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HomeMy WebLinkAbout06-89 Wheatlands (This is Not the Current File) - Backfile (2)G. W. CLIFFORD & ASSOCIATES, INC. 200 North Cameron Street P.O. Box 2104 Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 September 5,1991 Mr. Kris Tierney Frederick County Planning & Development 9 N. Loudoun Street Winchester, Virginia 22601 Re: Wheatlands Dear Kris, Please find attached 6 copies of the Final Master Development Plan of Wheatlands. If this plan meets all criteria of FMDP approval, please have 4 copies signed for our files and the owners. If you have any questions please call anytime. Since ely, 1 Thomas W. Price G.W. Clifford & Assoc., Inc. TWP/kf cc: Fred Glaize Jim Bowman Bill Tisinger Jim Petry John Foote i s G.W,.CLIFFORD & ASSOCIATES, INC. 20 S.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667-2139 TO: Fredrick County Planning Dept Winchester. va 22601 1 lb LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 25 September 1989 ATTENTION Mr. Kris Tierney RE: VVhaatlanrlc PN1f1P ARE SENDING YOU ® ATTACHED � UNDER SEPARATE VIA THE FOLLOWING ITEMS �WE El HAND DELIVERED ❑ CHANGE ORDER � SAMPLES F-1 SPECIFICATIONS SHOP DRAWINGS ❑ PRINTS ❑ PLANS X❑ OTHER COPY OF LETTER COPIES DATE DESCRIPTION 1 - Revised Phasing Summary per your request. ARE TRANSMITTED FOR APPROVAL FOR YOUR USE APPROVED/SUBMITTED APPROVED/AS NOTED RETURN/CORRECTIONS © AS REQUESTED ® FOR REVIEW or COMMENT u FOR BIDS DUE ------------ 19 REMARKS COPY TO: SIGNED Tci-n Price RESUBMIT FOR APPROVAL SUBMIT FOR DISTRIBUTION RETURNEDCORRECTED PRINTS LOAN PRINT/RETURN RETURN/WITH SIGNATURES REV. 2.0 U i Wheat Wksht PHASING SUMMARY PHASE TOTAL ACRES OPEN SPACE OPEN SPACE SF LOTS TWN'HSES SF DENSITY TH DENSITY OTHER acres (percentage) (quantity) (quantity) units/acre units/acre 1 157 55 35% 317 40 2.27 8 includes 6 Ac. Community Center•5 Ac. townhouses 2 92 32 35% 205 - 2.23 - 3 82 29 35% 182 - 2.22 - 4 1 4 9 52 35% 245 - 1.64 - includes 15 Ac. School;10 Ac. Commercial Center _ 5 96 34 35% 210 - 2.19 - 6 84 29 35% 181 - 2.15 - 7 105 37 35% 231 - 2.20 - 8 86 30 35% 189 - 2.20 - 9 75 26 35% - - - - includes 11 Ac. Village Center•64 Ac. Future Development Totals 926 324 1 35% 1 1760 1 40 1 2.14 1 8 Page 1 Wheat Wksht Page 2 QodME ii 1 1 Wieadan-ds AN INTERGATE COMMUNITY FREDERICK COUNTY, VIRGINIA .a. x' 5[ '.�.. � � e1 � � .i ". a.. ::.,.+fix. _ � aaG •, a-+ � ss« _ �. k ' i : 1 WHEATLANDS A Master Planned Community in Frederick County, Virginia. Preliminary Master Plan; R 5 Zoning A Project of The InterGate Company, Inc. Section I Introduction, History, Existing Conditions and Zoning Area Growth Trends, Summary Section II Master Plan, Conceptual Land Use Plan, Vision, Preliminary Phases I, II, III, Planned Recreation Areas, Benefits, Summary. ! Al Solt. dir 4JL r mot.. bow- 4a^ �U4.it 9 UMI'Frol it INTRODUCTION "Wheatlands" is a 926-acre planned new community in south eastern Frederick County on Rt. 340, 6 miles north of Front Royal, 6 miles south of Winchester and 1.5 miles east of Stephens City. Within the community boundaries is a 180-acre lake and park managed by the Virginia Department of Game and Inland Fisheries, which is planned as a recreational fishing facility. Although current R-5 zoning would allow over 2200 homes, and contemplates considerably less in terms of amenities, this Master Plan seeks to improve on those conditions. "Wheatlands" is planned as a self-contained community, with roads, sewer and water facilities, recreation centers, shopping areas and school, serving approximately 1800 single family homes. In addition to the lakes and park lands, another 324 acres of open space will be preserved. As envisioned, with only 1800 homes over a total land area of nearly 1200 acres, "Wheatlands" is a low -density, high -quality community, sensitive to both the environment and the needs of the families who will live, play, shop and work there. SITE HISTORY The 1196-acre tract of land today known as "Wheatlands" was originally assembled in 1972 by Fred Glaize III and Jim Bowman. In 1975, the property was submitted by Glaize and Bowman to the Frederick County Planning Commission, with a request for rezoning from A 2 to R 5. The Planning Commission approved the application and