HomeMy WebLinkAbout001-98 Eastgate Commerce Center - Shawnee - Backfile (2)in
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40 color location maps ordered from GIS
,i1 x, PC public hearing date ACTION: PCO n1PhLd v oVCt�
AWL BOS public hearing date ACTION: pip-
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.)
+-1'7-9$
17. ile given to office manager to update bi-monthly report (final action)
-1 File given to Mapping & Graphics to update zoning map
Zoning map amended
Other notes:
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April 17, 1998
Mr. Stephen M. Gyurisin
G. W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAY: 540/ 678-0682
RE: REZONING APPLICATION #001-98 OF EASTGATE COMMERCE CENTER;
PIN's 76-A-53 and 87-A-17
Dear Mr. Steve:
The Frederick County Board of Supervisors approved your request to rezone 82.1723 acres,
identified as PIN's 76-A-53 and 87-A-17, from RA (Rural Areas) to M1 (Industrial Light) District in
regular meeting on April 8, 1998. 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
Deputy Director
EAW/cc
Enclosure
cc: Wrights Run, L.P.
W. Harrington Smith, Jr.; Shawnee Supervisor
Ellen Murphy, Commissioner of Revenue
VDOT - Steve Melnikoff
Fred. Co. Fire & Rescue - Denny Linaburg
0:\AGENDAS\.4PPR DEN.LTR\EASPGAT3 REZ
107 North Kent Street - Winchester, Virginia 22601-5000
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RE Z 7 TG REQUEST PROFFW
Property Identifica,ion Numbers 76-((A))-53 and 87-((A,i-17
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, L.P.
ROCKLAND A. & ELIZABETH SEE
Preliminary Matters
Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as
amended, and the provisions of Frederick County Zoning Ordinance with
respect to conditional zoning, the undersigned applicant hereby proffers that in
the event the Board of Supervisors of Frederick County, Virginia, shall approve
Rezoning Application # 001- 98 for the rezoning of 82.1723 acres from the present
Rural Area (RA) Zoning District to the Industrial (M-1) Zoning District.
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 successor or assigns.
Transportation Improvements to Offset Impacts of Development
A traffic impact study will be conducted using VDOT procedures for each
site development use proposed within the Eastgate Commerce Center at the time
of site plan review. Improvements will be constructed by the undersigned as
required by VDOT regulations for the predicted traffic impacts based upon the
specific use proposed.
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 82.1723 acre tract, lying on the east side of
U.S. Route 522 South along Route 642 in the Shawnee Magisterial District of
Frederick County, Virginia from RA to M-1, the undersigned will pay to
Frederick County for the Stephens City Fire and Rescue Company, 0.020 per
square foot for each structure constructed by the 82.1723 acres zoned to M-1, to be
paid at the time of building permit application and approval.
4
0 40
REZONING REQUEST PROFFER
Property Identification Numbers 76-((A))-53 and 87-((A))-17
EASTGATE COMMERCE CENTER
Page 2
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 OWNERS:
By:
Dat
By: _
Date:
1111 Art,"
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this /c? day of ,2 t 1998,
by of ' Run,LP.
My Commission expires / l
Notary Public
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of 1998,
M.
My Commission expires
Notary Public
PC REVIEW DATE: 03/04/98
BOS REVIEW DATE: 04/08/98
REZONING APPLICATION #001-98
EASTGATE COMMERCE CENTER
To Rezone 82.1723 Acres from RA (Rural Areas)
to M1 (Light Industrial)
LOCATION: This property is located at the intersection of Tasker Road (relocated Route 642) and
Route 522 South (Front Royal Pike).
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 76-A-53 and 87-A-17
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) District Land Use: Vacant and Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
(North): Zoned
(South): Zoned:
(East): Zoned:
(West): Zoned:
B2, Business General;
B3, Industrial Transition;
M1, Light Industrial
RA, Rural Areas
RA, Rural Areas
RA, Rural Areas
PROPOSED USE: Industrial & Manufacturing
REVIEW EVALUATIONS:
Use: Eastgate Commerce Center
Use:
Residential (Wrights Run Acres)
Use:
Residential
Use:
Vacant
Virginia Dept. of Transportation: See attached letters dated Feb. 2, 1998 from Barry J.
Sweitzer; Dec. 2, 1997 and Sept. 22, 1997 from Robert Childress.
Eastgate Commerce Center, REZ #001-98
Page 2
March 31, 1998
Frederick Co. Sanitation Authority: No comment.
Public Works: See attached letter dated Oct. 15, 1997 from Ed Strawsnyder.
Fire and Rescue: Will address on site plans.
Stephens City Fire and Rescue: The Stephens City Volunteer Fire and Rescue Company has no
objection to the rezoning request.
Frederick County Sanitation Authority: No comment.
County Attorney: Language of the proffer is acceptable.
Planning & Zoning:
1) Site History
The Board of Supervisors approved Rezoning Application #006-91 for Wrights Run L.P. on August
14, 1991 with proffers. This approved application rezoned 115 acres of a 235 acre parcel from RA,
Rural Areas District to create 25 acres of B-2, Business General District, 20 acres of B-3, Industrial
Transition District, and 70 acres of M-1, Light Industrial District. An additional five acres was
dedicated for the relocation of Tasker Road (Route 642). The relocation of Tasker Road was
completed and is open for public use. The final design of this road required additional dedication
by the property owner, totaling 11.1 acres.
The Board of Supervisors approved Rezoning Application #002-97 for Wrights Run L.P. on August
13, 1997 with proffers. This application rezoned property within the Eastgate Commerce Center that
was zoned RA, Rural Areas District, as well as land that was rezoned as a part of Rezoning
Application #006-91. The approval of Rezoning Application #002-97 created 51.96 acres of B2
(Business General) zoned land, 2 1. 10 acres of B3 (Industrial Transition) zoned land, and 51.83 acres
of MI (Light Industrial) zoned land.
The Board of Supervisors approved Rezoning Application #004-97 for Wrights Run L.P. on October
22, 1997 with proffers. This application rezoned 2.5927 acres of property, acquired by Wrights Run
L.P., from RA, Rural Areas District to M-1, Light Industrial District. This property was severed
from a larger tract to the north as a result of the final location and design of the Tasker Road Revenue
Sharing Project.
A Master Development Plan was approved for the Eastgate Commerce Center on October 28, 1997.
To date, three properties within the Eastgate Commerce Center have been planned for development.
0 0
Eastgate Commerce Center, REZ #001-98
Page 3
March 31, 1998
Construction of the Jouan, Inc., facility is complete and is operational. Construction is currently
underway for the Special Made, Inc., facility, and planning is underway for the development of
storage facilities by White Properties.
A portion of the original 235.75 acre tract owned by Wrights Run L.P., is currently zoned RA, Rural
Areas District. This acreage, coupled with the Rockland and Elizabeth See tract total 82.1723 acres.
A joint rezoning application has been filed with Frederick County to rezone this acreage to M1, Light
Industrial District. If this application is successful, the entire 235.75 acre tract owned by Wrights Run
L.P., will be zoned for commercial and industrial use and dedicated for state road maintenance.
2) Location
The remaining 82.1723 acres is located on the south side of Tasker Road, to the southeast of the
approved Eastgate Commerce Center Master Development Plan. This acreage does not have
frontage along Tasker Road, and is accessible through two local streets that are planned for
construction. The property has been interpreted to be located within the Sewer and Water Service
Area (SWSA) and is designated as an industrial area on the Frederick County Comprehensive Plan
Land Use Map.
3) Site Suitability
a) Environmental Features: The following features are present on the 82.1723 acre
portion of the 235 acre site that is proposed to be rezoned:
* A small amount of flood plain is located along the southern boundary of this
acreage along Wrights Run. (Community Panel #510063-0200-B)
* The 1990 National Wetlands Inventory Map identifies one feature located to
the northeast of the See residence. This feature is identified as PUBHh, or
Palustrine Unconsolidated Bottom, Permanently Flooded, Diked or
Impounded. This feature is shown on the approved master development plan
as a storm water management facility.
* Areas of steep slope (15% or greater) exist along the four natural drainage
areas throughout this acreage to Wrights Run.
* Evergreen and deciduous woodlands exist throughout the 82.1723 acres,
primarily along the western and southern portions of this site.
Eastgate Commerce Center, REZ #001-98
Page 4
March 31, 1998
Historical: The Frederick County Rural Landmarks Survey does not identify any structures of
historic significance, nor does it list the property as potentially significant or
recommend that it be included as part of a historic district.
Water & Sewer: Public water and sewer service is currently provided to the Eastgate
Commerce Center.
Transportation: The Eastgate Commerce Center property is located on the west side of Front
Royal Pike (Route 522 ) and Tasker Road. Front Royal Pike has been
improved to a four -lane condition, and Tasker Road has been improved as a
two-lane major collector road. Access to the 82.1723 acres is proposed to
occur through two local streets within Eastgate Commerce Center. One of
these streets intersects with Tasker Road.
4) Potential Impacts
a) Traffic - The applicant has prepared a detailed traffic analysis which takes into
account trip generation estimates, traffic volumes for pm peak provided for 5:00 pm
to 6:00 pm, traffic volumes at various intersections along Front Royal Pike and
Tasker Road, and level of service determination at the Front Royal Pike/Tasker Road
intersection, and the Tasker Road/Rainsville Road intersection.
The applicant has prepared the traffic impact analysis based on the development of 57
acres of the 82.1723 site. The applicant has factored out the acreage that is within
steep slopes and flood plains to attain this total; however, it should be noted that a
minimum of 25% of this acreage is permitted to be disturbed for development
purposes. Typically, the impact analysis accounts for the total acreage to be rezoned
unless a proffer is provided by the applicant which limits the overall acreage to be
developed.
The ITE Trip Generation Manual, 5th Edition, estimates an average daily two-way
trip volume of 51.80 vehicles per day per acre of light industrial zoning, and a
maximum trip rate of 159.37 vehicles per day per acre of light industrial zoning.
Therefore, the proposal to rezone 82.1723 acres of land would generate an average
of 4,257 trips per day with a maximum of 13,096 trips per day.
The applicant has estimated trip distributions (assigned traffic splits) to Tasker Road,
and Front Royal Pike, both northbound and southbound traffic. The estimated trip
Eastgate Commerce Center, REZ #001-98
Page 5
March 31, 1998
generation suggests that 40% of the trips will be assigned to Tasker Road, 15% to
Front Royal Pike northbound, and 45% to Front Royal Pike southbound. Applying
the maximum trips per day to the estimated trip generations for this rezoning has the
following impact to the transportation system in this area:
Trips Per Day Trips Per Day Percent
Existing Zoning Proposed Zoning Increase
Rt.642 4,643 9,881 113%
Rt. 522 (N) 18,659 20,623 11%
Rt. 522 (S) 20,135 26,028 29%
Total 43,437 56,133 30%
The applicant has provided Level Of Service (LOS) information for the Tasker
Road/Front Royal Pike intersection, as well as the Tasker Road/Rainsville Road
intersection. Rainsville Road will be the primary access route to the 82.1723 acre
development. The LOS study assumes that each intersection is signalized and
recommends the following for each intersection:
Tasker Road/Front Royal Pike Intersection: LOS C
Tasker Road/Rainsville Road Intersection: LOS B
The Comprehensive Policy Plan states that a LOS C should be maintained on roads
adjacent to and within new developments in the County. A LOS C is defined within
the Comprehensive Policy Plan as stable flow, operating below speed limit, some lines
of vehicles at intersections and turns, 10% to 30% of cycles loaded at signals.
b) Emergency Services - The Capital Facilities Impact Model was applied to this
rezoning application assuming the development of 1,980,000 square feet of office
space on 80 acres (or 24,750 square feet of office space per acre). The model
demonstrated a negative fiscal impact of $24,462.71 for fire and rescue services.
0 0
Eastgate Commerce Center, REZ #001-98
Page 6
March 31, 1998
5) Impact Statement/Proffer Statement
The applicant has submitted a proffer statement that has been signed, notarized, and reviewed by the
County Attorney. This proffer statement proposes methods to mitigate the negative impacts to the
transportation system and to fire and rescue services. The applicant has proffered to prepare traffic
impact studies during the site plan review for each developed lot, and has proffered to construct all
improvements required by VDOT. The applicant has proffered a monetary contribution to mitigate
the negative impacts to the Stephens City Fire and Rescue Company. This proffer calls for a $0.02
per square foot contribution for each structure built within the 82.1723 acres, to be paid at the time
of the building permit application and approval for each structure. The proffered per square foot
amount is 62% greater than the per square foot amount demonstrated by the model run.
STAFF RECOMMENDATION FOR 03/04/98 PLANNING COMMISSION MEETING:
The proposed application is consistent with the policies stated in the Comprehensive Policy Plan.
Staff recommends that the applicant prepare a comprehensive proffer statement document and map
which depicts the entire acreage of the Eastgate Commerce Center and provides a relational data
description for each area that has been rezoned since 1991. This information is necessary to ensure
that staff is able to track the various proffers that have been approved for the three previous rezoning
applications, as well as this application should it receive approval by the Board of Supervisors. Staff
believes that the applicant has adequately mitigated the proposed impacts associated with this
rezoning and would recommend approval of this application contingent upon receipt of the
comprehensive proffer statement document and map.
PLANNING COMMISSION SUMMARY & ACTION OF 03/04/98: Comments were heard
from three local residents. Their collective concerns were about the intensity of the industrial or retail
use that was planned for the site and the resulting visual road appeal; the preservation of the natural
beauty of the area; and the placement of industrial or heavy retail uses in the middle of a residential
area.
Planning Commission members had questions about the phasing of signalization and what criteria
VDOT used to determine the need for a signal. The applicant's representative noted that
signalization of Routes 522 and 642 were a part of a previous rezoning proffer for this property.
The Commission unanimously recommended approval with the submission of a comprehensive
proffer statement document and map as stipulated by the Planning Department staff.
(Note: Mr. Morris was absent from the meeting.)
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Rezoning #001-98 PINS: 76—A-53
Eastgate Commerce Center PINS: 87—A-17
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff. -
REZONING,
-Zoning-A:mendme-nt�Number 00- Date Received " 9
BOS Hearing Date 3-25-99PC Hearing Date 3-4-19
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
2. Property Owner (if different than above)
Name: Wrights Run, L.P. Name: Rockland A. & Elizabeth See
Telephone: 703-820-2500 Telephone: 540-869-2140
Address: 2800 Shirlington Rd, Address: 437 See Lane
Suite 803, Arlington, Va. 22206 Winchester, Va. 22601
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,l��
Deed to property X Impact Analysis Statement X"
Verifying taxes paid X Proffer Statement X> r --'
LI
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:
Allan Hudson Richard Peterson
Frank Maranto
Sidney Lesov�dtz Rockland A. & Elizabeth See
6. Current Use of the Property: Eastgate Commerce Center
Proposed Use of the Property: same
7. Adjoining Property:
PARCEL ID NUMBER
76-A-48A & 5K
76-A-51 B & 52
76-A-571 57A, 56, 55, 54, 60B
87-A-1, 87-(4)-9, 10,11
76-A-42
76-A-47
USE
Vacant (AG)
Residential
Residential
Residential
Vacant (AG)
Vacant (AG)
ZONING
RA
RA
RA
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):
i610-11
at the
Routeo 522 South (Front Royal Pike and Va. Route 642 (Tasker Vie).
46 6
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary
for the applicant to provide information concerning the specifics of the proposed use.
Otherwise, the planning staff will use the maximum possible density or intensity
scenario for the proposed Zoning District as described on Page 9 of the application
package.
9. Parcel Identification/Location: Parcel Identification # : 76-((A))-53 & 87-((A))-17
Districts
Magisterial District: Shawnee High School: Sherando
Fire Service: Stephens City Middle School: Aylor
ns Rescue Service: StepheCites Elementary School: Armel
10. Zoning Change: List the acreage included in each new zoning category being
requested.
Acres
Current Zoning
Zoning Requested
82.1723
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 Horne: Hotel Rooms:
Office:
Retail:
Restaurant:
Other:
Square Footage of Proposed Uses
N/A
Service Station:
Manufacturing:
Warehouse:
rn
X
X
TZ Signature:
I (we), the undersigned, do hereby respectfully make application and petition
the Frederick County Board of Supervisors to amend the zoning ordinance
and 1•o change the zoning map of Frederick County, Virginia. I (we)
authorise f'r ederick 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 hearijig and maintained so as to be visible from the road right-of-way
until thy! himring.
I (we) hereby certify that this application and its accompanying materials are
true C-,nd ac-,:,irate to the best of my (our) knowledge.
Applif:;.►rit(�) '1/1i1 Date: ko'
rt W. Cliff r As dates Inc. Date:
Owner(s)
02/09/1998 15:30
5406650493
G W CLIFFORD & ASSOC
PAGE 05
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 heiiring_
I (we) hereby certify that this application and its accompanying materials are
true and accurate to the best of my (our) knowledge.
Applicant(.)-_ Date:
Qwner(s):
__Gilbert W. Clifford & Associates, Inc. _ Date:
Date:
Date:
Date:
r
Action:
AMENDMENT
PLANNING COMNIISSION: Recommended Approval on March 4 1998
BOARD OF SUPERVISORS: Approved April 8 1998
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
Rezoning #001-98 ofEastgate Commerce Center
WHEREAS, Rezoning Application #001-98 of Easgate Commerce Center submitted by Wrights
Run, L.P. requested the rezoning of 82.1723 acres currently zoned RA (Rural Areas) to M1 (Light
Industrial). The property is located on the south side of Tasker Road (relocated Rt. 642), and is
identified with Property Identification Numbers 76-A-53 and 87-A-17 in the Shawnee Magisterial
District.
WHEREAS, the Planning Commission held a public hearing on this rezoning on March 4, 1998;
and
WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on April
8, 1998; 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 82.1723 acres currently zoned RA (Rural Areas) to M1 (Light Industrial) as described by
the application and plat submitted, subject to the attached conditions voluntarily proffered in writing
by the applicant and the property owner.
PDRes #07-98
This ordinance shall be in effect on the date of adoption.
Passed this 8th day of April, 1998 by the following recorded vote:
James L. Longerbeam, Chairman
Ave
Richard C. Shickle
Aye
W. Harrington Smith, Jr.
Aye
Margaret B. Douglas
Aye
Charles W. Orndoff, Sr.
Aye
Robert M. Sager
Aye
A COPY ATTEST
John ley, Jr.
Frederick County Administrator
0AAGEN DAS\RFZONEVUSOLUT.\AFASTGATJ.RES
PDRes M007.98
REZOl-*-- TG REQUEST PROF
Property Identifica,ion Numbers 76-((A))-53 and 87-((A,i-17
Shawnee Magisterial District
EASTGATE COMMERCE CENTER
WRIGHTS RUN, L.P.
ROCKLAND A. & ELIZABETH SEE
Preliminary Matters
Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as
amended, and the provisions of Frederick County Zoning Ordinance with
respect to conditional zoning, the undersigned applicant hereby proffers that in
the event the Board of Supervisors of Frederick County, Virginia, shall approve
Rezoning Application # 001- 98 for the rezoning of 82.1723 acres from the present
Rural Area (RA) Zoning District to the Industrial (M-1) Zoning District.
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 successor or assigns.
Transportation Improvements to Offset Impacts of Development
A traffic impact study will be conducted using VDOT procedures for each
site development use proposed within the Eastgate Commerce Center at the time
of site plan review. Improvements will be constructed by the undersigned as
required by VDOT regulations for the predicted traffic impacts based upon the
specific use proposed.
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 82.1723 acre tract, lying on the east side of
U.S. Route 522 South along Route 642 in the Shawnee Magisterial District of
Frederick County, Virginia from RA to M-1, the undersigned will pay to
Frederick County for the Stephens City Fire and Rescue Company, 0.020 per
square foot for each structure constructed by the 82.1723 acres zoned to M-1, to be
paid at the time of building permit application and approval.
6
M
REZONING REQUEST PROFFER
Property Identification Numbers 76-((A))-53 and 87-((A))-17
EASTGATE COMMERCE CENTER
Page 2
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 OWNERS:
By:
Dat
IN
Date:
oil 5"1) am
� - M1*1 1411 Nal ma- .01W.11.611
MANY,
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this Lc day of P� 1998,
by LC Qm cl�.Qdi� of Wrights Rtm, LP.
My Commission expires
NotaryPublic 2e-�
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of 1998,
M
My Commission expires
NotaryPublic
•
COMMONWEALTH of 'VIRCINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONCR P.O. BOX 278
EDINdURG, VA 22824-0278
February 2, 1998
Mr. Ronald A. Mislowsky, P.E., V.P.
G. W . Clifford & Associates, Inc.
200 North Cameron Sheet
Winchester, VA 22601
Dear Ron;
JERRY A. COPP
RES;DENT ENGINEER.
Ti. F=(E40)C8,1.5600
FA:(544)G54 ;07
Ref: Eastgate Commerce Center
Route 522/642
Frederick County
We have received comments dated January 29, 1998 for the referenced. project fitom our
District Traffic Engineer. The response comments follow and are the accepted basis for our
concerns relative to this proposed development. The comments also address the recently
rezoned 87 additional acres.
We concur with:
1. Signalization of the intersection of Route 522/Route 642 (new Tasker Road)
2. Signalization of the intersection of Route 642/Rauiesville Road - Bear Cat Circle
3. Signalization of the intersection of Route 642/Rams Head Road - Armel Circle
4. Double left turn lanes from Route 522 north bound onto Route 642 and exclusive right
turn Ianes at the intersection locations as indicated in the analysis
It is our suggestion the roadway plans as required to upgrade the existing i d«-ay to
accommodate intersection configurations as indicated in the analysis, be submitted to
VDOT for review. Based upon our interpretation of the analysis we anticipate:
1) The construction of a second left turn lane on the northbound lane of Route 522 at the
ne�v Route 642 (Tacker Road) intersection crossover.
2) T�vo left turn lanes from northbound Route 522 onto Route 642 will necessitate the
provision of nyo west bound moving lanes on Route 642. Exclusive left turn lane anal
exciusive rig -lit turn lane are noted for eastbound Route 642 onto Route 522. Exclusivc:
left turn lanes, through lanes, and right turn lanes are indicated at the Route
642/Rainesville Road intersection and the Route 642/Rams Head Road intersection. Tt
is approximately 1000' between the Route 522/642 intersection and the
Route 642/Rainsville Road uitersection and approximately 840' between the
Route 642/ Rams Head Road intersection, all of which should provide adequate storage
lengh for dela}'ed vehicles.
f 0
Mr. Ronald A. MislLrwsky
Ref: Eastgate Commerce Center
February 2, 1998
Pave 2
3) Considering all the above, we envision a Route 642 (Tasker Road) pavement width
consisting of five 12' lanes (60') with right turn lanes and tapers at the proposed
intersections. The center lane would function as a left turn lane where appropriate.
4) The full 60' pavement width should be provided from the Route 522/642 intersection to
approximately 125' west of the Marcel Drive intersection. Signalization of the
Route 642/Marcel Drive intersection has been addressed in the land use permit issued to
the Specialmade site developer at the intersection.
We suggest a phase plan be drafted, agreed upon and adopted under which roadway
improvements to accommodate the projected future volumes of traffic become required as
an integral part of the permit process. Signalization agreements will be necessary to cover all
costs incurred for signalization at all the above listed intersections.
Any additional rights -of -way to facilitate the proposed roadway improvements should be
dedicated to VDOT as part of any/all site plans submitted for review.
If there are any questions or additional information is needed, please feel flee to call.
Suicerely,
��L
Barmy .1Sweitzer
Trans. Roadway Engineer
For: Norman K. Sparks
Trans. Ass't. Resident Engineer
BJS/rf
xc: Mr. J. B. Diamond, Attn: Mr. K. B. Downs
Transportation Engineer
Mr. S. A. Melnikotf
Mr. Kris Tierney
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR EDINBURG RESIDENCY
COMMISSIONER 14031 OLD VALLEY PIKE
P.O. BOX 278
EDINBURG, VA 22824-0278
December 2, 1997
Mr. Ronald A. Mislowsky, P.E., V.P.
G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Ron:
JERRYA.COPP
RESIDENT ENGINEER
TELE (540) 984-5600
FAX (540) 964-5607
Ref: Eastgate Commerce Center
Route 642
Frederick County
We have reviewed the traffic impact analysis you submitted on July 21, 1997 for the referenced
project. It appears you have prepared a plan which is reasonable. However, on
September 22, 1997 we received a rezoning application for an additional 84.01 acre tract which
will have a tremendous impact on the existing and proposed intersections on Route 642 and
Route 522.
The traffic impact analysis will need to be revised to include the additional anticipated traffic
from the development of these additional 84.01 acres. The intersection of Routes 522 and 642 is
anticipated to operate at a level of Service "C" based on the original development. Therefore. it
would be reasonable to expect the level of service will be much less when the anticipated traffic
from the 84 acres is added. You will also need to provide an anticipated time table for the
proposed road improvements so that the necessary improvements will be in place when needed.
Once a revised analysis is provided for review and approval, we should be able to finalize our
comments on the rezoning application for the additional 84.01 acres.
I apologize for the length of time taken for this review. If you have any questions, please let me
know.
Sincerelv,
6zy/�
. ziz�4�—
Robert B. Childress
Transportation Engineer
RBC; rt
xc: N/Ir. S..A. Nlelnikoff
\lr. Kris Tierney
,S I�
1� �III �FF
COMMONWEALTH of V1RQ1N1A
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
CO`,!1,lISSIONER P.O. BOX 278
EDINBURG, VA 22824-0278
September 22,1997
Mr. Steve Gyurisin
C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Steve:
JERRY A. COPP
RESIDENT ENGINEER.
