HRAB 06-20-06 Meeting AgendaMEMORANDUM
TO: Historic Resources Advisory Board
FROM: Candice E. Perkins, Planner II
RE: June Meeting Agenda
DATE: June 6, 2006
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAY: 540/665-6395
The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday,
June 20, 2006, at 6:30 p.m., in the Board of Supervisors' Executive Session Room* in the
Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The
HRAB will discuss the following items:
AGENDA
May 2006 Minutes
2. Hicks (Albin Center) Rezoning proposal, submitted by Artz & Associates
Carriage Park Rezoning proposal, submitted by Patton Harris Rust & Associates
4 Other
Please contact this office if you will not be able to attend the meeting. Thank you.
*PLEASE NOTE MEETING LOCATION
Access to this building is limited during the evening hours. Therefore, it will be necessary to enter
the building through the rear door of the Board Room. I would encourage committee members to
park in the county parking lot located behind the new addition (accessible off of Cameron Street).
CEP/bad
Attachments
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Frederick County Historic Resources Advisory Board (HRAB)
May 16, 2006
Held in the Board of Supervisors Executive Session Room of the County
Administrative Building at 107 N. Kent Street, Winchester, VA.
Members Present: Harold Lehman, Elizabeth Fravel, Travis Saunders, Maral Kalbian
(Consultant), Martin Killingbeck, Gary Oates (Planning Commission Liaison).
Members Absent: Rhoda Kriz (Chairman), Felicia Hart, Richard Crane, Virginia
McClure.
Staff. Candice Perkins- Planner II, Kevin Henry- Planning Technician
Agenda Items: April 2006 Minutes, Hicks Rezoning (Artz & Associates), Red Hawk
Rezoning (R.J. Turner).
Other: None
The meeting began at 6:30 P.M.
The first agenda item was to review the April 2006 Minutes, which were approved
unanimously.
The meeting agenda was then amended to allow Mr. R.J. Turner to present his rezoning
proposal first because the Hicks Rezoning proposal did not have any parties present to
represent the application.
During Mr. Turner's presentation, he pointed out the historical properties adjacent to the
rezoning (abandoned barn, Dawson -Gaylord House, Wilt -Dunn -Arnold House, and
Carper -Cunningham House). The proffers provided on this project protect the area along
Sulphur Springs Road, which is an archeologically significant site (Anthony Baecher
Pottery Shop). Mr. Turner mentioned that he was trying to provide a project similar to
Homespun. Ms. Kalbian supplied the HRAB with the historical background of Sulphur
Springs Road, stating that this road is one of the oldest in the County. It originally was
the route taken to reach the Shenandoah River from Winchester. Mr. Turner pointed out
that he would be willing to preserve the areas along Sulphur Springs Rd. where the
rezoning is taking place. He also said that he will provide plaques on the property that
identify historical locations within the property. The historical focus of the property will
be centered around the house on the hill (Wilt -Dunn -Arnold House), should he be able to
purchase the property.
It was made clear to the members of the HRAB that this rezoning request is within the
Urban Development Area (UDA). It will also be a low impact development with 2.71
dwellings per acre. Mr. Killingbeck indicated that he was in favor of this rezoning since
it is within the UDA.
Mr. Turner indicated that an archeology inspection needs to be done and that he was
allowing the Virginia Department of Historic Resources to conduct an archeological dig
on the site. The HRAB requested that a second historical plaque be provided via
proffers. The historical plaques will be placed along the trail system near Sulphur
Springs Road. Ms. Kalbian mentioned that the southern tier of the rezoning appeared to
be more suitable for Commercial/Industrial land use. Staff referred to the
Comprehensive Plan, which has no land use designation for the area Kalbian referenced.
Some of the HRAB thought proposed Route 37 would have an impact on Sulphur Springs
Rd. Oates provided the HRAB with information from the Eastern Road Plan, that Rt. 37
would not have an interchange at Sulphur Springs Rd.
Mr. Killingbeck motioned that the HRAB recommend approval of the Red Hawk
rezoning, and the motion was seconded by Mr. Saunders. The HRAB voted unanimously
to recommend approval of the Red Hawk Rezoning proposal with the historic proffers as
submitted.
The HRAB then decided to discuss the Hicks Rezoning proposal, without the applicant
present. It was decided that this proposal will be heard at the next meeting (June 20,
2006).
In other news, Ms. Perkins mentioned that she received the ninth historical plaque
application. Also she is attempting to set up a "feature property of the week" article with
the Winchester Star that was previously mentioned at the April meeting. On a final note,
Mr. Oates suggested that everyone in the HRAB receive a SWSA/UDA map.
The meeting was then adjourned at 7:40 P.M.
Item # 2
Hicks (Albin Center) Rezoning Proposal
The HRAB has been asked to review and provide comment on the Hicks rezoning proposal, which
has been submitted by Artz & Associates. The proposal seeks to rezone 2.07 acres from the RA
(Rural Areas) Zoning District to the B2 (Business General) Zoning District. The property is located
at 354 Bryarly Road (250 yards east of the intersection of Burnt Church Road and Route 522), in the
Albin Rural Community Center. The applicant is proposing a two story office building which would
consist of approximately 20,000 square feet (not to exceed 40,OOOsf). Prepared by the applicant and
attached for your information are a location map and a copy of the proffers for the project.
The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service,
does not identify the Albin Center rezoning site or the surrounding areas as being part of a
battlefield. The Rural Landmarks Survey Report for Frederick County Virginia identifies four
structures within the immediate area of the subject site, one structure is located on-site. The sites
that are listed in the survey are:
• House, Route 789 (#34-543) — was located on site has recently been demolished
• House, Route 789 (#34-542)
• Edwards House (#34-545)
• Faith Revival Center (#34-544)
The Rural Landmarks Survey does not identify any of these structures as potentially significant, nor
do any of the structures qualify for the national or state register of historic places. On April 1, 2004,
staff, along with the HRAB's consultant Maral Kalbian and David Edwards of the Virginia
Department of Historic Resources, conducted a site visit to determine the historic significance of the
Albin area. It was determined that the Albin Rural Community Center is potentially eligible as a
historic district. This site visit was done as part of a previous HRAB submission for David Hicks.
The applicant has attempted to address the impacts of the proposed development on the surrounding
area in the proffer statement (attached). The applicant has proffered to limit the uses of the 2.07 acre
parcel to the following:
• General Business Offices
• Finance, Insurance & Real Estate Offices
• Legal Services
• Engineering, Architectural and Surveying Services
• Accounting, Auditing and Bookkeeping Services
• Management and Public Relation Services
• Health Services & Medical Office Uses
• Deli/Specialty "to go" Foods
• Sign and Banner Shops, General Retail
• Instrument Repair, Video Rental
The applicant has proffered to limit the number of freestanding business signs to two monument
style signs (not to exceed 12' in height) on the 2.07 acre parcel. No specifications as to the
proposed square footage of the sign have been provided. The Zoning Ordinance sign regulation
allows a maximum size of 100 square feet for business signs and allows a maximum size of 150
square feet for franchise businesses. The applicant has also proffered that the building will be built
in conformance with the rendering called "Alban Center" prepared by Design Concepts. -Attached
Please find attached for your information a map of the site, the impact analysis and the proffer
statement provided by the applicant. Representatives of the applicant will be available at the HRAB
meeting to provide additional information on the proposed rezoning. Staff will be seeking comments
from the HRAB on the historical elements possibly impacted by proposed development. The
comments will be included in the rezoning application package for the Albin Center rezoning
proposal when it is submitted.
Pictures of the site have been provided by staff.
HISTORIC RESGURCE A..1D1t71s0Ry BOA RX
AREVIEW APPLICATION
P
Frederick County
107 North Kent Street, Suite 202 ]ME, ETINC DATE
Winchester, Virginia 22601
Telephone: (540) 665-5651
Fax: (540) 665-6395 DATE P T AIbZI'
ADDR ESS Gay PROJECT:
u> in " .E�i t- 0 - 2Z V3
PROPERTY OWNERS NAME: vo
YELEMONE NU1v EZR: AW 4 --
PROPERTY OdVI1ERS ADDRESS: "L 3 "
/V 4 Fly r i c'— I/� �' —��e�# y2
AR,CRI TE'C MEISONER: Z Z + _
'; w. TELEPHONE 1:lUMBER:
Description of Application: Please describe briefly the request of the application: (rezoning, master development plan,
conditional use permit). Prease be sgecifc. ' Z /'-//"�
This application is not complete until all of the following information has been provided to the Department of
Planning and Development. Please check the materials that have been submitted.
Copy of required application as described in 1.1 (1.1.1-1.1.4)
Description of proposed development or construction project, including proposed uses and general timeframe for
development (1.2)
Status of any identified historic or arc aeological resources on the site or adjacent to the site (e.g, located in any identified
historic area, survey area, or battlefield site or individually listed on a local, state or national historic register, relevant
information on record with the Virginia Department of Historic Resources) and presence of other historic structures or
significant landscape features or archaeological sites; (1.3)
4
Photographs (color) of all historic resources on the property (1.4)
Please note that the applicant or his/her appointed representative must be present of the meeting.
RJIr,'Z0r,iINNG Al'PLICATl" ON FOS
FP.EDERICK C®UPITY, VIRGE A
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, 107 North Ken'. Street, Winchester.