forwarded it to the County Board of Supervisors, who then approved the change of zoning to R 5 on October 25, 1975. The R 5 zoning allowed more than 2200 residential units, as well as light commercial. A 152-acre lake was to fulfill part of the requirement for 35% open space. No central water or sewer facilities, nor public roads, were required. In 1981, Glaize and Bowman donated the lake and some adjacent land, a total of 180 acres, to the State's Department of Game and Inland Fisheries, for use as a public fishing facility. In 1989, The InterGate Company of Virginia entered into a contract to purchase the entire "Wheatlands" tract. On July 10th, InterGate submitted to the County a Master Plan Application for a planned unit development. InterGate plans to begin infrastructure construction at "Wheatlands" in early 1990. EXISTING CONDITIONS The topography of "Wheatlands" is primarily rolling hills, woodlands and former pastures, with occasional slopes and ravines bordering the lake. The 50-foot easement of the 152-acre lake provides some 7 miles of shoreline, which will be preserved. Stands of mature trees will also be utilized as much as possible to preserve the "wooded" nature of the residential neighborhood. In addition to the 180-acres set aside for the lake and park, another 324 acres will be preserved as open space, for a total of 504 acres. The lake is a public fishing facility, providing parking, boat rentals, boat launching and a concessions building. 11 11 EXISTING ZONING The "Wheatlands" tract is zoned R 5, a "residential recreational community district" defined by the County to permit development under a master plan, which includes open space, recreation facilities, light commercial facilities, and a variety of residential accommodations. Under the original R 5 zoning, "Wheatlands" could accommodate up to 1802 single family detached homes and up to 246 townhouses, a total of 2048 units. A total of 324 acres, or 35%, of the land is required to be open space. Privately maintained roads, septic systems and wells are permitted. Preservation of trees and scenic beauty, as well as construction of recreation facilities, is encouraged in the open space. AREA GROWTH TRENDS According to data compiled by the Lord Fairfax Planning District (LFPD) for the five -county area of the northern Shenandoah Valley, the "Wheatlands" area shows clear indications of underlying economic strength and future growth. Frederick County, along with the City of Winchester, serves as the major economic force in the region, accounting in 1988, for example, for over half the jobs and majority of the residents in the Lord Fairfax Planning District (LFPD), in addition, the relatively conservative LFPD data show Frederick County to be the fastest - growing jurisdiction in the planning district, and one in which relatively strong income levels reflect a solid base of employment. Strong regional employment growth also plays a major role in Frederick County's development patterns and economic future. This growth, combined with favorable infrastructure patterns, make the "Wheatlands" site a logical location within Frederick County to sustain additional housing growth, particularly within a carefully designed planned community. - Frederick County is projected to emerge as the fastest -growing jurisdiction in the planning district from 1989 to 2000, with a forecast population of 46,000 by the turn of the century. - Combined with a trend toward smaller average household size, these population increases mean even more substantial growth in the number of households and the need for new housing. - Frederick County has the highest median household income of all the planning district jurisdictions. Moreover, Frederick County was the only jurisdiction to show an increase in median income as a percentage of the state median from 1983 to 1986. - Together, Frederick County and the City of Winchester account for 52 percent of the employment base in the Lord Fairfax Planning District. These two jurisdic- tions also show the region's highest average weekly wage per worker. In addition to these demographic characteristics, Frederick County has sustained by far the strongest recent residential growth in the region. From 1980 to 1987, Frederick County issued over 4,000 residential building permits, some 67% higher than the second leading jurisdiction. The fastest -growing area within the region is the area near "Wheatlands", between Stephens City and Route 522, north of Route 277, in which over 1,500 building permits were issued from April 1980 through December 1988, and where recent zoning decisions have authorized several hundred additional units. TO 4L- WINCHESTER 6 MILES S 00 1•i.t • T- . ! • .l •.