OPAL GATEWAY

100 Acres A REGIONAL COMMERCIAL DEVELOPMENT OPAL, VIRGINIA

OPAL GATEWAYS MAJOR USES

Medical Facility Travel /Truck Plaza RV Park/Hotel
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OPAL GATEWAYS MAJOR USES

Medical Facility
O lU Opal Urgent tC Care Regional Pediatric Rehabilitation Center
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OPAL GATEWAYS MAJOR USES

Travel / Truck Plaza

Regional Trucking Center Mid Point between I 95 & I 81 Restaurant / Retail
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OPAL GATEWAYS MAJOR USES

RV Park and Hotel

RV Sites and Cabins (162) for weekend visits and d extended d d stay vacationers. Hotel, complements the RV Park, Hotel Park another option for the regional traveler.

OPAL GATEWAYS SEVEN APPLICATIONS:

Opal Service District Modification CPAM12-CR-003

(C 2) ( ) Highway g y Commercial REZN13-CR-001

(I 1) Limited Industrial REZN13-CR-001 Travel/Truck Plaza SPEX13-CR-014 RV Park SPEX13 SPEX13-CR-015 CR 015 Drive thru Facilities SPEX13-CR-016
SPEX13-CR-017 SPEX13-CR-018
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COMPREHENSIVE PLAN AMENDMENT:

Opal Service District Modification Encompasses 8 Parcels; 80 Acres

Land use Designation Business Mixed Use and Services and Travel Uses
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REZONING APPLICATION:
(C 2) Highway Commercial M di l Office Medical Offi (40 (40,000 000 S.F.), S F ) Bank, B k Retail, Hotel (100 room), Travel/Truck Pl Plaza ( ( 25 Acres), A ) and d an RV Park ( 50 Acres) (I 1) Limited Industrial Flex Industrial (approx 60,000 S.F.)
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FIVE SPECIAL EXCEPTIONS: EXCEPTIONS

Travel/Truck Plaza To accommodate 5,000 7,000 Truckers that pass through Opal daily. daily o o fo for the daily y RV Park An excellent location regional vacationer traveling between Canada and Florida. Drive thru Facilities Pharmacy, Pharmacy Fast Food Restaurant, and Bank. 10

Opal Gateway Site

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COMPREHENSIVE PLAN AMENDMENT REQUEST

P Proposed dO Opal l Service S i District Di t i t Modification M difi ti
Roughly 20% of the Property w/i O.S.D. Cl Close proximity i it t to O Opal l core area Existing District boundary arbitrary divides the property. p y has an existing g 15 5 p public sewer line. Property Extensive frontage ( 1,800 ft.) along Route 17; the outer beltway. Industrial uses planned and zoned directly across Route 17. Opal flyover positive impactaccess and median breaks on Rt. 17. with the orderly Expansion and proposed uses are consistent with development of the service district.
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COMPREHENSIVE PLAN AMENDMENT REQUEST

Land Use Designation
Proposed Land Uses are consistent with Comprehensive Plan: (i). the Countys vision for Opal. regional highway oriented businesses..to serve through traffic on Route 17 and Route 15/29. (ii). concentrate and guide growth in and around Service Districts. (iii). encourage economic development which will result in next tax benefit, create needed job opportunities, and support the other adopted goals. (iv). facilitate the implementation of public water in Opal through public and private cooperation cooperation.
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O lG Opal Gateway t Site

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REZONING APPLICATION Highway Commercial (C 2)

Principal p Uses Medical Center RV Park Travel/Truck Plaza

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REZONING APPLICATION Highway Commercial (C 2) Medical Center Two Sections

Opal Urgent Care Pediatric Rehabilitation Facility

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REZONING APPLICATION
Opal Urgent Care:
i. Common Illnesses and Injuries/Minor j Surgeries ii. X Ray Service & Laboratory Testing iii. Physicals p and Workers Evaluations iv. Occupational v. Flu Shots/TB Testing

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REZONING APPLICATION
Pediatric Rehabilitation Facility: A multi disciplinary destination for childrens rehabilitation serving a full spectrum of diseases and illnesses. illnesses
i. i ii. iii. iv. Cardiology/Heart Issues Genetic Muscle Disorders Bone/Growth / Abnormalities Neurological Disorders