. Appfcant:
I'A
Name: A c-Tz � c,--, r-/%ri&, - i 5
Address:
Telephone: �;q 0 -& i� 7 --::5Z 7,-3
2. Property Owner (if different thin above)
Name:
Address:
3. Contact person if other than above
Telephone.-
7
elephone:
Name: ML,E Telephone: Z- j
4. Cheddist: Check the following items that have been included with this application.
Location map
Plat
Deed to property
Verification of taxes paid
Agency Comments
✓' Fees
impact Analysis Statement o%
Proffer Statement
11
5. The Fede of Virginia allows os to request full disclosure of owners" -lip in relation to
rezoning applications_
Please list below all owners or parties in interest of the land to be rezoned:
6. A) Current Use of the Property: Vim: 'A.r�'i'
B) Proposed Use of the Property:
7. Adjoining Property:
PARCEL ID NUMBER LJ111)E ZONING
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers):
4EE�1-5 -r /rye 77Z ' er ; e c=o,y
--
12
Information tion to l:e sdof"itted 1e1-auLtal ,� cilities )impact Ie oclei
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.
. Fru ---el Identificatior/Location: Parcel Identification Number
Magisterial:,
Fire Service:,�ey
Rescue Servicer. -5 01
Districts
High School:
Middle School:
Elementary School:_.
10.G]aing Change: List the acreage included in each new zoning category being requested.
11. The following informatiGn should he provided accordwng to the tyke of rezoning
proposed
Number of Units Proposed
Single Fancily homes: Townhome: /V, /4 Multi -Family: /v, _
Non -Residential Lots: ! Mobile Home: IvIA Hotel Rooms:
Office:
Retail:
Restaurant:
S uare Footage of Pro osed Uses
13
Service Station: /Y
Manufacturing:
Warehouse:
Other: 3,,
12. Sigaature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance and to change the zoning map
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the
property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public hearing
and the Board of Supervisors' public hearing and maintained so as to be visible from the
road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Applicant(s): r j� �v .� �� Bate: �f,
Da' e:
1
Owner(s): DAVI � %f � Date:
/"y ,6, L7/r I Cam Date:
�jtt� ,`-�•IE; Al F--
14
David A. & Linda W hicks
Rezoning Request Rte to B2
2.07 Ac.' FM # 42-A-249
Located at 354 Bryarly Road, Frederick County
Gaainesboro Magisterial District
Impact Analysis Statement
Pur nose- The purpose of this rezoning request is to rezone 2.07 Ac. To B2 aid const-ruct
a two story office building that architecturally fits info the immediate surrounding area.
Baelrgrcnha Currently the property consists of a 2.01 Ac. Of mostly open land by deed
dated June 24. 2005 and recorded instrument # 050013755 and conveyed to David A.
and Linda W_ Hicks.
Lova iGn- The parcel is located on the west side of Rte. 522 (N. Frederick Pike), it also
fronts on Bryarly Road (Rte. 789). The site is approximately 1/8 of a mile south of the
intersection of Burnt Church Roark and Rte. 522.
Suirroundin Properties -The sit is bounded by Rte. 522 to the east, Bryarly Road to the
west, to the ;north by RA zoned property with a conditional use permit for a hair salon
approximately 40 feet from boundary and by RA zoned property to the sorzth which is
vacant land. The nearest residence to the south is approximately 175 feet from boundary.
The proposed rezoning would not have any sigraficant affect on adjoining properties,
regarding noise, fumes, pollution, odors, glare or other nuisance features.
Traffic Impacts -The proposed rezoning of this site for a tv✓o story Office building of
approximately 23,000 SF would result in an increase of goo -�; E)o vehicles per
day total based on the ITE Trip Generation Book. The 23,000 SF building as drown on
attached plans reflects the inaximum density for the site at this time, due to required
buffers and number of required parking spaces for general office use. The rnaximxurn
density allowed under the zoning ordinance can not be achieved due to these restriction's
and therefore does not apply to the projected vehicle p ---r day count. Currently the plan is
proposed with a right in/right out entrance on Bryarly road and a right out, only entrance
onto Rte. 522.This would allow for vehicles entering the site in tine morning with 50%
coming.from each direction. We expect 90% of all exiting vehicles shall use rhe right out
only entrance onto Rte. 522. Bryarly Road is currently a 20ft. wide pavement section
with a speed limit of 45mph. This road section also currently handles 730 velricles :per
day according to VDOT & latest traffic study, and would have no trouble handling the
increase in traffic flow. We are unaware of any plans by the county or VDOT to widen
or otherwise modify the existing road section. RTE. 522 is currently a four lane divided
highway with a daily traffic count of VPD 18,000, based on VDOT's latest annual
average daily traffic study.
Traffic Impacts cont.
VDOT has, also already stated that they have no objections to either a right out only
entrance onto Rte. 522, or a right in/right out entrance provided the proper turn lanes are
constructed as shown on attached plan.
Sewage Conve�• an-ce- The proposed office building would be served by a drainfield of
sufficient size to handle the building load. A reserve drain field site is also being
provided. Both drainfield sates have excellent soil characteristics as deteradned by a
local soil scientist, and are currently under review by the Health Department.
pj.:er�jg¢�-Stonn drainage shall be handled by curb & gutter in association with an
underground storm sewer system. Storm Water Management will be handled by the use
of an. underground. detention/infiltration facility.
wateL —SUARL Y —Water shall be supplied by a well located onsite. Water usage for tl'e
proposed office building shall be minimal. Usage will be liinited to bathroom usage and
the malting of coffee, etc. during an average eight hour day.
Solid N�ilftstc jDisjgosal Fg-aeffities- The proposed usage of the site will minimize solid
waste to the usual general office type: paper, etc. A screened 10 foot by 1Of oot concrete
diunpster pad has been provided. Dmmpster shall be emptied twice weekly.
Historic Sites and Structures -This site is of no known historical interest value and have
no historic buildings or other appurtenances located on site. Also, there are no ltnowri
sites or buildings of any historical significance within the immediate area surrounding the
proposed site.
Imr��acts o� Ca nuuunity Facilities -The impact of prcposed rezoning will be minimal on
any community facilities.
A) Schools -none
B) Police -minimal
C) Fire & Rescue -minimal (volunteer)
D) Parks & Recreation -- none
B) Solid Waste --- Minimal (private)
Other Im acts -There is no other impacts associated with the rezoning request.
Proffers -See attached list.
2
A r! z & Associates, PLC
March 29,2006
ALBA v C'.��NTE R.
TAX P.cARCI;L 42-((A))-249
GAINESBOI2,0 MAGISTERIAL ]DISTRICT
Pr e'Kinie auAlatteJr-s
Alban Center
Pursuant to Section 15.2-2296 Ft. Seq. of the Code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional
zonii.g, the undersigned applicant 1lereby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application
#- for the rezoning of 2.07 acres from the RA, Rural Areas District to establish
2.07 acres of B2, Business General 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 to be approved by the Frederick County Board of Supervisors in accordance
with the said Code and Zoning Ordinuitce. In the event that such rezoning is not granted,
then these proffers shall be deemed withdrawn and have no effect whatsoever. These
proffers shall be binding upon this applicant and their legal successors, Heirs, or assigns.
The subject property, more particularly described as the lands owned by David A. Dicks
acid Linda W. hicks being all of Tax Map Parcel 42-((A))-249, atxd further described by
Decd Instrument 05001375C recorded in the Frederick County Clerk of the court Office
on June 24, 2005.
March 29, 2006
Artz & Associates, PLC
Preliminary Matters coot
The applicant iiere'Oy proffers the following:
A.) Laud Use Rdstx'ic A011s
Alban Center
TI -le applicants hereby proffer to limit the land uses for the 2.07 acre parcel_ to the
fallowing:
Land Use
Sic
—de—neral Business Offices
Finance, Insurance & Real Estate Offices
-
Legal Services
81
Engineering, Architectural and Surveying
871
Services
Accoutiting, Auditing and Booldweping
872
Services
Management and Public Relation Services
874
Health Set -vices tai Medical office Uses:
80
Doctors, Dentists, Optometrists
Deli/Specialty to go roods, Pizza, ice
-
Cream ETC. Limited Seating 7 or less)
Sign & Batuieb Shop (Advertising)
-
General itetail
histr!ament Repair
7699
Video Rental
784
B.) Sit_Across
The applicants hereby proffer to limit a mwdulurn of 2 entrances, one entrance
connection to North Frederick Pike (Route 522 north), and cEie entrance,
connection to Btyarly Road (Rte. 789).
2
March 29, 2006
,UtZ & ASSCe.aj-S, PLC
Preliminary Matteis cant.
Ajban Center
1. The applicants hereby proffer to limit the development on the 2.07
acre parcel to a maximum of 4.0,000 feet of structural area.
2. Tile applicant hereby proffers to limit the structural height to sixty feet
from the first floor to the apex of the roof
3. The applicant hereby proffer to utilize similar construction materials
on all building walls including brick, vinyl or dry vit, and that the roof
will be stau'cting seam metal or dimensional shingle construction.
4. The applicants hereby proffer to develop the structure in substantial
conformance with the perspective rendering entitled "ALBAN
CENTER," prepared by Resign Concepts.
�.) l��r�itness Sh �s
T,he applicants he_•e'oy proffer to limit the number of freestanding business signs
LO, (2) two on the 2.07 acre, parcel. The freestanding bus ness signs dre proffered
to be of monument style construction will not exceed twelve (12) feet in height.
E+..) outdoor Stornee
The applicants hereby proffer to prohibit outdoor storage on the 2.07 acre parcel.