� 1 �" • '�!'�/R �I'a7 1 �J ., .... rl A.0 T\ 1 ROUTE 50 -44 �QV�� "', 7 - +� .. ; ,�.'a 5 MILES Ror AP - . - CLARKE COUNTY .a ROUTE ' 40/522 rRED ERI CK .* ` << _ C -� ,= WARREN { COUNTY s, NORTH - w YO RO NT IPA ... ' J, � t. JL6 MILES I CW LWIAC(Y QQ"�. B+wt���c IB�pm sy.m rm f veRw 0..m Mln.. 1_� M (y min. LYpI ZJm �r3/fnra.tl J.JW cf GI IJ.WJ - IB.LYIII �. �LIUIIBVRIi�v-N>rool. env NiJtrt Burl c � save F.r o��. �'.wu Itl 14pq IaN.x.•m.... I RdLLiAtl05'NIM1'td'IF3 Tvu Cwn• �aJ JO,mD VanWauR..wm. GW.w M1b{cslt W, Jp00 ��N.R JAOo i elm 9l �gWc�.W 4/us SINGLE FAMI� S.F. FUTURE DEVELOPMENT I 44 ACRES I PHASE 9 SUMMARY DWELLING LAND USE ACRES UNITS SINGLE FAMILY (S.F.) 491 1760 TOWNHOUSE (T.H.) 5 40 OPEN SPACE (O.S.) 324 SCHOOL SITE (S.S.) 15 COMMUNITY CENTER (C.C.) 6 COMMERCIAL CENTER 10 VILLAGE CENTER 11 FUTURE DEVELOPMENT (F.D.) 64 i TOTAL 926 1800 -�J------ U.S. ROUTE 140 & $22 CONCEPTUAL LAND USE PLAN 1 o oB 1 W H E A T L A N D S FREDERICK COUNTY, VIRGINIA THE INTERGATE COMPANY , INC. CYP, Inc. Architecture & Planning IN e Route 636 Z _ 40 - .ZZ RI. 's I s ems:. ; ..� �. �'•:'• � ZONED: A.3 .uc wr,H,E++solwA u+E: �4 ID Aenw 6, y° ` IE■r�i t son?i•'r.mDs s IaAms coaumtcut. 40/ •as rttr �1 ` ^ �� 50' H'w .t', - 4, eB Bl�a iamDJ'�� \.. • 0 ' tJsty 'w e•q..1-.. a« ,i� °ern /: - ,vi slwE ,�/ • ` \•'..a � •�� .� �-•-�•, -.s'' • � • ..o ' - 143ft-&..-D1; _ —� T �E r POPE" . r 44A- rUTURE DEYQ.DI'MENt 31 '�j •!, �•, �lti.•' �• RtOIBE7MMOAARY l /�• �}Y •� Total Area: 9261" Ac Phase 2 7 1 Ekixmg — R-S IY tttaQa RamC7 �� A �, ` li Use: Vacant MA -Ake / - .._j/ J� j]a�e 3 ,,'�' f. 1- "`�_ .. ',�•• �1aaY} ::. rropoaee Uw: Sin& FamilyTo.nhIr nd. School- Cotnmotcial y$>rb « •Mage• cam, A wtu D-•ebopa�cw _ / r �, �-- --� , :- `` s • 1' s Propaaad N,Gsbw of Dwellia■ Uaits: ISM � R9gait9d aps. sp.ee: ]Sa f�r:221ANKyc[ � e1B7 \ �r no.+dea Op— sp« : us ' atloa (NOrNsa6 • o i . e e , J _ r� s .,pukk ' ` t ■Dtati/tltra®sI NMGF gitbent w. cliffoassociates, inc. a •r A r 44 ewmd ..� tlio/a �. •� .i - [a'��m1.r9 t.— y CWTICK { woa9 .. .«... . /• , • I A+�•++a na`•• n C,ol aw-a,.f . .+.+ nr (lap aai,ar � � \ L • .ram ... .... :.--• .1• 6� ............1G I .1 >�� Y M— I DEVELIOFod - 391/S,a �' .sv-9s e' iaes� • I r {r/ 4At9991 • •aaal .1 934w24-E - ' l� • a + I • �� .,r' twat, Al" E. 1 ' Df— 3 arllz I .n i ua. . JV a•N 'idfl Rt 5�? 1a.N' -.e. sr Wheatlands (A Planned Unit Development) Preliminary Master Plan County of Frederick, Virginia July 1989 Not to Scale I 1 L 1 I] COMPARISON R 5 ZONING VS. INTERGATE MASTER PLAN CATEGORY R 5 REQUIREMENTS 1. Density Allow 2,048 total units 88% single family detached, 12% townhouse: density up to 5 units/acre 2. Open space 35% (324 acres) required. 3. Utilities Allows for private septic and wells. 4. Roads Allows for private or public roads. 5. Landscaping Not required. Encourages tree preservation. 6. Recreational facilities Encourages recreational facilities in the open space. 7. Community center No requirements. 8. School site No requirements. 9. Development coven- Required only for different uses. ants and guidelines INTERGATE MASTER PLAN 1,800 units, density less than 1.94 units/acre Provided 325 acres of open space, excluding the 180-acre lake and park. Provides for a first-class central sewer system (a plant similar to Parkins Mill in Frederick County). Provides central water system. Pays FCSA for service to site. All facilities planned for turn over to FCSA. Provides VDOT designed roads for acceptance into the state system. Will maximize tree preservation. Will also landscape the streetscapes and public areas. Provides: - 3 miles of bike/jogging path system. - 3 Swimming pools. - 5 Tennis courts. - Tot lots. - Multi -purpose courts. Provides: - Large community center overlooking lake. - 2 Neighborhood facilities. Provides a 