization
of this intersection at a future date may be necessary.
Additionally, we are currently reviewing a traffic impact analysis for the adjacent
Eastgate Commerce Center Project. The results of our review should determine what
future improvements to Route 642 will be necessary. Preliminary review indicates the
roadway may need to be widened to a five lane typical section. Additional right-of-way
and/or roadway efficiency buffer to be used as future right-of-way may want to be
considered on this parcel.
Prior to development, this office will require a complete set of construction plans
detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip
Generation Manual, 5111 Edition for review. Any work performed on the right-of-way
must be covered under land use permit. The permit is issued by this office and will
require an inspection fee and surety bond coverage.
/7
Signed:
Trans. Permits & Subd. Specialist Supervisor
RBC/ rf
0 •
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff.
Zoning Amendment Number Q Date Received 2
- S
BOS Hearing Date 10-21-2 PC Hearing Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained
from the Office of the Commissioner of Revenue, Real Estate Division, 23 Court
Square, Winchester.
1. Applicant:
Name: Gilbert W. Clifford & Associates Telephone: 540-667-2139
Address: 200 N. Cameron Street
Winchester Virginia 22601 8/26/97
2. Property Owner (if different than above)
Name: Tasbo, Inc. Telephone: (540) 662-7980
Name: leni Company & Fred L. Glaize, III
Address: P.O. Box 2598, Winchester, Va. 22604
3. Contact person if other than above
Name: Stephen M. Gyurisin Telephone: 540-667-2139
4. Checklist: Check the following items that have been included with this
application.
Location map X Agency Comments X
Plat X Fees X
Deed to property X Impact Analysis Statement X
Verifying taxes paid X Proffer Statement X
n, z Ir nm ---
lot
�:i
0 •
5. The Code of Virginia allows us to request full disclosure of ownership in
relation to rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Fred L. Glaize III
Tames Bowman
Tames Petry
6. Current Use of the Property: Vacant
Proposed Use of the Property: Industrial (M-1) Site
7. Adjoining Property:
PARCEL ID NUMBER USE ZONING
76-A-48A Agricultural/Undeveloped
76-A-53 Undeveloped
76-A-53C
76-A-47
76-A-48
Undeveloped
Agricultural/Undeveloped
Agricultural / Undeveloped
171
M-1
M-1
RA
RA
8. Location: The property is located at (give exact location based on nearest road
and distance from nearest intersection, using road names and route number):
`Znad
Southwest corner of relocated Va. Route 642 (Tasker prive) and
Marra-L, E-astgate Drive at the Eastgate Commerce Center.
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-48A
Districts
Magisterial District: Shawnee High School: Sherando
Fire Service: Stephens City Middle School: Tames Wood
Rescue Service: Stephens City Elementary School: Armel
10. Zoning Change:
requested.
List the acreage included in each new zoning category being
Acres
Current Zoning
Zoning Requested
2.5927
RA
M-1
Total acreage to be rezoned
11. The following information should be provided according to the type of
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:
0
Adjoining Property Owners
Rezoning
Owners of property adjoiningthe land will be notified of the Planning Commission and the Board
of Supervisors meetings. For the purpose of this application, adjoining property is any property
abutting the requested property on the side or rear or any property directly across a public
right-of-way, a private right-of-way, or a watercourse from the requested property. The
applicant is required to obtain the following information on each adjoining property including the
parcel identification number which may be obtained from the office of the Commissioner of
Revenue. The Commissioner of the Revenue is located s;#owwaf the Frederick County
Administrative Building, 107 North Kent Street.
Name and ProQerty Identification Number
Name William & Loretta Heflin
Prooerry .0 76- ((A))-47
Name Wrights Run, L.P.
Prnnem 476-((A))-53C & 76-((A))-53
Name Jeni Company
Pmoerty g 76- (A)) -48A
Name Betty J. Tinsman
Prnnem = 76- ((A)) -48
Name
Prooeriv
Name
ProDerry =
Name
Prooerry =
Name
Prooem
Name
Prooerry =
Name
Prooem
Address
113 Tadpole Lane
White Post, VA 22663
2800 Shirlington Road, Suite 803
Arlington, VA 22206
P.O. Box 2598
Winchester, VA 22604
1804 Macedonia Church Road
White Post, VA 22663
15
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 to me (us) 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 hearing 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.
App1icant(s):
Owner(s):
A,IAVl Date:
nc. Date: 8/26/97
Date:
`�' 1-2
Date:
^ 2
Date:
Date:
0-
AMENDMENT
Action:
PLANNING COMMISSION: Recommended Approval on October 1, 1997
BOARD OF SUPERVISORS: Approved on October 22, 1997
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
#004-97 of EASTGATE II
WHEREAS, Rezoning Application #004-97 of Eastgate II, submitted by 7asbo, Inc., requested
the rezoning of 2.5927 acres currently zoned RA (Rural Areas) to MI (Industrial Light) . The property
is located at the southwest corner of Tasker Road (relocated Route 642) and Marcel Drive in the
Eastgate Commerce Center, and is identified with P.I.N. 76-A-48A.
WHEREAS, the Planning Commission held a public hearing on this rezoning on October 1,
1997; and
WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on
October 22, 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 2.5927 acres currently zoned RA (Rural Areas) to MI (Industrial Light) 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 22nd day of October, 1997 by the following recorded vote:
James L. Longerbeam, Chairman Aye
W. Harrington Smith, Jr. Aye
Charles W. Orndoff, Sr. Aye
O:W GEN DAS\REZON E\EASfGAT2.RES
PDRes H019.97
Richard C. Shickle
Aye
Margaret B. Douglas
Aye
Robert M. Sager
Aye
A COPY ATTEST
j&M)R. Riley, Jr/
Frederick County Administrator
.10 •
REZONING REQUEST PROFFER
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
Prel� Matters
Pursuant to Section 15.1 - 491.1 et. se • of ththe Frederick e code
of Virginia,
rgini Ordinance with
amended, and the provisions he undersigned hereby proffers that in the event the
respect to conditional zoning, Virginia, shall approve Rezoning
Board of Supervisors of Frederick County, g
Application #-97 for the rezoning of approximately 2.5927 acres from the
.
present RA to M-1. Development of the subject
conformity with the terms and conditions set forthherein, except to the extent that
rised
such terms and conditions may be subsequently amended
Supervisorsrby
yin e applicant
dance
and such be approved by the Frederick County Board
with Virginia law. In the event that such rezoning i nogranted,
thense these
proffers shall be deemed withdrawn and of no effect whatsoever.
shall be binding upon the applicant and their legal successors or assigns.
G= raI Development
A thirty foot (301) wide road efficiency buffer heightswill beashoawn on the
with a double row of evergreen plants
four andeet shall be installed by the owner of the
site development plan forproperty
pro ert prior to issuance of an occupancy permit for any use proposed for the
property
property.
A traffic study will be conducted for VDOT uen g tDOTaske�cRoadwill procedures for
the
he
site at the time of site plan review. Improvements
red by VDOT regulations for the predicted
constructed by the undersigned as requi
traffic impacts based upon the specific proposed use.
Notification of the existence of this proffer statement shall be provided to the
lot purchaser at the time of lot sale.
Moneta*� C'ontril��y*�^*' to Offset Iinnact of Development
The undersigned, who owns the above describedproperty,
of Freder ck�Virgin a
luntarily
County proffers that if the Board of Supervisors for the y
lying on the south side of of relocated
approves the rezoning for the 2.5927 acre tract, y gun VA. Route 642 Tasker Road in the Shawnee Magial Districtundersigned rick pay tto
Virginia from existing RA to M-1 zoning district,the
Frederick County, at the time a building permit is applied 2orand rssue and Rescue
Seven hundred ninety-two dollars and eighty cents ($79 80)
Emergency Services costs.
0
-•
REZONING REQUEST PROFFER s Page 2
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
The conditions proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors in interest of
the grant saPdlcant and Owner. In
rezoning and accepts
the event the Frederick County Board of Supervisors
these conditions, the proffered conditions shall apply to the land rezoned in
addition to other requirements set forth in the Frederick County Code.
Respectfully submitted,
PROPERTY OWNER
Date:
By:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
A The foregoing instrument was acknowledged before me this
day of
1997, by -- �� <:
My Commission expires
Notary Public
PROP OWNER
Date: 9` 2=9_7
By:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this _ gay of
1997, by �% �_�- _ - _O�A^---------
My Commission expires A I 0
Notary Public
0
REZONING REQUEST PROFFER - Page 2
Property Identification Number 76-((A))-48A
Shawnee Magisterial District
PRI
I
Date:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
is
The foregoing instrument was acknowledged before me/
th
day of
1997, b � L,t, r
_ Y y.---
My Commission ex?4 s 7-A l �
Notary Public
PROPERTY OWNER
ate:
STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this day of
1997, b-------------
My Commission expires
Notary Public
CK876PG 1068
Boun ury Line Adjustment MW
Between the Lond, of
Fred L. Maize, 111. JASBO, Inc. do JENI Company
Shownee Magisteriol District Wright'snRun L.P. Frederick Count , Virginia
• ,e
-PROJECT
•• • '`.• _ 1 - vicinity Yep
N / Scar 1'-7000' .e •I .
APPRO D BY
SubdlNsian Administrator _4�� 4�� Date u
OWNER'S CERTIFICATE
Me above and foregoing boundary line od/vstment of the land of Fred L Gloize, Z
JASSO, Inc. and JENI Company and Wright's Run C.P., as appears in the accompany7ng
plot, is with the free cons t and in accordance with the desire f the undersigned
owners, proprietors, and t stees. if any.
Date N /►r�
NOTARY PUBLIC
o Notary Public in and for the State of Vrginia, at !urge, do certify
that 1—Twit' /n,bZT PP, phose names are signed to the
foregoing Owner's Certilico e, hov acknowledged the some before me in my state.
eid � Given under my hand this__ /3yh day of MA reh 1997.
