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003-97 Westridge Subdivision, Section III - Back Ck. - Backfile
Date 19 %J V r- J J- aS Received From Address A 4 > .. Is r�: A For z O/V f4r-�r --4 0 ").3 ACCOUNT HOW PAID Ci AMT OF ABH IL ACCOUNT AMT PAID CHECK By BALANCE MONEY DUE ORDER Received From A ddress 2! < > For IL AMT OF ACCOUNT LL 0 AMT. PAID BALANCE DUE Date CASH CHECK MONEY ORDER By Dollars $ ^so' a • REZONING CHECKLIST A complete application will include the following: 1 2 3 4 5 6 7 SUBMISSION PACKAGE 7-1--51 k464, Application Form ✓ 1-7 Sign received :r7 Fees paid Proffer statement Comment sheets from the following agencies along with any marked copies of the plan: VDOT JZ City of Winchester ��� ,G o��5 Frederick Co. Sanitation Authority Health Department Inspections Dept. _/_ Parks & Recreation Fire Marshal /S. C. FE, ' ,Q ` Airport Authority L County Attorney IZ'_ County Engineer Plat(s) Location map 8. Deed 0 Impact statement V- 10. Takes paid statement TRACKING SHEET Date '7- 1-7 7 Application received/file opened r7-l4 -97 I/ Reference manual updated/number assigned L/ — D-base updated -1-1 , -�7 RU o - File given to office manager to update bi-monthly report Four sets of adjoiner labels ordered from data processing _ 40 color location maps ordered from GIS ? 7 PC public hearing date ACTION: -r7 BOS public hearing date ACTION: 7-1 9-11-9 Signed copy of resolution for amendment of ordinance, with conditions proffered, received from County Administrator's office and placed in Proffers notebook. (Note: if no proffers, resolution goes in amendments without proffers notebook.) File given to office manager to update bi-monthly report (final action) 9 15.97 - 7 File given to Mapping & Graphics to update zoning map ©R-1s- 4�!� - G �oning map amended Other notes: 0 C9C>>VW September 12, 1997 Glaize Developments, Inc. Attn: Fred L. Glaize, III P.O. Box 2598 Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 RE: Rezoning Application #003-97 of Westridge Subdivision, Section III; PIN 63-A-3 Dear Mr. Glaize: The Frederick County Board of Supervisors approved your request to rezone 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance), located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City, and identified with Property Identification Number 63-A-3, during their meeting of September 10, 1997. The proffers that were approved as a part of this rezoning application are unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement and concept plan for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Evan A. Wyatt �J Deputy Director EAW/cc Enclosure cc: G.W. Clifford and Associates, Inc. Margaret B. Douglas; Back Creek Supervisor Ellen Murphy, Commissioner of Revenue 107 North Kent Street - Winchester, Virginia 22601-5000 REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Preliminary Matters Pursuant to Section 15.1 - 491.1 et_seq. of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # CX�_ for the rezoning of approximately 9.81 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will submit a Master Development Plan that will provide for a street layout connecting with the State Route 628 (Middle Road) via West View Lane, and, as shown on the attached Addendum "A" - Proposed 50' R/W, Concept Plan for Westridge, Section III, dated February 19, 1996. The undersigned voluntarily proffers that the rezoned property shall not be subdivided into more than twenty-five (25) single family home lots and there shall not be constructed thereon more than twenty-five (25) single family detached houses and further no apartments, duplexes or other multi -family buildings shall be constructed on the property. Consumer Notification The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will provide notice to each new lot purchaser that this property is located in Frederick County and that various governmental services may be different than the portion of the Westridge subdivision that is located outside of Frederick County. PAGE 2 REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is applied for, the sum of four thousand one hundred seventy-two dollars and twenty- eight cents ($4,172.28) per approved lot ($3,581.20 for Schools and $591.08 for Parks & Recreation) plus, twelve dollars and sixty-one cents ($12.61) per approved lot to be paid to Frederick County for the Stephens City Fire and Rescue Company. In essence, the total sum of four thousand one hundred eighty-four dollars and eighty- nine cents ($4,184.89) will be paid at the time a building permit is applied for, for each lot approval. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By. � �C GLAIZE DEVELOPMENTS, INC. STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing�nstrument was acknowledged before me this day of July, 1997, by 'CWj'/?j I�La of Glaize Developments, Inc.. My Commission expires _� 21 /9Z7 Notary Public rw waw LOMWOn 31vM1 Si R OQ M�an.nw WpMia 77{01 1540) {6.7-717p Concept, Plan a ,, 0 0 fi � to ,j' o Koorice NIF n p,►w..�ar�,y watil of Collier 40 {{0-2110 WESTRIDGE Section III PROPOSED 500 R/W Frederick County, dwg no_---'weel dwq' lob no: drown by. es (dole: February 10, 1996 oppro.ed by. CEW stole: V-200' _ Virginia SKEET 4 0F 4 Frederick Citle of N/F Allen 1 -- -- _County_ WinchesterI InQ:I 1 l I 1 v401 1 l 1 \ l FAY j44, F 0. oNIN, v '14 "C' N"--4 1 .1 L(JO 40O 800 �oo� N,CIO Y ;' PC REVIEW DATE: 8/6/97 BOS REVIEW DATE: 9/10/97 REZONING APPLICATION #003-97 Westridge Subdivision, Section III To Rezone 9.81 Acres Tract from RA (Rural Areas) to RP (Residential Performance) LOCATION: This property is located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 63-A-3 PROPERTY ZONING & PRESENT USE: Zoned: Rural Areas District Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned: RA, Rural Areas Use: Church, Vacant South: Zoned: RA, Rural Areas Use: Vacant East: Zoned: LR, Low Density Residential Use: Residential West: Zoned: RA, Rural Areas Use: Residential PROPOSED USE: Single family dwellings REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objections to the rezoning of this property. Prior to development, this office will require a complete set of construction site plans which detail roadway geometries, drainage features and traffic flow data from the ITE Manual, Fifth Edition for review. The County should be aware the rezoning and subsequent development of this property will require 0 • Westridge Subdivision, Sec. III - REZ #003-97 Page 2 September 3, 1997 access, i.e. school buses, fire and rescue, VDOT maintenance equipment thru streets maintained by the City of Winchester. Frederick Co. Sanitation Authority: This area served by City of Winchester. Public Works: The proposed rezoning is approved by the Public Works Department. It is anticipated that the development will be a small lot subdivision (residential) with curb and gutter. Stormwater management will be required if the off -site stormwater is discharged into Frederick County. Fire and Rescue: I [Doug Kiracofe] am working on the Rezoning and MDP for Westridge project. In the rezoning request proffer statement, property ID 53-(A)-3, there is a correction needed. In the paragraph below "Monetary Contribution to Offset Impact of Development," the Fire and Rescue contributions are shown going to the Round Hill Fire and Rescue Company. This should be the Stephens City Fire and Rescue Co., Inc., P.O. Box 253, Stephens City, Virginia 22655. Stephens City Fire and Rescue Company: See no problem with rezoning for the 25 houses. Parks and Recreation: Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds and in the open space provided, paddle boat and fish in the lakes, and participate in an array of different non -structured activities. I would suggest that the impact model be used to determine the potential impact this development may have on the County's park system. County Attorney: The spelled part of the monetary contribution doesn't match the numerical part so proffer should not be accepted until corrected. City of Winchester: After reviewing the preliminary plans, I have no problem with what is proposed in this rezoning. Since the property is located in the county, I question the concern about the maintenance of the roads and the utilities in any easements being quitclaimed by the state in order for the roadway to be approved. The developer should be reminded of the availability fees are double those that are charged in the City. In addition, water rates are $2.00 per 1,000 after the first 3,000, rather than $1.33 per 1,000. Winchester Dept. Of Public Works: Stormwater management will be a prime concern, as we are still in the process of resolving this issue with the VADCR from the last phase (II) of this subdivision. I would imagine that there will also be requests for the City to plow snow and pick up refuse, which we will not do. 11 Westridge Subdivision, Sec. III - REZ #003-97 Page 3 September 3, 1997 Frederick Co. Public Schools: We feel this proposal will have an impact on current and future school facilities. We recommend these concerns be addressed during the approval process. Planning & Zoning: 1) Site History The Board of Supervisors incorporated the 9.81-acre tract into the Urban Development Area (UDA) on July 10, 1996 by majority vote. Prior to this action, the inclusion of this property was considered by the Planning Commission and the Comprehensive Plans and Programs Committee. The Planning Commission and the CPPC expressed concern that this action may set a precedent that would result in the expansion of existing subdivisions in the City of Winchester into the county. However, each group felt that this action could be defended based on the unusual circumstances pertaining to this property, as the property was within single ownership that was split by the City/County line and access to the property was limited through the developed portion of Westridge in the city. 2) Location The 9.81-acre tract is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The Comprehensive Policy Plan requires property to be located within the UDA and the SWSA as a first step in determining its appropriateness for suburban residential development. The 9.81 acres is adjoined by large tracts of land to the north, south, and west that are developed and vacant. Developed properties include a church to the north and a residential lot within the Clayhill Farms subdivision. The 9.81 acres is adjoined by Section II of Westridge to the east. Several lots along West View Lane and Wind Wood Drive have been developed or are currently under construction. The location of this 9.81-acre tract creates a situation in which the only means of access is via West View Lane through the City of Winchester. The Planning Commission requested that information regarding various residential services be presented during the rezoning application. The following describes these services: A) Fire & Rescue Service - Response for Phase III of Westridge under current policy will be by the closest fire and rescue company. The closest company is Shawnee within the City of Winchester and Stephens City in the county. Should this policy change in the future and require county service only, Stephens City would be the first response and Round Hill would be the backup. Westridge Subdivision, Sec. III - REZ 9003-97 Page 4 September 3, 1997 B) Police Service - Response for Phase III of Westridge under current policy will be by the closest department. The City of Winchester has the authority by law to respond to properties in the county that are within one mile of the city line. C) Snow Removal Service - The Virginia Department of Transportation is pursuing an agreement with the City of Winchester Public Works Department to allow for the removal of snow by the city. Similar agreements have been achieved in other areas of the county in which access is limited from the city. This agreement would be for snow removal only and does not pertain to any maintenance work. D) School Bus Service - The Frederick County Public Schools Transportation Department will provide school bus service to Phase III of Westridge. School buses will go into Phase III only if an adequate turnaround is provided. If an adequate turnaround is not provided, bus service would be provided at the intersection of Middle Road and West View Lane. 3) Site Suitability The 9.81-acre tract does not contain environmental features as defined by the Zoning Ordinance; however, there may be some minor areas of woodlands in the northwestern corner of the site which will need to be identified during the master plan process. The Frederick County Rural Landmarks Survey does not recognize the 9.81-acre tract as qualifying as a historic site, and does not identify buildings or other man-made objects that qualify as historic structures. 