TELE(540)984.5800
FAX (540) 984-5607
Ref: Eastgate Commerce Center
Route 642
Frederick County
We have received your rezoning application for the remaining 84.01 acre tract in the
referenced project. Since we are currently reviewing a traffic impact analysis for the
original portion of the development, we have forwarded the rezoning application to
our District Traffic Engineer's Office for review. Once I receive any comments I'll
forward them to you.
In the meantime if you have any questions, please let me know.
Sincerely,
Robert B. Childress
Transportation Engineer
RBC/ rf
xc: Mr. S. A. Melnikoff
Mr. Kris Tierney
0
•
Mr. Stephen M. Gyurisin
Gilbert W. Clifford and Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
RE: Eastgate Commerce Center Rezoning
Frederick County, Virginia
Dear Steve:
October 15, 1997
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/ 678-0682
Your memorandum dated September 16, 1997, proposes a rezoning of approximately 80
acres from RA to M-1 at the Eastgate Commerce Center. This acreage conflicts with the 85.01
acres referenced in the proffer statement and the 84.01 referenced in the impact analysis
statement. This issue needs to be resolved before resubmitting your revised master development
plan.
In addition to the above issue, we have the following comments:
1. Sheet 1 of 2
Revise the existing and proposed zoning maps to reflect the actual
rezoning request and proposed master development plan. These
revisions should also be reflected in the summary table.
2. Sheet 1 of 2
It appears that the correct acreage in the rezoning request should be
84.01 acres. We are assuming that the 5.01 acres owned by R. A.
& E. See is included in the request.
3. Sheet 2 of 2
Revise the environmental features to reflect the actual conditions
existing within the rezoned RA property. It appears that there are
additional flood plain areas as well as wetlands adjacent to Wrights
Run. These areas need to be delineated and included in the
tabulation of environmental features.
107 North Kent Street • Winchester. Virginia 22601-5000
Eastgate Commerce Center
Page 2
October 15, 1997
4. Sheet 2 of 2
Indicate potential sites for stormwater management facilities.
Please provide us with revised plans for our review.
Sincerely,
tHarvneyE.trawsnyder, Jr., P.E.
Director of Public Works
HES : rls
cc: Planning and Zoning
file
6
•
COUNTY OF FREDERICK, 'VIRGINIA
F RE MARSHAL'S OFFICE
LAND DEVELOPMENT COMDIENTS
Control NoR.Z97-0006 Date Received 9/23/97
Applicant G.W. Clifford and Associates
Address 200 N. Cameron St.
Winchester, Virginia
22601
Project Name Eastgate Commerce Center
Date Reviewed 10/9/97
Phone No. 540-667-213 9
Type of ApplicationlZe-Zoning Current Zoning RA
Ist Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictOpequon
Tar I.D. No. 76-A-53
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm Systems Other
REQUIREMENTS
Emergency Vehicle Access
Adequate Inadequate Not Identified
Fire Lanes Required Yes XX No
Comments Will address on site plans
Roadway/Aisleway Widths Adequate Inadequate Not Identified
Special Hazards Noted Yes No XX
Comments
Hydrant Locations Adequate Inadequate Not IdentifiedXY
Siamese Location Adequate Inadequate Not Identified XX
Additional Comments Attached? Yes XX No
Plan Approval Recommended? Yes XX No
Signatur _ Title
0 4P
Notes- February 5,1998
l _ Comments from the Stephens City Fire and Rescue Company should be
considered addendums to these review comments.
2. Letter dated October 9, 1997, to Mr. Steve Gyurisinn, should be disregarded
and not included with the submittal, as the issues have been resolved.
3_ Frederick County Fire and Rescue Department recommends approval of this
requesL
Sign Date
0
Rezoning Comments
Fire and Rescue Company
Name of Fire & Rescue Company:
Stephens City Fire Co., Inc
Address & Phone:
P.O. Box 253
Stephens City, Va. 22655
540-869-4576
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (9/16/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Balance of Eastgate Commerce Center property zoned RA
and located south of relocated Va. Route 642 (Tasker Drive) and west of US Route
522 South (Front Royal Pike)
Current zoning: RA Zoning requested: M-1 Acreage: 2,5927 A
11 Fire and Rescue Company's Comments:
The Stephens City Volunteer Fire & Rescue Company has no
objection to the rezoning request.
Fire & Rescue Company's
Signature & Date:
11 Notice tlo}/Advisory Board - Please Return Form to Applicant
Wrederick County Public fhools
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent September 23, 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 to be rezoned from RA to M-1. It is my understanding
the land to be rezoned (the balance of the Eastgate Commerce Center)
is approximately 2.5927 acres in size and is at the following
location:
South of Relocated Route 642 (Tasker Drive) and West of US
Route 522 South (Front Royal Pike)
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,
(::-'�._,,,r✓�� 'LAC- v--�.--�.
T omas Sullivan
Administrative Assistant
to the Superintendent
cc: R. Thomas Malcolm, FCPS
Rezoning Comments
Frederick County Sanitation Authority
Mail to: Hand Deliver to:
Frederick County Sanitation Authority Frederick Co. Sanitation Authority
Attn: Engineer/Director Attn: Engineer/Director
P.O. Box 1877 315 Macedonia Church Road
Winchester, Virginia 22604
(540) 868-1061
Revised
Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139
Mailing Address: c/o Stephen M. Gyurisin (9/19/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Balance of Eastgate Commerce Center property zoned RA
and located south of relocated Va. Route 642 (Tasker Drive) and west of US Route
522 South (Front Royal Pike)
Current zoning: RA Zoning requested: M-1 Acreage: 80± Acres
Sanitation Authority Comments:
Notice to Sanitation Authoritv- Please Return Form to Applicant
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 (9/16/97)
200 N. Cameron Street
Winchester, Virginia 22601
Location of property: Balance of Eastgate Commerce Center property zoned RA
and located south of relocated Va. Route 642 (Tasker Drive) and west of US Route
522 South (Front Royal Pike)
Current zoning: RA Zoning requested: M-1 Acreage: 27 Acres
6s's Attorn y's Comments:
e�V iJ�
P
Notice to, Attorney - Please Return Form to A
FREDERICK COUNTY, VIRGINIA
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF THE
Wrights Run Limited Partnership
and
Rockland A. See & Elizabeth See
PROPERTY
Shawnee Magisterial District
January,1998
EASTGATE COMMERCE CENTER
gilbert w. cli f ford & associates, inc.
200 North Cameroii Street • Winchester, Virginia 22601
Phoiie: 540-667-2139 • Fax: 540-665-0493 • E-mail: gzvcliff(miisiiic.com
150C Olde Greenwich Drive • Fredericksburg, Virginia 22401
Phone: 540-898-2115 • Fax. 540-662-1331 • E-mail: clifford@lbigred.com
0
Eastgate
Commerce
Center
Eastgate Commerce Center
Table of Contents
Summary
Project Background
Introduction
Location and Access
Site Suitability
Development Plan
Impact Analysis
Introduction
Planning Analysis
• Site Suitability
• Adjoining Properties
Traffic Impacts
Sewage Conveyance and Treatment Impacts
Water Supply Impacts
Drainage Facility Impacts
Solid Waste Cost
Historic Impacts
Community Impacts
• Education
• Parks and Recreation
• Emergency Services
Environmental Impacts
Other
Fiscal Impacts
Fiscal Impact
Appendix
Impact Analysis Statement
0
E
Summary
14W MW
-
Eastgate Commerce Center Impact Analysis Statement
SUMMARY
The following Impact Analysis Statement has been prepared for the property know as
Eastgate Commerce Center. The property consists of 226.9420 acres of Wrights Run, LP
and 5.01 acres of Rockland A. & Elizabeth See. The total remaining acreage for this
property is 231.9520 acres and consists of four types of zoning. Eastgate Commerce
Center is currently zoned Rural Area (RA); Business General (B-2); Industrial
Transition (B-3); and, Light Industrial (M-1).
The requested change of zoning comes as a result of the final design and construction
of relocated VA Route 642 now known as Tasker Drive; and, the completion of US
Route 522 South known as the Front Royal Pike. The location of these rights -of -way
and crossovers changed since the initial design of Eastgate was proposed and zoned.
The area to be rezoned consists of 82.1723 acres.
The Impact Analysis Statement for Eastgate Commerce Center is prepared as required
by the Frederick County Board of Supervisors for rezoning approval of the property. A
positive fiscal impact is projected.
There are no residential units proposed as part of this rezoning. The property is
planned as a business and industrial park with a mix of B-2, B-3 and M-1 zoning to
accommodate a variety of uses. No specific uses are proposed at this time.
The development is divided by relocated VA Route 642 (Tasker Drive) that traverses
the site it's entire length connecting with US Route 522. This primary access route is to
be controlled by a traffic signal located at the intersection of US Route 522 and VA
Route 642. A network of cul-de-sac roads and interparcel connecting roads are
proposed to provide access via VA Route 642. US Route 522 and VA Route 642 are
constructed to the latest VDOT standards as will all proposed improvements planned
for the Eastgate project.
Eastgate Commerce Center is located outside the Urban Development Area (UDA) and
within the Sewer and Water Service Area (SWSA). Community and county -wide
planning and planning policies recognize this area as suitable for development. The
property is zoned and currently the site of Jouan, Inc. and Special Maid which is 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.
Ah
Eastgate Commerce Center Impact Analysis Statement
Assuming full development of the 231.9520 acres rezoned to B-2, B-3 and M-1, and
assuming an average development factor of 5,000 to 15,000 square feet per acre,
approximately 2,319,520 square feet of office/commercial/industrial space may be
developed using an average of 10,000 square feet per acre. For example, the Jouan, Inc.
facility currently under construction has approximately 5,100 square feet per acre.
Revenues in the form of real property taxes, the local share of retail sales taxes,
personal property taxes and business license fees are accounted for in the Development
Impact Model provided by the Frederick County Planning Office.
82.1723 acres are requested to be rezoned from current RA to M-1. This portion of the
Eastgate commerce Center was retained as RA and considered for future M-1 zoning.
Development of industrial sites at the Eastgate Commerce Center has used most of the
M-1 zoned land. The rezoning request for the 80.1723 acres completes the remaining
portion of the property and adds much needed industrial land for future sites.
Public water and sewer are available to the property. Currently a 12" water line serves
the property. Sewer service is available via a 6" force main and an onsite sewage
pump station. Natural gas and electrical service are available to the property.
The rezoning and master development plan fit within the guidelines of present
planning policy for this currently zoned and developing commerce center. In
summary:
• The property is within the Sewer and Water Service Area (SWSA) shown in the
Comprehensive Plan.
• The property has all service utilities including sewer and water.
• The property is zoned and designated for development.
• The property is located on an important transportation corridor, US Route 522.
• There are no environmental of historic impacts.
• There are positive fiscal impacts.
• Major transportation improvements are proposed as part of the development
plan.
• Landscaped greenways are proposed as part of the park
• The 82.1723 acres proposed for M-1 zoning is a logical extension of the current
zoning.
• 0
Project Background
Eastgate Commerce Center
PROJECT BACKGROUND
Impact Analysis Statement
Introduction
Eastgate Commerce Center now consists of 231.9520± acres.. Since it's inception US
Route 522 was reconstructed from two lanes to four lanes and VA Route 642 has been
designed and relocated. This rezoning is in response primarily to the major road
improvements completed and the demand for additional industrial sites. Since the
initial rezoning for Eastgate, 31.86 acres have been sold or dedicated for rights -of -way.
20.86 acres have been sold to Jouan, Inc. and 11.01 acres have been given for rights -of -
way. Of the remaining acreage, 31± acres were recently evaluated and approved by the
Board of Supervisors for B-2, B-3 and M-1 zoning. 82.1723 additional acres are
proposed and evaluated herein for M-1 zoning. Eastgate Commerce Center is located
at the northwest corner of the intersection of US Route 522 South and VA Route 642.
The parcels are identified as tax parcels 76-((A))-53 & 87-((A))-17 in the Shawnee
Magisterial District and is currently zoned Rural Area (RA), Business General (B-2),
Industrial Transition (B-3) and Industrial (M-1). An 82.1723 acre portion of the original
parcel including a 5.01 acre parcel remained RA zoning. This portion of the property is
located south of Route 642 and is requested for M-1 zoning.
The property is located in the Sewer and Water Service Area (SWSA) designed in the
adopted Frederick County Comprehensive Plan. The park is currently zoned and is
the site of one major industry. This portion of the Eastgate Commerce Center is zoned
RA and proposed for M-1 zoning. A master site development plan and site evaluation
indicates that this site can support business and industrial uses.
Location and Access
Eastgate Commerce Center is located in the Shawnee Magisterial District of Frederick
County. The Center has frontage on US Route 522 and VA Route 642 (see the attached
location map). The 82.1723 acres to be zoned M-1 is in the southern portion of the
property and is accessed via Rainville Road from Route 642.
Site Suitability
The property to be rezoned has some development limiting factors; steep slopes and
flood plain. The property to be rezoned appears well suited for the M-1 zoning
proposed and development based on site evaluation of soils, slopes, wetlands, ponds
and lakes, flood plains and other site suitability and environmental factors. The
portions of the property in steep slopes and flood plain will be identified in all master
planning documents. this area consists of approximately 30+/- acres.
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 and industrial uses on the
surrounding uses is reduced through distance setbacks, buffers, landscaping and
screening regulations. The adjoining property is primarily vacant, agricultural.
IV;
EASTGATE
COMMERCE
CENTER
,NJ
OPF I
�A
P
Location Map
AREA TO BE REZONED RA TO M-1
•
•
Development Plan
Eastgate Commerce Center
DEVELOPMENT PLAN
Impact Analysis Statement
The Eastgate Commerce Center development proposes a continuation of the
commercial and industrial center in the southeastern part of Frederick County. US
Route 522 is an important corridor connecting with US Route 50/17 and I-81 in
Frederick County. Additionally, newly relocated VA Route 642 that traverses the site
is an important east -west connector linking I-81 and US Route 522.
Eastgate Commerce Center is proposed as an industrial, commercial and office center.
This industrial, commercial and office center is designed to provide near term
industrial sites along this important corridor while providing for future commercial
growth in the same planned setting. The site is bisected by a major road that connects
to US Route 522. The road replaces the old Macedonia Church Road and provides for a
east -west connecting link with the Urban Development Area to the west. Two cul-de-
sac roads are planned intersecting with Tasker Drive to provide access to portions of
the site not suitable for interparcel connections. A parallel road connects with US
Route 522 serving the southeastern portion of the site providing a secondary access.
These roads create different development sections which are defined by and follow the
natural form and flow of the land connecting with relocated VA Route 642. A Master
Development Plan is attached illustrating the major design features proposed for the
Eastgate Commerce Center.
The 82.1723 acre portion requested for M-1 zoning is accessed via Rainville Road
(formerly Spring House Road) and Ridgetop Road. These roads will end in a cul-de-sac
on the 82.1723 acre portion zoned M-1. The cul-de-sac is an extension of the proposed
and master planned road for the Eastgate Commerce Center.
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9 0
Impact Analysis
Aft.. Aft
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Eastgate Commerce Center Impact Analysis Statement
IMPACT ANALYSIS
Gilbert W. Clifford & Associates, Inc. is commissioned to evaluate the rezoning of the
Wrights Run, LP property project known as "Eastgate Commerce Center" in light of
the several major planning issues, as outlined and required by the Frederick County
Board of Supervisors. This document is prepared to rezone an 82.1723 acre tract
including a 5.01 parcel 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.
Introduction
The 231± acre property, of which 82.1723 acres are evaluated herein for the M-1 zoning,
is identified as tax parcel 53-((A))-68 and 87-((A))- 17 in the Shawnee Magisterial District
and is currently zoned RA.
The property is located in the Sewer and Water Service Areas designated in the
adopted Frederick County Comprehensive Plan. The property is located on a major
transportation corridor, US Route 522 South. A preliminary site development master
plan and site evaluation indicates that this site can support business and associated
uses of the M-1 zone.
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 identified steep slopes on this property. Slopes generally range from 2% to 7% on
the areas to be used for industrial sites. Approximately 30+/- acres are in steep slopes.
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 planning development or
impact the areas considered for rezoning.
Flood Plain - A small portion of the property is located within the 100 year HUD designated flood
plain as identified in the Frederick County Comprehensive Plan and panel map number 510063-
00115B of the United States Department of Housing and Urban Development FLood Boundary Map.
Eastgate Commerce Center Impact Analysis Statement
Adjoining Properties - Development impacts are slight on adjacent properties. The
primary impact concern on adjoining properties in the change of use from open, rural
land to an business and industrial setting. The impacts of the allowed business uses on
the surrounding uses is reduced through existing zoning, master planning, distance,
setback, buffer, landscaping and screening regulations.
Traffic Impacts
Recent traffic counts and traffic study analysis are contained herein for the relocated
VA Route 642 and recently reconstructed US Route 522. The traffic volume impact
resulting from the proposed rezoning is estimated.
The additional 414 trips were distributed using the assumptions of last years study.
They are:
1. 15% of trips to Eastgate are from/to US 522 North
2. 45% of trips to Eastgate are from/to US 522 South
3. 40% of trips to Eastgate are from/to VA Route 642 West
Additionally, since southbound US Route 522 trips to the Center can access the area to
be rezoned two ways it was assumed that 20% of these trips turned right at Route 642
and then left at Rainville Road. The remaining 80% proceed to Beechwood Drive,
then make a right turn. It was also assumed that 90% of the trips from the 57 acres to
US Route 522 South would go east on Sunrise Drive. The remaining 10% used
Rainville Road and Route 642. Attachment 1B presents a summary of the p.m. peak
hour enter and exit volumes for the entire development. The new area is numbered
11.
The new trips were added to the estimated intersection volumes from last years study.
For your reference, the current totals as counted last year are also provided. Primarily
the Rainville Road and Tasker Road intersection and Tasker Road and US Route 522
intersections will be negatively impacted. The other Tasker Road intersection
analyzed last year was at Rams Head Road. As the impact there was only estimated at
20 eastbound through trips and 146 westbound trough trips. that intersection was not
reevaluated. In July, 1997 the Rams Head Road intersection was found to operate at
level of service B on all movements. A summary of the impact determination for the
Tasker Road/US Route 522 intersection is Attachment 2. The intersection volume
increased from 2,741 to 2,842 during the peak hour. Attachment 3 summarizes the
Tasker Road and Rainville Road intersection. There the peak hour intersection
volumes increased from 1,954 to 2,224 trips.
SP 209 was used to evaluate the resulting intersection geometry. The same signal and
lane configurations used in last years study were checked. The findings are provided
in Attachment 4 for the Tasker Road/US Route 522 intersection and in Attachment 5
for the Tasker Road/Rainville Road intersection
Eastgate Commerce Center Impact Analysis Statement
The findings indicated that the Rainville Road intersection will continue to operate at
a B level of service with the lane configuration recommended in last years study. At
the Tasker Road and US Route 522 intersection, an error in last years model was found
dealing with the Route 642 lane geometry. Dedicated left turn and right turn lanes are
provided. Under this configuration the intersection operates at a C level of service.
The results of this study indicate that improvements over and above those
recommendations in the July, 1997 traffic impact study are not required by the
increased traffic caused by the proposed rezoning from RA to M-1 at the Eastgate
Commerce Center. We have also estimated the average daily trips on Rainville Road
at 5,621. We do recommend that Rainville Road be designed for 5,650 trips per day.
The generation counts and evaluations follow:
0 0
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
87 ACRE AREA
TRIP GENERATION ESTIMATES
ATTACHMENT 1A
1 /711998
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
•
0
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION CALCULATION
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
1/05/1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION
FACTOR
VOLUME
AVG WKDY 2-WAY VOL
51.80
32.69
1.00
2953
7-9 AM PK HR
ENTER
6.23
0.00
1.00
355
7-9 AM PK HR
EXIT
1.28
0.00
1.00
73
7-9 AM PK HR
TOTAL
7.51
6.51
1.00
428
4-6 PM PK HR
ENTER
0.87
0.00
1.00
50
4-6 PM PK HR
EXIT
6.39
0.00
1.00
364
4-6 PM PK HR
TOTAL
7.26
5.99
1.00
414
AM GEN PK HR
ENTER
7.16
0.00
1.00
408
AM GEN PK HR
EXIT
0.80
0.00
1.00
45
AM GEN PK HR
TOTAL
7.96
6.46
1.00
454
PM GEN PK HR
ENTER
1.23
0.00
1.00
70
PM GEN PK HR
EXIT
7.54
0.00
1.00
430
PM GEN PK HR
TOTAL
8.77
6.74
1.00
500
SATURDAY 2-WAY VOL
8.73
7.91
1.00
498
PK HR ENTER
0.45
0.00
1.00
26
PK HR EXIT
0.51
0.00
1.00
29
PK HR TOTAL
0.96
1.55
1.00
55
SUNDAY 2-WAY
VOL
4.42
5.50
1.00
252
PK HR ENTER
0.31
0.00
1.00
18
PK HR EXIT
0.33
0.00
1.00
19
PK HR TOTAL
0.64
1.06
1.00
36
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION RATES
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
TRIPS PER ACRE
1/05/1997
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.