UV My commission expires
SURVEYOR'S CERTIFI ATE
I hereby certify that the land contained in this boundary line ad)ustment is a portion of the
/and conveyed to Fred L Gloize, ZZ JASBO, Inc. and JENI Company by deeds dated September
5, 1990 and May 20, 1995 and a portion of the land conveyed to 1Wight s Run L.P. by deed
dated July 14, 1989, said deeds recorded in the Office of the Clerk of the Circuit Court of
Frederick County, Virginia in Deed Book 751 at Page 1441, in Deed Book 850 at Page 830 and
in Deed Book 719 at Page 64Z respectively.
DJ P. Duane Brown, L.S.
The Perties represented herein ore shown on Frederick County lox ,Clap
P. r 76( A)) as a portion of Parcel 4& and as Parcel 53C.
BRQVN
►� x Existing Zoning: M— 1 and RA — Exising Use: Vacant
V7�Oca L ..11Bh••.r..�. DATE: February 21, 1997 COVER SHEET FIL.E#-. '912b-rw.dwq'
283 yibert w. dlfford k associates, 1ne.
ENO?tEiRS - LAND PLANNERS - SURVEYORS SHEET
`,4b SL>*zv0 150-c ar awe or1N dqL 1
rya warty 22401 -200 Mare, (?w0 229M OFssw..iw, 0) " neap
9
s.'
UKd lbl'b I Uby
Boundary AdjuUS 1524.01-
GTH TANGENT CHORD BMING DELTA
Lot 1 8.1036 Acne Original .83' 40.00' 56.57 50005'4TE 9000'Od
-0.0494 Acres AdjustmentE2E1�5,W107Eo 288.95' S00.3S, S14'52'49'W 6aO2'49"
8.0542 Acres Adjusted
Glofze 2.5433 Acres Original B.R.L - Building Restriction Una
at ale +0.0494 Acres Adjustment
2.5927 Acres Adjusted
P /
e�4, N/F Fred L Glai2e, M
Fred L
JAS Glolze.
JENI Company % �a r JASBO, Inc. k
G� JENI Company
OB 731-P 1441 Id
0 ae P DB 751-Pq t441
9 A, nh ^ `. t* Co V DS 860-Pg 830
088860 -j q0 ry�/�q' otipo 78-((A))-48A
2.5433 Ac. Original ai\ J� - a
2.5927 Ac. Adjusted
Ex. Zoning: RA 0, 4. ° J\�y�\ B�Jr ` OF/y
Ex. Use: Vocont 9inaf o�` v
6
Ir
JI, *? (,a
�tio Adjusted Boundary Una ' `S -��
of e` b ` ^v N45'05'4TW
83.65'
PROP.
� J `
/ Lot 1 / SLOPE 3t
/ r / / PROP. 20' DRAINAGE
8.1030 Ac. Original / WATER EASEMENT
8.0542 Ac. Adjusted EASEMENTWrIgW
D 719-vng a4; t ��Eastgate Drive
j 11 1 60 RW
Ex. Zoning: u -1
Ex. Use: Vacant I-�, 1 LYY r, cDRAINAGE SLOPE A
I N WrigWa Run LP.
25_B_R.L — — — — J �� t �` EASEMENT De 719-Pq 642
Sa9'07'72-W 684.24'
Lot 2 1
N/F Jmwn, wc.
DID 872-Pq 657
78-i(A))-Sw
boundary Line Adjustment
TS OP Fred
the Londs of
yl, Fred L. Glaize, III, JASBO, Inc. k JUI Company
r and
P. SAaw+ee tend District Wright's Run L.P. Frederick Count to
7r.Os.w..e. DATE February 21. 1997 SCALE 1' - 200' FlLEj: '9t25-rw'.dwg
1Z83 gsbert w, dlfford k associates, k -
ENGWEERS - LAND PLANNERS - SURVEYORS SHM
(, y 190-C Ob anwrM art. 200 "Wit 0r 9v w 2
571Ry�c.R' tr�224M nso-t100 200 p)N7_OF
2
riRt7iMll FREDERIICK COUMTY, OCT.
This k,,WwM M wrttk vim
b the fCA
• 7 with osr~9 .
1 '
d @wrsb arrwswl wet
admitted 10 recorCLERd
1
A:
;r.
Final Plat —40
0.0064 Acres
Shawnee Magisterial District Frederick County. Virginia_
1e
PROJECT AREA `_•
,,o i
• o '•. V1CiniYap _
�.,a� o �, •% Scdr. I'.2OOa' .;.4
AP
Frederick County Sanitation Authority --�Tz Date
Subdivision Administrator ate 3" tL'19
Va. Dept. of Tronsportotion 16, Date 3&./ 7 7
OWNER'S CERTIFICATE
The above and foregoing minor subdivision of the land of Fred L Glaize, 11L JASBO,
Inc. and JENI Company, as appears in the accomponying plot, is with the free -consent
and in accordance with the desires of the undersigned owners, priet an
trustees, if any.
/ Date
NOTARY PUBLIC
a Notary Public in and for the State of Virginia, at large, do certify
That ir,ndl_Qotcmhf :�t����►�eS'$;ilu?•Tf' whose names are signed to the
ulncT
foregoingOwner's Cert ca e, have ocknowle ed the some before me in my state.
Given under my hand this-1 3 day of M-19 _ 1997-
My commission expires a coo
SURVEYOR'S C TIFIC E
I hereby certify that the land contained in this minor subdivision is a portion of the land
conveyed to Fred L Qaize, LZ JASSO, Inc. and JENI Company by deeds dated September 5,
1990 and May 20, 1996, said deeds recorded in the Office of the Clerk of the Circuit Court
of Frederick County, Virginia in Deed Book 751 at page 1441 and in Deed Book 850 at page
830, respectively.
i0 sr--
'TR Op ` P. Duane Brown, C.S.
The propert represented herein is shown on Frederick County
4� Tax Map 76((Aas a portion of Parcel 48A.
P. DUANE Existing Zoning: RA - Erisinq Use: Vacant
BROWN
DATE: February 20. 1997 COVER SHEET FlLE/: '9125-rw.dwq'
NO. 1285 gibert w. diHord Nk associates, he
SHEET
ENGINEERS - LAND PLANNERS - SURVEYORS I
(�9p su�E�010- 160-C owe ana,Mdr Or%* 2W dorN Canton Sbwl OF
Fr.a.ndueva vr9 224M w,d� Ia. A9h Z2OO1 2
(W) eM-2115 (SW) ee7-213e
BK876FG 1074
\
N/F Frea - Cloize. IIC
\ ` ` JASBO. Inc. do
JENI Company
OB 751-P9 1441
DB 860-P9 830
'pN
a
Fred L GIoize, III ��7p
JASDO. Inc. & \` f
JENI Company \` �rJ ge O� s
D9 751-P9 1441 \\ >ie p, & �p NCO
D9 860-P9 B30 .^ '� 'p6 9� 7s 7p
78-((A))-48A
2.5433Remainder
PROP.
3o'tmuTY, SLOPE J,Q01f
! DRAINMX tASMEENT \ \
- sr
N/F Wright's Run L.P. `,�_ `�' J�j• \ �`
DB 719-P9 642 ,% `�7� ?3 0.0064 Ac. `
w _
J
c e, ,' � a
O�z ' N/F Wright's Run L.P.
76-((A))-53
The Property shorn herein is sim m on Frederick
County Tax 1{op 76(A) as o pwtwn of Pared 46A.
Ex. Zoning: h�l Ex. Uss voco t
MALL Plat
' 0.0054 Acres - Standing in the Name of
eFred L. Glaize, III,
l
JASBO, Inc. and
JENI Company
stave
gwmee Mogisterid District Frederick Count io
DATE: Febrvor 20. 1997 SCALE 150FILET "9125-rw'.d"
gibert r, diNord t associates. Inc.ENGINEERS - LAND PLANNERS - SURVEYORS SHEET
1e0-C Or O,«ew1d� arf•s 200 M.w cbn..e zM 2
is500 rW nso+ 25 go ioo (seo) M>->7�s OF
r KW*A: FRFDERICIt COUlIM. tiff.
This i nu mmM a - Kk ses produosd
4r
IN the d
l end with aerttlkaAs
aof Ow annexed was
;
sdinlow Ia. som
CLERK
�i
Rezoning Comments
Virginia Department of Transportation
Mail to: Hand Deliver to:
Virginia Department of Transportation Virginia Dept of Transportation
Attn: Resident Engineer Attn: Resident Engineer
P.O. Box 278 1550 Commerce Street
Edinburg, Virginia 22824-0278 Winchester, Virginia
(540) 984-5600
Mailing Address: c/o Stephen M. Gyurisin (7/25/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Southwest corner of relocated Va. Route 642 (Tasker Drive)
and Eastgate Drive
Current zoning:
Acreage: 2.5927 Acres
M.
Zoning requested: M-1
Virginia Department of Transportation Comments:
See attached VDOT comments dated July 31, 1997.
11 Notice to VDOT- Please Return Form to Avvlicant 11
Rezoning Comments
Frederick County Sanitation Authority
Mail to:
Frederick County Sanitation Authority
Attn: Engineer/Director
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
Hand Deliver to:
Frederick Co. Sanitation Authority
Attn: Engineer/Director
315 Macedonia Church Road
Applicant: Please fill out the information as accurantely as possible in order to
assist the Sanitation Authority 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 (7/25/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Southwest corner of relocated Va. Route 642 (Tasker Drive)
and Eastgate Drive
Current zoning:
Acreage: 2.5927 Acres
0
Sanitation Authority Comments:
Zoning requested: M-1
01!
t/4iL1, 2 8, ?77
11 Notice to Sanitation Authority- Please Return Form to Applicant 11
COUNTY OF FREDERICK, VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No.RZ97-0004 Date Received 7/28/97 Date Reviewed 8/4/97
Applicant G.W. Clifford and Associates
Address 200 N. Cameron St.