4) Potential Impacts The applicant has indicated that 25 single family detached residential lots will be established if the 9.81 acres is rezoned. This number of residential lots would produce an average daily traffic generation of 239 trips. All trips will access Middle Road within the City of Winchester. It is reasonable to expect the majority of the trips leaving Westridge III to make a left turn movement onto Middle Road and travel towards Valley Avenue. The Frederick County Capital Facilities Impact Model was applied to this rezoning application, assuming the development of 25 single family dwelling units. The results of this model run demonstrate a negative fiscal impact of $89,530 to the Frederick County Public Schools, $14,777 to Frederick County Parks and Recreation, and $315.29 to Frederick County Fire and Rescue. Westridge Subdivision, Sec. III - REZ #003-97 Page 5 September 3, 1997 5) Impact Statement/Proffer Statement The applicant has submitted a proffer statement which includes a generalized development plan. The applicant has proffered to provide Frederick County with a monetary contribution that is consistent with the results of the Frederick County Capital Facilities Impact Model. The applicant has proffered a 50-foot wide future street connection to the Allen property to the north. This will provide a future connection to Cedar Creek Grade (Route 622) within the City of Winchester. Finally, the applicant has proffered to provide a consumer notification disclosure for each future property owner which will describe the various services provided by each jurisdiction. STAFF RECOMMENDATION FOR 8/6/97 PLANNING COMMISSION MEETING: The rezoning application is consistent with the policies set forth in the Comprehensive Policy Plan. The monetary proffer provided by the applicant compensates for the negative fiscal impact identified by the Frederick County Capital Facilities Impact Model. The provision of the future street will eventually provide access to Cedar Creek Grade following the development of the Allen property. The consumer notification disclosure will alert future property owners to the provision of services offered by the city and the county. Staff recommends approval of this rezoning application. PLANNING COMMISSION SUMMARY & ACTION OF 08/06/97: The Commission believed the rezoning was consistent with the policies set forth in the Comprehensive Policy Plan. They were in agreement with the staff that the monetary proffer provided by the applicant compensated for the negative fiscal impact identified by the Frederick County Capital Facilities Impact Model; that the provision of the future street would eventually provide access to Cedar Creek Grade, following the development of the Allen property; and the consumer notification disclosure would alert future property owners to the provision of services offered by the City and the County. No other areas of concern were raised by the Commission and there were no public comments. The Commission unanimously recommended approval with the proffers submitted. (Note: Mr. Marker was absent from the meeting.) I � / N w E S 4 13 / 2L / 7 2D 12A r� 7 15 18D " v 156 14 5C 18 15A 17 O OP 18C R o, 19A taa 03 {� C °y • A �p Rt. 706 18A 188 WCh L . R zS d . •s \394 :xs-M b 4 a 1poi ttpB C01 38 ]2 � � f 6. 4fw7tt �� REZONING #003-07 PIN: 63—A-3 Westridge Subdivision, Sec.III • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. -zani�PA.mendment Number ©0 -q BOS Hearing Date d - Date Received 17- PC Hearing Date ' The following itiformation shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 23 Court Square, Winchester. 1, Applicant: Gilbert W. Clifford & Associates Inc. Name: Ste hen M. G urisin Address: 200 N. Cameron Street Winchester Virginia 22601 Telephone: 540-667-2139 2. Representative: Gilbert W. Clifford & Associates Inc. Name: Stephen M. G urisin Telephone: 540-667-2139 3. Owner: Name: Glaize Developments, Inc. Address: P.O. Box 2598 Winchester Vir ina 22604 Telephone: 540-662-2092 • 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: Fred L. Glaize, III 4. Zoning Change: It is requested that the zoning of the property be changed from RA to RP 5. Current Use of the Property: Vacant 6. Adjoining Property: PARCEL ID NUMBER USE ZONING 63-A-2 Vacant RA 63-A-3A Vacant RA 63-A-2E Religious RA 63-A-8 Residential RA 63-A-4B Residential RA 289-4-C Lots 64, 65, Vacant Lots RA 70,71,72&73 7. Location: The property is located at (five exact location based on nearest road and distance from nearest intersection, using road names and route number): Remaining portion of Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) at City/County boundary. Parcel Identification: 14 Digit Tax Parcel Number: 63-((A))-3 Magisterial District: Back Creek Property Dimensions: The dimensions of the property to be rezoned. Total Area: 9.81 Acres The area of each portion to be rezoned to a different zoning district category should be noted: 9.81 Acres Rezoned from RA to RP Acres Rezoned from to Acres Rezoned from to Acres Rezoned from to 11. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: Ray Robinson Deed Book Number 196 Pages 681 Proposed Use: It is proposed that the property will be put to the following Single Family Dwellings 13. Checklist: Check the following items that have been included with this application. Location map Plat Deed to property Statement verifying taxes paid Agency Comments Fees Impact Analysis Statement Proffer Statement • • 14. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued to me (us) when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant: Owner: i L r ) I `L= 1. nj > , .I' r,e i Date: 7 / 16 / 61 0 i gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 Westridge Subdivision, Section III Adjoining Properties Tax Number Onwer Name and Address 63-A-2 Bank of Clarke County T/F Evelyn Allen R T 1625 Apple Blossom Drive Winchester, Virginia 22601 63-A-3A George Cather 3296 Apple Pie Ridge Road Winchester, Virginia 22601 63-A-2E Blue Ridge Grace Church Route 1, Box 37A Clearbrook, Virginia 22624 63-A 4B Elmer M rple, Jr. 2884 Mid e Road Winche er, Virginia 22602 63-A-8 Cour � ey . & Clara A. Lowe _ 2952 Mi , e Road Winche , e yVirginia 22602 289-4-C-64 Glaize Developments, Inc. 289-4-C-65 P.O. Box 2598 289-4-C-71 Winchester, Virginia 22604 289-4-C-72 289-4-C-70 Richard C. & Patrice G. Vossler 2711 Windwood Drive Winchester, Virginia 22601 289-4-C-73 Zane L. Metz, Jr. P.O. Box 2999 Winchester, Virginia 22604 9 Action: PLANNING COMMISSION: BOARD OF SUPERVISORS: AMENDMENT Recommended Approval on August 6, 1997 Approved on September 10, 1997 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP #003-97 of WESTRIDGE SUBDIVISION, SECTION III WHEREAS, Rezoning Application #003-97 of Westridge Subdivision, Section III, requested the rezoning of 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance); and identified with P.I.N. 63-A-3. The property is located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City; and WHEREAS, the Planning Commission held a public hearing on this rezoning on August 6, 1997; and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on September 10, 1997; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. This ordinance shall be in effect on the date of adoption. Passed this loth day of September, 1997 by the following recorded vote: James L. Longerbeam, Chairman Yea W. Harrington Smith, Jr. Charles W. Orndoff, Sr. O:AAGENDAMEZONMEMIDGAES PDRes #011-97 Yea Yea Richard C. Shickle Yea Margaret B. Douglas Yea Robert M. Sager Yea A COPY ATTEST s John 'ley, Jr. Frederick County Administrator REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Prelimin au Matters , Pursuant to Section 15.1 - 491.1 et. se . of the code of Virginia, 1950as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # ` for the rezoning of approximately 9.81 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event andsuch rezoning is not ofno effect whatsoever. granted, These then these proffers shall be deemed withdrawn proffers shall be binding upon the applicant and their legal successors or assigns. . General Development Plan The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will submit a Master Development Plan that will provide for a street layout connecting with the St�A(MP oposed 50 VR/W,West Concept Lane, and, as shown on the attached Addendum Plan for Westridge, Section III, dated February 19,1996. The undersigned voluntarily proffers that the rezoned property shall not be subdivided into more than twenty-five (25) single family home lots and there shall not be constructed thereon morethan duplexes orty-five (25) single family detached other multi -family buildings shall be houses and further no apartments, p constructed on the property. Cons ++mer Notification The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will provide notice to each new lot purchaser that this property is located in Frederick County and that various governmental services may be different than the portion of the Westridge subdivision that is located outside of Frederick County. PAGE REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Monetary 2Qntrib Lion to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is applied for, the sum of four thousand one hundred seventy-two dollars and twenty- eight cents ($4,172.28) per approved lot ($3,581.20 for Schools and $591.08 for Parks & Recreation) plus, twelve dollars and sixty-one cents ($12.61) per approved lot to be paid to Frederick County for the Stephens City Fire and Rescue Company. In essence, the total sum of four thousand one hundred eighty-four dollars and eighty- nine cents ($4,184.89) will be paid at the time a building permit is applied for, for each lot approval. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By; GLAIZE DEVELOPMENTS, INC. STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this day of July, 1997, by �J. — of Glaize Developments, Inc.. My Commission expires _1Q ,r- &3/ , ZZ27 ?iIMw; Notary Public al""om Street WE STRID GE p1�LnMIM. Vb QIn10 22901 ��• (3.01 967-71 J9 Concept Plan a (A�4P section III PROPOSED 50' R/W �rt _ Virginia Frederick County, 'rra9Ldwq job no: p o SHEET 4 4 LI►1 I50-c a9. a..