15-acre school site. Will be developed to ensure long-term quality, de- velopment and maintenance. �i 1 11 U 1 1 1 WHEATLANDS: THE VISION "Wheatlands" is planned as a self-contained low -density, high -quality community with its own recreation, shopping, commercial buildings and even a school site. The "planned community" concept, which has won such wide acceptance across America and throughout Virginia, allows for a careful blend of well -sited homes and open spaces, all built and preserved through an orderly process approved in advance. Homebuilders allowed to build in "Wheatlands" will be chosen for their proven dedication to good design and lasting value. In addition to a broad range of quality housing and community amenities, "Wheatlands" incorporates a set of community covenants and standards which will maintain and enhance the quality of life and facilities for years to come. Recreation facilities have been designed to reflect the needs of today's families, as well as to complement the existing lake and preserved natural environment. As "Wheatlands" nears completion by the year 2000, it will demonstrate the advantages inherent in such careful planning and unhurried growth, where homeowners, shopkeepers, school children and outdoorsmen can all point with pride to the community they have watched grow to maturity. 1 lJ T. 1/J-E/f ACRE LOTS LJ-in KRE Lon ltli, E fAAlt _ PIP N i-lll LOTS \ �� y. Ny E ACRE ` � I KR[ LOT � r J WAF f G w-rl rRl In or alp # I � � C O N C E P T U A L S I T E P L A N W H E A T L A N D S FREDER CK COUNTY, VIRGNVL THE PMRGATE COMPANY INC. CYP, Inc. Architecture & Plarv** IN •; '� _.. lj�l.Sot � � � � ,�. t �, 'l �.� `fir• I » ,�' �/,y�� AV IMP owAn Wit, : � `�� "'�.►'„�1 �� t � ` , - � �s Op r TV tu It Wilt ?" � 1, ;;P- I .- ii 4, L A, . A,4 -WA 'Now 41 4 w ,� Sla 1..4cAA _ jT � A.►:. r � r e4 IL p a INI N Is Ike �- poli'oANP!�'.t= �7�tt� " ' .fir, �� �"�iti - •�� � � `-T "'-.Ir ' ��1a\1 I,I�''``• rn- _•-:..a .!� 41111111111 �: � � ��a1G p'� �'Iyr�� . ►, .. � °-,;i; � �1N 1 � - PSj IN 111 1 111111oft I I H 1 �►i 1� • _ �., � '�a!�e' , - yilJ/i� '� �. ,' .r_ ! ���- ..,�,����`.� _:�-y ter. _ • - ! !:y -•'���".''f�l ;' 1 ''fir .� �Zr��f. •, ��yy � � r+l. ww "� aye-. ►� -."�. � '� �Jt -ter iI w� `�- re• •��""�-�� • s i�� �► '. �r'F.� � �- �` '1 � ! �lr�' ;J�'.�� '�f�- - ..i.:�' .� `rite r TRAFFIC AND ROADS ANALYSIS A recent study of the road traffic generated by completion of the "Wheatlands" master plan quantified the traffic that would be developed by the project, including the directional distribution of the traffic to and from the development and assigned to the road network. The traffic was assigned for the A.M. and P.M. peak hours which are the two highest hours of a residential community due to commuting traffic. this development traffic, plus the background traffic on the existing network, was then used to measure the impact of the development. The methodology employed in the study included the following procedures approved by the Virginia Department of Transportation. - Counting existing traffic in the vicinity. - Estimating future traffic with the Institute of Transportation Engineers Trip Generation Manual (4th Edition) - Calculating capacity with the Highway Capacity Manual (1985 Edition) The "Wheatlands" plan calls for two entrances on Routes 340/522, and one on Route 277. The principle nearby intersection is Double Tollgate (the junction of Routes 522, 340 and 277). Levels of service were determined at this location as well as at the project entrances on the state road system. VDOT levels of service range from "A" (free flow condition) to "F" (forced flow condition). Level of service "D" is an acceptable urban condition, with level of "C" being desirable. The analysis shows that the Double Toll Gate intersection and all three . "Wheatlands" entrances will operate at a level of service'B" with the "Wheatlands" development traffic added. Overall, the proposed "Wheatlands" residential development can be accommodated by the existing road network without raising levels of service above comfortable rural conditions. WINCH ESTER �o ROv�� FREDERICK COUNTY CLARKE COUNTY WARREN COUNTY o� / 66 OJ FRONT ROYAL t NORTH R�TF 7 1-66 WH EATLAN DS AREA ROADS / MAP R\Fso 1 1 � i u H