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Home My WebLink About018-90 Stephens Ridge - Opequon Dist. - BackfileRECEIPT NO 022628 AMOUNT DUE AMOUNT PAID $ 4Ss� 2S BALANCE DUE PAID BY CASH EJ-4EC. I G ❑ OTHER FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT P.O. BOX 601 • 9 COURT SQUARE WINCNE:;TER, VIRGINIA 22601 • (703) 665-5651 ` DATE -T. r yr c I I RECEIVED FROM ADDRESS _ THE SUM OF 4— /} $ DOLLARS �J ✓ ` [�1 FOR x sip ac% L o Su q; ,1e F>^�n . V baspl4me BY DAY -TIMERS RE -ORDER No. 3221 — Printed in USA l 4 SITE PLAN CHECKLIST The application is not complete if the following are not present: 943-90 1. Two sets of comment sheets from the following agencies along with any marked copies of the plan; JJ� VDOT � _ City of Winchester Co. San. Auth. -,j'd3.Co. Hlth. Dept. Inspections Dept. 543 Parks & Rec. Fire Marshall 343 Airport Authority SZ,10 2. 2 copies of the Site Plan application 3. 5 copies of the plan on a single sheet 4. 1 reproducible copy of the plan (if required) 5. a 35mm. slide of the plan (if required) * One copy of the application and comment sheets, two copies of the plan and the marked plans from the review agencies should be enclosed in a package which will be forwarded to the County Engineer. TRACKING DAT V O Application Received ,3-a7gL Site Plan forwarded to Consulting Engineer 3-a3�o Review/Invoice received from Engineer go ee Paid (amount $ J449a'70�P OD a' 1AA -70 i la . 21 Qc. � �D cre) f ( � Site Plan heard by Planning Comassicn V (if required) \ '011: _ Final Site Plan submitted with review agency, Planning Commission, and staff comments addressed. 1� CO"VTY OF FREDERiCK. VIRGIf� DEPARTMENT OF INSPECTIONS / Caller S.7 CM Sferl Time Called Phone No. M Date Called ftw� Time Requested _ASAP Date Requested A6%-%*kP Received By g/1 C +0 S, Ce �� Date of Inspection -dOp % PERMIT HOLDER NAME RT. NO. Lot No. SEC. No. SUBDIVISION S4Epkrt Roll r STREET NAME 1? ,J6 iFJN c 1A Au. DIRECTIONS -7 tAer ,— ,I -- Si 'fa % BUILDING NO. e C-C `�.c' �� 2 %% —PLUMBING NO. INN F-f IAIA ?I J4 c fV/l r d �� "e a�gl�� fe ELECTRICAL NO. PERMIT FOR: Type of Inspection Residential Footers Slab Water Sewer Rough Plumbing Groundworks Other: Time In: 3 `' MECHANICAL NO. SIGN NO. DISTRICT /i144PS " - " ■ �� Commercial . -� so'-I'� �,w pwt IIc: N, ��f . n) Setbacks: FR BK L R So �• 341 Draintile Gas Fire -up Final Electrical Service Framing Final Mechanical Rough Electric Final Site Plan �� 1,70 Rough Mechanical Final Building Fire Marshall Gas Piping/Test Final Plumbing Special/Complaint Temperature �� I ` Cut in No. Time Out: y D S Weather01 CEO_ Results: Approved Rejected Comments: 114EE6.0 CA, 0 le ��.�✓ 1'��'�/6Po 6<<� ar£ f� ZA:�- h P ; q�; L /-f.�cl �o�,�-�i L✓i // %Os�' j�� t vil 4i a s G �.-��Z Signature Date o7 z -�o0101' /. Jeremy - Glen Russell has requested his Cos for a block of townhouses in Stephens Ridge. This is an older development that the remaining townhouses have recently been constricted. Please conduct an inspection to confirm that the site plan elements are completed. I would suspect you'd just be looking for parking lot completion. Karen H00000ver has the Cos. Thanks. Lot 48-52 addressed as follows: 502 Ridgefield Avenue 504 506 508 510 512 -Eric 0 r i COUNTY of FREDERICK August 2, 1994 Mr. David B. Holliday Holliday Construction, Inc. P.O. Box 2715 Winchester, Virginia 22604 Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 RE: Phase I Site Work For Stephens Ridge Townhouse Development Dear Dave: The purpose of this letter is to provide you with information regarding the remaining site work for Phase I of the above referenced project. The outstanding site work was determined during an inspection of this development on July 28, 1994. Matthew Hott, Superintendent of Parks, and Theresa Seitz, Stephens Ridge Homeowners Association President, participated in this inspection. Phase I of Stephens Ridge was approved for the development of 29 townhouses. This number of townhouses requires two recreational units. The approved site plan calls for a tot lot and a volleyball court for Phase I. However, according to Theresa Seitz, the Homeowners Association has met with you and has determined that a tot lot and a half basketball court would be appropriate to meet the recreational requirements. Currently, one tot lot has been provided for Phase I and grading work has commenced for the half basketball court which is located beside townhouse unit #12. The current state of the whirl and the spring animals requires some maintenance to ensure safety. Theresa Seitz said that the Homeowners Association would complete that work; therefore, it would be appropriate to allow them to utilize some of the fill dirt that is being excavated to accomplish this. Enclosed is a copy of the specifications for a half basketball court. This information was provided by Matthew Hott, and will meet the requirements for this recreational unit. Please contact Matthew if you have questions regarding the specifications, or to schedule an inspection once this facility is installed. You may reach Matthew at 665-5678. The approved site plan also calls for landscaping throughout portions of Phase I and Phase II. Theresa Seitz said that you planned to provide the Homeowners Association with funding to accomplish this part of the required site improvements. The approved site plan calls for the planting of double rows of evergreens, spaced ten feet apart, throughout various locations in this development. The evergreens that are indicated on the approved site plan are located based on this ten foot spacing requirement. Therefore, providing money to the homeowners association to purchase the number of evergreen trees indicated on the approved site plan will meet this requirement. 9 North LOUdoun Strcet P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 0 0 Page -2- Holliday Letter August 2, 1994 Finally, there is outstanding storm water management work that needs to be complete. It is my understanding that you have met with H. Edward Strawsnyder, County Engineer, to determine these requirements. Our department will ask Ed to inspect and approve these improvements once they are complete. Please contact Ed Strawsnyder once this work is complete (665-5643). The completion of these three items will accomplish the required site improvements for Phase I of the Stephens Ridge Townhouse development. Please contact me if you have any questions regarding this letter, or if I may provide you with further information. Sincerely, Evan A. Wyatt Planner II EAW enclosure cc: H.E. Strawsynder, County Engineer Matthew Hott, Superintendent of Parks Theresa Seitz, Stephens Ridge Homeowners Association President I. 4'D �x Yoe Specifications for a basketball court The scope of this project shall be to provide and install all materials and labor needed to construct sketball cnuri- - LI II. Specifications shall be as follows: 0 x asphalt basketball court Latex-ite Color Finish or eqqual to Latex-ite Acrylic Filler; (2) 1/8" coats* Wearing course, type S-5, 2" thick Aggregate base course VDH&T:Type 1, Size 21A, 4" thick Subgrade undisturbed or' -compacted *Latex-ite acrylic patch -binder to be used as necessary in low spots. Latex-ite "Blue" to be used in keys, center jump, and and out of bounds. Latex-ite "Sand" to be used in other areas. Latex-ite "White" line paint to be used on all lines. All lines to be 2" in width except neutral zone marks which are 2" by 8" deep. All Latex-ite coating and paint to be applied as per manufacturers instructions. Slope -court should be no less than 1% and no more than 2% on final grade. LAW OFFICES OF EDWARD F. GRECO, RC- A PROFESSIONAL CORPORATION PHILLIPS BUILDING 109 EAST MAIN STREET EDWARD F. GRECO FRONT ROYAL, VIRGINIA 22630-3393 KIMBERLY M. ATHEY (703) 636-8497 CARTER B. FOULDS FACSIMILE (703) 636-4408 CLIFFORD L. ATHEY. JR. July 11, 1994 NILS G. PETERSON OF COUNSEL County of Frederick Department of Planning & Development 9 North Loudoun Street Winchester, Virginia 22601 Re: Failure to Comply with Site Inspection of May 13, 1993 at Stephen's Ridge Townhouse Development in Stephens City, Virginia. Dear Sir or Madam: Our firm is representing the Homeowner's Association for the Stephens Ridge Townhouse Development, located near Stephens City, Frederick County, Virginia. One of your Planners, Evan A. Wyatt, conducted a site inspection of this development on May 13, 1993. By letter dated June 15, 1993, directed to Bob Hodges of Ryland Homes, who was then the builder of the subdivision, with a copy to David Holliday, who was then and continues to be the developer of the Stephens Ridge Townhouse Development, your office listed the required improvements within the developed townhouse section. (See attached letter with list included) By an agreement between Ryland Homes and Mr. Holliday, Ryland is no longer involved, to the best of our knowledge, in the development. Mr. Holliday has never, to the best of our knowledge, performed any of the required improvements within the developed townhouse section. We are requesting that you bring appropriate action to force compliance with the requirements of your site inspection, or inform this office of the appropriate procedures which we may undertake in order to force compliance. We understand that there is a performance bond in this matter, and we may well need to request forfeiture of this bond in order for the development to meet code requirements. I am also attaching a copy of the letter which we have sent to Mr. Holliday in this matter to familiarize you with the entire situation. I will be calling you soon. With best wishes, CLA/clh Enclosures Sincerely, Cliffa L. 'A�hey, Jr`. / , cc: M. Theresa Seitz • COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 June 15, 1993 Ryland Homes Attn: Mr. Bob Hodges 4515 Daly Drive Chantilly, VA 22021 RE: Mav 13, 1993 Site Inseection of Stephens Ridge Townhouses Dear Mr. Hodges: This letter regards the above referenced site inspection. The following items are required improvements within the developed townhouse sections: `1 Provide signage for Township Court. '"2) Additional pine trees are required behind Units #1-012. 1 � Disabled parking space between Units #8-#9 needs striped. 4-) Provide additional rip -rap for RCP between Units #20-#21. 5) Provide rip -rap by CMP beside Unit #13. 6) Provide pine trees on NE side of Unit #12. 