�.mn on» drawn by. as dote: February O. 1996 �Fp., /,w.nck.e�,9. VI,9hle v401 oPProved bY. CEMeole: 1'�200'NIF Koonce N/F Cother got-z113 Me Frederick City of N/F Allen County i Winchester `� ' • � -%\� Rim %C 4V \mil O 800 �o,-C 0 REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # OK�_' for the rezoning of approximately 9.81 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will submit a Master Development Plan that will provide for a street layout connecting with the State Route 628 (Middle Road) via West View Lane, and, as shown on the attached Addendum "A" - Proposed 50' R/W, Concept Plan for Westridge, Section III, dated February 19, 1996. The undersigned voluntarily proffers that the rezoned property shall not be subdivided into more than twenty-five (25) single family home lots and there shall not be constructed thereon more than twenty-five (25) single family detached houses and further no apartments, duplexes or other multi -family buildings shall be constructed on the property. Consumer Notification The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will provide notice to each new lot purchaser that this property is located in Frederick County and . that various governmental services may be different than the portion of the Westridge subdivision that is located outside of Frederick County. PAGE 2 REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is applied for, the sum of four thousand one hundred seventy-two dollars and twenty- eight cents ($4,172.28) per approved lot ($3,581.20 for Schools and $591.08 for Parks & Recreation) plus, twelve dollars and sixty-one cents ($12.61) per approved lot to be paid to Frederick County for the Stephens City Fire and Rescue Company. In essence, the total sum of four thousand one hundred eighty-four dollars and eighty- nine cents ($4,184.89) will be paid at the time a building permit is applied for, for each lot approval. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: I A \6A----y i . GLAIZE DEVELOPMENTS, INC. STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoinEM"lutIld- 'rment was acknowledged before me this � day of July, 1997, by "'�. &a of Glaize Developments, Inc.. My Commission expires �Qe.e �3/ /U7 Notary Public 0 SITE PLAN REVIEW Proibct, Westridge III (County) Date August 20, 1996 Owner Fred Glaize III Engineer: G W Clifford Comments Stormwqe �r management will be a prime concern, as we are still in the process of resolving this issue with th4� CA from the last phase (H) of this subdivision. I would imagine that there will also be requests for 61 City to plow snow on the streets and pick up refuse, which we will not do. 0- ......O-F- 'J" EDiNBURIG P,ESI CY jVL 28 M6 Rezoning Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 1550 Commerce Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the II Virginia Department of Transportation with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Gilbert W. Clifford & Assoc. Telephone: 667-2139 Fax: 665-0493 Mailing Address: 200 N. Cameron Street Winchester, Virginia 22601 Attn: Stephen Gyurisin Location of property: Remaining portion of Westridge subdivision. with access from West View Lane via Middle Road ( Route 628) at City/County boundarv. Current zoning: RA Zoning requested: RP Acreage: 9.81 Virginia Department of Transportation Comments: No objections to the rezoning of this property. Prior to development, this office will require a complete set of construction site plans which detail roadway geometrics, drainage features and traffic flow data from the ITE Manual, Fifth Edition for review. The County shouid be aware the rezoning and subsequent development of this property will require access, i.e. school buses, fire and rescue, VDOT maintenance equipment t ru streets maintaine y the ity o fE Wi ester. A AI for W. H. Bushman 07/30/96 Notice to VDOT - Please Return Form to Applicant xc: Mr. S. A. Melnikoff 10 6/11/96 Rezoning Comments d Frederick County Sanitation Authority Mail to Frederick County Sanitation Authority Attn: Engineer/Director P.O. Box 618 Winchester, Virginia 22604 (540) 665-5690 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer/Director 199 Front Royal Pike Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Gilbert W. Clifford & Assoc. Telephone: 667-2139 Mailing Address: 200 N. Cameron Street Fax: 665-0493 Winchester, Virginia 22601 Stephen Gvurisin Location of property: Remaining portion of Westridge subdivision with access from West View Lane via Middle Road (Route 628) at City/County boundary. Current zoning: RA Zoning requested: RP Acreage: 9.81 Sanitation Authority Comments: Notice to Sanitation Authority - Please Re urn This Form to the Applicant 25 From: Frederick Counr7 Fire and Rescue Fire Marshal's Office Fa*78-i739 Voice: 540-6651i350 To: Steve Gyunsin at: G.W. Clifford 10soc. Page 2 of2 Wednesday. August 29. 1996 Z .... Frederick Counttr Fire and Rescue Dept. Fire .11(rrshal'.s Division 107 A' Bent St. I, inchestr. I irgini(t To: Steve GN-tinsin From: Doualas A. hiracofe Ref: Westridae Rezoliina I ain working on the Rezoning and MDP for Wastridge prgject. In the Rezoning Request Proffer statement. property ID=-53-(A)-3. there is a correction needed. In the paragraph below "Monetary ContribUt1011 t0 Offset IIllpact 0f Development". the Fire and ReSCLIe contributions are slioN\n going to the Round Hill Fire and Rescue Company. This Should be the Stephens City Fire and Rescue Co. Inc.. P.O. Box 253. Stephens Cite. Virginia 226; 5 Should you have any CILIC 41011S. please don't hesitate to call me. cc: Evan \Vvatt. Plaimilla file 0 Rezoning Comments ",", .......... Fire and Rescue Compan: Name of Fire & Rescue Co mpany: a Applicant :Please:Ooufth�Jnfb��afin.as' accurately asipossible m;,:or er-to assist.the xis map, proffer `statement,=impact analysis, and any otherlpertment information `' =�z�: �,#�: Fire andRescue Squad_.witfi their review .Attach a -copy of your'appTication forms location` 6 Applicant's Name: Telephone: Mailing Address: kv. 41. Location of property: &Aeftivt Aoee7e4P^) llftael� lew MW I_ZQ7� 411of lwlx- A� *11X46- er,am) � e,,e,;Pv nullwnv* Current zoning: Zoning requested: Acreage: 140/ Fire and Rescue Company's Comments: Sr6 vo 74b�oz, W,A R"201,UIA14 160f,,�. j)(I On".1jaA �-b fe d Pfe P_ nww,4 [WhICA Oul A4U AUIAt jrnpv(jF 7V(I.Al dk4t 7 Noiice to Fire &. A es-c. u'le- CompanyForm '`i....... .. . . the "�- y -Return This to t e Applicant )td d,-P A A- p io,) FVO ki 4,1 32 'Aj 14-t wv,/ E Rezoning Comments 'JUL 1 8 RE# Frederick County Commonwealth's Attorney Mail to; County Commonwealth's Attorney Winchester -Frederick Co. Judicial Center 5 North Kent Street Winchester, Virginia 22601 (540)665-6383 Hand deliver to: County Commonwealth's Attorney Winchester -Frederick Co. Judicial Center 5 North Kent Street, 2nd Floor Winchester, Virginia AppIicant:. Please fill out the information as accurately as possible in order to assist the Commonwealth's Att_ orney''s Office with their ieview. Attach a copy of your application form, location map, proffer, statement, impact "analysis, and any other pertinent :. information Applicant's Name: Gilbert W. Clifford & Assoc. Telephone: 667-2139 Mailing Address: 200 N. Cameron Street Fax: 665-04393 Winchester, Virginia 22601 Location of property: Remaining portion of Westridge subdivision with access from West View Lane via Middle Road (Route 628) at City/County bounary. Current zoning: RA Zoning requested: RP Acreage: 9.81 UH s Attorneys Comments: nts: A 2k 12� Notice to Commonwealth's Attorney - Please Return This Form to the Applicant 18 6/11/96 r: Rezoning Comments City of Winchester Mail Winchester City Planning Department Attn: Planning Director 15 North Cameron Street Winchester, Virginia 22601 (540) 667-1815 Hand deliver to: Winchester City Planning Department Attn: Planning Director Rouss City Hall 15 North Cameron Street Winchester, Virginia Applicant: Please fill out the information as accurately;as,possible in order to assist the City of Winchester with their review'. Attach a copy ofyour application form, location map, proffer statement, impact analysis,'and any other pertinent. information. Applicant's Name: Gilbert W. Clifford & Assoc. Telephone: 667-2139 Fax: 665-0493 Mailing Address: 200 N. Cameron Street Winchester, Virginia 22601 Attn:Stephen M. Gvurisin Location of property: Remaining portion of Westridge subdivision with access from West View Lane via Middle Road (Route 628) at City/County boundary. Current zoning: RA Zoning requested: RP Acreage: 9, 81 City of Winchester's Comments: 506, )�5� �����-/��r� Gj �`L) IyG �t'i - cl= c�l•'� % i-zi ��C� FJ�Z-1c ✓t LLyI:9E1�� %,(fie-' 15 hsaEi /14 �_7? czL�� �/�'�+� /�(,'C3 f ►'/� ! i %� �L�,�.' C-,`} l Notice to City of Winchester - Please Return This Form to the Applicant - V t!'& 29 6/11/96 -�', • CJ CITY OF WINCIIESTERVIRGIN i MRMORANDUM TO: Tim Youmans FROM: Jesse Moffett W+•-- DATE: August 12, 19 SUBJECT: Westridge Subdivision - County Area Rouss City Hall 15 North Cameron Street Winchester, VA 22601 540-667-1815 FAX: 540-722-3618 TDD: 540-722-0782 After reviewing the preliminary plans, I have no problem with what is proposed in this rezoning. Since the property is located in the county, I question the concern about the maintenance of the roads and the utilities in any easements being quitclaimed by the state in order for the roadway to be approved. The developer should be reminded of the availability fees are double those that are charged in the City. In addition, water rates are $2.00 per 1000 after the first 3000, rather than $1.33 per 1000. Let me know if you have any questions. bhm "THE :APPLE CAPITAL" 0 0 SITE PLAN REVIEW Profbct Westridge III (County) Date August 20, 1996 Owner Fred Glaize III Engineer: G W Clifford Comments Stormwater management will be a prime concern, as we are still in the process of resolving this issue with the VADCR from the last phase (II) of this subdivision. I would imagine that there will also be requests for the City to plow snow on the streets and pick up refuse, which we will not do. 0 0 Rezoning Comments IFN Frederick County Department of Parks & Recreation Mail to Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach a copy :of your application form, location map, proffer statement, impact analysis; and any other pertinent information. Applicant's Name: Jilbe.rt W. Clifford & Assoc. Telephone: 667-2139 Mailing Address: 200 N. Cameron Street Fax: 665-0493 Winchester, Virginia 22601 Attn: Stephen Gyurisin Location of property: Remaining portion of Westridge subdivision with access from West View Lane via Middle Road (Route 628) at City/County boundary. Current zoning: RA Zoning requested: RP Acreage: 9, 81 Department of Parks & Recreation Comments: Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds an in the open space provided, paddleboat and fish in the lakes, and participate in an array of different non -structured activities. I would suggest that the impact mode be used to determine the potential impact that this development may have on the cou y's Notice to Department of Parks & Recreation - Please Return This Form to the Applicant park system. 