T.) 1@ onetarry Cont rA —flo-n for five and Rescue Services
The applicants hereby proffer to provide a cash payment of $2,000.00 to initigate
impact to Fire and Rescue Services. The applicants will provide the cash
payment to Treasurer of Frederick County, Virginia at the same time of building
pern-rit issuance for the 2.07 acre parcel.
March 29,2006
Artz & Associates, PLC
Preliminary Matters coli[.
G.) Sigruat res
Alban Center
The condition proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors in the interest of the applicant and owner.
In the event the Frederick County Board of Supervisors grant this rezoning and
accepts the condition, the proffered condition shall apply to the land rezoned in
addition to other requirements set forth in the Frederick County- Code.
Respectfully Submitted:
By: Date
Daviel A. hicks
By:
Linda W. 1 -licks Date
Cogn-11911wealth of Virginia,
City/CoLuity cf.,��" it �fi_w" .�.�_.F� .�� r : , To Wit:
The foregoing instrument was acknowledged before me this _Yday of
2006 by "'fir-Ak )1 d) i- A-- � Q ( -'
i
E� _L_0'
-030
otaty public
My Conunnission Expires
l �
4
Page 1 of 1
Parcel Un-
Frederick
n
Frederick County Department of Geographic information Systems
hftp://gis.co.frederick.va.,.ks/Frecance/Client/PublicAccessl/printt'raine.litml 1/27/2006
71 B
� Ed cap ds Ln_
t. 1 301
Rt02
299--284
)ta nb(ir Ln.
Rt. 852
)unbar St.
81
82
85
am
96 95
91 879
92
97 ►.� 102
25
98 � c � 198
ro 120119118
A � 6
241-9
125 115
L26 124 R crs 107 a
27 113 114 108
112 110 109
is 11 S 7 s
Hudson/Ave:—,-,
130
2U2 to tf� 1 t� iQ t
131
132
247
IN
e 846
24.
244
2 pts.
5
,2531
244
2 pts_
254
302-424
HICKS OFFICE BUILDING IF
!'
RTS 522 &7R9 19 war Cwt SS -..Stare x00 vno�e'. isnonx2 ax<x
' \' .. w�n�harer Vlrgnax2601 r„ns+n�ozxox+e JOB *0514[
r
_ WINCHESTER, VIRGINIA
01/26/06,
1y
�
r
�
Mi'1 ��
• r
h 1 �
e� ++
.•`� "VINs f � �.
�i
kY i1
r
I
r,4�
w�
{e
,
0
1."2006
y r :4
_ •1 a -
V
:
♦t
y
• ,,... . ... +r ^`. . 3 �, �� �Mi ,� 4 ""Y��p��y^y, ���t � i� ,yY ,r 4\ ''� t.� { �j* _�' _
.•sr�,�..�«�� 1 an , .,,�5�� t •i ," r'.'i,S r,
i a• r yi' d"'M_ fir, � Ei
Oil" 7.r",dy '."T + , .Y `� ` `�' ,.e t v1 0 •. _ 'r..,
j'
iy,Kty,.
T t'
'ar• fir. . '�:� � :.� ., ,. : "{ 'rn,_ . `a `�:M:+'!iNJ' �ee t�,':'.. �tZ •• _ Y: � ^a �3w,� � � - , g31' � ; • �•.�.��
pm
IPp�A .. /,'.; ,,.:., t".•.. .. s -a- 4k:.y ;' �....{:. '�,`.> ..} .,M; �,• y, �R."r ='a,. s v ,may
• i. ,, 1�., '4 • .,.. *�;.�. d ?', � l ®..s_ -,,r. �ar.. `y_ '.�.#,�.o++-.te� yr'-...:-.?P.,M. ., .�.y ^s. {�... sa",.-{+d. ..,r. .,...:�.y. 6 4k^r',♦-�. �+`1h:'?+��'� w.
��s i A `
•i�' wj._`, iis+�.
; Y� 't ...i t nes•
q �5.
�V
iy
JJ
S C
qr .�'^
0.1 `2`006
`u VIRGINIA t de no. _ 34=543-
Negative no(s).9808
DIVISION OF HISTORIC LANDMARKS - -
r G ; HISTORIC DISTRICT/BRIEF
SURVEY FORM
MIV/16wn/Village Hamlet Albin County Frederick
eet address or route number Route 789 U.S.G.S. Quad Winchester
Astoric name Common name
residential Building Style vernacular
Present use 18901910, C. 1900--1920,
Orivinal use residential Building Date(s)c- --c. 193C
I. Construction Materials
dwood frame
❑ brick
bond: ❑ English
❑ Flemish
❑ course American
❑ stretcher
❑ other
❑ stone
❑ random rubble
❑ coursed rubble
❑ ashlar ❑ dressed
❑ rock -laced
❑ log:
❑ squared
notching:
❑ V -no(&
❑ saddle
❑ square
❑ ctmta-cic block
❑ terra cotta
❑ steel Frame
❑ other .
❑ unsyumred
❑ hal! dovctai!
❑ full dovetail
❑ diamond
2. Cladding Material
❑ weatherboard
❑ composition siding
❑ vertical siding
dstucco
❑ hoard & batten
❑ aluminum or vinyl siding
❑ shingle:
❑ cast iron
❑ wood
❑ sheet metal
❑ ashestos
❑ enameled metal
❑ asphalt
❑ glass
❑ bricktex
❑ other
3. 9 ries (number) 2
Lid low basement raised basement
4. Bpys (number): front 3 - side (church)
M symmetrical ❑ asymmetrical
5. Roof Type
❑ shed
parapet'?
M garble
❑ pediment?
❑ parapet'?
❑ clipped end'?
❑ cross gable?
❑ central front gable?
❑ other
G Roofing Material
❑ hipped
❑ pyramidal?
❑ mansard
❑ false mansard
❑ gambrel
❑ flat
❑ parapet?
❑ roof not visible
❑ shingle
❑ composition (asphalt, asbestos, etc.)
wood
(n,
m cal
wood
seam
❑ corrugated
❑ pressed tin (sinndated shingles)
❑ the
❑ pantile ❑ flat
❑ slate
❑ not visible
7. Dormers (number) front—side
side
❑ gable ❑ pediment'?
❑ shed
❑ hipped
❑ glazed
8. Primary Porch
Style COlonial Revival
stories 1
levels full height bays 3
materials wood
description and decorative details
Tuscan columns; paneled beams in entablature.
9. General supplementary description and decoration: 1/1 windows;
story protruding bay entry w/ original door and tran
2 int. end flues; 4—light square atticwindowin Vab
10. Major additions and alterations: side porch, int. end
ome new windows; new stucco; flue.
ew front porch; rear 1—story
II. Outbuildings: German lap storage barn; frame barn.
--- ----------------------------------
12. Landscape Features: MAture trees.
13. Significance:� One ofthe olderhousesin the communi
of Albin.
Surveyed by: tate: 8/89
Leslie Giles
rt Y
_ ?
Al 7-
y�,
r
N
i Y
� S
y�
File no. 34-542
Negative no(s)9808
i:. DIVISION O HISTORIC LANDMARKS
-- ----- -
; HIS TORIC DISTRICT/BRIE
SURVEY FORM
City/ liwvn; Villa c Hamlet - - Albin -- --- - County Frederick
iaddress or route numberRoute 789 U.S.G.S. (quad Winchester
t. ric name Common name ------_.._ - ------
I'trscnt use
Building Style vernacular w/ Folk Victorian
Original uu residential
Building Datc(s) c. 1870--19001 details
-- -- c. 9T0-=1J�I6
--- 2
1. construction Materials
LJ wood frame
❑ brick
bond: OF nglish
❑ Flemish
❑ -course American
❑ stretcher
❑ other
❑ stone
❑ random rubble
❑ coursed rubble
❑ ashlar ❑ dressed
❑ rock -lined
❑ log:
Clsyuarcd ❑ unsyuanrd
notchinc: '
❑ V -notch ❑ half dovetail
❑ saddle ❑ fill do%ctail
I I square ❑ diamond
H concrete block
❑ terra cotta
❑ steel frame
I� other
2. (Madding Material
!1 weatherboard
❑ composition siding
❑ vertical siding
fstucco
❑ board & hatter
❑ aluminum or vinyl siding
❑ s1lfllfile:
❑ cast iron
❑ wood
❑ sheet flletal
❑ ashestos
❑ enameled metal
❑ aspllalt
❑ glass
❑ brlcktex
❑ mansard
Dot her
❑ false mansard
3. Storics(nunlber)
Flow basement
t4 raised basement
split level
4. Bayys (mlmher): front 3
side (church)
C� .Symmetrical
❑ asymmetrical
5. Roof 11 pe
❑ shed
❑ hipped
parapet'?
El pyramidal'?
gable
❑ mansard
❑ pediment'?
❑ false mansard
❑ parapet?
❑ gambrel
❑ clipped end'?
❑ flat
❑ cross gahic'?
❑ parapet?
❑ central front gable?
❑ roof not visible
❑ other -- -- - --
---- - - -- - - — -- - --
6. Rooling Material --_
i
f� sh n>;Ic
(composition
(asphalt, asbestos,
etc.)
❑ wood
❑ metal
❑ standing scan,
❑ corrugated
❑ pressed tin (simulated shingles)
❑ the
❑ pantile ❑ flat
❑ gkvcd
❑ slate
❑ not visible
7. I )ornicrs (nu ether): I ront ._—
side
❑ gable ❑ pediment?
❑ shed
❑ hipped
8. hrimary Porch
stvlc Colonial- Revival
stories ---1 ---- -
levels _. full bei hg_ t
— - 3--
hays
materials
description and and decorative details
Llnf Lined Doric coltunns; paneled beam entablature.