Winchester, Virginia
22601
Project Name Eastgate Drive Property Phone No. 540-667-2139
Type of ApplicationRe-Zoning Current Zoning RA
1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictShawnee
Tax I.D. No. 76-A-48A
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm Systems Other
REQUIREMENTS
Emergency Vehicle Access
Adequate Inadequate Not IdentifiedXX
Fire Lanes Required Yes XX No
Comments Will address on Site Plans
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 XX No
Plan Approval Recommended? Yes XX No
Signature TitIe��0-s ,-,&
Comments of Stephens City Fire and Rescue Co. are attached
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's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin 8/7/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Southwest corner of relocated Va. Route 642 (Tasker Drive)
and Eastgate Drive
Current zoning: RA Zoning requested: M-1
Acreage: 2.5927 Acres
Attorne//
's Comments:
A1 c
Notice to Comm `f' eaiib's" Attor ev - Please Return Form to Applicant
--? 1,01 has krrf
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: Please fill out the information as accurantely as possible in order to
assist the Department of Public Works 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 (7/25/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Southwest corner of relocated Va. Route 642 (Tasker Drive)
and Eastgate Drive
Current zoning:
Acreage: 2.5927 Acres
M
Zoning requested: M-1
De artment of Public Works' -Comments:
a V'Q, .l 0'�71't �A 1 \
rfai
S� S
Notice to Department of Public Works - Please Return Form to Applicant
•
r:
Rezoning Comments
Fire and Rescue Company
Name of Fire & Rescue Company:
Stephens City Fire Co.. Inc
Address & Phone:
P.O. Box 253
Stephens Citv, Va. 22655
540-869-4576
Applicant's Name: G. W. Clifford & Assoc.. Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gvurisin (7/25/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Southwest corner of relocated Va. Route 642 (Tasker Drive)
and Eastgate Drive
Current zoning: RA Zoning requested: M-1
Acreage: 2.5927 Acres
Fire and Rescue Company's Comments:
The Stephens City Volunteer Fire & Rescue Comoanv has no
objection to the rezoning request.
Fire & Rescue Company's 1p
Signature & Date: Jac4%ate,Fire Chief July 29, 1997
11 Notice to Advisory Board - Please Return Form to Applicant
Freerick County Public Schoo�
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent
July 31, 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
a parcel of land of approximately 2.5927 acres from the present RA to
M-1. It is my understanding the land to be rezoned is located at the
following location:
Southwest corner of relocated Va. Route 642 (Tasker Drive) and
Eastgate Drive
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,
Thomas Sullivan
Administrative Assistant
to the Superintendent
cc: R. Thomas Malcolm, FCPS
FREDERICK COUNTY, VIRGINIA
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF THE
Fred L. Glaize, III / JASBO, Inc. / JENI Company
PROPERTY
Shawnee Magisterial District
July, 1997
EASTGATE11
. . . . . . . . . . . . .
gilbert w. clifford & associates, inc.
200 North Cameron Street 9 Winchester, Virginia 22601
Phone: 540-667-2139 e Fax: 540-665-0493 9 gwcliff@mnsinc.com
150C 01de Greenwich Drive o Fredericksburg, Virginia 22401
Phone: 540-898-2115 o Fax: 540-898-2115 o clifford@lbigred.com
Eastgate II
SUMMARY
Impact Analysis Statement
The following Impact Analysis Statement has been prepared for the property that
consists of 2.5927 acres. The property is currently zoned Rural Area (RA) District.
The requested change of zoning comes as a result of the final design and
construction of relocated VA Route 642 now known as Tasker Road; 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 2.5927 acres.
The Impact Analysis Statement 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 industrial with M-1 zoning to accommodate a variety of uses. No
specific uses are proposed at this time.
This property 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
that adjoins to the south and east is known as the Eastgate Commerce Center and is
zoned M-1, B-2 and B-3 and is the site of Jouan, Inc. currently under construction.
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 2.5927 acres rezoned to M-1, and assuming an
average development factor of 5,000 to 15,000 square feet per acre, approximately
25,000 square feet of taxable building 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 Capital Facilities Impact Model
provided by the Frederick County Planning Department.
Eastgate H
Impact Analysis Statement
Impacts to fire and rescue capital costs are projected by the Frederick County Capital
Facilities Impact Model 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. Natural gas and
electrical service are available to the property.
The rezoning fits within the guidelines of present planning policy for this currently
zoned and developing commercial and industrial 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.
• Most adjoining land is zoned and designated for industrial development.
• The property is located on an important transportation corridor.
• There are no environmental or historic impacts.
• There are positive fiscal impacts.
Fred
Shawnee Magisterial Distr
-PROJECT
Subdlvis;on Admhlstrator
The above and fore
JASBO. Inc. and .,ENI
plot, is with the free
owners, proprietors, a,
that Fr L!'lo,tw3�
foregoin Owner's Certo
IRA la m
6, �r�h Given um
LC. My comn
I hereby certify that the I
land conveyed to Fred L
S• 1990 and May 20, 199E
dated •Ar/y 14, 1989, said
Frederick County, Irvginio i;
h Deed Book 719 at Page
TH Op
P. DUANE ry E
V7�0 BRQV'NQ >
NQ 1283
r
s
tY
nv.,-, -nr• 1 n- n
Boundary Ad*u
Lot 1 8.1036 Acres Original
-0.0494 Acres Adjustment
8.0542 Acres Adjusted
Glaize 2.5433 Acres Original
CURVE
ono
RADIUS
It7EU
LENGTH
I U07
TANGENT
CHORD EARING I DELTA
1
40.00'
82.83'
40.00'
38.57- SO(705'47 E 90'OD'Ov'
2
500.00'
S24.01'
288.95'
SOO.JS' S14'S2'49'W 6Q02'49"
B.R.L - Building Restriction Line
at GIs +0.0494 Acres Adjustment
2.5927 Acres Adjusted
Ie
/
N/F Fred L Glaize, M
Fred L Glolze. 1IL
♦ % r
JASBO, Inc. &
JASBO. Incur �4u
JENI Com /
`�♦STriir
`�\0 0^?
JENI Company
DB 751-Pq LL41
OB 751-Pq 1441 ,�^`>
`� ;f C!
OB 860-Pq 830
DB8860i) 4t ry��ya
0 /�
�'`\� F i
78-((A))-48A
2.5433 Ac. Original
2 5097 Ac Adju t d♦V/'J°
s oe,
• Ex. Zoning: RA e / �� SON `` Br
Ex. Use: Vacant O^91r of J, ��4 �\% _�.` �B *-.
ndo`B.q.L �♦ `a off. �� �B��V3
ye
.�\ r� •� ~rye / , , a o" ��` s� ,� �A
a?Q� A Adjusted Boundary Line 'S _�` All
F ` N45'05'47 Wze
<4; i PROP �\ 0JJ
O / i
kV / r ' 30' UTTUTY,`�
/ Lot 1 / / r SLOPE do
r / / PROP. 20' DRAINAGE
ti 8.1036 Ac. Original ��/ WATi� EASELENT
r// 8.0542 Ac. Adjusted (2 1 EWSEy4ENT
D 17 9-Pg 642 i
i fDrive
9
' -,,_—Eastgate
De art
78-((A))-SX
Ex. Zoning Y -1
f 1 60, R if
14--
Ex Use Vacant i
-t' — EX 30' UTILITY,
SLOPE d:
2S_8 R L_ _ _ _ _ J
DRAINAGE NIF Wright'a Run L.P.
11 t 11 EASEMENT DO 7 i 9-Pq 842
S870T02'1M 684.14'
1 \
Lot 2
M/F immm tnc.
DB a72-Pg M7
7"W)-5m
'TH Op
Boundary Line Adjustment
Eleteeen the Lands
yl,
Fred L. Maize,
of
III, JASBO, Inc. k JENI Company
and
P.
BRIILaM
S►+awree tend Ohtrfct
Wright's Run L P. Frsder Count io
DATE_ February 21, 1997
SCALE : I- - 200' F1LEj: "9125-.w".dwq
NQ 1z"
~ sr.
difford & associates. Inc.
ENGINEERS -
LAND PLANNERS - SURVEYORS
SHEET
<I
tb
100-c cir an...r, 0,1,-
�4L M 2240
200 "wo a...�. sb.w
���. N 22eot
2
2
(54°) ess-D10 0
100 200 400 (040) 007-7139
OF
2
Ma". FFIDERICtt COUNTY. XT.
TNta Instrvalt s►klrl lsee
b artlr 0.1t�%G
-
• 7 1, oarttlkata �.
1
of 0; sO.eannexed s■a
ad�M_tad
vb_rscanl
W�
I.
0 0
Eastgate II
PROJECT BACKGROUND
Impact Analysis Statement
Introduction
The property requested for rezoning consists of 2.5927 acres. This rezoning is in
response primarily to the major road improvements completed and the recent
rezoning for the Eastgate Commerce Center. The adjoining portion of Eastgate
Commerce Center is zoned M1.
Eastgate Commerce Center is located at the northwest corner of the intersection
of US Route 522 South and VA Route 642 and consists of approximately 250 +/-
acres zoned M-1,13-3 and B-2 with a portion remaining RA. This property adjoins
the Eastgate Commerce Center and is a remaining triangle of property located
between relocated VA. Route 642 and the property recently rezoned M-1 for
Eastgate Commerce Center.
The parcel is identified as tax parcel 76-((A))-48A in the Shawnee Magisterial
District and is currently zoned Rural Areas (RA).
The property is located in the Sewer and Water Service Area designated in the
adopted Frederick County Comprehensive Plan. A site evaluation indicates that
this site can support industrial type uses.
Location and Access
The property has frontage on VA Route 642 and the recently constructed Eastgate
Drive that provides access to Jouan, Inc currently under construction.
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 uses 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 a
business/industrial setting. The impacts of the allowed industrial uses on the
Eastgate II Impact Analysis Statement
surrounding uses is reduced through distance setbacks, zoning buffers,
landscaping requirements and screening regulations for outside activities. The
adjoining property is primarily vacant, agricultural and industrial.
DEVELOPMENT PLAN
The adjoining 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. The
property proposed for rezoning to M-1 fills in a vacant corner area created by the
recent industrial rezoning and relocation of VA Route 642.
The adjoining 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 Tasker Road that connects to US Route 522. Tasker 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 Road 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.
The proposed 2.5927 acre area to be rezoned to M-1 complements and completes
the planning and land use designs for the Eastgate Commerce Center.