6/11/96 RECEIVED i Rezoning Comments MGINE�Ptr��___. Frederick County Department of Public Works Mail to: Frederick County Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia 22601 (540)665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering County Administration Bldg., 4th Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name:Gilbert W. Clifford & Assoc. Telephone: 667-2139 Fax: 665-0493 Mailing Address: 200 N. Cameron Street Winchester- Virginia 22601 Attn: Stephen Gyurisin Location of property: Remaining portion of Westridge subdivision which access from West View Lane via Middle Road (Route 628) at City/County boundary. Current zoning: RA Zoning requested: RP Acreaee: 9.81 21 6/11!96 s 6 0 Frederick County Public Schools 1415 Amherst Street Post Office Box 3508 Winchester, Virginia 22604-2546 Telephone: (540) 662-3888 — FAX (540) 722.2788 Administrative Assistant to the Superintendent G. W. Clifford & Associates, Inc. July 31, 1996 200 N. Cameron Street Winchester, VA 22601 To W-hom it May Concern: I am in receipt of your request for rezoning comments concerning Westridge subdivision. It is our understanding the proposed rezoning request is from RA to RP. We feel this proposal will have an impact on current and future school facilities. We recommend these concerns be addressed during the approval process. Please contact me at your earliest convenience if you should require any additional information. Sincerely, C� Thomas Sullivan Administrative Assistant to the Superintendent cc: R. Thomas Malcolm, FCPS GLAtZEqkE ELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 IMPACT ANALYSIS STATEMENT Glaize Development, Inc. Property Westridge Subdivision I. Summary The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate the above referenced project in light of several major planning issues, as outlined and required by the Frederick County Board of Supervisors. This document is prepared to rezone a 9.81 acre property from present Rural Areas (RA) to Residential Performance (RP) for twenty five single family detached homes on public sewer and water. The property is suited for Residential Performance (RP) zoning and is adjacent to the existing developed portion of Westridge Subdivision that has 10,000+ square foot single family lots. The City/County boundary traverses the entire property. The area to be rezoned is within the Frederick County Comprehensive Plan designated area the Urban Development Area (UDA). The UDA was designated in July 1996 by the Board of Supervisors upon recommendation of the Planning Commission. The property, located in Frederick County, is the balance of the original tract that is divided by the City/County boundary. The remainder of the property, located in the City of Winchester, is developed as Westridge Subdivision with single family detached homes. There is a fiscal development impact as identified by the Frederick County impact model. Proffers are proposed to mitigate the identified fiscal impacts. Current zoning, development, and subdivision requirements allow for adequate measures to protect and mitigate any minor, negative, identified development impacts to the surrounding properties. Adequate measures are provided for in existing development codes to provide for protection of environmental features. II. Introduction The 9.81 acre property of the Glaize Developments, Inc. is located at the end of West View Lane on the west side of Middle Road (Route 628). Access is through the existing Section II of Westridge Subdivision. This property adjoins the existing single family development of Westridge and continuation of the same pattern of lots, subdivision features and homes is planned. The parcel is identified as tax parcel 63-((A))-3 in the Back Creek Magisterial District and is currently zoned Rural Areas (RA). AWInchostm. VirgInIa 22601 W E S T R I D G E (540) 887- 2139 Section III 0 r- o LOCATION MAP m 0 Frederick County, Virginia /dwg. no: job no: ,0 LO 0 Olds G,...jh DrK. drawn by ss idate: SHEET OF 01 150-C I% In, Fredwickburg. Virginia 22401 scale: (540) 898-2115 approved by. U Lf 621) % .e. 31 797 T. 7- 7•- C 70 R IT VPI 9tas — Z 756 w.Ct I Itobi sorb.Wl 'I Sch SPO REA;11' -V. 100 10 1 j A% 4`11 V. 783 N rs GiAstown 7 4 ?;;o 4 60 5 1w Old Opetilloon h 5 75 -Cem % 0 200 North Comran Str"t ffo Ql� Winchester. WgNlo 22601 (5/0) Ee7-2139 w 0 ►s ;� �: 9 O e-* ' n r- s 4 fi r• Lo / a 01 1E0—C Old* Gmmn.lch Drtw N F Koonce a N/F Cather ' Fredericksburg. 9hlo 22401 WE STRID GE Section III EXISTING SURVEY Frederick County, dwg. no: +•eat!.,;" Job no: drawn by. s, date: Fobrt,ary 19. 1496 approved by. CF scale: 1'=:rCO' Frederick N F Allen 1 S 28'58159' E Cit of 1083.32' County Winchester �- TEMPORARY I N \�. CUL—DE—SAC �o EASEMENTrco '^ � I 3 ti 0 1200 400 800 moo 00 Fsr Virginia SHEET 2 OF 4 hO GLARE §(ELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 Residential Performance (RP) zoning is planned for the property. The 9.81 acres to be rezoned is in Frederick County and in the UDA. A preliminary site development evaluation indicates that this site can easily support residential uses of the RP zone. Development of the portion of the property located in the City has occurred since the mid-1980's. The attached proffer statement provides for only single family homes with design features the similar (using Frederick County zoning and subdivision design standards) as the first two sections of the Westridge Subdivision. IIl. Planning Analysis Site Suitability - The property has no site specific development limiting factors. The property appears well suited for Residential Performance (RP) zoning use development based on site evaluation of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Soils - The soils are suitable for site development purposes. The USDA Soil Conservation Soil Survey for Frederick County identifies the soils of the property on map sheet 35 as Frederick -Poplimento loams. Prime Agricultural Soils.- The property does contain prime agricultural soils as identified by the Frederick County Comprehensive Plan. Slopes - There are no steep slopes on this property. The topography is ideally suited for residential type development. Slopes generally range from 2% to 15% with a portion of the property above 7%. Wetlands -There are no wetlands on this property. The property is generally well drained and has no low lying wet areas that wetland vegetation that indicates the presence of a wetland area. Ponds and Lakes - There are no ponds or lakes on the property. Flood Plain - The property is not located within the 100 year HUD designated flood plain as identified in the Frederick County Comprehensive Plan and panel map number 510063- 00115B of the United States Department of Housing and Urban Development Flood Boundary map. N/F Koonce N/F Cother 200 North cAm.ra, 5t,..t Vfinch..ter, W91MC 22601 W E S T R I D G E rn n t+ r• (540) 667-2139 3 Section III ° SOILS r, Virginia � � n Frederick County, ~a dwg. no: Jobo t. . 1d96 _ date: FOSHEET 3 YJ 01 150-C 01d. G'.Id Drlv Fr.drldk.bu19. v,&I. 22401 drawn by. approved by. '11 9n FCall. 115 540 696-2Frederick N/F Allen City of Winchester County_ N X 06TTI) \ ` I 1 � 1 � I X- ` 10 • I \ � I \ Frederick -Poplimento Loams - 2-77o Slopes `. I Frederick-Poplimento Loams - 7-15% Slopes 0 200 400 81 0 0 GLAIZE DEVELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 Adi� Properties - Rezoning and development impacts are slight on adjacent properties. The primary impact concern on adjoining properties is the change of use from open, rural land to a residential subdivision setting. Primary adjoining uses are urban, single-family homes and large -lot single family homes. The adjoining property to the north is developed as a single family large -lot five acre residential subdivision. To the east is the existing section of Westridge recently constructed and under development. To the south is atsi theefamily west is residence on a large -lot, five acre residential lot; and, th developed as a single family large -lot five acre residential subdivision. Zoning Review - A majority of the original tract is within the City of Winchester limits. A portion of the tract, 9.81 acres of the property is located in Frederick County. The property in Frederick County is inside of the UDA and is requested l owing to be rezoned to RP. The property is currently zoned Rural Areas (RA) a by right a variety of uses including large lot housing units as well as agricultural uses. Under the Residential Performance (RP) zoning regulations a variety of housing types are permitted with limiting performance zoning criteria. he surrounthe sam neighborhoods consist of single family homes. Continuation housing pattern is encouraged with comprehensive planning w epolicies and surrouding zoning standards. The proposed housing type is consistent urban neighborhood that is part of the entire tract and regulating planning policies. IV. Traffic Traffic impacts are negligible for this property. Impacts of vehicular access and turning movements will be minimal. Traffic will enter this portion of the development through the existing dent Viell Lane from Route 628, Middle Road. The 9.81 acres to be approximately 200 trip ends per weekday based upon ITE Trip Generation figures. 9 GLAIZEDEVELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 V. Sewage There are no sewage conveyance or treatment problems associated with this project. The property will be served by the City of Winchester via existing sanitary sewer lines serving the remaining portion of Westridge Subdivision. VI. Water There are no water supply or transmission problems with this property. Currently this property can be served by the existing public water lines serving the remaining portion of Westridge Subdivision. Fire protections measures such as the installation of fire hydrants will be addressed at the site development stage. The installation of fire protection hydrants poses no problems. The installation of fire hydrants on the property will improve the fire protection means of the surrounding properties as well as the enhancing the protection of the property. The fire fighting capabilities of the fire company covering this area will be enhanced with additional fire hydrants. Under current RA zoning this property could be developed without any fire hydrant protection measures. VII. Drainage Proper storm water management planning will result in minimal or no site drainage impacts. In lieu of the above, additional storm water detention calculations will be presented with final design which would show no adverse impacts created by the imposition of this increase storm water on the existing downstream water course. Drainage flows generally toward the Middle Road area to the south and east of the property. Predevelopment runoff rates will be maintained using recognized storm water management standards. Currently, storm water management ponds are in place for the existing portion of Westview Subdivision. These ponds are effective as a means to regulate storm water and are planned to serve the remaining portion of the property. VIII. Solid Waste Solid waste impacts are measured in terms of waste generated based upon five pounds per capita per day. Solid waster collection is not provided on a door to door basis, rather solid waste transfer stations are utilized for individual home disposal. 