9. General supplementary description and decoration: 2/2 windows,
1/1 windows on 1st floor; 2 -story rear ell w/ side poi
and ext. end chimney; decorative brackets in eaves; 2
-irrt Qnd -flues; boxedcornice;�rigrna�eer- w/ trans(
10. Mayor additions and alterations: above.
Stucco added; 1 -story side porches enclosed.
11. Outbuildings: German lap frame garage; frame garage w/
quarters above; frame wash house(?).
12. Landscape Features: Mature trees.
13. Significance: one of the older houses in the
community of Albin.
unr�rd he: Leslie Giles
I Al
ti ► f
•', "-ti;, VW(: E N I A LINzative
to.
no(s) 9809DIVISION Ol; 1- ISTORIC LA1�J1�1Y1� RKS- - -----
t�_yy<;, I lis l U1lIC ufsTRICT/1312 E
SURVEY FORM
lvJ "`wn/ Villagcl Flamlct
r Tress or route number
mune
csent use residential
-iainal use residential
Albin
Route 789
Construction Materials
IJ wand franc
❑ brick
bond: ❑ English
❑ Flemish
❑ —_-course American
❑ stretcher
❑ other
Cl Stone
--
❑ random rubble
❑� omposition siding
❑ coursed rubble
M stucco
❑ ashlar ❑ dr"essed
❑ rock -laced
❑ log:
❑ cast iron
I-1 Squared
F1 m+srluared
notching:
❑ enameled metal
(A V -notch
❑ hall dovclail
❑ saddle
❑ full doxetail
(-) Siluarc
❑ diamond
D concrete block
❑ flat
U terra colla
❑ parapet?
❑ steel Irante
❑ roof not visible
LI other
Cladding Material
--
ealherhoard
❑� omposition siding
❑ vertical siding
M stucco
❑ hoard car hatter
❑ alunlinum or vinvl siding
❑ Shingle:
❑ cast iron
❑ wood
❑ sheet metal
❑ asbestos
❑ enameled metal
❑ asphalt
❑ glass
❑ hricktex
❑ false mansard
❑ of hcr-------
—
Countv rreaericK
II.S.G.S. Quad Winchester
Common name The Edwards House
Building Style vernacular
Ruifdiriv Date(s) mid to late 19th cent. , c
3. ries (number) 2
St
--
basement
❑ raised basement
4 Bays (number): front _2 --side
(church)
—Eyasymmetrical
❑ symmetrical
5. Itoof'lype
❑ shed
❑ hipped
parapet?
❑ pyrarnidal'r
Qgahle
❑ mansard
❑ pedimmnt?
❑ false mansard
❑ parapet?
❑ gambrel
❑ clipped end?
❑ flat
❑ cross gable?
❑ parapet?
❑ central Front gable?
❑ roof not visible
❑ other
b. Roofing Material
❑ shingle
❑ composition (asphalt, ashcstos, ctc.)
�- wood
l� ruct.+l
n~landingScant
1_1 con ugalcd
❑ pressed tin (Sinmlated shingles)
❑ rile
❑ pantile ❑ Ilat ❑glazed
❑ Slate
❑ not visible
1
7 Dornxi:s (number): liont —side _---
❑ gable ❑ pediment?
❑ shed
❑ hipped
- R. Primary Porch
stvic _ Colonial Revival
stories—1_____--.-__--- - -
levels ___ full _height - hays —6 —
materials wood , - concrete- block
description and decorative details
Short Tuscan columns on _decorative concrete block
piers; wraps around house.
9. General supplcmentary description and (Iecoration: Leaded, stain
)lass transom/1 window; transom over door; 2 -story
)rotruding side bay; louvered shutters; 2 -story rear
ring-- - ---- -- _----- ...-
10. Major additions and alterations: Colonial Revival rear wing.
L Outhuildill s: Smokehouse and outhouse w/ pyramidal roo
frame workshop w/ bricktex siding; concrete block offi,
frame garage and shop.
12. I :uulscagoc I•catures: Mature trees; low stone retaining
wallaround property.
13. Significance: One of the older houses in the community
of Albin.
Surveyed hv:I )ate: R/89
'Lesile Gil
-
Ir
D !.44
G
JA
IZ
.
'rrti •4 ti
�
� P
.•...; Y
1
Ir
D !.44
G
JA
IZ
.
i 2
v r ��• �e� � �4 rte,,.
4•
li 4p
1�
i 2
v r ��• �e� � �4 rte,,.
4•
li 4p
VIRGINIA I • do no. 34-544
,� W 4 Ne gad qvc no(s)_9808-,- 9809DIVISION OF 1 -1 -IS -
j.
HISTORW DISTRICT/ BRIE
SURVEY FORM
tv/ liiwn/Vibe/Hamlet--
c Icl rens or route number
lame
csent use church
-iginal use church
ConstructiorilM aterials
L9 wood frame
❑ brick
bond: ❑ Fnglish
Albin County Frederick
Route 789 U.S.G.S. Quad Winchester
Bethel Church Common name Faith Revival Center
❑ Flemish
❑ -course American
❑ stretcher
❑ other
❑ stone
❑ random rubble
❑ coursed rubble
❑ ashlar ❑ dressed
❑ rock -laced
❑ log:
❑ squared
notching:
❑ V -notch
❑ saddle
❑ square
D concrete block
D terra cotta
❑ steel Itamc
❑ other _
❑ unsquared
❑ hall dovetail
❑ full dovetail
❑ diamond
Cladding Material
-atherboard
❑ composition siding
:rtical siding
dstucco on bricktex
❑ hoard & batten
❑ aluminum or vinyl siding
❑ shingle:
❑ cast Iron
❑ wood
❑ sheet metal
❑ ashestos
❑ enameled metal
❑ asphalt
❑ glass
❑ hrick tc'x
❑other .---------._--
Building Style Gothic Revival
Building Date(s)c. 1870--1900
3. Stn . (number) L=5
Q low basement ❑ raised basement
4. lky. (number): from -
CJ symmetrical
5. Roof -lype
❑ shed
parapet?
gable
❑ pediment?
❑ parapet's
❑ clipped end?
❑ cross gable?
Cl central front gable?
❑ other_—
__ side (church)
❑ asynmietr ical
❑ hipped
❑ pyramidal?
❑ mansard
❑ false mansard
❑ gambrel
❑ flat
❑ parapet?
❑ roof not visible
(e Rooling Material -- -
❑ shingle
❑ composition (asphalt, asbestos, etc.)
❑ wood
Ed m al
standing seam
❑ corrugated
❑ pressed tin (simulated shingles)
❑ life
❑ pantile ❑ Ilat ❑ glazed
❑ slate
❑ not visible
7. Dormers (number):- — I -rant side
❑ gable ❑ pediment?
❑ shed
❑ hipped
8. Primary porch
style vernacular
stories 1 _-- - —
full height 1
levels _-- —g_ bays —
materials wood, concrete, stucco
description and decorative details
Pedimented 1 -bay entry portico w/ Tuscan columns
on stuccoed concrete block piers.
9. General supplementary description and decoration: 4/4 Gothic
-ched windows; Gothic louvered shutters; 8 -light roun
-ndow in front gable end; double entry; ext end flue;
)ware vent window in front gable end. _
0. Major additions and aiterdions Original 4/4 windows
rtially hidden by storm window enclosures; rear wing
bays right, 3 bays left) w/ shed roof; side parapet
w roof.- and -stucco; -3 -7 -light- cellar__wind2w.
. Outbuildings: German lap outhouse.
Landscape Features: Mature trees; gravel parking lot.
Significance: Church moved here from Old Bethel formerl;
he Poor House Road in the 1920s --1930s.
Surveyed by: Date:
Lecke Gilles
Item # 3
Carriage Park Rezoning proposal
The HRAB has been asked to review and provide comment on the Carriage Park rezoning proposal,
which has been submitted by Patton Harris Rust & Associates. The proposal seeks to rezone 45.44
acres from the RA (Rural Areas) Zoning District and MH1 (Mobile Home Community) District to
the RP (Residential Performance) Zoning District. The property is located south and adjacent to
Route 7, east and adjacent to the Blue Ridge Mobile Home Park (see location map). The applicant is
proposing to construct 165 dwelling units with an overall density of 3.59 units per acre.
While this site does not contain any significant structures, the Study of Civil War Sites in the
Shenandoah Valley, published by the National Park Service shows that the subject site is included in
the battlefield study area of the Third Battle of Winchester with portions of the site being identified
as core area (see included map and impact analysis). This area of the County corresponds to phase
two and three of the Third Battle of Winchester (see excerpts from the Study of Civil War Sites in
the Shenandoah Valley). In an effort to recognize the importance of the battlefield, the applicant has
proffered the following:
• A tree save area that is a minimum of 50' in width shall be provided along the property
frontage of Route 7 and Valley Mill Road in an effort to maintain the interpretive qualities of
the Battle of Third Winchester
• The impact analysis states that a pull off area on Valley Mill Road with a historic marker
describing the events will be provide (staff would note that this has not been proffered).
Please find attached for your information a map of the site, the impact analysis and the proffer
statement provided by the applicant. Representatives of the applicant will be available at the HRAB
meeting to provide additional information on the proposed rezoning. Staff will be seeking comments
from the HRAB on the historical elements possibly impacted by proposed development. The
comments will be included in the rezoning application package for the Carriage Park rezoning
proposal when it is submitted. A photograph of the site has been provided by the applicant.