7) Stripe 36 parking spaces along Township Court in front of Units #26-#29, and in parking area on NE side of Unit #12. Install required volleyball courr. f, Provide signage for the Township Court/Greenwich Drive intersection. 10) Provide pine trees on the berm located on the south side of Greenwich Drive across from the tot lot. 11) Stabilize graded areas on both sides of Greenwich Drive _ between Units #47-#48. (12)` Provide signage for Greenwich Drive/Ridgefield Avenue intersection. 13) _Asphalt and stripe regular parking spaces and disabled parking spaces between Units #54-#59 and Units #86-#91. 14) Provide pine trees on NE side of Unit #91. Please contact me if I may answer any questions regarding this letter. Sincerely, Evan A. Wyatt Planner II cc: Mr. Dave Holliday 9 North Loudoun Street P.O. Box 601 Winchester' V"�"??601 Winchester. VA ??604 ATTENTION STI;PHF?PIS HOMEOWNERS Guess who hasn't; paid their homeowners dues? ]have Holliday, our developer, is currently 5 months or $6000 behind in payment. of his dues. Seven phonecalls, on seven different; days were made to Dave Holliday during the month of January, he never responded. ])ave Holliday called Genus Realty, Our HOA Management Company, to set up a meeting for April. One of the reasons for this meeting, according to CiCi Brayton of Genus Realty, is for Dave Holliday to somehow amend the IIOA covenants so that he will no longer be responsible for paying dues. If this information troubles you, read on. . . According to an associate of ]Dave Holliday's, no new builder has been found to finish our development. An unfinished development is helping to drive down our property values. If Dave Holliday's unpaid dues, lack of response to homeowners, and inability to find a new builder to complete the development doesn't; bother you, there is more. . . Fredrick County Dept of Planning and ]development conducted a site inspection on 5-13-93. A letter was written to Ryland Homes, copy to Dave Holliday, outlining 14 reguire_d improvements within our development; (Attachment I). Approximately 64% of the items remain unfinished. Mr. Holliday's lack of response to the county only further reinforces his apparent lack of concern for our development. In conjunction with required improvements, it should noted that. many of us were told that eventually our roads would be taken over by Frederick County for upkeep. This is an inaccuracy. Because we have "direct -access parking" the upkeep of our, streets will always remain our responsibility. We can take some comfort in the fact that a $100,000 Performance Bond exists. Basically what this means, is that should Dave Holliday declare bankruptcy, the county can use the Performance bond money to complete required improvements. Your level of comfort will drop significantly when you find out the $100,000 Performance Bond covers several of lave Holliday's real estate projects, and can be doled out on a first -come, first -serve basis. Your comfort level Will almost evaporate when you realize if the money is spent and there are improvements still required, the financial deficit could fall on the shoulders of the homeowners. As if this isn't; enough, our situation is further compounded by the fact that Genus Realty intends to terminate their relationship with the Stephens Ridge development. Although many of the homeowners have been dissatisfied with the service, or lack thereof, provided by Genus Realty, their pulling out leaves us in a very compromising position. According to CiCI Brayton, our 1993 year-end financial status was a deficit of $2028. We have since incurred bills for snow removal and trash pick-up for the months of January and February, plunging us deeper in debt. • • Page 2 This is not the ideal scenario for us, the homeowners, to take over the reigns and run the Homeowners Association. So, what can we do about; the unpaid dues, lack of response, unfinished improvements, and Genus Realty's intent to terminate . . . 1. The first and most important. action each homeowner can take is to Ret informed and met involved. Know your rights! 2. A letter is on its way to Frederick County Planning requesting a second site inspection and follow-up to their first; letter. We want to assure that we are the first served should the Performance Bond monies come into play. 3. According to the Stephens Ridge Covenants Article VI, Section 8 Remedies ofthe _ Association in the -Event _of De_fa_u_1t_, If any assessment is not paid within 30 days after the due date, the assessment shall bear interest from the date of delinquency at the rate of 8% per annum, the Association may bring an action at; law against the owner personally obligated to pay the same, and/or foreclose the lien against the property, and interest, costs and reasonable attorney's fees of any such action shall be added to the amount; of such assessment. Two homeowners are meeting with an attorney on 3-29-94 for a free consultation to clarify our rights. We need to know, per the paragraph above, what exactly does "action at laii" mean? Can we file a lien on ]have Holliday's property and exact payment of dues, plus the 890 interest, plus costs and reasonable attorney's fees? 4. Finally, if a meeting is called in April GO, or at least. send your proxy. --- Article X_,_ S_ectio_n3_ Amendments - The covenants and restrictions of this ])eclaration may be amended in whole or in part, provided _t_h_at any such amendment shall during the first 20 year period have the assent of at least 90% of the lot Owners, and thereafter any amendment shall have the assent of 75% of the votes of the lot owners. . . ]Dave Holliday represents 5610 of the votes. We can make a difference! The following homeowners have been informed and are involved up to this point, please join them. Call them with any questions, issues, or concerns, and let them know if you want to get involved. Diane Tate 869-1053 Frank & Theresa Seitz 869-9611 Jim Moore 869-3917 Linda & Joe I)eLozier 869-2185 Jan Corsnitz 869-6557 Tim & Lori Gunter 869-0016 G]?T INVOLVE]) GET INVOLVE]) GET INVOLVE]) GET INVOLVI;I) WK rj • STEPHENS RIDGE HOMEOWNERS ASSOCIATION BY-LAW AMENDMENT AGREEMENT The Stephens Ridge Homeowners Association By -Laws are hereby amended to include a Class T Membership. Class T Class T membership shall be a temporary membership status reserved for any Class A member, that formerly held a Class B membership status. Any Class T membership shall exist for a period not less than six (6) months, but not more than one (1) year. This status shall become available May 01, 1994. Class T membership shall have all privileges and responsibilities of a Class A member with three (3) exceptions. The Class T member will be entitled to half (2) a vote for each lot in which they hold interest required for membership by Article III (Membership). The maximum annual assessment paid by a Class T member for each lot shall be fifty percent (50%) of the maximum annual assessment paid by a Class A member. If any assessment is not paid within thirty (30) days after the due date, the assessment shall bear interest from the date of delinquency at the rate of twelve percent (12%) per annum. The Association may bring an action at law against the Owner personally obligated to pay the same, and/or foreclose the lien against the property, and interest, costs, and reasonable attorney's fees of any such action shall be added to the amount of such assessment. Class T membership will immediately terminate and revert to a Class A membership should any of the Conditional Improvements listed on Attachment A, remain incomplete after August 31, 1994. In witness, whereof, for the purpose of amending the Stephens Ridge Homeowners Association By -Laws, we the undersigned, representing the Stephens Rid e Homeowners Association and Top of Virgin a:.;tievelopmen orporation, have hereunto set o,uf:" hands this day of1994. M. T eresa Seitz \ Pr si ent Stephens Ridge HomeoV4-e-is Assoc. Did 3<' Holliday / President Top of Virginia Corporation Development The foregoing instrument was acknowledged before me this _;_ TH day of 114�, 1994 by David B. Holliday, President, Top of Virginia Development Corporation, and M. Theresa Seitz, President, Stephens Ridge Homeowners Association My Commission Expires 5'31'98 0, Notary Public '..._ . , O+ 0 • STEPHENS RIDGE HOMEOWNERS ASSOCIATION BY-LAW AMENDMENT AGREEMENT ATTACHMENT A Conditional Improvements 1. Additional pine trees behind Units #1-#12. 2. Disabled parking space between Units #8-#9 needs striped. 3. Provide additional rip -rap for RCP between Units #20-#21. 4. Provide rip -rap by CMP beside Unit #13. 5. Provide pine trees on NE side of Unit #12 6. Stripe 36 parking spaces along Township Court in front of Units #26-#29, and in parking area on NE side of Unit #12. 7. Install required lz basketball court. 8. Provide pine trees on the berm located on the south side of Greenwich Drive across from the tot lot. 9. Stabilize graded areas on both sides of Greenwich Drive between Units #47-#48. 10. Stripe regular parking spaces and disabled parking spaces between units 454-#59 and Units #86-#91. 11. Provide pine trees on NE side of Unit #91. 12. Re -distribute gravel on Ridgefield Avenue, unpaved area. 13. Bury/remove piles of concrete curbing, pipe, etc. f LAW OFFICES OF EDWARD F. GRECO, PC. A PROFESSIONAL CORPORATION PHILLIPS BUILDING 109 EAST MAIN STREET EDWARD F. GRECO FRONT ROYAL, VIRGINIA 22630-3393 NILS G. PETERSON OF COUNSEL KIMBERLY M. ATHEY (703) 636-8497 CARTER S. FOULDS FACSIMILE (703) 636-4408 CLIFFORD L. ATHEY, JR. July 11, 1994 Top of Virginia Attn: Dave Holliday P.O. Box 3276 Winchester, Virginia 22601 Re: Stephen's Ridge Homeowner's Association Dear Mr. Holliday: Our firm is representing the Stephens Ridge Homeowner's Association. On May 25, 1994, the By -Laws of the Homeowner's Association was amended pursuant to your request for such amendment, changing your financial responsibility for lots which you own in the Stephens Ridge Development from $ 1,200.00 in maintenance fees per month to $ 600.00 maintenance fees per month. This reclassification of your membership in the Homeowner's Association from a Class A membership to Class T membership was very generous, as far as I am concerned, showing good faith on the part of the Stephens Ridge Homeowner's Association, acting through its President, M. Theresa Seitz. In consideration for this overly generous concession on the Homeowner's Associations part, you were to complete the following improvements by August 31, 1994. You will note the following clause in the amendment, "Class T membership will immediately terminate and revert to a Class A membership should any of the conditional improvements listed on Attachment A remain incomplete after August 31, 1994". Attachment A, Conditional Improvements, lists the following improvements which you are obligated to perform before August 31, 1994 in order to maintain Class T membership privileges: 1. Additional pine trees behind Units #1-#12. 