6 • GLAIZEDEVELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 IX. Historic This project area through past development of adjoining property has no known significance. The area has been significantly developed to the east and north. There are no structures currently located on the area to be rezoned that are of historic significance. A review of the National Register, the Virginia Landmarks Register and The Frederick County Comprehensive Plan indicates that there are no known historic structures on this property. X. Community Facilities Education - This project will generate approximately 16 school age children when the project is completely built out and developed. Total build out time is projected to be within two to five years. Fiscal impact costs are noted on the attached impact model report for elementary, middle and high schools. Parks and Recreation - This project would result in minimal impact on Parks and Recreational facilities. Minimal additional recreational facilities will be required for the proposed development. Impact costs are noted on the attached impact model report for parks and recreation. Emergency Services Cost - There are minimal additional fire, rescue or sheriff facilities anticipated with the development of the property using RP type uses. Fire protection is available from the Stephens City Volunteer Fire and Rescue Company. The planned RP rezoning will have all required site development standards required by the fire code, building code and zoning codes. There are no fire protection problems associated with this property. All hydrants and fire protection measures will be installed when the property is developed. Rescue services are provided by the Stephens City Fire and Rescue Squad. Sheriff Department services protection will be required. Regular and routine patrol should be sufficient for protection. Impact costs are noted on the attached impact model report for fire and rescue. XI. Environmental There are no known major environmental impacts associated with the rezoning of this property from RA to RP. There will be certain minor negative impacts due to the construction activity including run off sediment, noise and traffic GLAIZAEVELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 movements. These are to be minimized by proper compliance with local and state laws for environmental protection. The effects on the down -stream impoundment and stream are minimal and in accordance with local and state regulations. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be effected by this project. Ground water and air quality should be unaffected. XII. Fiscal Impacts Fiscal impacts for the property are determined based upon the fiscal impact model prepared by the Frederick County Department of Planning and Development staff using the size of the parcel and the number of projected homes. The fiscal impact model results are attached in the appendix of this report. There is a net fiscal impact projected for the property due to the zoning from RA to RP. Proffers in the same amount are listed in the attached addendum to mitigate fiscal impacts. A net fiscal impact per unit of $4,157.80 is projected by Frederick County impact model for each single family home. A fire and rescue impact per unit is projected at $12.61. The fiscal impacts of the Westridge rezoning are measured for capital costs that relate to the improvements necessary for the County to increase the capacity of public facilities. The amount of the impact for any rezoning and subsequent land development such as Westridge depends upon location and land uses. The location is in the Back Creek Magisterial District in the school and fire and rescue zones as assigned. The proposed use is 25 single family homes. The fiscal impacts were determined based upon the specific criteria of the Westridge property to be zoned to RP. Using the rezoning impact model provided by Frederick County, the total capital cost of required new facilities generated by the Westridge rezoning is considered for each local governmental department for it's respective service area. In this case these departmental areas include: • Schools (elementary, middle and senior high) • Parks and Recreation _ • Fire and Rescue 8 • GLAIZ•VELOPMENT, INC. PROPERTY IMPACT ANALYSIS STATEMENT FREDERICK COUNTY, VIRGINIA JULY 1996 As evidenced by the model forecast, there is a net impact. The net impact for is $103,945.00 plus $315.29 for fire and rescue. Capital costs include $89,530..00 for for Schools and Parks and Recreation. New capital costs calculated for Fire and Rescue for costs not covered by county contributions boosts the amount for Fire and Rescue to $315.29. The Westridge development when rezoned to RP warrants an impact based upon it's overall net fiscal impact. Future credits that go toward funding existing debt service are determined by the model and applies to school, fire and rescue and parks and recreation departments only. Total credit for taxes that will be paid in the future is $12,674.00. By department area credits are as follows: $11,494.00 for Schools; $496.00 for Fire and Rescue; and, $683.00 for Parks and Recreation. The rezoning impact model for Frederick County does not calculate positive fiscal impacts associated with non-residential land uses such. Instead, only impacts associated with residential uses are actually shown. In the case of non-residential uses a zero ($0) value impact amount or value is shown due to the large amount of fiscal impact associated with such commercial or office (non-residential) land uses. The Westridge rezoning is for single family homes. The net fiscal impact, $103,945.00 in this case, result from the new project against capital costs that are generated by the project. The credit over a ten year period is the amount of development fees, as well as permit fees, plus, project revenues. Revenues are the sum of the following taxes and fees associated with RP type zoning : • Real property tax • Personal property tax (estimated at $93.00 per employee) • Business license tax • Utility tax • Retail sales tax (estimated at $2.83 per square foot) • Transient tax (Motel tax) (estimated at $172.00 per room) • Meals tax ( estimated at $5.91 per square foot) Costs are associated capital costs for capital improvement projects in the respective areas of each governmental department, there include fire, schools and parks and recreation. XIV. Concept Plan Continuation of similar development patterns as the existing portions of Westridge is envisioned for the portion to be zoned RP. A Concept Plan showing the proposed right of way and project layout follows. 0 • FREDERICK COUNTY IMPACT MODEL REPORT ----------� —r' '_ Net Credit for IOULE Fiscal Taxes to Net (;apical Impact Capital �,�� �QSLS S'.lF;1+ S�LS $496 SC S48 Firs Department S88 Rescue Gepartment Eiementary Schools $33,604 $11.494 S89 `�0 $10,482 Middle Schools $58,939 SW a ' 7 Nigh Schools SILIQ Parks and Recreatioii ^� TOTAL $118.819 $O $12.,674 FIRE AND RESCUE ADOENCUM $315.29 Now C,Sp+tal Costs Not Covered by County C :ntiit;utions - - - ----- NO TES Model Run Cato V30/98 EAVV P i.N. 83-A 3 ,ro Rezoning 25 SFD Lots on' 43 acres rezoned from RA :o RP. 20a North Comww SVeel • �, a F,-0) 567 22601 W E S T R I D G E I o (5401 ar-2139 u9 o " . - Section III J it ', S- ,� ;f% , �► LOCATION MAP Frederick County, Virginia dwg. no: fob no: 1 �•. �� + 1 001 1 150-c ade Ck-lon or,•. drown by dots: c i i. i.+'+I SHEET 1 OF 4 approved by. E" !tole: I )( ,40 B98-2115 %( , I : W low 62 I . IMFr • . • •M' `4!pills ! ,Cen 1I � •��-�' CREEK, ,: 1 '' a��'il V �,� • ��•l i ;l./l��I•; 'z�ry ,J�1+ 1 'DA•R \ - � :` y- • hill \ ' e ` W • w• M, Imen a! Sta• _ '/• W a�.. PR T // =f;'� t Rob+ sort! �ial Sch • Ir B5� 111 _ , z 756 e,,� ;,•,. . • : e� L, OU , Iv7' l ~�l • `�(� .i� / ��J �Qlll (.Jf, •' ', �•' �'i� �� '• ��•�� �''• _ I Willa I 46 90 Kernstown >��'�• � ��;. (� c , I r•.• r 1 : i � �-_ . �' •�ro� �� sue. ,' �'I •��'1 ; } l l �, ); Old Opequon. ,�_ L�•� t } �a71} oJ�l.' 1 ^J �'.• 'Cem / (7 ♦ r' �Y. I � I•.! � 11.'•9) � r Imo' I ` ( % i u wi �mwm 5�_t WE STRID GE (54o) 667 21-39WiOl- 22e01 Section III r Q C.O. w EXISTING SURVEY r, Virginia Frederick County, ►' Job no: n ►� dwg. no: SHEET L OF O date: n11 t°o-c aa. Gmwwi h on" drawn by. = p,►rw.rtck.wry. WQNIo Y2�Ot Lc.� approved bscale: y. N/F Koonce N/F Cother "° °°°-21' Frederick City of i N/F Allen r Wincheste° d S 78'58'59" E 1083.32' County � Ao r TEMPORARY N 2s\ Q1 <v� F ty CUL—DE—SAC Q� -� so, ��� \ EASEMENT I a - - ry 0 -'0 �J' G 200 400 800 CIO 0 le FINAL PLAT SECTION I 0 WESTR I DGE CITY OF WINCHESTER WINCHESTER, VIRGINIA AUGUST 29, I985 OWNER'S CERTIFICATE The above and foregoing subdivision of WESTRIDGE - Section 1, as appears in this plat, is with the free consent and in accordance with the desire of the undersigned owners, proprietors, and trustees, if any, Given under our hands this day of 1985. State of Virginia, County of I , to -wit: in County aforesaid, whose commissionaeaotary such williexpirenonfthethe State and day of , 19 do hereby certify that whose names are signed to the foregoing statement of consent dated the day of , 1985, have acknowledged the same before me in Given under my hand this day of my said County. 1985. Notary Public SURVEYOR'S CERTIFICATE I hereby certify that the land in this subdivision is a portion of the property of which an undivided one-half (1/2) interest was conveyed to Ray Robinson, Jr. and Elizabeth D. Robinson from Ken -Ray, a partnership, by deed dated December 21, 1977 and an undivided one-half(1/2) interest was conveyed to Boyd J. IIamman and Joyce S. Hamman from SR & JR, a partnership, by deed of correction dated December 29, 1977, said deeds recorded in the Office of the Clerk for the City of Winchester,Virginia in Deed Book 151 at page 824 and Deed Book 188 at page 69 respectively. P. Duane Brown Certified Land Surveyor Winchester Virginia FOR APPROVAL OF GOVERNING BODIES: �Dd '.0 Y �tiben w. 4�_iaten. ine. [MOIM[!M8 — IAMO KAMMERS ISo-c oin• on.na4p o.M, aUMvlr OM2 Dv., v119-- MCI 11001 .... i i, Vl mrnobr Ir 1. 3-1 C.nw..n � �Y..1 vv(10,1lM'" Sheet I o/ 9 CURVE TABLE NO. RADIUS ARC TAN. CHORD COEARING 1 15036'38 770. ' 210.03' 105.67' 209.38, S 46�30'13" W 6 46055'02"- 186.00' 147.39' 78.11' *143.3i' S 15014'23" W 7 49039'5f' 180.00, 156.02' 83.29' 151.19' S 33°03'03" E'. •9 16053'3Gl .. 236.56, 69.75' 35.13' 69.50' s 30015'o6"-W' 10 17°32'18" 275.00' _84.18, 42.42' 83.85' N 64055,14" E 11 92005'10" 30.00' 48.22' 31.110 43,19' s 84044,29" W. 12 02024'12" 711.64, 29.85' 14.93' 29.85' N 50025'02" W .1% Q3°08'43" 264.561. 14.52' T.26' 14,52' N 37007'32" E 16 86033'50" 30.00' 45.32' 28.25' 41.14, N 78050'o6" E 17 04011'08" 150.00' 10.96' 5.48, lo.961 S 55047'25" E 19 6o°43'30"' 150.00' 158.98' 8T.8T' 151.64' s 23020'06" E 19 31640'15": 150.00'- 82.91' 42.55' 81.86' S 22051,47" W 24 14052'02 770.88'- 200.03' :100.58' 199.47' 8 46052'31" W 25 00°44'36" 770.88' 10.00, 5.00, 10.00, S 39°04'12" W 26 0o0lo'o4" 3.2,802.41, 3T.46, 18.73' 37.46' S 38046'56" w 2T 00015,46" = 12,802.41' 58.69, 29.34, 58.69' S 38059'50" W 98 91439'21" 30.00' 47.99' 30,88' 43.04' S 8405724" w 29 w oo016'21" 12,802.41, _ 6o.89' 30.44, 6o.89' s,39015'54" w 30 00015'5T" 12,802.41, 59.42' 29.71' 59.42' S 39°32'03" W .31- 88052'57" 30.00' 46.54' 29.42, 42.01' s 04046'27" E 32 oo°24'20" 12,802:41' go.6o' 45,30' go.60' S 39052'11" W 33 00021'29" 12,802.41' 80.00, 40.00' 80.00' S 40015'06" W -34 00021'29", 12,802.41, 80.00, 4o.0o' 80.00' s 40036'35" W 35 00021'29" 12,802.41, 80.00' 40.00, 80.00' s 4o'58't)4" w 36 90900,001, 30.00'. 47.12' 30.00' 42.43' N 85047'o4" E 3T 9000D'00" 30.00'- 47.12' 30.00' 42.43' 8'04012'56" E 38 02057'42" 651.64" 33.68' 16.85' 33.68, S 5041'47" E 5T 79?41'17" 30.00' 41.72' 25.03' 38.44, N 18002'21" W 58, 02030'41" 210.00' 9.20' 4.6o' 9.20' N 56037'39" W 59 31014'21" 210.00' 114.5o' 58.71' 113.08' N 39045'08" W 60 82010140" 30.00' 43.03' -26.16' 39.43' N 65013'17" W 61 72021,45" 30.00' 37.89' 21.94, 35.42' S 37030'31" W 62 460O1'33". 