HISTORIC RESOURCE ADVISORY BOARD
REVIEW APPLICATION
e
{
1 inn
Frederick County - 1
107 North Kent Street, Suite 202 MEETING DATE
Winchester, Virginia 22601
Telephone: (540) 665-5651
Fax: 540 665-6395 DATE STAMP
ADDRESS OF PROJECT: 2622 berrrvrite tike
PROPERTY OWNERS NAME: Carriage Place, LLC TELEPHONE NUMBER: 34U.00/,. iloo
PROPERTY OWNERS ADDRESS: 22A Ricketts Drive Winchester, VA 22601
ARCHITECT/DEISGNER: Patton Harris Rust & Associates TELEPHONE NUMBER: 540.667.2139
Description of Application: Please describe briefly the request of the application: (rezoning, master development plan,
conditional usepermit). Please be specific.
Rezoning of approximately 45 acres for single family residential use adjacent to Route 7 and Valley Mill Road.
This application is not complete until all of the following information has been provided to the Department of
Planning and Development. Please check the materials that have been submitted.
k Copy of required application as described in 1.1 (1.1.1-1.1.4)
X Description of proposed development or construction project, including proposed uses and general timeframe for
development (1.2)
X Status of any identified historic or archaeological resources on the site or adjacent to the site (e.g, located in any identified
historic area, survey area, or battlefield site or individually listed on a local, state or national historic register, relevant
infonnation on record with the Virginia Department of Historic Resources) and presence of other historic structures or
significant landscape features or archaeological sites; (1.3)
_K Photographs (color) of all historic resources on the property (1,4)
PROPERTY IDENTIFICATION NUMBER (PIN): 55-A-161, 165A, 166, 167, 168, 174, 174D, 176
Name of Applicant: Patton Harris Rust & Associates Telephone Number 540 667.2139
Address: Stre E. cad' ly Stree uite 200 City Winchester State VA Zip Code 22601
Si nature:Print Name: Patrick R. Sowers Date: QS/3Q/06
Please note that the applicant or his/her appointed representative must be present at the meeting.
Frederick County, Virginia
IMPACT ANALYSIS STATEMENT
AND REZONING APPLICATION MATERIALS
FOR
REZONING REVIEW AND APPROVAL
OF
CARRIAGE PARK
Red Bud Magisterial District
May 2006
Prepared by:
Patton Harris Rust & Associates, pc
117 E. Piccadilly Street
Suite 200
Winchester, Virginia 22601
Phone: 540-667-2139 Fax: 540-665-0493
May 2006 Carriage Park
Table of Contents
I. Application Form
II. Impact Analysis
A. Site History and Project Background
B. Location and Access
C. Site Suitability
D. Traffic
E. Sewage Conveyance and Water Supply
F. Site Drainage
G. Solid Waste Disposal Facilities
H. Historic Sites and Structures
I. Impact on Community Facilities
III. Proffer Statement
IV. Agency Comments
V. Survey Plat and Deed
VI. Tax Ticket
January 2006 Carriage Park
I.
APPLICATION
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff
Fee Amount Paid S
Zoning Amendment Number Date Received
PC Hearing Date BOS Hearing Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the Office of
the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicants:
Name: Patton Harris Rust & Associates Telephone: (540) 667.2139
Address: 117 East Piccadilly Street
Winchester, Virginia 22601
2. Property Owner (if different than above)
Name: Carriage Place, LLC Telephone:
Address: 22A Ricketts Drive Winchester, VA 22601
Winchester, Virginia 22601
3. Contact person(s) if other than above
Name: Patrick Sowers
540.662.7160
Telephone: (540) 667.2139
4. Checklist: Check the following items that have been included with this application.
Location Map Agency Comments
Plat Fees
Deed ofro
p perty Impact Analysis Statement
Verification of taxes paid Proffer Statement
11
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:
Denver Quinnelly
6. A) Current Use of the Property: Mobile Home Park. Residential & Vacant
B) Proposed Use of the Property: SF Detached & Attached
7. Adjoining Property: SEE ATTACHED.
PARCEL ID NUMBER USE
ZONING
8. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection, using road names and route numbers).
South & adjacent to Route 7, east & adjacent to Blue Ridge Mobile Home Park
2
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick County
Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick
County, Virginia. I (we) authorize Frederick County officials to enter the property for site
inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at the front
property line at least seven days prior to the Planning Commission public hearing and the Board of
Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the
hearing.
I (we) hereby certify that this application and its accompanying materials are true and accurate to
the best of my (our) knowledge.
Applicant(s) Date
Date
Carriage Park Rezoning Application
Adjoining Property Owners
Tax ID #
Name
Address
Zoning
Use
55-A-162
Ba lis Investments, LLC
2332 Middle Road, Winchester, VA 22601
RA
Residential
55-A-163
-Baylis Investments, LLC
2332 Middle Road, Winchester, VA 22601
RA
Residential
55-A-164
Robert E. & Gladdie R. Carter
1560 Valley Mill Road, Winchester, VA 22602
RA
Residential
55-A7-165
Valley Mill Farm, LC
8705 C Street, Chesapeake Beach, VA 20732
RA
Agricultural
55 -A -165D
Valley NO Farm, LC
8705 C Street, Chesapeake Beach, VA 20732
RA
Agricultural
55 -A -168A
Brian Scott Williams
2718 Berryville Pike, Winchester, VA 22603
RA
Residential
55-A-169
M ron L. & Lorie M. Ace
11240 Cleveland Avenue, Ft. Mers, FL. 33907
RA
Retail &Services
55-A-170
David Bra
P.O. Box 174, Clearbrook, VA 22624
RA
Residential
55-A-171
Three WayPartnership504
Eagle Place, Winchester, VA 22601
RA
Residential
55-A-172
William C. Whitmore, Jr. Etals
P.O. Box 550, Purcellville, VA 20134
RA
Residential
55 -A -174C
Blue Ridge Associates
2432 Berryville Pike, Winchester, VA 22603
RA
Residential
55-A-146
William D. Alexander
2663 Berryville Pike, Winchester, VA 22603
RA
Residential
55-A-147
William A.'& Maria H. Balling
111 Burnt Factoa Road, Stephenson, VA 22656
RA
Residential
55-A-159
Thomas R. Baggerly, Sr.
8904 Telford Court, Bristow, VA 20136
RA
Residential
55-A-160
William W. & Ruby Lee Beck
2851 Berryville Pike, Winchester, VA 22603
RA
Residential
55-A-174
Ph llis B. Holtkam Etals C/O ohn Bradfield
8225 Cambourne Court, Gaithersburg, MD 20877
RA
A ricultural
55-4-1B
ose h D. & Amy H. Sowers
111 Edd s Lane, Winchester, VA 22602
RA
I Residential
January 2006 Carriage Park
IIe
IMPACT ANALYSIS
January 2006 Carriage Park
SUMMARY AND JUSTIFICATION
The Carriage Park property lies wholly within the Urban Development Area (UDA) and
Sewer and Water Service Area (SWSA) of Frederick County, with direct access to eastbound
Route 7. The site is located in close proximity to the Haggerty project, which was
successfully rezoned in the past year for residential land uses. The development of the
Carriage Park property will continue to establish the development pattern in the Route 7
corridor and will provide for the integration of the project with adjacent properties should
they develop in a manner harmonious with the Comprehensive Plan.
The rezoning of the site for a single family residential development consisting of
approximately 165 dwelling units is consistent with the vision of the Comprehensive Policy
Plan, which expressly calls for suburban residential uses to predominate within the UDA.
The site is generally located in an area designated for residential land use on the Eastern
Frederick Count,V Long Range Land Use Plan map. By using available land within the UDA,
this rezoning promotes a dynamic housing market within the county's designated growth
area, reducing development pressures in the County's rural areas. The project density of
3.59 dwelling units per acre is well within the zoning guideline of 5.5 dwelling units per acre
for parcels between 10 and 100 acres.
The applicant is confident that the proposed rezoning includes a proffer program that will
appropriately and effectively mitigate the impacts of this development. The single family
residential land use envisioned for the site is compatible with the development trend
emerging in the area and is consistent with the land use policies of the Comprehensive
Policy Plan. As such, this rezoning request merits favorable consideration and approval.
aJ�
Map Features
County Boundary
Tax Map Boundary
Community Centers
George Washington National Forest
p Hamlets
Lakes/Ponds
Streams
N Sewer Water Service Area
•.•; • Urban Development Area
Roads/Transportation
� Interstates
/V Primary Highways
Secondary Roads
Named Private Roads
Unnamed Private Roads
Proposed Route 37
Railroads
Cities/Towns
Middletown
Stephens City
] Winchester
Agricultural Districts
( Double Church
IM Refuge Church
South Frederick
Zoning
[ B1 (Business, Neighborhood District)
82 (Business, General District)
B3 (Business, Industrial Transition District)
EM (Extractive Manufacturing District)
HE (Higher Education District)
M1 (Industrial, Light District)
�l M2 (Industrial, General District)
MH1 (Mobile Home Community District)
MS (Medical Services District)
R5 (Residential, Recreational Community District)
[� RA (Rural Areas District)
RP (Residential Performance District)
29. -
44Ali�
22
23
b
:een Spring
53
i
r
V _ i S.
1,01
1 ~
,
r
,r
4�
O
meg
X31
32
;33
AWi
rJain,
S
t
,�-• �,+:
@ OTS
fir
l 42'
44Ali�
3s
53
�
r
V _ i S.