P ENVIRONMENTAL CONTROLS The "Wheatlands" development is planned with sensitivity to its environment. Critical to the ecological success of the existing regimes is the need for good quality storm water management, preservation of existing fauna and flora, and general protection of the lake itself. Mitigation of impacts to the environment will be afforded by good planning. Grass lined and vegetation buffers will be used around the lake and concentration of storm water discharges to the lake will be avoided. Site planning has respected the existing vegetation and topography. Appropriate points of connection with major highways along with adequate traffic control improvements, will allow safe and convenient access. A state-of-the-art advanced waste treatment facility will provide treatment for the approximate 1800 homes without environmental degradation. Planning for this facility has been fully approved through the various review and approval agen- cies in Virginia. Water supply will be from a central system presently serving the City of Winchester and Frederick County. The geotechnical aspects include special precautions to preclude ground water contamination due to run off. A major road loop system will have buffering on both sides and provide road access throughout the development and connections with the major roadways adjacent to the site. By shielding development roads from major thoroughfares, the general safety and health and aesthetic quality of the neighbor- hood will be assured. Town centers are provided for convenience of residents of "Wheatlands" and to eliminate unnecessary trips on major roadways for convenience related items. These centers will be developed meeting all present and applicable future regulatory requirements of Frederick County ordinances and be of a quality consistent with the development itself. A school site is provided in the event educational needs are necessary in this comer of Frederick County. 1 WHEATLANDS: THE BENEFITS As Frederick County continues its patterns of healthy growth in employment, income and population, the demand for an ever-increasing quality of life is concurrent with the need for better housing and better neighborhoods. Good communities attract good citizens. Quality residential areas attract new employers, who see not only desirable housing for their employees, but desirable customers and potential new employees as well. Quality infrastructure -- in the form of new roads, utilities, school sites and recreation, provided by the developer -- represents a net gain for County resources, and minimizes impact on existing facilities. New retail and commercial facilities, as well as new housing, represent a net gain for County tax revenues. A community of the size and quality of "Wheatlands" becomes a new focal point and magnet for County residents. In terms of roads and travel, it helps reverse traffic flows and times in some cases, shortens travel times in other cases, and integrates well with the existing highway systems. WHEATLANDS: THE TEAM The planned community of "Wheatlands" is the result of more than a year of study, planning and design by some of the nation's and the area's most -qualified professionals. The developer: The InterGate Company of Dulles, Virginia The planners: Civil Engineering G.W. Clifford & Associates, Inc. of Winchester, Virginia Land Planning/Architecture CYP Inc. of Irvine, California Recreational Amenities/Economic Studies Halcyon Ltd. of Washington, D.C. Traffic Engineering Callow Associates, Inc. of Reston, Virginia Market Research Housing Data Reports of Washington, D.C. 1 1 1 J d 11 I - L' 11 PROFILE OF THE DEVELOPER THE INTERGATE COMPANY, INC. INVESTMENT BUILDERS Founded in the early 1980's, the InterGate Company, Inc. represents the culmination of over thirty years of development experience in the Metropolitan Washington area, on the part of its principals. Beginning with the assemblage and development of what was to become the Loudoun Gateway Center, InterGate has expanded its projects to approximately 4000 acres of prime real estate in Metropolitan Washington. Along the way, the company has participated in joint venture projects with Cavalier Land Development Company (William A. Hazel and John Stokely), Lerner