2. Disabled parking space between Units #8-#9. 3. Provide additional rip -rap for RCP between Units #20 and #21. 4. Provide rip -rap by CMP beside Unit #13. 5. Provide pine trees on NE side of Unit #12. 6. Stripe 36 parking spaces along Township Court in front of Units #26-#29, and in parking area on NE side of Unit #12. 7. Install required 1/2 basketball court. � '1 • 0 July 11, 1994 Page 2 8. Provide pine trees on the berm located on the south side of Greenwich Drive across from the tot lot. 9. Stabilize graded areas on both sides of Greenwich Drive between Units #47-#48. 10. Stripe regular parking spaces and disabled parking spaces between Units #54-#59 and Units #86-#91. 11. Provide pine trees on NE side of Unit #91. 12. Re -distribute gravel on Ridgefield Avenue, unpaved area. 13. Bury/remove piles of concrete curbing, pipe, etc. Mr. Holliday, as I am sure you realize, maintaining Class T membership and the decrease in maintenance fees accompanying it may well be in your best interests, therefore be on notice that if these improvements are not completed by August 31, 1994, your membership status will revert to Class A membership, and your road fees will increase accordingly. In addition, it is also my understanding, that pursuant to a site inspection on 05/13/93 conducted by Evan A. Wyatt, Planner II, of the County of Frederick, Department of Planning and Development, the first eleven improvements which you agreed to in the By -Law Amendment Agreement were required by Frederick County in order to approve the Stephens Ridge Townhouse Development. Needless to say Mr. Holliday, the Homeowners in the Stephens Ridge Development have waited long enough for these improvements to be completed, and although we have committed to allowing you until August 31st of 1994 to complete improvements which were previously required by law, we would suggest that good faith completion of these amenities long before the August 31st deadline would be in the best interest of all the parties involved. Because of the delay in completing the improvements required by the site inspection by the Frederick County Department of Planning and Development, I am also informing them of the non-compliance with their original site inspection, and pursuing avenues available through their department for failure to comply with the original site inspection. The Homeowner's Association feels that enough time has lapsed (i.e. from May 15, 1993 to present), and that in good faith, you should have already completed these minor improvements. With best wishes, Since elCliff. Athey, Jr. cc: Evan A. Wyatt, Planner II M. Theresa Seitz • �.�. COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 April 19, 1994 Mr. Robert M. Sager P.O. Box 1090 Stephens City, VA 22655-3108 RE: Stephens Ridge Townhouse Development Dear Mr. Sager: The enclosed information is intended to provide you with background material for the Stephens Ridge subdivision, as well as address the comments and concerns expressed in your letter of April 1, 1994. Hopefully, this information will allow you to address the questions asked at the Homeowners Association meeting at the end of April. BACKGROUND INFORMATION: The Master Development Plan for the Stephens Ridge Townhouse project was approved by Frederick County on November 14, 1989. The master plan was then slightly modified, and approved by our department on January 10, 1990. This project called for the construction of 91 townhouse units, two separate recreational areas containing two tot lots, a volleyball court and a half basketball court, landscaped earth berms, and a right-of-way connection with Ridgefield Avenue. This project was proposed to be developed in two phases. The first phase was approved for the construction of 29 townhouse units, one recreational area, and all improvements depicted on the approved site plan for this defined area. (Please refer to the defined area on the enclosed marked -up plan) Final plats, a deed of dedication and subdivision, and a deed of conveyance were legally recorded on June 20, 1990. This provided Frederick County with information for the location of the 91 building lots, all easements and private accessways, all areas specified as common open space, and all requirements and responsibilities of the Property Owners Association. (Please refer to the enclosed copies of the plats, deed of dedication, and restrictive covenants) A site development plan was approved by this department on June 26, 1990. This plan provides specific details as to how Stephens Ridge is to be developed. Our department uses this plan when we conduct inspections of Stephens Ridge. The letter to Ryland Homes dated June 15, 1993, was generated after a routine inspection of Stephens Ridge on May 13, 1993. (Please refer to the enclosed letter from our department to Bob Hodges) 9 North I.OxOOMI SU'CC[ P.O. llo\ 001 Winchcslcr, VA 22001 WincllCslCr. VA 22004 t- • • Page -2- Sager Letter April 19, 1994 BONDING: The Treasurer of Frederick County maintains a current Irrevocable Letter of Credit issued by Jefferson National Bank. This Letter of Credit is in the amount of $100,000 and is intended to cover all improvements in the Stephens Ridge Townhouse development, and in the Fredericktowne Estates development. This Letter of Credit is automatically renewed and is available for use by Frederick County if necessary. DEVELOPMENT PHASING: As mentioned earlier, this project is to be developed in two phases. All 29 building lots within Phase I have been developed, while only 12 of the remaining 62 lots have been developed at this time. The developer still has 50 building lots, or 80 % of Phase II to develop at this time. The 12 building lots that exist as part of Phase II have been provided paved access (although the parking spaces have not .been striped) which enables adequate ingress/egress to each unit. All approved plans indicate that there will be a connection with Ridgefield Avenue; however, there is no time limit for the completion of this connection. It would be reasonable to expect this connection to be created prior to the issuance of occupancy permits for building lots 30-35 and 60-63 (located on the north side of Greenwich Drive). COUNTY RESPONSIBILITY: I believe that Frederick County has a responsibility to ensure that all site improvements required as part of Phase I are completed. However, I do not believe that Frederick County can legally require the developer to complete all site improvements required as part of Phase II at this time. The Frederick County Code does not require a developer to complete a residential project within a certain time frame, as this is usually determined by the housing market and the state of the economy. The items specified in my site inspection report pertain to the overall development (please refer to the letter addressed to Bob Hodges, dated June 15, 1993). Items 1,9, & 12 have been resolved as part of the E911 sign installation program. The developer has completed half of item 13, as the parking lot has been asphalted but not striped. The remaining items have not been completed at this time. f • • Page -3- Sager Letter April 19, 1994 Our department will contact Dave Holliday to verify how the remaining site improvements for Phase I will be complete. Our department will also try to determine when the remainder of Phase II will be developed. Please contact our department if you have questions regarding this information, or if I may be of further assistance. Sincerely, Lb_� Q. 4�— Evan A. Wyatt Planner II EAW enclosure cc: ✓W. Wayne Miller, Zoning Administration Matthew G. Hott, Superintendent of Parks • • Board of Supervisors Richard G. Dick - Chairman 703/665-5666 W. Harrington Smith, Jr. - Vice Chairman Shawnee District James. L. Longerbeam Back Creek District April 1, 1994 Mr. Robert W. Watkins Director, Planning and Development County of Frederick P.O. Box 601, 9 Court Square Winchester, VA 22604 Dear Bob, COUNTY of FREDERICK I have recently been in contact with homeowners in the Stephens Ridge subdivision, who address some very direct and germane questions, especially if they have substance. Apparently, as I understand, we may have another situation like Apple Ridge where the developer has abandoned his subdivision plan and does not respond to any inquiry by homeowners to obtain answers to their questions. Some home owners indicated that Mr. Holliday has abandoned further efforts to develop the remaining land in the subdivision and is looking for another developer to finish his plans. The property reflects unfinished development which detracts from the property values of present owners, is unsightly and could pose both health and safety risks. Robert M. Sager Opequon District Jimmie K. Ellington Gainesboro District Charles W. Orndoff, Sr. Stonewall District Evidently, over the past months, persons from the Mini -Storage units are dumping dirt and stones in the area while others are making it a convenient trash dumping ground. It was reported that a site inspection was done by Frederick County on May 13, 1993 after which a letter was sent to Ryland Homes, with a copy Dave Holliday (June 15, 1993). There were 14 improvements required in this letter. Could you advise me of how many of these improvements were made and which remain uncompleted. 