4
1 ~
,
�.a 522 —
716
s
24
Rd'34
6Br4cetomn
Leetown y
Jordan Spnhgs
QAt rnt Factory
l i 56
66
H
11
:70 CARRIAGE PARK Patton, Harris, Rust & Associates, pc
Cb
y
ZONING MAP 117 E. Picadilly St. Winchester, Virginia 22601
Q VOICE: (540) 667-2139 FAX: (540) 665-0493
FREDERICK COUN7Y, KRGlN64
35
46
May 2006 Carriage Park
SITE BACKGROUND AND HISTORY
The Carriage Park property consists of 45.44 acres of land located within the UDA within the
Red Bud Magisterial District. Approximately 14.92 acres of the site are zoned MHl (Mobile
Home Community) while the remaining 30.52 acres are zoned RA (Rural Areas). Two existing
homes reside on the site, but will not pose as a hindrance to the intended development of the
property.
The site is located in an emerging residential area wherein public facilities have been installed
through prior development and are readily available for extension into the site. Available
facilities include water and sewer lines, and road infrastructure.
The requested rezoning from RA (Rural Areas) and MH1 (Mobile Home Community) to RP
(Residential Performance) will enable continued development within the UDA in accord with the
Comprehensive Policy Plan.
LOCATION AND ACCESS
The Carriage Park property is bounded by Valley Mill Road to the East, Route 7 to the North,
and Blue Ridge Mobile Home Park to the West (Figure 1). Access will provided via a single
entrance on Route 7 for right in/right out turning movements. Additionally, an interparcel
connector will be provided at the Southern boundary of the property to facilitate access to both the
adjacent parcel and ValleyMill Road in the future.
An emergency access connection will be provided between the Blue Ridge Mobile Home Park to the
West to allow two way emergency access. Current transportation planning calls for the crossover at
the Valley Mill Road intersection with Route 7 to be closed with Valley Mill relocated to eventually
intersect with the proposed Haggerty "spine road." This will allow for private ownership of the
existing one lane bridge on Valley NO Road that crosses Abrams Creek. Future extension of
Carriage Park access to Valley Mill Road may allow future interparcel access, depending on future
applicant desires should development occur to the South.
fY Y
tt G u
9 �
L� y46 r
`y-
�µ+_
*� ltr.��� e�SP,� � : t� . � e . a� - gam. ... •i #
lan
44
dti� i
ati S c� , t P .y� � A �, r� �.r �'�, �+.•`�5 � � � h 4-' 3 a
� I
Ir 2A
om
.L 1y* '' �y � �, `day"4S T- .� 'F'�i• '{�y .�� fq� . . * � � , ��._.. '
131Y Y
i
fS
of
S ii 4 �- x . ; • 3 I'. - 4 - f 4 1'� -
k
i.,kRl Y .y 1 Sy
L i
rim{ y -7
CARMACE PARS
Patton, l (u l sr RushAssociates, c
p
t c�' LOCATION MAP 117 E Pisedilly SL Winchester, Virginity 226al
VO (541) 667-20 F (540) 665-019.
FREDERICK Cf UNTr WRO1144
FlGUFi'F l
May 2006 Carriage Park
SITE SUITABILITY
The site does not contain conditions that would preclude or substantially hinder development
activities. The following table provides an area summary of environmental features:
Carriage Park Property
Environmental Features
Total Project Area
45.44 acres
Area in Flood Plain
10.50 acres
23.1%
Area in Steep Slopes
0 acres
0%
Area in Wetlands
0 acres
0%
Lakes & Ponds
0.25 acres
.01%
The General Soil Map of the Soil Survey of Frederick County,ViMini indicates that the soils
comprising the subject parcels fall under the Weikert-Berks-Blairton soil association, with the
particular geology being Martinsburg shale and slopes ranging from 3% to 25%. Such geology is
prevalent on land located east of Interstate 81 and is not identified as prime farmland by the
Frederick County Comprehensive Plan.
The site is predominantly wooded and no history of agricultural use has been identified. Two
stream channels traverse the property, including Ash Hollow Run which runs parallel to Route 7 at
the Northern boundary of the property. Ash Hollow Run flows into Abrams Creek which crosses
the Eastern boundary of the site prior to crossing under Route 7 and ultimately terminating at
Opequon Creek. Riparian buffers required by ordinance will be preserved on either side of the
stream channel. Additionally, the design of the project will respect the 100 year flood plain
associated with these stream channels (Figure 2). The majority of sensitive environmental areas
identified will be placed in permanent open space.
The National Wetlands Inventory does not identify any wetlands on the Carriage Park property,
however any potential wetlands associated with the stream channels will be located within the
project's open space. A small pond located on the Western portion of the property will be
maintained within the open space required for the development as well.
May 2006 Carriage Park
TRAFFIC
A traffic impact analysis (TIA) was prepared for this application using composite data collected from
other studies in the area as well as actual traffic counts. Using traffic generation figures from the
I.T.E. Trip Generation Manual, 7t" Edition, the TIA projects that the proposed development will
produce 1,348 vehicle trips per day (VPD). The TIA further indicates that study area roads and
intersections have the capacity to accommodate the trips generated by this project at acceptable and
manageable level of service conditions.
Access to the site will be provided via a right-in/right-out entrance on Route 7. Project generated as
well as background traffic suggests the installation of a stoplight where Route 7 intersects both
Valley Mill Road and Woods NO Road where the development of the Red Bud Run subdivision is
nearing completion. Signalization at Woods Mill Road has been proffered as part of the Red Bud
Run development and is currently under constriction. The County's Eastern Road Plan provides
for Valley Mill Road to connect with Haggerty project. Valley Mill Road's current intersection with
Route 7 will be converted to a right-in/right-out entrance. The eventual closing of the crossover at
the intersection of Valley Mill and Route 7 will move westbound project generated trips from the
Valley NO intersection to the future Haggerty spine road intersection at the existing Opequon
Wastewater Treatment Plan entrance where greater site distances and signalization provided by the
Haggerty project will provide for a safer U turn movement.
SEWAGE CONVEYANCE AND WATER SUPPLY
A 30 inch sewer main runs parallel to Valley Mill Road before following Route 7 to the Opequon
Waste Water Treatment Plant. Sewer service will be provided to the site through connection with
this main utilizing a master meter station. Using a standard rate of 200 gallons per day/dwelling
unit, it is projected that the proposed development would produce 32,200 gallons of sewer flow per
day.
Water service will be provided by connection to the existing 8 inch line that serves the adjacent Blue
Ridge Mobile Home Park. Water consumption for the project will be roughly equivalent to the
projected sewage generation of 32,200 gallons per day.
May 2006 Carriage Park
SITE DRAINAGE
Site drainage collects and leaves the site to the north and east via Ash Hollow Run and Abrams
Creek prior to draining into Opequon Creek It is anticipated that low impact development
techniques together with good erosion control practice will mitigate adverse stormwater discharge
impacts. The preservation of riparian buffers and developing with respect to the existing floodplain
will provide significant mitigation of nutrient losses. Actual specification of temporary and
permanent facilities will be provided with final engineering and will comply with all County, State
and Federal regulations.
SOLID WASTE DISPOSAL FACILITIES
The following table shows a projection of solid waste generation as a part of this project.
Unit Type
Units
Waste Generation
Total Waste (lbs)
Single Family Detached
69
12 lbs/day
828
Single Family Attached
92
9.lbs/day
828
Total 1,656 lbs
Consideration of curbside pick-up would be an improvement to solid waste issues associated with
increased dumpster use in the County.
HISTORIC SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey does not identify any structures of historic
importance on the subject site.
According to the National Park Service Study of Civil War Sites in the Shenandoah Valley of
Virginia, the subject site is included in the battlefield study area of the Third Battle of Winchester
with the northern portions of the site along Route 7 identified as core battlefield area. The
Property's location coincides with the early phases of the battle when General Sheridan's Union
troops advanced through Berryville Canyon towards Jubal Early's confederate troops just outside of
May 2006 Carriage Park
Winchester. Portions of the battlefield in the vicinity of the site, such as the adjoining mobile home
park, have lost integrity according to the National Park Service study. Recognizing the importance
of the Property's location with respect to the preliminary phases of the Third Battle of Winchester,
the Applicant has proffered to maintain the existing tree coverage on the Property within 50 feet of
the Property boundary on both Route 7 and Valley Mill Road. Additionally, a pull off area located
on Valley Mill Road with a historic marker describing the events that occurred during the Third
Battle of Winchester would compliment the interpretive qualities of the core battlefield provided by
the proffered tree save area.
IMPACT ON COMMUNITY FACILITIES
The Applicant has proffered monies in accordance with the newest Frederick County Fiscal Impact
Model to mitigate the projected fiscal impact on community facilities attributable to the proposed
rezoning. Specifically, the applicant has proffered to contribute $23,290 per single family detached
unit and $17,731 per single family attached (i.e. townhome) at the time of building permit issuance.