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Childrens Heart Institute Manassas, VA

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REZONING APPLICATION Highway Commercial (C 2) RV Recreational R ti lP Park k (50 ( 0 Acres) A )

o 150 RV camping sites and 12 cabins o A convenient and safe way station for the regional traveler. o Large wooded sites for extended stay RVs. o Convenient open areas for campers and over night guests. o Daily retail goods and services available. o Open space pockets/quality landscaping and an internal pathway. o Small guest cabins clustered around an existing pond. o Undisturbed buffer along its boundary.
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REZONING APPLICATION
Highway Commercial (C 2) Travel/Truck Plaza (25 Acres)
o Route 17 Major Regional and National trucking corridor between I 95 & I 81. o Existing Daily Truck Volumes 5,000 7,000 vpd. o Expansion of Hampton Roads will substantially increase Truck volumes on Route 17; possibly, by up to 5% per year. o Direct relationship p with VA In Land Port Facility y near Front Royal. y o Major Entrance on Route 17 and direct access from Opal Fly Over Ramp. o Extensive Buffer ( 500 feet) between Travel Plaza and Medical Center.
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ARCHITECTURAL AND LANDSCAPING FEATURES

Both the RV Park and Travel/Truck Plaza will share a common Controlled Entrance separate from the Medical/ Industrial/ Retail access. Each Opal Gateway entrance shall have a major architectural feature and attractive landscaping provide an aesthetic image g along g Route 17. to p
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ARCHITECTURAL AND LANDSCAPING FEATURES

All commercial uses shall share common and compatible Architectural Elements. Roofs will be predominantly hip and gable style Exterior surfaces will be brick, stone and/or pre cast materials Natural colors will be the theme through Opal Gateway.

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OPAL GATEWAY FISCAL ANALYSIS

Vantage Economics prepared a Fiscal Analysis based on the type and intensity of the following land uses:
Hotel l .. 100 rooms Light Industrial .. 60,000 S.F. Medical Office .. 40,000 S.F. Travel/Truck Plaza .... 20,000 S.F. (retail gas restaurant) Pharmacy . 13,000 S.F. Bank . 6,500 6 500 S.F. SF Fast Food .. 3,000 S.F. RV Park . 162 spaces RV Repair R i .. 3,000 S.F. SF TOTAL 175,000 S.F.
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OPAL GATEWAY FISCAL ANALYSIS

It is projected that Opal Gateway will generate approximately 250 jobs @ build out; 90 of those jobs will come directly from the Medical Facility.

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OPAL GATEWAY FISCAL ANALYSIS

PROJECT FISCAL BENFITS: Direct Tax Revenues: +$800,000.00 +$800,000.00* Direct Local Costs: $30,000.00 ANNUAL NET LOCAL REVENUE: +$770,000.00
*Property Taxes, Personal Property Taxes, BPOL Taxes, Retail Sales Tax

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SIGNATURE PROFFERS
Applicant is Proffering: 1. Architectural/Landscaping Plan. 2. Groundwater Water Supply System per WSA requirements 3. Transportation Infrastructure Plan prior to approval of first Site Plan. 4. Extend Southbound Left Turn Lane at Rt.29/15/17. 5. Installation Signage North of Opal directing Truck/RV traffic to the Opal Fly Over. 6 A public 6. bli street t t connection ti t to Cl Clarkes k R Road d with ith T Travel/Truck l/T k Pl Plaza opening. 7. Contribute $ 7 $1.00/S.F. / of commercial space p toward an Opal p Transportation Trust Fund.
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OPAL GATEWAY SUMMARY

Opal Gateway A Regional Commercial Center Excellent location for the local and regional traveler to stop, stop shop, shop relax, relax stay and recharge Will Create an Economic Engine g f for Opal p Embraces the signature Goal for this Service District Expand the Commercial Tax Base.
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CONTACT INFORMATION
H. Joe Wiltse Wiltse & Associates, Inc. 170 West Shirley Avenue, Suite 201 Warrenton, VA 20186 (540) 349 5090 office (703) 201 1648 mobile winc@infionline.net Stephen E. Wagner, AIA Design Delmarva PO Box 258, The Plains, VA 20198 (540) 364 6399 office (540) 454 3686 mobile sewaia@aol.com

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