IMPACT ANALYSIS
Gilbert W. Clifford & Associates, Inc. is commissioned to evaluate the rezoning
of the property project as "Eastgate II" 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 2.5927 acre tract from present Rural Areas (RA)
to Industrial (M-1). The property is well suited for M-1 zoning considering all
factors required for analysis of a site. There is a positive fiscal impact.
Eastgate II Impact Analysis Statement
Introduction
The 2.5927 acre property is evaluated herein for M-1 zoning and is identified as
tax parcel 76-((A))-48A in the Shawnee Magisterial District and is currently zoned
Rural Areas (RA) District.
Planning Analysis
Site Suitability - The property to be rezoned has no site specific development
limiting factors. The property appears well suited for 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.
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-
00200B 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 industrial setting.
Eastgate II Impact Analysis Statement
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 to add 400
trips per average weekday for a 2.5 acre light industrial use.
Full development of the existing Eastgate Commerce Center yields a total of
43,037 trips per average weekday with 4,243 trips on VA Route 642 and 38,794
trips on US Route 522. Recent traffic counts on VA Route 642 show an actual
count of 598 trips for a weekday total and 5,934 weekday actual trip counts on US
Route 522. Attached is a summary of trip generation rates for the proposed
Eastgate II, M-1 (Industrial General ) rezoning; and, a traffic impact study recently
completed for the surrounding Eastgate Commerce Center.
The proposed rezoning and full development of the 2.5 acre site would result in
an increase of 398 average weekday trips on VA Route 642. Assuming 80% of the
trips turn east on VA Route 642 and 20% turn west on VA Route 642 the
resulting impact is an increase of less than 1% at the intersection of VA Route
642 and US Route 522 for projected full development stage of the Eastgate
Commerce Center.
The proposed development and full development of the Eastgate Commerce
Center would result in an increase of 591 trips on VA Route 642 and 5,399 trips
on US Route 522. The primary increase for the Eastgate Commerce Center recent
rezoning was due to retail, business, B-2 type zoning uses and the associated trips
for such uses. Impacts associated with the rezoning of 2.5 acres to M-1 for the
Eastgate II site are anticipated as minimal on VA Route 642 and US Route 522.
Zoning setbacks, buffer distances and the shape of the property limit the
buildable area on this corner, triangular shaped property therefore limiting
potential trip generation based upon building size or buildable area.
Any associated impacts have been mitigated with proffers to provide a road
efficiency buffer along Tasker Road and to evaluate the site for traffic impacts
when a specific use is proposed through site planning procedures with VDOT for
possible improvements to Tasker Road.
Eastgate II
SUMMARY OF TRIP GENERATION RATES
FOR 2.5 ACRE OF GENERAL LIGHT INDUSTRIAL
TRIPS PER ACRE
8/7/97
AVG
MIN
MAX
NO
TRIP
TRIP
TRIP
STD
OF
RATE
RATE
RATE
DEV
DATA
AVG
WKDY 2-WAY VOL
51.80
5.21
159.37
32.69
17
7-9
AM
PK HR
ENTER
6.23
0.00
0.00
0.00
0
7-9
AM
PK HR
EXIT
1.28
0.00
0.00
0.00
0
7-9
AM
PK HR
TOTAL
7.51
1.61
34.38
6.51
18
4-6
PM
PK HR
ENTER
0.87
0.00
0.00
0.00
0
4-6
PM
PK HR
EXIT
6.39
0.00
0.00
0.00
0
4-6
PM
PK HR
TOTAL
7.26
1.32
28.00
5.99
16
AM
GEN
PK HR
ENTER
7.16
0.00
0.00
0.00
0
AM
GEN
PK HR
EXIT
0.80
0.00
0.00
0.00
0
AM
GEN
PK HR
TOTAL
7.96
1.61
34.38
6.46
19
PM
GEN
PK HR
ENTER
1.23
0.00
0.00
0.00
0
PM
GEN
PK HR
EXIT
7.54
0.00
0.00
0.00
0
PM
GEN
PK HR
TOTAL
8.77
1.32
31.25
6.74
18
SATURDAY 2-WAY VOL
8.73
4.10
43.53
7.91
6
PK
HR
ENTER
0.45
0.00
0.00
0.00
0
PK
HR
EXIT
0.51
0.00
0.00
0.00
0
PK
HR
TOTAL
0.96
0.44
7.06
1.55
5
SUNDAY
2-WAY
VOL
4.42
3.29
34.12
5.50
4
PK
HR
ENTER
0.31
0.00
0.00
0.00
0
PK
HR
EXIT
0.33
0.00
0.00
0.00
0
PK
HR
TOTAL
0.64
0.47
4.71
1.06
4
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION EY MICROTRANS
TRUCKS+CARS
Time Period
7:00 - 7:15
7:16 - 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
9:45 - 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
Traffic
on VA
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
From
Rte 642
Right
19
West!
Total
24
23
6
22
31
15
23
10
20
9
11
12
16
7
13
10
15
7
12
2
9
4
8
11
17
3
5
6
8
5
8
3
7
1
4
8
10
9
14
9
16
7
10
5
5
2
3
4
6
4
7
3
6
4
10
4
9
8
12
4
9
4
9
4
9
5
7
1
5
8
15
4
18
6
10
8
15
5
10
15
16
17
22
39
48
38
40
g
394
h
598
Traffic From South Traffic from NO
on US Rte 522 on US Rts 52Z
Left Thru Total Thru FWA Total Total
15
46
1 61 47
9
3
12
7
7
0
2
2
10
2
2
4
2
3
5
3
2
4
3
2
1
5
7
0
3
3
4
1
1
2
7
6
5
7
7
5
9
10
5
9
9
10
9
7
o
216
56 141
62 150
66 180
59 163
51 141
38 103
31 89
42 135
55 127
34 112
34 105
29 81
61 143
20 67
4Z 130
45 102
48 110
42 103
54 107
51 131
46 120
60 131
52 120
55 98
53 125
68 136
50 117
68 122
52 129
76 158
66 144
71 141
57 136
78 145
79 140
83 169
1 92 173
( 91 160
97 184
99 164
94 274
129 353
98 338
176 345
p r
2710 6532
9
53
62 59
12
71
83 54
10
61
-Ti- 52
3
67
70 44
2
52
54 38
1
41
42 29
4
76
80 40
6
51
57 45
5
61
66 32
4
58
62 32
3
41
44 25
6
59
65 59
6
36
42 17
8
72
80 37
2
47
49 42
6
49
55 46
4
53
57 38
9
34
43 51
8
58
66 49
12
46
58 45
4
57
61 55
8
55
63 45
2
38
40 55
5
61
66 50
12
49
61 65
1
60
61 46
4
40
44 67
7
61
68 51
9
61
70 74
7
62
69 59
3
58
61 65
4
66
70 52
8
52
60 71
7
49
56 72
14
57
71 78
17
46
63 83
7
52
59 81
14
58
72 92
10
45
55 90
28
136
1 164 85
51
151
202 119
60
132
192 89
57
172
229 69
474
k
2750
I n
3224 2494
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
9:45 - 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
guberr w :::ffarc anc assocrares VA Rte 6421 US Rte 522 Intersection
Rev,s;cr _ e '99 C:irrent tiVeekdav Volumes (Total)
Counted totals adjusted to hou olumes
�
Traffic
From West
Traffic
From South
Traffic
From Nor
on VA Rte 642
on US Rte 622
on US Rte 622
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
Z77
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
677
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
162
14
166
464
8:15 -
9:15
8:20
- 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
8:46 -
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
162
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
27-2
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
- 17:15
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
- 17:20
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
Cer �:rforC anc assoc:ires
s: ,,, 7e
VA Rte 6421 US Rte 522 Intersection
Peak Hour Determination
Full Development Full Development Proposed Increase
r Existing Zoning Under Prop9m Zoning Trips Generated
rips Generated Trips GeMted
Development Type
Industrial. Park (M-1,6-3)
Trip Rate
Average Daily Trips 62.9
P.M. Peak Hour Adj. Street 10.48
Area 98.6
6199
1033
Area 72.9
4687
764
-1611
-268
Retail (B-2)
Area 25.
Area
52.0
At FAR =
25%
G.L.F.A. - 272250
G.L.F.A. -
665844
ti
Trip Rate
Trip Rate
Average Daily Trips
48.54
13215
36.9
20880 7665
P.M. Peak Hour Adj. Street
4.56
1241
3.5
1980 739
Residential (RA)
Area
112.2
Area ' 79
Lot Size(ac) =
5 Lots -
22.4
Lots - 15.8
Trip Rate
Average Daily Trips
9.55
214
151
-63
P.M. Peak Hour Adj. Street
1.01
23
16
-7
TOTALS:
Average Daily Trips
19628
25618
5990
P.M. Peak Hour Adj. Street
2297
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
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 trios arrive site relative to current trip distribution at the 5221642 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.
gtiberr w. cleorc 3nc 3ssocares
Revision
Eastgate Rezoning
Traffic Impact Anaivsis
0
0
Eastgate Rezoning
Traffic Impact Analysis
Attachment #5
Trip Generation Calculation
Proposed Zoning Patterns
gneerr ,v `ora anc assoc:ares
0
0
EASTGATE Prop Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 565.844 T.G.L.A. OF SHOPPING CENTER
2 June 1997
AVERAGE STANDARD
RATE DEVIATION
DRIVE
ADJUSTMENT WAY
FACTOR VOLUME
36.90
62.21
1.00
20878
284
AVG WKDY 2-WAY
VOL
0.50
0.00
1.00
167
7-9 AM
PK HR
ENTER
0.2
0.00
1.00
451
7_9 AM
pK HR
EXIT
0.80
6.57
1.00
990
7-9 AM
PK HR
TOTAL
1.75
0.00
1.00
990
4-6 PM
PK HR
ENTER
1.75
0.00
1.00
1979
4-6 PM
PK HR
EXIT
3.50
38
1.00
0
4-6 PM
PK HR
TOTAL
0.00
0.00
1.00
0
AM GEN
PK HR
ENTER
0.00
0.00
1.00
0
AM GEN
PK HR
EXIT
0.00
6.12
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
TOTAL
0.00
7 16
1.00
1
27159
PM GEN
PK HR
2-WAY
VOL
48 00
41•91
.00
1.00
1338
SATURDAY
2.36
0.00
1.00
1338
PK HR
ENTER
2.36
0.00
1.00
2675
PK HR
EXIT
4.73
2 23
1.00
11713
PK HR TOTAL
SUNRAY 2-WRY VOL
20 70
9•02
0.00
1.00
569
592
PK HR
ENTER
1.01
1.05
0.00
1.00
116-
PK HR
EXIT
2.05
1 22
1.00
PK HR
TOTAL
Note: A zero rate indicates
The above rates were
no rate data available
calculated from the following ecruations:
AWD
2 0)
AwD ' 2
-Way Vol (>570TGLA): Ln(T)
7-9 AM Pk Hr Total:
4-6 PM Pk Hr Total (=<600 TGLA):
4-6 PM Pk Hr Total (>600 TGLA):
Saturday 2-Way Vol.:
Ln(T)
Saturday Pk Hr Total:
Sunday 2-Wav Vol.: Ln(T)
Su. -day atti Hr Total.