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION CALCULATION
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
1/05/1997
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRIVE
WAY
VOLUME
AVG
WKDY 2-WAY VOL
51.80
32.69
1.00
2953
7-9
AM PK HR
ENTER
6.23
0.00
1.00
355
7-9
AM PK HR
EXIT
1.28
0.00
1.00
73
7-9
AM PK HR
TOTAL
7.51
6.51
1.00
428
4-6
PM PK HR
ENTER
0.87
0.00
1.00
50
4-6
PM PK HR
EXIT
6.39
0.00
1.00
364
4-6
PM PK HR
TOTAL
7.26
5.99
1.00
414
SATURDAY 2-WAY VOL
8.73
7.91
1.00
498
PK
HR ENTER
0.45
0.00
1.00
26
PK
HR EXIT
0.51
0.00
1.00
29
PK
HR TOTAL
0.96
1.55
1.00
55
SUNDAY
2-WAY
VOL
4.42
5.50
1.00
252
PK
HR ENTER
0.31
0.00
1.00
18
PK
HR EXIT
0.33
0.00
1.00
19
PK
HR TOTAL
0.64
1.06
1.00
36
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
0 0
Eastgate Commerce Center RA - M1
SUMMARY OF AVERAGE VEHICLE TRIP GENERATION
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
DRIVEWAY VOLUMES
1/05/1997
24 HOUR 7-9 AM PK HOUR 4-6 PM PK HOUR
TWO-WAY
VOLUME ENTER EXIT ENTER EXIT
AVERAGE WEEKDAY 2953 355 73 50 364
24 HOUR PEAK HOUR
TWO-WAY
VOLUME ENTER EXIT
SATURDAY 498 26 29
SUNDAY 252 18 19
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
P.M. Peak HR,
Trips
From
Trips
From
Area
Acres
Trips Generated
Entering
South
North
West
Exiting
South
North
West
1
41.3
428
90
41
14
36
338
152
51
135
2
12
125
26
12
4
11
99
45
15
40
3
26.4
245
52
23
8
21
195
88
29
78
4
12.7
483
242
109
36
97
242
109
36
97
5
8.4
321
160
72
24
64
160
72
24
64
6
3.1
116
58
26
9
23
58
26
9
23
7
8.14
309
154
69
23
62
154
69
23
62
8
0.697
26
13
6
2
5
13
6
2
5
9
7.3
279
140
63
21
56
140
63
21
56
10
4.6
175
88
39
13
35
88
39
13
5
11
57.0
414
50
23
8
20
364
164
55
,46
EASTGATE COMMERCE CENTER III
�87 ACRE REZONING
FFIC IMPACT STUDY
Current US Rte 522/ Va Rte 642 Intersection Volumes
Traffic From West Traffic From South Traffic From North
on VA Rte 642 on US Rte 522 on US Rte 522
Left Right Total Left Thru Total Thru Right Total
Time Period
17:00 18:00 17 109 126 196 591 787 362 35 397
Impact of Development Based on Existing Zoning
Traffic From West Traffic From South Traffic From North
on Va Rte 642 on US Rte 522 on US Rte 522
Time Period Left Right Total Left Thru Total Thru Right Total
17:00 18:00 256 648 904 714 591 1305 362 170 532
Increase Traffic Volume
Traffic From West Traffic From South Traffic From North
on VA Rte 642 on US Rte 522 on US Rte 522
Added Left Tums 55 23 0
Added Right turns 16 0 2
Added Thru Traffic 0 0 6
Impact of Development Based on Proposed Zoning
Traffic From West Traffic From South Traffic From North
on Va Rte 642 on US Rte 522 on US Rte 522
Time Period Left Right Total Left Thru Total Thru Right Total
17:00 18:00 311 664 975 737 591 1328 368 171 539
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
VA Rte 642/ US Rte 522 Intersection
Proposed P.M. Peak Hour
Traffic Volumes
Attachment-2
Intersection of 642/ Rainsville Road
Current Traffic 642/Rainsville Road
Traffic From West
on VA Rte 642
EASTGATE COMMERCE CENTER III
87 ACRE REZONING
TRAFFIC IMPACT STUDY
Traffic From East
on VA Rte 642
Time Period
Left Right
Thru
Left Right
17Q* 1800
0 0
126
0 0
Impact of Development Based on Current Zoning
Traffic From West
Traffic From East
on Va Rte 642
on VA Rte 642
Time Period
Left Right
Thru
Left Right
1700 1800
62 120
613
140 93
Increase Traffic Volume Due to Development
Traffic From West
on VA Rte 642
Added Left Turns
Added Right Turns
Adde*ru Traffic
0
20
0
Impact of Development Based on New Zoning
Traffic From West
on Va Rte 642
Time Period Left Right Thru
1700 1800 61.8 140.3 613
Traffic From North
Thru
231 0
Traffic From North
on Wrights Run
Thru Left Right
510 88 62
Traffic From East
on VA Rte 642
24
0
0
Traffic From South
0
Traffic From South
on Wrights Run
Thru Left Right Thru
5 174 83 5
Traffic From North
on Wrights Run
1
1
Traffic From South
on Wrights Run
146
71
5
Total
N,S,E,W
195410
Traffic From East Traffic From North Traffic From South Total
on VA Rte 642 on Wrights Run on Wrights Run N,S,E,W
Left Right Thru Left Right Thru Left Right Thru
163.8 92.6 509.7 87.6 61.8 10 320 153.88 10 2224.48
RAINSVILLE ROAD ESTIMATED AVERAGE DAILY TRAFFIC
PM peak hour trips = 788
Ration PM peak to Average Daily Trips = (414/2953) = 0.140196
Average Daily Trips = 5621
"')ert w. clifford and associates
revision 1.0-3 July 1997
,evision 2.0-January 1998
VA Rte 642/ Rainsville Rd Intersection
Proposed P.M. Peak Hour
Traffic Volumes
Attachment-3
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
US ROUTE 522 AND TASKER ROAD INTERSECTION
LEVEL OF SERVICE DETERMINATION
ATTACHMENT 4
1 /7/1998
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
0 a
HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4c 01-07-1998
Gilbert W. Clifford And Associates
Streets: (E-W) Va Rte 642
(N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
-----------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
---- ---- ---- ---- ----
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
Phase Combi
n
1 1
311 664
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
6 3
350
3.00 3.001
ation 1 2 ,
0
----------------
'ignal Operatioi
3 4
2 2
737 591
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
100
3.00 3.00
----------------
is
5
2 1
368 171
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
150
3.00 3.00
---------------
6 7 8
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left SB Left
Thru Thru
Right Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 24.OA Green 24.OP 18.OA
Yellow/AR 3.0 Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 566 1770 0.611 0.320 16.7 C 18.2 C
R 507 1583 0.689 0.320 19.6 C
NB L 1332 3539 0.634 0.560 13.1 B 14.7 B
T 1192 3725 0.579 0.320 16.7 C
SB T 1192 3725 0.360 0.320 15.0 B 14.9 B
R 507 1583 0.045 0.320 13.4 B
Intersection Delay = 15.6 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 6.0 sec Critical v/c(x) = 0.742
-----------------------------------------------------------------------
0
----------------
'ignal Operatioi
3 4
2 2
737 591
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
100
3.00 3.00
----------------
is
5
2 1
368 171
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
150
3.00 3.00
---------------
6 7 8
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left SB Left
Thru Thru
Right Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 24.OA Green 24.OP 18.OA
Yellow/AR 3.0 Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 566 1770 0.611 0.320 16.7 C 18.2 C
R 507 1583 0.689 0.320 19.6 C
NB L 1332 3539 0.634 0.560 13.1 B 14.7 B
T 1192 3725 0.579 0.320 16.7 C
SB T 1192 3725 0.360 0.320 15.0 B 14.9 B
R 507 1583 0.045 0.320 13.4 B
Intersection Delay = 15.6 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 6.0 sec Critical v/c(x) = 0.742
-----------------------------------------------------------------------
2 1
368 171
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
150
3.00 3.00
---------------
6 7 8
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left SB Left
Thru Thru
Right Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 24.OA Green 24.OP 18.OA
Yellow/AR 3.0 Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 566 1770 0.611 0.320 16.7 C 18.2 C
R 507 1583 0.689 0.320 19.6 C
NB L 1332 3539 0.634 0.560 13.1 B 14.7 B
T 1192 3725 0.579 0.320 16.7 C
SB T 1192 3725 0.360 0.320 15.0 B 14.9 B
R 507 1583 0.045 0.320 13.4 B
Intersection Delay = 15.6 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 6.0 sec Critical v/c(x) = 0.742
-----------------------------------------------------------------------
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left SB Left
Thru Thru
Right Right
Peds Peds
NB Right EB Right
SB Right WB Right
Green 24.OA Green 24.OP 18.OA
Yellow/AR 3.0 Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
-----------------------------------------------------------------------
Intersection Performance Summary
Lane Group: Adj Sat v/c g/C Approach:
Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS
----- ----------- ----- ----- ----- --- ----- ---
EB L 566 1770 0.611 0.320 16.7 C 18.2 C
R 507 1583 0.689 0.320 19.6 C
NB L 1332 3539 0.634 0.560 13.1 B 14.7 B
T 1192 3725 0.579 0.320 16.7 C
SB T 1192 3725 0.360 0.320 15.0 B 14.9 B
R 507 1583 0.045 0.320 13.4 B
Intersection Delay = 15.6 sec/veh Intersection LOS = C
Lost Time/Cycle, L = 6.0 sec Critical v/c(x) = 0.742
-----------------------------------------------------------------------
0 0
HCS: Signalized Intersection Version 2.4c 01-07-1998 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
--------------------=======___________
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
g Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
------------
Traf f ii
----------------
Eastbound
L T R
1 1
311 664
0.90 0.90
12.0 12.0
0
2 2
(YIN) N
0
0
(YIN) N
6 3'.
3501
3.00 3.00
---------------
and Roadway Cc
----------------
Westbound
L T R
O
----------------
)nditions
----------------
Northbound
L T R
2 2
737 591
0.90 0.90
12.0 12.0
0
2 2
(YIN) N
0
0
(YIN) N
3 3
100
3.00 3:00
----------------
Signal Operations
Southbound
L
T
R
2
1
368
171
0.90
0.90
12.0
12.0
0
2
2
(YIN)
N
0
0
(YIN)
N
3
3
ISO
---------------
3.00
3.00
Phase Combination 1 2 3 4 5 6 7 8
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left
Thru
Right
Peds
NB Right
SB Right
Green 24.OA
Yellow/AR 3.0
SB Left
Thru
Right
Peds
EB Right
WB Right
Green 24.OP 18.OA
Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
•
HCS: Signalized Intersection Version 2.4c 01-07-1998 2
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
tion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
-----
Vol
PHF
Vol
----
Grp
Vol
Ln
Fact
Fact
Vol
LT
RT
EB
----
----
----
----
--
-----
------
----
----
----
Left
311
0.90
346
L
346
1
1.000
1.000
346
1.00
0.00
Right
664
0.90
349
R
349
1
1.000
1.000
349
0.00
1.00
WE
NB
Left
737
0.90
819
L
819
2
1.030
1.000
844
1.00
0.00
Thru
591
0.90
657
T
657
2
1.050
1.000
690
0.00
0.00
SB
Thru
368
0.90
409
T
409
2
1.050
1.000
429
0.00
0.00
Right
-----------------------------------------------------------------------
171
0.90
23
R
23
1
1.000
1.000
23
0.00
1.00
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
------
Flow
----
Lns
---
W
-----
HV
-----
G
-----
p
-----
BE
-----
A
-----
RT
-----
LT
-----
Flow
----
EB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.85
1.00
1583
WE
NB
0.29
1067
L
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
3539
T
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
3725
SB
T
1900
2
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
3725
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.85
1.00
1583
0
HCS: Signalized Intersection Version 2.4c 01-07-1998 3
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Supplemental Permitted LT Worksheet
APPROACH
NB
Cycle Length, C
75
Actual Green Time for Lane Group, G
45
Effective Green Time for Lane Group, g
24
Opposing Effective Green Time, go
24
Number of Opposing Lanes, No
2
Number of Lanes in Lane Group, N
2
Adjusted Left -Turn Flow Rate, Vlt
819
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
17.06
Adjusted Opposing Flow Rate, Vo
429
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
4.47
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
3.90
gu=g-gq (or g-gf)
20.10
fs= (875-0. 625Vo) /1000
0.61
Pl=Plt [l+{ (N-1)g/ (fsgu+4.5) }]
2.44
Ell
2.57
fmin
0.29
fm,(min=fmin;max=1.00)
0.29
flt= [fm+0 . 91 (N-1) ] /N
0.29
HCS: Signalized Intersection
Version 2.4c
01-07-1998 4
Streets:
(E-W) Va Rte
642
(N-S) Us Rte
522
Analyst:
Ram
File Name: EG57-522.HC9
Area Type:
Other
1-8-98 pm pk
Comment:
Intersection
of Rte 642/522
PROP 57 AC M-1
AREA ADDED
-----------------------------------------------------
Capacity
Analysis
Worksheet
Adj
Adj Sat
Flow
Lane Group
Direction
Flow Rate
Flow Rate
Ratio
Green Ratio
Capacity
v/c
/LnGrp
(v)
--------
. (s)
---------
(v/s)
(g/C)
(c)
Ratio
EB
-----
---------------------
-----
L
346
1770
0.195
0.320
566
0.611
R
349
1583
0.220
0.320
507
0.689 *
WB
NB Lsec.
341
1067
0.320
0.320
341
1.000 *
Lpri.
503
3539
0.142
0.280
991
0.508 *
Ltot.
844
1332
0.634
T690
3725
0.185
0.320
1192
0.579
SB
T
429
3725
0.115
0.320
1192
0.360
R
23
1583
0.015
0.320
507
0.045
Sum
(v/s) critical
= 0.682
Lost Time/Cycle, L =
-----------------------------------------------------------------
6.0 sec
Critical v/c(x)
= 0.742
Level of Service Worksheet
Delay
Del
Lane
Calib Delay
Lane
Lane
Delay
LOS
Direction
v/c
g/C
d
Adj
Group
d d
Grp
Grp
By
By
/LnGrp
---
Ratio
-----
Ratio
-----
1
-----
Fact
-----
Cap
-----
2 2
Del
LOS
App
App
EB
----- -----
----
----
-----
---
L
0.611
0.320
16.4
1.000
566
4 0.4
16.7
C
18.2
C
R
0.689
0.320
16.9
1.000
507
16 2.7
19.6
C
L
0.634
0.560
12.4
1.000
1332
16
0.7
13.1
B 14.7 B
T
0.579
0.320
16.2
1.000
1192
16
0.5
16.7
C
SE
T
0.360
0.320
14.9
1.000
1192
16
0.1
15.0
B 14.9 B
R
0.045
0.320
13.4
1.000
507
16
0.0
13.4
B
Intersection
------------------------------------------------------------
Delay =
15.6
sec/veh
Intersection
LOS = C
•
HCS: Signalized Intersection Version 2.4c 01-07-1998 5
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Supplemental Uniform Delay Worksheet
Approach
Adj. LT Vol (v)
v/c ratio (x)
Primary phase effective green
gq from Supplemental LT Worksheet
gu, from Supplemental LT Worksheet
Red time (r)
Arrivals qa = v/(3600(max(x,1)
Primary Ph. Departures Sp=s/3600
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
Xperm
XProt
Case
Queue at begining of green arrow (Qa)
Queue at beginning of unsaturated green (Qu)
Residual queue (Qr)
Uniform Delay
Northbound
819
0.63
21.00
3.90
20.10
30.00
0.23
0.98
0.35
1.73
N/A
5
5.17
7.71
0.00
12.38
•
•
INTERSECTION DIAGRAM
Intersection: Va Rte 642 and Us Rte 522
Time period: pm pk
Volumes
SB Total
539
Lt--yeuu
[X] = Level of Service
#—J = No. of Lanes
D—J = De facto Turn
[C]
[C]
EB Total
975
Us Rte 522
Intersection
[C]
[B] [C]
2 2
737
`�l
Va Rte 642
591
1328
NB Total
0
i
•
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
RAINSVILLE ROAD AND TASKER ROAD INTERSECTION
LEVEL OF SERVICE DETERMINATION
ATTACHMENT 5
1 /7/1998
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
HCM: SIGNALIZED INTERSECT SUMMARY Version 2.4c 01-07-1998
Gilbert * Clifford And Associates
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
--------------------------------------------------------
Eastbound I Westbound I Northbound I Southbound
L T R L T R L T R L T R
No. Lanes
volumes
PHF or PK15
Lane W (ft)
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
------------
Phase Combi
1
1
1
62
613
140
0.90
0.90
0.90
12.0
12.0
12.0
0
2
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
3
120
3.00
3.00
3.00
---------------
,
nation
1
2
1
1
1
164
510
93
0.90
0.90
0.90
12.0
12.0
12.0
0
2
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
3
93
3.00
3.00
3.00
----------------
Signal
Operatioi
3
4
-
1
----
1 <
----I
320
10
154
0.90
0.90
0.90
12.0
12.0
0
2
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
83
3.00
3.00
3.00
----------------
is
5
1
1 <
88
10
62
0.90
0.90
0.90
12.0
12.0
0
2
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
62
3.00
3.00
3.00
---------------
6
7
8
EB Left
* *
NB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
WB Left
* *
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
4.OP 26.OP
Green
18.OP
Yellow/AR
3.0 3.0
Yellow/AR
3.0
Cycle Length: 57 secs Phase combination order: #1 #2 #5
---------------------------------------------------------
Intersection Performance
Summary
j
Lane
Group:
Adj Sat
v/c
g/C
Approach:
Mvmts
Cap
Flow
Ratio
Ratio
Delay
LOS
Delay
LOS
EB
-----
L
----
255
-------
1770
-----
0.271
-----
0.193
-----
5.7
---
B
-----
13.0
---
B
T
850
1863
0.801
0.456
14.0
B
R
722
1583
0.032
0.456
6.5
B
WD
L
255
1770
0.714
0.193
13.6
B
11.3
B
T
850
1863
0.667
0.456
10.6
B
R
850
1863
0.000
0.456
0.0
A
NB
L
539
1707
0.660
0.316
14.9
B
14.1
B
TR
511
1617
0.176
0.316
10.8
B
SB
L
424
1343
0.231
0.316
11.0
B
10.9
B
TR
588
1863
0.019
0.316
10.2
B
Intersection
Delay =
12.5 sec/veh Intersection LOS
= B
Lost
-----------------------------------------------------------------------
Time/Cycle, L
= 9.0
sec Critical
v/c(x)
= 0.765
HCS: Signalized Intersection Version 2.4c 01-07-1998 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
---------------------------
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
% Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
------------
Traf f is
----------------
Eastbound
L
T
R
1
1
1
62
613
140
0.90
0.90
0.90
12.0
12.0
12.0
0
2
2
2
(Y/N)
N
0
0
(Y/N)
N
3
3
3
120
3.00
----------------
3.00
3.00
and Roadway Cc
----------------
Westbound
L T R
1 1 1
164 510 93
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3 3
93
3.00 3.00 3.00
----------------
)nditions
----------------
Northbound
L T R
1 1 <
320 10 154
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
83
3.00 3.00 3.00
----------------
Signal Operations
---------------
Southbound
L T R
1 1 <
88 10 62
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
62
3.00 3.00 3.00
---------------
Phase Combination 1 2 3 4 5 6 7 8
EB Left * * NB Left
Thru * Thru
Right * Right
Peds Peds
WB Left
Thru
Right
Peds
NB Right
SB Right
Green
Yellow/AR
4.OP 26.OP
3.0 3.0
SB Left
Thru
Right
Peds
EB Right
WB Right
Green 18.OP
Yellow/AR 3.0
Cycle Length: 57 secs Phase combination order: #1 #2 #5
HCS: Signalized Intersection Version 2.4c 01-07-1998 2
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
Lion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
----=
Vol
----
PHF
----
Vol
----
Grp
----
Vol
Ln
Fact
Fact
Vol
LT
RT
EB
----
--
-----
------
----
----
----
Left
62
0.90
69
L
69
1
1.000
1.000
69
1.00
0.00
Thru
613
0.90
681
T
681
1
1.000
1.000
681
0.00
0.00
Right
140
0.90
23
R
23
1
1.000
1.000
23
0.00
1.00
WB
Left
164
0.90
182
L
182
1
1.000
1.000
182
1.00
0.00
Thru
510
0.90
567
T
567
1
1.000
1.000
567
0.00
0.00
Right
93
0.90
0
R
0
1
1.000
1.000
0
0.00
1.00
NB
Left
320
0.90
356
L
356
1
1.000
1.000
356
1.00
0.00
Thru
10
0.90
11
TR
90
1
1.000
1.000
90
0.00
0.88
Right
154
0.90
79
SB
Left
88
0.90
98
L
98
1
1.000
1.000
98
1.00
0.00
Thru
10
0.90
11
TR
11
1
1.000
1.000
11
0.00
0.00
Right
-----------------------------------------------------------------------
62
0.90
0
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
------
Flow
----
Lns
---
W
-----
HV
-----
G
-----
p
BB
A
RT
LT
Flow
EB
-----
-----
-----
-----
-----
0.14
----
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.85
1.00
1583
WB
0.14
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
NB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.92
1707
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.87
1.00
1617
SB
L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.72 1343
TR 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1863
• •
HCS: Signalized Intersection Version 2.4c 01-07-1998 3
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Supplemental Permitted LT Worksheet
APPROACH
EB
Cycle Length, C
57
Actual Green Time for Lane Group, G
33
Effective Green Time for Lane Group, g
29
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
69
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.09
Adjusted Opposing Flow Rate, Vo
567
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
8.98
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
0
gf=Gexp(-0.882*LTC-0.717)-tl
0.00
Opposing Queue Ratio: qro=l-Rpo(go/C)
0.54
gq = volc * qro / (.5 - Voic * (1 - qro) / go)-tl
14.26
gu=g-gq (or g-gf)
14.74
fs=(875-0.625Vo)/1000
0.52
Pl=Plt [1+{ (N-1) g/ (fsgu+4.5) }]
1.00
Ell
7.39
fmin
0.14
fm,(min=fmin;max=1.00)
0.14
flt= [fm+0 . 91 (N-1) ] /N
0.14
APPROACH
WB
Cycle Length, C
57
Actual Green Time for Lane Group, G
33
Effective Green Time for Lane Group, g
29
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
182
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
2.88
Adjusted Opposing Flow Rate, Vo
681
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
10.78
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
0
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.54
gq = Voic * qro / (.5 - Volc * (1 - qro) / go)-tl
18.87
gu=g-gq (or g-gf)
10.13
fs=(875-0.625Vo)/1000
0.45
P1=Plt [1+{ (N-1)g/ (fsgu+4.5) }]
1.00
Ell
8.20
fmin
0.14
fm,(min=fmin;max=1.00)
0.14
•
•
APPROACH
NB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
356
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
5.64
Adjusted Opposing Flow Rate, Vo
11
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
0.17
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.87
Pl=Plt [1+{ (N-1) g/ (fsgu+4.5) }]
1.00
Ell
1.09
fmin
0.22
fm,(min=fmin;max=1.00)
0.92
flt= [fm+0 . 91 (N-1) ] /N
0.92
APPROACH
SB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
98
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.55
Adjusted Opposing Flow Rate, Vo
90
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
1.42
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.82
P1=Plt [l+{ (N-1)g/ (fsgu+4.5) }]
1.00
Ell
1.39
fmin
0.22
fm,(min=fmin;max=1.00)
0.72
flt= [fm+0 . 91 (N-1) ] /N
0.72
HCS: Signalized Intersection Version 2.4c 01-07-1998 4
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Capacity Analysis Worksheet
Adj
Adj Sat
Flow
Lane Group
Direction
Flow Rate
Flow Rate
Ratio
Green Ratio
Capacity
v/c
/LnGrp
(v)
---------
(s)
---------
(v/s)
(g/C)
(c)
Ratio
EB Lsec.
0
257
-----
0.000
-----------
0.509
----------
131
-----
0.000
Lpri.
69
1770
0.039
0.070
124
0.556
Ltot.
69
255
0.271
T
681
1863
0.366
0.456
850
0.801
R
23
1583
0.015
0.456
722
0.032
WB Lsec.
58
257
0.226
0.509
131
0.443
Lpri.
124
1770
0.070
0.070
124
1.000
Ltot.
182
255
0.714
T
567
1863
0.304
0.456
850
0.667
R
0
1863
0.000
0.456
850
0.000
L y8 1343 0.073 0.316 424 0.231
TR 11 1863 0.006 0.316 588 0.019
Sum (v/s) critical = 0.644
Lost Time/Cycle, L = 9.0 sec Critical v/c(x) = 0.765
-------------------------------------------------------------------
Level of Service Worksheet
Delay Del Lane Calib Delay Lane Lane Delay LOS
Direction v/c g/C d Adj Group d d Grp Grp By By
/LnGrp Ratio Ratio 1 Fact Cap 2 2 Del LOS App App
----- ----- ----- ----- ----- ----- ----- ---- ---- ----- ---
EB
0.271 0.193
0.801 0.456
0.032 0.456
0.714 0.193
0.667 0.456
0.000 0.456
5.6 1.000
10.1 1.000
6.5 1.000
7.4 1.000
9.2 1.000
0.0 1.000
0.660 0.316 12.8 1.000
0.176 0.316 10.7 1.000
L 0.231 0.316 10.9
1.000
424
16
0.1 11.0 B 10.9 B
TR 0.019 0.316 10.2
1.000
588
16
0.0 10.2 B
Intersection
-----------------------------------------------------
Delay =
12.5
sec/veh
Intersection LOS = B
• 0
HCS: Signalized Intersection Version 2.4c 01-07-1998 5
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Supplemental Uniform Delay Worksheet
Approach
Eastbound
Adj. LT Vol (v)
69
v/c ratio (x)
0.27
Primary phase effective green
4.00
gq from Supplemental LT Worksheet
14.26
gu from Supplemental LT Worksheet
14.74
Red time (r)
24.00
Arrivals qa = v/(3600(max(x,l)
0.02
Primary Ph. Departures Sp=s/3600
0.49
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.14
Xperm
0.27
Xprot
0.27
Case
1
Queue at begining of green arrow (Qa)
0.46
Queue at beginning of unsaturated green (Qu)
0.27
Residual queue (Qr)
0.00
Uniform Delay
5.56
Approach
Westbound
Adj. LT Vol (v)
182
v/c ratio (x)
0.71
Primary phase effective green
4.00
gq from Supplemental LT Worksheet
18.87
gu from Supplemental LT Worksheet
10.13
Red time (r)
24.00
Arrivals qa = v/(3600(max(x,1)
0.05
Primary Ph. Departures Sp=s/3600
0.49
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.20
Xperm
0.71
Xprot
0.72
Case
1
Queue at begining of green arrow (Qa)
1.21
Queue at beginning of unsaturated green (Qu)
0.95
Residual queue (Qr)
0.00
Uniform Delay
7.43
INTERSECTION DIAGRAM
Intersection: Va Rte 642 and rainsville road
Time period: PK HR
Volumes
SB Total
160
[X] = Level of Service
#-J = No. of Lanes
D-J = De facto Turn
---------------------
1
'
1
>
1
�
v
62^
EB Total 613
815 >
140
v
rainsville road
93
510 WB Total
< 767
164
f
v
[A] 1
[B] < 1
Intersection v
[B]
---------------------
IN"
[B] Va Rte 642
[B] [B]
320 10 154
< >
1 1
484
NB Total
TRUCKS+CARS
Time Period
7:00 - 7:15
7:15 - 7:30
7:30 - 7:45
7:45 - 8:00
8:00 - 8:15
8:15 - 8:30
8:30 - 8:45
8:45 - 9:00
9:00 - 9:15
9:15 - 9:30
9:30 - 9:45
9:45 - 10:00
10:00 - 1,0:15
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 Wes*
Rte 642
Right
19
Total
24
Traffic
on US
Left
15
From South
Rte 522
Thru
46
53
71
61
67
52
41
76
51
61
58
41
59
36
72
47
49
53
34
58
46
57
55
38
61
49
60
40
61
61
62
58
66
52
49
57
46
52
58
45
136
151
132
172
k
2750
Total
61
62
83
71
70
54
42
80
57
66
62
44
65
42
80
49
55
57
43
66
58
61
63
40
66
61
61
44
68
70
69
61
70
60
56
71
63
59
72
55
164
202
192
229
I
3224
Traffic
on US
Thru
47
59
54
52
44
38
29
40
45
32
32
25
59
17
37
42
46
38
51
49
45
55
45
55
50
65
46
67
51
74
59
65
52
71
72
78
83
81
92
90
85
119
89
69
n
2494
From No
Rte 622
Right
9
Total
56
62
66
59
51
38
31
42
55
34
34
29
61
20
42
45
48
42
54
51
46
60
52
55
53
68
50
68
52
76
66
71
57
78
79
83
92
91
97
99
94
129
98
76
p
2710
Total
141
150
180
153
141
103
89
135
127
112
105
81
143
67
130
102
110
103
107
131
120
131
120
98
125
136
117
122
129
158
144
141
136
145
140
169
173
160
184
164
274
353
338
345
r
6532
Time Period
7:00 - 7:15
7:15 - 7:30
7:30 - 7:45
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
10:16 - 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:CO
13:00 - 13:' 5
13:15 - 13:30
13:30 - 13:45
13:45 - 14:C0
14:00 - 14:15
14:15 - 14:30
14:30 - 14:45
14:45 15:C0
15:00 15-.; 5
15:15 15:30
15:30 15:-5
15:45 16:C0
16:00 16.' 5
16:15 16:20
16:30 16:45
16:45 17.130
17:00 - 17:' S
17:15 17:30
17:30 17:45
17:45 18.00
23
26 9
3
22
31 12
12
15
23 10
7
10
20 3
7
9
11 2
0
12
16 1
2
7
13 4
2
10
15 6
10
7
12 5
2
2
9 4
2
4
8 3
4
11
17 6
2
3
5 6
3
6
8 8
5
5
8 2
3
3
7 6
2
1
4 4
4
8
10 9
3
9
14 8
2
9
16 12
1
7
10 4
5
5
5 8
7
2
3 2
0
4
6 5
3
4
7 12
3
3
6 1
4
4
10 4
1
4
9 7
1
8
12 9
2
4
9 7
7
4
9 3
6
4
9 4
5
5
7 8
7
1
5 7
7
8
15 14
5
4
18 17
9
6
10 7
10
8
15 14
5
5
10 10
9
15
16 28
9
17
22 51
10
39
48 60
9
38
40 57
7
9
394
h I
598 474
0
216
yzer 3no 3ssec:jres VA Rte 642,' US Rte 522 Intersection
gip' s _• e Current V,eekdav Volumes Jotal)
Counted totals adjusted to hour' volumes
Traffic
From West
Traffic From South
Traffic From No
on VA
Rte 642
on US Rte 522
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
277
212
31
243
624
7:00 -
8:00
7:15
- 8:15
30
70
100
34
252
286
209
29
238
624
7:15 -
8:15
7:30
- 8:30
29
56
85
27
251
278
188
26
214
577
7:30 -
8:30
7:45
- 8:45
24
46
70
16
221
237
163
16
179
486
7:45 -
8:45
8:00
- 9:00
22
38
60
10
236
246
151
11
162
468
8:00 -
9:00
8:15
- 9:15
17
38
55
13
220
233
152
14
166
454
8:15 -
9:15
8:30
- 9:30
20
36
56
16
229
245
146
16
162
463
8:30 -
9:30
8:45
- 9:45
23
26
49
19
246
265
149
16
165
479
8:45 -
9:45
9:00
- 10:00
21
23
44
18
211
229
134
18
152
425
9:00 -
10:00
9:15
- 10:15
22
24
46
18
219
237
148
10
158
441
9:15 -
10:15
9:30
- 10:30
19
20
39
19
194
213
133
11
144
396
9:30 -
10:30
9:45
- 10:45
14
24
38
23
208
231
138
14
152
421
9:45 -
10:45
10:00
- 11:00
13
25
38
22
214
236
155
13
168
442
10:00 -
11:00
10:15
- 11:15
11
17
28
22
204
226
142
13
155
409
10:16 -
11:15
10:30
- 11:30
12
15
27
20
221
241
163
14
177
445
10:30 -
11:30
10:45
- 11:45
12
17
29
21
183
204
177
12
189
422
10:45 -
11:45
11:00
- 12:00
14
21
35
27
194
221
184
11
195.