Enterprises, Trammell Crow Company, Tower Construction (the Abramson family), and The Milton Company, among others. Past projects: Ashburn Farms A 3,800 unit planned community in Ashburn, Virginia, Loudoun County. The InterGate Company and Cavalier Land Development Company (William A. Hazel and John Stokely) jointly acquired, financed and successfully rezoned 1325 acres. InterGate sold its 50% interest in 1987. InterGate is currently involved in the development of the following projects: Loudoun Gateway Center A 150-acre corporate office and R&D park in the Dulles Access Corridor. This is a joint venture development with the Trammell Crow Company. Construction on approximately 220,000 square feet of improvement commenced in the Fall of 1988, with much leasing success. Beaumeade Corporate Park A 684-acre industrial and R&D park in the North Dulles area. The InterGate Company planned, zoned and managed the land development and the marketing of this park. Phase I (291 acres) completed and sold out in 12 months. Phase II (140 acres) to commence in Spring/Summer 1989. This is a joint venture with Lerner Enterprises and Tower Construction Company. Dulles 28 Centre/Dulles Autoworld A 300-acre commercial/retail center on Route 28 in the North Dulles area which will include 100 acres of open space,105 acres of retail, theatre, office, hotel and restaurant space and 70 acres of automobile dealerships and related services. Dulles 28 Centre/Dulles Autoworld is currently in the planning stages, with commencement of infrastructure in the Fall of 1989. Phase I will consist of 300,000 square feet of retail shops, theatres, restaurants and home improvement stores and 70,000 square feet of office space. This is a joint venture with Lerner Enterprises and Tower Construction Company. Round Hill A 2,700-acre, low -density, planned residential community around the town of Round Hill in Western Loudoun County, Virginia. The project enjoys the natural amenity of over 120 acres of lakes with a view of the mountains to the West. The property is currently in the rezoning process to allow for development of approximately 2,000 units of housing with support retail and commercial along Route 7. This is a joint venture with Lerner Enterprises. Loudoun Center A 30-acre corporate office and R&D park located on Route 28 in the Dulles Access Corridor. This site allows for a maximum square footage of 734,000 square feet of office and hotel. Airport West A 136-acre industrial park located on Route 606 in the North Dulles area that is planned for subdivision and land sales in 1989. This is a joint venture with The Milton Company. Northwest Interchange A 10-acre office parcel located at the intersection of the Springfield Bypass and Spring Street, Herndon, Virginia. At this time we are working with the state, town and county to coordinate access, storm water management and flood plain concerns. Highpoint A 57-acre parcel of office R&D land located on Route 28 in the North Dulles area. This parcel is being subdivided and rezoned PDOP. This is a joint venture with Lerner Enterprises and Tower Construction Company. In addition to its own project development, InterGate has a history of commitment to the axioms of good comprehensive planning. The Company is involved in regional planning issues and initiatives through its leadership position in the Northern Virginia Building Industry Association and it participation in the Urban Land Institute. Jerry O'Connell, President of The InterGate Company, is a lifelong resident of Washington. A Virginia attorney, he has an extensive background as a mortgage banker with Morgan Stanley and Brooks Harvey & Company. Steve Hubert, also a lifelong Washington resident, is a member of the Board of Directors of Glen Construction Company. Possessing both a degree and experience in the construction field, he has been an integral part of a broad range of development projects in the Washington area, including industrial, office, and hotel development. Brian Cullen, Vice President of The InterGate Company, is responsible for the implementation of various projects. With a degree in construction management and experience in all facets of planning and development, he handles most of the day-to- day decisions for the projects.