9 Court Square P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 0 Page 2 There are other questions in which the answers are vague or unknown, one of which is associated with Performance Bonds. Did Dave Holliday post such a bond for Stephens Ridge, Phase I, and if so, is that phase completed to the satisfaction of the County. If not, what is our obligation related to litigation for non-performance or non -completion? It would appear that we have really left these homeowners hanging in not pressing for completion of the development. Aside from the above, we may have health problems associated with the undeveloped area, mosquitoes, mice and rats, etc. Fencing has deteriorated, falling down near the creek bed where children are unprotected. In closing, could you advise why Ridgefield Avenue and Old Ridgefield Avenue were never joined, as intended? The Homeowners Association for Stephens Ridge is meeting the end of April, at which time I would like to discuss these items with them in an intelligent manner. I would appreciate your response to me to coincide with this time frame. R ively Robert M. Sager Opequon District COUNTY OF FREDERICK, V41INIA •� \� , DEPARTMENT OF INSPECTIONS V Caller &G poD6ES Time Called All Date Called 5 At L93 Phone No. 8b9- 3039 Time Requested A5A P Date Requested ASAP Received By FY%IQ A • 1 YAIT_ Date of Inspection 5-113 /9 3 PERMIT HOLDER NAME RYLOO nNp ILMC3 RT. NO. I pg5' Lot No. SEC. No. SUBDIVISION �.7TCP►tt►�fS �L STREET NAME -S OKLeY DIRECTIONS 81 5 I-C) 1?,T 2--7 % BUILDING NO. TURr,3 (R) oFr- 0 P 'R'T 7_77-7 PLUMBING NO. O rJ-r'Db R"r 108G� : _ML3 J HOUSk ELECTRICAL NO. DGZV%L8PMt_-Y,� BeGlNS E'►UD MECHANICAL NO. �� Rr I 0 s • SIGN NO. DISTRICT 0PG UoI'J PERMIT FOR: Type of Inspection Residential Commercial Footers Setbacks: FR Slab Draintile Water Service Sewer Rough Electric Rough Plumbing Groundworks Other: Rough Mechanical Gas Piping/Test Time In: IO' `5+ Temperature Time Out: II :3 BK L Gas Fire -up Framing Final Final Building Final Plumbing 1-' 70 ' f- Weather 0 V ERQ A Cut in No R_ Final Electrical Final Mechanical Site Plan Fire Marshall Special/Complaint — Results: Approved A Rejected Comments: SEC � trRc ;� L.+�TrC►� -1) 4-TED s/r3/9 3 I QsPEanC-)t' Signature &X�M a, • ��:�_ � Date 5/13/`12, 0 0 June 15, 1993 Ryland Homes Attn: Mr. Bob Hodges 4515 Daly Drive Chantilly, VA 22021 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 RE: May 13, 1993 Site Inspection of Stephens Ridge Townhouses Dear Mr. Hodges: This letter regards the above referenced site inspection. The following items are required improvements within the developed townhouse sections: _1_) Provide signage for Township Court. 2) Additional pine trees are required behind Units #1-#12. 3) Disabled parking space between Units #8-#9 needs striped. 4) Provide additional rip -rap for RCP between Units #20-#21. 5) Provide rip -rap by CMP beside Unit #13. 6) Provide pine trees on NE side of Unit #12. 7) Stripe 36 parking spaces along Township Court in front of Units #26-#29, and in parking area on NE side of Unit #12. 8)� Install required volleyball court. Gg1 Provide signage for the Township Court/Greenwich Drive intersection. 10) Provide pine trees on the berm located on the south side of Greenwich Drive across from the tot lot. 11) Stabilize graded areas on both sides of Greenwich Drive between Units #47-#48. �U2j Provide signage for Greenwich Drive/Ridgefield Avenue intersection. za'5) Asphalt and stripe regular parking spaces and disabled parking spaces between Units #54459 and Units #86-#91. 14) Provide pine trees on NE side of Unit #91. Please contact me if I may answer any questions regarding this letter. Sincerely, Evan A. Wyatt Planner II cc: Mr. Dave Holliday 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 "CCUNTY OF FREDERICK, aINIA U \� , 9 D DEPARTMENT OF INSPECT Ii1NS (J Caller &G Time Called Date Called Phone No. Time Requested !-5A P Date Requested A SAP Received By �YA� `i�T Date of Inspection O /13 / 43 PERMIT HOLDER NAME R`1L.&ND (+'AMC-� - RT. NO. 1085' Lot No. SEC. No. SUBDIVISION �T- ►�-``�S �� t- STREET NAME 5_115-'.<L.e� DRIVG DIRECTIONS i3 5 't c RT 2--7% BUILDING NO. Z-7-7 PLUMBING NO. 0 J-rn 'j'aUJ HOUSE ELECTRICAL NO. l��V=UQpprF�3�-- 3EGttiS A7 E-U> MECHANICAL NO. OF 17,T SIGN NO. DISTRICT \pa— 0 tj PERMIT FOR: _ Type of Inspection Residential Footers Slab _ Water _ Sewer _ Rough Plumbing _ Groundworks _ Other: Commercial Setbacks: FR BK L R _ Draintile Gas Fire -up Final Electrical Service Framing Final Mechanical Rough Electric Final Site Plan Rough Mechanical Final Building Fire Marshall Gas Piping/Test Final Plumbing Special/Complaint Time In: I0 ' ` .1- Temperature ti 1U°f" Time Out: 111. -3 7 Weather o v C!\ d- A 1 ` Cut in No. Results: Approved Rejected Comments: �E Q i -pr ��rTT.` —1 r�> �� 3 .�9 ZD ' i` Signature (_.5' c .•, '.,L • % .� `� Date �J L-I A June 15, 1993 Ryland Homes Attn: Mr. Bob Hodges 4515 Daly Drive Chantilly, VA 22021 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 RE: May 13, 1993 Site Inspection of Stephens Ridgre Townhouses Dear Mr. Hodges: This letter regards the above referenced site inspection. The following items are required improvements within the developed townhouse sections: 1) Provide signage for Township Court. 2) Additional pine trees are required behind Units #1-#12. 3) Disabled parking space between Units #8-#9 needs striped. 4) Provide additional rip -rap for RCP between Units #20-021. 5) Provide rip -rap by CMP beside Unit #13. 6) Provide pine trees on NE side of Unit #12. 7) Stripe 36 parking spaces along Township Court in front of Units #26-#29, and in parking area on NE side of Unit #12. 8) Install required volleyball court. 9) Provide signage for the Township Court/Greenwich Drive intersection. 10) Provide pine trees on the berm located on the south side of Greenwich Drive across from the tot lot. 11) Stabilize graded areas on both sides of Greenwich Drive between Units #47-#48. 12) Provide signage for Greenwich Drive/Ridgefield Avenue intersection. 13) Asphalt and stripe regular parking spaces and disabled parking spaces between Units #54-#59 and Units #86-#91. 14) Provide pine trees on NE side of Unit #91. Please contact me if I may answer any questions regarding this letter. Sincerely, LLJ � • L Evan A. Wyatitl� Planner II cc: Mr. Dave Holliday 9 North Loudoun Strcct P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 COUNTY OF FREDERICK, VI NIA • DEPARTMENT OF INSPECTI S Caller &Z I'�oDGL'- _ Time Called _ Date Called 1 U / Phone No. Time Requested AO Date Requested 10/ j 1 / 9 2- Received By F-YRrJ W YETT - Date of Inspection PERMIT HOLDER NAME RT. NO. Lot No. SEC. No. SUBDIVISION STC-pHt 's t UGC STREET NAME �tDGE.FtELV p ftJzt-_)yt+ DIRECTIONS S'rCPE+t�S cini Cpe"-r" _ BUILDING NO. Lr->=r 0►rm -Zr 2-7-7 PLUMBING NO. _ acsioC Rzv APPL-E ELECTRICAL NO. _ n ST R•QT• COMPL-E!X -rnw*i Hy-MZS MECHANICAL NO. oK) rR� • SIGN NO. DISTRICT OPEQuotJ PERMIT FOR: Type of Inspection Residential _ Commercial Footers Setbacks: FR BK L Slab Draintile Gas Fire -up Water Service Framing Sewer Rough Electric Final Rough Plumbing Rough Mechanical Final Building Groundworks Gas Piping/Test Final Plumbing nthar R Final Electrical Final Mechanical Site Plan Fire Marshall Special/Complaint Time In: 1 ' t Art Temperature i 35� F Cut in No. Time Out: �� ''� Weather oy(✓Re A Results: Approved Comments: Rejected Zfa- 2`� 4 0 Signature Date lob 11 f3Z_ 0 • COUNTY OF FREDERICK, OGINIA DEPARTMENT OF INSPECTIONS Caller Time Called A Date Called Q ! A Phone No. Time Requested 01A Date Requested �� Received By �1vA+J YE i Date of Inspection ! _% J9 Z- PERMIT HOLDER NAME '`IL4" F 40M t�� RT. NO. Lot No. SEC. No. SUBDIVISION +0,35 Bloch STREET NAME fUW4503 �R+Jt DIRECTIONS $ I T-O STEP++ENs C'7-Y -r!nKG Z-7 7 BUILDING NO. -i0 AcE 0*f-pwnAL - -rued K1E,HT PLUMBING NO. AN'tW+Mair�1�`/ ��} MiLt_ ELECTRICAL NO. MECHANICAL NO. SIGN NO. DISTRICT P`CQuotJ PERMIT FOR: ')TtPftT'J:5 i�� E iaw,.l►k��+gti ; Type of Inspection Residential Commercial Footers Setbacks: FR BK L R Slab Draintile Gas Fire -up Final Electrical Water Service Framing Final Mechanical Sewer Rough Electric Final / ✓ Site Plan Rough Plumbing Rough Mechanical Final Building Fire Marshall Groundworks Gas Piping/Test Final Plumbing Special/Complaint Other: Time In: IZ I7vM Temperature 3�' �` Cut in No. Time Out: 1?-'- 37 PM Weather Results: Approved !S EU7 cuRejected Signature STEPHENS RIDGE TOWNHOUSES LOT 1~/ LOT 16V LOT 31 LOT 46 LOT 61 LOT 76 LOT 2°1 LOT 17*� LOT 32 LOT 47 LOT 62 LOT 77 LOT 3~/ LOT 18 LOT 33 LOT 48 LOT 63 LOT 78 LOT 4`/ LOT 19v^ LOT 34 LOT 49 LOT 64 LOT 79 LOT 5/ LOT 20 LOT 35 LOT 50 LOT 65 LOT 80 LOT 6vl LOT 21 LOT 36 LOT 51 LOT 66 LOT 81 LOT 7~' LOT 22 LOT 37 LOT 52 LOT 67 LOT 82 LOT 8,^ LOT 23 LOT 38 LOT 53 LOT 68 LOT 83 LOT 9 LOT 24 LOT 39 LOT 54 LOT 69 LOT 84 LOT 10 LOT 25 LOT 40 LOT 55 LOT 70 LOT 85 LOT 11 LOT 26 LOT 41 LOT 56 LOT 71 LOT 86 LOT 12 LOT 27 LOT 42 LOT 57 LOT 72 LOT 87 LOT 13 LOT 28 LOT 43 LOT 58 LOT 73 LOT 88 LOT 14 LOT 29 LOT 44 LOT 59 LOT 74 LOT 89 LOT 154/ LOT 30 LOT 45 LOT 60 LOT 75 LOT 90 LOT 91 • 5P Ak 0196-90 December 12, 1990 Top of Virginia Development Corp Attn: Mr. Dave Holliday P.O. Box 3276 Winchester, Virginia 22601 Dear Mr. Holliday: COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/667-0370 Our 1990 records indicate that Site Plan #018-90 for townhouses was approved on June 26, 1990. This approved site plan is located off of Route 277 in the Opequon Magisterial District. Please keep this approval letter in your file. If I may answer any questions regarding this letter, please do not hesitate to contact me. Sincerely, L., a. Evan A. Wy t Planner II EAW/slk 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 0 G.W.CLIFFORD & ASSOCIATES, INC. 200 N.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667-2139 TO: Winchester. Va. 22601 1 0 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. June 26, 1990 ATTENTION Wvyne Miller RE:.qtanhAnc RirinA Frederick WE ARE SENDING YOU FT] ATTACHED F-1 UNDER SEPARATE VIA THE FOLLOWING ITEMS x❑ HAND DELIVERED CHANGE ORDER SAMPLES SPECIFICATIONS SHOP DRAWINGS PRINTS ED PLANS ❑ OTHER COPY OF LETTER COPIES I DATE I DESCRIPTION 3 1 Feb. '90 ISheets 3 thru 7 (Revised 6/25/90) x❑ ARE TRANSMITTED APPROVED/SUBMITTED ❑ RESUBMIT__ FOR APPROVAL X❑ FOR APPROVAL APPROVED/AS NOTED F ISUBMIT___ FOR DISTRIBUTION FOR YOUR USE RETURN/CORRECTIONS ❑ RETURNED_ CORRECTED PRINTS AS REQUESTED LOAN PRINT/RETURN FOR REVIEW or COMMENT RETURN/WITH SIGNATURES El FOR BIDS DUE ------------ 19 REMARKS At the request of Evan Wyatt, we have added the sidewalks for the 91 townhouse units. We understand that this is the final requirement for site plan approval. COPY TO: SIGNED 1'. Duane Brown, C.L.S. REV. 2.0 Application for a Site Plan Complete the following application: Development's Name: Stephens Ridge Location of Property: Southeast of I-81, South of S.R. 