0.625Ln(A)
0.756Ln(A)
Ln (T)
R^2
= 0.49,
Ln (T)
R-2
= 0.81,
Ln (T)
R"2
= 0.55,
= 0.628Ln(A)
Ln (T)
R-2
= 0.83,
= 0.498Ln(A
Ln (T)
R'2
= 0.33
+ 5.985, R^2 = 0.78
+ 5.154, R-2 = 0.42
0.589Ln(A) + 2.378
63 o Enter, 37% Exi t
= 0.637Ln(A) + 3.553
50% Enter, 50%2EXit
987
0.725Ln(A)
50% Enter, 50% Exit
+ 6.229, R^2 = 0,83
= 0.635Ln(A) + 3.867
5o% Enter, 50% Exit
+ 6.212, R�0.44
0 . 437Ln ("% 4
Enter, E=`�r
49ss E
0 •
Eastgate Ex Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 23 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
1.00
220
4
7-9
AM
PK HR
ENTER
0.19
0.00
0.00
1.00
13
7-9
AM
PK HR
EXIT
0.55
0.90
1.00
17
7-9
AM
PK HR
TOTAL
0.74
0.00
1.00
15
4-6
PM
PK HR
ENTER
0.
0.00
1.00
8
4-6
PM
PK HR
EXIT
0.35 35
1.00
23
4-6
PM
PK HR
TOTAL
.05
00.00
1.00
5
AM
GEN
PK HR
ENTER
0..20
0.00
1.00
13
AM
GEN
PK HR
EXIT
0.56
0.
1.00
17
AM
GEN
PK HR
TOTAL
0.66
0.0000
1.00
15
PM
GEN
PK HR
ENTER
0.66
0.00
1.00
8
PM
GEN
PK HR
EXIT
0.36
1.05
1.00
23
PM
GEN
PK HR
TOTAL
1.02
3.65
1.00
234
SATURDAY
2-WAY
VOL
10.19
0.00
1.00
12
PK
HR
ENTER
0.52
0 00
1.00
10
PK
HR
EXIT
0.44
096
100
1.
1.00
23
PK
HR
TOTAL
.
8.78
.00
1.00
202
SUNDAY
2-WAY
VOL
0.00
1.00
10
PK
HR
ENTER
0.44
0.00
1.00
10
PK
HR
EXIT
0.44
0.89
0.96
1.00
20
PK
HR
TOTAL
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1- Update
•
Eastgate Ex Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 98.55 ACRE OF INDUSTRIAL PARK
2 June 1997
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
SUNDAY 2-WAY
VOL
PK
HR
ENTER
PK
HR
EXIT
PK
HR
TOTAL
AVERAGE STANDARD
RATE DEVIATION
DRIVE
ADJUSTMENT WAY
FACTOR VOLUME
62.90
62.21
1.00
6199
815
8.27
0.00
1.00
179
1.82
0.00
1.00
994
10.09
6.57
1.00
217
2.20
0.00
1.00
816
8,28
0.00
1.00
1033
10.48
7.38
1.00
711
7.21
0.00
1.00
106
1.08
0.00
1.00
8171.00
8.29
6.12
1.00
179
1.82
0.00
675
6.85
0.00
1.00
854
8.67
7.16
1,00
1.00
3373
34.23
41.91
1.00
149
1.51
0.00
1.00
316
3.20
0.00
1.00
461
4.71
2.23
1.00
906
10.11
9-02
1.00
45
0.46
0.00
1.00
53
0.53
0.00
1.00
Q8
0.99
1.221
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engieerth eb. 1995 Update.
Trip Generation, 5th Edition,
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
0.00
1.00
132161.00 185
AVG WKDY 2-WAY VOL
48.54
7-9 AM PK HR ENTER
0.68
0.00
1.00
108
7-9 AM PK HR EXIT
0.40
0.00
1.00
293
7-9 AM PK HR TOTAL
1.08
0.00
0.00
1.00
621
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
1242
4-6 PM PK HR TOTAL
4.56
0.00
1.00
0
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
17155
SATURDAY 2-WAY VOL
63.01
0.00
1.00
841
PK HR ENTER
3.09
0.00
1.00
841
PK HR EXIT
3.09
000
1.00
1631
PK HR TOTAL
6.18
.
0.00
1.00
8137
SUNDAY 2-WAY VOL
29.89
000
1.00
413
PK HR ENTER
1.52
.
0.00
1.00
430
PK HR EXIT
1.58
0.00
1.00
843
PK HR TOTAL
3.10
Note: A zero rate indicates no rate
calculated
data available
from the
following ecrsar-ions :
The above rates
were
A,i-D 2-Wav Vol (=<570 TGLA) : Ln(T)
= 0.625Ln(A)
+ 5.985, R"2 = 0.78
+ 2
AWD 2-Wav Vol (�570
TGLA): Ln(T)
= 0.75Ln(T)-05
589Ln(A)+
2.378
7-9 AM pk Hr Total:
R"2 = 0.49,
63% Enter,
37% Exit
4-6 PM Pk Hr Total
(=<600 TGLA)
Ln(T)
= 0.637Ln(A)
50% Enter,
+ 3.553
50% Exit
R"2 = 0.81,
4-6 PM Pk Hr Total
(>600 TGLA):
Ln(T)
= 0.725Ln(A)
+ 2.987
50% Exit
R"2 = 0.55,
50% Enter,
Vol.
Ln(T)
= 0.62Ln(T)
L = 0.83
Saturdav 2-Way
:
=+06635Ln(A)+
3.867
Saturdav Pk Hr Total:
R" 2 = 0 . 83 ,
SO% Enter,
50% Exit
Vol.
Ln(T) (T)
= 0 . 498Ln (A)
+ 6 . 21= , R- 2 = 0.44
,)Ln(T)
�T7
Sundav 2-Way
(T)
-
- 0 . 43"'Ln (A)
- 4 21
8
Sunday ?k Hr Total :
R"2 = 0.33
49� Sr.ter,
.
-,
0 0
Eastgate II 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 4 and 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. Industrial development 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 toward Tasker Road. Predevelopment runoff
rates will be maintained using recognized storm water management standards.
Eastgate II 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 has no known historic significance. 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 rural Landmarks Survey Report 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 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 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.
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.
0 •
Eastgate II Impact Analysis Statement
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 other than the impacts
identified above.
•
Eastgate II
FISCAL IMPACT
Impact Analysis Statement
The fiscal impacts of the Eastgate II 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 II 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 II 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 $792.80.
Eastgate II 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 II
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
II, B-1 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.
The Frederick County impact model shows that there is no net impacts for the
Eastgate II 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.
• 0
Eastgate II
Impact Analysis Statement
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 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)
The model impacts reflect a change of RA to M-1 for purposes of calculating impacts.
`t
-----------------------
OUTPUT MODULE
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
Stt
QttS
Imlaact
Fire Department
S50
5502
SO
Rescue Department
5325
Elementary Schools
SO
$0
Middle Schools
SO
571,520
High Schools
SO
t4 51
Parks and Recreation
U
TOTAL $374 $1,030,231 S76,273 SO
FIRE AND RESCUE ADDENDUM
New Capital Costs Not 5792.80
Covered by County
Contributions
NOTES. Model Run Date 7/30/97 EAW
Jeni Company Rezoning: Assumes 64,169 sq.ft. of office on 2.5927 acres zoned M-1.
0
0
Eastgate II
Table of Contents
Project Background
Introduction
Location and Access
Zoning and Land use
Site Suitability
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 Imp a ctlProffer
Fiscal Impact
Impact Model Report
Appendix
Proffer Statement
Rezoning Application
Adjoining Owners
Property Deed & Survey
Verification of Taxes
Review Comments
Impact Analysis Statement
■u�no■ a JOHNSTON
o■a■u n,. aqua
,
THIS DEED, made this Aday of 1990,
Vir.�r':--
between JAMES T. VICKERS and JANE L. VICKERS, hir wife, of the
one part, hereinafter called the Grantors, and OAKCREST BUILDERS,
INC., A Virginia Corporation, FRED L. GLAIZE, III and JASBO, INC,
a Virginia Corporation, of the other (part, hereinafter called the
Grantees.
WITNESSETH: That for and in consideration of the sum of Ten
Dollars ($10.00), cash in hand paid and other valuable
consideration, receipt whereof is hereby acknowledged, the
Grantors do grant and convey, with General Warranty and with
English Covenants of Title, a one-third (1/3) undivided interest
unto Oakcrest Builders, Inc., A Virginia Corporation, and a two-
thirds (2/3) undivided interest unto Fred L. Glaize, III and
Jasbo, Inc., a Virginia Corporation, in fee simple, together with
all rights, rights of way, privileges and appurtenances thereto
belonging, all of that certain lot or parcel of land, lying and
being situate in Opequon Magisterial District, Frederick County,
Virginia, containing 31.7283 acres, more particularly described
by that certain plat of survey made by Louis J. Matacia, C.L.S.,
dated December 12, 1989 and revised August 21, 1990, which plat
and metes and bounds description are Ittached hereto and made a
part hereof; and being the same property which was conveyed to
James T. Vickers and R. J. Turner, Partners, by deed dated
December 28, 1989 and recorded in the Office of the Clerk of the
Circuit Court of Frederick=ounty, Virginia in Deed Book 734, at
Page 858, R. J. Turner having, by Quitclaim Deed dated December
28, 1989, conveyed any and all of his interest in said lard to J.