50.00' 40.17' 21.24, 39.09' S 24020'25" w 63 6304o'24 50.00' 55.57' 31.05` 52.75' S 79on'23" W 64 47011'05"' 50.00, 41.18, 21.84' 4o.02' a 45022'53"-W 65 44045'37" 50.00' 39.06' 20.59' 38.07' N 00035'29" E 66 3361Q'49". 50.00' 28.96' i4.89' 28.55' N 39033,41" E 6T 05026'25"• 303.00' 28.77' 14.4o' 28.76, N 58052'18" E 58 12005'52" 303.00' 63.98, 32.11, 63.86, N 67038'27" E 69 6904o'55", 30.00' 36.49, 20.88' 34.28, N 38050'56" E TO 23050'36" 210.00' 87.39' 44.31" 86.76' N 15055,46" E 71 10050'50" 210.00' 39.76' 19.94, 39.70' N 33016'29" E .T2 87054'50" 30.00' 46.03' 28.93' 41.65' N.05015'31" W 103 16053'3611' 208.56' 61.49, 30.97' 61.27' 11 30015,o6" E � 04 02040'12" 681.641- 31.77' 15.89, 31.76, N 50°33'02" W 1 9 01022'27" 12,802.41, 307.o6, 153.54, 307.05' S 39023'08" W 0= oleo4'27" �q y,12,802.41' 240.00' 120.01' 240.00' S 40036'35" W ; a _ e- TIJREA e m 12 __J e I, Rob) W1, /� •� / _ I• i e •� VICINITY MAP Ll Arta in Lot._________1z.9146 Acres WE ST RI DG E Arta a B/ft_________3,ppT6 Acres Y letentlon Basin Area-- _0.3946 Acres SbEal Area 8ubdlvided___16.5368 Acres SECTION I � No. or tAS,_-__P. NE CITY OF WINCHESTER 1•P 81 sq. _it. WINCHESTER, VIRGINIA o OW AAvg. Lot 81za_ 11,4 A AUGUST 29, 1985 SCALE:I "- 50' v �� BROW NO. 1285 gilbert w. cliff9 a eocfates, Inc. Cl NO. FNGINFFN4 - "NDSMANNFR4 L4ND Iso-c ola. SURVF.DRGrunrmn nn." �o sM,m ,,.... o.. v,.., �^�f'•"ir F..e•na.m.o, vtr,ml• uun iron eveane wmcn•.L. rI,,I„I. meal roee+ nn Sheet 2 Of 9 Future Develop men► 20 SAN. SEWER ES'MT 24' / 5' r 31 3 14,101� NI � O OI.'n 80.03' ' S 40°47'04R.W 445 n1' 2 in N1 14,80 a n � — N _ N '- W LJ X 1 4 W l �. - w N~ 3 1 10, 379 l 0 0 ? 3a :P I m N 3 WO L_ to - J" _ N w � 1 1 01I a 55.83' Z ' 54 RW 389.85' WINDWOOD DRI*E -' 601 R/W i� J N 40047'04"E 1 120.00 L� N 1 a 1'.1 15,033 _ r:l Z'NL-- _ _J 32- — (MIDDLE ROAD) l All Lots are subject to a 10' Slope and Drainage laseslent along all Rights-of- V07 and a 10' Utility Easement along all Property Lines. 2) Nin. Front Setback 33' Min. Rear Setback • 23' 0 1 4 O .0 e O o�47 N w �I Q \ 3 � e X 1n w N 3 a w w Ir U i S.R. 628 — 501 R/W 51.52 20. SAN. SEWER ES MT 31 r. 0 101 74 7 I0 N_ N Nin. Side Setback •log WE ST R I D G E .���'TN 15' SECTION I yb� CITY OF WINCHESTER P. DUANE WINCHESTER, VIRGINIA V�p� BROWN AUGUST 29, 1965 SCALE:1 "= 50' NO. 1285 gilhert w. cliff: ai ffmiates, Inc. �l LAND SJ ENGINEERS - LAND R1.ANNERS old. GI.—l- D— SURVEYORS Icw.DwS. V119-1 22401 17031 898 211S Wlncne.Nr. Vlrpinb Ol CIICCt 3 of C Fu(ur evelopment ` N 4dp'2'3, ` �."�11�i•L7 F—�-t—.'e�+epa-+�ril9t�"' _- ,„ e,�,. ;�, �.,�, `�;,� . o-p SAN. SSc EWER SMr 5 6 7 0 010, 000 1,000 in .01 I0—n1N I 1 � _ � I _ C n N J y L -- _ J N `— N (/1 90.00' W.00,o S 38041' S4" W 389.85' WINDWOOD DRIVE --60 ' R/W Q 80.00' 80.00' 80.00 40.48' 71 i /2W91 IP. 1 28 1' I 27 I11 1 26 O. I 10,000 ¢ m' 0 1 10,000 Y I cs O 10 000 1 0 O W o. _ ri W o 1 10,049 1 _wi o 0 44 in 0 NI IS. NI It. In n NI 1-t- 0 z L- -- = L----1= L- -JZ15' ,`7 `2 'SAN SEWER ES MT 32 I W I 33 I W 1 34 I W 35 1 o 110,0621 10� 1 10,062 1 g �I 10,062 I,o 110,062 k in I1 I J L N N L L n L� �J 10' a 20' ENT1 ANCE ESM'T (TYP.1 in 1 r � I 42.54I ' 80_00' 80,00, 1eo.00' O S 38041'54"W -v 354. 16' •I (MIDDLE ROAD) S.R. 628 ^-50' R/W im Lots are subject to a lo' Slcpe and Drainage Easement along all Rights -of - Vey and a 10' Utility Easement nleng all Property Lines. 1) Min. Front Setback ■ 35' Mtn. Rear Setback . 25' W E S T R I D G E Min. Side Setback ■ 10' IREVISED - SEPT u, 19857 }so-o om. SECTION I CITY OF WINCHESTER W!,— IE :TER, V I RGIN I A AUGUST 29, 1985 - SCALE: I"= SO' RIP-- w. el tZ ■ocialen, tnc- EN :iNE•�5 - UN0 Di A—FN1 _ SU -nn. E, 1.T1! 0�`�� P. DUANE o BROWNS V„ u y4� NO. 1285 �F LANDSJ }a :o ,,, c.T... s ... 4 of 9 .����.va�� �}aJINL}IM Sheet • I I TE3: 1 Z 1 All Lots are subject � 10' Slope and Drainage Easement alo all Rights -of - Way and.a 10' Utility Easement along all 1rW a Property Lines. ��- 2) Min. Front Setback 35' _ � Mill. Rear Jetback 25 yn. Slde Setback 10' RUBAR AVENUE -� 501 R/W (UNIMPROVED) S 77042'49"E 195.29' 28.39' i o Future I1 / 12,955 STORM WATER i. I Developent i RETENTION BASIN AREA ri N 6801j 4 r 1 2" w �- 00. - ro 0 12 13,741 zoEsp�s6 w le D h ES MTC13- %' S S>os I 890 ro 13 \OOma. 11, 194 DRAINAGE ES'MT- �O, OO 9 \ y?°cb, ;� 40,003 I�'' „! . ESWMw \ so .n 1e oa / 10, 002 GO�� Future Development WE ST R I D G E;^ �ti< 10,001 s/o\ F` CITY OF E WTNCOHESITER ��/ /25 oo•os / ��,ALT/f O� . \•k�� MINCHESTER, V I RGIN I A -•, 7 -29, 1985 SCAtt:I "z SO' 30 �� P. DUANE �C.-. ir[D SE1I�r. 9, 1985- r u DROWN NO. 1285 s1l br.rt .v. cllfr0 eoci�t�s, (fie, q,, o10 O� u»o n•»»ewe �� ND J�`�_ L4 5 r•+•»•.e.... �. ,,.a, non avant - w�„�,,..... r�•awo so,.,n r;,o,, ... e,,.w Lots a subject to a 10' Slope ar� lasement along all Rights -of - a 10' Utility Easement along all rty Linu. . ltont 8etback 35' d; A+ar !Setback 251 \ :tJ Ride Setback 10' N �4 0 9 STORM WATER y s? RETENTION BASIN AREA _ �� 10, 500 ¢ \bo soo S \Ao; 10,0 a \ a � 10 163 \ otp 80. - r- _. A �.IN 66 3 65 / /18 tiatiti;' \ a� 10,573 . , 20 P `.10-088 b i \ s ml s 3ea� 1 P 19 O v M1 16,883 e1-11 8 RO 2< 1 50 0,4, \ °\ l WESTRIDGE 2 \ SECTION I ALTJI O CITY OF KultrHLSfFR W,NCHESTER, VIRGINIA P. DU AUGUST 29, 1�65 SCAIEAI = 50 V �� BROWN '� 1 REVISED SEPr 9 1'8S • O NO. 1295 ` tiltwrt w, cliffolt3v x ilatnw, Inc a` \ e, .,... fANto) Svc •Nr.w• �Ol r.al IA]I 1.1 )•. �1 ,,,K M.i.. yl 701�w.�n O.w.-.. I.r Im 0 10 _ ^d A A � O' 01 •Z-� I 1 TO E'ER AVENUE 501 Ri�y I 1 1 Sheet 6 of 9 d/ 10 21 10,763 22 / 1.1, 200 3 %w 0/� to 11,2 J 20' ESgAN.,AEWER 24 10,4890 �y DRAINAGE ES'MT II �. J $+ 162.33' ` ��o.a" 25 70 1 I, 381 0 S N 510 18'06"W 12e. is` t Lots are subject to a 10' Slope and Drainage Easement along all Rights-oZ- Yq and a 10' Utility Easement along all Property Lines. _) Min. wont Setback 35' Kin. Rear Setback 25' kin- Side Setback 10' O • y I •° 13,629 W in I N 0 o 0 S 510 18'06" E J 125. 6 I J 36 I 8 110,0620 I ID o N �o c rnn L _J 3 _ N 51 0 is' 1 2 5. 78 a 0 CID E-C i Ic f•J � I CITY WIF11r'Ii��Tt i(, VIRGIf41A AUGUST 29, I? " r I "= 50' gilbrrt w, clifb. r! p +r4wri,rtc., i:rc r v,:n .ns- t.vn r, .vrras Old, G11-1h .•.,,.. SUPvf TOMS SALTN Op`��� P. DUANE v � 0 8•* R-�N_ i 9"N0. 1285 ~ LAND S' o Sheet 7 of 9 3 h N S 4O' 47' 04 " IN 465.0/ I w1m,0`v000 OR/vE — roo R/y 80: ao' eo:oo eo.00' ol— �h h 52 /0 /o,000 I;N I o 000 /oso ¢ I N I SIN -07"1"10 N40�47�04'E' NAIO�s7�O��E' io. ems' —eo. oo —1fo 2 0 SPAN SEE ASEMENNT E tr t�l !I /0,2S8j� � :^ 0 '-QV NI I 'LOTS 39 40 R SEPVED FOR a" va I POSS/BLE FU7ZIR !WATER TANK i,•. U - - J ---- ------ ----- - I L- - -- -- - -- 1 i. V i �;/EASEMENT (rYP.� 80.00 ' 1 35 I 34 S 4/' 08 46✓ —0 �O eo.00 ' F O /O, 000 h I I ti' �40"47'04'E N so. oo - � W /0,32853 ,30 1 33 <M/OOLE ROAD) S.R. 628 — 50' Rlw NOTES: /. ALL LOTS ARE SUBJECT TO A SLOPE A1vo ORA/NAGE EASEMENT ALONG ALL R/6NTS-OF - /yq y Aivo A /O' Ur/L/Tj' FASEMENr ALONG ALL PROPERTY L/NES. 1. MIN. FRONT SEro.4eV MIN REAR SETBACK 25' LTfJ 0�. M/f SIDE SETBACK `� �'.. P. DUANE WESTRIDGE �� .1w2 ,,� SECTION I N0. 1285 CITY OF WINCHESTER F� WINCHESTER, VIRGINIA SAND SJQ REVISEO - SEPT. 11., 1985- AUGUST 29,1985 SCALE: Ir = 50' gllbert W, cll� l;owoclnte", Inc. s 't` FNGINFFNS - LAND VI ANNFRS SIIHVF'O- ISO OIA9 Grp 11h Dd— Frrd<nSFFDur9 V1191n11 22401 I7011 69F-21IS win 11 r v 011. 22601 'I)011 6E, 21j9 Sheet 8 of "I PY ;t 10 , t3b, /� /� 11 � 9 � S •14 SI /� 'vi 'C /8,698� J- 80.00' I I� JI m :t 20' SAN N SEWER �9 7-1 a N I I N I I 20 ' SAN. SEWER I I W EASEMENT s-G Jp 22, oS9 I y �, 5-7 /9, S67 I I e N 40 47 i E N N N 80.00'T � I I I W o° 0 I S6 /0, 400 y6 I 0 �I 0 Bo. oo ' Whvow000 OR/VE — 60'RIkY S 40° 47'04'W 46S-.OI ' ... ..- --- -------- *Or£J: / ALL LOTS A.tL� Jlld-WT M A /O' sGa AM7 0R,4/AH6E ewse- ewr ALGVW AL( .(/6MrJ-Q�-NMY 4-vo A b' L/77G/rY EASEA1FiVT 4G4on'6 AG /rMAF,fiY [AYES. I. AIM'. F+•r SEr3RACX . JS' AM.Y RZAA SEreAGt MAr s/DE afrA4& . /p• �o��L�LTH 0�`� nn P. DUANN' V w N0. 1285 LAND SJ`�� WESTRIDGE SECTION I CITY OF WINCHESTER WINCHESTER, AUGUST 29, 1985 VIRG,INIA SCALE: I =50' clltf 1nte., eHameen� _ uMo n,ur.��� i9�c om. o....�.mn om, weveroe° it--h-r°, rb°Inl. ]]4D1 1709, 891.2F19 cilb.rt W. Inc. w ..... r yi'.22— i") "M „ Sheet 9 of dh r-I IRV- 4-I/'_, lovDing ,ss, •'ter _ .: ? / -� .I'� ,, i •z �' W/w it � .'r• '•'�a..c�mnni ]: �: ./ /`� .. •L �• itd 836 `(. ••; / L Rubin±ora.\letn�T'F.,I Scn � •t/ ITS VICINITY MAP SCALE: 1"=2000' APPROVED BY City Monoger Dote OWNER'S CONSENT The above and foregoing subdivision of the land of (,Ioize Developments, Inc., as appears in the accompanying plat, is with the free con -,rent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. NOTARY PUBLIC 1. ,o Notary Public in and for the state of Virginia, at large, do certify that _ _ , whose name is signed to the foregoing Owner's Consent, has acknowledged the some before rre in my state. Given under my hand this day of 1995. My commission expires SURVEYOR'S CERTIFICA7E l hereby certify that the lord contained in this subdivision is a portion of the land conveyed to Gloize Developments, rnc., a Virginia Corporation, by deed dated 15 October 1985 and recorded in the Office of the Clerk of the Circuit Court of the City of Winchester, Virginia in Deed Book 196 at Page 681. Douglas C. Legge, L.S. j ti o f Final 1'll a t 'estrlc�ge Section IIA jl IGC>UGLAS C. LEGGE Z City of Winche.;ter, Virginia o CERTIFICATE NO. — DATE: 2 Auoust 1995 Cover sheet Sheet 1 of <�10 1197 MARS H & L EGG E 'Land ,purveyors, P.L.C. �'�D SLfi:N f�� 139 North n;cron Street Winchester, Virginia 22601 ����`ocX)` Ca\�- / (540) 667 17468 Fox (540) 667-0469 Area Summary Area in Lots 1.1748 Acres �pSEP �o�e�e5`de / Area in R/W 0.2217 Acres use Total Area Subdivided 1.3966 Acres No. of Lots 4 Average Lot Size 1Z,795 Sq. Ft. 86 70' PRIVATE SANITARY SEWER EASEMENT �Ex, 102.28 57 ( 2637 15, U nLI TY / FUTURE WIN ffQOR Section I1B Future-7-7-7777-, _ \- j H OF f O � DOUGLAS C. LEGGE Z a CERTIFICATE NO. U 1197 A 12, �50 SF Z A 56 r- 12629 U N w 1 is N / 16JJ o Q o rn PEDESTRIAN CCESS EASEMENT 5' :ASEMENi BEHIN SIDEWALK AT TAPER. 90.00' (N4913' ORI VE 540'4 7'I -- 25.67 ' 188. 03'22"W—(S4911T 1.34' lT WIIVDF OO I RDW 50 51 ( 2636 ( 26J2 20' SANITARY SEA 41 I 40 ( 2635 ( -631 0 52 12,610 SF 1 2628 1 EMENT 97.00 1. $40'47-0 4 W7 i 15 6 /9 MIDDLE ROAD N 54 13, 806 SF / 2625 C 1�L4 5.0.) 46.95 4"W 5 25 34 38.84' 5.0') 797 .f 1 i3 12,612 SF- 1 .'624 0 5 7.00' 194.00' .38 262J 87 San_Sewi r Esm't A A I Lot 3 I I I L �539'46'44"E 60.82' EX. MNOWOOD DRIVE 5.0 7' 60 ' RIW (N4n5'E 17.B.) ' Lot 2 s� ul s rn n, r .-10' CD Lot i VA. SL C. ROUTE, 628 IRON RODS SIFT AT ALL LOT CORNERS. GRAPHIC SCALE 0 50 too 200 i ( IN FEET ) 1 inch = 100 IL Westrldge — Section IIA DATE: 2 Augu;t 1995 Scale: 1"=100' Sheet 2 of 2 MARSH & LEGG E Land Surveyors, P.L.C. 139 North Cameron Street Winchester, V"tnia 22601 /// (540) 667-0468 Fox ('540) 667-0469 Ulet• H543S� '�1 i;l+:c' 1111�61ANyill ��� !4 crt�_)�; 644 S It :;;`sr� € v►ss�A`S ��� �r4'eM o / 11PPIa �(OLLEN�'•: l `air i� ^� / �ICFFRf S Ic,�_�_ Wards WaDIOSS0111'.A •� o rye Ey Shop CI r Ni all y.