451
11:00 -
12:00
11:15
- 12:15
17
27
44
33
191
224
183
10
193
461
11:15 -
12:15
11:30
- 12:30
17
33
50
33
195
228
200
11
211
489
11:30 -
12:30
11:45
- 12:45
15
30
45
32
216
248
194
15
209
502
11:45 -
12:45
12:00
- 13:00
11
23
34
26
196
222
200
13
213
469
12:00 -
13:00
12:15
- 13:15
6
18
24
19
211
230
205
15
220
474
12:15 -
13:15
12:30
- 13:30
6
15
21
27
203
230
215
13
228
479
12:30
13:30
12:45
- 13:45
9
13
22
20
208
228
216
10
226
476
12:45
13:45
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.' S
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
- 16.415
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:' 5
16.30
- 17:30
18
45
63
103
390
493
386
33
419
975
16:30
17 30
16:45
- 17:45
20
76
96
149
464
613
383
37
420
1129
16:45
17.45
17.00
18:00
17
109
126
196
591
787
362
35
397
1310
17:00
18.00
VA Rte 6421 US Rte 522 Interser-::cn
Pezik Hour Determin3ticn
Full Development
Vder Existing Zoning
Trips Generated
Full Development
Under P r+sed Zoning
Trips
erated
Proposea Increa
Trips Generate
Development Type
Industrial Park (M-1,B-3)
Trip Rate
Average Daily Trips 62.9
P.M. Peak Hour Adj. Street 10.48
Retail (8-2)
At FAR =
25%
Trip Rate
Average Daily Trips
48.54
P.M. Peak Hour Adj. Street
4.56
Area 98.6 Area 72.9
6199 4587 -1611
1033 764 -268
Area 25
G.L.F.A. - 272250
13215
1241
Residential (RA)
Area
112.2
Lot Size(ac) =
5 Lots -
22.4
Trip Rate
Average Daily Trips
9.55
214
P.M. Peak Hour Adj. Street
1.01
23
TOTALS:
Average Daily Trips
19628
P.M. Peak Hour Adj. Street
2297
Area
52.0
G.L.F.A. -
565844
Trip Rate
36.9
20880 7665
3.5
1980 739
Area 79
Lots - 15.8
151 -63
16 -7
25618 5G90
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 Nonhside 16062 18659 25Z7
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 750% of daily trips
Assume future trios arrive site relative to current trip distribution at the 52Z'642 intersection
The change ;n zoning from the current layout increases the retail area by 27 acres while losing industriai area. —his
chanoe will resuwt in a 16 percent increase in trips generatea over wnat could have occurrea unger the existing zcninc.
:ssc�:-.es
Eastgate Rezoning
Trarfic !moict Anci�ss
Eastgate Rezoning
Traffic Impact Analysis
Attachment #5
Trip Generation Calculation
Proposed Zoning Patterns
EASTGATE Prop Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 565.844 T.G.L.A. OF SHOPPING CENTER
2 June 1997
AVERAGE STANDARD ADJUSTMENT
RATE DEVIATION FACTOR
AVG
WKDY 2-WAY VOL
36.90
62.21
1.00
1.00
7-9
AM
PK HR
ENTER
0.50
0.00
0.00
1.00
7_ 9
AM
PK HR
EXIT
0.29
6.57
1.00
7-9
AM
PK HR
TOTAL
0.80
0. 00
1.00
4-6
PM
PK HR
ENTER
1.75
0.00
1.00
4-6
PM
PK HR
EXIT
1.75
7.38
1.000.00
4-6
PM
PK HR
TOTAL
3.50
0.00
1.00
AM
GEN
PK HR
ENTER
00
1.00
AM
GEN
PK HR
EXIT
0.00
.00
6.00
1.00
AM
GEN
PK HR
TOTAL
0.00
1.00
PM
GEN
PK HR
ENTER
0.00
.00
0.00
1.00
PM
GEN
PK HR
EXIT
0.00
7 16
1.00
PM
GEN
PK HR
TOTAL
0.00
41.91
1.00
SATURDAY 2-WAY VOL
48.00
0.00
1.00
PK
HR
ENTER
2.36
2.36
0.00
1.00
PK
HR
EXIT
4.73
2.23
1.00
PK
HR
TOTAL
20.70
9.02
1.00
SUNDAY
2-WAY
VOL
0.00
1.00
PK
HR
ENTER
1.01
0.00
1.00
PK
HR
EXIT
105
.
2.05
1 22
1.00
PK
HR
TOTAL
DRIV
WAY
VOLUM
2087E
28
161
45:
99C
99
197_
271E
132
13
26^
117
5E
5
11E
Note: A zero rate iediWeYeScalculateddata
from theavailable
ollowing ecrsat-on.
The above rat
ALiD 2-Way
Vol
(=<570 TGLA) :
Ln(T)
A�qD 2-,Way
Vol
(>570 TGLA) :
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-Wav Vol.:
Ln(T)
Satur =a%'
pk Hr Total:
S d t.
.
Ln(T)
_-,qa-%rVol.
71-
it
Tota�
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-
= 0.83,
= 0.498Ln(A
Ln (T)
= 0.__
+ 5.985, R-2 = 0.7
+ 5.154, R^2 = 0.4
= 0.589Ln(A) + 2.37,
63% Enter, 37a 'XI
= 0.637Ln(A) + 3.5-
5096 Enter, 50% Exl
= 0.725Ln(A) - 2.9E',
50% Enter, 50% EX
+ 6.229, R'2 = 0.5
0 . 635Ln (A)
50% Enter,
+ 6.212, R 2 = 0.-
49 _-
EASTGATE Prop Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 16 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
AVERAGE
STANDARD
ADJUSTMENT
RATE
DEVIATION
FACTOR
AVG
WKDY 2-WAY VOL
9.55
3.66
1.00
1.00
7-9
AM
PK HR
ENTER
0.19
0.00
0.00
1.00
7-9
AM
PK HR
EXIT
0.55
0.90
1.00
7-9
AM
PK HR
TOTAL
0.74
0.00
1.00
4-6
PM
PK HR
ENTER
0.66
0.00
1.00
4-6
PM
PK HR
EXIT
0.35
1.05
1.00
4-6
PM
PK HR
TOTAL
01
1. 01
0.00
1.00
AM
GEN
PK HR
ENTER
0
0.00
1.00
AM
GEN
PK HR
EXIT
0.56
0.91
1.00
AM
GEN
PK HR
TOTAL
0.76
0.00
1.00
PM
GEN
PK HR
ENTER
0.66
0.00
1.00
PM
GEN
PK HR
EXIT
0.36
1.05
1.00
PM
GEN
PK HR
TOTAL
1.02
3.65
1.00
SATURDAY 2-WAY VOL
10.19
0.000.00
1.00
PK
HR
ENTER
0.52
0
1.00
PK
HR
EXIT
0.44
0. 96
1.00
1.00
PK
HR
TOTAL
8.78
.00
1.00
SUNDAY
2-WRY
VOL
0.00
1.00
PK
HR
ENTER
0.44
0.00
1.00
PK
HR
EXIT
0.44
0.89
0.96
1.00
PK
HR
TOTAL
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip 1995 Update.
Trip Generation, 5th Edition,
DRIV
WAY
VOLUM:
l _) 1-
1
l6
EASTGATE Prop Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 72.93 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION
FACTOR
VOLUME
AVG
WKDY 2-WAY VOL
62.90
62.21
1.00
1.00
4587
603
7-9
AM
PK HR
ENTER
8.27
0.00
0.00
1.00
132
7-9
AM
PK HR
EXIT
1.82
6.57
1.00
736
7-9
AM
PK HR
TOTAL
10.09
0.00
1.00
161
4-6
PM
PK HR
ENTER
2.20
0.00
1.00
604
4-6
PM
PK HR
EXIT
8 28
1.00
764
4-6
PM
PK HR
TOTAL
10.48
0.
0.0000
1.00
526
AM
GEN
PK HR
ENTER
7.21
0.00
1.00
79
AM
GEN
PK HR
EXIT
1.08
6.12
1.00
605
AM
GEN
PK HR
TOTAL
8,29
0.00
1.00
133
PM
GEN
PK HR
ENTER
1.82
0.00
1.00
500
PM
GEN
PK HR
EXIT
6.85
7.16
1.00
632
PM
GEN
PK HR
TOTAL
8.67
41.91
1.00
249E
SATURDAY
2-WAY
VOL
34.23
000
1.00
11C
PK
HR
ENTER
1.51
.
0.00
1.00
234
PK
HR
EXIT
3.20
2 23
1.00
344'
PK
HR
TOTAL
4.71
9.02
1.00
73'
SUNDAY
2-WAY
VOL
10.11
0
1.00
3 -
PK
HR
ENTER
0.46
.00
0.00
1.00
3(
PK
HR
EXIT
0.53
0 99
1.22
1.00
PK
HR
TOTAL
A zero rate
indicates no
rate data available
Note:
Source: Institute
of Transportation Engineers
With Feb.
1995 Update.
Trip Generation, 5th Edition,
Eastgate Rezoning
Traffic Impact Analysis
Attachment #d
Trip Generation Calculation
Existing Zoning Patterns
gdberr w. cliffora ana assocrares
Revision ' 0 - ' ,;ne ' 99-
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
220
7-9
AM
PK HR
ENTER
0.19
0.00
1.00
4
7-9
AM
PK HR
EXIT
0.55
0.00
1.00
13
7-9
AM
PK HR
TOTAL
0.74
0.90
1.00
17
4-6
PM
PK HR
ENTER
0.66
0.00
1.00
15
4-6
PM
PK HR
EXIT
0.35
0.00
1.00
8
4-6
PM
PK HR
TOTAL
1.01
1.05
1.00
23
AM
GEN
PK HR
ENTER
0.20
0.00
1.00
5
AM
GEN
PK HR
EXIT
0.56
0.00
1.00
13
AM
GEN
PK HR
TOTAL
0.76
0.91
1.00
17
PM
GEN
PK HR
ENTER
0.66
0.00
1.00
1=
PM
GEN
PK HR
EXIT
0.36
0.00
1.00
8
PM
GEN
PK HR
TOTAL
1.02
1.05
1.00
23
SATURDAY 2-WAY VOL
10.19
3.65
1.00
234
PK
HR
ENTER
0.52
0.00
1.00
12
PK
HR
EXIT
0.44
0.00
1.00
10
PK
HR
TOTAL
0.96
1.00
1.00
2=
SUNDAY
2-WAY
VOL
8.78
3.36
1.00
202
PK
HR
ENTER
0.44
0.00
1.00
10
PK
HR
EXIT
0.44
0.00
1.00
10
PK
HR
TOTAL
0.89
0.96
1.00
20
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Updace.
Eastgate Ex Ind Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR 98.55 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG
WKDY 2-WAY VOL
62.90
62.21
1.00
6199
7-9
AM
PK HR
ENTER
8.27
0.00
1.00
815
7-9
AM
PK HR
EXIT
1.82
0.00
1.00
179
7-9
AM
PK HR
TOTAL
10.09
6.57
1.00
994
4-6
PM
PK HR
ENTER
2.20
0.00
1.00
217
4-6
PM
PK HR
EXIT
8.28
0.00
1.00
816
4-6
PM
PK HR
TOTAL
10.48
7.38
1.00
1033
AM
GEN
PK HR
ENTER
7.21
0.00
1.00
711
AM
GEN
PK HR
EXIT
1.08
0.00
1.00
106
AM
GEN
PK HR
TOTAL
8.29
6.12
1.00
817
PM
GEN
PK HR
ENTER
1.82
0.00
1.00
179
PM
GEN
PK HR
EXIT
6.85
0.00
1.00
675
PM
GEN
PK HR
TOTAL
8.67
7.16
1.00
854
SATURDAY 2-WAY VOL
34.23
41.91
1.00
3373
PK
HR
ENTER
1.51
0.00
1.00
149
PK
HR
EXIT
3.20
0.00
1.00
316
PK
HR
TOTAL
4.71
2.23
1.00
464
SUNDAY
2-WAY
VOL
10.11
9.02
1.00
996
PK
HR
ENTER
0.46
0.00
1.00
45
PK
HR
EXIT
0.53
0.00
1.00
53
PK
HR
TOTAL
0.99
1.22
1.00
98
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP
Eastgate Ex Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 272.25 T.G.L.A. OF SHOPPING CENTER
2 June 1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION
FACTOR
VOLUME
AVG
WKDY 2-WAY VOL
48.54
0.00
1.00
13216
7-9
AM
PK HR
ENTER
0.68
0.00
1.00
185
7-9
AM
PK HR
EXIT
0.40
0.00
1.00
108
7-9
AM
PK HR
TOTAL
1.08
0.00
1.00
293
4-6
PM
PK HR
ENTER
2.28
0.00
1.00
621
4-6
PM
PK HR
EXIT
2.28
0.00
1.00
621
4-6
PM
PK HR
TOTAL
4.56
0.00
1.00
1242
AM
GEN
PK HR
ENTER
0.00
0.00
1.00
0
AM
GEN
PK HR
EXIT
0.00
0.00
1.00
0
AM
GEN
PK HR
TOTAL
0.00
0.00
1.00
0
PM
GEN
PK HR
ENTER
0.00
0.00
1.00
0
PM
GEN
PK HR
EXIT
0.00
0.00
1.00
0
PM
GEN
PK HR
TOTAL
0.00
0.00
1.00
0
SATURDAY 2-WAY VOL
63.01
0.00
1.00
17155
PK
HR
ENTER
3.09
0.00
1.00
841
PK
HR
EXIT
3.09
0.00
1.00
841
PK
HR
TOTAL
6.18
0.00
1.00
1681
SUNDAY
2-WAY
VOL
29.89
0.00
1.00
8137
PK
HR
ENTER
1.52
0.00
1.00
413
PK
HR
EXIT
1.58
0.00
1.00
430
PK
HR
TOTAL
3.10
0.00
1.00
843
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Wav
Vol (=<570 TGLA): Ln(T)
= 0.625Ln(A)
+ 5.985, R-2 =
0.78
AWD 2-Wav
Vol (>570
TGLA): Ln(T)
= 0.756Ln(A)
+ 5.154, R-2 =
0.42
7-9 AM Pk
Hr Total:
Ln(T)
= 0.589Ln(A) +
2.378
R-2 = 0.49,
63% Enter, 37%
Exit
4-6 PM Pk
Hr Total
(=<600 TGLA):
Ln(T)
= 0.637Ln(A) +
3.553
R"2 = 0.81,
50% Enter, 50%
Exit
4-6 PM Pk
Hr Total
(>600 TGLA):
Ln(T)
= 0.725Ln(A) +
2.987
R^2 = 0.55,
50% Enter, 50%
Exit
Saturday
2-Wav Vol.:
Ln(T)
= 0.628Ln(A)
+ 6.229, R^2 =
0.83
Saturday_
Pk Hr Total:
Ln(T)
= 0.635Ln(A) +
3.867
R-2 = 0.83,
50% Enter, 50%
Exit
Sunday 2 -Wav Vol.
Ln(T)
= 0 . 498Ln (A)
+ 6 . 21', R- 2 =
0 . 4-=
Sunday '-Dti
Hr Total:
Ln(T)'
= 0 . 1--,7Ln t A)
s 28�
R-2 = 0.33
49�
---X:-
Eastgate Commerce Center Impact Analysis Statement
Sewage Conveyance and Treatment Impacts
There are no sewage conveyance or treatment problems associated with this project.
The property is located within the area identified in the Frederick County
Comprehensive Plan covering future sewer service. Currently this property is served
by public sewer service.
Sewage service to this site is provided by Frederick County Sanitation Authority via a
6" force main.
Water Supply Impacts
There are no water supply or transmission problems with this property. The property
is located within the area identified in the Frederick County Comprehensive Plan
covering future water service. Currently this property is served by public water service
via an 12" water line. Water service is under the Frederick County Sanitation
Authority.
Fire protection measures such as the installation of fire hydrants will be addressed at
the site development stage. The installation of fire protection hydrants poses no
problems. The installation of fire hydrants on the property will improve the fire
protection means of the surrounding properties as well as the enhancing the
protection of the property. The fire fighting capabilities of the fire company covering
this area will be enhanced with additional fire hydrants.
Drainage Facility Impacts
Proper storm water management planning will result in minimal or no site drainage
impacts.
The development of business in lieu of rural residential/agricultural will increase
stormwater run off. It is recommended that the increased run off would be reduced
prior to discharge from the site. In lieu of the above, additional storm water detention
calculations should be presented with final design which would show no adverse
impacts created by the imposition of this increase storm water on the existing down
stream water course.
Drainage flows generally south toward Wrights Run drainage area to the south of the
property. Pre -development runoff rates will be maintained using recognized storm
water management standards.
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.
Adak
Eastgate Commerce Center Impact Analysis Statement
Historic Impacts
This project area through past development of adjoining property has no known
significance. The area has been significantly developed to the east and south. There
are no structures currently located on the area to be rezoned that are of historic
significance. A review of the National Register, the Virginia Landmarks Register and
the Frederick County Comprehensive Plan indicates that there are no known historic
structures on this property.
Community Facilities
• Education - This project will generate no school children and therefore have no
effect on educational cost in Frederick County. Capital cost impacts for school age
children will be reduced since no school children will result with 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. These are to be
minimized by proper compliance with local and state laws for environmental
protection. The effects on the down -stream impoundment and streams are minimal.
There is no known loss of irretrievable resources involved with this project. Steep
slope and flood area shall be identified and master planned for protection as required
by Frederick county development regulation for master planning and subdivision and
site planning.
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.
Eastgate Commerce Center Impact Analysis Statement
Other
This planned zoning change would create a positive fiscal impact as compared to the
existing zoning. There are no known other impacts.
0
•
Fiscal Impacts
Eastgate Commerce Center Impact Analysis Statement
FISCAL IMPACT
The fiscal impacts of the Eastgate Commerce Center rezoning are measured for capital
costs that relate to the improvements necessary for the County to increase the capacity
of public facilities. The amount of the impact for any rezoning and subsequent land
development such as Eastgate Commerce Center depends upon location and land uses.
Using the rezoning impact model provided by Frederick County, the total capital cost
of required new facilities generated by the eastgate commerce center rezoning is
considered for each local governmental department for its' respective service area. In
this case these departmental areas include:
• Schools
• Parks and Recreation
• Fire and Rescue
The Eastgate Commerce Center development, when rezoned, warrants a credit based
upon its' overall net fiscal impact due to taxes that will be paid by the project in future
years. Eastgate Commerce Center generates a net positive fiscal impact.
Future credits that go toward funding existing debt service are determined by the
model and applies to school, fire and rescue and parks and recreation departments
only.
The rezoning impact model for Frederick County does not calculate positive fiscal
impacts associated with non-residential land uses such as this rezoning for Eastgate
Commerce Center, M-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
Commerce Center rezoning. There is a fiscal impact credit since the impact of all land
uses is positive and a credit for contribution to capital costs is shown through future
taxes paid to the County.
The net fiscal impact credit result from the new project against capital costs that are
generated by the project. The credit over a ten year period is the amount of
development fees, as well as permit fees, plus, project revenues. Revenues are the
sum of the following taxes and fees associated with M-1 type zoning land uses:
• Real property tax
• Personal property tax (estimated at $93.00 per employee)
• Business license tax
i Alk
Eastgate Commerce Center Impact Analysis Statement
• 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 remaining Eastgate property consists of 82.1723 acres currently zoned Rural
Area (RA). Approximately 30 acres are in steep slopes along the southern most
property boundary along Wrights Run. This steep slope area will be identified on
our master development plan which will be revised to include the additional
82.1723 acres. Development of this area will be limited for future industrial users
and a natural buffer or green space is envisioned along Wrights Run.
0
-----------------------------------------
OUTPUT MODULE Net Credit for
Fiscal Taxes to
Capital Impact Capital Net
Costs CLUtlI C S impact
Fire Department S1,534 $1 5,494 SO
Rescue Department S 10,013
Elementary Schools S0
Middle Schools SO S2,206,819 SO
Nigh Schools SO
Parks and Recreation S_Q S131,178 IQ
TOTAL S 1 1,548 S31,767,898 S2,353,491 SO
---------------------------------------
FIRE AND RESCUE ADDENDUM
New Capital Costs Not S24,462.71
Covered by County
Contributions
----------------------------------------------------------------------
NOTES; Model Run Date 09/12/97 EAW
P.I.N, 76-A-53 Rezoning: Assume51,980,000 sq.ft. office on 80 acres.
Per acre Fire and Rescue Capital Costs Not Covered By County Contributions is
$305.78.
82.1723 acres X 305.78 = $25,126.97
Per square foot Fire and Rescue Capital Costs Not Covered by County Contribution is
0.01235�
$24,462.71 : 1,980,000 sq. ft. = 0.01235�
6 -
0
-PI
H719PGG42
THIS DEED made and dated this 114 day of
`1 , 1989. from R. J. TURNER and MARY M.
TURNER, his wife, parties of the first part, hereinafter
referred to as the Grantors, to WRIGHT'S RUN L. Pa
Virginia limited partnership, party of the second part,
hereinafter referred to as the Grantee.
WITNESSETH: That in consideration of the sum of Ten
Dollars, ($10.00), and other valuable considerations paid the
Grantors by the Grantee on or before the delivery of this
Deed, the receipt of all of which is hereby acknowledged, the
Grantors hereby grant, sell and convey, with general warranty
and with English covenants of title, unto the Grantee in fee
simple, the following real estate, together with all
improvements and appurtenances thereto belonging but subject
to all easements and legally enforceable restrictions and
reservations of record affecting such reolty:
All that certain parcel of land, located in the
Opequon Magisterial District, Frederick County,
Virginia, located on U. S. Routo 522, 5.4 miles south
of U. S. Route 50 at Winchester, Virginia, containing
240.8940 acres, more or less, as described in that
certain pint and survey of Louis J. Matacia, C.L.S.,
dated June 16, 1989, attached hereto for a more
particular description of the property herein
conveyed; and being the same property which was
conveyed to the Grantors herein by deed of record in
the Clerk's Office of the Circuit Court of Frederick
County, Virginia, in Deed Book 700, Page 922; and
further the came property which was conveyed to the
Crnntors herein by deed from Margie S. Cornwell
intended to be recorded immediately prior hereto in
the some Clerk's Office, LESS AND EXCEPT IIOWEVER,
that certain lot or parcel designated as Lot 17 on
said survey and shown thereon as containing 5.1451
acres, which was conveyed to Rockland A. See, et uz,
by deed from George A. Cornwell, et ux, of record in
Deed Book 490, Page 25, among the same land records.
WITNESS the following signatures and seals:
�l
1
K--
IIIARR. MCCANDUSH
th OCKWOOD
R #.. MAE R�
-L' MARY. TURNER���
STATE OF VIRGINiA
The foregoing instrument won acknowledged before me thin
day of , 1, t .0, 6 7 1989. by R. J. Turner and
Mary M. Turner, hie wifa, Grantors.
MY commission expires
—C)ILI-
Notary Public
I
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PA
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WMUMOK Or TAX 14AP pARC= 78-A-53 and 8T-t)-(1-16), Op►Vuon NagisteriaL District.
?raderick County. Virginia,' located On U. S. Rt. 522, 5.4 miles south of U. S. Rt. 50
at Winchester. Ylrginla.