The total contribution is proffered to be allocated as follows:
Single Family Detached
■ Fire and Rescue:
$720.00 per unit
■ General Government:
$320.00 per unit
■ Public Safety:
$658.00 per unit
■ Library:
$267.00 per unit
■ Parks and Recreation:
$2,136.00 per unit
■ School Construction:
$19,189.00 per unit
TOTAL: $23,290.00 per unit
Single Family Attached
■ Fire and Rescue:
■ General Government:
■ Public Safety:
■ Library:
■ Parks and Recreation:
■ School Construction:
$528.00 per unit
$245.00 per unit
$503.00 per unit
$204.00 per unit
$1,634.00 per unit
$14,618.00 per unit
TOTAL: $17,731.00 per unit
January 2006 Carriage Park
PROPOSED PROFFER STATEMENT
Carriage Park Proffer Statement
PROPOSED PROFFER STATEMENT
REZONING: RZ. # : RA (Rural Areas) and MH2 (Mobile Home
Community) to RP (Residential Performance)
PROPERTY: 45.44 Acres +/-;
Tax Map Parcels 55-A-161, 55-A 165A, 55-A-166, 55-A-167,
55-A 168, 55-A 174, 55-A 176, 55-A 174D (the "Property')
RECORD OWNER
APPLICANT:
PROJE CT NAME
ORIGINAL DATE
OF PROFFERS:
REVISION DATE (S):
Carriage Place, LLC
Carnage Place, LLC
Carriage Park
January 25, 2006
February 2, 2006 May 23, 2006
The undersigned hereby proffers that the use and development of the subject
property ("Property'), as described above, shall be in strict conformance with the following
conditions, which shall supersede all other proffers that may have been made prior hereto.
In the event that the above referenced RP conditional rezoning is not granted as applied for
by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null
and void. Further, these proffers are contingent upon final rezoning of the Property with
"final rezoning" defined as that rezoning which is in effect on the day following the last day
upon which the Frederick County Board of County Supervisors (the "Board") decision
granting the rezoning may be contested in the appropriate court. If the Board's decision is
contested, and the Applicant elects not to submit development plans until such contest is
resolved, the term rezoning shall include the day following entry of a final court order
affirming the decision of the Board which has not been appealed, or, if appealed, the day
following which the decision has been affirmed on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of
any provision of the proffers. The improvements proffered herein shall be provided at the
time of development of that portion of the Property adjacent to or including the
improvement or other proffered requirement, unless otherwise specified herein. The term
"Applicant" as referenced herein shall include within its meaning all future owners and
successors in interest. When used in these proffers, the "Generalized Development Plan,"
shall refer to the plan entitled "Generalized Development Plan, Carriage Park" dated January
5, 2006 (the "GDP"), and shall include the following:
LAND USE:
1.1 Residential development on the Property shall not exceed a maximum of 165
single family dwelling units.
Page 1 of 6
Cama
ge Park Proffer Statement
1.2 The project shall be developed pursuant to an annualized phasing plan.
Certificates of occupancy for no more than 75 dwelling units shall be issued
within any twelve (12) month period, beginning from the date of rezoning
approval.
2. CONDITIONS PRECEDENT TO THE ISSUANCE OF PERMITS AND PLAN
APPROVALS:
2.1 The Property shall be developed as one single and unified development in
accordance with applicable ordinances, regulations, and design standards, and
this Carriage Park Proffer Statement as approved by the Board.
FIRE & RESCUE:
3.1 The Applicant shall contribute to the Board the sum of $720.00 per single
family, detached dwelling unit for fire and rescue purposes, payable upon the
issuance of a building permit for each detached unit.
3.2 The Applicant shall contribute to the Board the sum of $528.00 per single
family, attached dwelling unit for fire and rescue purposes, payable upon the
issuance of a building permit for each attached unit.
4. SCHOOLS:
4.1 The Applicant shall contribute to the Board the sum of $19,189.00 per single
family, detached dwelling unit for school purposes, payable upon the
issuance of a building permit for each detached unit.
4.2 The Applicant shall contribute to the Board the sum of $14,618.00 per single
family, attached dwelling unit for school purposes, payable upon the issuance
of a building permit for each attached unit.
5. PARKS & OPEN SPACE:
5.1 The Applicant shall contribute to the Board the sum of $2,136.00 per single
family, detached dwelling unit for recreational purposes, payable upon the
issuance of a building permit for each detached unit.
5.2 The Applicant shall contribute to the Board the sum of $1,634.00 per single
family, attached dwelling unit for recreational purposes, payable upon the
issuance of a building permit for each attached unit.
6. LIBRARIES:
6.1 The Applicant shall contribute to the Board the sum of $267.00 per single
family, detached dwelling unit for library purposes, payable upon the issuance
of a building permit for each detached unit.
Page 2 of 6
Carnage Park Proffer Statement
6.2 The Applicant shall contribute to the Board the sum of $204.00 per single
family, attached dwelling unit for library purposes, payable upon the issuance
of a building permit for each attached unit.
7. PUBLIC SAFETY:
7.1 The Applicant shall contribute to the Board the sum of $658.00 per single
family, detached dwelling unit for public safety purposes upon issuance of a
building permit for each detached unit.
7.2 The Applicant shall contribute to the Board the sum of $503.00 per single
family, attached dwelling unit for public safety purposes upon issuance of a
building permit for each attached unit.
GENERAL GOVERNMENT:
8.1 The Applicant shall contribute to the Board the sum of $320.00 per single
family, detached dwelling unit for general governmental purposes upon
issuance of a building permit for each detached unit.
8.2 The Applicant shall contribute to the Board the sum of $245.00 per single
family, attached dwelling unit for general governmental purposes upon
issuance of a building permit for each attached unit.
9. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS'
ASSOCIATION:
9.1 The residential development shall be made subject to a homeowners'
association (hereinafter "HOA") that shall be responsible for the ownership,
maintenance and repair of all common areas, including any conservation
areas that may be established in accordance herewith not dedicated to the
County or others, for each area subject to their jurisdiction, and shall be
provided such other responsibilities, duties, and powers as are customary for
such associations or as may be required for such HOA herein.
9.2 In addition to such other duties and responsibilities as may be assigned, an
HOA shall have title to and responsibility for (i) all common open space
areas not otherwise dedicated to public use, (ii) common buffer areas located
outside of residential lots; (iii) common solid waste disposal programs, if they
decide to use a commercial collection company, (iv) responsibility for the
perpetual maintenance of any street, perimeter, or road buffer areas, all of
which buffer areas shall be located within easements to be granted to the
HOA if platted within residential or other lots, or otherwise granted to the
HOA by appropriate instrument and (v) responsibility for payment for
maintenance of streetlights.
Page 3 of 6
Carriage Park Proffer Statement
10. WATER & SEWER
10.1 The Applicant shall be responsible for connecting the Property to public
water and sewer, and for constructing all facilities required for such
connection. All water and sewer infrastructure shall be constructed in
accordance with the requirements of the Frederick County Sanitation
Authority and the Frederick Winchester Service Authority.
11. ENVIRONMENT:
11.1 Stormwater management and Best Management Practices (BMP) for the
Property shall be provided in accordance with the Virginia Stormwater
Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 which results
in the highest order of stormwater control in existing Virginia law at the time
of construction of any such facility.
12. TRANSPORTATION:
12.1 Transportation improvements shall be designed and constructed consistent
with the study entitled "A Traffic Impact Analysis of the Carriage Park
Property," prepared by Patton Harris Rust & Associated, dated May 6, 2005
(the "TIN). The Applicant shall privately fund all transportation
improvements required of this project.
12.2 New access points to the Property from Route 7 shall be limited to a single
right -in right -out access point in the location depicted on the GDP. Said
entrance shall include an eastbound deceleration lane and shall meet all
applicable County and State regulations. (See 1 on GDP)
12.3 Applicant shall provide an inter -parcel connector in the location depicted on
the GDP to facilitate integration of the Property with future development.
(See 2 on GDP)
12.4 The Applicant shall provide a private, gated connection between the internal
road network for the project and the existing road network in the adjacent
Blue Ridge Mobile Home Park for emergency access in the location depicted
on the GDP. (See 3 on GDP)
12.5 The Applicant shall enter into an agreement with the Virginia Department of
Transportation that is binding for a period of five years from the date of final
rezorun� approval with ano tion for an additional five years for the
installation of a left turn lane for Westbound Route 7 at the intersection of
Route 7 and Woods Mill Road. If or when, in the opinion of VDOT, the
turn lane is required, the Applicant shall construct a left turn lane at said
intersection within 180 days of receiving written notice from the Virginia
Department of Transportation.
Page 4 of 6
Carriage Park Proffer Statement
12.6 The Applicant shall enter into an agreement with the Virginia Department of
Transportation that is binding for a period of five ears from the date of final
rezoiun� approval with an option for an additional five years for the
installation of an extended left turn lane for Eastbound Route 7 at the
intersection of Route 7 and Valley Mill Road to lengthen the existing turn
lane located at the intersection. If or when, in the opinion of VDOT, the
turn lane is required, the Applicant shall construct a left turn lane at said
intersection within 180 days of receiving written notice from the Virginia
Department of Transportation.
13. HISTORIC RESOURCE PROTECTION
13.1 A tree save area that is a minimum of 50 feet in width shall be provided
along the Property frontage of Route 7 and Valley Mill Road in an effort to
maintain the interpretive qualities of the Battle of Third Winchester.
Crossing, clearing, or grading of said tree save area shall be prohibited except
for the single proposed entrance and any necessary utilities.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Page 5 of 6
Carriage Park Proffer Statement
Respectfully submitted,
Carriage Place, LLC
Title:
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day
of , 2006, by
My commission expires
Notary Public
Page 6 of 6
1� ( r' 1. r'�^,i I � r ..� t� � � � `� �E- �_`i 1, ra ,�"- `._� � j - �, \, ��`\ .�J����1! �� �-,.,. �.•-�''
r {
' \. it ,• ` ,i `
N`
1
♦
E
F
i
_
site, Acliss
_..