{ / EiXlt BD` �/ �' t'C�. C Gia/ / c � � ��'A _11cL �) (alleg n�'I Cr '_ ..y Il e I Iq r� Clr.: ; ';, f hultl ' I IILLCItES f =J �= r'""SII 11J rlrr a��b t�_)Ir cr flob�l'on 'a,1 " o 2vnL VIST I.1el1 ial :5 ShaTn � ++ HEIGHTS � =r-�a cErii%r? CINITY_ MAP APPROVED BY City Manager Date 0WNER'S CONSENT The above and foregoing subdivision of the land of Glaize Developments, Inc. as appears in the accompanying plat, is with the free consent and in accordance with the desires of the undersigned owners, proprietors, and trustees, if any. NOTARY PUBLIC 1, a Notary Public in and for the state of Virginia, at large, do certify that , whose name is signed to the foregoing Owners Consent, has acknowledged the some before me in my state. Given under my hand this day of 1995. My commission expires SURVEYOR'S CERTIFICATE l hereby certify that the land contained in this subdivision is a portion of the land conveyed to Glaize Developments, Inc., a Virginia Corporation, by deed dated 15 October 1985 and recorded in the Office of the Clerk of the Circuit Court of the City of Winchester, Virginia in Deed Book 196 at Page 681. Douglas C. Legge, L.S. H of Final Plat PST ` Wes trl dge — Section IIB o c DGUGLAS C. LEGGE Z City of Winchester, Virginia o CERTIFICATE NO. ...., DATE: 20 November 1995 Cover Sheet Sheet 1 of 7 v 1197 D MARSH & ILIEGGE LAND Land Surveyors, P.L.C. SURVEYOR / 139 North Cameron Street Winchester, Virginia 22601 ��� (540) 667-0468 Fox (540) 667-0469 Curve Data CURVE RADIUS LENGTH TANGENT CHORD BEARING DELTA C1 12802.41' 240.00' 120.01' 240.00' S40'36'35"W 01'04'27" C2 .50.00' 129.89' 66.44' 128.43' N64'05'57"W 29'46'03" C3 12'802.41' 96.37' 48.19' 96.37' S40'17'18"W 00'25'53" C4 12'802.41' 97.98' 48.99' 97.98' S40'43'23"W 00'26'19" C5 12802.41' 45.65' 22.82' 45.65' S41 *02'40"W 00*12'15" C6 35.00' 54.76' 34.78' 49.34' S85'57'56"W 89*38'16" C7 35.00' 54.98' 35.00' 49.50' N04'12'56"W 90'00'00" C8 35.00' 54.98' 35.00' 49.50' S85'47'04"W 90*00*00" C9 275.00' 85.79' 43.25' 85.45' N58'09'11 "W 17'52'30" C10 275.00' 57.08' 28.64' 56.98' N73'02'12"W 11'53'34" C11 225.00' 57.29' 28.80' 57.13' S71'41'21 "E 14'35'16" C12 -5.00' 59.61' 29.98' 59.44' S56'48'19"E 15*10'48" C13 35.00' 54.98' 35.00' 49.50' SO4'12'56E 90'00'00" C14 35.00' 27.55' 14.53' 26.84' S63'20'03W 45'05'57" C15 50.00' 64.92' 37.95' 60.46' S48'41'05"W 74'23'52" C16 50.00' 52.24' 28.79' 49.90' 1 S18'26'46"E 59'51'51 " C17 50.00' 53.15' 29.40' 50.68' S78'49'52"E 60'54'22" C18 50.00' 65.48' 38.39' 60.90' N33'12'02"E 75'01'50" C19 35.00' 27.55' 14.53' 26.84' N18*14'06"E 45'05'57" C20 35.00' 54.98' 35.00' 49.50' N85'47'04"E 90'00'00" C21 35.00' 55.20' 35.22' 49.65' SO4'02'04"E 90'21'44" C22 208.56' 61.49' 30.97' 61.27' S30'15'06'W 16'53 36 C23 711.64' 6.93' 3.47' 6.93' S51'53'5311W 00'33 30 Area Summary Area in Lots 22.33 Acres Area in Right -of -Way 2.33 Acres Total Area Subdivided 24.66 Acres Number of Lots 46 Minimum Lot Size 12,000 SF 00 1 H pF. � � r O � Westrid e - Section IIB DOUGLAS C. LEGGE Z g ❑ CERTIFICATE NO. DATE: 20 November 1995 Curve Table U 1197 Sheet 2 of 7 MARSH & 1LGGE LAND Land Surveyors, P.L.C. SURVEYOP. 139 North Cameron Street Winchester. Vtrgtnta 22601 (540) 667-0466 Fox (540) 667-0469 Plat: 8543P2.DWG • 'A JOS�,P tioe eRes\aen�lo �PS��A�-�� �5 C', 75 �59h 0 �0 G )5 N Vi 1 Q' 87 ?2C See Sheet 86 N40-47'04"E 122.56' 54,952 SF N v �+ CT N 10' PRIVATE SANITARY O O SEWER EASEMENT - - E 0 San_Sewer Esm't 9S 047 04 W — 301.44' 00' 0.— 9U.00 90.00' 10' I 90 I x cn 2 I 57 05 C. J A A' 12,150 SF u, ^, Lot 55 lot 54 Lot 3 I D N I `'�� _ 58 �12,150 SF y 263J "' v WESTRI VE �- 5 <<^„ 12,150 SF'' U y 2637 �, o c I SECTION I 59 00 / 2s41= o m SECTION IIA I <a O j_ J 15' UTILITY ASEMENT EX. 15' u TY EASEMENT 90.00' 90.00' 90.00' ) 25.67S36-03'22"E EX. WINDWOOD DRIVE S40-47'04"W y�INDVI D ' 51.34' 50' R/W 613.69' SO�/W N40'47 044E 97.00' EX. I5'Il UTILITY EASEMENT,9� 6.00' (Z.2')� r §6'0� 183.8) EX. DRAINAGE ESAt'i E 9 WESTIDG 1S' U11LIT E5M'T RAINAG'E /1 In ESM'T `^ 4' w n SEC ION IIA Lot 2 o I I �„ a 49 o ti 50 o N 12,610� SF �o Lot 52 Lot 53 `D 12, 480 SF o (-K 12, 480 SF o L y 2s3z w o �, y 2640 / 2636 R; gECTION I lb M ,� � 194.00' p — — — — — — 20 SANITARY SE11fR S- E 97.00 q '47' 4"►: 97.0 - -9 .U0- J --96.00-151' y 5 2 y Lot 1 -g6.00 a Z _ 39 N r3 38 N Z 41 40 ��, .1 w12.547 SF CO -o 12,397 SF 00 42 N O0 00 12, 488 SF �� y 2s27 o Q1 12623 �' v 12.215 SF " LA 12,273 SF _ y 26JI o, v y 26J9 ti y 2635 V! N , cp tY PEDESTRIAN s. N 1S' UTIU - � � AG _LESS EA_ SEMENTC � 51.8 5 C� — 96.006.00 ' 9' ROUTE 628 S41 0848"w - 1202.31' MIDDLE ROAD N VA. SEC• GRAPHIC SCE,: a 50 IDD 200 NOTE: All lots fronting on Middle Road-� must be provided with driveways with ODOUGLASC. vehicular turnaround area onsite. TN T'E£';�IRON RODS SET AT ALL LOT CORNERS. I inch - 1DD I:�GE zWestrldge — Sectlon IIB O. DATE: 20 November 1995 Scale: 1"=100' Sheet z o` DM, ]H & IL]EGGE Land Surveyors, P.L.C. ► 39 North Cameron Street Winchester. V trsima 22601 (540) 667-0468 Fax (540) 667-0469 Pla: 8543P3.DWG 11 S69'55'2I "W I 1 / 'D 82 See Sheet 5 24.37' ��j� (578'S9'E780.0) g�� p� 0 -`p� EX. 10' GAS 66 \ v� C� 10 %C� \�JO9 D' EASEMENT m 61 Joseph A. Allen 13,993 SF A Zoned: LR g• �� �o Use: Residential p��l tSC., (N36'08'E C 2 9' ' ls� 69 4 �iS. (N76 U �; •6�y 5.2 9 \i z �y 67 2.1) N41.07'E 'y +� 12,914 SF (N 1'01' (42.8L NAGE 0 Z 0� Q1 C1 Z 9) — EASE 0 _ 01 e 58 70 u: (N41ro7E r1 'J L59 vi 22,268 SF O0 oo S \ (54416'E 60 e� Js�?O 5 spa 17,985 SF a, 69 98.1' N 4 N 19,412 SF �J 9 '0 5 L`25' SAN SEWER 18,330 SF z 68 ) o I rn z \� 529') E EASEMENT u f. _lo N4972'S6"W+�'38E'g2'46 A2645 12,892 SF I o e ll^' 38.63' IN 15' UNITY EASEMENT _ ti J I 10 / o v 2653w 44.4) 198, 72 2703C$ 49'1 2711 1-5- ur irr Esu'r 2707 _C13 90.81S40'4704 W _92.42' 613.69' 112.39_ 89.80' S40'47'04"W S40'47 04 'W (e.2'(s58ro7'w N40'47'04"E WINDW000R.0' R W 1.9' 17 7N /6N(6 ' ? 96.00' ""/ 96.00 E.' 36'4704 W 2' - 7.62 95.22N244 15UnurvSM*1 S40"E 07EN40'4704 79.19' C2 2652 264802.032V) 102.03'_ 27o(S4476E 9.5,) Ln 48 1.2706 47 SFp^49/ 2710 V) (N75'1E zz12480 N A t8 13,078 SF SF m DRAINAGE k N VCS 78 S ESMT Oo1 r4 a ry o 13,167 SF o rn 79 " o Z *.1 0 IS' 1n 0 v 13,167 SF 0 0, to fT1 0 — — o_ rn m 14,467 SF N IU-) — 2o' SAN. SEWER ESM'L— — 20' SAN SERfR ESM'T _ — — — — — rn� m:�1 �_ _ — 96.00' 96.00' — — — T002.62' 95.22' 'r 114.19' 2 _� — — 102.03 z l� tool ^' cc 102.03 �. �' vCn tnl� A 44 ?�_ 42 °�° 80 ml cam„ mo $ 45 t: °u„° 12, 000 SF �rn ' �`" 43 14,103 SF 2 <<"„ o ^' w IZ 157 SF ry 81 0 _. ti 12,561 SF v cc 82 0 , ; 12, 725 SF (586ro9 5.2') I v I Z659 SF / 2705 / 2701 19.6) I / 264J N (5003'E, ` ,/ 2651 / 2647 / 2709 15' umin k CEOES� At1 1 1 C6 9 6.00' ACCESS EASEMEt4 _ 26.5 6 7. 5 20.0 ) 9 �r 7 S41'08 448 w 1202.31 (156 SIGN EASEMENT MIDDLE ROAD N VA• SEC. ROUTE 628 GRAPHIC SCALE 0 50 100 200 P ( IN FEET ) IRON ROOS SET AT ALL LOT CORNERS, 1 Inch - 100 tt o � x D❑UGLAS C. LEGGE z Wes tri dge Section IIB 0 CERTIFICATE NO, - 1197 DATE: 20 November 1995 Scale: 1"=100' Sheet 4 of 7 a MARSH & L EGG E LAND Land Surveyors, P.L.C. SURVEYOR 139 North Cameron Street W tnahester, V Irgtnta 22601 (540) 667-0468 Fox (540) 667-0469 Plat: 8543P4.F)WG TEMPORARY CUL-DE-SAC, �Go�r'Ni \�G EASEMENT te�Ic cr \ �l \&Ie TOK\ �oG �a9• G �5e• /p / `°o I 597'R EX. 15' GAS EASEMENT i LO (N23'52' a> 313.7') a> a) v 5 so j 64 13,050 SF \lam 063 -0�.�i X 13, 050 SF CpO. '3\`��i ems, EX. 10' GAS EASEMENT �` G Z\\G � p1 %• `9p` 65 66 lJ 00 13,050 SF 411'01'E 150.0') 69 '1 H OF � � r z DGUGLAS C. LEGGE Z 0 CERTIFICATE NO. U 1197 a LAND SURVEYOR ,1- See Sheet 4 IRON RODS SET AT ALL LOT CORNERS. Joseph A. Allen Zoned: LR Use: Residential v 25' SAN. SEWER ESM'T a) ) t / °' ob to V / GRAPHIC SCALE 0 50 100 200 ( IN FEET ) I Inch - 100 It. Wes tri dge Section IIB DATE: 20 November 1995 1 Scale: 1 "=100' ISheet 5 of 7 MARSH & IL.d1EGG E Land Surveyors, P.L.C. 139 North Cameron Street Winchester, Virginia 22601 (540) 667-0466 Far (540) 667-0469 • • Lr N Y N :D This Drainage Easement is granted to the City of Winchester. Maintenance of the Detention Structure is the Responsibility of the lot Owners. Steven W Newlin Zoned: LR Use: Residential LS V\G er e\oQ� LR e DeJored. G�°�� use• � 6h 20' SAN. Nl0 -- 71 I SEWER ESW'l 0 20,982 SF 72 I 1R_R79 SF I1� 2711 5 N 2719 15• UTIL n ESM'T C t 85. 70' _ 0 4 7� 0 WINDWOOD D50' R W �S40.47 04 W N40'47'0_4"E C 1 —' - 102. 03' 97.08 10, is' UTILITY ES / 2110 j S41�W 120Z.31 MIDDLE ROAD — VA. SEC. ROUTE 628 ►. v v q) v V) GRAPHIC SCALE NOTE: All lots fronting on Middle Road 0 50 100 200�---= � must be provided with driveways with Co.ET AT ALL LOT CORNERS. i Inch = 100 M o � D❑UGLAS LEGGE Z Westrldge ^� Section IIB o CERTIFICATE N❑, DATE. 20 November 1995 Scale: 1 "=100' Sheet 6 of 7 1197 MARSH[ & IL1EGGlE LAND Land Surveyors, P.L.C. SURVEYOR 139 North Cameron Street Winchester, Virginia 22601 (540) 667-0468 Fax (540) 667-0469 Joseph A. Allen Zoned: LR Use: Residential EX. 10' GAS ESM'T 2 ' N13'04'39"E 1394.01' 758.41' � / TT6s E e � ���� 1� T1..1.OT Vs* SEWER Ny79"'e>' v tiApA �Uj ESM TAN. 4\, JS OF iZ�B oAF �s6 a 87 J)9� I o sFc Ao n A�, 60.08' 289,527 SF1 �ols���' �o9oAir !6 N52'10'38"W S.7e. t(A .:w 72.00 2 lh s; w co C p�OCE C23 ��¢ r rn 4,624 Square Foot Parcels hereby dedicated to City of Winchester for extension of Crestview Terrace o � z DOUGLAS C. LEGGE Z O CERTIFICATE NO. u 1197 D LAND SURVEYOR 60.37� 10 W *rs4pip� �cn S2.i4 S 8 "W IRON RODS SET AT ALL LOT CORNERS. 4618 W HgRRISON S� feT I GRAPHIC SCALE 0 100 200 400 i ( IN FEET ) 1 inch = 200 It. Westridge — Section IIB DATE: 20 November 1995 1 Scale: 1"=200' 1 Sheet 7 of 7 MARSH & LEGGE Land Surveyors, P.L.C. 139 North Cameron Street Winchester, Virginia 22601 (540) 667-0468 Fax (540) 667-0469 I � Ray Robinson, Jr.,,et al No. 1838 TO DEED Glaize Developments Inc. 8K 19 6 PG 6 a 8K603FG477 THIS DEED, made this _/S66' day of October, 1985, by and between Ray Robinson, Jr. and Elizabeth D. Robinson, his wife, and Boyd J. Hammen and Jovice S. Hamman, his wife, of the one - //yf1 -- part, hereinafter called the Grantors, and Gleixe Develop- ments, Inc., a Virginia corporation, of the other pert, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the V� do and convey, with General Warranty and with Grantors grant English Covenants of Title, unto the Grantee, in. fee aimp le, ti v together with al rights, privileges and appurtenances thereto ry belonging, all that certain tract of undeveloped land conta- ining 49 Acres, 3 Roods and 34 Square Poles (but this is a J not by the acre), lying end being situate l eels in gross and Calong the North and West ride of Middle Road (Route 628), pertly in the City of Winc lieater, Virginia, and partly in Frederick County, Virginia, LESS chat certain tract containing 1.45 Acres conveyed to the Commonwenith of Virginia by deed dated November 2, 1962. recorded in the office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 290, at Page 268; the undivided one-half (1) interest of Grantors Robinson being the same land acquired by Pay Robinson, Jr. by deed from Kenray, a partnership, dated December 21, 1977. and duly recorded in the Office of the Clerk of the Circuit Court for the City of Winchester. Virginia, in Deed Book 151. at Page 824, and in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 485, at Page 219, and the undivided one-half (1) ����� �� a+.,,c■ Grantors Mammon being the same land acquired b; interest of 682 6 � 0 8K 19 6 PG 6 8 2 BK603PG478 Boyd J. Namman by deed of correction and deed from SR 6 JR, a General Partnership, dated December 29, 1977, and duly recorded in the Office of the Clerk of the Circuit Court for the City of Winchester, Virginia, in Deed Book 188. at Page 69, and in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 582, at Page 362. A reference to the aforesaid deeds and to the references contained therein is here made for a further and more particular description of the realty hereby conveyed. This conveyance is made subject to all legally enforce of record. if any, - able restrictive covenants and easements affecting the aforesaid realty. WITNESS the following signatures and seals: (SEAL) Cav4Jd Sn9on�'Jr.