"1=IIQnM at a found (hack center ooao. mon.) Virginia Nwy. Non. POINT NO. 70
an the westarly right-of-wey of U. S. Route No. 522, P. T. Station 540 • 67.99 as per
Ta. Kry. Plan Project (Old Ar-1, 377 1-2. 2534-02. 2634-10, right-of-waY 4-1:-56,
Sheet 6 of 15, said right-of-way being 95 fast At this hwy. station)
TNE:iCE with the arc of a curve to the left on the westerly right-of-way of U.S.
Route No. 522,36G.292 feet, taring a radlu of 1965.SB5 feet, a delta of 10' 40' 38',
a chord distance of 365.7623 feet, a chord bearing of 1 13' 55, 24" E, to an Iron
pipe set (POINT .0. 73) 3.1 foot southweat of an existing fence line a� 0.3 fast
North of Psakel's property fence line;
IMCE leaving the 95 foot right-of-way of U. S. Rt. No. 522 and with the
northerly line of Paskel 3 69' 12' 13" 1 198.40 feet :o an Iron pipe set 3.2 feet
west of an axisting fence corner, POINT NO. 57.
TIM,= with the southwest line of Paskel 3 19' 2]' 27' L 145.00 flat to an Iron
pipe set eta feacs post corner, said pipe t»irg In the northerly line of Patrick,
POINT NO. 58;
T1a2KX 1ITII the northerly llne of Patrick 3 62' 43' 13- 1 201.55 fast to an
` iron pips west of an uniting fence corner. POIXr 110. 70,
MEMCE with the westerly line of Patrick 3 25' 22' 44" L 300.00 fast to an Iron
pipe, a comon corner to Patrick, POIn 40. 69;
T1!>=icy with the westerly Ilan of Patrick and Lesko 3 35' 21' 13" T 1209"'0 feet
to a found franca post, a comae corner of LAsko and Gibson, POINT 40. 91;
'I2ff.'iC>: with the northerly line of Glason 3 77' 42' 38" 1 850.26 feet to sn lr=
Pipe set 3 feet southwsat of an 6' csdsr tree oa the fence line, POINT '10. 56;
T1i1=iCE 1IT.1 the northerly line of Glhson ani %ickor (Wt ii), Tertig (Lot 10)-
Bsscu (Lot 9) as per subdivision plat recorded In the land records In Dead Doak 480
at Page 204, 9 41' 00' 19" 1 1343.04 feet to a found re -tsar, the northerly corner of
Lot 9, PO Ih'r 40. 94;
Tm= ( 73' 19, 43' 1 594.77 feet to an Iron pipe, Point No. 68;
71MICE M 43. 31' 15" 1 363.21 fast to a found Iron pin, a coeaaoa corner to 5cheulsn-
PO1Xr 40. 93;
I11Ltw with the easterly line of Scheuien N 55' S1' 46" E 1925.10 feet to a
foRmd split planted otons at a fence corner, POIh7 No. 124;
7=CL rl7d the northerly line of Schoule❑ N 57' 44' 03" 1 608.73 feat to a 20"
red oak tree In the fence line, POINT SO. 98;
i LOUIS J. MATACIA
i COMr-" LAM $UrV"or
P.O. 8oi ♦36 Dunn lcrv,it, YA Z' Z7
7C3) 573-a131
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P.ka 2
=2= with the northerly llns of Schouten and Sargent's estate N 530 48' 02" Y
1535.20 feet to as iron pipe set at a fence corner, a common corner of Sargent and
Heflin, POINT NO. 123;
TMCE with the easterly line of Heflin X 310 55' 47" I 1422.40 feet to a found
square Iron rod beside a planted stone at a fence corner, a corner to Tinsman,
POINT NO. 125;
TlM= with the southerly line of Tlnsaaa S 69' 18' 48" = 1551.94 feet to
a fence post In concrete, A common corner of Tlnssan and Sunption, POINT NO. 92;
ThLNCE with the southern line of 3 =ption 3 68' 18' 57" I 944.41 feet to a
found Iron rod at a fance corner In the westerly lira of Fletcl ar, POUT NO. 120;
TIM% = with tho westerly line of Fletcher 3 14' S402" Y 239.31 fast t0 an
iron pipe got at a found fence post corner, a casmon corner of FUtchar Lad Painter,
POINT 40. 119 ;
TIM4M with the westerly 1104 of Painter 8 15' 11' 53" if 228.92 feet to an
Iron pipe set at A fence corner, POINT NO. III;
TIMM wlth the southerly line of Painter 3 67' 45' 47" z 530.47 foot to
an Iron pipe at a fence cornar in the wsstarly right-of-way of U. 8. Route Ro. 322
with a right-of-mT of 8o feet, POINT 110. 77;' ,
TMKM with the westerly right-of-way (60 fast wide) Of U. S. Route No. 522,
8� 56' 54" I 668.45 feet to the back canter of a found broke, Ylrglnia Hwy. Yon.,
POINT NO. 80;
MIENC= with said right-of-way 3 fl' 27' 48" I 250.03 foot to the tack cantor of
a found Ya. lbry.19on. (right-of-wuy 8o foot .ids), POINT NO. 79;
TM= 3 a" 32' 08" Y 13.00 fast to on iron pipe set on tha northerly edge of
a grarel driyaway, the right-of-way being 95 feet wide, POINT NO. 78;
MILK= YI:.I said right-of-wny 3 8' 25, 43" S 275.44 feet to the found Ya.
gw7. Yon., cantor of t'sa hack or west side of the non., POINT N0. 75, the point of
beglaaint, ccatglning 240.8940 Acres as per boundary ourrey by Louis J. Yatacia, C.1..3.,
dated June 15, 1989, the plat to be recorded with the written deacript
Date J. tncia, C.L.S.
State of Ylrglnla, County of Fairfax. Louis
TO ■IT; Subscribe and awarn to me and In the State and County, MIS Day cf
JUG. 1989.
My comlulon Expires
....Vy
VIRGINUL- FREOERICK COUNTY, SCT.
This instrumant of wit woo Woduud to me on the
X//tea
I�4q-acre 10$�.rt —51135 m. dot y o T
ono wrth cmilicats C IWSmant t'Kroto annascd
was aam,ttro to recoca. Tax impoy-ad Ly c.:,3t>4.1 of
58554ro4 tLz" bbccn pz:d • it asWSSjt)ls.
/J LOUIS J. %tATACIA
CLERK Y Ca" nad bane sur—T-
P.O. Sal 436 Dunn LC—V_ , A
(703) 673:+115
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655
rrrRrrrrrrr rrr Arrrf rr#r rrrrrr rrr •
14302 r
GEORGE S. CORNWELL, ET AL •
TO: :: :.• DEED r
ROCKLAND A. SEE, ET UX r
•rrrrrrar�rrrrrrrr•*+**+.rrrr*rrr*
494 roc: G
THIS DEED, made this 13th day of December, 1977, between
George S. Cornwall and Margie S. Cornwell, his wife, parties
of the first part, hereinafter called the Grantors, Rockland
A. See and Elizabeth See, his wife, parties of the second part,
hereinafter called the Grantees, Robert N. Carpenter, party
of the third part, hereinafter called the Sole Acting Trustee,
and Central Valley Production Credit Association, party of
the fourth part, hereinafter called Beneficiary.
WITNESSETIii That for and in consideration of the sun
of Ten Dollars ($10.00), cash in hand paid and other valuable
consideration, receipt whereof is hereby acknowledged, the
Grantors do grant and convey, with General Warranty and with
English Covenants of Title, unto the Grantees, as tenants by
the entirety, in.fee simple, with survivorship as at eo=on
law, together with all rights, rights of ways, privileges and
appurtenances thereto belonging, all that certain parcel of
land in Opequon Magisterial District, Frederick County, Virginia,
containing 5.3 Acres, more or less, (subject to the reservation
of rights of way described herein below), lying and being situate
just west of U. S. Highway No. 522, and running parallel thereto
a distance of 400 feet between steel stakes and extending in
a westerly direction a distance of 600 feet between steel stakes,
TOGETHER with a 60' right of way for egress and ingress, the
exact location of said right of way being more particularly
described on the plat of survey attached hereto; and said 5.5
acre tract being that property described as Parcel D in the
conveyance to the Grantors herein by deed dated September 25,
1976, from Virginia A. Snyder, et al, which is of record in
the Office of the Clerk of the Circuit Court of Frederick County,
Virginia, in Dead Book 465, at Page 62. (It is expressly understo d
.•«-• that the 20' right of way which is described in the deed dated
G
U IV J,
r
I
M
r`, � Ai
une 30, 1966, between James B. Snyder, et ux and W. F. Artrip,
r., et tM, (such right of way also being described in earlier
feeds in the chain of title to said parcel of land) is not
:onveyed to the Grantees herein except as such 20' right of
lay may lie within the 60' right of way described in the plat
attached hereto.)
The Grantees covenant and agree (as evidenced by their
signatures hereto), as part of the consideration for the conveyanc
of the property described herein to them, to reduce to ground
level, within one (1) year of the date of this instrument,
�hich
he large red barn (including the foundation on which it sits)
is situate in the southwestern section of the aforesaid
MANS.• N Joe.SnM
5.5 acre parcel. if said Grantees uu «- I—— ---
to ground level by December 13, 1978, the Grantors, or their
designees, within six (6) months of said December 13, 1978, '
shall have the right to go upon the land of the Grantees and
reduce to ground level said large red barn (including the foundati n),
or any portion thereof, that is still standing. Such rights
of said Grantors to go upon the property of said Grantees shall
expire on June 13, 1979. All such materials removed by the
Grantors pursuant to the authority herein contained shall be
the sole and complete property of said Grantors but said Grantors
shall have the obliPation to grade and seed that portion of
the property which is disturbed in the removal of said barn
and its foundation.
The property herein conveyed shall be subject to the followin
covenants, restrictions and easements which shall be considered
covenants real and running with the land and shall be binding
upon the Grantees and all subsequent owners of said parcel
of land:
I
-2-
I
657
r.•
enc 434 r+r: G'7
a. No construction or improvement shall be permitted
on said parcel of land until written plane and specification
for same are submitted for examination and approval by the
Grantors, their successors or assigns, who shall, upon receipt
i-
of same, forthwith approve same if they conform and are in
accordance with the covenants and restrictions set forth herein.
b. No signs or advertising of any nature shall be erected �
or maintained on said property, except for sale or rental signs
\�• for said lot, not to exceed six (6) square feet in area and i
except for directional and informational signs of Grantors.
5� c. Said parcel of land shall not, at any time, be subdivided
unless the resulting lot is larger than the lot subdivided
i..
p?• or unless it is to change the boundary of the property conveyed
herein to conform to the area designated Lot 17 on the plat I
4' :• of survey of H. Bruce Edens, dated October 13, 1977 (said conforms ion I
being the subject of a certain contract of sale signed contemporan -
)20usl with this instrument by all parties hereto).
d. The owner of the property conveyed herein shall
•'141A. " not interfere with the natural drainage of surface water `
h9,- I
from such property to the detriment of any other property
..
?t:��"'y owned by the Grantors, their heirs, successors or assigns.
e. No boats, mobile homes, motor homes, buses, tractors,
trailers (except camper trailers), trucks or commercial
vehicles other than automobiles, motorcyles pick-up trucks,
camping trailers and mobile camping unite, shall be permitted
on said parcel of land except during the course of construction
9yrl" or addition to buildings unless they are housed in a car
r^t- port or garage. No motor vehicle which does not have
a current license plate or a current -inspection sticker '
■■JOIN■shall be permitted on said property. The camping trailers
and mobile camping units shall not be permitted on such
-3-
t
Tr'
Roc< 48.11 m". V's
roperty unless kept out of sight from the 60' right of
ray described herein.
f. No building of a temporary nature shall be erected
)r placed on said property except those customarily erected
In connection with building operations, and in such cases,
for a period not to exceed six (6) months.
g. Not more than one residence be erected
on said property, and it shall contain a minimum of 1,400
square feet, excluding basement, garage, porch or carport.
h. No singlewide, doublewide or triplewide mobile
home shall be erected on said property. No structure,
of any kind, shall be erected on said property which substantially
resembles such single, double or triplewide mobile home.
J. No barbed wire fence shall be permitted on said
property except that one strand of barbed wire (to be
used in conjunction with some other form of fence) may
be placed at or near the top of any poet. Barbed wire
fencing shall be permitted along those lines which were
fenced with barbed wire on October 25, 1977.
j, Said property shall be used for residential purposes
only, and any garage or barn must conform generally in
appearance and material with any dwelling on said property.
No portion of said property may be used as a roadway or
right of way except as designated on the plat of survey
attached hereto. It is expressly understood that this restriction
does not apply to roadways to any land now owned or hereafter
acquired by the Grantors.
k. No building shall be erected closer than sixty
(60) feet to any street or roadway, nor closer than sixty
(60) feet to the side or rear lot lines.
1. No cutting of timber shall be permitted on said
property except for clearing of building site and driveway
to building site.
I Is. If the construction of a driveway into said property
—4-
1
1
1
59
scar 191 r u 69
)rohibits the natural drainage in front of said parcel,
:he pipe or culvert of sufficient site must be installed
)y the owners of said lot.
n. Said property shall not be used or maintained as
a dumping ground for rubbish. Trash, garbage or other waste
shall not be kept except in sanitary containers. All incinerators
or other equipment for the storage or disposal of such materials
shall be kept in a clean and sanitary condition.
o. No noxious or offensive activities shall be carried
on upon such property, nor shall anything be done thereon
which may be or may become an annoyance or nuisance to the
neighborhood.
p. No livedtock, fowl or other animals or birds shall
be kept or maintained on said property, other than household
pets or horses or other animals kept for non-commercial
urposes.
q. No hunting and/or killing of deer or squirrels
hall be permitted ott said property.
r. Nothing herein is to be ccnetrued to require the
cantors to place any restrictions, of any kind (including,
ut not limited to, those stated herein) on any portion'
,f the property now owned or hereafter acquired by the Grantors
.ncluding such property which surrounds the parcel herein
:onveyed. Likewise, nothing herein is to be construed to
)revent the Grantors from placing any restrictions, of any
Lind (including, but not limited to, those stated herein)
m any portion of the property now owned or hereafter acquired
5y the Grantors including such property which now surrounds
parcel herein conveyed.
s. If the parties hereto, or any of them, or their
ire or assigns, shall violate or attempt to violate any
I
of the covenants herein, it shall be lawful for any other
person or persons, including the Grantors, owning all or
part of the land presently surrounding the parcel conveyed
herein, to prosecute any proceedings at law or in equity
against the person or persons violating or attempting to
violate any such covenant, either ,to prevent him or them
from so doing or to recover damages or other dues for such
violation.
t. Invalidation of any one (in whole or in part) of
these covenants by judgment or Court order shall in no wise
affect any of the other provisions which shall remain in
full force and effect.
u. In the event any of the aforesaid covenants and
restrictions are violated by the Grantees, their heirs,
successors or assigns, he and/or they shall be subject to
a penalty of Two Thousand Dollars ($2,000,00) for said violation
and an additional penalty of Twenty -Five Dollars ($25.00)
per day for the period that the violation continues. Payment
of these penalties shall be made to the Grantors and shall
be set aside and held to defray the expenses of the maintenance
of the road and the removal of such violations.
v. The owners of said 5.5 acre tract, by acceptance
of the deed hereto, are deemed to covenant and agree to
pay Fifty Dollars ($50.00) on or before January 31, 1979
,to Rolling Knolls Estates Homeowners Association and to
pay to said Association each January thereafter an amount
determined by said Association as necessary to maintain
the roadway shown on the attached plat, including the removal
f snow and the repairs and improvements to said roadway.
IISaid money shall be used solely for the maintenance of said
..............
oad and for no other purpose. During January of each year,
-6-
I
t
•
ecc� 13-9 rlc: 6� 1
beginning January 1979, said Association shall notify each
lot owner in writing as to the amount of the lot assessment_
Said Homeowners Association consists of the owners (and
only the owners) of each lot of Rolling Knolls Estates and
there shall be just one (1) vote per lot. The Association
Ls governed by majority vote.
Said annual payments shall be a charge and lien upon
the property herein subdivided, it being expressly understood
that said lien is inferior and subordinate to the lien of
any dead of trust hereafter recorded in the Office of the
Clerk of the Circuit Court of Frederick County, Virginia,
encumbering the lot herein conveyed unless record notice
to the contrary is given prior to the recordation of such
deed of trust. If the owner of said property is in default
in the payment -of ahy assessments, in addition to any other
means of collection, tho Homeowners Association may bring
an action at law against the owner personally obligated
to par same and may also sell the lot involved at public
auction After advertisement once a week for four (4) successive
weeks, in some convenient newspaper, having general circulation
in Frederick County, and after thirty (30) days written
notice mailed to the last known address of said owner.
Cost of sale shall be paid from the proceeds of sale before
payment of amount involved. In exchange for Grantors' agreement
to maintain said road until January 1, 1979, the Grantors
shall be exempt from payment of said annual assessments.
w. The Grantors reserve unto themselves, their heirs,
successors and assigns, the right to erect, maintain, operate
and replace telephone and electric light poles, conduits
and related equipment and sewer, gas and water lines and
Ea right to grant easements or rights of way therefor (regardless
-7-
;J,
mot,
m'A 49" 662
of number), on. over and under the strip of land sixty (60)
e
feet vide which is designated "60' R/W" on the attached plat
f survey:
x. The Grantors reserve unto themselves, their heirs,
successors and assigns (regardless of number) a right of
way for egress and ingress over and through that portion
of the said 5.5 acre tract that lies within any portion of
the 60' R/W that is more particularly described on the plat
attached hereto. In connection therewith, the Grantors reserve
unto themselves. their heirs, successors and assigns, the
right to grant easements or rights of ways (regardless of
number) to the owners of subdivided parcels, if any, from
property now owned or hereafter acquired by said Grantors
for agrees and ingress through that portion of the said 5.5
acre tract that lies within any portion of the 60' right
of way that is more particularly described on the plat of
survey attached hereto.
y. The covenants and restrictions herein contained
shall not impose any restraint, of any kind, on any portion
of land now owned or hereafter acquired by the Grantors.
F U R T H E R H 0 R E:
WHEREAS, by a certain deed of trust dated October 12.
1976, and duly recorded in the Clerk's Office of the Circuit
Court of Frederick County, Virginia, the Grantors did convey
to Robert N. Carpenter, at al, Trustoes, any one or more
of whom may act, the -parcel of land hereby conveyed and other
property for the purpose of securing to the Beneficiary a
certain bond more particularly described therein; and
WHEREAS, the Beneficiary has appeared before the Sole
Acting Trustee with the said bond and has agreed to release
the lien created by the aforesaid deed of trust upon the
property hereby conveyed and has requested the Sole Acting
-8-
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X
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toc• 4S•1 r-c; 6(3
Trustee for that purpose to join in this deed, all of which
is attested to by the Beneficiary's signature hereto.
NOW, THEREFORE, the Sole Acting Trustee in connection
of the premises and the sum of One Dollar ($1.00) to him
in.hand paid, the receipt whereof is hereby acknowledged,
does hereby grant and convey unto the Grantees, all his right,
title and interest in and to the parcel of land herein conveyed
and does release tho'said .parcel of land herein conveyed, together
with such 60' right of way, from the lien of the aforesaid deed
of trust, but it is expressly understood that the release of the
property herein conveyed from the lien of said deed of trust shall
not affect in any wise the lion of said deed of trust upon the
other land thereby conveyed and not released hereby.
WITNESS the following signatures and seals:
I.
SEAL
eorgw. ornwe
�I�/k P! A [='S'YZI (SEAL
hargie',B. Cornwell
✓� �� (S
iLi3-c and A. See
1 .
El zi ateSee
n, n
(SEAL
o ert N. Carpenter - Sole Act ng
•��
Trustee
>
CENTRAL VALLEY PRODUCTION CREDIT
ASSOCIATION
P�J&z�l
,
By I � t_�r�wtc� �,�:en�la�
2
son. a a@KK-T +••
ATTESTING SEAL
N ✓
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F
sCc< 431 Pic: 66.1
�,�
STATE of J,
Of Pt_AjyUZ, To -wit:
I, �w.illl (�n5 a Notary Public of and
for the State and `'.r,.r aforesaid, do certify that George A.
Cornwall and Margie —S, Cornwell, his wife, whose names are
signed to the foregoing writing, bearing date on the day of
1977, have acknowledged the same before me in
my State and l aforesaid. (�
Given under my hand this L�1-day of d��<Bd/r•�-� 1977.
My, commission expires ICI
�7c:d Q 0 • �F_54�P
Notary Public'
STATE OF
of To -wit:
I, ������f� a Notary Public of and
for the State and aforesaid, do certify that
Rockland A. See and Elizabeth See, his wife, whose names are
signed to the foregoing writing, bearing date on the , day
of gy[{l.K `slit 1977, have acknowledged the same before me
in my State and aforesaid. ��77
Given under my hand this 13 day of J,(1t� t ^at- , 1977.
My commission expires
Notary Public
STATE OF VIRGINIA,
of ��, To -wit.
Iy(7ia t�, �StcD a Notary Public of and for the
•
State and aforesaid, do certify that Robert N.
Carpenter, Sole Acting Trustee, whose name is signed to the
foregoing writing, bearing date on the 4t'_day of
1977, has acknowledged the same before me in my State and County
I
V.
• I
aforesaid.
dcc� 49 ; r•c; 625
Given under my hand this La2�� day of l�Ct�.n� �2�c i 1977
I1y commission expires
Notary
Public
STATE OF VIRGINIA,
�of/ 4_-'ur1. to -wit:
a Notary Public in and for
the State and aforesaid, do certify that
Whose name as �.�h�� . 1�7 of Central Valley Production
Credit Association, is signed to the foregoing writing, bearing
date on the / L4-4-�ay of iC1�„_t,t(�u i 1977, personally
appeared before me this day in my said ,rz, C6-, and in the name
and on behalf of the said Corporation, acknowledged the said
writing as the act and'deed of the said Corporation, and made
oath that he is �li«r� �..t= of the said Corporation and
that the seal affixed to said writing is the true corporate
seal of the said Corporation and that it has been affixed thereto
by due authority.
Given under my hand this j-4-4..day: of �4anr;�71� 197'
Hy commission expires
r
Notary ru6I c P
-11-
665
eoc� 494, rlr 6F•6
�"•.'•af
.i
d/ �LL1 7
o
ell
[K . If .11
CAP. A, I stopell
tt�� e• ae.eo'
CK
CK•irM o-
wrrra.�r r�arxso'
Jlo.ae•�J�
1 Y••;tyr r
r
?` ;�i` I
V ct�+lla+c r•o
51:tj01+115
tA
eA 1vr .
1'•:: f: �
It
6REA�AY ENO�.fF,I!>,G & sURVDT,6 CO., X
`
P. 0. Box 666
ki.
PLAT
e
60• R/W
AXL/NG 13VOLLS ESTATES
OPEOI/ON O/STR/CT, fineve'R/CK coavTY
I'/RG/N/A
O rLrA+OER T, /!77
1/1
667
t.t,.
i�} et+•► 49 i F,rE 6C.
The accompanying plat, designated 60 ft. right-of-way, represents
1 a survey of a portion of the land conveyed to George A. Cornwall and
1 Margie S. Cornwell by deed dated 25 September 1976 and recorded in the
Frederick County Court Clark's Office in Deed Book 46S at rage 62.
The aforesaid 60 ft. right-of-way lies in Rolling Knolls Estates,
Opequon Dl'strict, Frederick County, Virginia and is bounded as foliowat
Beginning at an iron pin, a corner to Rolling Knolls Estates and
the retained portion and being in the Western right-of-way line of U.S.
Route $22; thence with said right-of-way of U.S. Route $22, S07•$7'12"E
67.0 ft. to a point in said right-of-way; thence N71'07'27"W - 1189.97'
to a point; thence N71.41'23"W - 105.14 ft. to-e point; thence S34'46'
• r;
L' 25"W - 717.27 ft. to a point; thence S21.25'57"W - 752.75 ft. to a point]
�!• thence S03.03'21'hi - 372.50 to an iron pin; thence with the are of a
curve to the left 91.62 ft. (radius - 70.00 ft., chord bearing S34'26'21'E
a ;
' 85.22 ft.) to an iron pin; thence S71.56'04"E - 471.16 ft. to an iron
pin; thenci S09001036"W - 30.37 ft. to a point; thence S27'49'48"W
30.44 ft. to an iron pin; thence N71•$6'04"W - 470.77 ft. to a point;
�rw thence with the are of a curve to the right 170.IS ft. ( radius - 130.00'
chord bearing N34.26'21"W - 158.26 ft.) to a points thence NO3.03.21"E
i' 382.20 Ft. to a point; thence N21.25'57"E - 769.47 ft. to a point;
thence N34.46'2S"E - 769.12 ft. to a point; thence S71.41'23"E - 150.19 ft.
to a post; thence 571•07127"E - 1160.00 ft. to the beginning.
i
. .. l Surveyed... ...... 7 December 1977
RUNWAY E;Ciiit;R;l;G & "E107EYItiC CO., INC. 1
,.
P. 0. Box SSo j
Mulchestn. Va. .,
•; ` VIRGINIA MEDMICK COUNTY, SCT.
This.Jnstrument co writing•was produced to me on the
day of l' 19 '%' , at 'v-�"'�.
and with certificate of acknowladgmeni thereto annexed was
admitted to record. Tax rm»sad oy Sac. 6.8-A.1 of
$ and 53-54 hara been paid, if assessable.