T. Vickers, which Quitclaim Deed is recorded in Deed Book 746, at
Page 949, in the aforesaid Clerk's Office, and which deed was
corrected by Deed of Correction to Deed and Deed of Trust dated
August 23, 1990 and recorded in Deed Book 749, at Page 1433, in
the aforesaid Clerk's Office.
OX7J, II,""iif2
A reference to the aforesaid deed and to the references
therein contained is here made for a further and more particular
description of the land hereby conveyed.
The Grantees herein join in this Deed for the purpose of
assuming any and all obligations under that certain Deed of Trust
dated December 28, 1989 which deed of trust is recorded in Deed
Book 734, at Page 861 in the aforesaid Clerk's office, and which
deea of trust was modified by Deed of Correction dated August 23,
1990, which Deed of Correction is recorded in Deed Book 749, at
Page 1433, wherein the original principal indebtedness secured by
said Purchase Money Deed of Trust was modified to reflect the sum
of $278,760.49, due and payable as of August 28, 1990.
Jane L. Vickers, joins in this deed for the purpose of
releasing any and all rights that she has in and to the subject
property.
Betty J. Tinsman joins in this deed of assumption to evidenc,
her consent to the conveyance made herein and the assumption of
said deed of trust as set forth.
Benjamin M. Butler, Sole Acting Trustee, under the Deed of
Trust as aforesaid, joins in, at the request of Betty J. Tinsman
to acknowledge this conveyance and the assumption of the deed of
trust as stated herein.
This conveyance is made subject to all legally enforceable
restrictive covenants and easements of record, if any, affecting
the aforesaid realty.
WITNESS the following signatures and seals:
( S EA-L
,VASES T. TVICKERS
(SEAL
NE L. VICKERS
■uuao■ a ,o••a19. II
. A•nm .� u•
•.•canna. nwm.
-2-
'�T'T
8X0:'1443 0
OAKCREST BUILDERS, INC., A Virqini
Corporation
By ! /, (SEA
(SE;
FRED L. GLAIZE, III
JASBO, INC., A VIRGINIA CORPORATI
(SEAL
(SEAL
BETTY TIN MAN
it SEAL
JAi41 M. BUTLER, ,
ole Acting Trustee
STATE OF VIRGINIA, AT LARGE,
CITY/COUNTY OF' ��' 11P/'ic, To -wit:
The foregoing instrument was acknowledged before me this
"_ day of J c fj/ors, %pl- , 1990, by James T. Vickers and
••^ Jane L. Vickers, his wife.
My commission expires zz�
•.I �t /
otary Publi
o:
STATE OF VIRGINIA, AT/ LARGE,
CITY/COUNTY OF ��1�/�/c.X_ , To -wit:
�7 The foregoing instrument was acknowledged before me this
/ day of/ ,QL/1� b ems` , 1990, by
as of Oakcrest
•vim
Builders, Inc., a Virginia Corporation, on behalf of said
Corporation.
My commission expires i /�
jk
Isola" a jo"■s.16% /
N r . Pub 1
`f -3-
t ;
_ tj
8K7
01:1444 0
STATE OF VIRGINIA, AT LARGE.
CITYFtu_'! RY OF�%nrlletl4r + To -wit:
The foregoing instrument was acknowledged before me this
day of ��,lrinlQ2Z , 1990, by Fred L. Glaize, III.
My commission expires si1.\ 101 ,SQL
Notary Pu 11c
STATE OF VIRGINIA, AT LARGE,
—e4_1"/COUNTY OF V�Aef1C� To —wit:
The foregoing instrument was acknowledged before me this
(0'1111 day of1990, by James L. Lowman, as
President of Jasbo, Inc., a Virginia Corporation, on behalf of
said Corporation.
My commission expires 41--)1.
.
Notary Public
STA'.'E OF VIRGINIA, AT LARGE,
CITY/COUNTY OF *Ill e) L" , To -wit:
The foregoing instrument was acknowledged before me this.
day of i /` ,1990, by Betty J. Tinsman.
My commission expires I
No ry Publ, c
STATE OF VIRGINIA, AT LARGE,
CITY/G OF I11 +►r�ita�G.� To -wit:
The foregoing instrument was acknowledged before me this
day of m.11<1�1 , 1990, by Benjamin M. Butler,
Sole Acting Trustee. Q n
My commission expires �` / r3
Notary Public
.',ARGINIA: FREDERICK COUNTY, SCT.
This instrument of writing was produccd to me on the
day of f 192
and with certificate of acknowledgment thereto annexed
was admitted to record. Tax imposed by Sec. 58.54.1 of
$ '74 M , and 58.54 have been paid, it assesWIble.
i
.vim ff,
7,1 CLERK
�,..... ...... .
R
4.
0
r� v
�Y. L
wimwor � �oastor
a*&W AYUM
vwoswt %�
1� 1�
BK860PG0830
THIS DEED, made this Z±Jd-ay of 4240, 1996, by
and between OARCREST BUILDERS, INC., a Virgind Corporation, of
the first part, hereinafter called the Grantor; and JENI
COMPANY, a Virginia Corporation, of the other part, hereinafter
called the Grantee.
WITNESSETH: That for and in consideration of the sum of
Ten Dollars ($10.00), cash in hand paid and other valuable
consideration, receipt whereof is hereby acknowledged, the
Grantor does grant and convey, its one-third undivided interest,
with General Warranty and with English Covenants of Title, unto
the Grantee, in fee simple, together with all rights, rights of
way, privileges and appurtenances thereto belonging, the
following described properties located in Opequon Magisterial
District, Frederick County, Virginia, as follows:
PARCEL ONE: All of that certain parcel of
land containing 53.02803 acres, more or
less, according to plat and Survey of Lewis
J. Matacia, C.L.S., dated March 7, 1990, and
revised August 29, 1990, attached to the
hereinafter referenced source of title deed;
and being a portion of the same property
which was conveyed to the Grantor herein by
deed from James W. Sumption, at ux, dated
September 6, 1990, and recorded in the
Office of the Clerk of the Circuit Court of
Frederick County, Virginia in Deed Book 750,
at Page 394.
PARCEL TWO: All of that certain parcel of
land containing 6.5195 acres, more or less,
according to Plat of Consolidation and
Boundary Line Adjustment of P. Duane Brown,
C.L.S., dated August 2, 1990, and being the
same as that described as Adjusted Property
of James W. Sumption, in the Dead of
Boundary Line Adjustment, dated September 5,
1990, and recorded in the aforesaid Clerks
Office in Deed Book 750, at Page 386;
TOGETHER with an easement for drainage,
utilities, ingress and egress on, under,
over and along the northwestern corner of
Original Tract No. 3 from the right of way
A
AnowiwRrLAW
r.oswk %Wmw
BK86OPGO83I
of U. S. Route 522 in a westerly direction
60 feet in width to this Parcel, as reserved
in the aforesaid Deed of Boundary line
Adjustment; and being a portion of the same
property which was conveyed to the Grantor
herein by deed from James W. Sumption, at
ux, dated September 6, 1990, and recorded in
the office of the Clerk of the Circuit Court
of Frederick County, Virginia in Deed Book
750, at Page 394.
There is also restricted in the
aforementioned source of title deed, the
portion of the property conveyed shown by a
dotted line along Virginia State Route 642,
and said to containing 0.6752 acres, more or
less, according to Plat and Survey of Louis
J. Matacia, C.L.S., aforesaid, to the use of
the Macedonia Cemetery Association,
Incorporated, its successor and assigns, and
further subject to the restriction that
Grantees shall upon subdivision of the
properties herein, convey to said Macedonia
Cemetery Association, Incorporation, or its
successors and assigns, without cost, fee
simple title to said parcel, but the
Grantees may reserve an easement to
construct and maintain underground utilities
on said parcel provided they restore the
surface of said parcel to its original
condition.
PARCEL THREE: All of that certain lot or
parcel of land, containing 31.7283 acres,
more particularly described by that certain
Plat of survey made by Louis J. Matacia,
C.L.S., dated December 17, 1989 and revised
August 21, 1990, which plat and metes and
bounds description are attached to the
hereinafter referenced source of title deed;
and being the same land which was conveyed
to the Grantor herein by deed from James T.
Vickers, at ux, dated September 6, 1990, and
recorded in the aforesaid Clerk's Office in
Deed Book 751, at Page 1441.
This conveyance is subject to that certain deed of trust
from Prod L. Glaize, III, Jasbo, Inc., a Virginia Corporation
and Oakcrest Builders, Inc., a Virginia Corporation, to Billy J.
Tisinger, Sola Acting Trustee, dated September 6, 1990 and duly
recorded in Deed Book 750, at Page 399, in the aforesaid Clerk's
Office, vhich Deed of Trust was modified by Modification
-2-
z:
Ir
8K86OPG0832
Agreement dated october 19, 1993, recorded in the aforesaid
Clerk's Office in Deed Book 808, at Page 702, in the original
principal sum of $546,440.00, with interest, payable to James W.
Sumption and Lisa W. Sumption, h1 ,�w//i/fe, th0e�a remaining an
unpaid balance in the sum of $ STy�OV luding
principal and interest as of 199E, and the
Grantee herein joins in this Deed for the purpose of, and does
hereby, assume the payment of same as a part of the
T.
consideration of this conveyance and the Grantee agrees to
r perform all of the covenants of said dead of trust at the -times ---
and in the manner provided therein.
r.
Reference is hereby made to the aforesaid deed and plat and
to the references contained therein for a more particular
description of the property herein conveyed.