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. DATE: 23 March 1990 Application #: Property Owner's Name: Top of Va. Development Corporation Address: P.O. Box 3276 Winchester, Va 22601 Telephone: (703) 667-2120 Applicant/Agent: Gilbert W. Clifford & Associates,Inc. Address: 200 N. Cameron St. Winchester, Va Telephone: (703) 667-2139 Designer/Design Co.: same Address: Telephone: Contact: Tom Price Total Area of Property: 12.27 Acres Tax Map Number: Parcel Number: Property Zoning and Present Use: RP (Vacant) Adjoining Property Zoning and Present Use: RA (Residential), B-1 (Vacant) & Rp (Townhouses & SF Detached) Proposed Uses: Townhouses Tax ID Number (21 digit): 85000-A00-0000-0000-01460 85000-A00-0000-0000-01450 Property zoning and present use: RP (Vacant) Adjoining property zoning and use: A-2 (Residential), B-1(Vacant), RP (Apartments & SF Detached) Has a master Development Plan been submitted for this project? Yes X No If yes, has the final MDP been approved by the Board of Supervisors? Yes X No What was the MDP title? the Towns of Village Green Does the plat contain any changes from the approved MDP? Yes No X If yes, specify what changes. Minimum Lot Size (smallest lot): 1800 sf Number and types of housing units in this development: Number 10 (2 BR) & 81 MR) Types Townhouses COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/667-0370 April 2, 1990 Mr. Thomas Price G. W. Clifford & Associates P.O. Box 2104 Winchester, Virginia 22601 RE: Fees Due for Stephens Ridge Subdivision/Site Plan Dear Tom: The fees incurred on the Stephens Ridge Subdivision/Site Plan application are listed below. These fees must be paid prior to review by the Planning Commission. Please make your check payable to the Treasurer of Frederick County. $ 250.00 - subdivision base fee 3,185.00 - 91 lots @ $35/lot 300.00 - site plan base fee 122.70 - 12.27 acres @ $10/acre 701.58 - review by county engineer $4,559.28 - Total Amount Due Thank you for your prompt attention to this matter. Sincerely, �qi fuc,afe&-11 Renee' Arlotta Office Manager 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 is G. W. CLIFFORD & ASSOCIATES, INC. 200 North Cameron Street P.O. Box 2104 Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 memorandum To: Wayne Miller, Frederick County Planning From: Ron Mislowsky Re: Erosion and Sediment Control Study Stephens Ridge, Frederick County, Va. Date: 3/13/90 Project Description This project involved is being developed by Top of Virginia Development Corp. The type of construction is 91 townhouses. The project will also involve installation of sewer, water and utilities. The total developed area is 12.27 acres. Existing Site Conditions Prior to construction, the site was characterized by rolling terrain, predominately open with some undergrowth, all typical of undeveloped areas in the Upper Shenandoah Valley. The site is in the Wiekert-Berks-Blairton Soil Association. This area is characterized by gently sloping, moderately deep, somewhat poorly draining soils that have medium to fine textured subsoil; formed in material weathered from shale. Adjacent Areas Most of the areas surrounding the development are residential in nature. Stephens Run runs just south of this development. The site is situated at the end of a 260 ac. drainage area. The Stephens Run drainage area to the development site is 2,600 ac. Soils For purposes of design run off conditions, antecedent moisture condition II (normal consideration for the mid -Atlantic region) is assumed. The soil is considered to have a moderate rate of water transmission, therefore, CSC Soil Class "B" is adopted. Soils are, for the most part of the Berks (1C) or Wiekert (41D) Series. A copy of the respective soil map is enclosed. Permanent Stabilization Seeding for permanent stabilization is specified in the V.E.S.C. Handbook. Any area denuded in which work is not proceeding for a period of 30 days or more will be stabilized by a temporary seeding in accordance with State guidelines and procedures. All areas to be seeded will receive seed application by hydroseed methods immediately upon obtaining grades. Storm Water Management Consideration Site Plans have been attached. Stephens Ridge is a townhouse project just north of the Stephens City W.W.T.P. Curb and gutter streets are used throughout. An enclosed storm sewer system has been utilized. The downstream channel is adequate to carry the post development drainage. An analysis of the effect of the development on the hundred year flood was submitted to the County's Engineer. A pre - development C factor of .4 was used. The post development C factor is .65. Maintenance All soil erosion control structures shall be checked weekly by the contractor during this construction period and after construction is completed until grass cover is established. Sediment retained by these structures shall be continuously removed and placed in an area of the site specified, damage to soil erosion control structures shall immediately be repaired when identified by the, contractor. The contractor shall cooperate with all agents of the County, the, Engineer and others who may identify needed facilities or work in order to protect the environment within the subject of this report. cc: Dave Holliday >' _+ail .�•`.( � / � �, �� • a - �a LYE'; �jt �i�.`� • 'Lt �}..,,s AQ :,*: �• J• � -'vim AW it jt fir'. CIFi .i .� i • is •! ^.. �� ' e.�f: � - �`� `�. , i.i #�' • i l.' t j+ � ,r7I � AN, s i ly`7�"yY* r• ��`J - :�/ I ` ALi ` '(� a ,,•, ' •. ♦ �' - ;, OVi TABLE 13.--WATER MANAGEMENT (Some terms that describe restrictive soil features are defined in the Glossary. See text for definitions of "slight," "moderate," and "severe." Absence of an entry indicates that the soil was not evaluated. The information in this table indicates the dominant soil condition but does not eliminate the need for onsite investigation) Features a ec nQ-- Soil name and map symbol L1AI1LQL1VLIJ onEmbankments, reservoir areas Lvl - dikes, and levees qu er- a excavated Drainage ponds erraces Irrigation and diversions - Grassed waterways 1B----------------- ISevere: ISevere: (Severe: (Deep to water (Slope, (Depth to rock, (Droughty, . I depth to rock, Berks I seepage. I seepage. I no water. I depth to rock.( I large stones. ----------------- ISevere: ISevere: ISevere: I (Deep to water (Slope, (Depth to rock, (Droughty, 1C Berks I seepage, I seepage. I no water. I I droughty, I depth to rock.( slope, I large stones. depth to rock, slope. Islope. I I I I I 2------------------ IModerate: ISevere: ISevere: IFavorable ------ (Wetness -------- (Wetness -------- (Favorable. cave.( Birdsboro I seepage. I piping. I cutbanks I 3B----------------- IModerate: I ISevere: ( ISevere: IDepth to rock, frost action, (Slope, I wetness, (Depth to rock, I wetness. (Wetness, droughty. Blairton seepage, I piping, no water. I slope. I depth to rock.1 I depth to rock,( wetness. I Islope. I I I ISevere: ISevere: ISevere: (Depth to rock, ISlope, ISlope, (Wetness, 3C----------------- Blairton I slope. I piping, I no water. I frost action, wetness, I depth to rock.( depth to rock, wetness. slope, I droughty. wetness. I I slope. 4B----------------IModerate: ISevere: ISevere: IPeres slowly, I slope. ISlope, wetness, ILarge stones, wetness. (Large stones, wetness. Buchanan seepage, piping, I no water. I droughty. I I Islope. I wetness. I I I I 4C----------------- ISevere: ISevere: ISevere: I IPeres slowly, I slope. ISlope, wetness ISlope, large stones, ILarge stones, I wetness, Buchanan I slope. piping, I wetness. no water. I I I droughty. I wetness. I slope. ----------------- I IModerate: ISevere: ISevere: IDeep to water IPeres slowly, (Depth to rock, (Erodes easily, 5B Carbo depth to rock, hard to pack. I no water. I I depth to rock.( erodes easily.( depth to rock. Islope. I 5C----------------- ISevere: ISevere: ISevere: I IDeep to water I IPeres slowly, I depth to rock.) ISlope, depth to rock,( ISlope, erodes easily, Carbo I slope. I I hard to pack. i no water. I I I I I I erodes easily.( I depth to rock. I See footnote at end of table. A v CO • 0 TABLE 13.--WATER MANAGEMENT --Continued Soil name andiI map symbol Limitations tor -- Embankments I dikes, and -red i Dr i ces and dversons Grassed waterways on reservoir areas levees ponds 41C*, 41D*, 41E*: Severe: ISevere: ISevere: (Deep to water (Slope, (Slope, Slope, droughty. Weikert---------- depth to rock,( I seepage, no water. ` droughty, ` depth to rock.( depth to rock.I I slope, thin layer. i iseepage. ISevere: i ISevere: ISevere: (Deep I to water (Slope, I iDepth to rock, iDroughty, depth to rock, Berks------------I seepage, seepage. I no water. droughty, g y� depth to rock.) slope, P ' large stones. slope. islope. i i 42C*, 42D*, 42E*: Weikert----------iSevere: ISevere: ISevere: I (Deep to water I (Slope, I droughty, iSlope, depth to rock.( Slope, droughty, depth to rock, seepage, no water. I i depth to rock.' i depth to rock. slope, i thin layer. i Berks------------ iseepage. ISevere: I ISevere: ISevere: (Deep to water iDroughty, I iSlope, to I (Depth to rock, large stones, seepage, seepage. no water. I slope, P . depth to rock.( depth rock,' large stones. i slope. islope. i ISevere: i ISevere: (Deep to water I iFavorable------ iFavorable------ iFavorable. 43-----------'--'- Moderate: piping. i no water. i I I I Wheeling i seepage. I iSevere: lope, ISlo a I P r (Erodes easily, (Erodes easily, 44B---------------iModerate: slope. hard to pack, ISevere: no water. IS peres slowly. peressslowly. I wetness. i peres slowly. Zoar I I I thin layer. I I i i I I 44C---------------I I ISevere: ISevere: I hard to ISevere: i no water. iSlope, peres slowly. iSlope, wetness, iSlope, erodes easily, (Slope, erodes easily, Zoar I slope, slippage. I pack, i thin layer. I I I I I peres slowly. I wetness. I peres slowly. * See description of the map unit for composition and behavior characteristics of the map unit. T co a m 1 n 0 c �n w w cn • Project Summary. Magisterial District : Opequon Ex. Zoning : RP o Proposed Use : Townhouses(/0 g/ Total Number of Units : 40 (2 Bedroom) + m t (3 Bedroom)= 91 Required Number of Parking Spaces f x 2.25 + IL x 2.5 ZZ5 Provided Number of Parking Spaces 225 01 2 Bedroom Units : Lots el 49, 61, 62, , 47.