!`�' • 1� l�l� t �—� Clerk.
1 9 9 7 T A X R E C E I P T
COUNTY OF FREDERICK
H A L F Ticket #:00346390002 @@
- 2ND
C. WILLIAM ORNDOFF, JR
ate
register:
12/05/97
LMM/WA
P.O: BOX 225
Trans. #:
74554
WINCHESTER VA 22604
Dept #
RE9702Acct# 24287 •
1997 R.E.TAXES
Previous Principal
187.17 ACRES
76 A
53
Balance $
4693.15
Acres:
217.01
Principal
Being Paid $
4693.15
Land: 1536100
Imp:
54800
Penalty $
.00
Interest $
' WRIGHTS RUN L.P.
.00
2800 S SHIRLINGTON RD STE
803
Amount Paid $
4693.15
ARLINGTON, VA 22206-3601
*Balance Due $
.00
Pd by WRIGHTS RUN L.P. Check 4732.97 # FNB 1023
BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 12/97
is
1 9 9 7 T A X R E C E I P T
COUNTY OF FREDERICK
C. WILLIAM ORNDOFF, JR
P.O: BOX 225
WINCHESTER VA 22604
1997 R.E.TAXES
1.27 ACRES 76 A
Acres:
Land: 6400 Imp:
WRIGHTS RUN LIMITED PARTNERSHIP
2800 S SHIRLINGTON RD STE 803
ARLINGTON, VA 22206-3601
- 2ND H A L F Ticket #:00346400002
ate : 12/05/97
`Register: LMM/WA
Trans. #: 74554 •
Dept # RE9702
Acct# 36501
Previous Principal
42A Balance $ 18_88
1.27
Principal Being Paid $ 18.88
0 Penalty $ .00
Interest $ .00
Amount Paid $ 18.88
*Balance Due $ .00
Pd by WRIGHTS RUN L.P. Check 4732.97 # FNB 1023
BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 12/97
0
1 9 9 7 T A X R E C E I_P T
COUNTY OF FREDERICK
C. WILLIAM ORNDOFF, JR
P..O. BOX 225
WINCHESTER VA 22604
1997 R.E.TAXES
1.41 ACRES 76 A
Acres:
Land: 7100 Imp:
WRIGHTS RUN LIMITED PARTNERSHIP
2800 S SHIRLINGTON RD STE 803
ARLINGTON, VA 22206-3601
- 2ND
H A L F wicket #:00346410002
Date :
12/05/97
Register:
LMM/WA
Trans. #:
74554
Dept #
RE9702
Acct#
36502
Previous Principal
47A
Balance $
20.94
1.41
Principal Being Paid $
20.94
0
Penalty $
.00
Interest $
.00
Amount Paid $
20.94
*Balance
Due $
.00
Pd by WRIGHTS RUN L.P. Check 4732.97 # FNB 1023
BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 12/97
-
9 7
Ticket
#:00346390002 LdU
T A X R E C E I P T -
Y E A R
1 9
Date
: 12/05/97
COUNTf OF FREDERICK
Register: LMM/XD
Cr-WILLIAM ORNDOFF, JR
Trans.
#: 74554
P.O. BOX 225
Dept #
RE9702
ACCT#
24287
WINCHESTER VA 22604
Previous Principal
1997 R.E.TAXES
76 A
3
Balance $
4693.15
187.17 ACRES
Acres:
217.01
Principal
Being Pai d $
4693 15
Land: IS36100
Imp:
54800
Penalty $
Interest
. 00
00
Amount Paid $
4693.15
WRIGHTS RUN L.P.
2800 S SHIRLINGTON RD STE 803
Balance Due
as ofl2/05/97$
00 •
ARLINGTON, VA
CK FNB
1023
22206 3601
Pd by WRIGHTS RUN L.P.
DOES NOT
INCLUDE
PENALTY AND
INTEREST.
(DUPLICATE)
ANY BALANCE DUE
----- -
Ticket #:00275200002 LdLd
E C E I P
T -
Y E A R
1 9 9 7
Date : 12/03/97
T A X .-R
COU':TY OF FREDERICK
Register: CWO/XDTrans.
03726
C. WILLIAM ORNDOFF,
JR
#:
# RE9702
P.O. BOX 225
Dept
ACCT# 26096
WINCHESTER VA
22604
Principal
Previous
$ 395.00
1997 R.E.TAXES
L17
87 5
Balance
ROLLING KNOLLS EST.
Acres:
514
.
Paid $ 395.00
5.14 ACRES
Principal
Being 00
$
34500
Imp:
99400
Penalty
Interest $ .00
Land:
Amount Paid $ 395.00
SEE, ROCKLAND A. &
ELIZABETH
*Balance Due 00
437 SEE LN
as of12/03/97$
CK PINNACLE VARIOU
WINCHESTER, VA.
22602 4858
(DUPLICATE)
Pd by
DUE DOES
NOT
INCLUDE
PENALTY AND
INTEREST.
ANY BALANCE
k
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
FAX: 540/ 678-0682
l IOl'IfICArI O! I Of PUBLIC V11EAR11 Ir
March 25, 1998
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #001-98, EASTGATE COMMERCE CENTER
On behalf of the.Frederick County Board of Supervisors, you are hereby notified of a public hearing on
April 8, 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 9001-98, Eastgate
Commerce Center, by Wrights Run, L.P. to rezone 82.1723 acres currently zoned RA (Rural Areas) to
MI (Industrial Light). This property is located on the south side of Tasker Road (relocated Rt. 642), and
is identified with Property Identification Numbers 76-A-53 and 87-A-17 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/cc
107 North Kent Street • Winchester, Virginia 22601-5000
sr , k
0 0
This is to certify that the attached correspondence was mailed to the following on
` TV"t -, 0?5. 19 q 8 from the Department of Planning and Development, Frederick
County, Virginia: `
76 - A- - 47-
HEFLIN, WILLIAM J
113 TADPOLE LN
WHITE POST, VA.
76 - A- - 48-
TINSMAN, BETTY J
& LORETTA
22663.1740
1804 MACEDONIA CHURCH RD
WHITE POST, VA 22663.1841
76 - A- - 48-A
JENI COMPANY
PO BOX 888
WINCHESTER, VA 22604.0888
76 -A- - 51-B
FLETCHER, DOUGLAS R.
301 VINE LN
WINCHESTER,VA. 22602.4458
76 -A- - 51-C
STROSNIDER, CLIFTON R.
173 ARMEL RD
WINCHESTER, VA. 22602.480E
76 - A- - 52-
HOUGH, EARL E. EST. & ANNA B.
CID ANNA B. HOUGH PAINTER
2776 FRONT ROYAL PIKE
WINCHESTER, VA 22602.4825
STATE OF VIRGINIA
COUNTY OF FREDERICK
76 - A- - 53-
WRIGHTS RUN L.P.
2800 S SHIRLINGTON RD STE 803
ARLINGTON, VA 22206.3601
76 - A- - 53-A
RAINVILLE, DONALD D
PO BOX X
WOODBRIDGE, VA 22194.0396
76 - A- - 55-
LADD,BETH
CIO BETH SIMPKINS
4479 CONICVILLE RD
MT JACKSON, VA 22842.2724
76 -A- - 57-A
COMER, ORVILLE LEE
2903 FRONT ROYAL PIKE
WINCHESTER, VA. 22602.4915
76 - A- - 60-A
RITTER, RICHARD E SR
141 GEMSTONE DR
WINCHESTER, VA 22602.4830
1
Evan A. Wy tt, Deputy irector
Frederick Co. Planning tept.
I,Peih Ann 11 all , 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 11 afrh �j 199 , has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this day of ffl(q'(jI CAB
My commission expires on Rlfxuan/ aE�,
---NO ARY PUBLIC
76 - A- - 60-B B7 - A- - 32-
KING, ELIZABETH A RITTER LESKO, HELEN RILEY
2005 FRONT ROYAL PIKE 2982 FRONT ROYAL PIKE
WINCHESTER, VA 22602.4914 WINCHESTER, VA.
76 -A- - 61-
SNIDER, GALEIN E. & SANDRA B.
2751 FRONT ROYAL PIKE
WINCHESTER, VA. 22602.4829
87 -A- - 1-
SCHEULEN, EDWIN EDWARD & ETALS
CID TERRY SCHEULEN
PO BOX 351
STEPHENS CITY, VA 22655.0351
87 - A- - 16-B
GIBSON, MONTIE W
155 CASTLEBRIDGE CT
WINCHESTER, VA 22602.4568
76-A-54
TIMBER RIDGE MINISTRIES, INC.
P.O. BOX 3438
STEPHENS CITY, VA 22655
22602.4905
0
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
m ciI'lrluivi J'I Or PJt3LiC i-l�r�i�l�lr
February 18, 1998
TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #001-98, EASTGATE COMMERCE CENTER
On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing on
March 4, 1998 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 #001-98, Eastgate
Commerce Center, by Wrights Run, L.P. to rezone 82.1723 acres currently zoned RA (Rural Areas) to
MI (Industrial Light). This property is located on the south side of Tasker Road (relocated Rt. 642), and
is identified with Property Identification Numbers 76-A-53 and 87-A-17 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/cc
O;\AGENDAS\ADJOIN ER\EASTGAT3.REZ
107 North Kent Street • Winchester, Virginia 22601-5000
0
This is to certify that the
County, Virginia:
76 -A- - 47-
HEFLIN, WILLIAM J. & LORETTA
113 TADPOLE LN
WHITE POST, VA. 22663.1740
76 - A- - 48-
TINSMAN, BETTY J
1004 MACEDONIA CHURCH RD
WHITE POST, VA 22663.1841
76 - A- - 48-A
JENI COMPANY
PO BOX 888
WINCHESTER, VA 22604.0888
76 -A- - 51-8
FLETCHER, DOUGLAS R.
301 VINE LN
WINCHESTER, VA.
76 -A- - 51-C
STROSIVIDER, CLIFTON R.
173 ARMEL RD
WINCHESTER, VA.
22602.4458
L
attached correspondence was mailed to the following on
_ from the Department of Planning and Development, Frederick
76 - A- - 52-
HOUGH, EARL E. EST. & ANNA B.
CIO ANNA B. HOUGH PAINTER
2776 FRONT ROYAL PIKE
WINCHESTER, VA 22602.4025
76 - A- - 53-
WRIGHTS RUN L.P.
2000 S SHIRLINGTON RD STE 803
ARLINGTON, VA 22206-3601
76 - A- - 53-A
RAINVILLE, DONALD D
PO BOX X
WOODBRIDGE, VA 22194.0396
76 - A- - 55-
LADD, BETH
CIO BETH SIMPKINS
4479 CONICVILLE RD
MT JACKSON, VA 22842.2724
76 - A- - 57-A
COMER, ORVILLE LEE
22602.4808 2903 FRONT ROYAL PIKE
WINCHESTER, VA. 22602.4915
lam.
Evan A.(Wyatt, D uty Director
Frederick Co. PlanAing Dept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
a Notary Public in and for the State and County
aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and
Development, whose name is signed to the foregoing, dated S�) - � FC l 9 F, has
personally appeared before me and acknowledged the same in my State and County aforesaid.
Given under my hand this ' J ` day of '. , run
My commission expires on K_
"--N-6-fA—RY PUBLIC
76 - A- - 60-A
RITTER, RICHARD E SR
141 GEMSTONE DR
WINCHESTER, VA 22602.4830
76 - A- - 60-B
KING, ELIZABETH A RITTER
2805 FRONT ROYAL PIKE
WINCHESTER, VA 22602.4914
76 -A- - 61-
SNIDER, GALEN E. & SANDRA B.
2751 FRONT ROYAL PIKE
WINCHESTER, VA. 22602.4829
87 -A- - 1-
SCHEULEN, EDWIN EDWARD & ETALS
CIO TERRY SCHEULEN
PO BOX 351
STEPHENS CITY, VA 22655.0351
87 - A- - 16-B
GIBSON, MONTIE W
155 CASTLEBRIDGE CT
WINCHESTER, VA 22602.4568
87 -A- - 31-
LESKO, HELEN RILEY
2982 FRONT ROYAL PIKE
WINCHESTER, VA. 22602.4905
76-A-54
TIMBER RIDGE MINISTRIES, INC.
P.O. BOX 3438
STEPHENS CITY, VA 22655
4
gilbert W. c afford & associates, inc
INCORPORATED 1972
Engineers - Surveyors - Land Planners - Water Quality
February 5 ,1998
Mr. Evan Wyatt, Deputy Director
Frederick County Planning Department
107 N. Kent Street
Winchester, Virginia 22601
Re: Rezoning Request for 82.1723 Acres
From RA to M-1 at the Eastgate Commerce Center
Dear Evan:
Please find enclosed a complete application package for the rezoning of the remaining
acreage of the Eastgate Commerce Center. Last fall, in 1997, we aligned the zoning
categories at Eastgate to accommodate the reconstruction of Route 642. During those
rezoning discussions we were asked to consider placing the remaining acreage (82.1723
acres) of Eastgate into an industrial zoning category. Since that time we have pursued
the rezoning by working with Mr. See, VDOT and other officials to complete this
rezoning package for your approval of the requested M-1 zoning.
The economic development success of the Eastgate Commerce Center is evident of the
tremendous amount of industrial activity. Jouan, Inc. is constructed and operational
and Special Maid has started construction. While we speak, a warehouse operation is
under design for construction in the spring of 1998. These "new" industrial uses have
consumed or optioned most of the M-1 zoned land in Eastgate for current and future
development. Our proposal adds much needed M-1 zoned land from the remaining
property owned by the Eastgate developers.
The remaining Eastgate property consists of 82.1723 acres currently zoned Rural Area
(RA). Approximately 30 acres are in steep slopes along the southern most property
boundary along Wrights Run. This steep slope area will be identified on our master
development plan which will be revised to include the additional 82.1723 acres.
Development of this area will be limited for future industrial users and a natural buffer or
green space is envisioned along Wrights Run.
To that end, we have carefully evaluated our proffer and have estimated the amount of
possible future for the 82.1723 acre requested for M-1 rezoning. On a per square foot basis
$24,462.71 divided by your projected 1,980,000 square feet is 0.010.
Our proffered monetary amount of 0.02¢ per square foot to offset impacts to the Stephens
City Fire and Rescue Company is to be paid at the time each building on the 82.1723 acres
200 North Cameron Street, Winchester, Virginia 22601
Phone: (540) 667-2139 Fax: (540) 665-0493
Member American Consulting Engineers Council
Mr. Evan Wyatt
Eastgate Commerce Center
Rezoning Request
Pg. 2
is constructed. We believe this is a fair assessment and the proffered monetary amounts
above more than offset the fire and rescue impacts considering the proffered credits
forecast by your model.
We will be happy to work with you to discuss the possible future development impacts as
you review projected and modeled monetary impacts. Should you have any questions
about our estimates of future development for this rezoning.
Eastgate Commerce Center is an excellent example of a successful economic development
project. We worked carefully with VDOT and Frederick County during the relocation of
Route 642 and wish to continue that spirit of cooperation as Eastgate completes its
planning and development cycle to emerge as a mature industrial and business center.
Sincerely,
gilbert w. clifford & associates, inc.
Steph ' Gyurisin
SMG/kf
Enclosure
200 North Cameron Street, Winchester, Virginia 22601
Phone: (540) 667-2139 Fax: (540) 665-0493
Member American Consulting Engineers Council
Eastgate Commerce Center
pact Analysis Statement
Adjoining Properties - Development impacts are slight on adjacent properties. The
primary impact concern on adjoining properties in the change of use from open, rural
land to an business and industrial setting. The impacts of the allowed business uses on
the surrounding uses is reduced through existing zoning, master planning, distance,
setback, buffer, landscaping and screening regulations.
Traffic Impacts
Recent traffic counts and traffic study analysis are contained herein for the relocated
VA Route 642 and recently reconstructed US Route 522. The traffic volume impact
resulting from the proposed rezoning is estimated.
The additional 414 trips were distributed using the assumptions of last years study.
They are:
1. 15% of trips to Eastgate are from/to US 522 North
2. 45% of trips to Eastgate are from/to US 522 South
3. 40% of trips to Eastgate are from/to VA Route 642 West
Additionally, since southbound US Route 522 trips to the Center can access the area to
be rezoned two ways it was assumed that 20% of these trips turned right at Route 642
and then left at Rainville Road. The remaining 80% proceed to Beechwood Drive,
then make a right turn. It was also assumed that 90% of the trips from the 57 acres to
US Route 522 South would go east on Sunrise Drive. The remaining 10% used
Rainville Road and Route 642. Attachment 1B presents a summary of the p.m. peak
hour enter and exit volumes for the entire development. The new area is numbered
11.
The new trips were added to the estimated intersection volumes from last years study.
For your reference, the current totals as counted last year are also provided. Primarily
the Rainville Road and Tasker Road intersection and Tasker Road and US Route 522
intersections will be negatively impacted. The other Tasker Road intersection
analyzed last year was at Rams Head Road. As the impact there was only estimated at
20 eastbound through trips and 146 westbound trough trips. that intersection was not
reevaluated. In July, 1997 the Rams Head Road intersection was found to operate at
level of service B on all movements. A summary of the impact determination for the
Tasker Road/US Route 522 intersection is Attachment 2. The intersection volume
increased from 2,741 to 2,842 during the peak hour. Attachment 3 summarizes the
Tasker Road and Rainville Road intersection. There the peak hour intersection
volumes increased from 1,954 to 2,224 trips.
SP 209 was used to evaluate the resulting intersection geometry. The same signal and
lane configurations used in last years study were checked. The findings are provided
in Attachment 4 for the Tasker Road/US Route 522 intersection and in Attachment 5
for the Tasker Road/Rainville Road intersection
Eastgate Commerce Center Impact Analysis Statement
The findings indicated that the Rainville Road intersection will continue to operate at
a B level of service with the lane configuration recommended in last years study. At
the Tasker Road and US Route 522 intersection, an error in last years model was found
dealing with the Route 642 lane geometry. Dedicated left turn and right turn lanes are
provided. Under this configuration the intersection operates at a C level of service.
The results of this study indicate that improvements over and above those
recommendations in the July, 1997 traffic impact study are not required by the
increased traffic caused by the proposed rezoning from RA to M-1 at the Eastgate
Commerce Center. We have also estimated the average daily trips on Rainville Road
at 5,621. We do recommend that Rainville Road be designed for 5,650 trips per day.
The generation counts and evaluations follow:
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
@)ACRE AREA
TRIP GENERATION ESTIMATES
ATTACHMENT 1A
1 /7/1998
gilbert w. cli(ford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
i
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION CALCULATION
FOR a ACRE OF GENERAL LIGHT INDUSTRIAL
1/05/1997
DRI%
AVERAGE
STANDARD
ADJUSTMENT
WA`_
RATE
DEVIATION
FACTOR
VOLUP,'
AVG WKDY 2-WAY VOL
51.80
32.69
1.00
295=
7-9 AM PK HR
ENTER
6.23
0.00
1.00
35=
7-9 AM PK HR
EXIT
1.28
0.00
1.00
73
7-9 AM PK HR
TOTAL
7.51
6.51
1.00
428
4-6 PM PK HR
ENTER
0.87
0.00
1.00
50
4-6 PM PK HR
EXIT
6.39
0.00
1.00
36,�
4-6 PM PK HR
TOTAL
7.26
5.99
1.00
414
AM GEN PK HR
ENTER
7.16
0.00
1.00
408
AM GEN PK HR
EXIT
0.80
0.00
1.00
45
AM GEN PK HR
TOTAL
7.96
6.46
1.00
454
PM GEN PK HR
ENTER
1.23
0.00
1.00
70
PM GEN PK HR
EXIT
7.54
0.00
1.00
430
PM GEN PK HR
TOTAL
8.77
6.74
1.00
500
SATURDAY 2-WAY VOL
8.73
7.91
1.00
498
PK HR ENTER
0.45
0.00
1.00
26
PK HR EXIT
0.51
0.00
1.00
29
PK HR TOTAL
0.96
1.55
1.00
55
SUNDAY 2-WAY
VOL
4.42
5.50
1.00
252
PK HR ENTER
0.31
0.00
1.00
18
PK HR EXIT
0.33
0.00
1.00
19
PK HR TOTAL
0.64
1.06
1.00
36
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
5-7
2 , q S 3
�v� .
�Ic �
2,- L-e.-j
MCA .
TRIP GENERATION BY MICROTRANS
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION RATES
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
TRIPS PER ACRE
1/ 0 5/ 19 9 7 i'� ` 1,6 l 6� r0 I- C-t- Z-0-
AVG MIN \ MAX NO
.Llo TRIP TRIP TRIP /DS
OF
RATE RATE RATE V DATA
rAVG WKDY 2-WAY VOL �1.80 5.21 159.37 32.69 17
AM PK HR ENTER 6.23 0.00 000 0.00 0
AM PK HR EXIT 1.28 0.00 0.00 0.00 0
AM PK HR TOTAL 7.51 1.61 34.38 6.51 18
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.
3� �..e tiara w► .i9'tnr0 .,e� ref+e= ;
5- u
Eastgate Commerce Center RA - M1
SUMMARY OF TRIP GENERATION CALCULATION
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
1/05/1997
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
DRI`.
WA`,
VOLUP
AVG
WKDY 2-WAY VOL
51.80
32.69
1.00
295_
7-9
AM
PK
HR
ENTER
6.23
0.00
1.00
35-5
7-9
AM
PK
HR
EXIT
1.28
0.00
1.00
73
7-9
AM
PK
HR
TOTAL
7.51
6.51
1.00
428
4-6
PM
PK
HR
ENTER
0.87
0.00
1.00
5C
4-6
PM
PK
HR
EXIT
6.39
0.00
1.00
364
4-6
PM
PK
HR
TOTAL
7.26
5.99
1.00
414
SATURDAY 2-WAY VOL 8.73 7.91 1.00 498
PK
HR
ENTER
0.45
0.00
1.00
26
PK
HR
EXIT
0.51
0.00
1.00
29
PK
HR
TOTAL
0.96
1.55
1.00
5-
SUNDAY 2-WAY VOL
4.42
5.50
1.00
252
PK
HR
ENTER
0.31
0.00
1.00
18
PK
HR
EXIT
0.33
0.00
1.00
1s
PK
HR
TOTAL
0.64
1.06
1.00
3E
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTR�NS
Eastgate Commerce Center RA - M1
SUMMARY OF AVERAGE VEHICLE TRIP GENERATION
FOR 57 ACRE OF GENERAL LIGHT INDUSTRIAL
DRIVEWAY VOLUMES
1/05/1997
24 HOUR 7-9 AM PK HOUR 4-6 PM PK HOUR
TWO-WAY
VOLUME ENTER EXIT ENTER EXIT
AVERAGE WEEKDAY 2953 355 73 50 364
24 HOUR PEAK HOUR
TWO-WAY
VOLUME ENTER EXIT
SATURDAY 498 26 29
SUNDAY 252 18 19
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENE�TICN RBY MICRCTP- NS
P.M. Peak HR.
Trips
From
Trips
From
Area
Acres
Trips Generated
Entering
South
North
West
Exiting
South
North
1
41.3
428
90
41
14
36
338
152
51
2
12
125
26
12
4
11
99
45
15
3
26.4
245
52
23
8
21
195
88
29
4
12.7
483
242
109
36
97
242
109
36
5
8.4
321
160
72
24
64
160
72
24
6
3.1
116
58
26
9
23
58
26
9
7
8.14
309
154
69
23
62
154
69
23
8
0,697
26
13
6
2
5
13
6
2
9
7.3
279
140
63
21
56
140
63
21
10
4.6
175
88
39
13
35
88
39
13
11
57.0
414
50
23
8
20
364
164
55
Eastgate Commerce Center
Traffic Impact Study
Distribution Mop
ATTACHMENT 1 B County of Frederick, Virginia
Wes-
135
40
78
97
64
23
62
5
56
_5
r]
,gF,ACRE REZONING
FFIC IMPACT STUDY
Current US Rte 522/ Va Rte 642 Intersection Volumes
Traffic From West
Traffic From South
on VA Rte 642
on US Rte 522
Left Right Total
Left Thru Total
Time Period
17:00 18:00
17 109 126
196 591 787
y e�
f �"
Impact of Development
Based on Existing Zoning
Traffic From West
Traffic From South
on Va Rte 642
on US Rte 522
Time Period
Left Right Total
Left Thru Total
17:00 18:00
256 648 904
714 591 1305
Increase Traffic Volume
Traffic From West
on VA Rte 642
Added Left Turns
55
Added Right turns
16
Added Thru Traffic
0
Traffic From South
on US Rte 522
23
0
0
Traffic From North
on US Rte 522
Thru Right Total
362 35 397
Traffic From North
on US Rte 522
Thru Right Total
362 170 532
Traffic From North
on US Rte 522
0
2
6
Impact of Development Based on Proposed Zoning
Traffic From West Traffic From South Traffic From North
on Va Rte 642 on US Rte 522 on US Rte 522
Time Period Left Right Total Left Thru Total Thru Right Total
17:00 18:00 311 664 975 737 591 1328 368 171 539
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
Total
N,S,E,W
1310
Total
N,S,E,W
2741
Total
N,S,E,W
2842
VA Rte 642/ US Rte 522 Intersection
Proposed P.M. Peak Hour
Traffic Volumes
Attachment-2
ntersection of 642/ Rainsville Road
Current Traffic 642/Rainsville Road
Traffic From West
on VA Rte 642
EASTGATE COMMERCE CENTER III
87 ACRE REZONING
TRAFFIC IMPACT STUDY
Traffic From East
on VA Rte 642
Traffic From North Traffic From South
fime Period Left Right Thru
Left Right Thru
1700 1800 0 0 126
0 0 231
0
0
mpact of Development Based on Current Zoning
Traffic From West
Traffic From East
Traffic From North
Traffic From South
Total
10
on Va Rte 642
on VA Rte 642
on Wrights Run
on Wrights Run
N,S,E,W
ime Period Left Right Thru
Left Right Thru
Left Right Thru
Left Right Thru
1700 1800 62 120 613
140 93 510
88 62 5
174 83 5
1954
ncrease Traffic Volume Due to Development
Traffic From West
Traffic From East
Traffic From North
Traffic From South
on VA Rte 642
on VA Rte 642
on Wrights Run
on Wrights Run
dded Left Turns 0
24
0
146
dded Right Turns 20
0
0
71
dded Thru Traffic 0
0
5
5
pact of Development Based on New Zoning
Traffic From West
Traffic From East
Traffic From North
Traffic From South
Total •
on Va Rte 642
on VA Rte 642
on Wrights Run
on Wrights Run
N,S,E,W
ime Period Left Right Thru
Left Right Thru
Left Right Thru
Left Right Thru
1700 1800 61.8 140.3 613
163.8 92.6 509.7
87.6 61.8 10
320 153.88 10
2224.48
RAINSVILLE ROAD ESTIMATED AVERAGE DAILY TRAFFIC
PM peak hour trips = 788
Ration PM peak to Average Daily Trips =
(414/2953) = 0.140196
Average Daily Trips = 5621
VA Rte 642/ Rainsville Rd Intersection
Proposed P.M. Peak Hour
lbeit w. clifford and associates
Traffic Volumes
uvision 1.0-3 July 1997
--;-n 9 n 1- - , -lrVlo
-
0
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
US ROUTE 522 AND TASKER ROAD INTERSECTION
LEVEL OF SERVICE DETERMINATION
ATTACHMENT 4
1 /7/1998
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
0
0
HCM: SIGNALIZED INTERSECTION
SUMMARY Version 2.4c
01-07-1998
Gilbert W.