4.. This conveyance is made subject to all easements, rights of
r,.
vay and restrictions of record, if any, affecting the subject
property.
�:.
.. WITNESS the following signature and seal:
?� oARCREST BUILDERS, INC.,
?tiir` a Virginia Corporation
rah :.
S
:B EAL)
I CO2iP , a Virginia Corporation
By 114 - 0/. (SEAL)
STATE OF VIRCINIA, AT LARGE 7///
CITY/COUNTY OF IZZ, +,sr. To -wit:
The foregoing instrument was acknowledged before me this
day of 22.0.1, r 1996 bv'-el�r,,Aj. ��dtde
as o oakcreet Builders, nc., a virglnia
i 1ti Co rat on, on behalf of said Corporation.
Xy ooaaission expires tiJJJ?QJ
r' Notn y Public
- 3 -
ro�re� �+r
I
i
i
•
8K 8 6 0 PG 0 8 3 3
sTATZ OF VIRGINIA, AT LARGE
cM/eOMM OF To -wit:
The foregoin instrument was acknowledged before me this
ay _of 1996
as &_S I of Jeni Company, a Virgin-Irt corporati-Sn, on
behalf of as Corporation.
My commission expires
V Notary Publi
I'vWftj on -Nod
510-ou at
86.1401
0
Clam
—4—
Malcom" At LAW
USUKDoorm %4101,010,
a 01(076PG 1 064
�a
THIS BOUNDARY LINE ADJUSTMENT AGREEMENT made and dated
this �C. day of , 1997, by and between FRED L.
9L&US, JU, JASB4, INC., a Virginia corporation, and JJMI
COMPANY, a Virginia corporation, of the one part, hereinafter
referred to as Glaize, at al, and WRIGHT'S R0, LP,, a
Virginia limited partnership, of the other part, hereinafter
referred to as Wright's Run.
WHEREAS, Glaize, at al, are the owners of that certain
tract of land containing 2.5433 acres lying and being situate
on the south side of Relocated Virginia Secondary Route 642,
in Shawnee Magisterial District, Frederick County, Virginia,
having acquired this and other property by deeds dated
September 6, 1990 and May 20, 1996, and recorded in the Office
of the Clark of the Circuit Court of Frederick County,
Virginia, in Deed Book 751 at Page 1441 and in Deed Book 860
at Page 830, respectively; and
WHEREAS, Wright's Run is the owner of that certain tract
of land described as Lot 1 containing 8.1036 acres lying and
being situate on the south side of Relocated Virginia
Secondary Route 642 and the west side of Eastgate Drive in
Shawnee Magisterial District, Frederick County, Virginia,
adjacent to Glaize, at al's 2.5433 acre parcel, having
acquired this and other property by deed dated July 14, 1989
and recorded in the aforesaid Clerk's Office in Deed Book 719
at Page 642; and
WHEREAS, the parties hereto desire to adjust their
respective boundary lines, as more particularly set forth
hereafter.
NOW, THEREFORE, WITNESSETH: That for and in
K#JW oM a Jow",R w
ATTOWN" AT LAW
YANCHUrM V'ONU
U1`
�wsroN a �+ai
Ar+owen Ar Lw
�owtet vwow�
•
BIl876FG1065
0
consideration of the promises and the benefits which will
accrue by reason of this agreement, the parties hereto do make
the following boundary line adjustment:
1. That certain .0494 gcre parcel of land owned
by Wright's Run, being a portion of Lot 1 more particularly
described on that certain boundary line adjustment plat made
by P. Duane Brown, L.S., dated February 21, 1997, attached
hereto and by reference made a part hereof, shall be merged
with and become a part of the Glaize, at al, parcel, which
will result in the Glaize, at al, parcel containing 2.5927
acres, and which will result in the Wright's Run parcel
containing 8.0542 acres.
2. That the boundary lines, as adjusted, and shown on
the aforesaid attached plat, shall constitute true and correct
boundary lines of the parties hereto, and Wright's Run does
hereby remise, remit and quitclaim unto Glaize, at al, all of
its right, title and interest in and to its .0494 acre
parcel merged with the Glaize, at al, parcel.
WITNESS the following signatures and seals:
(SEAL)
Fred L. Glaize, III
JA BO, INC.
By (SEAL)
President
JENI CO
By ✓ (SEAL)
i a President
-2-
•
N#A M aJOH ON
AYYCMN" At LAI
WAKNIMM MM"
BK816PG1066
WRIGHT'S RUN, L. P.
az�"446,f
N�
By �s�Rt►-+�wurc�b�i�,L�P �sEAL)
Partner
STATE OF VIRGINIA AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me _za_ day of � , 1997, by Fred L. Glaize, III.
My commission expires �PmM"�r 3/, ,AUp J
otary Public
STATE OF VIRGINIA AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged before as this
�— day of /�1Arrl , 1997, by James L. Bowman, who
is President of Jasbo, Inc., a Virginia corporation, on behalf
of said corporation.
MY coaission expires L
otary Public
STATE OF VIRGINIA AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument vas acknowledged before me this
/3 day of , 1997, by Billy J. Tisinger, who
is Vice President of Jani Company, a Virginia corporation, on
behalf of said corporation.
My commission expires /��%��Q�
q�_O� _-2) 4.��
61 Notary Public
-3-
BK876PUG 1067
►
STATE OF VIRGINIA AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument,was
acknowlpdged k?efora 'this
�day of I?IUCA
1997, by
who in a Partner of Wright's Run, L. P., a Virginia limited
partnership, on behalf of said
partnership.
My commission expires
Z29 7
ta, jm�f
Notary Public
%
v
YJ
AFMOMM Jauv
-4-
Tv
10
H
�.� BKO76PG 1 030
THIS DEED OF DEDICATION AND OF SUBDIVISION, made and
dated this 3 day of march, 1997, by and between FRED L.
JASB4, INC•, a Virginia corporation, and JENI
COMPANY, a Virginia corporation, of the one part, hereinafter
c.
referred to as Declarant, and COUNTY QP FREDERT , VIRGINIA,
of the other part, hereinafter referred to as County.
WHEREAS, Declarant is the owner of certain property lying
hi
and being situate in Shawnee magisterial District, Frederick
County, Virginia, being a portion of the same property
acquired by Declarant by deeds dated September 6, 1990 and May
20, 1996, and recorded in the Office of the Clerk of the
Circuit Court of Frederick County, Virginia, in Deed Book 751
at Page 1441 and in Deed Book 860 at Page 830, respectively;
r .1, and
WHEREAS, Declarant desires to subdivide and to dedicate
to County a portion of the aforesaid property for public use.
r*A: NOW, TKKREFORE, THIS DEED OF DEDICATION WITNESSETH: That
T��'• for and in consideration of the premises and the benefits
;-a;,.
�„.y,;•, _ ,. which will accrue by reason of this dedication, Declarant does
her dedicate to Count for public use all that certain
-J .< �Y Y.
parcel of land containing 0.0064 acres and being more
particularly shown as the shaded triangular parcel on that
certain final plat made b P. Duane Brown L.S., dated
P Y ,
February 20, 1997, attached hereto and by reference made a
part hereof.
The minor subdivision as shown on the aforesaid attached
plat is with the free consent and in ^ccordance with the
desires of the undersigned Declarant.
WITNESS the following signatures and seals:
AFVWM JOH MTON
ArTORN Mt AT UM
MAIOlIYW WA~
BK87 PG1071
�.►.... -� (SEAT.)
Fred L. Glaize, III
JA BO, INC.
By (SEAL)
President
JENI COUMPvff
T_
By ` (SEAL)
V President
STATE OF VIRGINIA AT LARGE
CITY OF WINCHESTER,
To -wit:
The foregoing
instrument
was acknowledged before me this
day of March,
1997, by
Fred L. Glaize, III.
My commission
expires�cpmiael
I { o�CKD
Notary Public
?ram
STATE OF VIRGINIA AT LARGE
w.;
CITY OF WINCHESTER,
To -wit:
3�
The foregoing
instrument
was acknowledged before me this
day of March,
1997, by
James L. Bowman, who is President
}
of Jasbo, Inc., a Virginia corporation,
on behalf of said
corporation.
My commission
expires -tee
r cr1n6er �c����_•
otary Public
01909 M a JOpNFTOM
1470 M" AT U1W
MQIFMX vWAW"
—2—
BK876PG 0
PG
STATE OF VIRGINIA AT LARGE
C�
CITY 0! WINCHESTER, To -wit:
The foregoing instrument was acknowledged before me this
day of March, 1997, by Billy J. Tisinger, who is Vice
c... President of Joni Company, a Virginia corporation, on behalf
of said corporation.
My commission expires ex-yn6er 31,E v),CCG
otary Public
.r .
'e.tic j
+fz:ij
: .
.:.., T
1 Jp111iiC11
A71afR AT Uw
M�0lf171 MOM
-3-
41
'
M
• vA
—CIIi7�J6F FREDERICK
Ticket ##:00155170001
C. WILLIAM ORNDOFF, JR
P.O. BOX 225
@@
Date 6/02/97 -
Register: LBX/WA
WINCHESTER VA 22604
Trans. ##: 00168
Dept ##
RE9701
1997 R.E.TAXES
ACCT## 33205
31.72 ACRES
76 A 48A
Previous Principal
Acres: 31.72
Balance $ 374.36
Land: 126900
Imp' Principal
0
Being Paid $ 374.36
JENI COMPANY
Penalty $
Interest $ •00
P O BOX 2598
•00
Amount Paid $ 374.36
WINCHESTER, VA
*Balance Due
22604 1798
as of 6/02/97$ .00
Pd by
CK FM 4609
ANY BALANCE DUE DOES NOT
INCLUDE PENALTY AND
INTEREST.
(DUPLICATE)
i
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/667-0370
MEMORANDUM
To: Comprehensive Plan Subcommittee
From: Robert W. Watkins, Director
Subject: Meeting on January 14
Date: January 9, 1991
There will be a meeting of the Comprehensive Plan Subcommittee on
Monday, January 14 at 7:30 PM in the Conference Room of the Old
County Courthouse. We will discuss the following:
1. Proposed Land Use Plan changes on 522 South: Please find
attached proposed changes to the land use plan on 522 South. The
goal of this change is to take advantage of special economic
development opportunities on 522 South. This will also require a
change in the sewer and water service area. Additional maps and
information will be available at the meeting.