{e- 7ZJ 73, 78J7q, 85, 84, 88, 8q Minimum Lot Area Required : 1,700 sq. ft. (2 Bedroom) 2,000 sq. ft. (3 Bedroom) Minimum Lot Area Provided : 40" sq. ft. (2 Bedroom) 2 000 2,000 sq. ft. (3 Bedroom) °-22,16.. E Average Lot Area Required : 1,800 sq. ft. (2 Bedroom) 67' 2,200 sq.ft. (3 Bedroom) Average Lot Area Provided : 41"W sq. ft. (2 Bedroom) z� 000 -80W sq ft. (3 Bedroom) o. 7 3 3 Minimum Lot Width Required : 18' W Minimum Lot Width Provided : 20' 33°22'16 2a op, Setback Requirements : 35' from public road right-of-way -X, . Stickley 20' from private parking area 60' R/w 30' from perimeter boundary (side) 50 from perimeter boundary (rear) _-- — Minimum On -Site Building Spacing : 30' Side 50' Front or Rear T Total Site Area 12.2651 Acres c I Required Open Space 0.30 x 12.2651 = 3.6795 Acres N Provided Open Space JU211111111111111P Acres 4.3047 N/F Stephens Associates Limited Partnership RAY D. PETHTEL COMMISSIONER COMMONWEALTH of VIRCINIA DEPARTMENT OF TRANSPORTATION P. O. BOX 278 EDINBURG, 22824 'NILLIAM H. BUSHMAN (703) 984-4133 RESIDENT ENGINEER May 21, 1990 Mr. P. Duane Brown, C.L.S. Ref: C/O G. W. Clifford & Associates 200 North Cameron Street P. O. Box 2104 Winchester, VA 22601 Dear Duane: Stephens Ridge Townhouse Development Routes 1065 & 1085 Frederick County This is to acknowledge receipt of your revised plans dated May 3, 1990 to the above referenced location. The plans appear satisfactory and are approved. Please advise the developer accordingly. I offer the following corm-ents concerning the work to be performed on the State's right-of-way and the area at the end of Stickley Drive which is to be dedicated for public maintenance: Materials used and method of construction shall apply to current observed VDO T Road and Bridge Specifications applicable during construction of this development. Our review and comments are general in nature. Should conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department. Attached is a copy of the minimum requirements and data for subdivision streets prior to acceptance into the Secondary System. This is the responsibility of the developer. • All drainage is to be carried within the right-of-way in ditch lines or gutters along the street to a pipe or drainage easement. The contractor shall notify VDOT when work is to begin or cease for any undetermined length of time. VDOT will also require (forty-eight) 48 hours notice for inspections. • A land use permit shall be obtained before any work is performed on the State's right-of-way. Any entrances constructed from the referenced street(s) shall meet VDOT minimum standards. This is the developer's responsibility TRANSPORTATION FOR THE 21 ST CENTURY Mr. P. Duane Brown May 21, 1990 Page #2 I suggest any utilities and/or storm sewer placed within the proposed right-of-way be backfilled completely with C.R. Type 21-A Stone. This will greatly reduce the possibility of any pavement settlement. Again, we would like to remind you the proposed roadways and parking areas within this development will not be eligible for inclusion into the State's Secondary Road System. Should you need additional information, do not hesitate to call. Sincerely, W. H. Bushman Resident Engineer ti By: Robert B. Childress Hwy. Permits & Subd. Spec. Sr. RBC / rf Attachments xc: Mr. R. L. Moore Mr. J. C. Heatwole (w/ copy of plans) Mr. F. E. Wymer (w/ copy of plans) Mr. R. W. Watkins Mr. Jerry King • COMMONWEALTH of VIRQJNI,� DEPARTMENT OF TRANSPORTATION P. 0. BOX 278 RAY D. PETHTEL EDINBURG, 22824 COMMISSIONER (703) 984-4133 May 2, 1990 3 :.',.'j WILLIAM H. BUSHMAN RESIDENT ENGINEER Mr. P. Duane Brown, C.L.S. Ref: Stephens Ridge Townhouse Development C/O G. W. Clifford & Assoc., Inc. Routes 1065 & 1085 200 North Cameron Street Frederick County Post Office Box 2104 Winchester, Virginia 22601 Dear Duane: Upon further review of the above referenced development's site plans dated April 6, 1990 please find our comments on the attached plans marked in red and as follows: 1. The area at the end of Ridgefield Drive (Route 1065) between the new cul-de-sac should be overlaid with 1.5" of bituminous concrete as noted. 2. The existing drainage structure on the Route 1065 right-of-way is to be removed and structure #19 is to be changed to a Standard DI-7 in lieu of the proposed DI-1. 3. A drainage ditch is to be graded around the terrporary cul-de-sac of Route 1065 and drainage easement extended as noted. We are also returning the final recordation plats with the following comments: 1. A drainage easement is to be included on Sheet 5 of 6 (Section II) as noted. 2. A statement is to be added to the plats which delegates all maintenance responsibilities of the roadways within this development to someone other than VDOT. Please revise and resubmit for further review. Should any changes be deemed necessary please design them to meet or exceed the above recommendations. Should you have any questions concerning the above, do not hesitate to call. LIM Sincerely, W. H. Bushman, Res.. Engr. R. B. Childress, Hwy. Permits & Subd. Spec. Sr. RBC / rf Enclosures xc: Mr. R. L. Moore Mr. J. C. Heatwole Mr. F. E. Wymer Mr. R. W. Watkins Mr. Jerry King TRANSPORTATION FOR THE 21 ST CENTURY L CCU -vl ION'17IE �-ILTH o f 111TR�Jlirii�`� Lim .-- -- - i 1 �---- --- - DEPARTMENT OF TRANSPORTATION P. 0. BOX 278 RAY D. PETHTEL EDINBURG, 22824 WILLIAM H. BUSHMAN COMMISSIONER (703) 984-4133 RESIDENT ENGINEER March 26, 1990 Mr. Charles E. Maddox, Jr. C/O G. W. Clifford & Assoc., Inc. 200 North Cameron Street Post Office Box 2104 Winchester, Virginia 22601 Dear Chuck: W Ref: Stephens Ridge Townhouse Development Rtes. 1065 & 1085 Frederick County Upon review of the above referenced development's site plans dated February, 1990 please find our recommendations on the attached plans marked in red and as follows: 1. The existing temporary cul-de-sac at the of Route 1065 (Ridgeview Avenue) is to be reconstructed in accordance with either alternate design "A" or "B" as noted. A pavement design of 8" C.R. Type 21-A Aggregate Base and 1.5" Type S-5 Bituminous Concrete is recommended. 2. The existing drop inlet at the end of Route 1065 is to be removed and a 30" concrete pipe with flared end section is to be installed as noted to accommodate the cul-de-sac drainage. 3. The proposed turnaround at the end of Route 1085 (Stickley Drive) should be revised as noted with a pavement design of 8" C.R. Type 21-A Aggregate Base, 3.5" Type B-3 Bituminous Concrete and 1.25" Type S-5 Bituminous Concrete. 4. Additional right-of-way or permanent easements will be required to cover both cul-de-sacs. Please revise and resubmit four (4) copies for further review. Should any changed be deemed necessary please design them to meet or exceed the above recommendations. Should you have any questions concerning the above, do not hesitate to call. RBC/rf Enclosures xc: Mr. R. L. Moore Mr. C. E. Mattox Mr. J. B. Diamond Mr. F. E. Wymer Mr. R. W. Watkins Sincerely, W. H. Bushman Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior TRANSPORTATION FOR THE 21 ST CENTURY G.W.CLIFFORD & ASSOCIATES, INC. 20 S.CAMERON ST. PO BOX 2104 WINCHESTER, VIRGINIA 22601 703-667.2139 TO: FREDERICK COUNTY PLANNING DEPT. 9 Court Square Winchester,Va 22601 • LETTER OF TRANSMITTAL PRESENT DATE JOB NO, 27 March 1990 ATTENTION Evan Wyatt RE: Ster)hens Ridoe SP WE ARE SENDING YOU ® ATTACHED F7 UNDER SEPARATE VIA THE FOLLOWING ITEMS X❑ HAND DELIVERED ❑ CHANGE ORDER SAMPLES SPECIFICATIONS SHOP DRAWINGS ❑ PRINTS ❑ PLANS ❑ OTHER X❑ COPY OF LETTER COPIES DATE DESCRIPTION 1 3 / 2 6 / 9 0 Updated V DOT Letter on above referenced Project. FXXI ARE TRANSMITTED F7 APPROVED'SUBMITTED RESUBMIT___ FOR APPROVAL FOR APPROVAL APPROVED AS NOTED SUBMIT___ FOR DISTRIBUTION FOR YOUR USE El RETURN CORRECTIONS RETURNEDCORRECTED PRINTS AS REQUESTED LOAN PRINT;RETURN FOR REVIEW or COMMENT Fx--] RETURN/WITH SIGNATURES FOR BIDS DUE 19 REMARKS Evan, Received second ietter from VDGT on this Project. Piease repiace previous ietter in your package with this one. COPY TO: SIGNED Tom Price ` C C '7- 0 I! REV. 2.0 f4h0. T�i COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION P. O. BOX 278 RAY D. PETHTEL EDINBUR 22824 LIAM H. BUSHMAN COMMISSIONER (703) �WIL 84-4133 RESIDENT ENGINEER March 26, 1990 Mr. Charles E. Maddox, Jr. Ref: Stephens Ridge Townhouse Development C/O G. W. Clifford & Assoc., Inc. Rtes. 1065 & 1085 200 North Cameron Street Frederick County Post Office Box 2104 Winchester, Virginia 22601 Dear Chuck: Upon review of the above referenced development's site plans dated February, 1990 please find our recommendations on the attached plans marked in red and as follows: 1. The existing temporary cul-de-sac at the of Route 1065 (Ridgeview Avenue) is to be reconstructed in accordance with either alternate design "A" or "B" as noted. A pavement design of 8" C.R. Type 21-A Aggregate Base and 1.5" Type S-5 Bituminous Concrete is recommended. 2. The existing drop inlet at the end of Route 1065 is to be removed and a 30" concrete pipe with flared end section is to be installed as noted to accommodate the cul-de-sac drainage. 3. The proposed turnaround at the end of Route 1085 (Stickley Drive) should be revised as noted with a pavement design of 8" C.R. Type 21-A Aggregate Base, 3.5" Type B-3 Bituminous Concrete and 1.25" Type S-5 Bituminous Concrete. 4. Additional right-of-way or permanent easements will be required to cover both cul-de-sacs. Please revise and resubmit four (4) copies for further review. Should any changed be deemed necessary please design them to meet or exceed the above recommendations. Should you have any questions concerning the above, do not hesitate to call. RBC/rf Enclosures xc: Mr. R. L. Moore Mr. C. E. Mattox Mr. J. B. Diamond Mr. F. E. Wymer Mr. R. W. Watkins Sincerely, W. H. Bushman Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior TRANSPORTATION FOR THE 21ST CENTURY r.. cacrWr� �7 COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION P. O. BOX 278 RAY D. PETHTEL EDINBURG, 22824 COMMISSIONER (703) 984-4133 March 15, 1990 Mr. Mike Hammer, Project Coordinator G. W. Clifford & Assoc., Inc. 200 North Cameron Street P. O. Box 2104 Winchester, Virginia 22601 Dear Mike: WILLIAM IA. BUSHMAN RESIDENT ENGINEER This is to acknowledge receipt of both your Lakeside Condominiums and Stephens Ridge Townhouse Development site plans. The plans have been forwarded onto our District Office in Staunton for review and comment. After we receive their comments we will forward same to you. Should you have any questions of if I can be of further assistance, do not hesitate to call. RBC / rf Sincerely, W. H. Bushman Resident Engineer �� S Ayd4e.6� By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior TRANSPORTATION FOR THE 21 ST CENTURY r- - - \ �I P,EO JEST FOR allBDIVIaIQN &STTE PT IN C OMMFNTS Frederick County Sanitation Authority ATTN: Wellington Jones, Engineer/Director p.0. Box 618, Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: 1 •• 1 !