Clifford And Associates
------------------------------------------------------
Streets: (E-W) Va
Rte 642
(N-S) Us Rte 522
Analyst: Ram
File Name: EG57-522.HC9
Area Type: Other
1-8-98 pm pk
Comment: Intersection of Rte
642/522 PROP 57 AC M-1 AREA
ADDED
Eastbound
Westbound Northbound
Southbound
L
----
T R
----
L
----
T R
L T R
L T
R
No. Lanes
1
1
---- ----
---- ---- ----
2 2
---- ----
2
----
1
Volumes
311
664
737 591
368
171
PHF or PK15
0.90
0.90
0.90 0.90
0.90
0.90
Lane W (ft)
12.0
12.0
12.0 12.0
12.0
12.0
Grade
0
0
0
%r Heavy Veh
2
2
2 2
2
2
Parking
(YIN)
N
(YIN) N
(YIN) N
Bus Stops
0
0
0
Con. Peds
0
0
0
0
Ped Button
(YIN)
N
(YIN) N
(YIN) N
Arr Type
6
3
3 3
3
3
RTOR Vols
350
100
150
Lost Time
3.00
3.00
3.00 3.00
3.00
3.00
Prop. Share
Prop. Prot.
----------------------------------------------------------------
Signal Operations
Phase Combination
1 2
3 4
5
6 7
8
EB Left
*
NB Left
Thru
Thru
Right
*
Right
Peds
Peds
WB Left
SD Left
Thru
Thru
Right
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green 24.OA
Green 24.OP 18.OA
Yellow/AR 3.0
Yellow/AR 3.0 3.0
Cycle Length: 75
----------------------------------------------------------
secs Phase
combination order: #1 #5 #6
Intersection Performance Summary
Lane Group:
Adj Sat
v/c g/C
Approach:
Mvmts Cap
Flow
Ratio Ratio Delay LOS
Delay
LOS
EB L 566
1770
0.611 0.320 16.7 C
18.2
C
R 507
1583
0.689 0.320 19.6 C
NB L 1332
3539
0.634 0.560 13.1 B
14.7
B
T 1192
3725
0.579 0.320 16.7 C
SD T 1192
3725
0.360 0.320 15.0 B
14.9
B
R 507
1583
0.045 0.320 13.4 B
Intersection
Delay = 15.6 sec/veh Intersection LOS
= C
Lost Time/Cycle, L
---------------------------------------------------------
= 6.0 sec Critical v/c(x) = 0.742
0
HCS: Signalized Intersection Version 2.4c 01-07-1998 1
----
Gilbert W. Clifford And Associates --------------------
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
----------------------=========___________
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
------------
Traf f ii
----------------
Eastbound
L T R
1 1
311 664
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0.
0
(Y/N) N
6 3
350
3.00 3.00
----------------
and Roadway C(
---------------
Westbound
L T R,
0
----------------
Dnditions
----------------
Northbound
L T R
--- ----
2 2
737 591
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
100
3.00 3.00
----------------
Signal Operations
---------------
Southbound
L T R
2 1
368 171
0.90 0.90
12.0 12.0
0
2 2
(Y/N) N
0
0
(Y/N) N
3 3
150
3.00 3.00
--------------
Phase Combination 1 2 3 4 5 6 7 8
EB Left * NB Left
Thru Thru
Right * Right
Peds Peds
WB Left
Thru
Right
Peds
NB Right
SD Right
Green
Yellow/AR
24.OA
3.0
SB Left
Thru
Right
Peds
EB Right
WB Right
Green 24.OP 18.OA
Yellow/AR 3.0 3.0
Cycle Length: 75 secs Phase combination order: #1 #5 #6
HCS: Signalized Intersection Version 2.4c 01-07-1998 2
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Volume Adjustment Worksheet
Direc- Lane Lane Adj
tion/ Mvt Adj Lane Grp No. Util Growth Grp Prop Prop
Mvt Vol PHF Vol Grp Vol Ln Fact Fact Vol LT RT
----- ---- ---- ---- ---- ---- -- ----- ------ ---- ---- ----
EB
Left 311 0.90 346 L 346 1 1.000 1.000 346 1.00 0.00
Right 664 0.90 349 R 349 1 1.000 1.000 349 0.00 1.00
WB
NB
Left 737 0.90 819 L 819 2 1.030 1.000 844 1.00 0.00
Thru 591 0.90 657 T 657 2 1.050 1.000 690 0.00 0.00
SE
Thru 368 0.90 409 T 409 2 1.050 1.000 429 0.00 0.00
Right 171 0.90 23 R 23 1 1.000 1.000 23 0.00 1.00
-----------------------------------------------------------------------
Saturation Flow Adjustment Worksheet
-----------------------------------------------------------------------
Ideal Adj
Direction Sat No. f f f f f f f f Sat
/LnGrp Flow Lns W HV G p BB A RT LT Flow
------ ---- --- ----- ----- ----- ----- ----- ----- ----- ----- ----
EB
L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 1770
R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583
WB
NB 0.29 1067
L 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 3539
T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725
SB
T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725
R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583
•
E
HCS: Signalized Intersection Version 2.4c 01-07-1998 3
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Supplemental Permitted LT Worksheet
APPROACH
Ng
Cycle Length, C
75
Actual Green Time for Lane Group, G
45
Effective Green Time for Lane Group, g
24
Opposing Effective Green Time, go
24
Number of Opposing Lanes, No
2
Number of Lanes in Lane Group, N
2
Adjusted Left -Turn Flow Rate, Vlt
819
Proportion of Left Turns in Lane Group, Pit
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
17.06
Adjusted Opposing Flow Rate, Vo
429
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
4.47
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC-0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
3.90
9u=g-gq (or g-gf)
20.10
fs=(875-0.625Vo)/1000
0.61
Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }]
2.44
Ell
2.57
fmin
0_29
fm,(min=fmin;max=1.00)
0_29
flt= [fm+0 . 91 (N-1) ] /N
0.29
• • I
HCS_ Signalized Intersection Version 2.4c 01-07-1998 4
----------
Streets: (E-W) Va Rte 642 (N-S) Us Rte -522 ----------=
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Capacity Analysis Worksheet
Adj Adj Sat Flow Lane Group
Direction Flow Rate Flow Rate Ratio Green Ratio Capacity v/c
/LnGrp (v) .(s) (v/s) (g/C) (c) Ratio
EB- -- -------------------------- -----
L
346
1770
0.195
0.320
566
0.611
R
349
1583
0.220
0.320
507
0.689 *
WB
NB Lsec.
341
1067
0.320
0.320
341
1.000 *
Lpri.
503
3539
0.142
0.280
991
0.508 *
Ltot.
844
1332
0.634
T690
3725
0.185
0.320
1192
0.579
SB
T
429
3725
0.115
0.320
1192
0.360
R
23
1583
0.015
0.320
507
0.045
Sum (v/s)
critical =
0.682
Lost Time/Cycle, L =
6.0 sec
------------------------------------------------
Critical
v/c(x) =
0.742
Level of Service Worksheet
Direction
v/c
Delay
d
Del
Adj
Lane
Calib Delay
Lane
Lane
Delay
LOS
/LnGrp
Ratio
g/C
Ratio
1
Fact
Group
Cap
d d
2 2
Grp
Del
Grp
LOS
By
By
---
-----
-----
App
App
EB
----- -----
----
----
-----
---
L
0.611
0.320
16.4
1.000
566
4 0.4
16.7
C
18.2
C
R
0.689
0.320
16.9
1.000
507
16 2.7
19.6
C
WB
NB
L 0.634 0.560
T 0.579 0.320
SE
12.4 1.000 1332 16 0.7 13.1 B 14.7 B
16.2 1.000 1192 16 0.5 16.7 C
T 0.360 0.320 14.9
1.000
1192
16
0.1 15.0 B 14.9 B
R 0.045 0.320 13.4
1.000
507
16
0.0 13.4 B
Intersection
Delay =
-------------------------------------------
15.6
sec/veh
Intersection LOS = C
• •
HCS_--Signalized Intersection Version 2.4c 01-07-1998 5
Streets: (E-W) Va Rte 642 (N-S) Us Rte 522
Analyst: Ram File Name: EG57-522.HC9
Area Type: Other 1-8-98 pm pk
Comment: Intersection of Rte 642/522 PROP 57 AC M-1 AREA ADDED
Supplemental Uniform Delay Worksheet
Approach
Adj. LT Vol (v)
v/c ratio (x)
Primary phase effective green
gq from Supplemental LT Worksheet
gu from Supplemental LT Worksheet
Red time (r)
Arrivals qa = v/(3600(max(x,l)
Primary Ph. Departures Sp=s/3600
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
Xperm
XProt
Case
,,Queue at begining of green arrow (Qa)
Queue at beginning of unsaturated green (Qu)
Residual queue (Qr)
Uniform Delay
Northbound
819
0.63
21.00
3.90
20.10
30.00
0.23
0.98
0.35
1.73
N/A
5
5.17
7.71
0.00
12.38
A
0
INTERSECTION DIAGRAM
Intersection: Va Rte 642 and Us Rte 522
Time period: pm pk
Us Rte 522
Volumes
SB Total
539
< v >
171 368 0
Legend
[X] = Level of Service
#-J = No. of Lanes
D—J = De facto Turn
EB Total
975
311^
i
0
664
v
[C]
[C]
Intersection
[C]
0
0 WB Total
< 0
0
f
v
Va Rte 642
[B] [C]
`�l <- >
737 591 0
2 2
1328
NB Total
EASTGATE COMMERCE CENTER III
TRAFFIC IMPACT STUDY
RAINSVILLE ROAD AND TASKER ROAD INTERSECTION
LEVEL OF SERVICE DETERMINATION
ATTACHMENT 5
1 /7/1998
gilbert w. clifford and associates
Revision 1.0-3 July 1997
Revision 2.0-January 1998
HCM: SIGNALIZED INTERS:' d SUMMARY Version 2. 01-07-1998
Gilb VV. Clifford And Associa s
------- ---------------------------
Streets: (E-W) Va Rte 642 (N-s) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
------------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
No. Lanes
volumes
PHF or PK15
Lane W ( f t )
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
Prop. Share
Prop. Prot.
------------
Phase Combin
1
1
1
62
613
140
0.90
0.90
0.90
12.0
12.0
12.0
0
2
2
2
(YIN)
N
0
0
(YIN)
N
3
3
3
120
3.00
3.00
3.00
ation
1
2
1 1 1
164 510 93
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(YIN) N
0
0
(YIN) N
3 3 3
93
3.00 3.00 3.00
')ignal Operatioi
3 4
1
1 <
320
10
154
0.90
0.90
0.90
12.0
12.0
0
2
2
2
(YIN)
N
0
0
(YIN)
N
3
3
83
3.00
3.00
3.00
is
5
1
1 <
88
10
62
0.90
0.90
0.90
12.0
12.0
0
2
2
2
(YIN)
N
0
0
(YIN)
N
3
3
62
3.00
3.00
3.00
---------------
6
7
8
EB Left
* *
NB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
WB Left
* *
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
4.OP 26.OP
Green
18.OP
Yellow/AR
3.0 3.0
Yellow/AR
3.0
Cycle Length: 57 secs Phase combination order: #1 #2 #5
11 ---------------------------------------------------------
Intersection Performance
Summary
Lane
Group:
Adj Sat
v/c
g/C
y
Approach:
Mvmts
-----
Cap
Flow
-------
Ratio
Ratio
Delay
LOS
Delay
LOS
EB
L
----
255
1770
-----
0.271
-----
0.193
-----
5.7
---
B
-----
13.0
---
B
T
850
1863
0.801
0.456
14.0
B
R
722
1583
0.032
0.456
6.5
B
WB
L
255
1770
0.714
0.193
13.6
B
11.3
B
T
850
1863
0.667
0.456
10.6
B
R
850
1863
0.000
0.456
0.0
A
NB
L
539
1707
0.660
0.316
14.9
B
14.1
B
TR
511
1617
0.176
0.316
10.8
B
SB
L
424
1343
0.231
0.316
11.0
B
10.9
B
TR
588
1863
0.019
0.316
10.2
B
Intersection
Delay =
12.5 sec/veh Intersection LOS
= B
Lost
-----------------------------------------------------------------------
Time/Cycle, L
= 9.0
sec Critical
v/c(x)
= 0.765
HCS: Signalized Intersection Version 2.4c 01-07-1998 1
Gilbert W. Clifford And Associates
200 North Cameron Street
Winchester, VA 22601 (540) 667-2139
------------------------------------------------------
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
No. Lanes
Volumes
PHF or PK15
Lane W ( f t )
Grade
%- Heavy Veh
Parking
Bus Stops
Con. Peds
Ped Button
Arr Type
RTOR Vols
Lost Time
------------
Traf f is
----------------
Eastbound
L T R
1 1 1
62 613 140
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3 3'
120
3.00 3.00 3.00
----------------
and Roadway Cc
----------------
Westbound
L T R
1 1 1
164 510 93
0.90 0.90 0.90
12.0 12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3 3
93
3.00 3.00 3.00
----------------
)nditions
----------------
Northbound
L T R
1 1 <
320 10 154
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
83
3.00 3.00 3.00
----------------
Signal Operations
--------------
Southbound
L T R
1 1 <
88 10 62
0.90 0.90 0.90
12.0 12.0
0
2 2 2
(Y/N) N
0
0
(Y/N) N
3 3
62
3.00 3.00 3.00
---------------
Phase Combination 1 2 3 4 5 6 7 8
EB Left * * NB Left
Thru * Thru
Right * Right
Peds Peds
WE Left
Thru
Right
Peds
NB Right
SD Right
Green
Yellow/AR
4.OP 26.OP
3.0 3.0
SB Lef t
Thru
Right
Peds
EB Right
WE Right
Green 18.OP
Yellow/AR 3.0
Cycle Length: 57 secs Phase combination order: #1 #2 #5
■..
HCS: Signalized Intersection Version 2.4c 01-07-1998 2
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Volume Adjustment Worksheet
Direc-
Lane
Lane
Adj
tion/
Mvt
Adj
Lane
Grp
No.
Util
Growth
Grp
Prop
Prop
Mvt
Vol
----
PHF
----
Vol
----
Grp
----
Vol
Ln
Fact
Fact
Vol
LT
RT
EB
----
--
-----
------
----
----
----
Left
62
0.90
69
L
69
1
1.000
1.000
69
1.00
0.00
Thru
613
0.90
681
T
681
1
1.000
1.000
681
0.00
0.00
Right
140
0.90
23
R
23
1
1.000
1.000
23
0.00
1.00
WE
Left
164
0.90
182
L
182
1
1.000
1.000
182
1.00
0.00
Thru
510
0.90
567
T
567
1
1.000
1.000
567
0.00
0.00
Right
93
0.90
0
R
0
1
1.000
1.000
0
0.00
1.00
NB
Left
320
0.90
356
L
356
1
1.000
1.000
356
1.00
0.00
Thru
10
0.90
11
TR
90
1
1.000
1.000
90
0.00
0.88
Right
154
0.90
79
SB
Left
88
0.90
98
L
98
1
1.000
1.000
98
1.00
0.00
Thru
10
0.90
11
TR
11
1
1.000
1.000
11
0.00
0.00
Right
-----------------------------------------------------------------------
62
0.90
0
Saturation Flow Adjustment Worksheet
Ideal
Adj
Direction
Sat
No.
f
f
f
f
f
f
f
f
Sat
/LnGrp
------
Flow
----
Lns
---
W
-----
HV
-----
G
p
BE
A
RT
LT
Flow
EB
-----
-----
-----
-----
-----
-----
0.14
----
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
190.0
1
1.00
0.98
1.00
1.00
1.00
1.00
0.85
1.00
1583
WE
0.14
257
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.95
1770
T
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
R
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
NB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.92
1707
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
0.87
1.00
1617
SB
L
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
0.72
1343
TR
1900
1
1.00
0.98
1.00
1.00
1.00
1.00
1.00
1.00
1863
HCS_Signalized Intersection Version 2.4c 01-07-1998 3
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: -Eastgate_ Traffic _proposed _intersection -with full -development
Supplemental Permitted LT Worksheet
APPROACH
Cycle Length, C
EB
Actual Green Time for Lane Group, G
57
33
Effective Green Time for Lane Group, g
29
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
69
Proportion of Left Turns in Lane Group, Pit
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.09
Adjusted Opposing Flow Rate, Vo
567
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
8.98
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
0
gf=Gexp(-0.882*LTC"0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.54
gq = Volc * qro / (.5 - Volc * (1 - qro) / go) -tl
14.26
9u=g-gq (or g-gf)
14.74
fs=(875-0.625Vo)/1000
0.52
Pl=Plt [l+{ (N-1) g/ (fsgu+4.5) }]
Ell
1.00
fmin
7.39
fm,(min=fmin;max=1.00)
0.14
flt= [fm+0 . 91 (N-1) ] /N
0.14
0.14
APPROACH
WB
Cycle Length, C
57
Actual Green Time for Lane Group, G
33
Effective Green Time for Lane Group, g
29
Opposing Effective Green Time, go
26
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
182
Proportion of Left Turns in Lane Group, Pit
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
2.88
Adjusted Opposing Flow Rate, Vo
681
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
10.78
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
0
gf=Gexp(-0.882*LTC^0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.54
gq = Voic * qro / (.5 - Voic * (1 - qro) / go) -tl
18.87
gu=g-gq (or g-gf)
10.13
fs=(875-0.625Vo)/1000
Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }]
0.45
Ell
1.00
fmin
8.200.14
fm, (min=fmin;max=1.00)
,
APPROACH •
NB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
356
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
5.64
Adjusted Opposing Flow Rate, Vo
11
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
0.17
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC-0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Voic * (1 - qro) / go)-tl
0.00
gu=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.87
P1=Plt [1+{ (N-1) g/ (fsgu+4.5) }]
1.00
Ell
fmin
1.09
fm, (min=fmin;max=1.00)
0.22
0.92
flt= [fm+0 . 91 (N-1) ] /N
0.92
APPROACH
SB
Cycle Length, C
57
Actual Green Time for Lane Group, G
18
Effective Green Time for Lane Group, g
18
Opposing Effective Green Time, go
18
Number of Opposing Lanes, No
1
Number of Lanes in Lane Group, N
1
Adjusted Left -Turn Flow Rate, Vlt
98
Proportion of Left Turns in Lane Group, Plt
1.00
Left Turns per Cycle: LTC=Vlt*C/3600
1.55
Adjusted Opposing Flow Rate, Vo
90
Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No
1.42
Opposing Platoon Ratio, Rpo
1
Lost time per phase, tl
3
gf=Gexp(-0.882*LTC-0.717)-tl
0.00
Opposing Queue Ratio: qro=1-Rpo(go/C)
0.68
gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl
0.00
9u=g-gq (or g-gf)
18.00
fs=(875-0.625Vo)/1000
0.82
P1=Plt [1+{ (N-1)g/(fsgu+4.5) }]
1.00
E11
1.39
fmin
0.22
fm,(min=fmin;max=1.00)
0.72
flt= [fm+0. 91 (N-1) ] /N
0.72
HCS_ -Signalized Intersection Version 2.4c 01-07-1998 4
___________________________
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Capacity Analysis Worksheet
Direction
Adj
Flow Rate
Adj Sat
Flow Rate
Flow
Ratio
---------------
Lane Group
/LnGrp
(v)
(s)
Green
(v/s)
Ratio
Capacity
v/c
---------
(g/C)
(c)
Ratio
EB Lsec.
Lpri.
0
257
----------------
0.000
0.509
----------
131
0.000
Ltot.
69
69
1770
0.039
0.070
124
0.556
T
681
1863
0.366
0.456
255
850
0.271
0.801
R
WB Lsec.
23
58
1583
0.015
0.456
722
0.032
Lpri.
124
257
1770
0.226
0.070
0.509
131
0.443
Ltot.
182
0.070
124
1.000
T
567
1863
0.304
0.456
255
850
0.714
0.667
NB R
0
1863
0.000
0.456
850
0.000
L
TR
356
1707
0.209
0.316
539
0.660
SB
90
1617
0.056
0.316
511
0.176
L
TR
98
1343
0.073
0.316
424
0.231
11
1863
0.006
0.316
588
0.019
Lost Time/Cycle,
L =
9.0 sec
Sum (v/s
Critical)
_
-------------------------------------
00.765
Level of Service Worksheet
Delay Del Lane Calib Delay Lane Lane Delay LOS
Direction v/c g/C d Adj Group d d Grp Grp By By
/LnGrp Ratio Ratio 1 Fact Cap 2 2 Del LOS App App
--- ----- -----
----- ----- ---- ----
EB----- ---
L
0.271
0.193
5.6
1.000
255
16
0.1
5.7
B
13.0
B
T
0.801
0.456
10.1
1.000
850
16
3.9
14.0
B
R
0.032
0.456
6.5
1.000
722
16
0.0
6.5
B
WB
L
0.714
0.193
7.4
1.000
255
16
6.1
13.6
B
11.3
B
T
0.667
0.456
9.2
1.000
850
16
1.4
10.6
B
R
0.000
0.456
0.0
1.000
850
0
0.0
0.0
A
NB
L
0.660
0.316
12.8
1.000
539
16
2.1
14.9
B
14.1
B
TR
0.176
0.316
10.7
1.000
511
16
0.0
10.8
B
SB
L
0.231
0.316
10.9
1.000
424
16
0.1
11.0
B
10.9
B
TR
0.019
0.316
10.2
1.000
588
16
0.0
10.2
B
-------
Intersection Delay =
------ -
12.5
-----------------------------------
sec/veh
Intersection
LOS =
B
0 •
HCS: Signalized Intersection Version 2.4c 01-07-1998 5
Streets: (E-W) Va Rte 642 (N-S) rainsville road
Analyst: HCS File Name: EGRN-SIG.HC9
Area Type: Other 1-7-98 PK HR
Comment: Eastgate Traffic proposed intersection with full development
Supplemental Uniform Delay Worksheet
Approach
Eastbound
Adj. LT Vol (v)
69
v/c ratio (x)
0.27
Primary phase effective green
4.00
gq from Supplemental LT Worksheet
14.26
gu from Supplemental LT Worksheet
14.74
Red time (r)
24.00
Arrivals qa = v/(3600(max(x,l)
0.02
Primary Ph. Departures Sp=s/3600
0.49
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.14
Xperm
0.27
Xprot
0.27
Case
1
Queue at begining of green arrow (Qa)
0.46
Queue at beginning of unsaturated green (Qu)
0.27
Residual queue (Qr)
0.00
Uniform Delay
5.56
Approach
Westbound
Adj . LT Vol (v)
182
v/c ratio (x)
0.71
Primary phase effective green
4.00
gq from Supplemental LT Worksheet
18.87
gu from Supplemental LT Worksheet
10.13
Red time (r)
24.00
Arrivals qa = v/(3600(max(x,l)
0.05
Primary Ph. Departures Sp=s/3600
0.49
Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600)
0.20
Xperm
0.71
Xprot
0.72
Case
1
Queue at begining of green arrow (Qa)
1.21
Queue at beginning of unsaturated green (Qu)
0.95
Residual queue (Qr)
0.00
Uniform Delay
7.43
11
•
INTERSECTION DIAGRAM
Intersection: Va Rte 642 and rainsville road
Time period: PK HR
Volumes
SB Total
160
[X] = Level of Service
#—J = No. of Lanes
D—J = De facto Turn
---------------------
1
�
1
>
v
EB Total
815
rainsville road
93
i
510 WB Total
< 767
164
v
[A] �— 1
[B] < 1
[B] �— 1
Intersection v
[B]
---------------------
[B]
[B]
[Bl Va Rte 642
[B] [B]
320 10 154
1 1
484
NB Total
Full Development
• Under Existing Zoning
Trips Generated
Full Development
Un mrnsed Zoning
Ifs aerated
ProDosea inc
Trips Gene
Development Type
Industrial Park (M-1,B-3)
Trip Rate
Average Daily Trips 62.9
P.M. Peak Hour Adj. Street 10.48
Retail (B-2)
At FAR = 25%
Trip Rate
Average Daily Trips 48.54
P.M. Peak Hour Adj. Street 4.56
Residential (RA)
Lot Sizetac) _
Area 98.6
6199
1033
Area 25
G.L.F.A. - 272250
13215
1241
Area 72.9
4587
764
Area
52.0
G.L.F.A. -
565844
Trip Rate
36.9
20880
3.5
1980
Area 112.2 Area 79
5 Lots - 22.4 Lots - 15.8
Trip Rate
Average Daily Trips 9.55
P.M. Peak Hour Adj. Street 1.01
TOTALS: Average Daily Trips
P.M. PeaK Hour Adj. Street
-1611
-268
7665 I
729
214
151 o�
23
16
19628
2E618 599.