2. Draft Revised Comprehensive Plan: The staff would hope that
after this meeting, revisions to the Comprehensive Plan could be
forwarded to the Planning Commission. A complete draft of the Plan
will be available for discussion at the meeting.
Please let me know if you have any questions or cannot attend.
RWW/rsa
Attachments
9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601
Proposed Changes To Frederick County
Comprehensive Plan
LAND USE PLAN
January 9, 1991
5
1) Historic Preservation - Policy additions include statements on the process, standards and
methods for historic preservation which were prepared by the Historic Resources Advisory
Board.
2) Rural Issues - Additions include general goals, standards and methods for rural
preservation which were prepared by the Rural Issues Subcommittee.
3) Land Use Plan Map and Sewer and Water Service Area Map - A new industrial area
and business corridor is proposed at the intersection of new Route 642 and Route 522
South. The sewer and water service area would be expanded to include this area.
There were no public comments.
Upon motion made by Mr. Thomas and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve the 1991 Revisions to the Frederick County Comprehensive Policy Plan.
j 1991-92 CAPITAL IMPROVEMENTS PLAN
Mr. Watkins reviewed the top projects in the 1991-92 Capital Improvements Plan
which included school renovation projects, county offices and the Sherando High School. He
said the Commission needed to review the plan and send recommendations to the Board as soon
as possible so that it could be used in budget deliberations.
It was recommended that the administrative offices be put at the bottom of the list
as number 27 and that Sherando High School be moved to number 5 along with moving the
funding to the upcoming year. It was also recommended that an indoor swimming pool be added
to the list.
Upon motion made by Mr. Romine and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
recommend approval of the 1991-92 Capital Improvements Plan for Frederick County with the
changes noted above. (The revised CIP Plan is attached at end of minutes)
DISCUSSION ON CAR WASHES IN THE B1 DISTRICT
Mr. Watkins said that the staff received a request from Mr. Frank DeHaven to
allow car wash operations as a permitted use in the B1 (Neighborhood Business) Zoning District.
3264
e
I
September 17, 1997
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
ii c•rmcrivi oi� i Or PUBLIC r' 1EA'Ri'1Nir
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION 4004-97, EASTGATE II
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing on
October 1, 1997, at 7:00 p.m., in the board room of the Frederick County Administration Building at
107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning Application #004-97,
Eastgate R by Jasbo, Inc. to rezone 2.5927 acres from RA (Rural Areas) District to M1 (Industrial Light)
District. This property is located at the southwest corner of Tasker Road (relocated Route 642) and
Marcel Drive at the Eastgate Commerce Center. The parcel is identified with PIN 76-A-48A in the
Shawnee Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. 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.
Sincerely,
C
Evan A. Wyatt
Deputy Director
EAW/cc
107 North Kent Street • Winchester, Virginia 22601-5000
� oWher
This is to certi that the attached correspondence was mailed to the following on
. 7, `' from the Department of Planning and Development,
Frederick Cou ty, Virginia:
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester, VA 22601
76 - A- - 47.
HEFLIN, WILLIAM J. & LORETTA
113 TADPOLE LANE
WHITE POST, VA. 22663
76 - A- - 53-C
WRIGHTS RUN L P
2800 SHIRLINGTON ROAD
ARLINGTON, VA 22206
76 - A- - 48-A
JENI COMPANY
P 0 BOX 2598
WINCHESTER, VA 22604
STATE OF VIRGINIA
COUNTY OF FREDERICK
76 - A- - 48-
TINSMAN, BETTY J
1804 MACEDONIA CHURCH RD
WHITE POST, VA 22663
— Ll"n � - b.
Evan A. yatt, De� ty Director
Frederick Co. PlaQng Dept.
I, &1h inn 1 A al I , a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, or the Department of Planning
and Development, whose name is signed to the foregoing, dated :, has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this th day of a�"="' ei Ly
991
My commission expires on 0)
ki i 4J---,, 00,
" —lal ARY PUBLIC
e- 4 �1t� Cam.
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
m infICAn JAI Jr Pus 1C t ivi mi Ir
December 31, 1997
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #005-97 OF C. L. ROBINSON CORPORATION
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing on
January 14, 1998, at 7:15 p.m., in the board room of the Frederick County Administration Building at
107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning Application #005-97
of C. L. Robinson Corporation to rezone 26.895 acres from RA (Rural Areas) to RP (Residential
Performance). This property is located at the west side of Merriman's Lane (Rt. 621) at Winchester &
Western Railroad crossing and east of Route 37, approximately 1,100' south of Breckenridge Lane, and
is identified with Property Identification Number 53-A-88 in the Back Creek Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. 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.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/cc
107 North Kent Street - Winchester, Virginia 22601-5000
This is to certify that the attached correspondence was mailed to the following on
/)"--. -56 Z2 9 Z fiom the Department of Planning and Development, Frederick
County, Virginia: 53 - A- - 89-
VANDERIET, MALCOLM H & JUNE W
53 - A- - 87- E 9V
103 CHEVIOT PL
ROBINSON, C L ICE & COLD
STEPHENS CITY, VA 22655.2582
PO BOX 2138
53C - 2- - 16-
WINCHESTER, VA
22604.1338
GLAIZE, GEORGE W. JR.
11 S CAMERON ST
53 - A- - 86-
WINCHESTER, VA. 22601.4731
POE, RALPH W.
200 WARD AVE
53C - 2- - 7-
WINCHESTER, VA.
22602.2249
BRECHTEL, ANNELIESE R
105 CAMBRIDGE PL
53 - A- - 92-B
WINCHESTER, VA 22601.6202
WHITE, C. RIDGLEY & ELEANOR
CIO M WILLS WHITE
53C - 2- - 8-
603 S LOUDOUN ST
FOGG, JAMES W & JOYCE D
WINCHESTER, VA
22601.4643
107 CAMBRIDGE PL
WINCHESTER, VA 22601.6202
53 - A- - 92-
WILLOW GROVE, LC
53C-2-9
James D. & Karen S. Bauserman
603 S LOUDOUN ST
110 Cambridge Place
WINCHESTER, VA
22601.4643
Winchester, VA 22602
Gilbert W. Clifford & Assoc
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester, VA 22601 W. Wayne M' ler, Acting Zoning Administrator
Frederick C my Planning Dept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, belh Hal W-1 I , a Notary Public in and for the State and County
aforesaid, do hereby certify that W. Wayne Miller, Acting Zoning Administrator for the De artment
of Planning and Development, whose name is signed to the foregoing, dated ,
has personally appeared before me and acknowledged the same in myStateand County aforesaid.
Given under my hand this � _ day of�E'mr.
My commission expires on A
NOTARY PUBLIC
r
I
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/ 678-0682
m J'I'IF1C ivi JAI JF put c rl���itl�lr
October 8, 1997
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #004-97, EASTGATE It
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing on
October 22, 1997, at 7:15 p.m., in the board room of the Frederick County Administration Building at
107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning Application #004-97,
Eastgate 11, by Jasbo, Inc. to rezone 2.5927 acres from RA (Rural Areas) District to MI (Industrial Light)
District. This property is located at the southwest corner of Tasker Road (relocated Route 642) and
Marcel Drive at the Eastgate Commerce Center. The parcel is identified with PIN 76-A-48A in the
Shawnee Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. 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.
Sincerely,
C
Evan A. Wyatt
Deputy Director
EAW/cc
107 North Kent Street • Winchester, Virginia 22601-5000
This is to certify th the attached correspondence was mailed to the following on
`Zlz 9% from the Department of Planning and Development,
Frederick County, Virginia:
76 - A- - 47-
HEFLIN, WILLIAM J. & LORETTA
113 TADPOLE LANE
WHITE POST, VA. 22663
76 - A- - 53-C
WRIGHTS RUN L P
2800 SHIRLINGTON ROAD
ARLINGTON, VA 22206
76 - A- - 48-A
JENI COMPANY
P 0 BOX 259B
WINCHESTER,VA 22604
76 - A- - 48-
TINSMAN, BETTY J
1804 MACEDONIA CHURCH RD
WHITE POST, VA 22663
STATE OF VIRGINIA
COUNTY OF FREDERICK
Gilbert W. Clifford & Assoc.
Attn: Steve Gyurisin
200 N. Cameron Street
Winchester, VA 22601
Evan A. *yatt, D+ty Director
Frederick Co. Planning Dept.
I, &yp �mL1,-�11 A 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 (:)"h)% P) 19 Q -1 , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this U- day of OPADber— 9l
My commission expires on Vbrua cV ' q ` 1
1�
—NOARY PUBLIC
COUNTY of FREDERICK
Department of Planning & Development
107 North Kent Street
Winchester, Virginia 22601
u
76 - A- - 53-C
WRIGHTS RUN L P
2900 SMRUNGTON ROAD
ARUNGTOT VA
NIXIE a064 1 a6 10/10/97
RETURN TO SENDER
INSUFFICIENT ADDRESS
UNABLE TO FORWARD
i ti�il l'i ��9'191i'i 1799�ii�11.1 1�ti lr�d�i�91-0i,i i1J,��ldd l-�i'I t�itddi lli �f
I
October 8, 1997
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
i IFICATION Or PU:BLiC r11M I it
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #004-97, EASTGATE II
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing on
October 22,1997, at 7:15 p.m., in the board room of the Frederick County Administration Building at
107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning Application #004-97.,
Eastgate a by Jasbo, Inc. to rezone 2.5927 acres from RA (Rural Areas) District to M1 (Industrial Light)
District. This property is located at the southwest corner of Tasker Road (relocated Route 642) and
Marcel Drive at the Eastgate Commerce Center. The parcel is identified with PIN 76-A-48A in the
Shawnee Magisterial District.
Any interested parties having questions or wishing to speak may attend this meeting. 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.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW/66
107 North Kent Street - Winchester, Virginia 22601-5000