- •1 Name of development and/or decription of the request: STEPHENS • 11" • Ut of 11 •: a Location:• •" • ' • Sanitation Authority Comments: TX - o Sanit. Signature & Date: Al (NOTICE TO SANITATION - ASE RETURN THIS FORM TO GENT.) NOTICE IQ AP 1,T .ANT as It is your responsibility to complete this form as accurately with their review. Also, possible in order to assist the agency please attach TWO copies of your plans and/or application form. REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Squard in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC, P.O. Box 2104 Winchester, Va 22601 Attn•Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277 approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision, Inspections Department Comments: S �- `c- q 0 -Q 3-f -I- c i- itci�l `r-0 ase r/��ii �6S��FYiT/�/ �C'_� jets Inspect. Signature & Date: (NOTICE TO INSPECTIONS - V NOTICE It is your responsibility to possible in order to assist please attach a copy of your RETURN THIS RM TO AGENT.) TO APPLICANT complete this form as accurately as the agency with their review. Also, plans and/or application form. . e�_. � ... �. _, — 1. il�;Y • REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Paul Stinnett, Frederick County Fire Marshall P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Fire Marshall is located at 21 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC, P.O. Box 2104 Winchester Va 22601 Attn•Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277, approximately 1/4 miles east of Stephens City.located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision, Fire� Marshall Comments: Fire Marsha �� 7 �< 11 Signature & Date: J �,,, � � /�. (NOTICE TO FIRE MARSHALL - PLEAS7E U HIS FORM TO AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach TWO copies of your plans and/or application form. REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS City of Winchester, Virginia ATTN: Tim Youmans, Planning Director 15 N. Cameron Street, Winchester, Virginia 22601 (703) 667-1815 The City of Winchester offices are located in Rouss City Hall at 15 North Cameron Street in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: _Top of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Aaent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn•Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277 approximately 1/4 miles east of Stephens City, located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. City of Winchester Comments: City Signature and Date : -"� h,. 0 -- -21;/ l U (NOTICE TO CITY - PLEASE RETURN THIS POM TOI THE AGENT.) NOTICE TO APPLICANT-J It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please also attach a copy of your plans and/or application form. • REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick -Winchester Health Department ATTN: Herbert L. Sluder, Sanitation Engineer P.O. Box 2056, Winchester, Virginia 22601 (703) 667-9747 The Frederick -Winchester Health Department is located at the intersection of Smithfield Avenue and Brick Kiln Road, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Top of Va. Development Corp. P.O. Box 3276 Winchester Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn•Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Villaae Green) Location: Southeast of I-81, South of S R 277 approximately_ 1/4 miles east of Stephens City located at end of Stickley Drive & Ridaefield Avenue adjacent to Stephens Village & Ridgefield Subdivision, Health Department Comments: Health Signature and Date: (NOTICE TO HEALTH DEPT. - .x. �__ S, -2- - -2, - 4 E RETURN THIS FORM TO AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. REQUEST FOR SUBDIVISION & SITE PLAN COMMENTS Frederick County Parks & Recreation Department ATTN: James Doran, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5678 The Frederick County Parks & Recreation Department is located on the second floor of the Frederick County Administration Building, 9 Court Square, Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Ton of Va. Development Corp. P.O. Box 3276 Winchester, Va 22601 (703) 667-2120 Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn•Tom Price (703)667-2139 Name of development and/or decription of the request: STEPHENS RIDGE (formerly the Towns of Village Green) Location: Southeast of I-81, South of S R 277, approximately 1/4 miles east of Stephens City,located at end of Stickley Drive & Ridgefield Avenue adjacent to Stephens Village & Ridgefield Subdivision. Parks & Recreation Department Comments: Plan meets requirements established by Frederick County for open space and recreational amenities. Parks Signature and Date: ill-" �� -?v, a �Z7 6 (NOTICE TO PARKS - PLEAS RETURN T IS FORM TO THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. REQUEST FOR SITE PLAN COMMENTS Winchester Regional Airport ATTN: Kenneth F. Wiegand, Executive Director Route 1, Box 208-A, Winchester, Virginia 22601 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Agent: G.W. CLIFFORD & ASSOC. P.O. Box 2104 Winchester, Va 22601 Attn:Tom Price Name of development and/or decription of the request: Location: Winchester Regional Airport Comments: Airport Signature & Date: — . (NOTICE TO AIRPORT - PLEASE RE THIS ''ROM TO -THE AGENT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your plans and/or application form. • • May 17, 1990 Evan Wyatt, Planner Frederick County Planning Department ENGINEERS 9 Court Square, P.O. Box 601 ARCHITECTS Winchester, Va. 22601 SCIENTISTS Re: Stephens Ridge (Townhouses) Sections 1 & 2, Second Submission 17555.066 Dear Evan, I have reviewed the plans sent by Gilbert Clifford and Associates. It is my opinion that they have addressed the issues that I questioned previously. I therefore feel we can recommend approval of the plans. erel SS IATES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Ron Mislowski - Gilbert Clifford file:fredco3.17555-2.066 ■ 11240 Waples Mill Road Fairfax, Virginia 22030 703.385.3566 Telefax 703.385.8319 s I-. NGINI'I'. RS ARCHITECTS SCII NIISIS 0 11240 Waples Mill Road Suite 100 Fairfax, Virginia 22030 703.385.3566 Evan Wyatt, Planner Frederick County Planning Dept. 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Your Authorization: Signed Agreement Stephens Ridge, Townhouses Section 1 & 2, second submission • Date: May 17, 1990 Please Reference: Project No. 17555.066 Invoice No. 900 Client No. 07534 Principal .5 hrs @ 48.00 24.00 Project Manager 2.0 hrs @ 33.25 66.50 Admin. Assist. .5 hrs @ 14.50 7.25 Total Direct 97.75 Total Indirect 146.63 TOTAL DUE THIS INVOICE $ 244.38 eon � xur� Y 0 May 17, 1990 Evan Wyatt, Planner Frederick County Planning Department ENGINEERS 9 Court Square, P.O. BOX 601 ARCHITECTS Winchester, Va. 22601 SCIENTISTS - Re JStephens Ridge (Townhouses)"' --- Sections 1 & 2, Second Submissi-n 17555.066 Dear Evan, I have reviewed the plans sent by Gilbert Clifford and Associates. It is my opinion that they have addressed the issues that I questioned previously. I therefore feel we can recommend approval of the plans. Sincerel DO UE AN ASS IATES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Ron Mislowski - Gilbert Clifford file:fredco3.17555-2.066 ■ 11240 Waples Mill Road rbirfa.r, rtrginia 22030 703. 385.3566 T,11,rax .7 ,.385.831q • 0 March 15, 1990 C.E. Maddox, Jr. G. W. Clifford & Associates ENGINEERS 200 North Cameron Street ARCHITECTS Winchester, Va. 22601 SCIENTISTS R Stephens Ridge Townhouses Site Development Plans 555.066 Dear Chuck, I have reviewed the above referenced plans and forwarded my recommendations to the County for approval with some modifications to be made on the final documents. I discussed some of my concerns with Ron, but would like to highlight them for you here so that you can be sure to have them addressed. Some of these concerns and suggestions could have serious implications if not addressed. They include: 1. The grading and floor elevations for the units 59 thru 30 put them right in the flood levels as indicated by your previous flood plain impact study. These need to be adjusted accordingly. 2. The limits of the flood plain as modified by the proposed grading needs to be determined and shown on both the plan and plat. 3. The drainage easements need to be reflected on the plat. 4. It appears to me that there may be some possible grading problems with the unbalanced backfill against the rear end of the units from 60 to 91. If the unbalanced fill against a basement wall exceeds 7.0 feet, a reinforced wall needs to be designed. Also, I would like to call your attention to the 64 45180 Business Court Sterling, Virginia 22170 703.435.5007 Plefax 703.4 5S 5071 fact that there needs to be a minimum of 8 inches clearance from the ground surface to the framing sill plate and siding if a framed wall section is proposed for this project. The grading and floor elevations as shown in the rear of these units will not allow for either of these requirements. On a less critical note, I have the following: ENGINEERS 5. The discharge velocities for several of the storm ARCHITECTS sewer/culvert outlets are greater that 10 feet per second. These will require a longer drainage apron SC11: NI-�SIS than that provided in the standard EC-1. To design these use Std. Spec. 1.36 from the VDOT Drainage Manual. 6. Inlet protection has not been indicated on all of the inlets in this project. 