• tee/V_y'�lJ SEAL) E11t th D. Robinson At� 8� r- -------- ma I O F. A L ) J amman STATE OF VIRGINIA AT LARGE, I CITY OF WINCHESTER, To -wit: II The foregoing instrument van scknnwledged before ne this 15 Y� day of October, 1985, by Ray Robinson, Jr. and ElIzabeth 'I I D. Robinson, his wife. p Nv commission expires i. Notary Puhlic 2 - s T A X R E C E I P T - Y E A R 1 9 9 6 COUNTY OF FREDERICK C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 Ticket #:0010271000I. 0'', Date 6; 0 1 / 9 6 Register: LMR/'WB Trans. #: 60561 Dept # RE9601 ACCT# 19977 1996 REAL ESTATE Previous Principle 63 A 3 Balance $ 202.20 8.43 ACRES principal Being Paid $ 202.20 Penalty $ .00 Interest $ •00 GILAIZE I)EVELOI'MENT INC. Amount Paid :j; 202.20 *Balance Due P 0 BOX 259R as of 6/oi/96$ .00 WINCHESTER, VA CK CFB 1020 22604 ANY BALANCE DUE DOES NOT TNCLUDE PENALTY AND INTEREST. (DUPLIC:ATE) C� 4 way off, it didn't diminish the importance of the remainder of the plan. A motion was made by Mr. Light, seconded by Mr. Romine, and unanimously'passed to send the Round Hill Plan revisions to the Board with the Commission's endorsement. ----------- DISCUSSION ON THE EXPANSION OF THE URBAN DEVELOPMENT AREA Mr. Tierney stated that the staff received a request to consider including a 9.81 acre parcel in the Urban Development Area (UDA). He said that the parcel is located on the western side of the City of Winchester, along the City and County corporate boundary, and north of Middle Road. He explained that the request would enable the developer of the Westridge subdivision, located in the City, to continue the current subdivision onto the 9.81 acre parcel in the County, which is outside of the UDA. Mr. Tierney said that the Comprehensive Plans & Programs Subcommittee (CPPS) discussed the issue, but had concerns because it may establish a trend that would encourage existing subdivisions located in the City to continue developing into the County. Members of the Commission asked if the 9.81 acre parcel would be accessed from the City or the County and it was determined that the only access to the parcel was through the City of Winchester. Commission members had jurisdictional concerns about who and how the property would be served by emergency services and school buses. Mr. Stephen M. Gyurisin, with G. W. Clifford & Associates, was available to represent the applicant and explained the proposed development in further detail for the Commission. Members of the Commission were concerned about the precedent setting situation this could create; however, they felt there were a couple aspects about this particular development that made it unique, so its expansion into the County could be defended: 1) the property was split by the City/County boundary line; and 2) the portion of property within the City had already been developed. Upon motion made by Mr. Thomas and seconded by Mr. Romine, the Commission unanimously voted to allow the expansion of the UDA to include the 9.81 acre parcel, designated as P.I.N. 63-A-3. The staff noted that this proposal would need to come back before the Commission with an application for rezoning and then a master development plan. Mr. Light requested that specific information be presented during the rezoning application about which jurisdiction would serve the property with emergency services and school buses and how the property would be accessed. 4201 NTY of FREDERICK Department of Planning and Development 540/ 665-5651 %"'° FAX: 540/ 678-0682 MEMORANDUM To: Frederick County Board of Supervisors i.� FROM: Eric R. Lawrence, Planner I�j SUBJECT: Request to Expand Urban Development Area DATE: July 2, 1996 Staff has received a request to consider including a 9.81 acre parcel in the Urban Development Area. This parcel, identified by PIN 63-A-3, is located on the western side of the City of Winchester, along the City and County corporate boundary, and north of Middle Road. Presently, the UDA follows the corporate boundary in this area of the County. This request, made by Stephen M. Gyurisin of G.W. Clifford & Associates, would enable the developer of the Westridge subdivision, located in the City, to continue the current subdivision onto the 9.81 acre parcel, located in the County and outside the UDA. Attached is the Letter of request from Mr. G urisin, dated March 4 1996. �38 4� • �r q Y � � G,-�y - J o� oo© %4j Staff has researched the potential for future requests to expand the UDA to permit additional City subdivisions to continue over in the County. The results of this research found that there is a potential on two additional parcels, totaling an estimated 104 acres. The Comprehensive Plans and Programs Committee discussed this request at both their March and April meetings. At their April meeting, a motion to recommend approval of the request was made, but the vote to recommend approval did not pass. At issue was the concern that permitting an expansion to the UDA, as requested, would establish a trend that encourages existing subdivisions located in the City to continue developing into the County. The Planning Commission reviewed the submitted proposal at their May 15, 1996 meeting. They felt that expanding the UDA, as requested, would not establish a precedent allowing similar expansions in the future. Their reasoning was based on the particular nature of the property concerned: 1) the property was split by the City/County boundary line, and 2) the portion of the property within the City had already been developed. Accordingly, the Commission unanimously voted to recommend that the UDA be expanded to include the 9.81 acre parcel. Should the Board feel that the request is appropriate, staff will include the expansion in the 1997 Comprehensive Plan update. Please contact me with any questions. 107 North rent Street • Winchester. Vir,-,inia 22601-5000 - • ILA S 'rite- r)CV, ca1-4I "vyy- (See Attached COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 ii ciririciim Jim Jr pu is August 27, 1997 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF WESTRIDGE SUBDIVISION, SECTION III - REZONING #003-97 On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on September 10, 1997, at 7:15 p.m., in the board room of the Frederick County Administration Building, 107 North Kent Street in Winchester. This hearing is to consider the application of Westridge Subdivision, Section III, by Glaize Development, Inc. to rezone 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance). The property is located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City, and is identified with Property Identification Number 63-A-3 in the Back Creek Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application is available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Evan A. Wyatt Deputy Director EAW/cc 107 North Dent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on — V 2 '— from the Department of Planning and Development, Frederic County, Virginia: 63 - A- - 2- ALLEN,JOSEPH A & BANK OF CLARKE CO TRUSTEE 1625 APPLE BLOSSOM DRIVE WINCHESTER,VA 22601 63 - A- - 3-A CATHER, GEORGE W 3296 APPLE PIE RIDGE RD WINCHESTER,VA 22603 63 - A- - 2-E BLUE RIDGE GRACE BRETHERN C10 CLEARBROOK BRETHERN CHURCH 1025 CEDAR CREEK GRADE WINCHESTER,VA 22602 289-4-C-64; 65; 71; 72 Glaize Developments, Inc. P.O. Box 2598 Winchester, VA 22604 63-A-4D Trustees of Winchester Church of the Nazarene P.O. Box 1653 Winchester, VA 22604 STATE OF VIRGINIA COUNTY OF FREDERICK 289-4-C-70 Richard C. & Patrice G. Vossler 2711 Windwood Drive Winchester, VA 22601 63-5-1-8 Willie McLauren, Jr. 139 Mt. View Lane Winchester, VA 22602 289-4-C-73 Zane L. Metz, Jr. P.O. Box 2999 Winchester, VA 22604 Gilbert W. Clifford &. Assoc. Attn: Steve Gyurisin 200 N. Cameron Street Winchester, VA 2.2601 Evan A. Wyatt, Deputy Director Frederick Co. Planning Dept. I, Ehh Pb r) , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the De artment of Planning and Development, whose name is signed to the foregoing, dated P c 7 q, has personally appeared before me and acknowledged the same in my Stattdand County aforesaid. Given under my hand this -�h day of Pi My commission expires on VA-cdJ \, PN TARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 m irincriviJAI OF Put Ic rmr,\; INIG July 23, 1997 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: APPLICATION OF WESTRIDGE SUBDIVISION, SECTION III - REZONING #003-97 On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on August 6, 1997, at 7:00 p.m., in the board room of the Frederick County Administration Building, 107 North Kent Street in Winchester. This hearing is to consider the application of Westridge Subdivision, Section III, by Glaize Development, Inc. to rezone 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance) zoned land. The property is located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City, and is identified with Property Identification Number 63-A-3 in the Back Creek Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application is' available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Evan A. Wyatt Deputy Director EAW/cc 107 North Kent Street • Winchester, Virginia 22601-5000 i This i.444 to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Fr er# County, Virginia: 63 - A- - 2- ALLEN, JOSEPH A & BANK OF CLARKE CO TRUSTEE 1625 APPLE BLOSSOM DRIVE WINCHESTER,VA 22601 63 - A- - 3-A CATHER,GEORGE W 3296 APPLE PIE RIDGE RD WINCHESTER,VA 22603 63 - A- - 2-E BLUE RIDGE GRACE BRETHERN CIO CLEARBROOK BRETHERN CHURCH 1025 CEDAR CREEK GRADE WINCHESTER,VA 22602 289-4-C-64; 65; 71; 72 Glaize Developments, Inc. P.O. Box 2598 Winchester, VA 22604 63 -A-4D Trustees of Winchester Church of the Nazarene P.O. Box 1653 Winchester, VA 22604 STATE OF VIRGINIA COUNTY OF FREDERICK 289-4-C-70 Richard C. & Patrice G. Vossler 2711 Windwood Drive Winchester, VA 22601 289-4-C-73 Zane L. Metzjr. P.O. Box 2999 Winchester, VA 22604 63-5-1-8 Willie McLauren, Jr. 139 Mt. View Lane Winchester, VA 22602 Gilbert W. Clifford & Assoc. Attn: Steve Gyurisin 200 N. Cameron Street Winchester- VA 22601 Evan A. Wyatt, DepMy Director Frederick Co. Planning Dept. I, _Ee±b Ann H C-� ` I , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated t � I,..►9q -1 , has personally appeared before me and acknowledged the same in my State dnd County aforesaid. Given under my hand this `XC day of My commission expires on 1 ehcR � of - , - I -H-- � o '-----N TARY PUBLIC Corre &t" gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 * Fax: 703-665-0493 Westridge Subdivision, Section III Adjoining Properties Tax Number Onwer Name and Address 63-A-2 Bank of Clarke County T/F Evelyn Allen R T 1625 Apple Blossom Drive Winchester, Virginia 22601 63-A-3A George Cather 3296 Apple Pie Ridge Road Winchester, Virginia 22601 63-A-2E Blue Ridge Grace Church Route 1, Box 37A Clearbrook, Virginia 22624 63-A 4B Elmer M,ifrple, Jr. WOW 2884 Mid e Road Winche er, Virginia 22602 Cour - ey . & Clara A. Lowe 2952 Mi e Road Winche e Virginia 22602 289-4-C-64 Glaize Developments, Inc.; 289-4-C-65 P.O. Box 2598 289-4-C-71 Winchester, Virginia 22604 289-4-C-72 289-4-C-70 Richard C. & Patrice G. Vossler 2711 Windwood Drive Winchester, Virginia 22601 289-4-C-73 Zane L. Metz, Jr. P.O. Box 2999 Winchester, Virginia 22604 wri 0 K- ti. N CA ,.