2297
2761 46,:
Average Daily Volume Summary Trips Per Day at Trips Per Day at
Full Development Full Deveiopment Increase -rips
Existing Trips Per Day Existing Zoning Proposed Zoning Due to ning
� 5 238 137.
407. VA Rte 6,12 5,238 1717 3652 4243 t4oa = q-�43 591 JJ
I ( (O
t q b �}'
IV. U.S. Rte 522 7552 Nonhside 16062 18659 + 1,11v4 = 2E97 Z-di b2
U.S. R t e 522 0 $ct3 8149 Sou;hside 17332 20135 + 5, 853 = 280217-610Zb
2 q,
Total - 17419 37047 43037 ,t. 13 � = S (,�P-3
Assuming tratfic cccurring between 7 :00 a.m. and 6.00 o.m. accounts for 75% of daily trios
Assume'uture tries arrive site relative to current trip distrioution at the intersection
The chance n wino `rom the current !avout increases the retail area by Z'7 acres while losing :ndustr:ai area. -his
chance wul resu,t ,n a ' 6 percent ,ncrease in trips gener tea ever wnat couid have occurrea under the eust;rc z:n!rc.
�qv
";oo� 4 i 151
Eastaate Rezeninc
TRUCKS+CARS
Time Period
7:00 - 7:15
7:15 - 7:30
7:30 - 7:45
7:45 - 8:00
8:00 - 8:15
8:15 - 8:30
8:30 - 8:45
8:45 - 9:00
9:00 - 9:15
9:15 - 9:30
9:30 - 9:45
9:45 - 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
13:46 - 14:00
14:00 - 14:15
14:15 - 14:30
14:30 - 14:45
14:45 - 15.-00
15:00 - 15:15
15:15 - 15:30
15.30 - 15:45
15:45 - 16.00
16:00 - 16:15
16.15 - 16.30
16.30 - 16.45
16.45 - 17:00
17:00 - 17:15
17:15 - 17:30
17:30 - 17:45
17:45 - 18:00
Traffic From t
on VA Rte 64
Left Right Total
5
19
24
3
23
26
9
22
31
8
15
23
10
10
20
2
9
11
4
12
16
6
7
13
5
10
15
5
7
12
7
2
9
4
4
8
6
11
17
2
3
5
2
6
8
3
5
8
4
3
7
3
1
4
2
8
10
5
9
14
7
9
16
3
7
10
0
5--i
5
1
2
3
2
4
6
3
4
7
3
3
6
6
4
—
10
5
4
:[:12:::
9
4
8
5
4
r 9
5
4
9
5
4
9
2
5
7
4
1
5
7
8
15
14
4
18
4
6
10
7
8
15
5
5
10
1
15
16
5
17
22
9
39
48
2 1
38
40
f
9
h
204
394
598
Traffic From South
on US Rte 622
Left Thru Total
15
46
61
9
53
62
12
71
83
10
61
71
3
67
70
2
52
54
1
41
42
4
76
80
6
51
51
5
61
66
4
58
62
3
41
44
6
59
—
65
6
36
42
8
72
80
2
47
49
6
49
55
4
53
57
9
34
43
8
58
66
12
46
58
4
57
61
8
55
63
2
38
40
5
61
66
12
49
61
1
60
61
4
40
44
7
61
68
9
61
70
7
62
69
3
58
61
4
66
70
8
52
60
7
49
56
14
57
71
17
46
63
7
52
59
14
58
72
10
45
55
28
13 6
_
164
51
151
202
60
132
192
57
172
229
I k 1
474 2750 3224
Traffic F*
on US Rte 622
Thru Right Total Total
47
9
56 141
62 150
66 180
59 153
51 141
38 103
31 89
42 135
55 127
34 112
34 105
29 81
61 143
20 67
42 130
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
92 173
91 160
97 184
99 164
94 274
129 353
98 338
76 345
p r
2710 6532
59
3
54
12
52
7
44
7
38
0
29
2
40
2
45
10
32
2
32
2
25
4
59
2
17
3
37
5
42
3
46
2
38
4
51
3
49
2
45
1
55
5
45
7
55
0
50
3
65
3
46
4
67
1
51
1
74
2
59
7
65
6
52
5
71
7
72
7
78
5
83
9
81
10
92
5
90
9
85
9 1
119
10
89
9
69
7
n
2494
o
216
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 - 9:20
9:30 - 9:45
9:45 - 10:00
10:00 - 10:15
10:15 - 10:20
10:30 - 10:45
10:45 - 11:00
11:00. - 11:15
11:15 - 11:20
11:30 - 11:45
11:45 - 12:00
12:00 - 12:.5
12:15 - 12:20
12:20 - 12:45
12:45 - 13:C0
13:00 - 13:' S
13:15 - 13:20
13:30 - 13:-'5
13:45 - 14:C0
14:00 14:,5
14:15 - 14:3 0
14:30 14:45
14:45 15:C0
16:00 15:' 5
15:15 - 15:-0
15:30 - 15:�5
15:45 - 16.00
16:00 16.'S
16:15 - 16.30
16.30 - 16.-5
16:45 - 17.'-'0
17:00 - 1T'S
17:15 - 1 T'20
17:30 - 17 �5
17:45 - 18.^_3
;r. ;ssecr;res VA Me ^4Z' US Rte 522 Intersec:mri
- Current 17eekdav Volumes ; T o :;;)
Counted totals adjusted to houriv volumes
Traffic From WO Traffic From South
on VA Rte 642 on US Rte 52-2
Left Right Total Left Thru Total
Time Period
7:00 - 8:00
7:15 - 8:15
7:30 - 8:30
7:45 - 8:45
8:00 - 9:00
8:15 - 9:15
8:20 - 9:30
8:45 - 9:45
9:00 - 10:00
9:15 - 10:15
9:20 - 10:30
9:45 - 10:45
10:00 - 11:00
10:15 - 11:15
10:30 - 11:30
10:45 - 11:45
11:00 - 12:00
11:15 - 12:15
11:30 - 12:30
11:45 - 12:45
12:00 - 13:00
12:15 - 13:15
12:30 - 13:30
12:45 - 13:45
13:00 - 14:00
13:15 - 14:15
13:30 - 14:30
13:45 - 14:45
14:00 - 15:00
14:15 - 15:15
14,20 - 15:30
14:45 - 15:45
15.00 - 16:00
15.1.5 - 16:15
15.30 - 16:30
15.45 - 16:45
16.00 - 17:00
16.15 - 17:15
16.30 - 17:30
16.45 - 17:45
17.00 - 18:00
25
30
29
24
22
17
20
23
21
22
19
14
13
11
12
12
14
17
17
15
11
6
6
9
14
17
18
20
19
19
17
16
18
27
29
32
30
17
18
20
17
Traffic FnO
on US Rte 522 Total
Thru Right Total N,S,E,W
Time Period
79
104
46
231
7:00 -
8:00
70
100
34
252
7:15 -
8:15
56
85
27
251
7:30 -
8:30
46
70
16
221
7:45 -
8:45
38
60
10
236
8:00 -
9:00
38
55
13
220
8:15 -
9:15
36
56
16
229
8:30 -
9:30
26
49
19
246
8:45 -
9:45
23
44
18
211
9:00 -
10:00
24
46
18
219
9:15 -
10:15
20
39
19
194
9:30 -
10:20
24
38
23
208
9:45 -
10:45
25
38
22
214
10:00 -
11:00
17
28
22
204
10:15 -
11:1, 5
15
27
20
221
10:30 -
11:30
17
29
21
183
10:45 -
11:45
21
35
27
194
11:00 -
12:00
27
44
33
191
11:15 -
12:15
33
50
33
195
11:30 -
12:20
30
45
32
216
11:45 -
12:45
23
34
26
196
12:00 -
13:00
18
24
19
211
12:15 -
13:15
15
21
27
203
12:20 -
13:30
13
22
20
208
12:45 -
13:45
15
29
22
210
13:00 -
14:00
15
32
24
210
13:15 -
14:15
19
37
21
222
13:30 -
14:30
20
40
27
224
13:45 -
14:-I5
20
39
26
242
14:00 -
15:00
20
39
23
247
14:15
- 15:15
17
34
22
238
14:30
- 15.-20
14
30
22
225
14:45
18
36
33
224
15:00
16.CC
18
45
46
204
15:15
16. ' 5
19
48
45
204
15:30
- 16.2 C
26
58
52
213
15:45
16.- 5
23
53
48
201
16.00
17:CC
34
51
59
291
16:15
17.' S
45
63
103
390
16.30
17 2 --
76
96
149
464
16.'45
17.-5
109
126
196
591
17:00
2n
286
278
237
246
233
245
265
229
237
213
231
236
2Z6
241
204
221
224
228
248
ZZZ
230
230
ZZ8
232
234
243
251
268
270
260
247
257
Z50
249
265
249
350
493
613
78 7
21z
209
188
163
151
15Z
146
149
134
148
133
138
155
142
163
177
184
183
200
194
200
205
215
216
2Z8
229
238
251
249
250
247
260
273
304
314
334
346
348
386
383
36Z
31
29
26
16
11
14
16
16
18
10
11
14
13
13
14
12
11
10
11
15
13
15
13
10
11
9
8
11
16
20
25
25
24
28
31
29
33
33
33
37
35
z43
238
214
179
162
166
162
165
152
158
144
152
168
155
177
189
195�
193
211
209
213
2Z0
228
226
239
238
246
262
265
270
272
285
297
332
345
363
379
381
419
420
397
624
624
577
486
468
454
463
479
425
441
396
421
442
409
445
422
451
461
489
502
469
474
479
476
500
504
526
553
572
579
566
562
590
627
642
686
681
782
975
1129
1310
VA Rte 642' US Rte -422 !niersec=�i
ssz: -':es Peax dour Oetermina;ic^
Eastgate Rezoning
Traffic Impact Analysis
Attachment #5
Trip Generation Calculation
Proposed Zoning Patterns
• 0
EASTGATE Prop Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 565.844 T.G.L.A. OF SHOPPING CENTER
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
DR
AVERAGE STANDARD ADJUSTMENT W
RATE DEVIATION- FACTOR VOLE
36.90
0.50
0.29
0.80
1.75
1.75
3.50
0.00
0.00
0.00
0.00
0.00
0.00
48.00
2.36
2.36
4.73
20.70
1.01
1.05
2.05
62.21
0.00
0.00
6.57
0.00
0.00
7.38
0.00
0.00
6.12
0.00
0.00
7.16
41.91
0.00
0.00
2.23
9.02
0.00
0.00
1.22
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
208'
2
1
4
9
9
10
1:1
Note: A zero rate indicates no rate data available
The above rates were calculated from the following ecrsaz=
A;%TD
2-Wav
Vol
(=<570 TGLA) :
Ln(T)
AWD
2-Wav
Vol
(>570 TGLA):
Ln(T)
7-9
AM 2k
Hr
Total:
4-6
pm 2k
Hr
Total (=<600 TGLA):
4-6
pm 2k
Hr
Total (>600 TGLA):
Sat•srdav
2-Wav Vol.:
Ln (T)
pk Hr Total:
-Wav
Vol..
Ln (T)
= 0.625Ln(A)
= 0.756Ln(A)
Ln(T)
R^2 = 0.49,
Ln(T)
R-2 = 0.81,
Ln(T)
R 2 = 0.55,
0.62SLn(A)
Ln(T)
PC = 0.83,
0.498Ln(A)
�-Ik
+ 5.985, R-2 = 0.
+ 5.154, R"2 = 0.
= 0.589Ln(A) + 2.3
63% Enter, 3710- ELK
= 0.637Ln(A) + 3.5
50'k Enter, 50'�
0 . 725Ln (A) 1-
50% Enter, 50% E'
+ 6.229R'_ = 0.
0 . 635Lri (A) .
501k Enter,
+ 6.21 , R = 0
0 0
EASTGATE Prop Residential
SUMMARY OF TRIP GENERATION CALCULATION
FOR 16 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
2 June 1997
DRI
AVERAGE
STANDARD
ADJUSTMENT
WA
RATE
DEVIATION
FACTOR
VOL L
AVG
WKDY 2-WAY VOL
9.55
3.66
1.00
1.00
1-
7-9
AM
PK HR
ENTER
0.19
0.00
1.00
7-9
AM
PK HR
EXIT
0.55
0.00
0.90
1.00
7-9
AM
PK HR
TOTAL
0.74
0.00
1.00
4-6
PM
PK HR
ENTER
0.66
0.00
1.00
4-6
PM
PK HR
EXIT
0.35
1.05
1.00
4-6
PM
PK HR
TOTAL
1.01
0.00
1.00
AM
GEN
PK HR
ENTER
0.20
0.00
1.00
AM
GEN
PK HR
EXIT
0.56
0.91
1.000.66
AM
GEN
PK HR
TOTAL
0.76
0.00
1.00
PM
GEN
PK HR
ENTER
0.00
1.00
PM
GEN
PK HR
EXIT
0.36
1.05
1.00
PM
GEN
PK HR
TOTAL
1.02
3 65
1.00
1
SATURDAY
2-WAY
VOL
10.19
0.00
1.00
PK
HR
ENTER
0.52
0.00
1.00
PK
HR
EXIT
0.
0.96
1.00
1.00
PK
HR
TOTAL
8.78
36
3.44
1.00
SUNDAY
2-WAY
VOL
0.00 0
1.00
PK
HR
ENTER
0.
0.00
1.00
PK
HR
EXIT
0.89
0.96
1.00
PK
HR
TOTAL
0.
Note:
A zzero rate
indicates no
rate data available
Source:
Institute
of Transportation Engineers
With Feb.
1995 Update.
Trip Generation, 5th Edition,
0
•
EASTGATE Prop Ind Pk
SAY OF TRIP GENERATION CALCULATION
FOR 72.93 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 ADJUSTMENT
RATE DEVIATION FACTOR
62.90
8.27
1.82
10.09
2.20
8.28
10.48
7.21
1.08
8.29
1.82
6.85
8.67
34.23
1.51
3.20
4.71
10.11
0.46
0.53
0.99
62.21
0.00
0.00
6.57
0.00
0.00
7.38
0.00
0.00
6.12
0.00
0.00
7.16
41.91
0.00
0.00
2.23
9.02
0.00
0.00
1.22
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
With Feb. 1995 Update.
Trip Generation, 5th Edition,
DRI-
WA'
VOLU
458
60
13
73
16
60
76
5-
•
•
Eastgate Rezoning
Traffic Impact Analysis
Attachment #4
Trip Generation Calculation
Existing Zoning Patterns
gdben w. :rfi`oro ano assoc:a:es
Ruts:cn • 0 c�-
0 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
220
7-9 AM PK HR
ENTER
0.19
0.00
1.00
4
7-9 AM PK HR
EXIT
0.55
0.00
1.00
13
7-9 AM PK HR
TOTAL
0.74
0.90
1.00
17
4-6 PM PK HR
ENTER
0.66
0.00
1.00
15
4-6 PM PK HR
EXIT
0.35
0.00
1.00
8
4-6 PM PK HR
TOTAL
1.01
1.05
1.00
23
AM GEN PK HR
ENTER
0.20
0.00
1.00
5
AM GEN PK HR
EXIT
0.56
0.00
1.00
13
AM GEN PK HR
TOTAL
0.76
0.91
1.00
17
PM GEN PK HR
ENTER
0.66
0.00
1.00
1s
PM GEN PK HR
EXIT
0.36
0.00
1.00
8
PM GEN PK HR
TOTAL
1.02
1.05
1.00
23
SATURDAY 2-WAY VOL
10.19
3.65
1.00
234
PK HR ENTER
0.52
0.00
1.00
12
PK HR EXIT
0.44
0.00
1.00
10
PK HR TOTAL
0.96
1.00
1.00
2�
SUNDAY 2-WAY
VOL
8.78
3.36
1.00
2 C 2
PK HR ENTER
0.44
0.00
1.00
10
PK HR EXIT
0.44
0.00
1.00
10
PK HR TOTAL
0.89
0.96
1.00
20
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Updar-e.
•
•
Eastgate Ex Ind
Pk
SUMMARY OF TRIP GENERATION CALCULATION
FOR
98.55 ACRE OF INDUSTRIAL PARK
2 June 1997
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE DEVIATION
FACTOR
VOLUME
AVG
WKDY 2-WAY VOL
62.90
62.21
1.00
6199
7-9
AM PK HR
ENTER
8.27
0.00
1.00
815
7-9
AM PK HR
EXIT
1.82
0.00
1.00
179
7-9
AM PK HR
TOTAL
10.09
6.57
1.00
994
. 4-6
PM PK HR
ENTER
2.20
0.00
1.00
217
4-6
PM PK HR
EXIT
8.28
0.00
1.00
816
4-6
PM PK HR
TOTAL
10.48
7.38
1.00
1033
AM
GEN PK HR
ENTER
7.21
0.00
1.00
711
AM
GEN PK HR
EXIT
1.08
0.00
1.00
106
AM
GEN PK HR
TOTAL
8.29
6.12
1.00
817
PM
GEN PK HR
ENTER
1.82
0.00
1.00
179
PM
GEN PK HR
EXIT
6.85
0.00
1.00
675
PM
GEN PK HR
TOTAL
8.67
7.16
1.00
854
SATURDAY 2-WAY VOL
34.23
41.91
1.00
3373
PK
HR ENTER
1.51
0.00
1.00
lag
PK
HR EXIT
3.20
0.00
1.00
316
PK
HR TOTAL
4.71
2.23
1.00
464
SUNDAY 2-WAY
VOL
10.11
9.02
1.00
996
PK
HR ENTER
0.46
0.00
1.00
45
PK
HR EXIT
0.53
0.00
1.00
53
PK
HR TOTAL
0.99
1.22
1.00
98
Note: A zero
rate indicates no rate
data available
Source: Institute of
Transportation
Engineers
Trip
Generation, 5th Edition, With Feb.
1995 Update.
0(
Eastgate Ex Retail
SUMMARY OF TRIP GENERATION CALCULATION
FOR 272.25 T.G.L.A. OF SHOPPING CENTER
2 June 1997
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG
WKDY 2-WAY VOL
48.54
0.00
1.00
13216
7-9
AM PK HR
ENTER
0.68
0.00
1.00
185
7-9
AM PK HR
EXIT
0.40
0.00
1.00
108
7-9
AM PK HR
TOTAL
1.08
0.00
1.00
293
4-6
PM PK HR
ENTER
2.28
0.00
1.00
621
4-6
PM PK HR
EXIT
2.28
0.00
1.00
621
4-6
PM PK HR
TOTAL
4.56
0.00
1.00
1242
AM
GEN PK HR
ENTER
0.00
0.00
1.00
0
AM
GEN PK HR
EXIT
0.00
0.00
1.00
0
AM
GEN PK HR
TOTAL
0.00
0.00
1.00
0
PM
GEN PK HR
ENTER
0.00
0.00
1.00
0
PM
GEN PK HR
EXIT
0.00
0.00
1.00
0
PM
GEN PK HR
TOTAL
0.00
0.00
1.00
0
SATURDAY 2-WAY VOL
63.01
0.00
1.00
17155
PK
HR ENTER
3.09
0.00
1.00
841
PK
HR EXIT
3.09
0.00
1.00
841
PK
HR TOTAL
6.18
0.00
1.00
1681
SUNDAY 2-WAY
VOL
29.89
0.00
1.00
8127
PK
HR ENTER
1.52
0.00
1.00
413
PK
HR EXIT
1.58
0.00
1.00
430
PK
HR TOTAL
3.10
0.00
1.00
843
Note: A zero rate indicates no rate data available
The above rates were calculated from the following equations:
AWD 2-Wav
Vol (=<570 TGLA):
Ln(T)
= 0.625Ln(A)
+ 5.985, R-2 =
0.78
AWD 2-Wav
Vol (>570 TGLA)
Ln(T)
= 0.756Ln(A)
+ 5.154, R-2 =
0.42
7-9 AM Pk
Hr Total:
Ln(T)
= 0.589Ln(A) +
2.378
R-2 = 0.49,
63% Enter, 37%
Exit
4-6 PM Pk
Hr Total (=<600 TGLA):
Ln(T)
= 0.637Ln(A) +
3.553
R-2 = 0.81,
50%- Enter, 50%
Exit--
4-6 PM Pk
Hr Total (>600 TGLA):
Ln(T)
= 0.725Ln(A) +
2.987
R"2 = 0.55,
50% Enter, 50%
Exit
Saturday
2-Wav Vol.:
Ln(T)
= 0.628Ln(A)
+ 6.229, R-2 =
0.83
Saturda,.•
Pk Hr Total:
Ln(T)
= 0 . 635Ln (A)
3.867
R^2 = 0.83,
50% Enter, 50%
Exiz
Sunda_, 2 -;vay
Vol . .
Ln(T)
= 0 . 498Ln (A)
+ 6 . 21"' , R ' 2 =
0 . 4-_
Su7.di--
Total:
Ln(T)
=
4'2 = 0.33,
49
TO: Data Processing}
FROM: Planning Department
Please print + sets of labels by:
a— Thank You!
Ar.4UIN11V U A YLICAT'ION FORM <; r3i �
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff:
REZ ONIN&
-Zep4ng Amendment Number Date Received
BOS Hearing Date 3 _ A 5- q � PC Hearing Date
The following information shall be provided by the applicant:
W
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
2. Property Owner (if different than above)
Name: Wrights Run, L.P.
Telephone: 703-820-2500
Address: 2800 Shirlington Rd,
Suite 803, Arlington, Va. 22206
3. Contact person if other than above
Name: Rockland A. & Elizabeth See
Telephone: 540-869-2140
Address: 437 See Lane
Winchester, Va. 22601
Name:
Stephen M. Gyurisin
Telephone: 540-667-213
4. Checklist:
Check the
following
items that have been incl
application.
Location map X Agency Comments
Plat X Fees
Deed to property X Impact Analysis Statement
Verifying taxes paid X Proffer Statement
_V(U
drt
X � ..
X
X
gilbe*w. clifford & associalS, inc.
Tax #
VVI- 76-A-47
V\
Eastgate Commerce Centre
Adjoining Property Owners
May 30,1997
Name and Address Zoning
William J. & Loretta Heflin RA
113 Tadpole Lane
White Post, Virginia 22663
76-A-48 Betty J. Tinsman
1804 Macedonia Church Road
White Post, Virginia 22663
76-A-48A Jeni Company
P.O. Box 2598
Winchester, Virginia 22604
76-A-51B Douglas R. Fletcher
301 Vine Lane
Winchester, Virginia 22602
76-A-51C Clifton R. Strosnider
173 Armel Road
Winchester, Virginia 22602
76-A-52 Earl E. Hough Est. & Anna B.
2776 Front Royal Pike
Winchester, Virginia 22602
76-A-53 Wrights Run L.P.
2800 Shirlington Road, Suite 803
Arlington, Virginia 22206
76-A-53A Donald D. Rainville
P.O. Drawer X
/ Woodbridge, Virginia 22194
v 76-A- Timber Ridge Ministries Inc.
P.O. Box 3438
S� Stephens City, Virginia 22655
Use
Vacant
RA Residential
RA
Vacant
RA
Residential
RA
Residential
RA
Residential
RA Vacant
RA Residential
RA Church
Tax # Name _and Address
76-A-55 Beth Ladd - c/o Beth Simpkins
76-A-56 4479 Conicville Road
Mt. Jackson, Virginia 22842
\/ '76114 -7C
J� 76-A-5 Orville Lee Comer
\ s 94 2903 Front Royal Pike
Winchester, Virginia 22602
76-A-60A Richard E. Ritter, Sr.
141 Gemstone Lane
Winchester, Virginia 22602
76-A-60B Elizabeth A. Ritter King
2805 Front Royal Pike
Winchester, Virginia 22602
76-A-61 Galen E. & Sandra B. Snider
\ 2751 Front Royal Pike
Winchester, Virginia 22602
87-A-1 George D. Schuelen et als
7232 Hunton Street
Warrenton, Virginia 20187
87 A-9— Elwood L. Fletcher, Jr.
1445 Fairfax Pike
1 White Post, Virginia 22663
-87A--I 0—f Samuel F. & Gloria H. Baker
Box 1415 Fairfax Pike
White Post, Virginia 22663
V 7-A-16B Montie W. Gibson
716 Front Royal Pike
Winchester, Virginia 22602
87-A-31 Helen Riley Lesko
87-A-32 2982 Front Royal Pike
Winchester, Virginia 22602
87-A-35 Commonwealth of Virginia
)�ff
0 Eastgate Commerce Centre
Adjoining Property Owners
May 30,1997 • Page 2
Use
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Residential
RA Governmental