7. The outlet end of culvert # C 13 extends too far in the channel below the discharge of the box culvert C 18. The pipe end could conceivably be washed away. This can be avoided by reducing the length of the pipe and using a concrete end section, wing wall or head wall. I feel that these items need to be addressed. I have already recommended to the County that the plans be approved with the understanding that you will take care of these concerns. If you would like to discuss these issues, please feel free to call me. ?TES Paul A. Bernard, P.E. Project Engineer PAB/jla file: fredco - maddox.066 March 15, 1990 rE " 1 N<,INLIiRti Mr. Kris Tierney, Deputy Director RCHI,ECIS Frederick County Department of Planning & Development SCIL N'1 I S'I J 9 Court Square P.O. Box 601 Winchester, Virginia 225601 Re: Stephens Ridge (Townhouses) Formerly Towns of Village Greens 17555-066 Dear Kris, We have reviewed the development plans for the above project as submitted by G.W. Clifford and Associates. The plans appear consistent with the Master Development Plan, and I feel the major issues have been addressed. I can recommend approval of this plan with a few minor revisions which I have discussed with the Engineer. These issues include: 1. Addition of inlet protection on those inlets where it was not included. 2. Floor elevation revisions to some of the units with associated lot grading revisions to better accommodate drainage concerns. 3. Inclusion of drainage easements and flood plain limits on the plat. ■ 451H l lhoiuc.%, Gati,, .1Icthni;, I'nivnno 22170 7rh•hi t 70,' •1 ti SU71 March 15, 1990 Stephens Ridge Page Two (Townhouses) These issues have been discussed with the Engineer A HCI1 I l'I('"I\ and we both concur that the revisions can and will be incorporated with the final documents. I can \<II-N-I Is -I." recommend approval to the staff with the understanding that these revisions will- be incorporated. Sinc , ONO & ASSOC TES Paul A. Bernard, P.E. Project Manager PAB/jla cc: Chuck Maddox - G . W. Clifford & Assoc. file: fredco, 17555.66 0 • V ifi ^^�,� ENGINEERS 0�L!" "1 ARCHITECTS L-`L'i�- SCIENTISTS June 11, 1990 Evan Wyatt, Planner Frederick County Planning and Developing Department 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Re: Stephens Ridge Sections 1 & 2 #17555.066 Dear Evan, (Townhouses) - Flood Plain Concerns Following our meeting of 6/8/90 regarding the impact of the flood plain this development creates, I offer my opinion. As I have said previously, modification to flood plains should be limited and carefully controlled. As it turns out, the authority of reviewing and approving modifications currently lies within the hands of the local jurisdictions. The State Department of Conservation and Recreation is available to assist with questions or problem situations, however they have delegated to the local governments the authority to approve flood plain modifications. Major modifications should be coordinated with FEMA where FEMA floodways have been established. The modification in question for this project is primarily for the back water of a branch off of Stephens Run and not the main channel of Stephens Run itself. Therefore the impact to the Stephens Run channel is negligible. Our primary concern was that the Engineer provide to us calculations and evidence that the branch leading to Stephens Run would be able to carry the calculated 100 year flow and that there would not be any negative impact to the proposed housing units. They have provided us with the calculations and have made modifications to the floor elevations and grading to indicate that although the flood plains will extend onto lotO, it should not, based on their calculations, inundate the housing units. I would recommend that they extend the 702 contour around unit ■ 11240 Waples Mill Road Fairfax, Virginia 22030 703.385.3566 Telefax 703.385.8319 0 • 47 so that the projected flood plain limit does not touch the corner of the unit. The same goes for unit 59. I would suggest that for future projects, the modifications to flood plains be looked at very carefully and that the ordinances regarding flood plains be clarified and more restrictive in the conditions for modification. [� o o i U ENGINEERS I agree with your concern about the flood plain within the parking area. It appears that the Engineer ARCHITECTS has corrected this. I feel that the plan will work SCIENTISTS under the given conditions and can be approved. The future owners of the lots should be made aware of the existence of the flood plain on their lots by way of the plat. They will in fact be living on the edge should a storm exceed the projected 100 year event conditions. Special insurance requirements may be imposed by lenders financing these units. Sincerely, D OHUE & ASSOCIAT , INC. Paul A. Bernard, P.E. Project Manager PAB/jm cc: Chuck Maddox - Gilbert Clifford & Assoc. file: #17555.066 �--------------- �AQ.l ENGINEERS ARCHITECTS SCIENTISTS 0 11240 Waples Mill Road Suite 100 Fairfax, Virginia 22030 703.385.3566 Evan Wyatt, Planner Frederick County Planning Dept. 9 Court Square, P.O. Box 601 Winchester, Va. 22601 Your Authorization: Signed Agreement Stephens Ridge (Townhouses) Section 1 & 2 - Flood Plain Concerns Metings qnd response letters Project Manager Admin. Assistant Mileage 4.0 hrs .5 hrs Total Direct Total Indirect 90 mi @ .26 Ll Date: June 11, 1990 Please Reference: Project No. 17555.066 Invoice No. 9004904 Client No. 07534 @ 33.25 133.00 @ 14.50 7.25 TOTAL DUE THIS INVOICE 140.25 210.37 350.62 23.40 $ 374.02 • g. w. clifford & associates, Inc. 200 North Cameron Street P.O. Box 2104 Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 memorandum To: V/Frederick County Planning Dave Holliday Construction King's Plumbing and Heating From: C. E. Maddox, Jr., P.E., V Re: Stephens Ridge Project Culvert Crossing Date: September 17, 1990 We have completed an analysis of the requested alternative involving 3 42� concrete pipes in lieu of the box culvert previously specified. Our analysis shows these pipes are a compatible "or equal" substitution. If a headwall is not selected for use then the upstream and downstream slopes of the embankment should be riprap for scour protection. Attached are the hydraulic analysis computations. STEPHENS RIDGE Box Culvert at 1 + 25 Greenwich Drive The following flows determined from analysis of Rational Methods Drainage Area 255 acres Required Box Culvert Base(ft) 42 100 yr flow 460 c f s Slope(%) 1.55 10 yr flow 326 c f s `- Q(cfs) = 109.04 Full Capacity 1C Q(cfs) = 327.11 Full Capacity 3C 0(10)/B = 7.76 Q(100)/B = 10.95 Q(10) Q(100) • Hw/d = 2 Hw/d = 3.70 At HW El = 698.5 Inv In = 689.65 HW Elv = 97.0 HW Elv = 702.6 Hw/d = 2.53 Inv Out = 688.50 Cl Road LP = 97. Cl Road LP = 697.7 Q(passed)1C = 1 20 Length = 74 Diff CI-HW = 0.70 Diff CI-HW = -4.90 0(passed)3C = 360 100 yr storm will overtop road, Q over road = 100 Greenwich Road Section at Culverts Flow Through Section = 100.00 cfs vert diff length n slope 360.00 6.00 565.00 0.04 0.0106 100.00 WATER w(1) w(2) A(sqft) H.R.(ft) v(fps) Q(cfs) 697.70 Elv. V(fps) • 0.30 0.00 50.00 8 0.15 1.08 8.13 698.00 0.25 50.00 74.00 23 0.31 1.76 40.51 698.25 0.25 74.00 89.00 43 0.49 2.38 103.11 698.50 698.49 2.35 0.25 89.00 106.00 68 0.64 2.85 192.96 698.75 FLOOD HEIGHT - 0.79 over road 100 Year Flood Elevation at Greenwich Road = 698.5 L' STEPHENS RIDGE Box Culvert at 1 + 25 Greenwich Drive The following flows determined from analysis of Rational Methods Drainage Area 255 acres Required Box Culvert Base(ft) - 42 100 yr flow 460 cfs Slope(%) - 1.01 10 yr flow cfs Q(cfs) = 88. Full Capacity 1C Q(cfs) = 64.1 Full Capacity 3C Q(10)/B = 7.76 Q(100)/B = 10.95 Q(10) Q(100) Hw/d = 2.10 Hw/d = 3.70 At HW El = 698.5 Inv In = 689.25 HW Elv = 696.6 HW Elv = 702.2 Hw/d = 2.64 Inv Out = 68 50 Cl Road LP = 697.7 Cl Road LP = 697.7 0(passed)1 C = 1 20 Length = 74 Diff CI-HW = 1.10 Diff CI-HW = -4.50 Q(passed)3C = 360 100 yr storm will overtop road, Q over road = 100 Greenwich Road Section at Culverts Flow Through Section = 100.00 cfs vert diff length n slope 360.00 6.00 565.00 0.04 0.0106 100.00 WATER w(1) w(2) A(sgft) H.R.(ft) v(fps) Q(cfs) 697.70 Elv. VOW • 0.30 0.00 50.00 8 0.15 1.08 8.13 698.00 0.25 50.00 74.00 23 0.31 1.76 40.51 698.25 0.25 74.00 89.00 43 0.49 2.38 103.11 698.50 698.49 2.35 0.25 89.00 106.00 68 0.64 2.85 192.96 698.75 FLOOD HEIGHT = 0.79 over road 100 Year Flood Elevation at Greenwich Road = 698.5 • • STEPHENS RIDGE Box Culvert at 1 + 25 Greenwich Drive The following flows determined from analysis of Rational Methods Drainage Area 255 acres Required Box Culvert Base(ft) 8 100 yr flow 460 c f s Height(ft) 4 10 yr flow 326 c f s Slope(%) 1.01 Q(cfs) = 507.98 Full Capacity Q(10)/B = 40.75 Q(100)/B = 57.50 0(10) 0(100) Hw/d = 1.70 Hw/d = 2.70 Inv In = 689.25 HW Elv = 696.1 HW Elv = 700.1 Inv Out = 688.50 Length = 74 Cl Road LP = 697.71 CI Road LP = 697.71 Diff CI-HW = 1.66 Diff CI-HW = -2.34 use 1 - 4' x 8' box culverts 100 year flood will crest Blake Lane Aproximate 100 year flood Elv < 699± Assume Broad Crested Weir Q=C`L-H^(3/2) at 100 year flood HW Elv = 699 Q = 3.3 ' 30 ' 1.31(3/2) Flow over Road 146.74 c f s At HW = 9.75; Hw/d = 2.44 Q/B = 54 Q thru Culverts = 432 Total Q passed at 1.3' crest over road = 579 c f s > 460 O.K. ProP. G r6 1 } 8"(5 41 r I 1 Mf 144 ✓Pon ; ihS7q /�o�i�r+ ,o� Cu�Vt�f' /�O:fig �r�an"rje% f'f�c c�onf'r4�.for sha/1 � rcMelvs uns7Fob/e/%Jns4�;s�cfo�r h h'jaTC�f�►l b_efcve�n /yon�e%�'�3 ' j ltt MOO.35 . i ,E)(. C7r0d r / Prof. G rode / 1 ,. 0& PVC- K -490 X)571N67 �AIV17'ARY 5A5w.ER t fa Ste iLl - j ylk a ---� - - - --� - o l � ' ♦ , -}- - - ''�X_.$'•.5D ` r. �`�`'F-'ice,--i—r_.---—^,-__;"t'F I — --��/A�1:-:i:l-• /'►��.r- -. ._-_ i -�- -� _ J _ • _, x. ✓o��Q� ;' ��._ ;.- _•_ _ J_� --- ' r� - /O-`_'1�•��er.�`t�G, �-.�+EX. 5oi1_.-Sewar LT - - - - -- - tr - - - --• - -' f - - — - ' - , , I tZ - 'PV-_2_ Za9 _ go- -17FVD -pd -- - - - - -- -- -- - - r — — 499. `IZ �97,B5 4&97. 75 69 7_ *6 0 698.77 _ 700. Zfc 7o2.O/ C /Vcr - - -w rukert . 4 3+go = Cu/VC,/ COUNTY OF FREDERICK, VIRGINIA FIRE AND RESCUE DEPARTMENT 107 North Kent Street Winchester, VA 22601 Thomas W. Owens Douglas A. Kiracofe Director Fire Marshal July 11, 1996 Steve Melinkoff VDOT 1550 Commerce St. Winchester, Va. 22601 Dear Steve, I looked at the construction entrance, leading from the cul-de-sac, in Ridgefield Subdivision to the townhouses to the south, as you requested. The Fire and Rescue Dept. would not utilize this road in the event of a fire or other emergency, at the townhouses. We would utilize the hard surface roadways shown on the approved site plan, for access to the townhouses and hydrants. I can see why you are receiving complaints on this arrangement, from the citizens in Ridgefield. Should you need anything further on this matter, please do not hesitate to call me. Sincerely, Douglas A. Kiracofe Fire Marshal cc: Stephens City Fire and Rescue Co.I 1 Evan Wyatt, Planner file Director (540) 665-5618 Fire Marshal (540) 665-6350 0 Fax (540) 678-4739