�J
tal
ency Acca c -
r
o
-
--'6j SINGLE FAMIRY
DETACHED
DS
\ Z
r
! 92 SINGLE FAMIRY b_ \
\\' -
�ATTA HED (T9WNHOMES'
C
,
\L
_
!
,
CARRIAGE PARK
Patton, Harris, Rust & Associates, pc
GENERLIZED DEVELOPMENT PLAN
117 E. Picadilly 5t. Winchester, Virginia 22601
O
Q
VOICE: (540) 667-2139 FAX: (540) 665-0493
FREDERICK COUIV rK 1IRGINIA
CIVIL WAR SITES IN THE SHENANDOAH VALLEY OF VIRGINIA
OPEQUON OR TmRD WINCHESTER
(19 SEPTEMBER 1864)
County: Frederick, VA and City of Winchester
General Location: Area east of Winchester from I-81
along Berryville Pike (VA 7) to Opequon Creek. Also
combat north of Red Bud Run W to USI 1. Stephenson's
Depot. Star Fort. Collier Redoubt.
Size of Study/Core Areas: 11,670/4,914 acres
GIS Integrity of Study/Core Areas: 54/47 percent; Fair/
Poor
Field Assessment of Study Area Integrity: Poor
USGS Quadrants: Winchester, Stephenson
Campaign: Sheridan's Valley Campaign
Principal Commanders: [c] Lt. Gen. Jubal Early; [u] Maj.
Gen. Philip Sheridan.
Forces Engaged: [c] Four divisions (Gordon, Rodes,
Ramseur, Breckinridge/Wharton), two cavalry divisions
(Fitz Lee, Lomax), about 15,200; [u] Three infantry corps
(Wright, Emory, Crook), cavalry corps (Torbert), about
39,236.
Casualties: [c] 3,611 (226k/1,567w/1,818m&c); [u] 5,018
(697k/3,983w/338m).
Significance: Opequon or Third Winchester (fought 19
September 1864) was the largest and most desperately
contested battle of the Civil War in the Shenandoah
Valley, resulting in more than 9,000 casualties. The battle
was a turning point of the war in the Valley, marking the
rise of Sheridan and the decline of Confederate power.
Sheridan defeated the Confederate army again three days
later at Fisher's Hill (22 September), forcing it to retreat
up the Valley to near Waynesboro. The CS army of Lt.
Gen. Jubal A. Early suffered about 23 percent casualties.
Casualties for the larger Union army under Maj. Gen.
Philip Sheridan exceeded 5,000, nearly 20 percent. The
Union XIX Corps sustained 40 percent casualties (2,074
93
men) and lost every regimental commander during its
assaults on the Middle Field and Second Woods. The
most severe fighting and casualties occurred in the large
parcel east of I-81, north of rte. 7, west of rte. 656, and
south of rte. 661. The Middle Field ranks with some of the
most sanguinary fields of the Civil War, witnessing more
than 3,000 casualties. CS general Robert E. Rodes and US
general D. A. Russell were both killed within a few
hundred yards of the Dinkle Barn site at the entrance to
Winchester Mall.
DESCRIPTION OF THE BATTLE
Phase One. US Advance (19 September): Maj. Gen.
Philip Sheridan's army advanced from the vicinity of
Berryville on the Winchester -Berryville Pike about 0200
hours, 19 September 1864. At earliest light, Brig. Gen.
James Wilson's cavalry division crossed the Opequon at
Spout Spring and advanced through a defile known as
Berryville Canyon, followed by the US infantry (VI Corps,
XIX Corps, and Crook's corps). At the canyon's mouth
the cavalry met the first elements of Maj. Gen. Stephen
Ramseur's CS division and drove them back on their
supports. Johnston's brigade deployed across the pike and
held back the Union advance, while the rest of the division
came into line to cover the Berryville Pike and Senseny
Road farther to the south. The US cavalry launched
several mounted and dismounted charges, driving the CS
infantry back about 150 yards to the vicinity of the Dinkle
Barn. Here Ramseur stiffened his defense with artillery,
and the US cavalry withdrew as its infantry began to
deploy. Wilson's division moved to cover the US left flank
where it remained for the rest of the battle.
Phase Two. Cavalry Action: About 0200 hours Brig. Gen.
Wesley Merritt's cavalry division of three brigades (Custer,
Devin, Lowell) advanced toward Seiver's and Locke's fords
from the vicinity of Berryville. Their crossings were
resisted by Brig. Gen. John McCausland's cavalry brigade
dismounted behind barricades. The Reserve brigade
(Lowell) pushed across at Seiver's Ford against fitful
opposition. Custer's brigade met heavier resistance at
Locke's Ford and made several mounted charges before
securing a foothold on the western bank. By 0800 hours
both wings were across the creek, but the cavalry did not
advance for several hours. About 1030 hours,
McCausland's skirmishers withdrew, and Merritt's
division moved cautiously forward. Waiting for them was
CIVIL WAR SITES IN THE SHENANDOAH VALLEY OF VIRGINIA
Wharton's infantry division about a mile west of the fords,
deployed across the roads in woods and behind stone
fences. About 1100 hours, the US cavalry began testing
the CS defenses with skirmishers and artillery. Custer
launched one mounted attack but was quickly repulsed.
About noon, Sheridan's main infantry attack was under-
way, and Wharton's division withdrew to cover the CS left
flank on the Valley Pike north of Winchester. Merritt
continued forward along Charles Town Road. Custer
followed the line of the Winchester & Potomac Railroad.
About 1400 hours Merritt's division converged with
Averell's cavalry division on the Valley Pike near
Stephenson's Depot. (See phase seven.)
Phase Three. Deployment of US Infantry: In the mean-
time, the Union infantry bogged down in the narrow
confines of Berryville Canyon, dashing Sheridan's hopes of
quickly taking Winchester and defeating the CS army in
detail. Maj. Gen. Horatio Wright's VI Corps of three
divisions (Getty, Ricketts, Russell) emerged from the
canyon in order. Getty's division deployed south of the
pike with its left flank resting on Abrams Creek Ricketts'
division formed north of the pike on Getty's right and
extending to Redbud Run. Russell's division was held in
reserve. The XIX Corps of two divisions (Dwight and
Grover) did not begin crossing until after 0900 hours and
eventually deployed north of the pike into the First
Woods, connecting with Ricketts' right. Sheridan
established his headquarters near the Berryville Pike,
probably south of the road on the Eversole Farm. As the
US infantry deployed, the CS batteries opened a furious
fire from behind the Dinkle Barn. Union batteries swung
into action on both sides of the pike to engage the CS
guns.
In the meantime, Lt. Gen. Jubal Early concentrated his
scattered divisions. Rodes' division, marching from near
Stephenson's Depot, deployed to the left and rear of
Ramseur's division in the West Woods. Gordon's division
extended the line across the Hackwood Farm to Redbud
Run. Wharton's infantry and Fitz Lee's cavalry division
drew a line across the Valley Pike north of town near
Stephenson's Depot. CS batteries deployed on high
ground along Baker Lane north and south of the West
Woods, and north of Redbud Run. Skirmishing contin-
ued along Ramseur's front.
Phase Four. Fighting in Middle Field: At 1140 hours, a
US signal gun boomed and Grover's division of four
94
brigades (Birge, Molineux, Sharpe, and Shunk) launched
its attack from the First Woods across Middle Field
toward the Second Woods behind which Gordon's
division waited. CS horse artillery north of Redbud Run
played havoc with the flanks of Grover's attacking line.
Birge's brigade reached the woods, driving back skirmish-
ers, but then came up against Gordon's main line and
were staggered. Sharpe's brigade came up on Birge's left,
and the fighting became desperate. The Confederate line
broke, falling back across the Hackwood property. Seven
CS cannon in the Hackwood Lane fired canister
pointblank into the US attackers, throwing them back.
Gordon now launched a counterattack with two brigades,
driving Birge and Sharpe out of the Second Woods and
back across Middle Field. Grover ordered Molineux to
advance and plug the gap that had opened between Birge
and Sharpe. The firing was so intense that Molineux's
flanks seemed to "melt away." Shunk's brigade was
thrown forward to bolster the wavering Union line,
coming in on Molinewes right rear. Shunk closed to
within sixty yards of the CS line in the Second Woods.
The two lines delivered pointblank volleys into each
others' ranks. Gordon again counterattacked, and the
Union attack collapsed. The wreckage of Grover's
division went streaming back across the Middle Field to
the safety of the First Woods. The CS horse battery
(Breathed) north of Redbud Run again worked execution
among the retreating division. Every regimental com-
mander in Grover's division was killed or wounded;
casualties totaled nearly 1,500. Beal's brigade of Dwight's
division deployed in the treeline at the east end of the
Middle Field and advanced into "that basin of Hell" to
stem the retreat. Gordon's men waiting along the treeline
of the Second Woods laid down a murderous fire. The
Union brigade did not reach within 200 yards of the
Second Woods before being pinned down. They ex-
pended all of their ammunition before retreating back to
the First Woods. The 114th New York suffered casualties
of 60 percent (188 of 350 effectives). McMillan's brigade,
personally directed by Corps commander Maj. Gen.
William Emory, advanced. They reached a shallow ravine
about 200 yards from the Second Woods, where two
regiments (8VT and 12CT) clung on for nearly two hours.
By 1300 hours, the main thrust of the XIX Corps attack
was blunted and its ranks decimated. By 1400 hours,
firing on this end of the field sputtered out from sheer
exhaustion.
MAP 35: OPEQUON INTEGRITY - 1991
(Numbers keyed to battle phases)
View of Property frontage along Route 7. Photo taken at Valley Mill Road Crossover.